Estero, Florida
Buy a home in Oaks of Estero with McGreevy and Comisar, Top 1% nationally since 2008. Only 23 pool homes exist, so we keep a watch list and read the flood, HOA and resale record before you offer. Call Marc at (239) 287-5873.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated October 2026.
Oaks of Estero has only 23 homes, the county recorded no resale in 2024 or 2025, and the two 2026 sales closed at $755,000 and $835,000, so buying here starts with getting in line before a home lists. This buyer guide sits beside our full Oaks of Estero community guide, which covers the plat, the association, the flood map and the schools in depth. Everything on this page answers a buyer's question: what a home costs, what it costs to own, what to inspect and how to be first. 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 Oaks of Estero? The Oaks of Estero valuation guide shows what your home is worth, and the Oaks of Estero seller guide covers how to sell it.
Buying elsewhere in the village, or comparing gates? Our guides to buying a home in Estero and buying a home in Meadows of Estero apply the same record-first method. 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 an Oaks of Estero home because Marc Comisar keeps a watch list for this 23-home street, reads the recorded history of every plan, and prepares the flood, estoppel and insurance file before you offer. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Marc Comisar and Jesse McGreevy run the search, the negotiation and the paperwork on every purchase. 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 Oaks of Estero market record (12 months to October 21, 2026): 2 closed sales in the Southwest Florida MLS, at $755,000 and $835,000 · a $795,000 median · $318 median price per square foot · a median 84 days on market · 96.4% of list price · 0 active listings and 1 home under contract on October 21, 2026 [Source: Oaks of Estero community guide]. 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 Oaks of Estero is checkable: we have read the plat, the development order, the association's public filings and every recorded sale, and we bring that record to your first tour.
Buying in Oaks of Estero? Call Marc at (239) 287-5873 and see how we represent buyers. Selling instead? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation.
Oaks of Estero buyers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide whether you can buy, what it costs to own and how to be first when a home lists, and every one is specific to this 23-home gated street.
Oaks of Estero buyers can use the links below to jump straight to the market, sales, costs, insurance, the Corkscrew Estates comparison or the buyer FAQ. The guide runs in the order most buyers decide: whether the community fits, what homes cost, then the legal, cost and inspection steps.
Buying in Oaks of Estero takes patience and preparation, because only 23 homes exist, the county recorded no resale in 2024 or 2025, and the Southwest Florida MLS showed 0 active listings and 1 home under contract on October 21, 2026. The buyers who get these homes are usually the ones already waiting, with financing, flood quotes and documents ready.
Eighteen of the 23 homes have no recorded resale, and the county shows a homestead exemption on 18 for tax year 2026. Owners tend to stay. The two resales of 2026, at $755,000 and $835,000, were the only recorded sales in the last 12 months, and the community's whole history is 31 sales since August 2016.
Call Marc at (239) 287-5873 and ask to be put on our Oaks of Estero watch list. We tell you when a home is about to list, share what the recorded history says about the plan, and line up your inspections and flood quotes. Buyers who wait for a public listing compete with everyone who watches the MLS.
Pre-approval or proof of funds, a flood insurance quote for a Zone AH pool home, a homeowners quote, a written buyer agreement with us, and a clear plan size in mind. A scarce home can sell over asking, as 21539 did in October 2023 at 103.8 percent of list after 5 days on market.
Plan size, lake or non-lake position, and how you feel about Zone AH and the SportsPark next door. Heated area runs 2,452 to 3,417 square feet across the 23 homes. Once you know your size and preferences, the list of possible homes becomes short and specific.
Buyers who want a newer pool home behind a small gate: a Neal Communities home built from 2015 to 2019, a private pool on every lot, natural gas, no CDD and Estero Community Park next door. We describe the homes and setting and leave the choice of who lives here to the buyer.
Few homes come up for sale in Oaks of Estero, so start the conversation before one lists. Call Marc at (239) 287-5873 and start your Oaks of Estero home search with Marc. If you own a home to sell first, call Jesse direct at (239) 898-6072 or request a free home valuation, and read our guides to buying a home in Estero and selling a home in Estero.
The Oaks of Estero market for buyers is quiet and thin: 0 active listings and 1 home under contract on October 21, 2026, 2 closings in the last 12 months at $755,000 and $835,000, and prices below the 2022 to 2023 peak. With so little inventory, negotiating room depends on the individual home, not on a community trend.
Data updated: October 2026
The Southwest Florida MLS showed 0 active listings in Oaks of Estero on October 21, 2026, with 1 home under contract (Matrix pull). There is no months-of-supply figure worth quoting for a community of 23 homes. Estero Place, the nearest alternative, had 1 active listing and 12 closings in the same 12 months.
Two homes resold in 2026 below their earlier sales: 21555 at $755,000 against $900,000 in December 2022, and 21539 at $835,000 against $950,000 in October 2023. That is 16.1 and 12.1 percent lower. Both are well above the $599,900 and $558,212 paid to the builder. Two pairs is not a trend, and we do not forecast.
The two 2026 sales closed at 94.5 and 98.2 percent of their last list prices in the MLS, a median 96.4 percent. The April 2026 home took 168 days; the July 2026 home shows 0 days in the MLS field. Room depends on how long a home has sat and what it needs, which we read home by home.
The Coconut Coast Organization of REALTORS reported 95 Estero closings and 5.0 months of supply for July 2026, and Florida Realtors reported a Lee County single-family median of $380,000 for August 2026, up 2.7 percent from a year earlier. Oaks of Estero sits far above both, as larger pool homes behind a small gate do.
Citizens Property Insurance Corporation's 2026 rate changes cut the average Lee County homeowners premium 8.5 percent, from $3,322 to $3,039, at renewals from July 1, 2026. The Florida Office of Insurance Regulation reports 20 new insurers entering since the 2022 and 2023 reforms. Easier insurance helps a buyer's monthly budget.
Buying in Oaks of Estero? Call Marc at (239) 287-5873 and see how we represent buyers. Selling instead? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation.
Oaks of Estero homes sold for $835,000 on July 10, 2026 and $755,000 on April 13, 2026, the only two closings in the 12 months to October 21, 2026. With fewer than 10 sales we list them individually, and the county record shows eight resales since November 2019 from $575,000 to $950,000.
Data updated: October 2026
The Southwest Florida MLS (Matrix, October 21, 2026) holds four closings.
Closing date | Beds and baths | Living area | Last list price | Sold price | Days on market |
|---|---|---|---|---|---|
July 10, 2026 | 3 plus den, 3 baths | 2,452 sq ft | $850,000 | $835,000 | 0 |
April 13, 2026 | 3 plus den, 3 baths | 2,557 sq ft | $799,000 | $755,000 | 168 |
October 6, 2023 | 3 plus den, 3 baths | 2,452 sq ft | $914,900 | $950,000 | 5 |
December 29, 2022 | 3 plus den, 3 baths | 2,557 sq ft | $929,000 | $900,000 | 43 |
12 months: 2 closings, median $795,000, $317.90 per square foot. 24 months: 2 closings. 36 months: the same 2 closings, since the October 6, 2023 sale is now more than 36 months back. 60 months: 4 closings, median $867,500, $346.26 per square foot. There is no 10-plus window, so this is every MLS closing.
Since the first closing in August 2016 the Lee County Property Appraiser records 31 qualified sales for the 23 homes: 22 first sales flagged builder-direct at a $604,862 median and 9 resales at a $660,000 median, $575,000 to $950,000. One of the nine is a December 2018 first sale of a 2015 home, so by lot there are 23 first sales and 8 true resales.
Yes. Both count 2 sales in the last 12 months, and both show the same four resales over 60 months, so the MLS count is not partial. No builder sale has closed since October 2, 2019, so this is a resale market.
The 23 first sales ran $511,325 to $721,819, a median of $609,825, about $222 per heated square foot. Today's resales at $295 and $341 per foot are about 33 to 54 percent above that.
Buying in Oaks of Estero? Call Marc at (239) 287-5873 and see how we represent buyers. Selling instead? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation.
An Oaks of Estero home costs $295 to $341 per heated square foot at the 2026 resales, and the 23 homes range from 2,452 to 3,417 heated square feet, so a buyer should expect roughly $755,000 to $835,000 for the 2,452 to 2,557 square foot plans on the recorded evidence. Larger plans have no recent resale.
Data updated: October 2026
Prices per heated square foot use the Property Appraiser's living area (cost cards for folios 10571288 to 10571310, pulled September 24, 2026).
Closing date | Address | Heated sq ft | Price | Price per heated sq ft |
|---|---|---|---|---|
Nov 27, 2019 | 21551 Oaks of Estero Cir | 2,557 | $575,000 | $225 |
Sep 15, 2020 | 21514 Oaks of Estero Cir | 2,698 | $630,000 | $234 |
Nov 20, 2020 | 21531 Oaks of Estero Cir | 2,895 | $660,000 | $228 |
Apr 14, 2021 | 21551 Oaks of Estero Cir | 2,557 | $640,000 | $250 |
Dec 29, 2022 | 21555 Oaks of Estero Cir | 2,557 | $900,000 | $352 |
Oct 6, 2023 | 21539 Oaks of Estero Cir | 2,452 | $950,000 | $387 |
Apr 13, 2026 | 21555 Oaks of Estero Cir | 2,557 | $755,000 | $295 |
Jul 10, 2026 | 21539 Oaks of Estero Cir | 2,452 | $835,000 | $341 |
Neal's June 2017 community page listed six plans: Pine Island (2,266 advertised square feet), Sanibel (2,453), Captiva (2,698), Hatteras (2,895), Palm Island (3,117) and Seabrook (3,346, two-story), at base prices of $425,990 to $518,990 before lot premiums, pools and options. County heated areas suggest about eleven Captivas, two Hatteras, two Sanibels and three two-story Seabrooks; that is our reading, not a recorded fact.
About eleven homes sit near 2,698 heated square feet, five at 2,557, two at 2,895, two at 2,452 and three two-story homes at 3,417. Five homes are recorded at 2,557, a size that matches none of the 2017 plans, so they are likely a later or modified plan.
Ten homes, Lots 14 through 23, front the 1.54-acre lake. In Neal's first sales the highest price, $721,819, was a lake lot, but so was one of the lowest, so there is no fixed premium. The Property Appraiser values the lake lots below the non-lake homes for reasons it does not publish.
A pool home needs equipment upkeep, a screen enclosure and landscaping care, and this street has an association budget and a flood policy. We help you total the costs in the sections below, and we recommend an inspection budget for the pool, roof and air conditioning.
Buying in Oaks of Estero? Call Marc at (239) 287-5873 and see how we represent buyers. Selling instead? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation.
Nothing is for sale in Oaks of Estero on the Southwest Florida MLS: the October 21, 2026 pull showed 0 active listings for the community and 1 home already under contract, and the closest alternatives are Estero Place with 1 active listing and Corkscrew Estates with 2. A watch list is the only way to see a home before it lists.
Data updated: October 2026
A 23-home community lists about once a year, and the county recorded none in 2024 or 2025. An empty inventory is normal here. It is also the reason we recommend buyers register early and not wait for an alert.
Tour Estero Place, the other Neal Communities street 0.4 miles away with 102 homes and about $315 per square foot, so you can compare plans, fees and flood mapping. Tour Corkscrew Estates if lot size matters. And keep your financing and quotes current so you can move within days.
You tell Marc your size, lot and budget preferences, and we contact you the day a home lists or a seller signals they are ready. We cannot promise a home, and we do not pretend to know a seller's plans, but we do see listings early.
Our team site, Domain Realty Group, lists Southwest Florida homes for sale, and our guide to buying a home in Estero covers the village. We do not embed a search here because a static page would go stale.
Buying in Oaks of Estero? Call Marc at (239) 287-5873 and see how we represent buyers. Selling instead? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation.
Oaks of Estero suits a buyer who wants a 23-home Neal Communities street beside Estero Community Park, while Corkscrew Estates suits a buyer who wants a 59-home Pulte enclave on near-acre lots. The table sets the two side by side from our October 21, 2026 pull, so you can see what each costs and what each offers.
Data updated: October 2026
Decision point | Oaks of Estero | Corkscrew Estates |
|---|---|---|
Homes | 23 single-family pool homes | 59 single-family estate homes |
Builder and era | Neal Communities, built 2015 to 2019 | Pulte, built 2021 through 2024 |
Lot size | About 0.22 to 0.33 acres | 0.77 to 0.92 acre |
Living area | 2,452 to 3,417 sq ft, median 2,698 | 2,524 to 5,767 sq ft, average about 4,057 |
MLS closings, 12 months to Oct 21, 2026 | 2, median $795,000 | 6, median $1,574,500 |
MLS closings, 24 months | 2, median $795,000 | 11, median $1,600,000 |
MLS closings, 60 months | 4, median $867,500, $346 per sq ft | 23, median $1,550,000, $432 per sq ft |
Active MLS listings, Oct 21, 2026 | 0 (1 under contract) | 2 |
County recorded sales, latest 12 months | 2 resales, $755,000 and $835,000 | 6 closings, 4 resales at a $1,389,500 median (12 months to July 2026, our Corkscrew Estates guide) |
HOA dues | About $1,388 to $1,456 a quarter, MLS-reported | Board-set; about $398 a month is market-reported and unverified |
One-time association charges | $1,886 transfer fee and $150 application fee on one 2026 MLS listing | $2,500 resale assessment, set 2024 |
CDD | None | None |
Flood zone | FEMA Zone AH, panel 12071C0591H | FEMA Zone X, panel 12071C0625F |
Pools | Private pool on all 23 homes | 44 of 59 homes on appraiser records |
Rentals | Governed by the recorded declaration, not read for this page | 30-day minimum, one-year maximum, 3 leases a year, Board approval, no short-term use |
A buyer who wants a small gate, a private pool as standard, a walk to Estero Community Park and the coming SportsPark, and a price point around $755,000 to $835,000. The trade-offs are Zone AH flood mapping, no shared amenity inside the gate and very few homes to choose from.
A buyer who wants near-acre lots, newer construction and a FEMA Zone X flood posture, and who is comfortable with resale medians around $1.4 million. Its Board-set dues should be confirmed on the estoppel, and its rental rules are stricter on paper.
Corkscrew Estates is in Zone X, where flood insurance is optional, and the Oaks of Estero homesites are in Zone AH, where lenders require it (the gate on Block Lane is Zone X). Get quotes for both before you decide, because the insurance line can change the monthly comparison more than the price difference suggests.
It is the closer comparison: 102 Neal Communities homes 0.4 miles away, a $697,000 same-pull median from 12 closings, and mostly Zone X mapping. Read our Corkscrew Estates community guide and our Oaks of Estero guide side by side.
Buying in Oaks of Estero? Call Marc at (239) 287-5873 and see how we represent buyers. Selling instead? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation.
Oaks of Estero prices sit near Estero Place per square foot, at $318 against $315, and below the amenity communities at $339 to $343, so a buyer here pays for privacy and a private pool, not for a clubhouse. The table uses the October 21, 2026 Southwest Florida MLS pull for every community.
Data updated: October 2026
Community | Closings, 12 months | Median sold price | Median $ per sq ft | Median days on market | Sold as % of list | Active listings, Oct 21, 2026 |
|---|---|---|---|---|---|---|
Oaks of Estero | 2 | $795,000 | $318 | 84 | 96.4% | 0 |
Estero Place | 12 | $697,000 | $315 | 54 | 95.8% | 1 |
Corkscrew Estates | 6 | $1,574,500 | $440 | 107.5 | 95.2% | 2 |
Pelican Sound | 50 | $550,000 | $343 | 25 | 96.9% | 16 |
Corkscrew Shores | 48 | $855,000 | $339 | 110 | 96.8% | 18 |
Stoneybrook | 44 | $415,000 | $252 | 35 | 96.2% | 13 |
Bella Terra | 115 | $449,000 | $224 | 53 | 97.5% | 23 |
Oaks of Estero is priced like its nearest Neal Communities neighbor per foot. If a home here costs more in total, it is because the homes are larger, not because the foot costs more.
Estero Place, with 1 active listing and 12 closings, and Corkscrew Shores with 18 active and 48 closings. They offer different products, and we tour them with you.
Yes. Bella Terra and Stoneybrook sell at $224 and $252 per foot and offer amenities. They are different products from a 23-home gated street, and the choice is a lifestyle one.
Buying in Oaks of Estero? Call Marc at (239) 287-5873 and see how we represent buyers. Selling instead? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation.
Florida law gives an Oaks of Estero buyer three things before a contract is binding: the HOA disclosure summary under section 720.401, the property tax disclosure summary under section 689.261, and the seller's flood disclosure under section 689.302. It also gives the buyer a right to know defects the seller knows and the buyer cannot readily see.
Before executing a contract, the seller of a parcel in a mandatory HOA gives the buyer the summary. If it is not delivered, the buyer may cancel within 3 days after receipt or before closing, whichever comes first, and that right cannot be waived. Oaks of Estero is a Chapter 720 association, so the Chapter 718 condominium rules do not apply.
Florida Statute 689.302 requires the seller to state at or before the contract whether they know of flooding that damaged the property during their ownership, whether they filed a flood claim and whether they received federal flood assistance. The form does not ask for the FEMA zone, which is Zone AH for every home here.
Section 689.261 warns buyers not to rely on the seller's current taxes, because a change of ownership can trigger reassessment. Your assessment resets to market value the year after purchase.
Under Johnson v. Davis (1985), known facts that materially affect value and are not readily observable. An AS IS contract does not remove the duty. Ask for the seller's property disclosure and read it against your inspection.
No. This is information, and your closing agent or attorney can confirm how it applies to your contract.
Buying in Oaks of Estero? Call Marc at (239) 287-5873 and see how we represent buyers. Selling instead? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation.
The estoppel certificate for an Oaks of Estero home is a written statement from the association's manager of what the owner owes, and Florida Statute 720.30851 requires delivery within 10 business days. It is the authoritative source for dues, special assessments and any transfer fee, none of which we found in a public record.
The statute's base caps of $250, $100 and $150 become $299 for the certificate, $119 more for delivery within three business days and $179 more if the owner is delinquent, after the inflation adjustment. The standard AS IS contract has the seller pay it. It is valid for 30 days if delivered electronically or by hand and 35 if mailed.
The declaration, articles and bylaws recorded with the Lee County Clerk, the annual budget, the reserve position, the rules and any pending special assessment. We have not been able to read the declaration for this page, so we do not state its rental, pet or architectural rules, and we order it for every buyer.
Precedent Hospitality and Property Management, LLC, per the association's April 15, 2026 annual report filed with the Florida Division of Corporations. Homeowners have run the board with professional management since the March 2020 report.
Florida's 2024 HOA law requires associations with 100 or more parcels to post official records online. With 23 homes, Oaks of Estero is below that line, so owners request records from the manager under Florida Statute 720.303.
Buying in Oaks of Estero? Call Marc at (239) 287-5873 and see how we represent buyers. Selling instead? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation.
Before buying an Oaks of Estero home, inspect the pool and equipment, the screen enclosure, the roof and its flashing, the impact glass or shutters, the air conditioning and water heater, and the drainage around the lot, and order a wind mitigation report and an elevation certificate. These homes were built from 2015 to 2019, so most systems are mid-life.
Structure, roof, electrical, plumbing, air conditioning, appliances and grading. The homes are concrete block with concrete tile roofs, so the inspection focuses on flashing, tile condition, the lanai and the pool deck.
Every home has a private pool, and equipment, resurfacing, tile and the screen enclosure are costly to repair. A pool inspector checks the pump, filter, heater and surface. In this community a neglected pool is the clearest sign of deferred maintenance.
The proof insurers use to grant wind discounts, on Form OIR-B1-1802, revised April 1, 2026 and valid for up to five years. It scores the roof covering, roof deck attachment, roof-to-wall attachment, roof shape, secondary water resistance and opening protection. The county records impact glass on 19 of 23 homes, so confirm your home's openings.
Probably not yet. Citizens requires one on homes more than 20 years old, and the oldest homes here date from 2015. A private insurer may still ask.
It shows the lowest floor's height. Two Oaks of Estero certificates are posted on the Village flood portal at 17.6 and 18.6 feet, against a 15.5-foot working level. Ask the seller for the home's certificate, or the Village Floodplain Coordinator at (239) 221-5036 for what is on file.
Yes. The Village's April 2026 Comprehensive Vulnerability Assessment lists River Ranch Road and Coralee Avenue as high risk for rainfall flooding, and the 2026 Adaptation Plan proposes drainage work at Corkscrew Road and River Ranch Road. Read both before you offer.
Buying in Oaks of Estero? Call Marc at (239) 287-5873 and see how we represent buyers. Selling instead? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation.
You insure an Oaks of Estero home with a homeowners policy, plus flood insurance because every home is in FEMA Zone AH, and you use a wind mitigation report to earn discounts. Citizens' 2026 rates cut the average Lee County homeowners premium 8.5 percent to $3,039, but pool homes vary widely, so get quotes before you write an offer.
It varies by home and carrier, so we do not quote a premium. Lenders require it on federally backed mortgages in Zone AH. The Village of Estero is a Community Rating System Class 6 community, which takes 20 percent off National Flood Insurance Program premiums, and FEMA confirmed on November 21, 2024 that the Village keeps that rating.
For an individual home, possibly, through a Letter of Map Amendment supported by an elevation certificate. FEMA's 2015 letter removing all 23 lots was not revalidated on the 2022 map. A home with a floor well above the 15.5-foot working level is the strongest candidate.
Florida Statute 627.0629 requires insurers to offer discounts for wind-resistant features, and insurers post them online. For a 2015 to 2019 concrete block home with a tile roof, a fresh wind mitigation report is usually the cheapest way to lower the premium.
The Florida Office of Insurance Regulation reports 20 new property insurers entering since the 2022 and 2023 reforms and a 30-day average homeowners rate request of minus 4.8 percent as of September 22, 2026. Citizens' policy count fell to 278,662 statewide in June 2026, an all-time low, as private carriers took policies out.
We found no public record naming Oaks of Estero as damaged by Hurricane Ian in 2022 or by Helene or Milton in 2024. The Village Manager told the Council on October 19, 2022 that West Broadway is where 90 percent of the damage occurred. The community is in Lee County Evacuation Zone C.
Buying in Oaks of Estero? Call Marc at (239) 287-5873 and see how we represent buyers. Selling instead? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation.
Owning an Oaks of Estero home costs about $1,396 to $1,418 a month in association dues and property tax alone, before insurance and utilities, using MLS-reported dues of about $1,388 to $1,456 a quarter and a full $835,000 assessment at the 2026 rate of 12.9712 mills plus a $366.39 solid waste charge. There is no CDD.
Data updated: October 2026
Monthly item | Estimate | Basis |
|---|---|---|
HOA dues | $463 to $485 | MLS-reported $1,388 to $1,456 a quarter, 2024 to 2026, divided by 3; confirm on the estoppel |
Property tax | $937 | 12.9712 mills on $835,000 is $10,831, plus $366.39 solid waste, divided by 12; before any exemption |
Homeowners insurance | Get quotes | Citizens' 2026 Lee County average is $3,039 a year, a reference point and not a quote |
Flood insurance | Get quotes | Required by lenders in Zone AH; the Village's Class 6 rating takes 20% off NFIP premiums |
CDD | $0 | No community development district |
The seller's assessment is capped by Save Our Homes at 2.7 percent growth for 2026, while yours resets to market value the year after purchase. The 2025 bill on one home was $11,888.70 on an assessed value of $836,983, and the estimator at the Lee County Property Appraiser gives a live figure.
0.7300 mills for fiscal 2026 to 2027, unchanged, which the Village of Estero describes as the lowest municipal rate in Florida. On an $800,000 taxable value the Village's share is about $584 a year.
The association may charge a transfer or capital fee and an application fee at closing. One MLS listing that went under contract in September 2026 reported $1,886 and $150, and earlier ones reported $1,500 or none, so we rely on the estoppel.
Lee County Utilities provides water and sewer, Florida Power and Light provides electric, and natural gas mains were added to the project by a development order change. Waste Pro collects garbage, recycling and yard waste weekly under the Lee County contract. Bills depend on use, so we do not estimate them.
Buying in Oaks of Estero? Call Marc at (239) 287-5873 and see how we represent buyers. Selling instead? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation.
Buyer closing costs in Oaks of Estero are the lender's fees, the lender's title policy, recording fees, and on a mortgage the documentary stamp tax on the note and the nonrecurring intangible tax. On an $835,000 purchase with 20 percent down, the note stamps are $2,338 and the intangible tax is $1,336. In Lee County the seller customarily pays the owner's title policy.
Data updated: October 2026
The seller customarily pays the deed stamps, the owner's title policy and the estoppel. The buyer pays the lender's title policy, the deed recording fee, the note stamps and intangible tax, inspections and lender charges. The contract controls, and everything is negotiable.
Documentary stamp tax on the note is $0.35 per $100, with no cap on a recorded mortgage, and the nonrecurring intangible tax is $0.002 per $1 of the mortgage. On a $668,000 loan that is $2,338 and $1,336, per the Florida Department of Revenue.
Florida Statute 28.24 sets $10.00 for the first page and $8.50 for each additional page, so a typical 2-to-4-page deed records for roughly $18.50 to $35.50. The deed is customarily recorded by the buyer.
At 20 percent of $835,000 the down payment is $167,000 and the loan is $668,000. Lower down payments are possible with different loan programs, and your lender can price them.
Total the down payment, the lender's charges, the note stamps and intangible tax, inspections, insurance and flood quotes, prepaid taxes and insurance, the association's transfer and application fees if the estoppel shows them, and a reserve for the pool and screen. We build the list with you.
The Freddie Mac Primary Mortgage Market Survey at freddiemac.com/pmms publishes the weekly national average, and your lender quotes the rate you actually get.
Buying in Oaks of Estero? Call Marc at (239) 287-5873 and see how we represent buyers. Selling instead? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation.
Buyer representation after the NAR settlement means you sign a written agreement with your buyer's agent before touring, which states the agent's compensation as a specific amount or rate and says it is negotiable. The rules took effect August 17, 2024, and offers of buyer-broker compensation can no longer appear on the MLS.
A specific, conspicuous compensation amount or rate, the services provided, and the conspicuous statement that broker compensation is fully negotiable and not set by law. We explain it before you sign, and we answer every question about how a seller's offer, if any, interacts with it.
It is negotiated. A seller may choose to offer compensation, communicated off the MLS, and general concessions toward buyer closing costs may still be advertised on the MLS. If a seller does not offer, the agreement you signed governs.
Not with a buyer's agent, in person or live virtually. The agreement comes first. It is one of the most important changes for buyers since 2024, and we walk you through it in the first consultation.
The National Association of REALTORS publishes a consumer guide to written buyer agreements and settlement FAQs. We cite them because they are the source.
Buying in Oaks of Estero? Call Marc at (239) 287-5873 and see how we represent buyers. Selling instead? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation.
You can finance an Oaks of Estero home with a conventional or other mortgage, and the lender will require flood insurance because every home is in FEMA Zone AH. The appraiser has few comparable sales to work with, so we give the lender the recorded resales, and a cash buyer avoids that step entirely.
Income and asset documents, an appraisal, flood and homeowners insurance, the HOA estoppel and often an elevation certificate. Zone AH triggers a flood determination and a required policy.
The appraiser has two 2026 closings and six older resales on the street. If the appraisal comes in low, we bring the recorded sales, the plan-by-plan record and the neighborhood facts to the conversation. It often resolves the gap.
Cash closes faster and avoids appraisal risk, and a scarce home can attract several offers. A financed offer with strong terms competes when the file is clean. We help you present whichever fits.
That is a lender and personal-finance question, and we do not advise on it. At 20 percent of $835,000 the down payment is $167,000, and the note stamps and intangible tax scale with the loan.
Buying in Oaks of Estero? Call Marc at (239) 287-5873 and see how we represent buyers. Selling instead? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation.
We find you the right Oaks of Estero home by keeping you on a watch list, calling sellers and agents on this street, tracking the MLS and the recorded history, and matching each opportunity to your plan, lot and budget. Because a 23-home community lists about once a year, being early is the advantage we sell.
You give Marc your size, lot and budget preferences. We contact you the day a home lists or a seller signals interest, and we send the recorded history of that home and its plan before you tour.
We speak with owners we know and with agents who work the street, and we share your interest with sellers who are considering a sale. We do not solicit owners on your behalf without your approval, and we follow the association's rules and the law.
Some homes are offered privately before they reach the MLS. We cannot promise one, but in a market this small a private introduction can be how a sale happens. Tell us what you want and we watch for it.
The cost card, the recorded sales of the plan, the flood zone and elevation data, the association facts and the neighborhood drainage information. A buyer who knows these on the first visit writes a better offer.
Buying in Oaks of Estero? Call Marc at (239) 287-5873 and see how we represent buyers. Selling instead? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation.
We negotiate for you in Oaks of Estero by pricing the home against its own plan's recorded sales, reading how long it has sat and what it needs, and building an offer with price, inspection terms and dates that fit your priorities. In a scarce market, terms can matter as much as price.
From the recorded resale of the nearest plan and the direction it moved. For a 2,452 to 2,557 square foot home the 2026 evidence is $755,000 to $835,000. We adjust for lot, pool, condition and flood elevation, then decide how hard to push.
The inspection period, the financing and appraisal terms, the closing date and any request for repairs or credits. A clean, quick offer can compete with a higher price. We explain the trade-offs before you choose.
A scarce listing can draw more than one. We advise on price, escalation and terms, and we tell you when to stop. 21539 sold at 103.8 percent of its last list price in October 2023 after 5 days on market, which shows how far competition can go.
Most Florida homes sell on the AS IS contract, so you inspect and can cancel during the inspection period. We negotiate credits or repairs for real defects and let cosmetic items go.
Buying in Oaks of Estero? Call Marc at (239) 287-5873 and see how we represent buyers. Selling instead? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation.
The rules that decide whether an Oaks of Estero home works for you are in a recorded Declaration of Covenants that we have not been able to read, so this page does not state its rental, pet or architectural terms. Read it during the contract period. What the public record does show is a Chapter 720 homeowners association with no age restriction.
Minimum lease terms, the number of leases a year and any approval step are set in the Declaration and the association's rules. With 18 of 23 homes homesteaded, this is largely an owner-occupied street. If renting matters to you, we get the answer before you offer.
Also in the Declaration and rules. Next door, Estero Community Park's K-9 Corral has separate small-dog and large-dog areas and a dog wash.
Architectural rules are in the Declaration. Florida Statute 720.3035 requires architectural rules to be stated or reasonably inferred from the recorded documents, and 720.3045 bars prohibiting items not visible from the street, a neighboring property or the common areas. Since July 1, 2026 (Chapter 2026-63), an HOA cannot require a government permit before reviewing your plans.
Florida Statute 720.305 limits fines to $100 per violation and $1,000 in total unless the documents provide otherwise, with 14 days' notice and a hearing before a committee of at least three members who are not on the board.
The county neighborhood layer flags the community as gated. We could not confirm from a record whether the gate is a call box, card reader or remote, so ask the manager for the access policy.
Buying in Oaks of Estero? Call Marc at (239) 287-5873 and see how we represent buyers. Selling instead? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation.
Oaks of Estero is the right place to buy if you want a small gated street, a private pool on every lot, no CDD and a park next door, and can accept Zone AH flood mapping, no shared amenity inside the gate and very few homes to choose from. We list the pros and the cons before a buyer has to find them.
Tour the street, then tour Estero Place and Corkscrew Estates. Compare the total monthly cost, the flood and insurance file and how each community feels on a weekday evening. We arrange the tours and give you the numbers.
Buying in Oaks of Estero? Call Marc at (239) 287-5873 and see how we represent buyers. Selling instead? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation.
Near Oaks of Estero, students are assigned through Lee County's 2026-2027 choice plan, Estero High School is 0.37 miles from the community, the I-75 Exit 123 on-ramp is about 1.6 road miles and 4 minutes away, and the Village of Estero is building a 100-acre SportsPark beside Estero Community Park.
The district's 2026-2027 zones for the street are elementary Proximity Zone Q, middle Proximity Zone GG and high school South Zone, sub-zone 3. Three Oaks Elementary and Pinewoods Elementary are A-rated in the 2025-26 state grades, Three Oaks Middle is rated A and Estero High is rated B. Lee County assigns by choice and lottery within those zones, so confirm before you buy.
By road from the gate without traffic: 0.5 miles to Corkscrew Road, about 1.6 miles and 4 minutes to the I-75 Exit 123 on-ramp, 7 minutes to Coconut Point, 6 to Miromar Outlets, 11 to Florida Gulf Coast University, 19 to Bonita Beach Park and 21 to Southwest Florida International Airport. Allow more in season.
An amphitheater, basketball and pickleball courts, bocce, an 18-hole disc golf course, the K-9 Corral dog park, a playground, pavilions, a jogging path and a workout room. The recreation center charges a one-time $10 individual or $25 family lifetime membership, with the fitness center an extra $20 a month, $80 for six months or $120 a year.
The Village bought about 25.5 acres of the park in March 2025 and on September 23, 2026 approved up to $65 million in bonds that include SportsPark Phase 2: synthetic multi-use fields, an event lawn, paths, restrooms, a pavilion, a roadway extension and parking. The published pages do not show field placement relative to the community's west line, so read the master plan.
Both, and we tell buyers the same thing. The upside is walkable recreation and a Village that invests. The watch items are event traffic, lighting and noise, especially on the west side of the circle. We pull the master plan and permit set for any client buying there.
Buying in Oaks of Estero? Call Marc at (239) 287-5873 and see how we represent buyers. Selling instead? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation.
McGreevy and Comisar is a top-reviewed Oaks of Estero 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.
★★★★★ "Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please." Verified Google review
In a market where homes rarely list, patience is part of the service. We keep the search alive and tell you honestly when a home does not fit.
★★★★★ "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
When a home does list, speed and preparation matter. We line up the file so you can act.
★★★★★ "Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time." Verified Google review
Finding the right home on a small street takes devotion to the search. That is Marc's job.
Buying in Oaks of Estero? Call Marc at (239) 287-5873 and see how we represent buyers. Selling instead? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation.
Oaks of Estero buyers get a personalized consultation by calling Marc Comisar at (239) 287-5873. It covers your size and lot preferences, the recorded history of each plan, the flood and insurance file, the association documents and how to be first when one of the 23 homes lists. There is no cost, and the written buyer agreement is explained before you sign it.
Data updated: October 2026
Jump to the form: set up your consultation.
We ask about your timeline, budget and must-haves, walk through the recorded resales, explain Zone AH and the estoppel, and set up your watch list. You leave with a plan and a list of what to line up.
Call Marc Comisar at (239) 287-5873, or start at our buyer page. If you have a home to sell first, call Jesse direct at (239) 898-6072. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Yes. Ask Marc, and we set up alerts for Oaks of Estero, Estero Place and Corkscrew Estates, so you hear about a listing the day it appears.
An Oaks of Estero specialist matters for a buyer because the facts that decide a purchase are in records: a Zone AH map with a lost 2015 letter, an association whose dues are not public, a lake-lot assessment gap, a SportsPark next door and eight resales that set the price. A general agent may miss each.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the buyer-side half of McGreevy and Comisar. He runs your search, tours, negotiation and inspections. 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 runs pricing, data and closing paperwork. If you are selling a home to buy here, call him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
No. We have no agent-side pull that supports a buyer-representation count for Oaks of Estero, so we publish none, and we say so instead of guessing.
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 full community guide is on our Oaks of Estero page.
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.
Buying in Oaks of Estero? Call Marc at (239) 287-5873 and see how we represent buyers. Selling instead? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation.
Oaks of Estero owners who want to sell should list with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a 23-home community is priced one lot at a time. Few homes come up for sale here, so the next owner who sells should call us first, and we plan buying and selling together.
Data updated: October 2026
Listing-team credentials:
Start with our free home valuation. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome. See our guide to selling a home in Estero.
Yes, with the right financing and contract terms. We plan both closings together, and the Save Our Homes portability claim of up to $500,000 can carry your tax savings to the new homestead.
Yes, and we run both numbers: your net proceeds at today's values and your budget for the next home. Jesse builds the net sheet, and Marc builds the offer.
We negotiate the contract dates so they line up, and we prepare a backup plan. In a market this thin, the purchase often comes first, so we prepare for that.
These are the questions buyers ask most about Oaks of Estero and Estero, answered from the records cited on this page. Each answer is self-contained, so you can jump to the one you need. For a personal answer, call Marc at (239) 287-5873.
Twenty-three. The recorded plat, Lee County Instrument 2015000181966, creates 23 single-family lots and 7 common tracts on 10.054 acres, and the Village of Estero approved it by Resolution 2015-44 on August 10, 2015. All 23 lots have homes.
Yes. Lee County's development order approved entrance gates and a project fence, and the county neighborhood layer flags the community as gated. Ask the manager for the gate access policy.
Neal Communities built all 23 homes from 2015 to 2019 in a joint venture with TerraCap, whose Palms of Estero, LLC owned the land. The last builder closing was October 2, 2019.
The two 2026 resales closed at $755,000 for 2,557 heated square feet and $835,000 for 2,452. The county's eight resales since 2019 run $575,000 to $950,000.
Two, on April 13, 2026 and July 10, 2026, in both the Southwest Florida MLS and the Lee County record.
The Southwest Florida MLS showed 0 active listings and 1 home under contract on October 21, 2026. Call Marc at (239) 287-5873 to be placed on our watch list.
The current assessment is not in any public record we found. MLS listings reported about $1,388 to $1,456 a quarter from 2024 to 2026; the estoppel and budget are the authority. There is no CDD and no club fee.
The recorded declaration sets it. One 2026 MLS listing reported a $1,886 transfer fee and a $150 application fee, and earlier ones reported $1,500 or none, so we rely on the estoppel.
No. There is no community pool, clubhouse or fitness center inside the gate. Every home has a private pool, and Estero Community Park next door has pickleball, basketball, a dog park and a fitness room.
FEMA Zone AH on all 23 lots, panel 12071C0591H, effective November 17, 2022. The working base flood elevation is 15.5 feet, and two posted elevation certificates show floors at 17.6 and 18.6 feet.
If you have a federally backed mortgage, yes, because the lots are in a Special Flood Hazard Area. The Village's Class 6 rating takes 20 percent off NFIP premiums. Cash buyers should still insure.
Possibly, home by home, through a Letter of Map Amendment supported by an elevation certificate. A 2015 FEMA letter removed all 23 lots but was not revalidated on the 2022 map.
Lee County Evacuation Zone C, which corresponds to Storm Surge Zone 3. The flood risk here is shallow and rain-driven, not Gulf storm surge.
We found no public record naming the community as damaged by Ian, Helene or Milton. The Village Manager reported that about 90 percent of Estero's Ian damage was on West Broadway.
Lee County's 2026-2027 zones are elementary Zone Q, middle Zone GG and high school South Zone sub-zone 3. Estero High, rated B, is 0.37 miles away; Three Oaks and Pinewoods Elementary are A-rated. Lee County assigns by choice and lottery.
Bonita Beach Park is about 10.4 road miles and 19 minutes; Southwest Florida International Airport is about 13 road miles and 21 minutes, by road from the gate without traffic.
Yes. The I-75 Exit 123 on-ramp at Corkscrew Road is about 1.6 road miles and four minutes from the gate.
The Village of Estero's roughly 100-acre SportsPark and Entertainment District beside Estero Community Park. The Council approved up to $65 million in bonds on September 23, 2026 that include SportsPark Phase 2.
The 2026 millage is 12.9712 mills (13.0214 in 2025), and one home assessed at $836,983 paid $11,888.70 in taxes and assessments. A buyer's assessment resets to market value the year after purchase.
No. The only non-ad valorem charge on the 2025 bill was $366.39 for solid waste.
No. We found no 55-plus designation in the Articles, the plat, the development order or Neal Communities' marketing.
Lease terms are set in the recorded declaration, which we have not read for this page. We get the answer before you offer.
Lender fees, the lender's title policy, recording, and on a mortgage the note stamps at $0.35 per $100 (no cap on a recorded mortgage) and intangible tax at $0.002 per $1. In Lee County the seller customarily pays the owner's title policy.
The seller customarily pays it and chooses the closing agent. In Collier County the custom is reversed. The contract controls.
The summary the seller gives before the contract under Florida Statute 720.401. If it is not delivered, the buyer may cancel within 3 days of receipt or before closing, whichever comes first.
Since August 17, 2024 you sign a written agreement with a specific, negotiable compensation before touring, and buyer-broker compensation offers can no longer appear on the MLS.
Call Marc at (239) 287-5873 and ask for our watch list. With about one resale a year, the buyers who get these homes are usually already waiting.
It depends. Oaks of Estero is smaller, has larger homes and a pool on every lot, and is all Zone AH. Estero Place has 102 homes, a median 2,286 heated square feet and mostly Zone X mapping. Per square foot they price alike.
Corkscrew Estates has 59 Pulte homes on 0.77 to 0.92 acre lots, Zone X flooding and a $1,550,000 MLS median over 60 months. Oaks of Estero has 23 Neal homes on smaller lots and a $867,500 median over 60 months.
The two 2026 resales closed 16.1 and 12.1 percent below their 2022 and 2023 sales and well above the builder prices. Two pairs is not a trend.
Neal is a Lakewood Ranch-based builder that has built across Southwest Florida for decades. Every home here is concrete block with a tile roof, with impact glass recorded on 19 of 23. The 2015 to 2019 warranties have largely run out, so inspect accordingly.
The pool, screen enclosure, roof flashing, air conditioning, water heater, opening protection and drainage, plus a wind mitigation report and an elevation certificate.
Estero has Florida's lowest municipal tax rate at 0.7300 mills, sits beside I-75, Coconut Point and FGCU, and many communities, including this one, carry no CDD.
We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. A 23-home enclave is bought one lot at a time, and Marc brings the recorded history and the watch list. Call Marc at (239) 287-5873.
These are the questions buyers ask when they must sell a home before or while buying in Oaks of Estero. Call Jesse direct at (239) 898-6072 for the sale side.
Yes, with the right financing and contract terms. We plan both closings together and run the net sheet and the offer budget side by side.
Up to $500,000 can transfer to a new Florida homestead established within three years, by filing Form DR-501T by March 1. A 2026 law, Chapter 2026-239, bases portability on your immediately prior homestead starting with the 2027 tax roll.
In Lee County, doc stamps at $0.70 per $100, the owner's title policy, the estoppel up to $299, commission and closing fees. Our seller guide has a net sheet.
We coordinate both, including out-of-area sales. Jesse handles the sale and Marc handles the purchase.
We build contingencies and a backup plan into the purchase contract, and we tell you the risk on each option.
In a market where homes here rarely list, many buyers move on the purchase when it appears and plan the sale around it. We build the plan around your finances.
Yes, free, from Jesse at (239) 898-6072 or at our home valuation page.
Yes, if it is in an association. We order it early so the sale timeline is clear.
Oaks of estero buyers work with Jesse McGreevy and Marc Comisar of Domain Realty because our team reads every recorded sale inside the community, prepares the association paperwork before a buyer asks, and works from an office in Bonita Springs a short drive from the Village of Estero. Learn more about our team.
If you are buying in Oaks of Estero, the work begins before a home is listed: a watch list, the recorded resale history, the flood and insurance file, and the association documents read before you write an offer. As the leaders of Domain Realty Group, our team has sold over $2.5 billion in real estate across Southwest Florida, and Marc Comisar runs that work for every buyer we represent.
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 Oaks of Estero 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 Oaks of Estero? Call Marc at (239) 287-5873 and see how we represent buyers. Selling instead? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation.
Oaks of Estero facts on this page rest on primary sources: Lee County's Property Appraiser, Clerk and Tax Collector, the Village of Estero, Florida statutes, federal agencies, the developer's own materials and our community guide. No listing portal or competing brokerage is cited. Every link below returned HTTP 200 on September 29, 2026, and sources were accessed in September 2026 unless dated.
County and Village records
Market data and mapping
State and federal law, insurance and flood
Developer, association and news
Oaks of Estero 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 own declaration, budget and rules are recorded with the Lee County Clerk and held by its manager, and we order them for every client.
Document | What it proves | Official authority |
|---|---|---|
Resolution 2015-44 approving the Oaks of Estero plat (August 10, 2015) | The recorded plat approval: 23 lots and seven common tracts | |
Oaks of Estero plat, Planning and Zoning Board packet (June 30, 2015) | The plat, tract dedications and the association's maintenance duty | |
Village of Estero Zoning Map | The Residential Single Family zoning around the community | |
Comprehensive Vulnerability Assessment (April 2026) | The Village's rainfall-flooding risk findings for River Ranch Road and Coralee Avenue | |
Adaptation Plan (2026) | The proposed Corkscrew Road and River Ranch Road drainage project | |
Title Deed Transfer Code List | How the county codes qualified, arm's-length sales | |
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 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 | |
Uniform Mitigation Verification Inspection resources | The wind mitigation form insurers use for discounts | |
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 | |
Current budget, declaration, rules and estoppel for the association | Regular assessment, any special assessment, transfer fee and rental or pet rules | Ordered through the association's manager, Precedent Hospitality and Property Management, see the manager's contact page |
Oaks of Estero buyers can reach the buyer team today by calling Marc Comisar at (239) 287-5873. Few homes come up for sale, so the buyers who succeed are the ones already on the watch list. The consultation is free and the written buyer agreement is explained before you sign.
Jump back to the form: set up your consultation.
Buying in Oaks of Estero? Call Marc at (239) 287-5873 and see how we represent buyers. Selling instead? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation.
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.