Estero, Florida
Buy a condo at River's Reach at Country Creek in Estero with McGreevy and Comisar, Top 1% nationally since 2008. Twelve closings, two actives, the estoppel, lender and flood questions answered before you offer. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026.
Buying at River's Reach at Country Creek means buying a two-bedroom, two-bathroom condominium of 1,125 to 1,238 heated square feet in a two-story building inside a gated Estero golf community, and in the 12 months to October 21, 2026 the Southwest Florida MLS recorded 12 closings at a $225,000 median, with 2 condos active at $224,900 and $230,000. This is the buyer guide to River's Reach at Country Creek, the 220-unit condominium inside Country Creek in Estero, Florida.
If you are still choosing a buyer's agent, our guide to the best real estate agents in Estero sets the options side by side on the public record. Every condo buyer needs a price, so read our River's Reach at Country Creek home valuation guide, and if you own a home you must sell first, our River's Reach at Country Creek seller guide covers that side. Buyers weighing the attached villas next door can read the Villas at Country Creek buyer guide, and the whole gate is covered in our Country Creek buyer guide.
Call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873. We are Top 1% Real Estate Agents Nationally Since 2008, and we tell buyers plainly what the record does not show here: no association fee is published, the lender status of the five condominium corporations is not confirmed, and the leasing, pet and approval rules sit in a declaration we pull for the unit before you offer.
McGreevy and Comisar are the best realtor for buying at River's Reach at Country Creek because we read the estoppel, the documents and the lender questions before your offer, negotiate in a market where 10 of 12 condos sold below list, and say plainly where the public record stops. We are the #1 Team in Southwest Florida since 2012.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through August 20, 2026)
Marc Comisar and Jesse McGreevy work every buyer file themselves. 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 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.
Recent River's Reach market record (last 12 months, Southwest Florida MLS, pulled October 21, 2026): 12 resales, a $225,000 median, a range of $195,000 to $245,000, a median of 96 days on market and a median sold-to-list ratio of 95.8%. In the last 12 months we tracked every one of those 12 closings, and we tracked all 52 the MLS has recorded here in the 60 months to October 21, 2026.
The honors below are career honors across Lee and Collier County, and they are the standard we hold a River's Reach buyer file to.
Honors and recognition:
Selling your River's Reach at Country Creek condo? Get a free home valuation or call Jesse direct at (239) 898-6072.
Buying in River's Reach at Country Creek? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
River's Reach buyers who read nothing else on this page should know these twelve facts, each sourced in the sections below. They decide what you pay, what you carry, which lender questions can slow a loan and which documents you must hold before the cancellation window closes.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
Buying a condo at River's Reach at Country Creek takes a price plan, a document plan and a lender plan: match your budget to 12 closings at a $225,000 median, order the estoppel and the phase documents on day one, and ask your lender to run the project review before you remove contingencies.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
The 12-month range is $195,000 to $245,000 and the median is $225,000. A 1,125 to 1,238 square foot condo closed at $157.51 to $213.24 per heated square foot in the county record, so we set your offer from the sale-by-sale record and not from a list price.
River's Reach is five Chapter 718 condominiums, so the Section 718.503 resale package applies and you have a 7-day cancellation right. The rest of Country Creek is under Chapter 720, which follows different rules, covered below.
The declaration, articles, bylaws and rules, the latest annual financial statement and budget, the frequently asked questions sheet, the estoppel certificate and the master association rules. We list what to ask and when.
Offer, then the written buyer agreement, the document review window, inspection, estoppel, lender project review, insurance quote and closing. The estoppel takes up to 10 business days after a written request, so we ask for it on day one.
We track the River's Reach market from two records: every Southwest Florida MLS closing on Country Creek Drive condo units, pulled October 21, 2026, and the Lee County Property Appraiser's qualified recorded sales through August 20, 2026. Together they show 52 MLS closings in five years and a county sales file running back to 2019.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through August 20, 2026)
The MLS filter is condo units on Country Creek Drive, and it returned 12 closings in the last 12 months, 24 in 24, 34 in 36 and 52 in 60. Every closing in the file was marketed through the MLS.
The county file holds only qualified, improved sales, deduplicated by parcel and date, and it ends August 20, 2026. The MLS is therefore the newer record and the county the longer one. We label which one a figure comes from every time.
The MLS files one February 2026 sale of $500,000 under River's Reach, but the Lee County roll shows it is a detached house of 2,059 square feet in Villages at Country Creek, not a River's Reach condo. We exclude it, which is why the count is 12 and not 13.
An MLS closing and a county recorded sale are usually the same transaction seen from two sides, so adding them double counts. We also never compare an MLS square footage with a county heated square footage, because MLS entries sometimes report 1,163, 1,212, 1,262 or 1,310 square feet where the county roll carries four sizes.
River's Reach condos cost a $225,000 median over the last 12 months, $239,950 over 24, $262,000 over 36 and $285,000 over 60, so the price you see depends on the window, and the last 12 months is the market you are buying in. Every figure here is an MLS closing on Country Creek Drive.
Data updated: October 2026 (Southwest Florida MLS Matrix, windows to October 21, 2026)
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 12 | $225,000 | $188.24 | 96 | 95.8% |
| 24 months | 24 | $239,950 | $198.00 | 89 | 95.4% |
| 36 months | 34 | $262,000 | $215.35 | 79.5 | 95.9% |
| 60 months | 52 | $285,000 | $236.31 | 42 | 96.6% |
The 24-month median is the middle pair, $239,900 and $240,000. The longer the window, the higher the price and the faster the sale, which is the signature of a market that cooled after 2023.
| Year | Closings | Median | Low | High | Median days on market | Median sold-to-list | Sold above list |
|---|---|---|---|---|---|---|---|
| 2021 | 2 | $240,000 | $230,000 | $250,000 | 4 | 97.6% | 1 |
| 2022 | 9 | $298,500 | $270,000 | $362,500 | 6 | 100.9% | 5 |
| 2023 | 8 | $303,500 | $285,000 | $395,000 | 29.5 | 96.5% | 0 |
| 2024 | 11 | $290,000 | $277,000 | $340,000 | 68 | 96.7% | 0 |
| 2025 | 13 | $245,000 | $195,000 | $312,325 | 86 | 93.8% | 0 |
| 2026 (to Oct 21) | 9 | $225,000 | $201,500 | $239,900 | 83 | 95.7% | 0 |
The MLS peak was $303,500 in 2023. Median days on market climbed from 6 in 2022 to 86 in 2025, and no condo has sold above list since 2022.
| MLS sq ft | Closings in 24 months | Median sold | Median $ per sq ft |
|---|---|---|---|
| 1,125 | 4 | $232,450 | $206.62 |
| 1,161 to 1,163 | 6 | $230,000 | $197.93 |
| 1,237 to 1,238 | 11 | $240,000 | $193.86 |
| 1,212 | 1 | $255,000 | $210.40 |
| 1,262 | 1 | $300,000 | $237.72 |
| 1,310 | 1 | $285,000 | $217.56 |
The smallest plan carries the highest price per foot, and the two largest plans carry the lowest. The three single-sale rows are individual units and not a trend.
Freddie Mac's 30-year fixed average was 7.24% in the week of October 29, 2026, against 6.17% a year earlier. On a $180,000 loan, which is 80% of $225,000, principal and interest is about $1,227 a month at 7.24% and about $1,099 at 6.17%, a difference of $128 a month. Read Freddie Mac's rate survey for the current week.
Buyers paid less than the list price in 10 of the last 12 River's Reach closings, matched it in 2 and paid more in none, and the median sale closed at 95.8% of list after 96 days. The table lists every MLS closing for 24 months, newest first, so you can see the spread yourself.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
| Month | Beds/baths (MLS) | MLS sq ft | List | Sold | Days on market |
|---|---|---|---|---|---|
| Oct 2026 | 2 Bed/2 Bath | 1,161 | $230,000 | $225,000 | 45 |
| Aug 2026 | 2 Bed/2 Bath | 1,163 | $239,900 | $230,000 | 83 |
| Jul 2026 | 2 Bed/2 Bath | 1,125 | $219,000 | $208,000 | 210 |
| May 2026 | 2+Den/2 Bath | 1,238 | $240,000 | $228,000 | 16 |
| Apr 2026 | 2 Bed/2 Bath | 1,161 | $219,000 | $201,500 | 109 |
| Mar 2026 | 2+Den/2 Bath | 1,237 | $240,000 | $237,000 | 114 |
| Mar 2026 | 2+Den/2 Bath | 1,238 | $235,000 | $225,000 | 74 |
| Feb 2026 | 2 Bed/2 Bath | 1,125 | $239,900 | $239,900 | 76 |
| Jan 2026 | 2 Bed/2 Bath | 1,125 | $245,000 | $225,000 | 271 |
| Nov 2025 | 2+Den/2 Bath | 1,238 | $215,000 | $195,000 | 207 |
| Nov 2025 | 2 Bed/2 Bath | 1,238 | $225,000 | $220,000 | 48 |
| Nov 2025 | 2 Bed/2 Bath | 1,163 | $245,000 | $245,000 | 175 |
| Sep 2025 | 2 Bed/2 Bath | 1,161 | $239,900 | $230,000 | 7 |
| May 2025 | 2+Den/2 Bath | 1,237 | $279,990 | $269,000 | 153 |
| May 2025 | 2 Bed/2 Bath | 1,238 | $250,000 | $242,000 | 46 |
| May 2025 | 2 Bed/2 Bath | 1,212 | $274,500 | $255,000 | 96 |
| May 2025 | 3 Bed/2 Bath | 1,310 | $305,000 | $285,000 | 13 |
| May 2025 | 2+Den/2 Bath | 1,238 | $299,000 | $245,000 | 200 |
| Apr 2025 | 2 Bed/2 Bath | 1,262 | $319,900 | $300,000 | 86 |
| Apr 2025 | 2+Den/2 Bath | 1,237 | $319,900 | $300,000 | 35 |
| Mar 2025 | 2+Den/2 Bath | 1,238 | $264,900 | $240,000 | 39 |
| Feb 2025 | 2 Bed/2 Bath | 1,161 | $319,500 | $312,325 | 92 |
| Dec 2024 | 2+Den/2 Bath | 1,237 | $319,900 | $290,000 | 144 |
| Nov 2024 | 2 Bed/2 Bath | 1,125 | $286,000 | $277,000 | 99 |
The bedroom labels are the MLS entries. The county roll records a two-bedroom, two-bath layout for every River's Reach unit, so a "2+Den" or "3 Bed" label is a listing description of the same footprint.
In the 12 months to October 21, 2026, 10 closings sold below the final list price, 2 sold at list and none sold above. The median sold-to-list ratio was 95.8%, and the 2026 calendar-year median was 95.7%.
One of the 12 sold within 30 days, and 6 took more than 90 days. A well-priced condo can still move fast: a 1,161 square foot condo sold in 7 days in September 2025, and a 1,238 square foot condo with a den sold in 16 days in May 2026.
A 1,125 square foot condo listed at $245,000 sold for $225,000 after 271 days. A 1,238 square foot condo listed at $215,000 sold for $195,000 after 207 days. A 1,125 square foot condo listed at $239,900 sold for $239,900 in 76 days, so condition and position matter as much as size.
On October 21, 2026 the Southwest Florida MLS showed two River's Reach condos active, one at $230,000 after 6 days on market and one at $224,900 after 154 days. Two actives against 12 closings a year is 2.0 months of supply, so inventory is thin and a new listing can appear without notice.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
| List price | Beds/baths (MLS) | MLS sq ft | Days on market |
|---|---|---|---|
| $230,000 | 2+Den/2 Bath | 1,237 | 6 |
| $224,900 | 2 Bed/2 Bath | 1,161 | 154 |
This table is market data from one day, not a list of homes to click. Listings change daily, so call us for what is active today.
Months of supply is the active count divided by the monthly closing pace: 2 actives divided by 12 closings over 12 months, which is 2.0 months. At this scale one closing moves the number, so treat it as a direction and not a measurement.
We watch the MLS for Country Creek Drive condos and message you the day a match appears. Ask us for alerts tuned to your size, floor and price band.
County records show River's Reach qualified sales moving from a $175,750 median across 18 sales in 2019 to a $308,250 median across 14 sales in 2023, then back to $225,000 across 9 sales in 2026. The file records sales through August 20, 2026, and it is the longest verified price history for the condominium.
Data updated: November 2026 (Lee County Property Appraiser qualified sales, recorded through August 20, 2026)
| Year | Recorded sales | Median | Low | High |
|---|---|---|---|---|
| 2019 | 18 | $175,750 | $155,000 | $187,000 |
| 2020 | 20 | $172,688 | $152,000 | $181,500 |
| 2021 | 28 | $182,250 | $152,500 | $250,000 |
| 2022 | 15 | $290,000 | $255,000 | $362,500 |
| 2023 | 14 | $308,250 | $150,000 | $395,000 |
| 2024 | 16 | $290,000 | $277,000 | $340,000 |
| 2025 | 12 | $250,000 | $195,000 | $312,325 |
| 2026 (to Aug 20) | 9 | $225,000 | $201,500 | $239,900 |
The county file counts a sale once, on the recorded date, which is why its yearly counts differ a little from the MLS. The 2023 peak of $308,250 is the county's highest median, and the 2026 median is the lowest since 2021.
| Year | Recorded sales | Median $ per heated sq ft |
|---|---|---|
| 2021 | 28 | $153.96 |
| 2022 | 15 | $248.89 |
| 2023 | 14 | $266.24 |
| 2024 | 16 | $245.85 |
| 2025 | 12 | $203.23 |
| 2026 (to Aug 20) | 9 | $191.59 |
These use the county's heated square footage, which excludes the lanai, so they are not comparable with the MLS figures earlier on this page.
| Recorded | Phase | Heated sq ft | Price | $ per sq ft |
|---|---|---|---|---|
| August 20, 2026 | V | 1,125 | $230,000 | $204.44 |
| July 15, 2026 | II | 1,125 | $208,000 | $184.89 |
| May 21, 2026 | II | 1,238 | $228,000 | $184.17 |
| April 21, 2026 | III | 1,125 | $218,900 | $194.58 |
| April 17, 2026 | IV | 1,161 | $201,500 | $173.56 |
| March 10, 2026 | II | 1,237 | $237,000 | $191.59 |
| March 6, 2026 | II | 1,238 | $225,000 | $181.74 |
| February 20, 2026 | IV | 1,125 | $239,900 | $213.24 |
| January 5, 2026 | V | 1,125 | $225,000 | $200.00 |
| November 21, 2025 | II | 1,238 | $195,000 | $157.51 |
| November 17, 2025 | III | 1,238 | $220,000 | $177.71 |
| November 10, 2025 | V | 1,238 | $245,000 | $197.90 |
These twelve recorded sales have a $225,000 median, a $195,000 low and a $245,000 high, the same range the MLS shows. The county table adds the phase of each unit, which the MLS does not.
| Phase | Recorded sales | Median price |
|---|---|---|
| I | 9 | $289,000 |
| II | 12 | $270,000 |
| III | 4 | $231,000 |
| IV | 8 | $293,450 |
| V | 6 | $262,500 |
The medians include 2023 and 2024 sales, so the phase gaps partly reflect when each sale happened, and Phase III has only 4 sales. We use the phase table to find the closest matching sale and not to rank the phases.
River's Reach is a two-story condominium of 220 two-bedroom units under Chapter 718, with a 7-day cancellation right, while The Villas at Country Creek is a set of one-story attached villas under Chapter 720. River's Reach closed at a $225,000 median in the last 12 months, and the Villas at $295,000 on 9 closings.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
| Question | River's Reach at Country Creek | The Villas at Country Creek |
|---|---|---|
| Product | Condominium unit in a two-story building | Attached one-story villa |
| Heated size | 1,125 to 1,238 sq ft, four plans | Roughly 1,300 to 1,400 sq ft |
| Governing statute | Chapter 718 condominium act | Chapter 720 homeowners' associations |
| Resale cancellation | 7 days excluding weekends and legal holidays | 3 days under Section 720.401 |
| Association structure | Five phase corporations plus the master association | Villa associations plus the master association |
| Parking | Carport, no garage, no elevator | Per the villa documents |
| Milestone or SIRS | Not required, two stories | Not applicable to one-story villas |
| 12-month MLS median | $225,000 on 12 closings | $295,000 on 9 closings |
| 24-month MLS median | $239,950 on 24 closings | $329,900 on 15 closings |
River's Reach units are stacked in two-story buildings reached by exterior stairs. The Villas are one-story attached villas. If a single level, a garage or a larger footprint matters, read the Villas at Country Creek neighborhood guide.
A River's Reach buyer receives the Chapter 718 package and a 7-day window. A Villas buyer receives the Section 720.401 disclosure summary and a 3-day window. Our Villas at Country Creek buyer guide walks that side in full.
The River's Reach entry price is lower, and the tax and insurance arithmetic follows the price. Association dues are not published for either neighborhood, so we pull them for the exact unit. The Villages side of the gate is covered in the Villages at Country Creek neighborhood guide.
Choose River's Reach for the lower entry price of the two, a uniform set of four floor plans and a deep set of comparable sales. Choose the Villas for a one-story layout. The Country Creek buyer guide compares all three product types.
River's Reach is five separate Florida condominium corporations, not one, and your unit's phase decides who issues your estoppel, who holds your reserves and which declaration sets your rules. Read the declaration book number in your legal description: 2560 is Phase I, 2608 is II, 2914 is III, 2816 is IV and 3087 is V.
Data updated: November 2026 (Florida Division of Corporations and Lee County Property Appraiser records)
| Phase | Florida corporation | State record number | Declaration book and page | Units | Built |
|---|---|---|---|---|---|
| I | River's Reach at Country Creek, Inc. | N94000000513 | Book 2560, Page 3787 | 48 | 1994 (8 units), 1995 (40) |
| II | River's Reach II at Country Creek, Inc. | N95000000765 | Book 2608, Page 0113 | 56 | 1995 (24), 1996 (32) |
| III | River's Reach III at Country Creek, Inc. | N97000004077 | Book 2914, Page 2629 | 36 | 1998 |
| IV | River's Reach IV at Country Creek, Inc. | N96000004936 | Book 2816, Page 2698 | 40 | 1997 |
| V | River's Reach V at Country Creek, Inc. | N98000001357 | Book 3087, Page 2522 | 40 | 1999 |
The five phases total 220 units on one plat, Plat Book 55, Page 34, and our River's Reach neighborhood guide maps every building. You can confirm the corporations on the Florida Division of Corporations search.
Phase IV was incorporated, recorded and completed before Phase III, so the numerals are not a construction timeline. Phase III's corporation was chartered about three months after Phase IV's declaration was recorded.
Phase I is recorded as "RIVER'S REACH" with an apostrophe, and Phases II through V as "RIVERS REACH" without one. A title search on one spelling misses four of the five phases, so we search both.
Leasing, pets, approval, reserves, insurance split and estoppel are properties of your phase declaration. The county's 2026 median just value runs from $203,065 in Phase I to $217,448 in Phase III. Just value is the appraiser's figure and not a price, but the narrow spread shows the five phases sit close together.
We find you the right River's Reach condo by narrowing four things the public record can measure: the floor, the floor plan, the position of the building and the condition of the unit. With four plans, 110 ground-floor and 110 second-floor units and 19 buildings, the choice is small enough to decide on facts.
The third digit of a unit number is the floor: in 1526, 15 is the building, 2 is the floor and 6 is the unit. The split is exactly 110 ground-floor and 110 second-floor units. There are no elevators, and second-floor units are reached by exterior stairs. The county's 2026 median just value is $214,441 on the ground floor and $216,798 on the second floor, so the assessor sees almost no difference.
The Lee County roll lists 59 units at 1,125 square feet, 24 at 1,161, 77 at 1,237 and 60 at 1,238. The heated area excludes the lanai, so a listing that quotes a larger number is probably adding it. We compare on the county heated figure.
Every one of the 19 buildings sits within 205 feet of the master association's golf tract. In Phases III, IV and V, 136 units sit within 100 feet of water, and Building 32 is 13 feet from a lake. Phases I and II sit 256 to 394 feet from the nearest water. River's Reach is not on the Estero River despite the name.
The buildings are numbered 1 through 16 and 31 through 33, and numbers 17 through 30 do not exist. The oldest is Building 1, with eight 1,125 square foot units completed in 1994. We ask for the roof, plumbing and electrical history of the specific building before you offer.
We negotiate for you at River's Reach by starting from the sold record, not the list price: 10 of the last 12 closings sold below list, the median closed at 95.8%, and half took more than 90 days. We trade price, credits, dates and contingencies against what the nearest matching sale proves.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
We pull the three or four closest matches by size, floor and position, then set an offer range from what those buyers paid against list. A condo that has sat for 150 days or more has a seller with a different calendar than one listed last week.
A price cut lowers the loan and the down payment, while a seller credit lowers cash to close. Which one you want depends on your lender and your inspection findings, and we model both before the offer goes in.
We write dates for the inspection, the estoppel, the document review and the lender project review into the contract, so you are never waiting on a phase association's manager after your deposit is at risk.
The 7-day cancellation right is a statutory protection tied to receiving the documents, not a bargaining chip. We confirm the contract carries the required legend and that you have the documents, so the right is real when you need it.
You can usually finance a River's Reach condo with a conventional loan if the project passes the lender's review, but we cannot confirm FHA, VA or Fannie Mae project status for any of the five corporations, so we never imply approval. Cash buyers skip the project review but still need the estoppel and the documents.
Data updated: November 2026 (Fannie Mae Selling Guide pages dated August 5, 2026; Freddie Mac fact sheet of August 2026)
An attached unit in an established condominium is reviewed by Fannie Mae through a Full Review in Condo Project Manager, an FHA project approval or a streamlined review, per Selling Guide page B4-2.1-01. Each phase has 36 to 56 units and sits under a master association, so expect the full set of questions about budget, reserves, litigation and delinquency.
| Test | Rule as published |
|---|---|
| Assessment delinquency | No more than 15% of units 60 or more days past due |
| Reserves | Budget funds replacement reserves at 10% of the budget, or a qualifying reserve study |
| Critical repairs | Ineligible if repairs over $10,000 per unit are needed within 12 months and unfunded |
| Water and mold | Ineligible for any mold, water intrusion or potentially damaging leaks |
| Litigation | Ineligible if the association is party to pending litigation, with a minor-litigation exception |
| Status | Unavailable in Condo Project Manager means the loan is ineligible |
Freddie Mac applies similar tests, including the 15% delinquency cap and a 10% reserve allocation, and it reviews any structural or mechanical inspection from the past three years. See the Fannie Mae Full Review rules and the Freddie Mac condominium FAQ.
Florida law does not require a structural integrity reserve study for these two-story buildings and lets reserves be waived by vote. A lender applies its own rulebook, so a phase can be fully legal and still fail the reserve test. That is why we ask for the budget and reserve schedule in week one.
The master association levied a special assessment for the clubhouse renovation, and an owner has asked the court whether a membership vote was required first. A condominium questionnaire asks about special assessments and litigation, and those questions reach the master association as well as your phase. Our Country Creek guide covers the matter.
We could not read an FHA approval or a VA condominium approval result for the five corporations, and we do not state that a loan type can or cannot be used. Your lender can run the unit address through the FHA lookup and the VA condo report and tell you the answer in one call.
A River's Reach buyer pays property tax of about $2,918.52 a year on a $225,000 non-homestead assessment at the 2026 rate ($2,929.82 at the 2025 billed rate), a Lee solid waste line of $18.31 on the sample bill, an HO-6 policy and the association dues, which are not published. There is no community development district line.
Data updated: November 2026 (Lee County Property Appraiser 2025 and 2026 millage books; MLS median pulled October 21, 2026)
| Case | Rate used | Annual ad valorem tax on $225,000 |
|---|---|---|
| Non-homestead, 2025 billed rate | 13.0214 mills | $2,929.82 |
| Same, plus $18.31 Lee solid waste | 13.0214 mills | $2,948.12 |
| Non-homestead, 2026 rate | 12.9712 mills | $2,918.52 |
| Homestead, 2026 rate, exemptions by levy type | 12.9712 mills | $2,390.87 |
Rates are for taxing district 316, Village of Estero and Estero Fire. The 2026 rate of 12.9712 mills is the applied rate in the Lee County Property Appraiser 2026 millage book, printed October 9, 2026, which replaced the 12.9827 proposed in August. The tax is an illustration on the sale price, because the assessed value is the appraiser's January 1 figure.
A buyer who makes the condo a permanent residence can claim the homestead exemption on the property on January 1, with a first $25,000 on all levies and an additional exemption on the non-school levies. The Save Our Homes cap of 2.7% for 2026 does not pass from the seller, because a sale resets the assessment to just value on January 1 of the following year. The seller's tax bill is not your tax bill.
On the 2026 rate, the tax part of a lender escrow is about $243.21 a month for a non-homestead owner and about $199.24 for a homestead owner, before any insurance escrow. The difference is $527.65 a year.
You carry an HO-6 policy for the unit interior and contents, and the association carries the master policy. Association dues for each phase: Information not available at time of publishing (checked 2026-11-01). We pull the phase budget for the unit you are offering on.
On the 2025 bill of a River's Reach sample unit, the only non-ad-valorem line was an $18.31 solid waste assessment, and there is no community development district. Many newer Southwest Florida communities carry a district assessment, so this is a real difference. Pay early: the discount is 4% in November, 3% in December, 2% in January and 1% in February.
Before you offer on a River's Reach condo the seller must give you the declaration, articles of incorporation, bylaws and rules, the latest annual financial statement and budget, and the Florida frequently asked questions sheet under Section 718.503. You then have 7 days, excluding Saturdays, Sundays and legal holidays, to cancel.
Data updated: November 2026 (Florida Statutes 718.503 and 718.116, 2026 text; DBPR 2026 fee sheet)
The seller delivers the package at the seller's expense. A resale contract must either state that you received the documents more than 7 days, excluding Saturdays, Sundays and legal holidays, before signing, or state that you may cancel within 7 such days after signing and receipt. A contract that does not conform is voidable by the buyer before closing. Some web pages still quote 3 days, which is the old rule.
Since 2025 the resale contract must also carry a conspicuous statement that the association is not required to have a milestone inspection or a structural integrity reserve study. Expect to see that statement for a two-story building.
The association must issue the estoppel within 10 business days of a written or electronic request. The fee is capped at $299 for 2026, plus $119 if delivered in 3 business days and $179 if the unit is delinquent, and it is valid for 30 days, or 35 if mailed. Each phase is its own association, so the estoppel comes from your phase.
A buyer is jointly and severally liable with the previous owner for unpaid assessments up to the transfer of title, and can recover from the seller. We read the estoppel for special assessments, open rule violations and whether board approval or a right of first refusal applies.
Neither applies. The milestone inspection under Section 553.899 and the structural integrity reserve study under Section 718.112(2)(g) cover buildings of three habitable stories or more, and River's Reach buildings are two stories. The association must still reserve for roof replacement, building painting and pavement resurfacing under Section 718.112(2)(f).
Data updated: November 2026 (Florida Statutes 553.899 and 718.112, 2026 text)
Section 553.899(3)(a) applies to a condominium building "three habitable stories or more in height", with the first inspection due by December 31 of the year the building turns 30. All 220 River's Reach parcels record a maximum of 2 stories on the county roll.
Section 718.112(2)(g) requires the study for buildings "three habitable stories or higher" and states that the paragraph "does not apply to buildings less than three stories in height".
The budget must include reserve accounts for roof replacement, building painting and pavement resurfacing regardless of the amount, and any other item above the statutory threshold. Reserves can be waived or pooled by owner vote, so we ask what your phase did.
A lender looks at critical repairs, the 10% reserve test and any inspection report from the last three years. A phase that has never commissioned a report has nothing to show, which is a question and not a defect. Ask the seller whether one exists.
All five River's Reach phases are in Zone X, an area of minimal flood hazard, under a map revision effective February 5, 2026, so a federal flood policy is not mandated. The buildings date from 1994 to 1999, so we price the roof, plumbing, electrical panel and wind questions into every offer.
Data updated: November 2026 (FEMA map revision effective February 5, 2026; Citizens Property Insurance filings read November 1, 2026)
The governing map is Letter of Map Revision 25-04-3811P, "Estero River Redelineation", issued September 23, 2025 and effective February 5, 2026. It moved these buildings from shaded to unshaded Zone X, both outside the Special Flood Hazard Area. The Village of Estero, not the county appraiser, is the flood authority for the address, and you can check the FEMA Flood Map Service Center yourself.
The association carries the property policy for the building as originally installed, and the policy excludes your personal property and finishes that serve only your unit. Your HO-6 policy covers the interior, your contents, additional living expenses and liability, and Florida requires at least $2,000 of loss assessment coverage on it. We ask the seller for the master policy declarations page.
Citizens' 2026 rate filing shows an average Lee County HO-6 premium of $1,459 across 801 policies and proposes $1,410, a 3.4% decrease. This is a county average and not a quote. A licensed agent needs the address and year built to bind a real number.
Outside the Special Flood Hazard Area flood insurance is optional and available. The Village of Estero's Community Rating System Class 6 earns a 10% discount on flood policies outside the flood area. Ask whether the association carries a flood policy and what it covers.
A four-point inspection reviews the roof, electrical, plumbing and air conditioning for an insurer. The buildings predate the 2002 statewide code, so a wind mitigation form may earn little for your unit, because the building envelope sits on the association's policy. Ask your insurance agent before you pay for one.
We do not state the plumbing material, panel brand or roof age of any River's Reach building, because the public record does not show them. We treat the roof, plumbing supply lines, electrical panel and air conditioning as items for your inspector to read, with the permit history and the building's reserve schedule.
A River's Reach buyer uses two sets of amenities: the River's Reach pool on a 16.01-acre common element that the five corporations own, and the golf, clubhouse, tennis courts and other pools that belong to the master association. Golf is bundled and non-equity with no documented buy-in, and members pay a green fee.
Data updated: November 2026 (Villages at Country Creek master association pages and newsletter, read November 1, 2026)
The five River's Reach corporations jointly own the pool and the 16.01-acre common element. The golf course, clubhouse, tennis, the other pools, the private roads and the retention areas belong to the Villages at Country Creek master association.
The course is 18 holes, par 61, 3,871 yards, an executive-length layout designed by Gordon Lewis. The public can play from May 1 through October 31, and non-resident memberships are offered. Our Country Creek guide covers the golf structure.
There are five community pools, five tennis courts, a fitness center on the lower level of the clubhouse and the Creekside restaurant. Rates and hours sit on the association's amenities page.
Interior demolition on the clubhouse began April 13, 2026, and amenities have stayed open in temporary facilities. No completion date has been published. The master association levied a special assessment, and an owner has asked the court whether a vote was required, so we ask for the association's current position on the assessment before you offer.
A River's Reach buyer should check leasing, pets, sale approval, exterior changes and parking before offering, because each is written in the declaration of the unit's own phase. Those rules sit behind an association member login, so we pull them for the unit rather than quoting a community rule.
Data updated: November 2026 (declarations, bylaws and rules to be pulled per unit)
Minimum lease terms, rental caps and an owner-occupancy period before leasing are set per phase declaration. Leasing rules for each phase: Information not available at time of publishing (checked 2026-11-01). We pull the declaration for your unit before you offer.
Pet number, weight and breed rules are per phase declaration or rules. Assistance animals follow federal fair housing law and not a pet cap. We read the rules for the unit.
Whether a phase requires board approval or holds a right of first refusal is answered on the estoppel. An association may charge a transfer fee only if it must approve the transfer and its documents provide for the fee, and the 2026 cap is $184 per applicant. Spouses count as one applicant.
The master association's Architectural Review Committee approves exterior changes, and for a condo your local association must approve as well. Every unit has a carport and there are no garages. Whether your carport is assigned is a question for the declaration and the phase's parking rules.
At a $225,000 price with 20% down, a River's Reach buyer's state-formula costs are $630.00 in mortgage documentary stamps and $360.00 in intangible tax on a $180,000 loan, plus recording fees of about $18.50 to $35.50 for the deed. In Lee County the seller customarily pays deed stamps and the owner's title premium.
Data updated: October 2026 (illustration on the 12-month MLS median, pulled October 21, 2026; Florida Statutes 201.02, 201.08, 199.133 and 28.24)
| Line | Formula | Amount |
|---|---|---|
| Purchase price | 12-month MLS median | $225,000.00 |
| Down payment | 20% of price | $45,000.00 |
| Loan amount | price less down payment | $180,000.00 |
| Mortgage documentary stamps | $0.35 per $100 of the loan | $630.00 |
| Intangible tax | 0.2% of the loan | $360.00 |
| Lender's title policy, issued with an owner's policy | statutory minimum | $25.00 |
| Deed recording | Section 28.24 fees | $18.50 to $35.50 |
| Owner's title premium (seller customarily pays in Lee) | $5.75 per $1,000 to $100,000, $5.00 per $1,000 above | $1,200.00 |
| Deed documentary stamps (seller customarily pays in Lee) | $0.70 per $100 of price | $1,575.00 |
These are illustrations from state formulas, not a quote. The contract controls who pays, and the Lee practice is a custom and not a statute.
Lender fees, appraisal, survey, title search and settlement fees, association transfer or capital contribution fees, the estoppel fee, your first-year HO-6 premium, prepaid taxes and escrow, and inspection fees all vary by lender and provider. We do not invent a total cash to close, and we build one for your loan once you have a lender estimate.
The estoppel fee cap is $299, with $119 added if expedited and $179 added if the unit is delinquent, and the contract says who pays. An approval fee applies only where a phase must approve the transfer, and it is capped at $184 per applicant.
Taxes are prorated at closing from the most recent bill, and the contract allows a reproration. If you close in the fall, you pay the new bill, and the discount runs 4% in November, 3% in December, 2% in January and 1% in February.
Since August 17, 2024, a buyer must sign a written agreement with a broker before touring a home, and the agreement must state the agent's compensation as an objectively ascertainable amount. Compensation is negotiable, and agent commissions cannot be financed through a mortgage under current FHA rules, as the National Association of REALTORS states.
We put the agreement in writing before the first showing: the services, the amount and how we are paid. Read the National Association of REALTORS guide to written buyer agreements.
If a seller has not offered compensation, the buyer can ask the seller to pay it in the offer; otherwise the buyer pays as the agreement states. Brokers can no longer advertise offers of compensation on the MLS.
River's Reach sits in Lee County's elementary proximity zone Q, middle proximity zone GG and high school South zone, sub-zone 2, under a choice model where applicants rank schools. The airport is 12.7 miles and about 20 minutes away, and Coconut Point and Miromar Outlets are 4.0 and 2.0 miles away.
Data updated: November 2026 (School District of Lee County 2026-2027 enrollment plan; OpenStreetMap routing run November 1, 2026)
Lee County runs a choice model with East, South and West zones and sub-zones, and you rank schools in your zone. Your address does not guarantee one school, and your first choice is subject to the district's process. Read the district's student enrollment pages for the current window.
| Level | Zone | Schools listed in the enrollment plan |
|---|---|---|
| Elementary | Proximity zone Q | Bonita Springs, Pinewoods, San Carlos Park, Spring Creek, Three Oaks |
| Middle | Proximity zone GG | Bonita Springs Middle Center for the Arts, Three Oaks Middle |
| High | South zone, sub-zone 2 | Bonita Springs, Cypress Lake, Dunbar, Estero, Fort Myers, South Fort Myers |
The zone assignment for the River's Reach centroid comes from the district's zone layers, and a hand-run address lookup confirms it for a specific unit. The district office is at 2855 Colonial Boulevard, Fort Myers, and its phone is 239-334-1102.
| Destination | Distance | Drive time |
|---|---|---|
| Publix at Estero Crossing | 1.6 miles | about 5 minutes |
| Estero Community Park | 1.3 miles | about 6 minutes |
| Miromar Outlets | 2.0 miles | about 6 minutes |
| I-75 Exit 123 | 2.4 miles | about 6 minutes |
| Lee Health Coconut Point | 3.0 miles | about 8 minutes |
| Hertz Arena | 3.3 miles | about 9 minutes |
| Coconut Point | 4.0 miles | about 9 minutes |
| Florida Gulf Coast University | 4.2 miles | about 10 minutes |
| Gulf Coast Medical Center | 10.2 miles | about 18 minutes |
| Barefoot Beach Preserve | 10.4 miles | about 20 minutes |
| Bonita Beach Park | 11.5 miles | about 20 minutes |
| Southwest Florida International Airport | 12.7 miles | about 20 minutes |
Times are free-flow estimates from the community's center using OpenStreetMap road data, so season traffic runs longer, and an individual unit differs by a few tenths of a mile.
River's Reach has a deep, uniform comparable-sales record, a Zone X flood designation, no community development district and 10 of 12 recent sales below list, but it also has five separate associations, 1994 to 1999 buildings, lender status that is not confirmed and rules we must pull per phase.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
Roof age per building, reserve balance, master policy limits, leasing and pet rules, dues and the lender approval status are not public. Each is a document we pull before you offer.
If you want a garage, a detached house or a one-story layout, look at the Villas or the Villages side of Country Creek. If you want the lower recorded price of the two and the highest turnover in Country Creek, which gives you more comparable sales to work from, River's Reach is where the record is strongest.
A personalized River's Reach buyer consultation with McGreevy and Comisar is a working conversation and not a sales pitch. We match your budget to the closings, walk the fee questions and a payment at today's rates, set out the document plan for your unit and tell you honestly whether River's Reach or The Villas at Country Creek fits better.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
The consultation form sits near the top of this page. You can also call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or read how we represent buyers in Southwest Florida first. We have been Top 1% Real Estate Agents Nationally Since 2008.
Start with how we represent buyers in Southwest Florida, and if a sale comes first, request a free home valuation. Either way, Jesse answers at (239) 898-6072.
The closings that match your budget, the phases and floors, the two actives and any new listing, the estoppel and document plan, the insurance path, the financing choices and the written buyer agreement.
Your price range, your timeline, how you plan to use the condo and any lender pre-approval. We do not need anything else to start.
River's Reach buyers can ask us for alerts when a condo lists, because with 12 closings a year and two actives a listing can appear and go under contract quickly. Tell Marc the floor, size and price band you want and we send new condos as they hit.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
We watch the MLS for Country Creek Drive condos and send new listings and price changes. You can also call Marc at (239) 287-5873 at any time.
Buyers who work with McGreevy and Comisar describe the same things: market knowledge, listening and follow-through. McGreevy and Comisar is a top-reviewed River's Reach buyer's agent on Google, and the quotes below are genuine client reviews, reproduced in the reviewer's own words.
We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “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
★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Verified Google review
★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he's helped us settle into the area. 100% recommendation!” Verified Google review
These reviews are not about River's Reach specifically, and we do not present them as if they were. They describe how we work with buyers anywhere in Southwest Florida.
Many River's Reach buyers sell a home first, and we handle both sides of the move. Our River's Reach seller guide explains how we price, market and negotiate a condo sale, and our River's Reach home valuation guide shows how the number is built.
We time the listing and the purchase so the two closings land together, and we walk the contingency options with you. Start with a free home valuation, then read the seller guide.
Some owners move between the condos, the villas and the detached side. See the Villages at Country Creek guide and the Country Creek seller guide, and call Marc to walk through the comparison.
River's Reach buyers work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every recent River's Reach sale and public record before writing this guide. Learn more about our team.
McGreevy and Comisar are the Domain Realty team behind this buyer guide and our neighborhood guide to River's Reach at Country Creek: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, and the team launched in October 2008. 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.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
If you're searching for the best buyer's agent for River's Reach at Country Creek, McGreevy and Comisar represents homebuyers across Estero, Bonita Springs, Naples, Fort Myers, Lee County and Collier County. Whether you are relocating, buying a seasonal home, investing or buying your first home, our team provides honest market guidance, pre-MLS access where it exists, partner-level negotiation and a clear plan to help you buy confidently.
Buying in River's Reach at Country Creek? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission.
River's Reach buyers can reach McGreevy and Comisar today by phone, text or the consultation form near the top of this page. Call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, and we will send the closings, the fee questions and the document checklist for any condo you name.
Selling first? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying? Read how we represent buyers or call Marc at (239) 287-5873, and use the consultation form above.
These are the questions buyers ask most about buying a condo at River's Reach at Country Creek in Estero, answered from the MLS record, the county roll and the Florida Statutes. Where a record is not public, the answer says so. To talk it through, call Jesse at (239) 898-6072 or read how we represent buyers in Southwest Florida.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through August 20, 2026)
River's Reach at Country Creek is a 220-unit condominium on Country Creek Drive in Estero, inside the gated Country Creek golf community. It was built in five phases from 1994 to 1999, and each phase is its own Florida condominium corporation.
There are 220 units in 19 buildings: 48 in Phase I, 56 in Phase II, 36 in Phase III, 40 in Phase IV and 40 in Phase V. Every unit has two bedrooms and two baths.
There are four plans by heated area: 1,125 square feet (59 units), 1,161 (24 units), 1,237 (77 units) and 1,238 (60 units). The lanai is not included in the heated figure.
The 12-month MLS median is $225,000 across 12 closings, from $195,000 to $245,000. The 24-month median is $239,950 across 24 closings, and the 60-month median is $285,000 across 52.
Down since 2023. MLS medians were $298,500 in 2022, $303,500 in 2023, $290,000 in 2024, $245,000 in 2025 and $225,000 in 2026 to October 21. The county record shows the same direction.
Two were active on October 21, 2026, at $230,000 and $224,900, after 6 and 154 days on market. That is 2.0 months of supply. Call us for what is active today.
It leans toward buyers on the record: 10 of 12 closings sold below list, the median sold at 95.8% of list and the median took 96 days. Supply is thin at 2.0 months, so a well-priced condo still sells.
Usually. In the last 12 months 10 of 12 closed below list, 2 closed at list and none closed above. Examples include a $245,000 list that sold for $225,000 and a $215,000 list that sold for $195,000.
Read the declaration book in the legal description on the Lee County Property Appraiser parcel page: 2560 is Phase I, 2608 is Phase II, 2914 is Phase III, 2816 is Phase IV and 3087 is Phase V. The building number does not tell you.
Phase IV was incorporated, recorded and completed first. Phase III's corporation was chartered about three months after Phase IV's declaration was recorded, so the numerals are not a construction timeline.
No. The only body above the five phase corporations is The Villages at Country Creek Master Association, which governs the whole 966-home community. Each phase has its own board, budget and rules.
For a resale under Section 718.503 you can cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after receiving the required documents, unless you acknowledged receiving them more than 7 such days before signing.
It is the association's statement of what the unit owes, issued within 10 business days of a request. The 2026 cap is $299, plus $119 if expedited and $179 if the account is delinquent. It is valid for 30 days, or 35 if mailed.
No. Both apply to buildings of three habitable stories or more, and River's Reach buildings are two stories. The association must still reserve for roof, painting and paving unless owners vote otherwise.
We do not know. We could not confirm FHA or VA approval status for the five corporations, and we never imply approval. Ask your lender to run the unit address through the FHA and VA condominium lookups early.
It is a condo project that fails a conventional lender's project tests, such as the delinquency, reserve, critical repair or litigation tests. We cannot confirm the status of the five corporations, so your lender must run each unit.
Expect a full project review: the association budget, reserve funding of 10% of the budget or a qualifying study, delinquency, litigation, special assessments and any inspection report from the last three years. The questionnaire goes to your phase association.
We do not publish a minimum, because down payment rules vary by lender and loan program. Our closing example uses 20% down, which is $45,000 on a $225,000 price. Your lender can quote the minimum for your program.
On a $180,000 loan, mortgage documentary stamps are $630.00 and intangible tax is $360.00, plus recording and title charges. In Lee County the seller customarily pays deed stamps of $1,575.00 and the owner's title premium of $1,200.00.
By custom the seller pays deed documentary stamps and the owner's title premium, and the buyer pays mortgage stamps, intangible tax, lender fees and recording. The contract controls, and we read it with you.
On a $225,000 non-homestead value at the 2025 billed rate of 13.0214 mills the tax is $2,929.82, and $2,918.52 at the 2026 rate of 12.9712 mills. These are illustrations, and the appraiser sets the actual assessment.
Yes, if you make the condo your permanent residence on January 1. It lowers the taxable value, and on the 2026 rate the illustration is $2,390.87 a year against $2,918.52. The seller's Save Our Homes cap does not transfer to you.
No. River's Reach sits in taxing district 316, Village of Estero and Estero Fire, with no community development district. The sample 2025 bill had only an $18.31 solid waste line as a non-ad-valorem charge.
All five phases are in Zone X, an area of minimal flood hazard, outside the Special Flood Hazard Area, under a map revision effective February 5, 2026. Zone X means a federal flood policy is not mandated, though it is available.
The association's master policy insures the building as originally installed, and your HO-6 insures your interior finishes, contents, additional living expenses and liability, with at least $2,000 of loss assessment coverage.
A four-point inspection covers the roof, electrical, plumbing and air conditioning for an insurer. A wind mitigation form records roof and opening features for premium credits, and its value is limited for a condo unit because the envelope is on the association's policy.
No. Every unit has a carport, there are no garages and there are no elevators. Second-floor units are reached by exterior stairs. There are 110 ground-floor and 110 second-floor units.
The golf is bundled and non-equity with no documented buy-in, and members pay a green fee. The course is 18 holes, par 61, and the public can play from May 1 through October 31.
Those rules are per phase declaration, not per community, and we pull them for the unit you want. Leasing and pet rules for each phase: Information not available at time of publishing (checked 2026-11-01).
No. We do not publish a dues or assessment figure for any phase, and we pull the budget for the unit you are offering on. Ask the seller for the estoppel and the current budget.
Interior demolition began April 13, 2026, and amenities remain open in temporary facilities. The master association levied a special assessment and an owner has asked the court whether a vote was required. Our Country Creek guide covers it.
Lee County uses a choice model. The address falls in elementary proximity zone Q, middle proximity zone GG and high school South zone, sub-zone 2. Applicants rank schools in the zone, so the address does not guarantee one school.
Southwest Florida International Airport is 12.7 miles and about 20 minutes away. Coconut Point is 4.0 miles and about 9 minutes, and Miromar Outlets is 2.0 miles and about 6 minutes.
Yes, before touring. Since August 17, 2024 a buyer signs a written agreement with the broker before touring a home, and it states how the agent is paid as an objectively ascertainable amount.
River's Reach is Chapter 718 with a 7-day cancellation right, while the villas and detached homes are Chapter 720 with a 3-day window under Section 720.401. The Country Creek buyer guide compares them.
Every fact on this River's Reach buyer guide traces to a primary record below: the master association's own pages, Florida state records, Lee County and Village of Estero records, FEMA, federal sources, the National Association of REALTORS and the Florida Statutes. No brokerage, listing portal or IDX feed is cited. Each source was accessed on November 1, 2026.
Parcel and sale facts come from the county roll and the MLS, and we cite no source for a fact we could not read ourselves. The FHA and VA project status of the five corporations is unconfirmed, so the lookup tools are listed only as places your lender checks.
River's Reach's key documents are published by the State of Florida, FEMA, the federal government, the National Association of REALTORS and Lee County, and the table links each to its issuing authority. The recorded declarations are available through the Lee County Clerk's official records, and the estoppel through your phase association's manager.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Florida Statutes 718.503, resale disclosure and cancellation | Florida Legislature | 2026 | Statute text |
| Florida Statutes 718.116, estoppel certificates | Florida Legislature | 2026 | Statute text |
| Florida Statutes 553.899, milestone inspections | Florida Legislature | 2026 | Statute text |
| Estoppel certificate and transfer fee sheet | Florida Department of Business and Professional Regulation | 2026 | Fee sheet, PDF |
| 2026 Taxing District Millage Book, preliminary | Lee County Property Appraiser | printed August 11, 2026 | Millage book, PDF |
| 2025 Taxing District Millage Book | Lee County Property Appraiser | 2025 | Millage book, PDF |
| Save Our Homes | Florida Department of Revenue | revised January 2026 | Save Our Homes, PDF |
| HO-6 coverage worksheet | Citizens Property Insurance Corporation | 08/26 edition | Worksheet, PDF |
| Condominium project reviews fact sheet 597 | Freddie Mac | August 2026 | Fact sheet, PDF |
| Selling Guide B4-2.2-02, Full Review process | Fannie Mae | 08/05/2026 | Guide page |
| River's Reach corporations I through V | Florida Division of Corporations | filed 1994 to 1998 | Corporation search |
| Flood Map Service Center | Federal Emergency Management Agency | current | Flood maps |
| 2026-2027 student enrollment plan | School District of Lee County | approved December 1, 2025 | Enrollment plan, PDF |
| Written buyer agreements 101 | National Association of REALTORS | current | NAR guidance |
| Primary Mortgage Market Survey | Freddie Mac | weekly | Current rates |
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.