Estero, Florida
Buy a home in The Preserve at Corkscrew with McGreevy and Comisar, Top 1% nationally since 2008. Plan-by-plan pricing from 15 closed sales, the CDD and association fee stack explained, and documents reviewed for you. Call Marc at (239) 287-5873.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated October 2026.
Buyers in The Preserve at Corkscrew choose from a gated, sold-out community of 441 single-family homes on Corkscrew Road, and 15 of them closed on the Southwest Florida MLS in the 12 months to October 21, 2026, at prices from $490,000 to $802,500. This buyer guide sits beside our full The Preserve at Corkscrew community guide, which covers the history, amenities, schools and storm record, and it answers the questions a buyer asks in order: what things cost, what the documents say, what to inspect and how the purchase closes. 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 The Preserve at Corkscrew? The The Preserve at Corkscrew valuation guide shows what your home is worth, and the The Preserve at Corkscrew seller guide covers how to sell it.
Buying elsewhere in the village? Our guides to buying a home in Estero, buying a home in Meadows of Estero and buying a home in Lakes of Estero apply the same record-first method to those markets. If you also own a home to sell, our Estero home valuation guide starts that conversation.
McGreevy and Comisar are the best realtor for buying in The Preserve at Corkscrew because we read the recorded documents and every closed sale, explain the two bills a buyer here underwrites beyond the mortgage, and personally negotiate for you. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Marc Comisar runs the buyer side: the search, the tours, the inspection and the walk-through. Jesse McGreevy runs the data, the document review and the closing paperwork. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. Our office is in Bonita Springs, and the Corkscrew Road corridor east of I-75 is a market we work every week.
Recent The Preserve at Corkscrew market record (12 months to October 21, 2026): 15 closed sales · $9,425,800 in total volume · $627,800 median sold price · $297 median price per square foot of living area · a range of $490,000 to $802,500 · a median 84 days on market · a median 97.0% of list price · 5 active listings on October 21, 2026. County record for the same 12 months: 17 qualified recorded sales, median $627,800. Source: Southwest Florida MLS (Matrix), pulled October 21, 2026, and the Lee County Property Appraiser sales file, indexed September 27, 2026 [Source: The Preserve at Corkscrew community guide].
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about The Preserve at Corkscrew is narrower and checkable: we have read the association's published rules, the recorded Master Declaration's public index, the district's adopted budgets and assessment reports, and every closed sale in the MLS record, and we bring all of it to your kitchen table.
You get Marc and Jesse, not an assistant with a template. Reach Marc direct at (239) 287-5873 or Jesse at (239) 898-6072, and read more about the partnership on our about McGreevy and Comisar page. For the way we work with every buyer in the village, read how we represent buyers in Estero.
Buyers in The Preserve at Corkscrew who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your budget, your paperwork and your monthly cost more than any listing photo will.
Start Here: Why McGreevy and Comisar Are the Best Realtor for The Preserve at Corkscrew · Key Takeaways
The Essentials: What Does It Take to Buy a Home in The Preserve at Corkscrew? · What Is the Market in The Preserve at Corkscrew Like for Buyers Right Now? · What Have Homes in The Preserve at Corkscrew Sold For in the Last 12 Months? · What Does a Home in The Preserve at Corkscrew Cost by Size and Bedrooms? · What Is for Sale in The Preserve at Corkscrew Today? · How Do Prices in The Preserve at Corkscrew Compare With Nearby Corkscrew Road Communities? · The Preserve at Corkscrew vs The Place at Corkscrew: Which One Should You Buy In? · What Does Florida Law Give a Buyer in The Preserve at Corkscrew Before Contract? · How Do the Estoppel Certificate and the Resale Charge Work in The Preserve at Corkscrew? · What Should You Inspect Before Buying in The Preserve at Corkscrew?
The Details: How Do You Insure a Home in The Preserve at Corkscrew? · What Will You Pay Each Month to Own a Home in The Preserve at Corkscrew? · What Are Buyer Closing Costs in The Preserve at Corkscrew? · How Does Buyer Representation Work After the NAR Settlement? · Can You Finance a Home in The Preserve at Corkscrew? · How Do We Find You the Right Home in The Preserve at Corkscrew? · How Do We Negotiate for You in The Preserve at Corkscrew? · Which Rules Decide Whether a Home in The Preserve at Corkscrew Works for You?
Questions, Contacts and Sources: Is The Preserve at Corkscrew the Right Place for You to Buy? · What Do Buyers Say About Working With McGreevy and Comisar? · Get Your Personalized Buyer Consultation for The Preserve at Corkscrew · Why Does a The Preserve at Corkscrew Specialist Matter for a Buyer? · Thinking of Selling Your Home? List With the #1 Team in Southwest Florida Since 2012 · Frequently Asked Questions, Buyer Edition · Frequently Asked Questions, Selling One Home to Buy in The Preserve at Corkscrew · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
Buying in The Preserve at Corkscrew takes six steps: set a budget with a lender, sign a written buyer agreement, choose a size and plan, make and negotiate the offer, review the association documents while you inspect and insure the home, and close. With no new-construction inventory and few listings, the budget step and the document step matter most.
Your monthly cost is principal and interest, the association dues, the CDD line on the tax bill, property tax and insurance. We build that number with you before you tour, using the current Freddie Mac rate of 7.24% as of October 29, 2026 [Source: Freddie Mac Primary Mortgage Market Survey].
Since August 17, 2024, a buyer signs a written agreement with the agent before touring, and it states the agent's compensation and is negotiable [Source: National Association of REALTORS, written buyer agreements]. We explain it in plain language before you sign.
Every home here is a single-family house built between 2011 and 2015, so the choice is size, bedroom count, lot and condition, not neighborhood. Homes under 2,000 square feet had a $565,105 median over 60 months and homes of 2,000 to 2,399 square feet $691,750, so we narrow the search to the two or three plans that fit your budget.
We write the offer from the closed sales at that plan, not the asking price, and we use the review windows and the inspection as negotiating tools. Homes sold at a median 97.0% of list in the last 12 months.
The document review window, the inspection period and your insurance quote run at the same time, and each can end the contract. We schedule them so nothing surprises you late.
The title company runs the closing, the estoppel is confirmed and the deed and mortgage are recorded. We are at the closing table with you, and the association tells you what it issues for gate and amenity access.
The market in The Preserve at Corkscrew gives buyers room to negotiate on price and time, with very little to choose from. The 15 homes that closed in the last 12 months sold at a median 97.0% of list after a median 84 days on market, and five homes were listed on October 21, 2026.
Data updated: October 2026
Window | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
Last 12 months (Oct 21, 2025 to Oct 21, 2026) | 15 | $627,800 | $297 | 84 | 97.0% |
Last 24 months | 46 | $605,000 | $279 | 79.5 | 96.8% |
Last 36 months | 64 | $664,500 | $301 | 58 | 97.2% |
Last 60 months | 113 | $670,000 | $313 | 36 | 98.1% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside The Preserve at Corkscrew, pulled October 21, 2026 by McGreevy and Comisar; windows are counted back from that date, and the 12-month window already holds 10 or more closings. [Source: The Preserve at Corkscrew community guide]
Median days on market moved from 11 in the oldest 12-month block to 84 in the latest, and the sold-to-list ratio from 100.0% to 97.0%. That is a market where an offer below asking is normal, and 4 of the 15 sales closed below 95% of list. Three sold within 30 days and 6 took more than 90, so the fast sales are the well-priced ones.
Five homes were listed on October 21, 2026, at a median ask of $639,000. Against 15 closings in 12 months that is about 4.0 months of supply. Six months is the usual balanced marker, but with so few homes a single new listing or closing moves the figure a lot, so we read it as a tendency.
Buyers have the most leverage on the listing that has sat: the 1,907 square foot home asking $639,000 has been on the market 128 days. They have the least on the newest listings, at $729,000 and $775,000 after 20 and 8 days, and on plans that rarely trade. If you want a walk through what those numbers mean for your budget, call Marc at (239) 287-5873 or read how we represent buyers in Estero. If you own a home to sell first, call Jesse direct at (239) 898-6072 or request a free home valuation.
Homes in The Preserve at Corkscrew sold for $490,000 to $802,500 in the 12 months to October 21, 2026, at a $627,800 median, and the county's recorded-sales file shows 17 qualified sales at the same $627,800 median. The MLS list below has 15 rows with each sale's date, size, price and days on market.
Data updated: October 2026
Beds and baths are as the MLS reports them: 3+Den/2(0) means three bedrooms plus a den and two full baths. Owner names are not in the MLS record and are not shown.
Sold | Beds / baths | Living area (sq ft) | Sold price | $ per sq ft | Days on market | Sold as % of list |
|---|---|---|---|---|---|---|
Sep 30, 2026 | 3+Den/2(1) | 2,361 | $627,500 | $266 | 11 | 96.7% |
Sep 3, 2026 | 3+Den/2(0) | 1,911 | $610,000 | $319 | 25 | 97.0% |
Aug 6, 2026 | 3+Den/3(0) | 2,554 | $802,500 | $314 | 77 | 94.5% |
Jun 11, 2026 | 3+Den/2(0) | 1,912 | $490,000 | $256 | 133 | 96.1% |
May 13, 2026 | 4 Bed/3(0) | 2,032 | $560,000 | $276 | 95 | 95.7% |
May 5, 2026 | 3+Den/3(0) | 2,377 | $739,000 | $311 | 79 | 98.7% |
Mar 4, 2026 | 3+Den/2(0) | 1,911 | $640,000 | $335 | 92 | 97.1% |
Feb 17, 2026 | 3+Den/2(0) | 1,906 | $627,800 | $329 | 9 | 100.0% |
Jan 27, 2026 | 4 Bed/3(0) | 2,032 | $585,000 | $288 | 190 | 93.8% |
Jan 9, 2026 | 3+Den/2(0) | 1,906 | $669,000 | $351 | 80 | 98.5% |
Dec 1, 2025 | 4 Bed/3(0) | 2,271 | $675,000 | $297 | 89 | 97.8% |
Nov 26, 2025 | 3+Den/3(0) | 2,377 | $650,000 | $273 | 178 | 96.3% |
Nov 21, 2025 | 4 Bed/3(0) | 2,606 | $550,000 | $211 | 84 | 94.8% |
Nov 13, 2025 | 4 Bed/3(0) | 2,271 | $690,000 | $304 | 189 | 100.1% |
Nov 12, 2025 | 3+Den/2(0) | 1,906 | $510,000 | $268 | 18 | 98.5% |
Sold price band (last 12 months) | Closed sales | Share of the 15 |
|---|---|---|
Under $500,000 | 1 | 7% |
$500,000 to $599,999 | 4 | 27% |
$600,000 to $699,999 | 8 | 53% |
$700,000 to $799,999 | 1 | 7% |
$800,000 and up | 1 | 7% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside The Preserve at Corkscrew, pulled October 21, 2026. [Source: The Preserve at Corkscrew community guide]
The county file shows 17 qualified recorded sales in the same 12 months, median $627,800, low $482,000, high $802,500, with 0 builder-direct, matched on the legal description "PRESERVE AT CORKSCREW" with use code 01 (438 parcels against 441 stated homes). The MLS pull shows 15. The 2-sale gap is 13%, inside our 20% test, so we treat the MLS pull as complete here.
The top sale was $802,500 on August 6, 2026, a 3+Den, 3-bath home of 2,554 square feet, at 94.5% of list after 77 days. The bottom sale was $490,000 on June 11, 2026, a 3+Den, 2-bath home of 1,912 square feet after 133 days, at 96.1% of list. Over 60 months the record runs from $427,500 for a 1,677 square foot three-bedroom in August 2025 to $1,290,000 for a 3,078 square foot home in May 2023.
The record above is the public MLS and county record, not our transaction file, and we do not present a sale of our own here that we cannot show you. What we can show first-hand is the work: the comparable sales for the home you like, the fee stack for its lot and the offer we would defend.
Buyers who want a gated single-family home on Corkscrew Road get the most from a plan-by-plan search. Get a free home valuation of the home you must sell first, and call Jesse direct at (239) 898-6072. To start the search, call Marc at (239) 287-5873 and see how we represent buyers in Estero.
A home in The Preserve at Corkscrew costs a median $565,105 under 2,000 square feet, $691,750 from 2,000 to 2,399 square feet, $818,750 from 2,400 to 2,799 and $942,000 at 2,800 square feet and up, per the 60 months of MLS closings to October 21, 2026. The 12-month window is too thin to split by size.
Data updated: October 2026
Living area | Closed sales | Median sold price | Median $ per sq ft | Lowest sale | Highest sale | Median days on market |
|---|---|---|---|---|---|---|
Under 2,000 sq ft | 36 | $565,105 | $317 | $427,500 | $715,000 | 37 |
2,000 to 2,399 sq ft | 48 | $691,750 | $310 | $470,000 | $890,000 | 38.5 |
2,400 to 2,799 sq ft | 10 | $818,750 | $321 | $455,000 | $990,000 | 22 |
2,800 sq ft and up | 19 | $942,000 | $292 | $600,000 | $1,290,000 | 34 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside The Preserve at Corkscrew, 113 sales in the 60 months to October 21, 2026. [Source: The Preserve at Corkscrew community guide]
Bedrooms as the MLS reports them | Closed sales | Median sold price | Median $ per sq ft | Median days on market |
|---|---|---|---|---|
3 bedrooms (with or without a den) | 64 | $645,000 | $317 | 27 |
4 bedrooms (with or without a den) | 41 | $685,000 | $309 | 48 |
5 bedrooms (with or without a den) | 8 | $719,500 | $214 | 34 |
The 60-month window includes the stronger 2023 and 2024 market, so today's prices run lower than the medians above for the same size. The two largest groups are under 2,000 square feet with 36 sales and 2,000 to 2,399 with 48, and the 2,400 to 2,799 group holds only 10 sales, so a home in it has few direct comparables.
Beds / baths (MLS) | Living area (sq ft) | Closed sales, 60 months | Median sold price | Lowest sale | Highest sale | Median $ per sq ft |
|---|---|---|---|---|---|---|
3+Den/3(0) | 2,377 | 16 | $759,500 | $650,000 | $890,000 | $320 |
3+Den/2(0) | 1,911 | 13 | $614,995 | $518,000 | $670,000 | $322 |
4 Bed/3(0) | 2,032 | 11 | $592,000 | $485,000 | $710,000 | $291 |
4 Bed/3(0) | 2,271 | 10 | $687,000 | $645,000 | $785,000 | $303 |
4+Den/3(0) | 3,078 | 7 | $1,200,000 | $900,000 | $1,290,000 | $390 |
3 Bed/2(0) | 1,677 | 6 | $535,750 | $427,500 | $603,100 | $319 |
3+Den/3(0) | 2,554 | 5 | $932,250 | $802,500 | $990,000 | $365 |
3+Den/2(0) | 1,912 | 4 | $515,000 | $489,000 | $599,000 | $269 |
3+Den/3(0) | 2,384 | 4 | $762,500 | $729,000 | $839,000 | $320 |
Source: Southwest Florida MLS (Matrix), plans with four or more sales in the 60 months to October 21, 2026. [Source: The Preserve at Corkscrew community guide]
In the last 12 months six homes of about 1,910 square feet with three bedrooms plus a den and two baths sold from $490,000 to $669,000, a $179,000 spread, at a $610,000 median:
Beds / baths (MLS) | Living area (sq ft) | Closed sales, 12 months | Sold price range | Days on market range |
|---|---|---|---|---|
3+Den/2(0) | 1,906 | 3 | $510,000 to $669,000 | 9 to 80 |
3+Den/2(0) | 1,911 | 2 | $610,000 to $640,000 | 25 to 92 |
3+Den/3(0) | 2,377 | 2 | $650,000 to $739,000 | 79 to 178 |
4 Bed/3(0) | 2,032 | 2 | $560,000 to $585,000 | 95 to 190 |
4 Bed/3(0) | 2,271 | 2 | $675,000 to $690,000 | 89 to 189 |
3+Den/2(0) | 1,912 | 1 | $490,000 | 133 |
3+Den/2(1) | 2,361 | 1 | $627,500 | 11 |
3+Den/3(0) | 2,554 | 1 | $802,500 | 77 |
4 Bed/3(0) | 2,606 | 1 | $550,000 | 84 |
The smallest home in the five-year record is 1,654 square feet, and the top sale was $1,290,000 for a 3,078 square foot home in May 2023. In the last 12 months the top was $802,500, so a buyer's real range is $490,000 to $802,500 today.
Five homes were for sale in The Preserve at Corkscrew on October 21, 2026, asking $495,000 for 1,911 square feet, $609,000 and $729,000 for 2,271 square feet, $639,000 for 1,907 square feet and $775,000 for 2,606 square feet. Their asks and days on market show where sellers think value sits and where buyers disagree.
Data updated: October 2026
Beds / baths | Living area (sq ft) | List price | List price per sq ft | Days on market so far |
|---|---|---|---|---|
3+Den/2(0) | 1,911 | $495,000 | $259 | 33 |
4 Bed/3(0) | 2,271 | $609,000 | $268 | 35 |
3+Den/2(0) | 1,907 | $639,000 | $335 | 128 |
4 Bed/3(0) | 2,271 | $729,000 | $321 | 20 |
4 Bed/3(0) | 2,606 | $775,000 | $297 | 8 |
Source: Southwest Florida MLS (Matrix), active residential listings inside The Preserve at Corkscrew, pulled October 21, 2026. [Source: The Preserve at Corkscrew community guide]
The $495,000 and $609,000 listings ask less than the recent sales of their plans, the $639,000 listing, after 128 days, asks more than the six 1,910 square foot sales that closed at a $618,900 median, and the two newest, at $729,000 and $775,000, ask above any recent sale of their plans. The first two are priced to move, and the third has room to negotiate.
The 1,911 square foot home at $495,000 suits a buyer with a budget under $500,000, the rarest price in the record with 1 of 15 sales. The 2,271 square foot four-bedroom suits a buyer who needs the extra room, and the $639,000 home suits a buyer who is patient and can offer under ask.
Prices in The Preserve at Corkscrew sit at the lower-middle of the Corkscrew Road corridor: its $627,800 median compares with $449,000 to $1,280,000 across the six communities below. Its 15 closings are the fewest of the group, which is why choice here is limited.
Data updated: October 2026
The yardstick is closed sales in the last 12 months from one Southwest Florida MLS pull, October 21, 2026, so every row uses the same dates and the same method. Prices are not adjusted for size, and each community's mix differs. Months of supply is active listings divided by closings over 12. With the fuller October 21 pull, The Place shows about 1.4 months of supply.
Community | Closed sales, 12 months (MLS) | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list | Active listings, Oct 21, 2026 | Months of supply |
|---|---|---|---|---|---|---|---|
The Preserve at Corkscrew | 15 | $627,800 | $297 | 84 | 97.0% | 5 | 4.0 |
103 | $695,000 | $296 | 66 | 96.8% | 12 | 1.4 | |
48 | $855,000 | $339 | 110 | 96.8% | 18 | 4.5 | |
115 | $449,000 | $224 | 53 | 97.5% | 23 | 2.4 | |
61 | $1,280,000 | $509 | 66 | 95.5% | 32 | 6.3 | |
105 | $615,000 | $262 | 51 | 96.7% | 40 | 4.6 | |
33 | $575,000 | $258 | 90 | 95.0% | 12 | 4.4 |
Source: Southwest Florida MLS (Matrix), closed and active residential listings, pulled October 21, 2026, each community computed the same way. [Source: Estero HOA and CDD fees guide]
A buyer who wants more house than Bella Terra's $449,000 median offers, and less price than Corkscrew Shores' $855,000, finds the middle here at $627,800. Verdana Village at $609,000 and Wildcat Run at $575,000 sit within $52,800 of The Preserve's median, so a buyer who is comparing may tour those too.
Tour The Place at Corkscrew if you want a 2017 to 2023 build and a larger campus, Verdana Village if you want a similar price with a different fee structure, and Bella Terra if price is the main constraint. See our Meadows of Estero buyer guide if you also want a neighborhood in the village core.
The Preserve at Corkscrew and The Place at Corkscrew are both gated Corkscrew Road communities built by Pulte and Lennar with no golf, but The Preserve is a 441-home community built 2011 to 2015 with a $627,800 median and $810 quarterly dues, and The Place is a 1,325-home resort campus built 2017 to 2023 with a $709,000 county median and $1,220.46 quarterly dues.
Data updated: October 2026
Question | The Preserve at Corkscrew | |
|---|---|---|
What am I buying? | 441 single-family homes, no villas, coach homes or condominiums | 1,325 platted single-family homes on 1,361 acres (1,316 on the Lee County certified roll) |
When was it built? | Pulte and Lennar, a 2011 to 2015 construction window | Pulte and Lennar, 2017 to 2023 |
What has sold recently? | 15 MLS closings, $627,800 median, $490,000 to $802,500; 17 county sales (MLS 12 months to Oct 21, 2026) | 107 county-recorded sales, $709,000 median; the MLS shows 103 closings at a $695,000 median, $455,000 to $1,249,000 |
Price per square foot | $297 median | $296 median on the MLS |
Association fee | $810 per quarter ($3,240 per year) | $1,220.46 per quarter ($4,881.84 per year), including landscaping and irrigation on every private lot |
CDD | Cypress Shadows CDD, about $2,644 to $3,480 per lot per year in FY2026 | Corkscrew Farms CDD, $1,152.64 to $1,684.56 per year in FY2026 by phase and lot width |
Amenity model | No golf and no marina; clubhouse, pool, tennis and pickleball bundled into dues | No golf; resort amenity campus with a restaurant building and a $480 per year food and beverage minimum |
Gates | One manned gatehouse | Two manned gatehouses |
Flood zone | Generally mapped in FEMA Flood Zone X | The whole community is a single FEMA Zone X polygon |
Sources: The Preserve at Corkscrew figures from the The Preserve at Corkscrew community guide and the October 21, 2026 Southwest Florida MLS pull; The Place at Corkscrew figures from the The Place at Corkscrew community guide, the Lee County Property Appraiser sales file and the same MLS pull. The Place's MLS count now comes from the October 21 pull, which adds the Fort Myers map area an earlier pull missed, and its 103 closings sit close to the county's 107.
The county medians differ by $81,200 ($709,000 against $627,800). The Preserve's dues run $1,641.84 a year below The Place's, while the CDD line here is larger, so the fixed total is $5,884 to $6,720 here against $6,514.48 to $7,046.40 there once The Place's food and beverage minimum is added.
Choose The Place if you want a 2017 to 2023 build, a larger campus with a restaurant, and more inventory to choose from, and accept $1,220.46 quarterly dues and a separate Corkscrew Farms CDD line. The Place also has far more listings and sales, so you have more choice.
Choose The Preserve if you want a smaller 441-home community, quarterly dues of $810 with the clubhouse and pool included and a lower median price, and accept older systems and thin inventory. Original roofs, air conditioners and windows are 11 to 15 years old, so budget for replacement.
A $650,000 Preserve home sits near The Place's $709,000 county median while carrying older systems, so the offer should reflect the age. We compare age, fees and plan line by line and tell you when a Preserve ask is above its own record.
A buyer in The Preserve at Corkscrew is entitled to the section 720.401 disclosure summary before signing, the property tax disclosure in section 689.261 and, at or before contract, the seller's flood disclosure in section 689.302. The community is a Chapter 720 homeowners association of single-family homes with no condominium layer.
Data updated: October 2026
Section 720.401 requires the seller to give the buyer the disclosure summary before the buyer signs, the contract must carry the statute's voidability clause, and a buyer who did not receive it may cancel within 3 days after receiving it or before closing, whichever comes first, a right that cannot be waived [Source: Florida Statutes 720.401]. Read it before you sign, not after.
Section 720.401(2) says the summary does not apply to associations regulated under chapters 718, 719, 721 or 723. The Preserve at Corkscrew is single-family only, with assessment zones organized by single-family lot width and no attached product, so a buyer here reads the Chapter 720 documents and not a condominium resale packet. This is information, not legal advice.
We have not confirmed whether the recorded Master Declaration, Lee County Instrument No. 2012000094216, restates the disclosure duty, and we have not extracted the terms of the 2015 amendment titled around a resale cap. We do not publish a reading we have not done, and we read both before any offer you make [Source: Master Declaration, Instrument 2012000094216].
Section 689.261 requires a property tax disclosure summary that warns the buyer taxes may change after the sale, and section 689.302 requires the seller to answer questions about flooding, insurance claims and federal assistance [Source: Florida Statutes 689.261] [Source: Florida Statutes 689.302]. Under Johnson v. Davis, the seller must also disclose known material defects that are not readily observable.
The association issues an estoppel certificate under section 720.30851 stating what is owed on the home, and the 2015 Master Declaration amendment, titled around a resale cap, may set a charge at transfer. We have not extracted its terms, so we print no amount and ask for the estoppel and the instrument before your inspection period ends.
Data updated: October 2026
Section 720.30851 sets what the certificate must state, a fee cap, a 30-day validity and a refund if the sale does not close [Source: Florida Statutes 720.30851]. The association's own estoppel fee is not published where we could reach it, so we do not print one; either the seller or the title agent orders it, and we ask early.
The amendment is a recorded document titled around a resale cap [Source: Master Declaration Amendment 2, 2015]. Whether it sets a charge, who pays it and when are unread, so we treat any transfer charge as negotiable until we have read it, and we tell you before you offer.
We have not confirmed whether the Declaration requires a buyer application or interview. Leasing is permitted with a tenant application and approval, but the minimum lease term, any annual cap and any short-term rental rule are not confirmed. A buyer who plans to rent should have those read from the recorded instruments before contract.
A single manned gatehouse on Corkscrew Road controls access, visitors, contractors and vendors present a valid driver's license, and the resident notifies the gate in advance [Source: Community Rules and Regulations, approved May 23, 2019]. We ask Vesta Property Services how gate credentials and amenity access are issued to a new owner.
A buyer in The Preserve at Corkscrew should inspect the roof, air conditioning, water heater, windows, plumbing, electrical panel, pool and lanai, and should ask for permits and architectural approvals for exterior work. Every home was built between 2011 and 2015, so the original systems are 11 to 15 years old and the question is remaining life.
Insurers ask for a roof's age and condition, and a 2011 to 2015 roof may be approaching the end of its life. Ask for the permit or the builder record, and have the inspector report the remaining life.
Ask for service records and installation dates, and have the inspector check for leaks under sinks, at the water heater and around toilets. Because the homes are 11 to 15 years old, ask each seller for the installation date of every system, since replacements are common at this age.
Impact windows, shutters and reinforced garage doors can lower an insurance premium, and the Architectural Review Committee must approve exterior changes, so ask for the approvals. Florida law requires insurers to offer discounts for verified mitigation features [Source: Florida Statutes 627.0629].
Ask for the pool permit, the screen enclosure permit and the architectural approval for each, and have the inspector check grading and drainage away from the house. Unapproved exterior work can surface at a sale, and a buyer who inherits it inherits the problem.
A wind mitigation inspection documents roof shape, deck attachment, opening protection and other features that earn premium credits. We recommend one on any home you are serious about, and we send it to your insurance agent with the quote request.
Insuring a home in The Preserve at Corkscrew takes a homeowners policy that includes wind, and flood coverage is a separate choice because the community is generally in FEMA Flood Zone X. Get quotes before you make an offer, and give the agent the roof age, the opening protection and the wind mitigation report.
Florida homeowners policies cover the structure and contents against most perils, and wind is a large part of the premium in Southwest Florida, so a quote before your offer is part of the budget [Source: Florida Department of Financial Services, understanding insurance]. Roof age matters most in a 2011 to 2015 build.
The community is generally mapped in FEMA Flood Zone X, outside the Special Flood Hazard Area along the Estero River corridor, but zone lines can vary lot to lot and we have not confirmed each parcel [Source: Village of Estero, flood zones and evacuation zones]. Flood insurance is still available and wise to price, and you can look up your address on the FEMA Flood Map Service Center.
Lee County's evacuation layer places The Preserve at Corkscrew in Evacuation Zone D and storm surge zone 4 at the building points we checked on October 17, 2026. The evacuation zone is separate from the FEMA flood zone, so confirm the exact address on the county's evacuation tool before you rely on it. Check your address with the county's Find My Evacuation Zone tool and make a storm plan before you close [Source: Lee County evacuation zone map].
There is no documented record of major flooding or structural damage specific to The Preserve at Corkscrew from Hurricane Ian in 2022 or Hurricanes Helene and Milton in 2024, and the community sits roughly two miles east of I-75 and well inland. That is an absence of documented reports, not a certified damage assessment, so we say exactly that.
Some buyers find coverage through Citizens Property Insurance Corporation, Florida's insurer of last resort [Source: Citizens Property Insurance Corporation]. Your insurance agent should quote both the standard market and Citizens.
A buyer in The Preserve at Corkscrew pays principal and interest, the $810 quarterly association dues, a CDD line of about $2,644 to $3,480 a year on the tax bill, property tax and insurance. At the 7.24% Freddie Mac average as of October 29, 2026, principal and interest on a $502,240 loan, 80% of the $627,800 median, is $3,423 a month.
Data updated: October 2026
Layer | Amount | Period | Who owes it and when | Source |
|---|---|---|---|---|
Association dues | $810 per quarter ($3,240 per year), as shown on MLS listing sheets on July 8, 2026 | Quarterly | Owner, from closing forward; seller pays through closing | |
CDD assessment, FY2026 | About $2,644 to $3,480 per lot per year by lot width and bond series | Annual, on the Lee County tax bill | Owner of record; prorated at closing | |
Fixed total before tax, insurance and utilities | $5,884 to $6,720 per year | Annual | Owner | |
Resale charge under the 2015 amendment | Not extracted from the recorded instrument | At transfer, if any | Unread, so not assigned to either side | |
Property tax | Not quoted here; reset for the buyer after a sale | Annual | Owner of record; prorated at closing | |
Cable, internet, trash, water, electric | Individually contracted or billed by Lee County and FPL | Monthly | Owner | |
Homeowners and wind insurance, flood insurance if elected | Quote-dependent | Annual | Buyer |
Sources: as linked in each row; the dues figure is the one on MLS listing sheets on July 8, 2026, and the CDD range is the FY2026 adopted budget.
Price | Down payment at 20% | Loan | Principal and interest at 7.24%, 30 years | Association and CDD, per month | Sum before property tax, insurance and utilities |
|---|---|---|---|---|---|
$500,000 | $100,000 | $400,000 | $2,726 | $490 to $560 | $3,216 to $3,286 |
$600,000 | $120,000 | $480,000 | $3,271 | $490 to $560 | $3,761 to $3,831 |
$627,800 (12-month median) | $125,560 | $502,240 | $3,423 | $490 to $560 | $3,913 to $3,983 |
$700,000 | $140,000 | $560,000 | $3,816 | $490 to $560 | $4,306 to $4,376 |
$800,000 | $160,000 | $640,000 | $4,362 | $490 to $560 | $4,852 to $4,922 |
Sources: Freddie Mac Primary Mortgage Market Survey, 30-year fixed average of 7.24% as of October 29, 2026; the association dues and the FY2026 CDD range for the fixed costs; our arithmetic. Illustration only, not a loan offer; property tax, insurance and utilities are added to the total. [Source: Freddie Mac Primary Mortgage Market Survey]
In Florida a change of ownership resets a homestead's assessed value to just value as of the next January 1, and the seller's Save Our Homes cap does not transfer with the home [Source: Florida Statutes 193.155]. The community's millage rate is not in our research pack, so we do not quote a bill, and we estimate one for the specific home before you offer.
The dues fund the clubhouse and its fitness center, yoga room and gathering room, the resort-style pool and spa, two tennis courts, four pickleball courts and the playground, plus the rules, architectural review and day-to-day management by Vesta Property Services. Listings widely report lawn care and exterior pest control as included, but we have not confirmed the itemized coverage, so we ask the association for its coverage list before we print one [Source: The Preserve at Corkscrew HOA amenities page].
Prepayment of a CDD assessment exists as a mechanism in Chapter 190, but the per-lot payoff amount is not published in the documents we reviewed, so we print no number and order a parcel-specific quote when a buyer wants one [Source: Florida Statutes Chapter 190] [Source: Cypress Shadows CDD official site].
A buyer's closing costs in The Preserve at Corkscrew are the lender's fees, the lender's title policy, documentary stamp tax and intangible tax on a new mortgage, recording fees, the inspection and appraisal, and prepaid taxes and insurance. In Lee County the seller customarily pays the owner's title policy and the deed stamps.
In Lee County the seller customarily pays for the buyer's owner's title insurance policy and the $0.70 per $100 documentary stamp tax on the deed, the reverse of Collier County's title custom [Source: Florida Department of Revenue, documentary stamp tax]. The contract controls, so we confirm it in writing at offer.
A new mortgage carries documentary stamp tax on the note at $0.35 per $100 and nonrecurring intangible tax of $0.002 per dollar of mortgage [Source: Florida Department of Revenue, nonrecurring intangible tax]. On a $502,240 loan those are $1,757.84 and $1,004.48, and on a $640,000 loan $2,240 and $1,280.
The buyer customarily records the deed and mortgage, at fees set by statute, and pays for the lender's title policy, the appraisal, the inspection and the survey where needed [Source: Florida Statutes 28.24]. We give you an estimate of every line at offer, and your lender's loan estimate confirms it.
Property tax is prorated at closing, with the seller crediting the buyer for the seller's days, and the lender typically collects prepaid insurance and tax escrows [Source: Lee County Property Appraiser]. The CDD assessment rides the same bill, and the quarterly dues are prorated as the contract directs.
Since August 17, 2024, a buyer in The Preserve at Corkscrew signs a written agreement with an agent before touring, the agreement states the agent's compensation, and every commission is negotiable. Offers of buyer broker compensation can no longer be advertised in the MLS, but a seller may still offer to pay it off the MLS.
The agreement names the services, the term and the compensation in a specific amount or rate, and it can be negotiated [Source: National Association of REALTORS, written buyer agreements]. We explain each term and never ask you to sign something you have not read.
Compensation is a negotiated term. A seller may offer to pay some or all of it, and we ask for that in the offer where it makes sense, but you and your agent agree what you owe if it is not covered [Source: National Association of REALTORS, settlement FAQs].
Florida requires an agent to disclose the brokerage relationship, such as single agent or transaction broker, before or at the first substantive contact [Source: Florida Statutes 475.278]. We work as your representative, and we say which role in writing.
Yes, in most cases. Buyers here use conventional, FHA, VA and cash, and because the community is a single-family homeowners association with no condominium project, the lender's review is of you and the home, not a condominium project. Your lender sets the terms, and at these prices most loans are well inside conforming limits.
Conventional loans typically require 3% to 20% down depending on the program, FHA loans are insured by the federal government and VA loans are available to eligible veterans and service members [Source: VA home loan program overview] [Source: HUD, buying a home]. Your lender sets the terms, and we introduce you to lenders who work in Estero.
At the $627,800 median with 20% down the loan is $502,240, and at $802,500 it is $642,000. Ask your lender early whether the loan is conforming, because the pricing and the documentation differ, and a larger down payment or a cash offer changes the negotiation as well.
Florida Housing Finance Corporation offers first mortgage and down payment assistance programs for eligible buyers [Source: Florida Housing Finance Corporation, homebuyer programs]. Eligibility depends on income, price and other limits, and program price limits may sit below this community's median, so we send you the current rules.
Cash buyers close faster and skip the appraisal, and the seller may accept a lower price for certainty. Homes sold in a median 84 days here, so a cash offer with a short inspection window has leverage.
Get pre-approved before you tour, compare at least two lenders and read the Consumer Financial Protection Bureau's guides on the loan estimate and closing disclosure [Source: Consumer Financial Protection Bureau, owning a home]. Do not change jobs or open new credit between pre-approval and closing.
We find you the right home in The Preserve at Corkscrew by starting with your plans, building a shortlist from the closed sales and the live listings, touring with the record in hand, and watching for the homes that have sat. With only five listings, we also watch for homes before they list.
The first conversation is about how you want to live in the home and what you can afford to carry each month, not about listings. Then we choose the sizes and plans that fit both.
Before each tour we send the home's sale history, the days on market, the price per square foot against the size band and the fee stack for the lot. You see a home with the numbers beside it, not only the photographs.
Six of the 15 sales took more than 90 days, and the longest 190. A home that has sat is often overpriced for its rung or missing a document, and it is often where a buyer's offer has the most room.
An owner who wants privacy may sell through direct agent outreach before or instead of a public listing. Tell us what you are looking for, and we ask the owners and the agents we know before the home reaches the MLS.
We negotiate for you in The Preserve at Corkscrew by pricing the offer from the closed sales at that plan, using the review windows and the inspection as leverage, preferring credits to price cuts where the numbers favor them, and setting the deposit and closing date to fit your plan. Homes sold at a median 97.0% of list.
We compare the ask with the recent sales at the same size and bedroom count, and with the days on market, and we say plainly where the ask is above the record. Six homes of one plan sold $179,000 apart, so the offer starts from the rung, not from the average.
The inspection period, the document review and the insurance quote each give you a chance to renegotiate or cancel, and we use them in order. A high insurance quote or a wind mitigation finding is a legitimate reason to ask for a credit.
A credit for a repair or a roof can be worth more to a buyer than a small price cut, because it lowers cash to close without changing the appraisal. A price cut lowers the loan and the tax base. We compare both in dollars.
The deposit shows good faith, and the closing date fits your lender, your move and the seller's plans. A seller who is relocating may value a short closing, and a seller who needs time may value a rent-back, both of which are worth a concession.
Five sets of rules decide whether a home in The Preserve at Corkscrew works for you: leasing, pets, vehicles and parking, exterior changes, and amenities and guests. Read each before you offer, because a rule you cannot live with is a reason to walk away during the review window.
Leasing is permitted and lessees are recognized as full residents with the same facility-use rights as owners, but the association requires a tenant application and approval process. The minimum lease term, any annual rental cap and any short-term rental rule are not confirmed, so we will not print a number [Source: Community Rules and Regulations, approved May 23, 2019].
Pets must be leashed at all times outside the home, with a leash not exceeding eight feet. Unless garaged, RVs, trailers, boats and registered commercial vehicles cannot be parked anywhere in the community without approval, overnight street parking is prohibited from midnight to 7:00 a.m., golf carts need annual registration and the posted speed limit is 25 miles per hour. A buyer with a work truck or a boat should read this first.
The recorded Declaration establishes an Architectural Review Committee, and the association publishes 18 approved exterior palettes [Source: Approved exterior paint colors, 18 palettes, August 5, 2021]. We have not confirmed a yard-sign policy, so do not assume one.
The clubhouse offers a fitness center, yoga room and gathering room, with a resort-style pool and spa, two tennis courts, four pickleball courts and a playground [Source: Clubhouse Usage Rules, accepted September 22, 2016]. Pets are not allowed in the clubhouse, on the courts or in the pool and spa area, with service animals permitted on the pool deck.
The Preserve at Corkscrew is the right place for a buyer who wants a gated, single-family community of 441 homes with the clubhouse and pool bundled into $810 quarterly dues, a median price near $627,800 and a Corkscrew Road location two miles east of I-75. It is the wrong place for a buyer who wants new construction, golf or a wide choice of listings.
It suits a buyer who values a smaller community, accepts a separate CDD line on the tax bill, and wants the space of a 1,900 to 3,000 square foot single-family home at a lower price than The Place at Corkscrew.
Look elsewhere if you want a 2017 to 2023 build, a restaurant on site, golf or a larger inventory. Compare The Place at Corkscrew, Verdana Village or Bella Terra on the benchmark above.
The community sits on Corkscrew Road, roughly two miles east of I-75, in Estero. The mailing address says Estero, so read our Estero buyer guide for the village context.
The Preserve at Corkscrew addresses sit in the School District of Lee County's elementary Proximity Zone Q, middle Zone GG and High School South Zone, Sub-zone 3 on the district's 2026 to 2027 map, read at our sample points on October 17, 2026. Zone Q elementary schools are Bonita Springs, Pinewoods, San Carlos Park, Spring Creek and Three Oaks; Zone GG middle schools are Bonita Springs Middle and Three Oaks Middle; South 3 high schools are Bonita Springs High, Estero High and South Fort Myers High. Families rank the schools in their zone and the district places students by preference, proximity and lottery, so no school is assigned by address; confirm yours with the district's school locator. Check the district's zone lookup for your address.
Call Marc at (239) 287-5873, or if you have a home to sell first, call Jesse direct at (239) 898-6072. We will send you the closed sales for the plan you want and the fee stack for the lot.
McGreevy and Comisar is a top-reviewed The Preserve at Corkscrew 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.
Recognition behind these reviews:
★★★★★ "Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process." Verified Google review
Fit comes from listening first. We ask what you want, then narrow the plans to match.
★★★★★ "Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes." Verified Google review
We keep every buyer's priorities in view through the inspection and the negotiation.
★★★★★ "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
Every step, from offer to closing, has a date and a next action we send you.
Buyers in The Preserve at Corkscrew get a personalized consultation with Marc Comisar or Jesse McGreevy before they tour: the closed sales at the plans they want, the fee stack for the lot, the documents to read and a budget that includes every monthly cost. There is no cost and no obligation.
Data updated: October 2026
Who you will be talking to:
We cover your budget and financing, the plans that fit, the current listings, the association and CDD paperwork, the inspection and insurance plan and how we would write the offer. Call Marc at (239) 287-5873 or Jesse at (239) 898-6072, or read how we represent buyers in Estero.
A specialist in The Preserve at Corkscrew matters for a buyer because the facts that decide value live in documents, not in a listing feed: lot width and bond series, a quarterly association fee, a CDD assessment on the tax bill, a 2015 resale cap amendment and a plan ladder that runs from $427,500 to $1,290,000 over five years.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: the search, the tours, the inspection and the walk-through. 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 one half of McGreevy and Comisar. He runs pricing, data and the association and closing paperwork. Reach him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
A general agent may quote the community median, skip the lot width and CDD line, forget the 2015 resale cap amendment, or assume the leasing rules are the same as the next community's. Each mistake costs a buyer time or money.
Buyers who also own a home get the smoothest move by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, and planning the sale and the purchase together. That includes the timing of two closings and the Save Our Homes portability claim.
Data updated: October 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 MLS record and current listings.
Yes. We line up the listing, the offer and the two closings so they work together, and we tell you where the risk sits before you commit.
Not necessarily. Portability lets a homestead owner who establishes a new Florida homestead within the statutory window transfer up to $500,000 of the difference between just value and capped assessed value [Source: Florida Department of Revenue, PT-112 portability guide].
It depends on your cash, your lender and how quickly homes here sell. With 3 listings and a median 84 days on market, a well-priced home here can wait, so a sell-first plan is often the safer one.
We recommend it, because the equity in your current home sets the budget for the next one.
We ask for a longer closing or a rent-back, and we keep the search running so you can move when the right home appears.
You negotiate the listing commission on the sale and the buyer agreement on the purchase separately, and every commission is negotiable [Source: National Association of REALTORS, settlement FAQs].
Buyers in The Preserve at Corkscrew ask these questions before they offer, and each answer below is written for a Lee County buyer in a gated single-family community with one master association and one CDD. They cover price, fees, documents, insurance, financing and closing.
Data updated: October 2026
Buyers work with McGreevy and Comisar because the answers below show up in the offer:
Homes sold between $490,000 and $802,500 in the 12 months to October 21, 2026, at a $627,800 median and $297 per square foot, per the Southwest Florida MLS. Size decides the range, and the last 60 months show medians from $565,105 under 2,000 square feet to $942,000 at 2,800 square feet and up.
Buy the smallest plan, about 1,900 square feet, at the price the record supports, and negotiate from the closed sales. Six homes of that size sold from $490,000 to $669,000 in 12 months, and the $495,000 listing on October 21, 2026 sits at the bottom of that range.
Two of the five listings ask under the recent sales at their plan, and the $639,000 listing asks above the $618,900 median of six same-size sales after 128 days. We compare each ask with the closed sales at its plan before you offer.
It leans to buyers on price and to sellers on choice. Homes sold at a median 97.0% of list after 84 days, and only 1 of 15 sold at or above list, but five listings against 15 closings is about 4.0 months of supply, so there is still little to choose from.
It depends on the loan. Conventional programs range from 3% to 20% down, FHA and VA have their own rules, and 20% at the $627,800 median is $125,560. Your lender sets the terms, and we introduce you to lenders who work in Estero.
At the 7.24% Freddie Mac 30-year average as of October 29, 2026, principal and interest on a $502,240 loan, 80% of the $627,800 median, is $3,423 a month. Add $490 to $560 a month of association dues and CDD, plus property tax, insurance and utilities.
Dues are $810 per quarter, $3,240 per year, as shown on MLS listing sheets on July 8, 2026, and the management company, Vesta Property Services, confirms the current amount. They fund the clubhouse, pool and courts, and we have not confirmed the itemized coverage of lawn care or pest control.
Yes. The Cypress Shadows Community Development District is a Chapter 190 public special district that levies about $2,644 to $3,480 per lot per year in FY2026, depending on lot width and bond series, on the Lee County tax bill. Together with the dues the fixed total is $5,884 to $6,720 a year.
The dues fund the clubhouse and its fitness center, yoga room and gathering room, the resort-style pool and spa, two tennis courts, four pickleball courts, the playground, the rules, architectural review and management. Listings report lawn care and exterior pest control as included, but we have not confirmed that, so we ask the association.
A 2015 amendment to the Master Declaration is titled around a resale cap, but we have not extracted its terms, so we do not know whether a charge applies, who pays it or how much. We read the instrument before your inspection period ends and treat any charge as negotiable until then.
It is a homeowners association of 441 detached single-family homes under Chapter 720, with no condominium layer. That means the section 720.401 disclosure summary applies, and the condominium resale rules in Chapter 718 do not.
The seller owes the section 720.401 disclosure summary before you sign, the section 689.261 property tax disclosure and the section 689.302 flood disclosure at or before contract. We also ask for the Declaration and its amendments, the rules, the estoppel and the CDD assessment for the lot.
Yes. Under section 720.401 a buyer who did not receive the summary may cancel within 3 days after receiving it or before closing, whichever comes first, and the right cannot be waived. Read it before you sign, not after.
It is the association's written statement of what is owed on the home and any fees due at transfer. Section 720.30851 caps the fee, sets its turnaround and makes the certificate valid for 30 days, and the seller or the title agent orders it.
The publicly posted rules do not state a buyer-approval requirement, and we have not confirmed one in the recorded Declaration. Leasing needs a tenant application. We confirm the current position with Vesta Property Services before you commit.
Leasing is permitted, and lessees are recognized as full residents with the same facility-use rights as owners, but a tenant application and approval are required. The minimum lease term and any annual cap are not confirmed, so read the recorded documents first if you plan to rent.
We have not confirmed a short-term rental rule, and we would not assume one is allowed. Because the minimum lease term is also unconfirmed, we read the Declaration and its 2015 amendment and ask the association before you buy for that purpose.
Yes. A single manned gatehouse on Corkscrew Road controls access, visitors, contractors and vendors present a valid driver's license, and the resident notifies the gate in advance. Passes run up to three days, with USPS, UPS and FedEx exempt.
The community is generally mapped in FEMA Flood Zone X, the lower-risk classification, but zone lines can vary lot to lot and we have not confirmed each parcel. Look up your address on the FEMA Flood Map Service Center before you offer.
We do not quote a premium, because it depends on the home, its elevation and the carrier. Zone X homes often price lower than high-risk zones, and you should get a quote before your inspection period ends.
Insurers look at roof age, opening protection and prior claims. With a 2011 to 2015 build, roof age matters most, so we recommend a wind mitigation report and quotes from both the standard market and Citizens before you make an offer.
The roof, air conditioning, water heater, windows, plumbing, electrical panel, pool and lanai, plus permits and architectural approvals for exterior work. Every home is 11 to 15 years old, so ask for installation dates of every system.
A change of ownership resets a homestead's assessed value to just value as of the next January 1, so your bill will not equal the seller's. The CDD assessment rides the same tax bill. We do not quote the millage here, and we estimate your bill before you offer.
In Lee County the seller customarily pays the owner's title policy and the $0.70 per $100 deed stamps, and the buyer pays the lender's costs, mortgage taxes, recording, inspection and appraisal. On a $502,240 loan the mortgage taxes are $1,757.84 and $1,004.48. The contract controls.
Yes. Since August 17, 2024, a buyer signs a written agreement with the agent before touring, and it states the compensation and can be negotiated. We explain it in plain language before you sign.
Compensation is negotiated. A seller may offer to pay some or all of it, and we ask for that in the offer where it makes sense, but you and your agent agree what you owe if it is not covered. Nothing is set by law.
Generally yes, because the community is single-family homeowners association with no condominium project to approve, but the lender decides. FHA and VA loans have property and price rules of their own, so ask your lender early.
Florida Housing Finance Corporation offers first mortgage and down payment assistance programs for eligible buyers, but eligibility depends on income, price and other limits, and program price limits may sit below this community's median. We send you the current rules.
Choose The Preserve for a smaller community, $810 quarterly dues and a lower price, and The Place for a 2017 to 2023 build, a restaurant on site and far more choice. The Place's county median is $709,000 against $627,800 here. See the comparison table above.
Yes, and cash gives you leverage: no appraisal and a faster close. Homes sold in a median 84 days here, so a cash offer with a short inspection window can win a discount from a seller who wants certainty.
A financed purchase usually closes in 30 to 45 days from contract, and cash can close in two weeks. The inspection, the document review and the insurance quote run in the first weeks, and the estoppel is ordered early because it is valid for 30 days.
Yes. Marc tours by video and in person, the inspection is done in your absence, documents are signed electronically or with a mobile notary and the title company can close by mail. Foreign buyers should see the federal rules early.
The clubhouse has a fitness center, yoga room and gathering room, with a resort-style pool and spa, two tennis courts, four pickleball courts and a playground. Use is included in the $810 quarterly dues, and pets are not allowed in the clubhouse, on the courts or in the pool area.
We have not found an age restriction in the posted rules or the association documents we reviewed, and the amenities include a playground, so it appears to be an all-ages community. Confirm with the association if it matters to you.
The mailing address says Estero, and the community sits on Corkscrew Road about two miles east of I-75. Confirm your address's taxing district with the Lee County Property Appraiser, because the mailing city does not decide it.
The Preserve at Corkscrew is in elementary Zone Q, middle Zone GG and high school South 3 on the district's 2026 to 2027 map, so Pinewoods Elementary, Three Oaks Middle and Estero High are among a family's ranked choices rather than assigned schools; confirm your address with the district's school locator. Check the district's zone lookup for your address.
Call Marc at (239) 287-5873 or read how we represent buyers in Estero. If you own a home to sell first, request a free home valuation or call Jesse direct at (239) 898-6072.
Buyers who own a home ask these questions before they buy in The Preserve at Corkscrew, and each answer below covers the sale, the timing and the paperwork of moving from one Florida home to the next.
Start with a valuation of your current home, then plan the sale and the purchase together so the two closings work. We show you the price range, the net and the timing, and we line up the listing, the offer and the closing dates.
Often yes, because the equity in your home sets your budget and a sale contract makes your offer stronger. With only five listings here, a well-priced home can wait, but a home you must sell is best listed first.
You can, but sellers often prefer offers that are not contingent, and with a thin market a contingent offer is weaker. A sale contract on your home first, or a bridge loan, is usually stronger. Talk to Jesse before you decide.
Many homeowners can exclude a large part of the gain under the federal rule for a primary residence, but the rules depend on ownership and use. See IRS Publication 523 and talk to your CPA before you sell.
Often yes. Portability lets a homestead owner who establishes a new Florida homestead within the statutory window transfer up to $500,000 of the difference between just value and capped assessed value. The January 1 homestead test matters, so we plan both closings around it.
Expect the negotiated commission, documentary stamp tax at $0.70 per $100, the owner's title policy that Lee County sellers customarily pay, an estoppel if there is an association and prorated taxes. See our seller closing costs guide.
The seller or the listing agent orders it from the association, and section 720.30851 caps the fee and limits its validity to 30 days. We order it at listing so that a buyer's review clock starts on day one.
Often yes. A rent-back lets you stay after closing while you finish buying, and sellers who need time may value it. It is negotiated in the contract, and your lender and insurer should approve it.
We sequence the dates so the sale funds the purchase, using the same day or a short rent-back where needed, and we talk to both lenders and both title agents early. A same-day closing is common but depends on wire timing.
Call Marc at (239) 287-5873 or Jesse direct at (239) 898-6072 and ask. We answer from the closed record and the recorded documents, and where we have not confirmed something, we say so.
Buyers and sellers in The Preserve at Corkscrew work with Jesse McGreevy and Marc Comisar of Domain Realty because the team reads every closed sale inside the community, prepares the association and district paperwork before a buyer asks, and works from an office in Bonita Springs. Learn more about our team.
If you are thinking about buying in The Preserve at Corkscrew, the work begins with the full monthly cost, not the list price: association dues, the Cypress Shadows CDD line on the tax bill, insurance and tax. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida, and we bring the same closed-sales discipline to every offer here.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. Read more about McGreevy and Comisar on our about page, and follow our latest listings on Instagram.
McGreevy and Comisar is a top-reviewed The Preserve at Corkscrew realtor; read every verified review on our Google profile.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
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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).
Facts on this page rest on primary sources: the association and its published documents, the Cypress Shadows Community Development District, Lee County's Property Appraiser, Lee County government, Florida statutes, federal agencies and our own guides. No listing portal or competing brokerage is cited. Sources were accessed in September 2026 unless dated.
Buyers in The Preserve at Corkscrew 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 last row names the record that comes from the association and the office that holds it.
Document | What it proves for a The Preserve at Corkscrew buyer | Official authority |
|---|---|---|
Florida Statutes 720.401, disclosure summary for prospective purchasers in a mandatory homeowners association | The HOA disclosure summary, its pre-contract timing and your 3-day cancellation right | |
Florida Statutes 720.30851, homeowners association estoppel certificates | What the HOA estoppel certificate must state and its fee caps | |
Florida Statutes 689.302, flood disclosure | The seller flood disclosure owed to you at or before contract | |
Florida Statutes 689.261, property tax disclosure summary | The property tax disclosure summary in a residential contract | |
Documentary stamp tax overview | The $0.70 per $100 deed rate and the $0.35 per $100 note rate | |
NAR settlement FAQs | The written buyer agreement and how buyer broker compensation works after August 17, 2024 | |
Primary Mortgage Market Survey | The weekly 30-year fixed mortgage rate used in the payment table | |
Owning a Home | How to read a loan estimate and closing disclosure | |
Master Declaration of Covenants, Conditions and Restrictions, Lee County Instrument 2012000094216, recorded April 27, 2012 | The recorded Master Declaration, Instrument 2012000094216 | |
Master Declaration Amendment 2, 2015, resale cap | The 2015 amendment titled around a resale cap, to read before you offer | |
Preserve at Corkscrew Master Association Community Rules and Regulations, approved May 23, 2019 | Gate, pet, parking, golf cart and amenity rules | |
FY 2026 Cypress Shadows CDD final adopted budget | The CDD assessment by lot width and bond series | |
FEMA National Flood Hazard Layer | The FEMA flood layer for your address | |
VA home loans | VA home loan eligibility and terms | |
Florida Housing Finance Corporation, homebuyer programs | First-time buyer and down payment programs |
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.