Estero, Florida
Buy a home in Copper Oaks with McGreevy and Comisar, Top 1% nationally since 2008. Size-by-size pricing from 16 closed sales, plus the estoppel, district and flood file before you offer. Call Marc at (239) 287-5873.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated November 2026.
Buying in Copper Oaks means choosing among very few homes: 3 of the community's 292 were listed on October 21, 2026, while 16 closed on the Southwest Florida MLS in the last 12 months. This buyer guide sits beside our full Copper Oaks community guide, which covers the district's bonds, the master plan, the flood record and the schools. Everything here answers one buyer's question: how to buy a Copper Oaks single-family home or town villa at a fair price, with the district, association and flood questions answered before you write an offer. If you are still choosing an agent, our guide to the best real estate agents in Estero sets the options side by side on the public record.
Already own in Copper Oaks? The Copper Oaks valuation guide shows what your home is worth, and the Copper Oaks seller guide covers how to sell it.
Buying elsewhere in the village? Our guides to buying a home in Estero, buying a home in Meadows of Estero and buying a home in Lakes of Estero apply the same record-first method to those markets. Selling a home to buy here? Our Estero seller guide and a free home valuation cover the other side.
McGreevy and Comisar are the best realtor for buying in Copper Oaks because we price both products against their own closed sales, read the district's adopted budget and the association's estoppel before you commit, and negotiate every offer for you. We are the #1 Team in Southwest Florida since 2012, and Top 1% Real Estate Agents Nationally Since 2008.
Jesse McGreevy and Marc Comisar run the search, the negotiation and the due diligence on every purchase we represent. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. Our office is in Bonita Springs, a short drive south on US 41, and Estero is a market we work every week.
Recent Copper Oaks market record (12 months to October 21, 2026): 16 closed sales · $343,000 median sold price · $169 median price per square foot of living area · a range of $270,000 to $580,000 · a median 72 days on market · a median 96.6% of list price · 3 active listings on October 21, 2026, asking $324,000 to $349,999, about 2.3 months of supply. Source: Southwest Florida MLS (Matrix), pulled October 21, 2026 [Source: Copper Oaks community guide].
We publish no count of Copper Oaks purchases we have represented, because we have not tabulated one for this community and we will not estimate it.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Copper Oaks is narrower and checkable: we have read the district's adopted budgets, its engineer's reports and its bond documents, and every closed sale in the MLS and county record, and we bring all of it to your offer.
You get Jesse and Marc, not an assistant. Marc Comisar runs the field side: tours, inspections, contractors and the walk-through. Jesse McGreevy runs the data, the negotiation strategy and the paperwork. Reach Marc at (239) 287-5873 or Jesse direct at (239) 898-6072, and read more about the partnership on our about McGreevy and Comisar page.
Buying in Copper Oaks? Call Marc at (239) 287-5873 and read how we represent buyers in Estero. Selling first? Call Jesse direct at (239) 898-6072 or request a free home valuation.
Copper Oaks buyers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your price, your monthly cost and your risk more than any listing photo will, and every one is specific to this 48-acre gated community on Three Oaks Parkway.
Readers can use the links below to jump straight to the section they need. The guide runs in the order most people decide: the facts about the community first, then the market record, then the costs, legal steps and questions that follow.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Copper Oaks · Key Takeaways
The Essentials: What Does It Take to Buy a Home in Copper Oaks? · What Is the Copper Oaks Market Like for Buyers Right Now? · What Have Copper Oaks Homes Sold For in the Last 12 Months? · What Does a Copper Oaks Home Cost by Size and Product? · What Is for Sale in Copper Oaks Today? · How Do Copper Oaks Prices Compare With Nearby Estero Communities? · Copper Oaks vs Bella Terra: Which Should You Buy In? · What Does Florida Law Give a Copper Oaks Buyer Before Contract? · How Do the Estoppel Certificate and Association Documents Work in Copper Oaks? · What Should You Inspect Before Buying in Copper Oaks? · How Do You Insure a Copper Oaks Home? · What Will You Pay Each Month to Own a Copper Oaks Home?
The Details: What Are Buyer Closing Costs in Copper Oaks? · How Does Buyer Representation Work After the NAR Settlement? · Can You Finance a Copper Oaks Home? · How Do We Find You the Right Home in Copper Oaks? · How Do We Negotiate for You in Copper Oaks? · Which Copper Oaks Rules Decide Whether a Home Works for You? · What Is the Copper Oaks CDD, and When Does the Debt End? · Is Copper Oaks in a Flood Zone, and How Does It Handle Storms? · Is Copper Oaks the Right Place for You to Buy? · What Do Buyers Say About Working With McGreevy and Comisar? · Get Your Personalized Copper Oaks Buyer Consultation · Why Does a Copper Oaks Specialist Matter for a Buyer?
Questions, Contacts and Sources: Thinking of Selling Your Copper Oaks Home? List With the #1 Team in Southwest Florida Since 2012 · Frequently Asked Questions, Buyer Edition · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Copper Oaks Buyer Team Today?
Buying in Copper Oaks takes a written buyer agreement, a lender pre-approval, a tour of the few homes listed, an offer priced from closed sales in your size group, and an inspection period in which you obtain the association estoppel and the district documents. Financed closings typically follow 30 to 45 days after contract.
Since August 17, 2024, buyers sign a written agreement with their agent before touring, and the compensation terms are negotiable [Source: National Association of REALTORS, written buyer agreements]. A lender pre-approval shows sellers you can close.
With 3 homes listed, we also watch for coming-soon and off-market opportunities and tell you when one appears, and we track new listings daily.
We show you the closed sales in the home's size group over the last 6 to 12 months and recommend an offer with a range.
Your inspection period is when you order the inspection, the wind mitigation report, the estoppel and the flood zone for the address, and read the recorded declaration.
Title work, appraisal, insurance and the closing disclosure follow. We keep the calendar and chase every deadline.
If you are ready to start, call Marc at (239) 287-5873 and read how we represent buyers in Estero. If you are selling first, call Jesse direct at (239) 898-6072 or request a free home valuation.
The Copper Oaks market favors prepared buyers: 3 homes were listed on October 21, 2026, about 2.3 months of supply, and homes closed at a median 96.6% of list price. In the 12 months to that date 16 homes closed at a $343,000 median, so a well-priced home does not wait long.
Data updated: October 2026
Window | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
Last 12 months (Oct 21, 2025 to Oct 21, 2026) | 16 | $343,000 | $169 | 72 | 96.6% |
Last 24 months | 28 | $366,000 | $179 | 53 | 96.3% |
Last 36 months | 38 | $377,500 | $185 | 49.5 | 96.6% |
Last 60 months | 72 | $382,500 | $196 | 22 | 96.8% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside Copper Oaks, pulled October 21, 2026 by McGreevy and Comisar; the 12-month window already holds 10 or more closings. [Source: Copper Oaks community guide]
Against 16 closings in 12 months, about 1.33 a month, the 3 active listings are about 2.3 months of supply. Anything under six months is conventionally a seller's market, and a market this small can change with one listing.
The median home closed at 96.6% of its last list price, and 4 of the 16 closings were below 95%. Room is largest on homes that have sat: the longest sale of the year took 370 days, and one listing on October 21, 2026 had been active for 234.
2 homes closed at or above list, including a 1,420 square foot home at $340,000 against a $329,000 list price after 19 days. A fresh, correctly priced home is a race.
Only three of Copper Oaks' 292 homes were listed on October 21, 2026, so the buyer who is ready first has the advantage: start your Copper Oaks home search with Marc at (239) 287-5873. If you are selling a home to buy here, get a free Copper Oaks home valuation and call Jesse direct at (239) 898-6072. For the wider market see buying a home in Estero and selling a home in Estero.
Sixteen Copper Oaks homes closed between November 26, 2025 and October 9, 2026, from $270,000 to $580,000, so a buyer has a short, specific record to price from. With fewer than 10 closings in any size group, we list the individual sales, with dates, sizes, prices and days on market, instead of quoting a median of a handful.
Data updated: October 2026
Closed | Beds and baths | Living area (sq ft) | Sold price | Days on market | Sold as % of list |
|---|---|---|---|---|---|
Oct 9, 2026 | 4 bd, 2.5 ba | 2,006 | $340,000 | 14 | 94.5% |
Sep 24, 2026 | 3 bd, 2.5 ba | 1,596 | $270,000 | 153 | 98.2% |
Aug 17, 2026 | 3 bd, 2 ba | 1,420 | $340,000 | 19 | 103.3% |
Jul 31, 2026 | 4 bd, 2.5 ba | 1,974 | $350,000 | 13 | 93.3% |
Jul 23, 2026 | 3 bd, 2.5 ba | 1,777 | $290,000 | 339 | 96.7% |
Jun 26, 2026 | 4 bd, 2.5 ba | 2,407 | $390,000 | 122 | 98.1% |
May 15, 2026 | 4 bd, 3 ba | 2,047 | $357,000 | 24 | 96.5% |
May 1, 2026 | 3 bd, 2.5 ba | 1,596 | $305,000 | 21 | 98.4% |
Apr 1, 2026 | 3 bd, 2.5 ba | 1,760 | $305,000 | 23 | 92.7% |
Mar 20, 2026 | 3 bd, 2.5 ba | 1,760 | $300,000 | 110 | 92.3% |
Mar 9, 2026 | 3 bd, 2.5 ba | 1,760 | $290,000 | 57 | 95.1% |
Jan 16, 2026 | 4 bd, 2.5 ba | 2,407 | $580,000 | 68 | 96.7% |
Jan 16, 2026 | 4 bd, 3 ba | 2,047 | $346,000 | 76 | 96.8% |
Dec 31, 2025 | 6 or more bd, 4 ba | 3,178 | $525,000 | 109 | 95.5% |
Dec 19, 2025 | 5 bd plus den, 4 ba | 3,173 | $502,500 | 175 | 95.7% |
Nov 26, 2025 | 4 bd, 2.5 ba | 2,406 | $400,000 | 370 | 101.3% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside Copper Oaks, October 21, 2025 to October 21, 2026; sold as a percentage of list is sold price divided by the last list price, our arithmetic. [Source: Copper Oaks community guide]
Find the sales nearest your target home in size, bedrooms and baths, and read the price beside the days on market. Homes of 1,760 square feet sold at $290,000, $300,000 and $305,000 in spring 2026, after 57, 110 and 23 days, which shows that time on market moved more than price.
The Lee County Property Appraiser's recorded, qualified sales show 14 Copper Oaks sales in the 12 months to October 17, 2026 (detached $400,000 median, town villas $300,000), all resales, against 16 in the MLS [Source: Lee County Property Appraiser]. The county file ran through July 23, 2026, so its window ends about three months before the MLS pull.
A Copper Oaks home of 1,800 square feet or less sold at a $300,000 median over the last 12 months and a larger home at $390,000, from $270,000 to $580,000 overall. The two groups sold at nearly the same price per square foot, $170 and $168, so the price gap is mostly a size gap.
Data updated: October 2026
Size group (12 months) | Closed sales | Median sold price | Sold range | Median $ per sq ft | Median days on market |
|---|---|---|---|---|---|
1,800 sq ft or less | 7 | $300,000 | $270,000 to $340,000 | $170 | 57 |
Over 1,800 sq ft | 9 | $390,000 | $340,000 to $580,000 | $169 | 76 |
Source: Southwest Florida MLS (Matrix), closed sales inside Copper Oaks, October 21, 2025 to October 21, 2026, split at 1,800 square feet of MLS living area; our arithmetic.
Size group (60 months) | Closed sales | Median sold price | Sold range | Median $ per sq ft | Median days on market |
|---|---|---|---|---|---|
1,800 sq ft or less | 35 | $355,000 | $270,000 to $425,000 | $219 | 19 |
Over 1,800 sq ft | 37 | $413,000 | $340,000 to $620,000 | $182 | 24 |
Source: Southwest Florida MLS (Matrix), closed sales inside Copper Oaks, last 60 months to October 21, 2026, split at 1,800 square feet; our arithmetic.
Over five years the smaller homes show a higher ratio, $219 against $182, so we use the window that matches the home you are pricing.
12-month block | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
Year 1: the latest 12 months | 16 | $343,000 | $169 | 72 | 96.6% |
Year 2: 12 to 24 months back | 12 | $384,500 | $199 | 33 | 96.0% |
Year 3: 24 to 36 months back | 10 | $395,000 | $208 | 44.5 | 97.3% |
Year 4: 36 to 48 months back | 14 | $405,750 | $203 | 14 | 97.6% |
Year 5: 48 to 60 months back | 20 | $380,000 | $201 | 6.5 | 100.0% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside Copper Oaks, 365-day blocks counted back from October 21, 2026.
The median was $405,750 in the block 36 to 48 months back and $343,000 in the latest 12 months, which is the market a buyer walks into now.
Three Copper Oaks homes were listed for sale on October 21, 2026, asking $324,000, $325,000 and $349,999, a median of $325,000. Each is 1,800 square feet or less, and one had been listed for 234 days. Listings change daily, so this table is a snapshot of the MLS on that date, not a current feed.
Data updated: October 2026
Listed for sale Oct 21, 2026 | Beds and baths | Living area (sq ft) | Asking price | Days on market |
|---|---|---|---|---|
Active listing 1 | 3 bd, 2.5 ba | 1,777 | $324,000 | 73 |
Active listing 2 | 3 bd, 2.5 ba | 1,760 | $325,000 | 78 |
Active listing 3 | 3 bd, 2 ba | 1,434 | $349,999 | 234 |
The three homes are 3-bedroom homes of 1,434 to 1,777 square feet. Homes of 1,800 square feet or less sold from $270,000 to $340,000 in the last 12 months, so the $324,000 and $325,000 asks sit inside that closed range and the $349,999 ask sits above it. A buyer should read each against the closings, not against the ask.
No home over 1,800 square feet was listed on October 21, 2026. Nine sold in the last 12 months at a $390,000 median, so a buyer who wants a larger home should set an alert and be ready when one lists. Call Marc at (239) 287-5873 and we will watch for it.
We watch the MLS every day for new Copper Oaks listings and coming-soon homes and send them to you. You can also browse listings on the site of our team, Domain Realty Group.
Copper Oaks' $343,000 median sits toward the attainable end of nine Estero communities we track from one MLS pull, with lower or similar medians at Villagio, Country Creek and Fountain Lakes and higher medians at Rapallo, The Vines, Cascades at Estero, Meadows of Estero and Bella Terra. Every row comes from one pull dated October 21, 2026.
Data updated: October 2026
Community | Closed sales, 12 months | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list | Active listings | Months of supply |
|---|---|---|---|---|---|---|---|
Copper Oaks | 16 | $343,000 | $169 | 72 | 96.6% | 3 | 2.3 |
Fountain Lakes | 39 | $335,000 | $246 | 65 | 95.4% | 20 | 6.2 |
Villagio | 35 | $270,000 | $190 | 76 | 96.2% | 10 | 3.4 |
Country Creek | 51 | $295,000 | $225 | 76 | 95.0% | 12 | 2.8 |
Rapallo | 33 | $400,000 | $245 | 43 | 96.7% | 5 | 1.8 |
The Vines | 29 | $380,000 | $211 | 79 | 94.7% | 17 | 7.0 |
Cascades at Estero | 40 | $408,750 | $224 | 36.5 | 95.6% | 5 | 1.5 |
Meadows of Estero | 17 | $422,500 | $174 | 116 | 96.4% | 7 | 4.9 |
Bella Terra | 115 | $449,000 | $224 | 53 | 97.5% | 23 | 2.4 |
Source: Southwest Florida MLS (Matrix), closed sales October 21, 2025 to October 21, 2026 and active listings on October 21, 2026, by MLS development field; months of supply is active listings divided by closings per month, our arithmetic.
Copper Oaks had the lowest median price per square foot in the table, at $169. That reflects the homes that sold, and each community differs in fees, age and amenities, so we compare the total cost of ownership, not just the price.
The community guide names Rookery Pointe, Bella Terra and Villagio for detached homes [Source: Copper Oaks community guide]. Our guides to Bella Terra, The Vines and Villagio show each in depth.
Copper Oaks is a 292-home gated community with no club layer, a published district assessment and a $343,000 median, while Bella Terra is a 1,899-home gated community with a master association, a club fee and a $449,000 median. The table sets the two side by side from one MLS pull.
Data updated: October 2026
Decision point | Copper Oaks | Bella Terra |
|---|---|---|
Home types and count | 292 homes: 129 single-family and 163 attached town villas | 1,899 homes: condos, twin villas, townhomes and single-family homes |
Era built | Homes 2005 to 2008, plus 50 town villas in 2019; built out, confirmed May 2021 | Built 2004 to 2014 by Lennar, US Homes and Beazer Homes |
Closed sales, 12 months (MLS) | 16 | 115 |
Median sold price, 12 months | $343,000 | $449,000 |
Sold range, 12 months | $270,000 to $580,000 | $220,000 to $800,000 |
Median $ per sq ft | $169 | $224 |
Median days on market | 72 | 53 |
Median sold as % of list | 96.6% | 97.5% |
Active listings, Oct 21, 2026 | 3 | 23 |
Months of supply | 2.3 | 2.4 |
Fees | CDD $1,352.67 single-family, $1,314.67 town villa (FY2027); association fee not published | Master HOA about $422 per quarter, sub-association about $238 per quarter for single-family, $1,250 annual club fee, plus a CDD of $915.06 to $1,154.22 per year |
Golf or club model | No golf, no marina, no membership | No golf and no mandatory golf membership |
Gated | Yes, 24 hours a day | Yes, single gate with a 24-hour staffed gatehouse |
Flood zone | Parcel-specific; not stated for the community | FEMA Zone AE at the five points we checked, panel 12071C0583G (November 17, 2022) |
Sources: Southwest Florida MLS (Matrix) pull of October 21, 2026 for both communities; the Copper Oaks community guide and the Bella Terra community guide for the fee, era and gate rows.
Choose Copper Oaks if a lower entry price, a published district assessment, no club fee and a smaller gated community matter most. Expect fewer homes to choose from, an association assessment you must request on the estoppel and a smaller amenity set.
Choose Bella Terra if more homes to choose from, a wider price ladder from $220,000 to $800,000 and a bigger community matter most. Expect a master association, a sub-association fee for some homes and an annual club fee.
Before you sign a contract for a Copper Oaks home, Florida law gives you the property tax disclosure summary in section 689.261, the flood disclosure in section 689.302, the homeowners association disclosure summary in section 720.401 and the seller's duty to disclose known material defects. A town villa may fall under Chapter 718 instead, so confirm its legal form.
Section 720.401 sets four facts a buyer should know. First, timing: the disclosure is due before you execute the contract, not at closing. Second, who supplies it: on a resale, the owner who is not the developer. Third, the contract must carry the statute's voidability clause in conspicuous type. Fourth, if it was not provided, you may cancel within 3 days after receiving it or before closing, whichever comes first, and that right cannot be waived and ends at closing [Source: Florida Statutes 720.401].
Section 720.401(2) says the summary does not apply to associations regulated under chapters 718, 719, 721 or 723. Our community guide says the legal form of the attached town villas should be confirmed from the recorded declaration; if a town villa is a condominium, the seller delivers the resale documents in section 718.503 instead [Source: Florida Statutes 718.503]. Confirm with your closing agent or attorney. This is information, not legal advice.
Section 689.261 requires a property tax disclosure summary at or before contract, warning that you should not rely on the seller's current taxes [Source: Florida Statutes 689.261]. Section 689.302 requires the seller to disclose known flooding, flood insurance claims and federal assistance [Source: Florida Statutes 689.302].
Under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), a seller who knows of facts materially affecting value that are not readily observable must disclose them [Source: Johnson v. Davis, Florida Supreme Court, 1985]. It does not replace your own inspection.
The estoppel certificate states the current association assessment, any balance owed and any pending special assessment, and in Copper Oaks it is requested through the association's resident portal, managed by FirstService Residential. It is the document a closing relies on, so we obtain it during your inspection period and read it before you commit.
The Copper Oaks association does not publish its assessment schedule, and we do not estimate it. The estoppel gives the real figure, and it is the reliable route to it [Source: Copper Oaks Homeowners Association resident portal].
Florida caps the estoppel fee at $299 for a current account, $119 more for expedited delivery and $179 more if delinquent (Florida DBPR's adjusted amounts under section 720.30851), with a 30-day validity [Source: Florida DBPR, Estoppel Certificate Fees] [Source: Florida Statutes 720.30851]. In the Lee County custom the seller pays it, subject to the contract.
We obtain the estoppel, the association's current budget and rules, the recorded declaration and amendments, the district's current assessment for the parcel, the Lee County Property Appraiser record and the FEMA flood zone [Source: Lee County Property Appraiser]. We read them before you commit.
Inspect a Copper Oaks home for roof condition, air conditioning, plumbing, windows and drainage, and add a wind mitigation inspection, because most homes here were built from 2005 to 2008 under the 2001 and 2004 editions of the Florida Building Code (50 town villas followed in 2019). A four-point and a full home inspection together give you the picture an insurer and a lender want.
Roof age drives insurability in Florida more than almost any other factor. Ask for the permit date and the roof covering, and let the inspector confirm it.
A wind mitigation inspection documents roof shape, covering, deck attachment, roof-to-wall connection, secondary water resistance and opening protection on the uniform state form, and insurers price credits from it [Source: Florida Building Code].
Air conditioning, water heater, plumbing and electrical on a home of this age deserve an inspector's report and a look at maintenance records.
Note the grading, the lake bank and any signs of water intrusion, and check the FEMA zone and evacuation zone for the address. The community's lakes and slough are a working stormwater system, and the district has funded maintenance of it [Source: First Supplemental Engineer's Report, May 13, 2021].
A Copper Oaks single-family home is insured with a standard homeowners policy, plus a flood policy if the lender requires one or you choose one, while a town villa's structure depends on whether it is a fee-simple townhome or a condominium. Get quotes during your inspection period, with the wind mitigation report in hand.
Get quotes with the roof age and wind mitigation credits, from carriers in the private market and from Citizens where it applies [Source: Citizens Property Insurance Corporation]. Florida's insurance regulator publishes consumer guidance [Source: Florida Office of Insurance Regulation].
Flood insurance is required for federally backed mortgages in high-risk Zones A and V, and the Copper Oaks homes we checked read Zone AE, so price the policy early [Source: Village of Estero, flood maps and zones]. The Village of Estero holds a Class 6 Community Rating System rating, a 20% discount on National Flood Insurance Program premiums [Source: Village of Estero, Community Rating System].
For an attached home, ask in writing whether there is a master policy, what it covers, where your policy picks up and whether loss assessment coverage matters, and get the answer from the association.
Florida's milestone inspection and reserve study requirements apply to condominium and cooperative buildings of three stories or more [Source: Florida Statutes 553.899]. Copper Oaks is one and two story, but confirm the legal form of an attached home from the declaration.
A Copper Oaks owner pays a district assessment of $1,352.67 a year for a single-family home or $1,314.67 for a town villa, an association assessment stated on the estoppel, and Lee County property tax and insurance, with no club fee. The district assessment alone is about $113 a month for a single-family home and about $110 for a town villa.
Data updated: October 2026
Layer | Amount | Period | Source |
|---|---|---|---|
CDD operations and maintenance | $416.67 | Annual, on the tax bill | |
CDD debt service | $936.00 single-family, $898.00 town villa | Annual, on the tax bill; ends after the May 1, 2035 payment | |
CDD total | $1,352.67 single-family, $1,314.67 town villa | Annual | |
Association assessment | Not published; stated on the estoppel | Set by the association | |
Club or membership fee | None | None | |
Property tax | Set each year by Lee County, reset for you after a sale | Annual | |
Insurance | Quote-dependent | Annual |
In Florida a change of ownership resets a homestead's assessed value to just value as of the next January 1, and the seller's Save Our Homes cap does not transfer with the home [Source: Florida Statutes 193.155]. Budget from the taxable value after the sale, never from the seller's current bill.
The Series 2021 bonds mature on May 1, 2035, and the outstanding balance was $1,976,000 after the May 2026 payment and falls to $1,782,000 after the May 2027 payment [Source: Supplemental Allocation Report, Series 2021 bonds]. After the final payment only the operating portion remains, absent any future levy.
A Copper Oaks buyer pays the lender's title policy, recording fees, inspection and survey costs, prepaid insurance and taxes, and on a mortgage the note documentary stamp tax of $0.35 per $100 and the intangible tax of $0.002 per $1. In Lee County the seller customarily pays the owner's title policy and the deed stamps, subject to the contract.
Data updated: October 2026
Florida charges documentary stamp tax of $0.35 per $100 on a mortgage note, with no cap on a recorded mortgage, and a nonrecurring intangible tax of $0.002 per $1 of the mortgage [Source: Florida Department of Revenue, documentary stamp tax] [Source: Florida Department of Revenue, nonrecurring intangible tax]. On an illustrative $300,000 loan that is $1,050 in note stamps and $600 in intangible tax.
Recording a deed costs $10.00 for the first page and $8.50 for each additional page under section 28.24, and a lender's title policy is always the buyer's cost [Source: Florida Statutes 28.24]. The promulgated owner's premium is $5.75 per $1,000 to $100,000 and $5.00 per $1,000 above, at every title company [Source: Florida Administrative Code Rule 69O-186.003].
In Lee County the seller customarily pays the deed stamps and the owner's title policy and chooses the closing agent, while the buyer pays the recording fee and the costs of a new mortgage. The contract controls, and we confirm the allocation before you sign.
Inspection, wind mitigation, survey if you want one, insurance prepayments, prorated taxes and assessments, and your deposit. We build you a cost estimate for your specific home.
Since August 17, 2024, a buyer signs a written agreement with their agent before touring a home, the agreement states the agent's compensation, and compensation is negotiable and not set by law. Offers of buyer agent compensation are no longer advertised in the MLS, so we discuss the terms with you before your first tour.
The agreement must state a specific amount or rate of compensation and say that broker compensation is fully negotiable [Source: National Association of REALTORS, written buyer agreements].
Compensation can come from you, or a seller can agree to pay some or all of it in the contract, off the MLS. We explain each path and its effect on your offer [Source: National Association of REALTORS, settlement FAQs].
Florida law requires the disclosure of the brokerage relationship [Source: Florida Statutes 475.278]. We give you the disclosure and explain it before you sign.
You can finance a Copper Oaks home with a conventional, FHA or VA loan or pay cash, and the lender will underwrite the district assessment and the association assessment as part of your monthly obligation. Get a pre-approval that includes both, and ask the lender how it treats the town villa's legal form.
Lenders set their own terms, and federal programs publish their rules [Source: U.S. Department of Housing and Urban Development, buying a home] [Source: U.S. Department of Veterans Affairs, VA home loans]. Some lenders review a condominium project's approval status, so the legal form of an attached home can matter.
Freddie Mac publishes its weekly Primary Mortgage Market Survey, and we do not quote a rate on this page [Source: Freddie Mac Primary Mortgage Market Survey]. Ask your lender for a written quote for your situation.
Your lender gives you a Closing Disclosure at least three business days before closing, and we compare it line by line with the contract [Source: Consumer Financial Protection Bureau, Closing Disclosure].
Cash removes the appraisal and the loan contingency. It does not remove the inspection, the estoppel or the flood zone check.
We find you the right Copper Oaks home by watching the MLS daily for new and coming-soon listings, contacting owners and agents about homes that may sell before they list, and telling you the day a home that fits appears. With three homes listed, speed and a ready offer matter more than volume.
We set the search to your size, bedrooms and price and send new listings and price changes the day they appear.
Some owners will sell to the right buyer before listing. We ask on your behalf, and we tell you the trade-off, because a private sale means less competition and less information.
A home listed for 234 days is a different negotiation from a fresh one. We show you the price history and what the closings say.
Tell Marc at (239) 287-5873 what you want and we will set up your alerts and your tour schedule.
We negotiate for you by anchoring your offer in the closed sales of the home's size group, reading the seller's timing, and using the inspection period, the estoppel and the flood zone as real reasons to adjust price or terms. The median home closed at 96.6% of list, so a typical negotiation moves a few percent.
We recommend a price from closings in the home's size group and explain the range.
A firm closing date, a larger deposit, a shorter inspection period or a flexible move-out can be worth as much to a seller as price.
Repairs, credits and price reductions are negotiated after the inspection, and the estoppel and flood zone can change the number.
We tell you in advance when a home is not worth its price, and we would rather lose an offer than have you overpay.
The rules that decide whether a Copper Oaks home works for you are set by the recorded declaration and the association's rules: leasing, architectural approval, pets, access and what the association maintains on an attached home. The association describes the community as pet-friendly, and it does not publish the rest, so we read the declaration for each home.
Leasing terms, including minimum term, leases per year and approval, come from the declaration [Source: Copper Oaks community guide]. We do not print a lease rule for Copper Oaks because we have not published a reading of the declaration. Read it before you plan any rental.
Exterior changes, including paint, roofs, fences, driveways, landscaping and screen enclosures, typically need approval before work begins. Resolve any project in writing during your inspection period.
The association describes Copper Oaks as a community where pets are welcomed, and specific limits come from the declaration and rules [Source: Copper Oaks Homeowners Association resident portal].
The association holds the landscape and lake maintenance contracts, and the district reimburses a share. What that covers on an attached home versus a detached one is set out in the declaration and budget, so ask in writing.
The Copper Oaks Community Development District is a unit of special-purpose local government created by Lee County Ordinance No. 04-17 on October 1, 2004 to fund drainage, dry retention, landscaping and entry features. Its Series 2021 bonds mature on May 1, 2035, and after that only the operating portion of the assessment remains.
Data updated: October 2026
The district's own disclosure lists drainage, dry retention area, landscaping and entry features, and it does not own the roads, pool, clubhouse or gate, which belong to the association [Source: CDD Information, statutory disclosure].
The district issued $2,864,000 of refunding bonds in May 2021 at an average coupon of 3.00%, refunded the 2005A debt and funded $200,000 of stormwater and irrigation work, according to the district's own reports [Source: First Supplemental Engineer's Report, May 13, 2021].
The district publishes its budgets, engineer's reports, meeting agendas and audits [Source: Copper Oaks CDD, audit and budget index]. We read them for you.
Copper Oaks sits inland on the east side of Three Oaks Parkway, away from the Gulf and the Estero River, yet FEMA maps the homes we checked in Zone AE because of the interconnected lakes and the wetland slough. Check the FEMA zone, the evacuation zone and any elevation certificate for the exact address before you remove your inspection contingency.
Data updated: October 2026
The Village of Estero separates flood zones, evacuation zones and storm surge zones, and notes that a home can be outside an evacuation zone and still be in a high-risk flood zone because of nearby ponds or streams [Source: Village of Estero, flood maps and zones].
Use the FEMA Flood Map Service Center, the Village's flood map service and the Lee County Property Appraiser's parcel record [Source: FEMA Flood Map Service Center]. Use the Lee County evacuation zone lookup for the separate evacuation question [Source: Lee County Emergency Management].
The Village of Estero agreed in January 2024 to buy the 68.5-acre parcel south of Copper Oaks for $15 million for stormwater ponds, and designated it not for commercial use [Source: Village of Estero, Council action of January 24, 2024].
We do not publish a claim about what happened inside Copper Oaks during Hurricane Ian, because the parcel-level damage record is not something we have verified. Ask each seller directly, and read the seller's flood disclosure.
Copper Oaks suits a buyer who wants a gated address, a pool and fitness center, and a carrying cost that is documented, near Coconut Point, Miromar Outlets and Gulf Coast Town Center. It does not suit a buyer who wants golf, a marina, tennis or on-site dining, because Copper Oaks has none of them.
Two heated pools, a clubhouse and poolhouse, two playgrounds, a basketball court, a fitness center with 24-hour resident access, walking paths and open green space, behind a 24-hour gate [Source: Copper Oaks community guide].
No golf course, marina, beach club, tennis courts, restaurant or membership. There is no initiation fee and no transfer fee.
The amenity set is modest, a district assessment sits on the tax bill, the association fee is not published, and Three Oaks Parkway is a busy corridor. We list them so you weigh them.
Copper Oaks reads Elementary Zone Q, Middle Zone GG and High School South Sub-zone 2; the nearest schools are Three Oaks Elementary (about 4 minutes), Three Oaks Middle and Estero High (about 5 each), and Lee County assigns students through those choice zones, so verify the current year's assignment with the district before making a school-driven decision [Source: School District of Lee County].
McGreevy and Comisar is a top-reviewed Copper Oaks realtor, and the quotes below are genuine five-star Google reviews from buyers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ "Marc and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that's gonna treat you like family, well you found them." Verified Google review
A fast closing takes preparation: pre-approval, the estoppel and the inspection scheduled on day one.
★★★★★ "Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he's helped us settle into the area. 100% recommendation!" Verified Google review
A buyer's agent should tell you when a home is too much or too little for what you need.
★★★★★ "Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house." Verified Google review
Listening is how we decide which of very few listings to show you.
Copper Oaks buyers get a personalized consultation by calling Marc Comisar at (239) 287-5873 or requesting one online. We review your budget, your size and product, the district and association costs, the few homes listed and how to prepare an offer. There is no cost and no obligation, and you do not need to be pre-approved to talk.
Data updated: October 2026
Your budget and monthly cost, the two products and their closed sales, the fee stack, the listings and coming-soon homes, and the steps to a written buyer agreement.
Your timeline, your budget, what you need in a home and the one thing you are most worried about.
Call Marc Comisar at (239) 287-5873 or Jesse McGreevy direct at (239) 898-6072, or email [email protected]. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Or start with how we represent buyers in Estero.
Copper Oaks specialists matter for a buyer because the facts that decide a purchase live in documents: a district assessment with a bond end date, an association fee on the estoppel, two products with different timelines, an unconfirmed legal form for the attached homes and a flood map that works by parcel, with only three homes to choose from.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and one half of McGreevy and Comisar. He runs tours, inspections and the walk-through for buyers. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and the other half of McGreevy and Comisar. He runs the data, the negotiation strategy and the paperwork. Reach him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
A general agent may quote an association fee from a directory, describe the district assessment as a red flag, treat a town villa as a townhome without checking the declaration, quote a flood zone for the whole community, or skip the estoppel until late. Each costs a buyer money.
If you are shopping more than one community, see our guides to buying a home in Estero, buying a home in Meadows of Estero and buying a home in Lakes of Estero. The wider market is on our Estero community hub.
If you're searching for "the best buyer's agent in Estero, Florida," McGreevy and Comisar represents homebuyers across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you're relocating, snowbirding, investing, buying your first home, or upgrading to luxury, including in Bonita Bay, Pelican Bay, Mediterra, West Bay Club, Pelican Sound, Shadow Wood, Miromar Lakes, Talis Park, and the SWFL coastal corridor, our team provides honest market guidance, pre-MLS access, partner-level negotiation, and a clear plan to help you buy confidently.
Copper Oaks owners who are also buying get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because we run the sale and the purchase as one plan. Only three Copper Oaks homes were listed on October 21, 2026, so a well-priced listing stands out.
Data updated: October 2026
Selling a home to buy here? Get a free home valuation or call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome. We are Top 1% Real Estate Agents Nationally Since 2008.
Often yes, with the right financing and contract terms, such as a sale contingency, a bridge loan or a home equity line. Each has costs and effects on how a seller reads your offer. We compare them with your lender.
It depends on your equity, your financing and how competitive the home is. With three Copper Oaks homes listed, a buyer who has already sold is stronger, and we show you both paths with numbers.
Florida's portability rule lets a homestead owner who establishes a new Florida homestead within the statutory window transfer the difference between just value and capped assessed value, up to $500,000 [Source: Florida Department of Revenue, PT-112 portability guide].
These answers cover the questions Copper Oaks buyers ask most before they tour, from the community and its amenities to the district, costs and the buying process. The market figures are dated October 21, 2026 and the district figures come from the fiscal year 2027 adopted budget.
Copper Oaks is on the east side of Three Oaks Parkway in Estero, Florida 33928, between Corkscrew Road and Koreshan Boulevard. The clubhouse address is 20699 Three Oaks Parkway, and the community sits in Section 26, Township 46 South, Range 25 East in Lee County.
There are 292 homes: 129 detached single-family homes and 163 attached town villas, on approximately 48.08 acres. The split is confirmed by the district's engineer, its assessment roll and the homeowners association.
Yes. The homeowners association describes Copper Oaks as a 24/7 private gated community with a single entrance on Three Oaks Parkway.
A clubhouse, a poolhouse available for resident events, two heated pools, two playgrounds, a basketball court, a fitness center with 24-hour resident access, walking paths and open green space. There is no golf course, marina, tennis court or on-site dining.
No. There is no equity membership, no social membership, no initiation fee and no membership transfer fee, which is one reason the carrying cost here is lower than at Estero's club communities.
The Southwest Florida MLS shows 16 closings from $270,000 to $580,000 in the 12 months to October 21, 2026, at a $343,000 median. Homes of 1,800 square feet or less sold at a $300,000 median and larger homes at $390,000.
Three on October 21, 2026, asking $324,000, $325,000 and $349,999, out of 292 homes, about 2.3 months of supply. Listings change daily, so ask us for the current list.
A median 72 days over the last 12 months, from 13 to 370 days. Of the 16 closings, 6 took 30 days or less and 7 took more than 90.
Somewhat. The median home closed at 96.6% of its last list price, 4 of 16 closed below 95% and 2 closed at or above list. Room is larger on a home that has sat and smaller on a fresh, correctly priced one.
For fiscal year 2027 the total annual assessment is $1,352.67 for a single-family home and $1,314.67 for a town villa. Each is a $416.67 operations and maintenance assessment plus a debt assessment of $936.00 for single-family or $898.00 for town villas, unchanged from the prior year.
The Series 2021 bonds mature on May 1, 2035. After that final payment the debt portion of the assessment comes off the tax bill, leaving only the operating portion, absent any future levy.
Drainage, dry retention area, landscaping and entry features, per the district's own statutory disclosure. It does not own the roads, the pool, the clubhouse or the gate, which belong to the association.
The association does not publish its assessment schedule. The reliable figure comes from the estoppel certificate through the association's portal, or from the association's current budget during your inspection period. We obtain both on any purchase we represent.
The homeowners association is managed by FirstService Residential, and the community development district is a separate entity managed by Governmental Management Services. They do different jobs, and buyers often confuse them.
FEMA maps the Copper Oaks homes we checked in Zone AE, a Special Flood Hazard Area (panel 12071C0583G, effective November 17, 2022), and the community is in Lee County evacuation Zone C. Check the address at the FEMA Flood Map Service Center and the Lee County Property Appraiser parcel record. We do that lookup on any home we represent.
The Copper Oaks homes we checked read FEMA Zone AE, so flood insurance is likely required if your mortgage is federally backed. Flood insurance is required for federally backed mortgages in high-risk Zones A and V, and it is worth pricing even where it is not required.
The community carries an Estero address. Our community guide notes that the district's older documents, written in 2004, predate the Village's incorporation on December 31, 2014, so confirm the jurisdiction for your parcel because it affects the flood insurance discount.
The public record identifies the original developer only as the developer in the district's bond documents, and we have not confirmed a builder from primary records. The permit history for a specific home names the permit applicant directly.
Lee County approved the planned unit development in April 2004, the district's bonds were issued in August 2005, and the district engineer confirmed in May 2021 that the project is built out. For the year a specific home was built, check its Property Appraiser record.
Size and price, mostly. The last 12 months show homes of 1,800 square feet or less at a $300,000 median and larger homes at $390,000, at nearly the same price per square foot, $170 against $168.
Our community guide says the legal form of the attached town villas should be confirmed from the recorded declaration, and we have not published a reading of it. The answer changes the disclosure documents, the insurance structure and how some lenders review the purchase, so ask early.
The association describes Copper Oaks as a community where pets are welcomed and its walking paths as suitable for walking dogs. Specific limits come from the recorded declaration and rules, which we review with you.
Leasing restrictions are set by the recorded declaration and its amendments, including minimum term, leases per year and approval. We have not published a lease rule for Copper Oaks, and we pull the declaration first for any investor client.
Our community guide does not state an age restriction, and we do not assume one. Confirm it in the recorded declaration before you write an offer.
Three Oaks Elementary School, Three Oaks Middle School and Estero High School are the nearest, in Elementary Zone Q, Middle Zone GG and High School South Sub-zone 2. Lee County assigns students through a choice and proximity zone system, so verify current-year assignment with the School District of Lee County before a school-driven purchase.
No. A PreK-8 school was planned on the 68.5 acres directly south, but the Village of Estero agreed in January 2024 to buy the site for $15 million for stormwater ponds and designated it not for commercial use.
The association names Coconut Point, Miromar Outlets and Gulf Coast Town Center as its own reference points, plus the retail along the Three Oaks Parkway and US 41 corridors.
In Lee County the seller customarily pays the owner's title policy and the deed stamp tax and chooses the closing agent. The buyer pays the lender's policy and recording fees. The contract controls, and we confirm the allocation before you sign.
Inspection, wind mitigation, the lender's title policy, recording, prepaid insurance and taxes, and on a mortgage the note stamp tax of $0.35 per $100 and the intangible tax of $0.002 per $1. On an illustrative $300,000 loan that is $1,050 and $600 in the two taxes.
Yes. Since August 17, 2024, buyers sign a written agreement with their agent before touring a home, stating the agent's compensation, which is negotiable and not set by law.
Offers of buyer agent compensation are no longer advertised in the MLS. Compensation is set in your written agreement and can be paid by you, or a seller may agree in the contract to pay some or all of it. We explain each path before you tour.
A general home inspection, a four-point or roof inspection for insurance, and a wind mitigation inspection, plus the flood zone and evacuation zone check for the address. Homes here mostly date from 2005 to 2008 (50 town villas followed in 2019), so roof, air conditioning and plumbing deserve attention.
The supply is thin, the carrying cost is documented and the district debt has a known end date in 2035. Whether it suits you depends on your hold period and on the leasing rules in the recorded declaration, which we read with you. We do not predict prices.
Call Marc at (239) 287-5873, get a lender pre-approval that includes the district and association costs, and tell us your size, bedrooms and budget. We set up alerts and review the closed sales for your size group.
Yes. We tour by video, coordinate the inspection and documents on site, and many Southwest Florida purchases close with the buyer signing remotely. Tell us your timeline and we build the plan around it.
The estoppel, the association's current budget and rules, the recorded declaration, the district's fiscal year 2027 budget, the property tax record, the FEMA zone, the wind mitigation report and the seller's disclosures.
Who is the best buyer's agent for Copper Oaks? McGreevy and Comisar. We lead Domain Realty Group, the #1 team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008. We price Copper Oaks by size group, read the district and association documents for you and negotiate every offer.
Copper Oaks b work with Jesse McGreevy and Marc Comisar of Domain Realty because our team reads the public record behind this gate, from the district's adopted budget to the county's recorded sales, and works from an office in Bonita Springs, a short drive down US 41 from Three Oaks Parkway. Learn more about our team.
Jesse has lived in Estero since 2003, bought his first home in the village in January 2004 and entered Southwest Florida real estate that October. Marc runs listing appointments and buyer representation across Lee and Collier County. Together they lead Domain Realty Group, and the credentials below belong to that partnership across Lee and Collier County, not to one community.
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. Read more about McGreevy and Comisar on our about page.
McGreevy and Comisar is a top-reviewed Copper Oaks realtor; read every verified review on our Google profile.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Contact us when you are ready:
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Call Jesse direct at (239) 898-6072 or request a free Copper Oaks home valuation. If you are buying, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Facts on this page rest on primary sources: the community development district's adopted budgets and reports, the association's published pages, Lee County and Village of Estero records, Florida statutes, federal agencies and our own guides. No listing portal or competing brokerage is cited. Sources were accessed in September 2026 unless dated.
Copper Oaks buyers can pull the documents behind this guide directly from the authority that issues each one, so you always see the official, current version rather than a copy. The last row names the record that comes from the association.
Document | What it proves | Official authority |
|---|---|---|
Copper Oaks CDD adopted budget, fiscal year 2027 | The $1,352.67 and $1,314.67 assessments and the $416.67 operations line | |
Copper Oaks CDD adopted budget, fiscal year 2026 | That the assessments were the same the year before | |
First Supplemental Engineer's Report, May 13, 2021 | The 48.08 acres, the 292 homes, the lake system and the built-out finding | |
Supplemental Allocation Report, Series 2021 bonds | The debt schedule and the May 1, 2035 maturity | |
Lee County Ordinance No. 04-17 | The district's establishment on October 1, 2004 | |
District statutory disclosure under section 189.069 | What the district does and does not do | |
Florida Statutes 720.401 | The HOA disclosure summary, its pre-contract timing and the buyer's 3-day cancellation right, and that it does not apply to chapter 718 condominiums | |
Florida Statutes 718.503 | The documents a reselling condominium owner must deliver | |
Florida Statutes 720.30851 | What the HOA estoppel certificate must state and its fee caps | |
Florida Statutes 689.302 | The seller's flood disclosure owed at or before contract | |
Florida Statutes 689.261 | The property tax disclosure summary in a residential contract | |
Documentary stamp tax overview | The $0.70 per $100 rate on deeds | |
Florida Administrative Code Rule 69O-186.003 | The promulgated title insurance premium schedule | |
NAR settlement FAQs | That commission is negotiable and how buyer broker compensation works after August 17, 2024 | |
PT-112 portability guide | How to carry Save Our Homes savings to your next Florida homestead | |
FEMA Flood Map Service Center | The FEMA flood zone for a specific address | |
Village of Estero flood maps and zones | The difference between flood, evacuation and storm surge zones | |
Village of Estero Community Rating System | The Class 6 rating and 20% NFIP discount | |
Current budget, rules and estoppel for your home | The association assessment, any special assessment and the current rules | Requested through the Copper Oaks Homeowners' Association portal |
Copper Oaks buyers reach our team by calling Marc Comisar at (239) 287-5873 or Jesse McGreevy direct at (239) 898-6072, or by starting with how we represent buyers in Estero. We answer with your options, the closed sales behind the price and the costs of the home, at no cost and with no obligation.
Start your Copper Oaks home search with Marc or call Marc at (239) 287-5873. Selling first? Request a free home valuation or call Jesse direct at (239) 898-6072.
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.