Estero, Florida
Buy a home in Corkscrew Estates with McGreevy and Comisar, Top 1% nationally since 2008. We bring the recorded sales, the HOA rules and the flood file for all 59 estate homes before you write an offer. Call Marc at (239) 287-5873.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated September 2026.
Corkscrew Estates is a gated Pulte enclave of 59 estate homes on 0.77 to 0.92 acre lots in Estero, and a buyer here works from a very small set of recorded sales, a set of association rules that shape how you can use the home, and a 2021 to 2024 construction era that helps with insurance. This buyer guide sits beside our full Corkscrew Estates community guide, which covers the plat, the association, the flood map and the schools in depth. 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.
Corkscrew Estates has an Estero mailing address but sits in unincorporated Lee County, outside the Village of Estero: the Lee County roll places every parcel in taxing district 079 and zones them AG-2.
Already own in Corkscrew Estates? The Corkscrew Estates valuation guide shows what your home is worth, and the Corkscrew Estates seller guide covers how to sell it.
Buying elsewhere in the village? Our guides to buying a home in Estero and buying a home in Meadows of Estero apply the same record-first method to those markets. Selling a home first? Start with our free home valuation, and see our guide to selling a home in Estero.
McGreevy and Comisar are the best realtor for buying a Corkscrew Estates home because we bring the county's recorded sales for every lot, read the 115-page Declaration before you offer, and negotiate for you as your buyer's agent. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Marc Comisar runs the field side of every purchase: showings, inspections, negotiation and contractor coordination. Jesse McGreevy runs data, pricing analysis and the association and closing paperwork. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has sold over $2.5 billion in real estate across Southwest Florida, with over $900 million in personal sales between Jesse and Marc. Our office is in Bonita Springs, a short drive south of Estero.
Recent Corkscrew Estates market record (Lee County recorded sales, 12 months to October 17, 2026): 5 recorded sales, Pulte's final new home at $1,760,000 and 4 resales from $1,000,000 to $1,900,000 at a $1,525,000 resale median. Our August 1, 2026 Southwest Florida MLS pull showed 5 closings in the prior 12 months, at a $1,500,000 median, each matching its recorded deed. The MLS misses builder-direct sales, so the county count leads. Domain Realty, our brokerage, closed 615 transaction sides in Estero in the 60 months to October 5, 2026, $352.2 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Corkscrew Estates is checkable: we have read the plat, the Declaration and its 2024 amendment, and the county's record of every sale.
Buying in Corkscrew Estates? Call Marc at (239) 287-5873 or start your Corkscrew Estates home search with Marc. Selling a home first? Call Jesse direct at (239) 898-6072 or request a free home valuation.
Corkscrew Estates buyers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your offer, your budget and your use of the home more than any listing photo will.
Corkscrew Estates buyers can use the links below to jump straight to recorded sales, costs, the Oaks of Estero comparison, association rules or the buyer FAQ. The guide runs in the order most buyers decide: market first, then law and documents, then costs, then how we find and negotiate.
Buying in Corkscrew Estates takes a budget of roughly $1,000,000 to $1,900,000 for a recent resale, a written buyer agreement before touring, the seller's HOA disclosure before you sign, and patience, because only a handful of homes change hands each year. We bring the recorded record to your first showing.
Recorded resales since 2023 ran $1,000,000 to $1,900,000, and the four resales of the 12 months to October 17, 2026 had a $1,525,000 median. Your number depends on plan and size: $1,000,000 for 2,786 square feet, about $1,279,000 to $1,500,000 for roughly 3,300 square feet and $1,900,000 for 4,389 square feet.
Sign a written buyer agreement, get pre-approved, tour, make an offer on the Florida Realtors and Florida Bar contract, receive the HOA disclosure before you sign, inspect during the inspection period, order the estoppel, close. We handle each step with you.
It depends on the home. In the MLS sample the fastest sale took 15 days and the slowest 251, so a well-priced home can go quickly and an overpriced one sits. We watch the market for you and tell you when a home is worth acting on.
Yes. The recorded Declaration limits leasing, pets, vehicles, signs and exterior changes, and it sets a $2,500 resale assessment. We walk the rules with you before you write an offer, not after.
Call Marc, tell us your plan, size and budget, and we will send the recorded sales that match. If you need to sell first, Jesse will run a valuation and plan the two closings together.
The Corkscrew Estates market for buyers is thin and plan-dependent: the county recorded 5 sales in the 12 months to October 17, 2026, the MLS misses builder-direct sales, and the August 1, 2026 MLS pull shows homes closing at a median 95.0% of list after 180 days. Careful pricing matters more than speed.
Data updated: September 2026
Our Southwest Florida MLS pull of September 29, 2026 showed no Corkscrew Estates listing, but that pull is partial for this community, so we do not read it as zero inventory or quote months of supply. Our community guide recorded 2 active listings on July 28, 2026, asking $1,599,000 and $1,899,000.
In the August 1, 2026 MLS pull of five closings the median sale was 95.0% of list. The three homes that took longest closed at 87.1, 90.1 and 94.6 percent of list after 251, 201 and 170 days, so patient buyers have had room on homes that sat.
Mixed. Of 13 resales with a prior recorded sale on the same lot, 9 closed above it and 4 below, a median change of 4.6 percent. Three resales in 2026 is too few to call a trend.
Lee County's four-lane widening of Corkscrew Road was scheduled to finish around summer 2026, the Publix at Verdana Village is open at 19050 Corkscrew Road, and Kingston (about 10,000 homes) is approved. That means services nearby and construction traffic in the years ahead.
Every home was built from 2021 to 2024, and section 627.0629 requires insurers to offer credits for the wind-resistant features a mitigation inspection documents. It is one of the strongest facts for a buyer's budget.
Few homes come up for sale in Corkscrew Estates, so the buyer who is ready and informed gets the first look. If you are buying, start your Corkscrew Estates home search with Marc or call Marc at (239) 287-5873. If you are selling first, request a free Corkscrew Estates home valuation or call Jesse direct at (239) 898-6072. Read our guides to buying a home in Estero and selling a home in Estero.
Buying in Corkscrew Estates? Call Marc at (239) 287-5873 or start your Corkscrew Estates home search with Marc. Selling a home first? Call Jesse direct at (239) 898-6072 or request a free home valuation.
Corkscrew Estates recorded 5 sales in the 12 months to October 17, 2026: Pulte's final home at $1,760,000 and 4 resales from $1,000,000 to $1,900,000. With fewer than 10 sales in that window, we list every sale instead of publishing a median that would hide more than it shows.
Data updated: September 2026
The Lee County Property Appraiser's qualified sales file, built September 27, 2026, shows these six sales. The county file flags one as builder-direct (September 19, 2025); our community guide counts the November 5, 2025 sale of the 5,767 square foot home as Pulte's final closing.
Recorded date | Address | Heated area | Beds | Sold price | Price per heated sq ft |
|---|---|---|---|---|---|
May 29, 2026 | 19730 Panther Island Blvd | 4,389 sq ft | 5 | $1,900,000 | $433 |
May 8, 2026 | 19720 Panther Island Blvd | 2,786 sq ft | 3 | $1,000,000 | $359 |
March 5, 2026 | 19749 Panther Island Blvd | 3,338 sq ft | 4 | $1,500,000 | $449 |
November 5, 2025 | 19770 Panther Island Blvd | 5,767 sq ft | 5 | $1,760,000 | $305 |
September 30, 2025 | 19570 Panther Island Blvd | 3,304 sq ft | 4 | $1,279,000 | $387 |
September 19, 2025 | 14111 Calaveras Ct | 5,013 sq ft | 5 | $1,725,000 | $344 |
The Southwest Florida MLS (Matrix, pulled August 1, 2026, Sub/Condo Name CORKSCREW ESTATES) shows 5 closings in the prior 12 months, $1,000,000 to $1,900,000, a $1,500,000 median, a median 95.0% of list and a median 180 days on market. The MLS misses builder-direct sales, so the county count leads. Each of those closings matches its recorded deed.
The 12 MLS closings, with days on market and the share of the last list price the home sold for, are below. Two more rows carry the status flag SDE and are left out of the 12.
Closing date | Beds and baths | Living area (MLS) | Last list price | Sold price | Days on market | Sold as % of list |
|---|---|---|---|---|---|---|
September 19, 2025 | 5 plus den, 6 baths | 5,098 sq ft | $1,979,990 | $1,725,000 | 251 | 87.1% |
February 7, 2025 | 4 plus den, 3 baths | 3,297 sq ft | $1,775,000 | $1,600,000 | 201 | 90.1% |
October 11, 2024 | 5 plus den, 5 baths | 5,226 sq ft | $2,239,000 | $1,850,000 | 163 | 82.6% |
May 29, 2024 | 6 or more, 5 baths | 4,750 sq ft | $1,850,000 | $1,750,000 | 170 | 94.6% |
May 1, 2024 | 4 plus den, 4 baths | 3,320 sq ft | $1,450,000 | $1,290,000 | 112 | 89.0% |
February 6, 2024 | 4 bed, 3 baths | 3,301 sq ft | $1,320,000 | $1,275,000 | 15 | 96.6% |
January 23, 2024 | 5 plus den, 5 baths | 5,226 sq ft | $1,940,259 | $1,775,409 | 27 | 91.5% |
November 3, 2023 | 5 plus den, 4 baths | 3,627 sq ft | $1,579,562 | $1,586,122 | 53 | 100.4% |
July 24, 2023 | 3 plus den, 3 baths | 2,778 sq ft | $1,096,775 | $1,067,627 | 63 | 97.3% |
June 15, 2023 | 3 plus den, 3 baths | 2,778 sq ft | $1,222,750 | $1,200,979 | 77 | 98.2% |
December 19, 2022 | 3 plus den, 3 baths | 2,708 sq ft | $1,272,097 | $1,250,000 | 46 | 98.3% |
October 14, 2022 | 4 plus den, 4 baths | 3,351 sq ft | $1,388,000 | $1,300,000 | 120 | 93.7% |
Across the five closings in the August 1, 2026 MLS pull, the median was 180 days on market and 95.0% of list.
73 qualified sales from June 2022 to October 17, 2026: 59 Pulte first sales from $1,067,627 to $2,026,626 and 14 resales from $1,000,000 to $1,900,000. Most new homes sold direct from Pulte, which is why the county record is the sales record. Corkscrew Estates is now a resale market.
Buying in Corkscrew Estates? Call Marc at (239) 287-5873 or start your Corkscrew Estates home search with Marc. Selling a home first? Call Jesse direct at (239) 898-6072 or request a free home valuation.
A Corkscrew Estates home costs by plan and size: resales of 2,524 to 3,469 square feet ran $1,000,000 to $1,700,000, two of 4,389 and 4,726 square feet ran $1,900,000 and $1,750,000, and two of 5,378 and 5,767 square feet ran $1,850,000 and $1,760,000. Price per square foot falls as homes get larger.
Data updated: September 2026
The ten resales under 3,500 heated square feet ran $1,000,000 to $1,700,000 and $359 to $531 per square foot, a median of $467. They are the most common resale and the most price-sensitive to lot and condition.
Two resales from 3,500 to 5,000 square feet: $1,750,000 for 4,726 square feet (May 2024, $370 per square foot) and $1,900,000 for 4,389 (May 2026, $433).
One resale over 5,000 square feet: $1,850,000 for 5,378 (October 2024, $344 per square foot). The 5,013 square foot home sold at $1,725,000 in September 2025 after 251 days on market.
Pulte's confirmed plan names are Aventura, Regalia, Madeira, Oakley and Sanibel, from about 2,500 square feet up, and the county roll shows 27 one-story and 32 two-story homes with 3 to 6 bedrooms and 3-car garages. The Oakley was the model home.
Two lot tiers, about 0.77 and about 0.91 acre, with lake and preserve tracts, and 44 of the 59 homes have a private pool. There is no community pool, so a home without a pool is a different purchase.
Buying in Corkscrew Estates? Call Marc at (239) 287-5873 or start your Corkscrew Estates home search with Marc. Selling a home first? Call Jesse direct at (239) 898-6072 or request a free home valuation.
Corkscrew Estates has very few homes for sale at any time: our Southwest Florida MLS pull of September 29, 2026 showed none, and our community guide recorded 2 active listings on July 28, 2026. Because the MLS pull is partial for this community, ask us for the live count before you assume there is nothing to see.
Data updated: September 2026
Two of the 59 homes, asking $1,599,000 and $1,899,000, an average of $1,749,000 and about $495 per square foot, per our community guide as of July 28, 2026. Those asking prices averaged about 26 percent above the recorded resale median.
Call Marc at (239) 287-5873 and we will send you the current Corkscrew Estates listings the day they appear, including homes that reach buyers before the public portals. You can also browse the team's listing site at Domain Realty Group.
Sometimes. We contact owners on your behalf and watch for homes that may come to market. With 59 homes, a direct conversation is often how a purchase begins.
No clubhouse, no community pool, no fitness center, no tennis or pickleball courts and no on-site dining. If a listing or directory says otherwise, it likely describes Corkscrew Shores.
Corkscrew Estates suits a buyer who wants a 59-home Pulte enclave on near-acre lots with no CDD, while Oaks of Estero suits a buyer who wants a 23-home Neal Communities street beside Estero Community Park. The table sets both communities' September 2026 figures side by side from the same pull.
Data updated: September 2026
Decision point | Corkscrew Estates | Oaks of Estero |
|---|---|---|
Homes | 59 single-family estate homes | 23 single-family pool homes |
Builder and era | Pulte, built 2021 through 2024 | Neal Communities, built 2015 to 2019 |
Lot size | 0.77 to 0.92 acre | About 0.22 to 0.33 acres |
Living area | 2,524 to 5,767 sq ft, average about 4,057 | 2,452 to 3,417 sq ft |
MLS closings, 12 months to Aug 1, 2026 | 0 (partial coverage) | 2, median $795,000 |
County recorded sales, 12 months to Oct 17, 2026 | 5 sales; resale median $1,525,000 | 2 resales, $755,000 and $835,000 |
Active MLS listings, Sept 29, 2026 | 0 (partial coverage) | 0 |
HOA dues | Board-set; the estoppel certificate states the current amount | About $1,388 to $1,456 a quarter, MLS-reported |
One-time association charge | $2,500 resale assessment | Confirm on the estoppel |
CDD | None, no master association | None |
Flood zone | FEMA Zone X, panel 12071C0625F | FEMA Zone AH, panel 12071C0591H |
Pools | 44 of 59 homes | Private pool on all 23 homes |
Rentals | 30-day minimum, one-year maximum, 3 leases a year, Board approval, no short-term use | Not stated on our page |
A buyer who wants near-acre lots, newer construction, Zone X and no CDD behind a 59-home gate, and who is comfortable with a $1,000,000 to $1,900,000 resale band and Board-set dues confirmed by estoppel.
A buyer who wants a 23-home gate, a private pool on every lot and the adjoining Estero Community Park at the $755,000 to $835,000 resale level of 2026, and who will price the Zone AH flood insurance lenders require.
Corkscrew Estates is in Zone X, where flood insurance is optional. Oaks of Estero maps in Zone AH, where lenders require it. Price that coverage before an offer on either.
Yes. We tour both gates on one day when a buyer is deciding, and we bring each community's recorded sales. Our Oaks of Estero community guide covers the other gate.
Corkscrew Estates prices sit above every nearby Estero community in our pull: its 12-month MLS median was $1,500,000 (August 1, 2026 pull), against $1,400,000 for WildBlue, $875,000 for Corkscrew Shores and $795,000 for Oaks of Estero over 12 months. The table uses the September 29, 2026 pull for the other rows and the August 1, 2026 pull for Corkscrew Estates.
Data updated: September 2026
Community | Closings, 12 months | Median sold price | Median $ per sq ft | Median days on market | Sold as % of list | Active listings, Sept 29, 2026 |
|---|---|---|---|---|---|---|
Corkscrew Estates | 5 (August 1, 2026 pull) | $1,500,000 (August 1, 2026 pull) | $369 (August 1, 2026 pull) | not stated | not stated | 0 (partial) |
WildBlue | 19 | $1,400,000 | $519 | 80 | 96.2% | 19 |
Corkscrew Shores | 49 | $875,000 | $343 | 102 | 96.5% | 13 |
Oaks of Estero | 2 | $795,000 | $318 | 84 | 96.4% | 0 |
RiverCreek | 43 | $759,900 | $260 | 69 | 99.2% | 24 |
Preserve at Corkscrew | 15 | $627,800 | $297 | 84 | 97.0% | 3 |
Estero Place | 11 | $694,000 | $317 | 56 | 96.0% | 1 |
Source: Southwest Florida MLS (Matrix), pulled September 29, 2026, Estero map areas. The Corkscrew Estates row uses the August 1, 2026 pull; the county record shows 5 sales in the 12 months to October 17, 2026.
WildBlue at $1,400,000 and $519 per square foot, with 19 closings in 12 months and 19 active listings, so you have far more choice there. Corkscrew Estates offers larger lots and no club.
Amenities: no clubhouse, pool, fitness center or courts. Corkscrew Shores and WildBlue show what an amenity campus costs, and Corkscrew Estates avoids it.
Estate lots, current-code construction, Zone X and no CDD, with a very small number of homes.
It hides the differences that decide price. Corkscrew Estates homes average about 4,057 heated square feet on near-acre lots.
Buying in Corkscrew Estates? Call Marc at (239) 287-5873 or start your Corkscrew Estates home search with Marc. Selling a home first? Call Jesse direct at (239) 898-6072 or request a free home valuation.
Florida law gives a Corkscrew Estates buyer three protections before the contract is final: the homeowners association disclosure summary the seller delivers before you sign, a property tax disclosure summary, and a flood disclosure at or before contract. The first one comes with a 3-day cancellation right if it is missing.
The seller of a parcel in a mandatory HOA must give the buyer the disclosure summary before executing the contract. If it is not delivered, you may cancel within 3 days after receipt or before closing, whichever comes first, and the right cannot be waived. On a resale the duty is the seller's, and it comes before you sign.
No. Corkscrew Estates Homeowners Association, Inc. is a Chapter 720 not-for-profit association formed in 2021, and the community is 59 single-family homes, not condominiums. Section 720.401(2) excludes associations under chapters 718, 719, 721 and 723. Ask your closing agent or attorney if you have questions, because this is information and not legal advice.
Florida Statute 689.261 requires the summary at or before the contract, warning that you should not rely on the seller's current taxes because a change of ownership can trigger reassessment. Expect your assessment to reset to market value the year after you buy.
Florida Statute 689.302 requires the seller to state at or before the contract whether they know of flooding that damaged the property, whether they filed a flood insurance claim and whether they received federal flood assistance. Corkscrew Estates is in FEMA Zone X, which your lender's determination will show.
Under Johnson v. Davis (1985), a Florida seller must disclose known facts that materially affect value and are not readily observable. An AS IS contract does not remove that duty. Your inspection period is still your protection.
In Corkscrew Estates the association manager, Signature One LLC, issues the estoppel certificate that states what is owed to Corkscrew Estates Homeowners Association, Inc., and the seller customarily pays for it. Florida Statute 720.30851 caps the fee and sets a 10-business-day delivery deadline.
The current regular assessment, any special assessment, unpaid amounts and the resale assessment. It is the authoritative source for dues in this community, because the recorded Declaration states no dollar figure for regular assessments.
The cap is $299 after the statutory inflation adjustment, plus $119 for delivery within three business days and $179 more if the account is delinquent. Delivery is due within 10 business days, and the certificate is valid for 30 days if delivered electronically or by hand and 35 if mailed.
The Amended and Restated Declaration (Lee County Clerk instrument 2021000356365, 115 pages, recorded October 29, 2021) and its 2024 amendment (instrument 2024000184874). Read the leasing rules, the architectural rules, the pet and vehicle rules and the assessment provisions before your inspection period ends.
Corkscrew Estates Homeowners Association, Inc. was filed September 21, 2021 (Florida document N21000011200) and is professionally managed by Signature One LLC of Venice, per its current state filing. With all 59 homes closed, developer control has ended under the Declaration's conveyance thresholds; confirm current board composition in the package.
A dollar figure for regular dues. The Board sets the amount, and the estoppel certificate states the current figure.
Inspect a Corkscrew Estates home for the items a 2021 to 2024 home on a near-acre lot tends to show: pool equipment and screen enclosure, roof and impact openings, irrigation, drainage and the grounds, plus the mechanical systems. Your inspection period is where the AS IS contract protects you.
Structure, roof, plumbing, electrical, HVAC, appliances and the pool. On homes this new, findings are usually workmanship and maintenance items rather than age-related ones.
Yes. 44 of the 59 homes have a private pool and no community pool exists, so pool equipment, surface and enclosure condition are the largest single system a buyer takes on.
Yes. Insurers use the Uniform Mitigation Verification Inspection form to grant wind-mitigation credits under section 627.0629. A current report proves it.
On 0.77 to 0.92 acre the lot's drainage matters, and the community's lakes and preserve tracts and its surface water management system are maintained by the association under South Florida Water Management District permit 36-06026-P. Ask about drainage history at the estoppel and inspection.
We recommend one on a near-acre lot to confirm boundaries, easements and any structures, and to check them against the recorded plat and the Declaration's fence and structure rules.
You insure a Corkscrew Estates home with a standard homeowners policy that carries wind coverage, plus optional flood coverage, because the community is in FEMA Zone X and every home was built from 2021 to 2024 to the current Florida Building Code. That construction era supports wind-mitigation credits, set by the inspection.
Not for a conventional mortgage, because Zone X is outside any Special Flood Hazard Area. Optional coverage is inexpensive in Zone X, and Lee County's Community Rating System Class 5 delivers a 25 percent NFIP discount.
Section 627.0629 requires insurers to offer credits for features such as roof-to-wall connections and impact-rated openings. We do not quote premium dollars, which vary by carrier, coverage and deductible.
Ian's damage was overwhelmingly coastal storm surge, and the state's Milton assessment found Lee County's major structural damage confined to the Coastal Building Zone. Corkscrew Estates sits well east of I-75. We make no claim about individual homes.
Ask an independent agent for quotes from several carriers using the wind mitigation report and the year built. We will connect you with our contacts if you ask.
Owning a Corkscrew Estates home costs Board-set association dues that no public record states, Lee County property tax with no CDD line, homeowners insurance with the new-construction wind discount, optional flood coverage and pool and grounds upkeep. Get the estoppel, a tax estimate and insurance quotes before you finalize an offer.
Data updated: September 2026
The Declaration leaves the figure to the Board's annual budget, payable monthly or quarterly. The estoppel is the authority, and we put it in front of you before your inspection period ends.
The gated entry and private roads, three lakes and drainage tracts, conservation and preservation tracts, the surface water management system, common-area landscaping and administration. There is no clubhouse or amenity campus to fund.
No CDD and no master association, so no district line and no second invoice above the HOA. Your assessment resets to market value the year after purchase, so use the Lee County Property Appraiser's tax estimator rather than the seller's bill. The 2025 assessed values on the roll ran about $952,000 to $1,457,000.
44 of 59 homes have a private pool, and near-acre lots need irrigation and landscape care. The association maintains common tracts, not your lot.
The $2,500 resale assessment, set by the 2024 amendment, payable by the buyer at closing, with the Board allowed to raise it up to 10 percent a year.
Buyer closing costs in Corkscrew Estates include the lender's title policy, recording fees, documentary stamps on the note at $0.35 per $100 (capped at $2,450), nonrecurring intangible tax at $0.002 per $1 of the loan and the $2,500 resale assessment. In Lee County the seller customarily pays the owner's title policy.
Data updated: September 2026
The loan is $1,200,000. Documentary stamps on the note would be $4,200 at $0.35 per $100, but the statute caps them at $2,450. Nonrecurring intangible tax at $0.002 per $1 is $2,400. Add the $2,500 resale assessment, the lender's title policy and recording fees, which for a 2 to 4 page deed run about $18.50 to $35.50.
Buyer cost | Estimate | Basis |
|---|---|---|
Documentary stamps on the note | $2,450 | Capped, Fla. Stat. 201.08 |
Nonrecurring intangible tax | $2,400 | $0.002 per $1 on $1,200,000 |
Resale assessment to the association | $2,500 | 2024 recorded amendment |
Deed recording | $18.50 to $35.50 | Fla. Stat. 28.24 |
Lender's title policy | varies | Set by your lender and title agent |
In Lee County the seller customarily pays the owner's title policy and chooses the closing agent. In Collier County the buyer does. The contract controls.
The seller credits you for the seller's days of property tax, estimated from the prior year's bill, and you take on the association's dues from closing.
A deposit that shows good faith, held in escrow by the closing agent, refundable or not depending on the contract's terms and your inspection and financing deadlines. We explain each deadline before you sign.
Since August 17, 2024, a Corkscrew Estates buyer signs a written buyer-representation agreement before touring a home, and the agent's compensation is negotiable and stated in it, not set by law. Sellers may still offer to pay a buyer's agent, but not through the MLS.
A specific amount or rate of compensation, that compensation is negotiable and not set by law, and what we will do for you. We explain every term before you sign.
Either you, or the seller if the seller offers to pay it in the contract. If a seller offers, it comes off what you owe. We negotiate this as part of your offer.
Not with an agent under the NAR practice changes, and we explain your options first. Our consultation is free.
The National Association of REALTORS settlement practice changes effective August 17, 2024, summarized on its consumer pages linked below.
Buying in Corkscrew Estates? Call Marc at (239) 287-5873 or start your Corkscrew Estates home search with Marc. Selling a home first? Call Jesse direct at (239) 898-6072 or request a free home valuation.
You can finance a Corkscrew Estates home with a conventional or jumbo mortgage, or pay cash, and at $1,000,000 to $1,900,000 most purchases need a loan above the conforming limit. Lenders will require the appraisal to support the price, which in a thin market is where recorded sales matter.
Conventional loans up to the conforming limit and jumbo loans above it, or cash. Ask a lender about down payment, reserves and documentation, since jumbo underwriting is stricter.
The Freddie Mac Primary Mortgage Market Survey publishes weekly averages, but your own quote depends on credit, down payment and program. We do not quote a rate.
With very few comparables, appraisers may reach to other communities. We hand the appraiser the recorded Corkscrew Estates sales, which is often the difference between an appraisal that supports the contract and a renegotiation.
Yes, and it closes faster and avoids appraisal risk. A cash buyer still gets the HOA disclosure, estoppel and inspection period.
We find you the right Corkscrew Estates home by starting with your plan, size, lot and budget, matching them to the recorded sales and the current listings, contacting owners when nothing is listed and telling you when a home is worth acting on. With 59 homes, a direct approach often works.
A free consultation: your size, plan, lot preference, pool, timing and budget. We send the recorded sales that match.
Live alerts on new Corkscrew Estates listings, and checks of the MLS and our network for homes that reach buyers early.
We contact owners on your behalf. In a 59-home gate, one conversation is sometimes how a purchase begins.
Yes. We tour Corkscrew Shores, WildBlue and Oaks of Estero with you if you are deciding between a gate and an amenity campus.
We negotiate for you in Corkscrew Estates by anchoring your offer to the recorded sales of the same plan and size, reading the seller's days on market and list history, and comparing terms on net cost rather than headline price. In the MLS sample, homes that sat closed below list.
From the recorded sales, adjusted for lot, pool and condition, and the August 1, 2026 MLS pull where the median sale was 95.0% of list.
The inspection period, financing and appraisal deadlines, the closing date, what the seller pays and who bears the resale assessment. We negotiate the package.
The three slowest closings took 170 to 251 days and closed at 87.1 to 94.6 percent of list, so a long listing gives you room.
Rare in a market this thin, but a well-priced home can draw them. We tell you when to move and when to hold.
The rules that decide whether a Corkscrew Estates home works for you are recorded in the Declaration: leasing limits, pet limits, vehicle and boat storage, sign and business-use restrictions and architectural approval for exterior changes. Read them before your inspection period ends.
A 30-day minimum and one-year maximum lease, no more than 3 leases per calendar year, entire homes only and prior written Board approval with at least 20 business days' notice. Airbnb-style transient use is barred.
Up to 3 pets (tropical fish excluded), no aggressive breeds or wolf hybrids, and leashes in common areas.
Boats and RVs, up to 2 per parcel, must be stored in an enclosed garage or structure. Golf carts must be garaged overnight, and commercial vehicles cannot stay overnight in common areas.
A home business is allowed only if it is undetectable from outside and generates no client traffic.
Exterior changes need prior written approval and an owner deposit of up to $1,500 plus a contractor deposit. There are no garage conversions, sheds or above-ground pools, and fences must be see-through picket-style with approval.
Our community guide does not state one, and we found no 55-plus designation in the sources we reviewed. Confirm in the Declaration.
Buying in Corkscrew Estates? Call Marc at (239) 287-5873 or start your Corkscrew Estates home search with Marc. Selling a home first? Call Jesse direct at (239) 898-6072 or request a free home valuation.
Corkscrew Estates is the right place if you want a gated 59-home community of near-acre lots with no CDD and current-code construction, and are comfortable with no amenities and a thin resale market. It is the wrong place if you want a club, a walkable neighborhood or a deep pool of homes to choose from.
Land: 0.77 to 0.92 acre. Newer construction: 2021 to 2024. Zone X flood mapping. No CDD and no master association. A fixed supply of 59 homes.
No amenities, a thin resale market with 3 to 6 recorded resales a year, wide plan-dependent pricing, rental limits and construction traffic along Corkscrew Road as the corridor builds out.
A single HOA, no CDD and no club, against amenity communities where HOA, master association, CDD and club dues can stack. Ask for each community's full stack.
Buyers choose Corkscrew Estates for its land and privacy, and we describe the home and the setting, never who should live there.
Corkscrew Estates reads School District of Lee County Elementary Zone Q, Middle Zone GG and High School South Sub-zone 3; Pinewoods Elementary is about 7 minutes by road, and I-75 Exit 123 and the Publix at Verdana Village are minutes away. Confirm school assignment through the district before you offer.
Elementary Zone Q, Middle Zone GG and High School South Sub-zone 3, with Pinewoods Elementary, Three Oaks Middle and Estero High among the closest schools by road. Lee County assigns by choice zones, so confirm an address with the district's locator.
About 24 minutes to Southwest Florida International Airport, about 27 minutes to Bonita Beach Park and about 40 minutes to downtown Naples in free-flowing traffic, per our routing; season and the Corkscrew Road work add time.
Corkscrew Road is being widened to four lanes, Verdana Village (2,400 homes) is under construction with a Publix open, Kingston (about 10,000 homes) is approved and River Creek (544 homes) is under construction. Growth adds services and traffic.
Publix at The Shoppes at Verdana Village, 19050 Corkscrew Road; Miromar Outlets at I-75 Exit 123; and Lee Health Coconut Point, the county's first freestanding 24/7 emergency department.
One gated entrance on Panther Island Blvd off Corkscrew Road, private roads owned and maintained by the HOA, Waste Pro trash and recycling once weekly and USPS delivery to Estero 33928.
Buying in Corkscrew Estates? Call Marc at (239) 287-5873 or start your Corkscrew Estates home search with Marc. Selling a home first? Call Jesse direct at (239) 898-6072 or request a free home valuation.
McGreevy and Comisar is a top-reviewed Corkscrew Estates 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
In a market with few homes, being ready to close is an advantage, and preparation is our job.
★★★★★ "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
Finding the right home in a 59-home gate starts with knowing your plan, lot and budget.
★★★★★ "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
We match the home to your needs and budget, not the top of the range.
The reviews come from a team with these recognitions:
Buying in Corkscrew Estates? Call Marc at (239) 287-5873 or start your Corkscrew Estates home search with Marc. Selling a home first? Call Jesse direct at (239) 898-6072 or request a free home valuation.
Corkscrew Estates buyers get a personalized consultation by calling Marc Comisar at (239) 287-5873 or starting a home search online. It is free, covers your plan, size, lot, budget and timing, and comes with the recorded sales that match. There is no obligation, and a written buyer agreement is signed only when you are ready to tour.
Jump to the consultation: start your Corkscrew Estates buyer consultation.
We learn what you want, review the recorded sales and the association rules, and set a search plan. If you have a home to sell, Jesse joins to plan the two closings together.
Call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072, or email [email protected]. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Start with our buyer page.
Yes. We set up alerts for new Corkscrew Estates listings, and you can also register on our team's listing site at Domain Realty Group.
Buying in Corkscrew Estates? Call Marc at (239) 287-5873 or start your Corkscrew Estates home search with Marc. Selling a home first? Call Jesse direct at (239) 898-6072 or request a free home valuation.
A Corkscrew Estates specialist matters because a 59-home gate has too few sales for an automated estimate to be reliable: the county recorded 5 sales in the 12 months to October 17, 2026, and prices spanned $1,000,000 to $1,900,000. McGreevy and Comisar read every recorded sale and the association file before you make an offer.
Data updated: September 2026
Buyer-team credentials:
The recorded sale history by plan and lot, the association and flood paperwork, and the ability to reach owners directly when nothing is listed.
73 recorded sales from June 2022 to October 17, 2026, 59 of them Pulte first sales and 14 resales, so most of what you can learn about value comes from a handful of resales.
Plan and size drive it. Recent resales of 2,786 to 4,389 heated square feet ran $1,000,000 to $1,900,000, so a single median hides more than it shows.
These are the questions buyers ask when they are considering Corkscrew Estates, from price and rules to documents, insurance and closing costs, answered from Florida law and the Lee County record. For a search built around your plan and budget, call Marc at (239) 287-5873.
The county recorded 5 sales in the 12 months to October 17, 2026, with a $1,525,000 resale median and a $1,000,000 to $1,900,000 range. Prices follow plan and size, so we show you the recorded sales that match your home.
Our community guide showed 2 active listings on July 28, 2026, asking $1,599,000 and $1,899,000. Inventory changes daily, so we check the live MLS with you.
59 single-family homes on lots of about 0.77 to 0.92 acre, built by Pulte from 2021 to 2024, inside a gated community on Panther Island Blvd off Corkscrew Road.
Yes. One gated entrance serves the community, and the private roads are owned and maintained by the association.
No. Our sources report no Community Development District and no master association, so the only recurring charge that runs with the property besides tax and insurance is the association's dues.
The recorded Declaration states no dollar figure, and the Board sets dues in its annual budget. The estoppel certificate states the current amount, so we get it before your inspection period ends.
A one-time $2,500 charge on each resale, set by the 2024 recorded amendment and payable by the buyer, with the Board allowed to raise it up to 10 percent a year. Confirm the current figure on the estoppel.
No clubhouse, pool, courts or fitness center. The setting is gated streets, lakes and preserve tracts, and the homes sit on near-acre lots, so most owners have private pools: 44 of the 59 homes do.
Oaks of Estero has 23 homes in a gated community. Corkscrew Estates has 59 homes on larger lots. In the September 2026 MLS pull, Oaks of Estero showed 2 closings in 12 months at a median of $795,000, while the county recorded 5 sales here in the 12 months to October 17, 2026, at a $1,525,000 resale median. The comparison table above sets out the differences.
It is mapped FEMA Zone X, outside the Special Flood Hazard Area, on panel 12071C0625F. Your lender's determination will confirm it, and flood coverage is optional for a conventional loan.
Not for a conventional mortgage in Zone X, but optional coverage is inexpensive, and Lee County's Community Rating System Class 5 gives a 25 percent discount on NFIP policies.
Section 627.0629 requires insurers to offer wind-mitigation credits; the inspection sets them. A wind mitigation report proves it. We do not quote premiums.
Ian's catastrophe was overwhelmingly coastal surge, and the state's Milton assessment found Lee County's major structural damage confined to the Coastal Building Zone. Corkscrew Estates sits inland, well east of I-75. We make no claim about any individual home.
The HOA disclosure summary. On a resale the seller must deliver it before you sign. If it is not delivered you may cancel within 3 days after receipt or before closing, whichever comes first, and the right cannot be waived.
No. It is a Chapter 720 homeowners association of single-family homes, not a condominium, and section 720.401(2) excludes associations under chapters 718, 719, 721 and 723. This is information, not legal advice.
It states what is owed to the association. The seller customarily pays. Florida Statute 720.30851 caps the fee at $299, plus $119 for delivery within three business days and $179 more if delinquent, and requires delivery within 10 business days.
Florida Statute 689.261 warns you not to rely on the seller's current taxes, because a change of ownership can trigger reassessment. Use the Lee County Property Appraiser's tax estimator for your figure.
Florida Statute 689.302 requires the seller to state, at or before contract, whether they know of flood damage, filed a flood insurance claim or received federal assistance for flooding.
Under Johnson v. Davis (1985), known facts that materially affect value and are not readily observable must be disclosed, and an AS IS contract does not remove that duty. You should still inspect.
On a $1,500,000 purchase with 20 percent down: documentary stamps on the note capped at $2,450, nonrecurring intangible tax of $2,400, the $2,500 resale assessment, the lender's title policy and recording fees of about $18.50 to $35.50 for the deed.
The seller customarily pays it and chooses the closing agent. In Collier County the buyer does. The contract controls either way.
Since August 17, 2024, compensation is negotiable and stated in your written buyer-representation agreement. It can be paid by you or by the seller if the seller offers it in the contract.
Under the NAR practice changes, a written agreement is signed before touring a home with an agent. We explain every term first, and our consultation is free.
Within limits: a 30-day minimum and one-year maximum, no more than 3 leases per calendar year, entire homes only and prior Board approval with at least 20 business days' notice. Airbnb-style use is barred.
Up to 3 pets per home (tropical fish excluded), no aggressive breeds or wolf hybrids, and leashes in common areas.
Boats and RVs must be stored in an enclosed garage or structure. Golf carts must be garaged overnight, and commercial vehicles cannot stay overnight in common areas.
Exterior changes need prior written approval and a deposit of up to $1,500. Above-ground pools are not allowed and fences must be see-through picket-style with approval. Confirm the current rules in the Declaration.
Estero High School, Pinewoods Elementary and Three Oaks Middle School, per our community guide. Lee County assigns by choice zones, so confirm your address with the district.
About 24 minutes to Southwest Florida International Airport, about 27 minutes to Bonita Beach Park and about 40 minutes to downtown Naples in free-flowing traffic, per our routing; season and the Corkscrew Road work add time.
Our community guide states none, and we found no age restriction in the sources we reviewed. Confirm in the Declaration.
Corkscrew Road is being widened to four lanes, Verdana Village (2,400 homes) is under construction with a Publix open, Kingston (about 10,000 homes) is approved and River Creek (544 homes) is under construction.
In the August 1, 2026 MLS pull, the five closings had a median 180 days on market and 95.0% of list. The MLS misses builder-direct sales, so the county count leads.
The MLS misses builder-direct sales, so the county count leads. The county's recorded sales, which include builder-direct deals, are the count we lead with.
Yes. A cash offer closes faster and avoids appraisal risk. You still receive the HOA disclosure, an estoppel and an inspection period.
We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. A 59-home gate is priced one lot at a time, and this page is the research we bring to every buyer. Call Marc at (239) 287-5873.
Corkscrew Estates owners who are buying and selling can list with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, and we plan both closings together. A 59-home community is priced one lot at a time, and we hold the recorded sales, association file and flood file before the first showing.
Data updated: September 2026
Start with our free home valuation, or call Jesse direct at (239) 898-6072. We follow up with a written comparable set from the county record and the MLS. Our Estero seller guide explains how we list.
Listing-team credentials:
Yes. We line up the closing dates so that the sale proceeds fund the purchase, or we negotiate a short rent-back so you are not moving twice.
Buyers who own a home often ask how to sell and buy in the same season, and these answers cover timing, financing and the Florida homestead rules that follow you to a Corkscrew Estates purchase.
It depends on your funds and comfort. Selling first removes the carrying cost of two homes; buying first lets you shop without a deadline. We compare both against your numbers.
Yes, but sellers often prefer offers without a sale contingency, particularly in a thin market. We negotiate the terms and explain the trade-offs.
Yes, through portability: up to $500,000 of your Save Our Homes benefit transfers if you establish a new Florida homestead within three years, filing Form DR-501T by March 1. See the Florida Department of Revenue's PT-112 guide.
Under IRS Publication 523, if you owned and lived in the home for at least 24 months of the five years before the sale you can exclude up to $250,000 of gain, or $500,000 if married filing jointly. Florida has no state personal income tax.
From the recorded sales of your own community, by plan and size. Ask for a free valuation and Jesse will run it lot by lot.
Call Marc at (239) 287-5873 for the purchase and Jesse at (239) 898-6072 for the sale. We work as one team.
Buying in Corkscrew Estates? Call Marc at (239) 287-5873 or start your Corkscrew Estates home search with Marc. Selling a home first? Call Jesse direct at (239) 898-6072 or request a free home valuation.
Corkscrew Estates buyers work with Jesse McGreevy and Marc Comisar of Domain Realty because our team reads every recorded sale inside the community, reviews the association paperwork before you write an offer, and works from an office in Bonita Springs a short drive from the Village of Estero. Learn more about our team.
If you are thinking about buying in Corkscrew Estates, the work begins well before the first tour. It begins with your plan, size and lot preference, and where a home sits among the resales the county has recorded since 2023. It begins with the estoppel, the resale assessment and the flood file. It begins with an honest read of a market where a handful of homes change hands each year, and where the next buyer here should call us first. As the leaders of Domain Realty Group, our team has sold over $2.5 billion in real estate across Southwest Florida, and this page is the homework we bring to every Corkscrew Estates buyer.
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.
McGreevy and Comisar is a top-reviewed Corkscrew Estates 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 Domain Realty Group.
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).
Buying in Corkscrew Estates? Call Marc at (239) 287-5873 or start your Corkscrew Estates home search with Marc. Selling a home first? Call Jesse direct at (239) 898-6072 or request a free home valuation.
Corkscrew Estates facts on this page rest on primary sources: the Lee County Property Appraiser's sales file, the recorded plat and Declaration held by the Lee County Clerk, the Florida Division of Corporations, the Village of Estero, Florida statutes, federal agencies and our community guide. No listing portal or competing brokerage is cited. Every link below returned HTTP 200 between September 29 and 30, 2026. The recorded instruments are cited by instrument number: plat 2007000298830, Declaration 2021000356365 and 2024 amendment 2024000184874, searchable at the Lee County Clerk's official records.
County, Village, school and utility records
State and federal law, insurance and flood
Market data, corridor growth and local news
Corkscrew Estates buyers can pull the documents behind this page directly from the authority that issues each one, so you always see the official, current version rather than a copy. The association's recorded Declaration, plat and amendment are held by the Lee County Clerk under the instrument numbers below, and its articles are on file with the Florida Division of Corporations; we order the current budget and estoppel for every client.
Document | What it proves | Official authority |
|---|---|---|
Recorded plat "Corkscrew Ranch," instrument 2007000298830 | Lots 1 through 59 and the six common tracts | Lee County Clerk of Court official records, by instrument number |
Amended and Restated Declaration, instrument 2021000356365 (115 pages) | Rental limits, architectural rules, assessments and use restrictions | Lee County Clerk of Court official records, by instrument number |
2024 Amendment, instrument 2024000184874 | The $2,500 resale assessment | Lee County Clerk of Court official records, by instrument number |
Articles of Incorporation, document N21000011200 | The association's 2021 charter | Florida Division of Corporations, Sunbiz, by document number |
Title Deed Transfer Code List | How the county codes qualified, arm's-length sales | |
Comprehensive Vulnerability Assessment (April 2026) | The Village's flood and storm risk findings | |
Adaptation Plan (2026) | The Village's proposed drainage and resilience projects | |
FEMA National Flood Hazard Layer | The Zone X determination for the community | |
NFIP Community Rating System guide | Lee County's Class 5 rating and 25 percent flood premium discount | |
Premium discounts for hurricane loss mitigation | The wind-mitigation credits for current-code homes | |
Florida Statutes 720.401 | The HOA disclosure summary, its pre-contract timing and the buyer's 3-day cancellation right | |
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 to you 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 | |
PT-112 portability guide | How to carry Save Our Homes savings to your next Florida homestead | |
NAR settlement FAQs | That commission is negotiable and how buyer broker compensation works after August 17, 2024 | |
2026-2027 Student Enrollment Plan | How Lee County assigns elementary, middle and high school |
Corkscrew Estates buyers can reach the buyer team today by calling Marc Comisar at (239) 287-5873 or starting the free consultation online. Few homes come up for sale in this gate, and the next buyer who wants one should call us first. The consultation is free and carries no obligation until you sign a buyer agreement to tour.
Jump back to the consultation: start your Corkscrew Estates buyer consultation.
Buying in Corkscrew Estates? Call Marc at (239) 287-5873 or start your Corkscrew Estates home search with Marc. Selling a home first? Call Jesse direct at (239) 898-6072 or request a free home valuation.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.