Buy a Home in The Villages at Country Creek, Estero, FL

By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.

Buying a home in The Villages at Country Creek means choosing a detached one-story home inside the gates of Country Creek in Estero, at a $355,000 median across 27 Southwest Florida MLS closings in the 12 months to September 29, 2026, from $195,000 to $560,000. Our Villages at Country Creek neighborhood guide documents the plats, associations, golf and flood record; this page shows what a buyer pays, what to ask and how we negotiate.

Comparing agents first? Our guide to the best real estate agents in Estero sets the options side by side on the public record. Two pages sit beside this one: how we sell a Villages at Country Creek home and what a Villages at Country Creek home is worth. Buyers weighing the attached villas next door should read how to buy a home in The Villas at Country Creek, and the whole gated community is covered in how to buy a home in Country Creek.

Call Marc Comisar at (239) 287-5873. We have been Top 1% Real Estate Agents Nationally Since 2008, and before you write an offer we will tell you which size band your target sits in, which of three associations holds the paperwork, what the estoppel will say, and what the flood map and the clubhouse project mean for the home.

Why McGreevy and Comisar Are the Best Realtor for The Villages at Country Creek Buyers

McGreevy and Comisar are the best realtor for buying in The Villages at Country Creek because we represent you under a written agreement, match every target to the closings of its size and street, and get the estoppel, flood and roof papers in hand before your inspection period ends. We are the #1 Team in Southwest Florida since 2012.

Buy in The Villages at Country Creek with the #1 Team in Southwest Florida since 2012

Marc Comisar and Jesse McGreevy 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. Jesse started in Southwest Florida real estate in October 2004 and the team launched in October 2008.

The Villages at Country Creek Record We Can Show, and the One We Cannot

Recent Villages at Country Creek market record (Southwest Florida MLS, 12 months to September 29, 2026): 27 closed sales, $9,775,900 in closed volume, a $355,000 median sold price, $243.22 median price per square foot, 70 days median time on market, 94.7% median sold-to-final-list and 9 active listings on September 29, 2026. In the last 12 months we tracked every one of the 27 closings, and we tracked all 135 that the MLS has recorded in this neighborhood in five years.

We publish no count of Villages purchases that McGreevy and Comisar represented, because none is on file for this neighborhood, and we do not present a public-record sale as ours. The career figures below are honors across Lee and Collier County, not a claim about one neighborhood.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Selling your Villages at Country Creek home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Villages at Country Creek? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Key Takeaways

Villages at Country Creek buyers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your offer, your budget and your inspection plan more than any listing photo will, and each is specific to this detached-home neighborhood on Corkscrew Road.

• What homes close at: $355,000 median on 27 MLS closings in the 12 months to September 29, 2026, from $195,000 to $560,000, at $243.22 per square foot.
• You can negotiate: 23 of 27 closed below the final list price, by a median of $20,000, and the median sold-to-final-list was 94.7%.
• Inventory is moderate: 9 listings were active on September 29, 2026, about 4.0 months of supply, and three had waited more than 90 days.
• Size sets the price: the 12-month median was $275,000 under 1,300 square feet and $512,000 at 1,800 or more, each a small sample.
• Three associations, three desks: the master office, Pegasus Property Management for Villages I and II, and MyTown Communities for Villages III.
• The assessment is not published: the estoppel certificate states it, and the association must issue it within 10 business days of a request.
• You get a cancellation right: if the owner did not provide the section 720.401 disclosure summary before you signed, you may cancel within 3 days after receipt or before closing, whichever comes first.
• Flood risk depends on the street: Blacksmith Forge has 78.0% of parcels in the Special Flood Hazard Area, while Country Barn Drive and Persimmon Place have none.
• Roofs and wind decide insurance: every home was built before the 2002 building code, so the roof permit date and a wind mitigation form matter.
• There is no CDD: the only non-ad-valorem tax line is Lee County solid waste at $366.39 for a house.

What Does It Take to Buy a Home in The Villages at Country Creek?

Buying a home in The Villages at Country Creek takes a budget built on the real cost stack, a written buyer agreement before touring, a size and street target, and four papers before your inspection period ends: the estoppel, the flood status, the roof permit and the wind mitigation form. Then you negotiate from the closings.

Start With Size, Not the Neighborhood Median

The 12-month median of $355,000 hides a range from $195,000 to $560,000. Decide whether you want under 1,300 square feet, 1,300 to 1,499, 1,500 to 1,799 or 1,800 and up, and read that band's closings. The county roll shows homes of 982 to 2,699 square feet with a median of 1,446.

Build the Budget on the Cost Stack

Price, taxes at 13.0214 mills, a $366.39 solid waste line, the master and sub-association assessments, insurance, flood cover where required and golf fees. The assessments are not published, so the estoppel gives the number. Do not budget from a listing portal's dues figure.

Ask for Four Papers Early

The estoppel from the right desk, the flood zone determination and any LOMA, the roof permit and date, and a wind mitigation form on OIR-B1-1802. We request them at contract so your inspection period is not wasted.

Sign the Written Agreement Before You Tour

Since August 17, 2024 a written buyer-broker agreement is required before a buyer's agent tours a home. It states a specific compensation amount or rate and that compensation is negotiable. We explain it before the first showing.

How Do We Track the Villages at Country Creek Market for a Buyer?

We track the Villages at Country Creek market for a buyer by reading every MLS closing and every active listing against the county roll: 27 closings in 12 months, 135 in five years, 9 actives today, with the county's recorded sales for the long view. In the last 12 months we tracked each closing by month, size, bedrooms and days on market.

The Two Files We Use

The MLS covers homes marketed through the multiple listing service, and the county file covers every qualified recorded deed. They overlap heavily but not completely, so we say which file each number came from. Our MLS pull used the Villages at Country Creek subdivision field, so the closings are the ones the MLS assigns to this neighborhood.

What We Watch for You

New listings in your size band, price changes, days on market and the closings that reprice the neighborhood. A home that has waited 150 days at a price above its size band's closings is a negotiation, not a bargain, and we tell you which is which.

How We Count

A window is counted back from September 29, 2026, so the 12-month window covers sales dated October 8, 2025 through September 28, 2026. When a window holds an even number of sales we give the mean of the middle pair, and a group under 10 sales is a small sample.

What Is the Villages at Country Creek Market Like for Buyers Right Now?

The Villages at Country Creek market for buyers is balanced and negotiable: 9 homes were active on September 29, 2026, listed from $219,000 to $475,000 with a median list of $360,000, about 4.0 months of supply at the 12-month pace, and 23 of the last 27 sales closed below the final list price. Prices have eased since 2023.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)

The Nine Active Listings

What the Listings Tell a Buyer

The two lowest asks, $219,000 and $239,000, are 1,125 square foot two-bedroom homes listed within the last month. The last closing of that size was $275,000 in October 2025, and the most recent closing of any size was $195,000 on September 28, 2026 for a 1,312 square foot two-bedroom, the lowest price in the 60-month record. Three listings had waited 196, 151 and 164 days at $475,000, $429,000 and $314,900.

The Trend

The calendar-year median was $489,950 in 2023, $436,500 in 2024, $392,000 in 2025 and $360,000 in 2026 through September 29. Median days on market rose from 6 in 2022 to 81 in 2025. A buyer today negotiates from a stronger position than a 2022 buyer, but not a bargain-hunter's market.

The Season

March through June 2026 produced 17 of the 27 closings in the 12-month window, and October through December 2025 produced 5. Fewer buyers compete in the fall, which can help a buyer who is ready.

What Have Villages at Country Creek Homes Sold For in the Last 12 Months?

Villages at Country Creek homes closed 27 times in the 12 months to September 29, 2026 at a $355,000 median, $243.22 per square foot and 70 median days on market. That is the first window with 10 or more closings, so it is the recent comparison set for your offer. The table below lists each closing.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)

The Headline Numbers by Window

Every Closing in the Last 12 Months

Each of the 27 closings, by month, bedrooms, living area, final list price, sold price and days on market, newest first. We show no address, parcel or owner.

How the 27 Sales Split

Nine closed under $300,000, eleven between $300,000 and $399,999 and seven at $400,000 or more. Seven closed within 30 days of listing, eleven took 31 to 90 days and nine took more than 90. The seven fast sales closed at 100.0 percent of final list; the slower groups closed below it.

Your Negotiating Room

In 12 months 23 of 27 homes closed below the final list price, by a median of $20,000 and from $4,000 to $49,000. That does not mean every seller will take 5 percent off. A home priced at its closings, like the March 2026 three-bedroom that sold at full list in 3 days, may not move; a home above them, like the May 2026 three-bedroom that took 145 days, usually does.

What Does a Villages at Country Creek Home Cost by Size and Bedroom?

A Villages at Country Creek home costs what its size band and bedroom count say: in the last 12 months homes under 1,300 square feet closed at a $275,000 median, 1,300 to 1,499 at $352,500, 1,500 to 1,799 at $375,000 and 1,800 and up at $512,000, each a small sample. Two-bedroom, two-plus-den and three-bedroom homes closed at $275,000, $365,000 and $360,000.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)

Price by Living Area

The 1,300 to 1,499 median is the mean of $350,000 and $355,000 and the 1,800-and-up median the mean of $499,000 and $525,000, because those counts are even. Each row is a small sample, so read direction and not decimals.

Price by Bedroom Count

In the last 12 months two-bedroom homes closed at a $275,000 median (n = 7), two-bedroom-plus-den homes at $365,000 (n = 9) and three-bedroom homes at $360,000 (n = 8, mean of $350,000 and $370,000). Over 24 months the medians were $294,275 on 12 two-bedroom sales (even, mean of $293,550 and $295,000), $371,200 on 20 two-plus-den sales and $406,000 on 17 three-bedroom sales. Every one of the 135 closings is recorded as two baths.

What a Buyer Gets at Each Rung

Under 1,300 square feet is the manor-home and small two-bedroom end. The middle bands are the three-bedroom and two-plus-den homes. The 1,800-and-up band holds the largest homes, including three four-bedroom closings in five years, at $485,900 in 2023, $499,000 in April 2026 and $560,000 in May 2026.

Where the Best Value May Sit

We do not call any rung a bargain, because the record does not show condition. The under-1,300 band had the lowest median sold-to-final-list, 92.6 percent, and a median of 58.5 days, which is where negotiating room was largest in the last 12 months. We compare against matched closings before we advise.

How Do Streets and Plat Units Differ for a Villages at Country Creek Buyer?

Streets and plat units differ for a Villages at Country Creek buyer mainly by size, age and flood exposure: since January 2023 the county median was $525,000 on Rivers Ford and $312,500 on Blacksmith Forge, and the Unit 5 estate section carried a $470,000 median against $399,899 for the older Unit 2 Replat.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)

County Medians by Street

Street medians rest on small counts. Streets with fewer than 10 sales are small samples, and Old Oak Place's single $150,000 transfer is more likely a family or estate conveyance than a market sale, so we do not treat it as one.

Ready to Buy in The Villages at Country Creek? Talk to the Team That Tracked All 27 Closings

The Villages at Country Creek is the largest of the three Country Creek neighborhoods, with up to 624 single-family parcels and 27 MLS closings in the last 12 months at a $355,000 median. A buyer who knows the size band, the street and the estoppel before writing an offer is the one who negotiates well.

Buying in The Villages at Country Creek? Call Marc at (239) 287-5873, or read how we represent buyers.

Selling first? Get a free Villages at Country Creek home valuation or Call Jesse direct at (239) 898-6072. You can also read how we sell a Villages at Country Creek home.

County Medians by Plat Unit

The Streets, in Plain Language

Blacksmith Forge is the manor-home street, with 82 homes built 1988 to 1995 and a median 1,200 square feet heated. Andiron Place is the original fairway street with 51 homes built 1988 to 1990. Rivers Ford, Coach House Lane and Lanthorn Way hold about 157 of the newest, largest homes, built 1996 to 2001. Horse Hame Hollow and Country Walk Way are lower-turnover interior streets with two county sales each in the window.

Country Barn Drive Mixes Products

Country Barn Drive holds 140 parcels built 1989 to 1998 across three plat units, and villas and single-family homes share it. Its 26 county sales since 2023 had a median of $335,000 with a spread from $215,000 to $465,000. Never price a Country Barn home from a Country Barn average; price it from the matched product and building type.

The Long View From the County

Lee County's qualified recorded sales show a $198,000 median in 2014, $474,500 in 2023 and $355,000 in 2026 through July 29, and 36 qualified sales at a $350,000 median since September 29, 2025.

The Villages at Country Creek vs The Villas at Country Creek: Which One Should You Buy In?

Buy in The Villages at Country Creek if you want a detached one-story home on its own lot, at a $355,000 12-month median on 27 closings. Buy in The Villas at Country Creek if you want a lower-priced attached villa, median $301,500 on 10 closings, with less to maintain. Both share the golf course and amenities.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)

The Decision Table

Read the Villas column as a small sample: 10 closings in 12 months is at the line for a stable median, and 2 active listings is too few for a supply figure to mean much.

Choose the Villages If

You want a detached home and a lot of your own, a third bedroom, a garage-forward exterior or an estate street on Rivers Ford, Coach House Lane or Lanthorn Way. You can absorb a higher entry price and the flood questions on the low streets.

Choose the Villas If

You want lock-and-leave living with the exterior handled by an association, at a price about $53,500 below the Villages median over the last 12 months. You accept two bedrooms as the norm and a market with fewer sales and longer marketing times. Read how to buy a home in The Villas at Country Creek.

What They Share

The same master association, the same course, five pools and five tennis courts, the same gates, the same Corkscrew Road, the same 13.0214 mill tax stack and the same clubhouse project and lawsuit. For the community as a whole, read how to buy a home in Country Creek.

What Are the Steps to Buy a Home in The Villages at Country Creek?

The steps to buy a home in The Villages at Country Creek are twelve: budget and pre-approval, written buyer agreement, size and street target, flood and insurance check, tour, offer, contract and disclosures, inspection, estoppel and association papers, insurance, appraisal and loan, and closing. The contract sets the dates, and we keep the calendar.

Step 1: Budget and Pre-Approval

Build the budget from the cost stack, not the price alone: taxes, solid waste, assessments, insurance, flood cover and golf. A lender's pre-approval and Loan Estimate show the loan side; the Consumer Financial Protection Bureau explains both.

Step 2: Sign the Buyer Agreement

A written buyer-broker agreement is required before a buyer's agent tours a home and must state a specific amount or rate of compensation and that compensation is negotiable.

Step 3: Choose the Size Band and Street

Read the closings for your band and the county medians for the street, then check the flood status of the street.

Step 4: Check Flood and Insurance Early

Ask an insurance agent for wind and flood quotes on the address before you tour seriously. A hazard-area home with a federally backed mortgage needs flood insurance.

Step 5: Tour With a Plan

We tour in order of fit, ask each listing agent for the estoppel contact, roof permit and any LOMA, and note what the photographs do not show.

Step 6: Make the Offer

We write the offer from matched closings, with an inspection period, financing terms and a request for the association papers.

Step 7: Contract and Disclosures

Confirm that the section 720.401 disclosure summary was provided before you signed, that you received the section 689.302 flood disclosure and that the section 689.261 property tax summary was presented.

Step 8: Inspection

Roof, air handler, plumbing, electrical, pool and screen enclosure, and permits. Order a wind mitigation inspection on Form OIR-B1-1802.

Step 9: Estoppel and Association Papers

The estoppel is due within 10 business days of a request. Read the assessment, any special assessment, any capital contribution or transfer fee, whether board approval is required and whether a right of first refusal exists.

Step 10: Insurance

Bind wind and, where required, flood coverage before closing. Price the January 1, 2027 Citizens flood requirement if you rely on Citizens.

Step 11: Appraisal and Loan

If the appraisal comes in low, we present the closings again and negotiate the gap. In a market where 23 of 27 sales closed below the final list price, an appraiser has recent closings to use.

Step 12: Closing

The closing agent prorates taxes and assessments and records the deed. In Lee County the seller customarily pays the owner's title policy and deed doc stamps, and the buyer pays the lender's policy, the recording fee and the costs of a new mortgage. The contract controls.

What Do Florida's Disclosure Laws Give a Villages at Country Creek Buyer?

Florida's disclosure laws give a Villages at Country Creek buyer three protections: the homeowners' association disclosure summary before you sign under section 720.401, with a 3-day cancellation right if it was not provided; the seller's flood disclosure at or before the contract under section 689.302; and the property tax summary under section 689.261. Each puts information in your hands.

The Disclosure Summary and Your Cancellation Right

Section 720.401 requires that a prospective parcel owner be presented a disclosure summary before executing the contract for sale, supplied by the owner on a resale. The contract must carry a conspicuous clause making it voidable by the buyer if the summary was not provided before signing, by written notice within 3 days after receipt of the summary or before closing, whichever comes first. The buyer cannot waive that right, and it ends at closing.

Who Owes What

The seller owes the disclosure summary before the contract is signed, not at closing. Our seller guide, how we sell a Villages at Country Creek home, describes the same rule from the seller's side, and the two pages do not disagree. This is information and not legal advice; your closing agent or attorney confirms the form for your contract.

Not a Condominium

The Villages associations are Chapter 720 homeowners' associations, so the condominium rules of Chapter 718, including its buyer cancellation rights, milestone inspection and structural reserve rules, do not apply to a Villages home. They apply to River's Reach, the community's condominium.

The Flood Disclosure

Section 689.302 requires the seller to complete and provide a flood disclosure at or before the time the sales contract is executed. It asks whether the seller knows of flooding that damaged the property during ownership, whether the seller filed a claim with an insurance provider, including the National Flood Insurance Program, and whether the seller received assistance, including from FEMA. Read the answers against the street's flood record.

The Property Tax Disclosure

Section 689.261 requires that a prospective purchaser be presented a disclosure summary at or before execution of the contract, warning that you should not rely on the seller's current property taxes because a change of ownership or improvements triggers reassessment. Beginning February 1, 2027, the same statute requires any property visible on a listing platform to include estimated ad valorem taxes calculated without the current owner's assessment.

The Seller's Common-Law Duty

Under Johnson v. Davis, decided by the Florida Supreme Court in 1985, a seller who knows of facts materially affecting value that are not readily observable and not known to the buyer must disclose them. An "as is" clause does not erase that duty for a known latent defect. Do not rely on it in place of an inspection.

How Do the Estoppel and Association Approval Work in The Villages at Country Creek?

The estoppel certificate is the document that states the exact assessment for a Villages at Country Creek home, and section 720.30851 requires the association to issue it within 10 business days of a written or electronic request. It also states special assessments, fees, board approval requirements and any right of first refusal. Order it at contract.

What the Estoppel Contains

The regular periodic assessment and its frequency, the date it is paid through and the next installment, an itemized list of assessments and special assessments owed, whether a capital contribution, resale or transfer fee is due, any open rule violation, whether board approval is required for the transfer, whether a right of first refusal exists, other associations of which the parcel is a member and insurance contacts.

Which Desk to Ask

The master, The Villages at Country Creek Master Association, Inc. (N22433), is self-managed at the clubhouse. Confirm your home's sub-association from the plat unit on the county roll and the estoppel.

Timing and Effect

An estoppel is effective for 30 days if hand-delivered or emailed and 35 days if sent by regular mail, and an association that issues one waives collection of amounts beyond it from a person who relies on it in good faith. Time it to your closing.

The Fee and the Cap

The statute text states caps of $250, plus $100 if expedited within 3 business days and $150 more if the account is delinquent, adjusted for inflation every five years by the Department of Business and Professional Regulation. Our seller-cost research carries the adjusted amounts as $299, $119 and $179; confirm the amount at request. The seller customarily pays it in Lee County.

Approval and Right of First Refusal

An approval process for leases and purchases exists per the association's own materials, but its terms are not published. The estoppel form asks whether board approval is required and whether a right of first refusal exists, so the answer arrives in writing. Ask before you close on a purchase, not after.

What Should You Inspect Before Buying in The Villages at Country Creek?

Inspect four things first in a Villages at Country Creek home: the roof and its permit, the air handler and plumbing, the pool and screen enclosure, and the permit history. Every home was built 1988 to 2001, before the 2002 Florida Building Code, so age-related systems decide both safety and insurance.

The Roof

Ask for the roof permit and date. Insurers commonly price roofs older than 15 years harshly under section 627.7011, and a 1990 home with its original roof will not insure well while a 1996 home reroofed in 2020 will.

The Wind Mitigation Inspection

Order a wind mitigation inspection on Form OIR-B1-1802 during the inspection period. It documents the features that earn credits and answers the insurance question before you close.

Air Handler, Plumbing and Electrical

Homes of this age may have original or replaced air handlers and older plumbing. A general inspector reads the ages and conditions, and we ask the seller for service records and permits.

The Pool and Screen Enclosure

About 25 percent of the 746 single-family-coded parcels in Country Creek have a private pool. Inspect the equipment, the surface and the enclosure, and check that any pool or enclosure work was permitted.

Permits

Open or unpermitted work surfaces at inspection and can delay a closing. The Village of Estero's Community Development department issues permits at 239.221.5036, and we ask the seller for the permit record.

Flood Elevation

If the home is on a street with hazard-area parcels, ask for any elevation certificate or LOMA. Thirty-four LOMA and LOMR determinations sit on file for Country Creek, so a specific home may already have been removed from the hazard area.

How Do You Insure a Villages at Country Creek Home?

You insure a Villages at Country Creek home with a wind policy priced by roof age and mitigation credits and, where required or wise, a flood policy priced by the parcel's flood zone. The Lee County average Citizens multiperil premium was $2,197 as of April 30, 2026, and Citizens phases in a flood requirement on January 1, 2027.

Wind and the Pre-2002 Code

Homes built 1988 to 2001 predate the wind-load requirements of the 2002 Florida Building Code. That is not a defect, since many were reroofed or retrofitted, but underwriters price by construction year and roof age, so the mitigation form is the buyer's best tool.

Flood: Required or Wise

A home in the Special Flood Hazard Area with a federally backed mortgage must carry flood insurance. A Zone X home usually does not, but flooding occurs outside mapped hazard areas, and the Village of Estero's flood page says anywhere it rains, it can flood. Price a policy either way.

The Community Credit

Country Creek sits inside the Village of Estero, which holds Community Rating System Class 6, so National Flood Insurance Program policyholders receive a 10 percent discount outside the hazard area and 20 percent inside it. Ask your agent to apply it.

The 50 Percent Rule

In the hazard area, a renovation costing 50 percent or more of the building's value triggers the substantial-improvement rule. Median building value for a Villages home is $232,312, so the trigger is about $116,200. Check any remodel budget on Blacksmith Forge before you hire a contractor.

Ask Before You Offer

Get wind and flood quotes on the actual address before you write an offer. A premium you learn about after closing is a cost you could have negotiated.

What Fees and Carrying Costs Will You Pay to Own a Villages at Country Creek Home?

A Villages at Country Creek owner pays Lee County property tax at 13.0214 mills for 2025 across 12 taxing authorities, a $366.39 solid waste assessment on a house, a master assessment, a Villages sub-association assessment, insurance and per-round golf fees. There is no CDD line, and the assessments are not published.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)

The Twelve Taxing Authorities

The Village of Estero levies 0.7300 mills, but an unincorporated address pays county municipal-service taxes that add up to more. The net difference is 0.1791 mills in the Village's favor, and there is no Community Development District here, so no CDD debt line appears on the bill.

What the Tax Arithmetic Looks Like

This is arithmetic at the 2025 millage and not a bill. The county's assessment of your purchase, any homestead exemption and any change in millage decide the real number. For reference, an Andiron Place parcel with a taxable value of $382,345 paid $5,410.83 in 2025.

What Resets When You Buy

The Save Our Homes cap resets at sale. A seller with a $200,000 assessed value and a $355,000 market value will see the buyer taxed on something near the purchase price. That is why section 689.261 tells you not to rely on the seller's bill, and why you should budget from the millage and the price.

The Assessments and the Fees

Golf Is Bundled but Not Free at the Tee

A member pays $25.00 for 18 holes on the May to October 2026 card, so a resident who plays 100 rounds a year at the member rate pays about $2,500 before tax on top of the assessment. There is no initiation fee, and the structure is bundled and non-equity today. The club publishes only this summer card, so in-season rates are not public.

What Is Definitely Not in the Assessment

Water and sewer is Lee County Utilities, individually metered. Electricity is Florida Power and Light. Solid waste is on the property tax bill. Bulk television and internet is Hotwire Communications fiber, confirmed twice from association-published sources, so it is very probably inside the assessment, though we have not read the contract.

What Are Buyer Closing Costs in The Villages at Country Creek?

Buyer closing costs in The Villages at Country Creek are the lender's title policy, the deed recording fee, mortgage taxes and lender fees, inspections and prepaids, while the seller customarily pays deed doc stamps and the owner's title policy in Lee County. On a $355,000 purchase with 20 percent down the mortgage taxes are about $994 and $568.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)

The Florida Mortgage Taxes, Worked at the Median

These are the state's rates applied to an example loan, and they are buyer financing costs. Your lender's Loan Estimate lists every charge, and the Consumer Financial Protection Bureau explains how to read it.

The Deed Recording Fee

The recording fee is set by section 28.24, Florida Statutes: $10.00 for the first page and $8.50 for each additional page, so a two-to-four-page deed records for roughly $18.50 to $35.50. The buyer customarily records the deed.

Title in Lee County

The seller customarily selects the closing agent and pays the owner's title policy in Lee County, and the buyer pays the lender's policy if there is a mortgage. The contract controls, and nothing in the Florida Statutes assigns these costs. In Collier County the custom is different, so do not carry an assumption from a Naples purchase.

Inspections, Survey and Prepaids

Inspection, wind mitigation, pool and any specialty inspection are buyer costs, as are prepaid insurance and tax escrows if you have a mortgage. The amounts depend on the providers, and we do not quote a figure we cannot source.

The Estoppel Fee

The seller customarily pays the estoppel in Lee County, up to the statutory cap. If a request is late, section 720.30851 says no fee may be charged for that certificate.

Prorations at Closing

Property taxes are prorated on a calendar-year basis, paid in arrears, so the seller credits you for the seller's days of ownership, and you pay the full bill in November. The closing agent prorates association assessments as of the closing date under the standard contract, though your contract controls.

How Does Buyer Representation Work After the NAR Settlement?

Buyer representation after the August 17, 2024 NAR settlement works under a written buyer-broker agreement signed before a buyer's agent tours a home, stating a specific amount or rate of compensation and that compensation is negotiable. Offers of compensation to buyer's agents can no longer be advertised on the MLS, though sellers may offer them off the MLS.

What the Written Agreement Says

It must state a specific, conspicuous amount or rate for the buyer's agent, not an open-ended promise, and must state that broker compensation is fully negotiable and not set by law. We explain it in plain language before you sign, and we tell you what you would owe if a seller does not offer to pay.

What Sellers May Still Offer

A seller may offer to pay or contribute toward the buyer's agent compensation, communicated off the MLS, and may still offer buyer concessions, such as a contribution toward closing costs, on the MLS. In a market where 23 of 27 sales closed below the final list, we negotiate both the price and the terms.

Why This Matters to a Villages Buyer

The Villages have a wide price range, from $195,000 to $560,000 in the last 12 months. A compensation structure that looks minor on a $560,000 home looks different on a $195,000 one, so we agree on the structure with you in writing before touring.

Can You Finance a Villages at Country Creek Home?

You can finance a Villages at Country Creek home with a mortgage, and the property standards, flood insurance and appraisal are what to plan for. A hazard-area home with a federally backed mortgage needs flood insurance, and every home here predates the 2002 building code. Cash buyers skip the lender's requirements but not the estoppel or the inspection.

Conventional, FHA and VA Loans

The Villages associations are homeowners' associations, not condominium projects, so the condominium approval lists that some loan programs require do not apply. FHA and VA loans have their own property and appraisal standards, and the U.S. Department of Veterans Affairs publishes its program rules. Ask a lender early about a home's age, roof and flood status.

Rates and Pre-Approval

The weekly national average mortgage rate is published in Freddie Mac's Primary Mortgage Market Survey, and your own rate depends on your lender, your credit and your loan. We do not quote a rate. Get a written pre-approval and a Loan Estimate before you tour seriously, and price the monthly cost with the tax, insurance and assessment layers on this page.

Flood Insurance and the Lender

A lender will require flood insurance for a federally backed mortgage on a home in the Special Flood Hazard Area, and FEMA's FloodSmart site explains the National Flood Insurance Program. The premium affects the payment the lender qualifies you for, so get a quote before you write an offer.

Florida Down Payment Programs

The Florida Housing Finance Corporation publishes the state's homebuyer assistance programs and their eligibility rules. Programs change, so check the current terms with a participating lender; we do not quote amounts we cannot source.

Cash Offers

Cash removes the lender's appraisal and insurance requirements, not the inspection, the estoppel or the disclosures. In a market with a 94.7 percent median sold-to-final-list, cash helps a buyer negotiate, but price and papers still decide.

How Do We Find You the Right Home in The Villages at Country Creek?

We find you the right home in The Villages at Country Creek by defining a size band, a street set and a flood and roof standard, then watching every new listing and price change against the closings. With 9 actives and 27 closings a year, few homes match, so speed and evidence both matter.

Alerts and Watchlists

We set up alerts for your size band and streets so you see new listings and price cuts quickly. A home that reprices after 150 days is a different opportunity from a fresh listing, and we tell you which you are looking at.

Reading a Listing

We read the size, bedrooms, the roof and any permit in the remarks, the days on market, the flood status of the street and the association desk, and we compare the ask with the matched closings. The photographs rarely show the roof, the flood status or the estoppel.

Off-Market Questions

Some buyers ask about homes that are not on the market. We discuss it case by case and tell you plainly what it trades away: without competing offers you may pay more or less, and you lose the market's price discovery.

Touring From a Distance

Many buyers first see a home in photographs. We walk you through the listing, the street and the papers before you travel, and Marc coordinates showings and inspections.

How Do We Negotiate for You in The Villages at Country Creek?

We negotiate for you in The Villages at Country Creek by anchoring the offer to matched closings, using the inspection, insurance and estoppel findings as reasons and protecting your timeline. With a 94.7 percent median sold-to-final-list and a $20,000 median gap in 12 months, most sellers here expect to negotiate.

The Offer Price

We write the price from matched closings, not from the ask. The March 2026 three-bedroom that sold for $395,000 at full list in 3 days and the May 2026 three-bedroom that sold for $370,000 against a $398,000 list after 145 days were nearly the same size, 1,443 and 1,442 square feet. The record says price and preparation decide, not size alone.

The Inspection Request

We negotiate repairs and credits with quotes in hand. A roof near 15 years or an air handler at the end of its life gives a reason grounded in the insurance and safety record.

The Insurance Quote

If your quote comes in high because of roof age or flood status, we use it. A quote is a fact that a seller's agent can check, and it is a legitimate reason to reprice.

The Estoppel Findings

If the estoppel discloses a special assessment or an unpaid balance, we negotiate who pays it and how it is allocated between the master and the sub-association. Given the pending clubhouse dispute, we ask in writing before the inspection period ends.

The Appraisal

If the appraisal comes in below the contract price, we present the recent closings again and negotiate the gap. Recent closings are the best evidence.

Walking Away

Sometimes the right move is to pass. We tell you when a home's papers, flood status or price do not fit your plan, and we will keep looking.

Selling your Villages at Country Creek home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Villages at Country Creek? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Which Villages at Country Creek Rules Decide Whether a Home Works for You?

Five sets of rules decide whether a Villages at Country Creek home works for you: the association's approval process, leasing rules, pet rules, architectural review and the fact that there is no 55-plus restriction. Several are not published, so ask for the answer in writing before you go under contract.

Approval to Buy

An approval process for leases and purchases exists per the association's own materials, but its terms are not published. The estoppel asks whether board approval is required for a transfer and whether a right of first refusal exists.

Is It a 55 and Over Community?

No age restriction appears in any first-party source we found, and the association markets a general lifestyle community. The recorded Declaration's occupancy article is the affirmative proof. Federal fair housing law lets a qualifying community restrict occupancy, and The Villages at Country Creek neither advertises nor claims that status. We describe the property, not who may live in it.

Renting Out a Home

A lease requirement and tenant approval process exist, but the minimum lease term, the number of leases per year and any waiting period after purchase are not published for the three Villages associations. If you plan to rent, get the rule in writing. Treat any stay under a month as not permitted until the association confirms otherwise.

Pets

Pets are clearly permitted and common, but the count, weight and breed limits are not published. A buyer with a large dog should get the rule in writing. Assistance animals for a person with a disability are handled under federal fair housing rules regardless of the pet policy, per HUD.

Architectural Review and Planting

The association says completed forms are typically reviewed within two to three business days, and it keeps an approved-contractor list. Committee approval is required to plant a new tree on a lot, and residents may not plant on Common Grounds.

What Do the Clubhouse Renovation and the Lawsuit Mean for a Villages at Country Creek Buyer?

The clubhouse renovation and the lawsuit mean a Villages at Country Creek buyer joins a master association that is renovating under a phased $8 million plan, has levied a special assessment for the clubhouse phase, and is defending a January 2026 lawsuit about whether a membership vote was required. The outcome is unknown, so ask three questions in writing.

The Plan

The association's General Manager recruitment posting says the club is embarking on an $8 million renovation to be executed in phases, the first phase of $2 to $3 million focused on casual and outdoor dining, with greens renovation planned within 18 months and a 30-year capital reserve study. The posting is undated. Demolition began April 13, 2026 with Garrett Construction, and the administration office, pro shop, kitchen and dining are operating from temporary facilities as of September 2026.

The Lawsuit

An owner filed case 26-CA-000387 in the Twentieth Judicial Circuit in Lee County on January 21, 2026, citing section 720.305(1), asking the court to hold off enforcement of the special assessment until it decides whether Section 5.1 of the Declaration required a membership vote. We identify the case by docket number and not by the parties. The amount and outcome are not public.

Three Questions to Ask in Writing

The current special assessment balance on the home, whether any portion remains payable after closing, and how it is allocated between the master and the sub-association. Ask before the inspection period ends.

The Perspective

The association has funded large projects in phases for two decades, including a 2006 clubhouse renovation, a 2007 greens rebuild and a 2008 reclaimed-water tank. That is context and not a prediction. Price the uncertainty into your offer and read the estoppel.

What Does the Flood and Evacuation Record Mean for a Villages at Country Creek Buyer?

The flood and evacuation record means a Villages at Country Creek buyer must check the street: of 987 tested parcels across Country Creek, 83.4 percent sit in Zone X and 164 in the Special Flood Hazard Area, nearly all on Villages streets, and every tested parcel is in Lee County Evacuation Zone A. Hurricane Ian's high-water marks were below the base flood elevation.

Flood Exposure by Street

The Governing Map

Letter of Map Revision 25-04-3811P, effective February 5, 2026, over the 2022 panels 12071C0583G and 12071C0591H, with base flood elevations of 13.7 to 15.0 feet NAVD88. Check the address on the FEMA Flood Map Service Center and ask the seller for any elevation certificate or LOMA.

Zone A and Hurricane Ian

Lee County Emergency Management assigns evacuation zones by storm surge risk, and Zone A is the first ordered out. USGS high-water marks near the community read 10.77 to 10.83 feet after Hurricane Ian, 2.9 to 4.2 feet below the base flood elevation, and Irma in 2017 remains the flood of record. Damage varied by street and elevation, so ask each seller about Ian directly.

Flood Questions for a Seller

The flood claim history, any elevation certificate, repairs and permits after Ian, and the age and rating of the roof. Section 689.302 asks the seller about flood damage, claims and assistance in writing.

Is The Villages at Country Creek the Right Place for You to Buy?

The Villages at Country Creek is the right place if you want a detached one-story home, executive golf, five pools and five tennis courts inside two automated gates at a $355,000 12-month median, and can accept an unpublished assessment, an active clubhouse project and lawsuit, flood exposure on six streets and Corkscrew Road traffic. It is a fit by home and budget, not by who you are.

Pros of Living at The Villages at Country Creek

1. Detached one-story homes across up to 624 parcels, in sizes from 982 to 2,699 square feet.
2. Golf, five pools and five tennis courts inside the gates, with no initiation fee.
3. Two automated gates, with a resident-only side gate on Three Oaks Parkway.
4. No CDD and a tax stack of 13.0214 mills, 0.1791 below unincorporated Estero.
5. Fast architectural review, typically two to three business days.
6. Central Estero location, 1.9 miles from I-75 Exit 123 and 1 to 2 miles from Publix.
7. A large, liquid market relative to its neighbors: 27 closings in 12 months.

Cons of Living at The Villages at Country Creek

1. No published assessment. Only the estoppel gives the number.
2. A clubhouse under demolition and a special assessment under court challenge as of September 2026.
3. Flood exposure on six streets, led by Blacksmith Forge at 78 percent of parcels.
4. Pre-2002 construction, which makes roof age and wind mitigation the drivers of insurance.
5. Slower sales lately: 70 median days on market and a 94.7 percent sold-to-final-list ratio in 12 months.
6. Corkscrew Road traffic at 24,000 vehicles a day with no funded widening beyond 2035.
7. No pickleball inside the community.
8. Unpublished rental and pet rules at the three Villages associations.
9. Three separate sub-association desks to deal with at a closing.

What the Villages Do Not Have

Six things buyers assume. No guard house: the community has two automated gates and no evidence of a staffed guardhouse or private patrol. No pickleball: the Village of Estero Planning, Zoning and Design Board denied a limited development order for one clubhouse court on July 25, 2023. No marina or boat access. No spa or dog park. No CDD. No 55-plus restriction.

Drive Times and Daily Life

The Amenities

An 18-hole, par 61 executive golf course of 3,871 yards, five pools, five tennis courts, a fitness center on the clubhouse lower level, bocce, horseshoes and a restaurant, all owned by the 966 owners through the master association. The club is open to the public May 1 through October 31, per its own Golf page, and members and guests play from November through April.

Schools

No school is zoned to The Villages at Country Creek by address; the Lee County School District assigns by choice zones and proximity zones. The Villages at Country Creek addresses sit in the School District of Lee County's elementary Proximity Zone Q, middle Zone GG and High School South Zone, Sub-zone 2 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 2 high schools are Bonita Springs, Cypress Lake, Dunbar, Estero, Fort Myers 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. Verify with the district's school locator, because assignments change.

What Is Being Built Nearby

TRG Estero plans 370 units and Summercrest 154 townhomes within a few miles, the Estero SportsPark and High 5 facility are scheduled to add pickleball courts in early 2027, and FDOT project 452544-1 on the I-75 corridor starts construction in late fall 2026. None changes the community's gates or boundaries.

What Do Buyers Say About Working With McGreevy and Comisar?

McGreevy and Comisar is a top-reviewed Villages at Country Creek realtor on Google, and the quotes below are genuine five-star client reviews from buyers, 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.

A Buyer on Market Knowledge

★★★★★ "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

A neighborhood with homes from 982 to 2,699 square feet needs a buyer's agent who starts with what you need, not with what is listed.

A Buyer Who Did Not Want to Be Upsold

★★★★★ "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

In a market where price rises with size, matching the home to the need protects your budget.

A Buyer on Listening

★★★★★ "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

Get Your Personalized Villages at Country Creek Buyer Consultation

A personalized Villages at Country Creek buyer consultation with McGreevy and Comisar is a working conversation, not a sales pitch. We match your budget to a size band, walk the cost stack, set out the disclosure plan for your address, and tell you honestly whether the Villages, the Villas or another neighborhood fits you better.

The consultation form sits near the top of this page. You can also call Marc Comisar at (239) 287-5873 or Jesse McGreevy direct at (239) 898-6072, or read how we represent buyers in Southwest Florida first. We have been Top 1% Real Estate Agents Nationally Since 2008.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

What We Cover in the Consultation

1. Which size band and streets fit your budget, and what each has closed at.
2. The cost stack: taxes, solid waste, assessments, insurance and golf.
3. The disclosure package for your address and the cancellation window that fits.
4. The estoppel, any approval and any special assessment.
5. The inspection plan: roof, systems, pool, enclosure and permits.
6. Wind and flood quotes, and the Zone A evacuation plan.
7. Whether The Villas or another Country Creek neighborhood fits you better.

Why Does a Villages at Country Creek Specialist Matter?

A Villages at Country Creek specialist matters because the neighborhood punishes generalizations: sizes from 982 to 2,699 square feet, prices from $195,000 to $560,000, three associations, an unpublished assessment, a clubhouse dispute and street-by-street flood risk. We read the record by size, street and flood status so your offer rests on facts.

We Read the Record, Not the Brochure

Every closing, the county roll street by street, the state register for all three associations, FEMA's map and the association's own statements. Where the record is silent, we say so and name the document that would answer it.

We Do Not Invent Numbers

We publish no assessment, no rental rule and no pet rule that we cannot source, and no Villages sales count because none is on file. A buyer who knows what is unknown asks the right questions.

We Answer the Phone

Call Marc at (239) 287-5873 or Jesse at (239) 898-6072. Bring the address of a home you are considering and one worry, and you will get a straight answer.

Thinking of Selling Your Villages at Country Creek Home? List With the #1 Team in Southwest Florida Since 2012

Villages at Country Creek owners who are also buying can list with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, and coordinate the sale and the purchase with one team. A neighborhood with 27 closings in 12 months rewards precise pricing and a documents file ready on day one.

Data updated: September 2026

If you are thinking, "I need someone to sell my house in The Villages at Country Creek, Estero, Florida," McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch. Read how we sell a Villages at Country Creek home or see what a Villages at Country Creek home is worth.

What Is Your Villages at Country Creek Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Villages at Country Creek home valuation. Jesse follows up with the closings that fit your home. (239) 898-6072, text or call.

Should I sell first or buy first?

It depends on your lender, your timeline and the market. We lay out the choices, a contingent purchase, a sale first with a rent-back, or a bridge, with your numbers before you decide.

Can I buy in the same neighborhood I sell in?

Yes. We handle both sides and time the two closings. If you move within The Villages at Country Creek, the estoppel and papers for both homes run in parallel.

How does buyer representation work if I am also selling?

You sign a written buyer-broker agreement for the purchase before touring, and a separate listing agreement for the sale. We explain each in writing.

What does the Villages market mean for my sale?

Nine homes were active on September 29, 2026 against 27 closings in 12 months, about 4.0 months of supply, so price to the closings.

Do I need to sell before I make an offer?

Not necessarily. A contingent offer or a bridge may work; we discuss what each costs and how it looks to a seller.

Your Local Real Estate Experts

Villages at Country Creek buyers work directly with Marc Comisar and Jesse McGreevy, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every recent Villages sale and public record in Country Creek before writing this buyer guide.

You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. 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 the full Villages at Country Creek neighborhood guide for the plats, associations, golf and flood record, and the Country Creek community guide for the master association. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Contact McGreevy and Comisar

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Selling your Villages at Country Creek home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Villages at Country Creek? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Licensure, and the Office of Record

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.

• Jesse McGreevy, Florida license SL3101296
• Marc Comisar, Florida license BK3060671
• Brokerage office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Frequently Asked Questions, Buyer Edition

These are the questions buyers of The Villages at Country Creek ask us most, answered from the county roll, the Southwest Florida MLS as pulled September 29, 2026, the Village of Estero, the Florida Statutes and the association's own published materials. Where the record is silent, we say so and name the document that decides.

Is The Villages at Country Creek a gated community?

It has two automated gates, the Corkscrew Road main gate and a resident-only Three Oaks Parkway side gate opened by a barcode sticker, the first one free. We found no evidence of a staffed guardhouse, so we call it gated and not guard-gated.

How many homes are in The Villages at Country Creek?

Up to 624 single-family homes on the county profile, and no fewer than 481. The county codes attached villas as single-family, so the exact split with The Villas cannot be read from the roll.

What do homes in The Villages at Country Creek sell for?

The 12-month MLS median to September 29, 2026 is $355,000 across 27 closings, ranging from $195,000 to $560,000. The 24-month median is $373,500 (52 closings, mean of $372,000 and $375,000).

How much below list price do homes sell?

The median sold-to-final-list ratio is 94.7 percent over 12 months, with 23 of 27 selling below list, 2 at list and 2 above. The median gap was $20,000.

Is it a buyer's market?

It is balanced and negotiable. Nine homes were active on September 29, 2026, about 4.0 months of supply, and prices have eased from the 2023 peak, but a home priced to its closings may not move.

What are the HOA fees at The Villages at Country Creek?

No current figure is publicly sourceable. The master association and one of three Villages associations each levy an assessment, and the estoppel certificate states the exact numbers for your home.

Who manages the Villages associations?

Pegasus Property Management in Bonita Springs manages Villages I and II, and MyTown Communities in Fort Myers manages Villages III. The master association is self-managed at the clubhouse.

How much does golf cost?

There is no initiation fee. On the May to October 2026 card a member pays $25.00 for 18 holes and $18.00 for 9, a guest pays $45.00, and a cart rider is $10.00, all before tax.

Is the golf membership equity?

Not today. Homes sold in 1988 came with an equity membership, but the structure is now bundled and non-equity, with no published resale capital fee.

Which streets are in a flood zone?

Six streets carry most of the Special Flood Hazard Area parcels: Blacksmith Forge at 78.0 percent, Winterberry Way 66.7, Lanthorn Way 54.5, Rivers Ford 51.6, Andiron Place 47.1 and Country Walk Way 44.4. Overall 83.4 percent of 987 tested parcels are Zone X.

What evacuation zone is The Villages at Country Creek in?

Zone A, on all 987 tested parcels. Confirm a specific address on the Lee County lookup before you plan.

How much is insurance?

It depends on roof age, wind mitigation and flood status. The Lee County average Citizens multiperil premium was $2,197 as of April 30, 2026; get quotes with a wind mitigation form on Form OIR-B1-1802.

How old are the roofs?

Homes were built 1988 to 2001, and many roofs have been replaced. Ask for the permit date, because insurers commonly price roofs older than 15 years harshly under section 627.7011.

What are the property taxes?

The 2025 rate was 13.0214 mills across 12 authorities, with a $366.39 solid waste line for single-family homes. An Andiron Place parcel with $382,345 taxable value paid $5,410.83.

Is there a CDD?

No. We found no Community Development District, so no CDD debt line appears on the bill.

Do I have a right to cancel if the seller did not give me the disclosure summary?

Yes. Under section 720.401, if the homeowners' association disclosure summary was not provided before you executed the contract, you may cancel by written notice within 3 days after receipt of the summary or before closing, whichever comes first. The right cannot be waived and ends at closing.

What is the flood disclosure?

Section 689.302 requires the seller to complete and provide a flood disclosure at or before the time the contract is executed, covering known flooding during ownership, any flood insurance claim and any flood assistance received.

What is an estoppel and how long does it take?

The association's certificate stating the assessment, special assessments, fees, approval requirements and any right of first refusal. Under section 720.30851 the association must issue it within 10 business days of a written or electronic request.

Is The Villages at Country Creek a 55 and over community?

No age restriction appears in any first-party source we found. The occupancy article of the recorded Declaration is the affirmative proof, and we can pull it for you.

Can I rent my home?

A lease requirement and tenant approval process exist, but the minimum term and frequency are not published. Confirm in writing before buying for rental income.

What are the pet rules?

Pets are common, but count, weight and breed limits are not published. The recorded Rules and Regulations decide; ask for them before you make an offer.

What schools serve the neighborhood?

No school is zoned by address. The Villages at Country Creek is in elementary Zone Q, middle Zone GG and high school South 2 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.

Is there pickleball?

Not inside the community. The Village of Estero Planning, Zoning and Design Board denied a limited development order for one clubhouse court on July 25, 2023. The Estero SportsPark and High 5 are scheduled to add pickleball in early 2027.

What is happening with the clubhouse?

Demolition began April 13, 2026 under a phased $8 million plan, with the first phase estimated at $2 million to $3 million. Dining and offices are in temporary facilities.

Is there a lawsuit?

Yes. Case 26-CA-000387 was filed January 21, 2026 in Lee County, asking whether the Declaration required a membership vote for the clubhouse special assessment. The amount and outcome are not publicly known.

How do I know which association my home belongs to?

Pull the parcel record at leepa.org, read the plat unit in the legal description and map it to Villages I, II or III. The estoppel confirms it.

How fast is architectural approval?

The association says completed forms are typically decided in two to three business days, and an approved-contractor list exists.

How big are the homes?

Heated area runs 982 to 2,699 square feet with a median of 1,446. By count, 104 are under 1,300 square feet and 109 are 1,800 or larger.

Are all homes one story?

Yes, every single-family-coded parcel in Country Creek is one story per the county roll.

How many bedrooms do homes have?

378 have two bedrooms, 235 three and 11 four on the roll. The MLS also markets two-bedroom homes with a den, which sold at a $365,000 median in the last 12 months (n = 9).

Can I use a mortgage on a hazard-area home?

Yes, but a federally backed mortgage on a home in the Special Flood Hazard Area requires flood insurance. Price it before you write an offer.

Who pays the doc stamps and title policy?

In Lee County the seller customarily pays deed doc stamps and the owner's title policy, and the buyer pays the lender's policy, the recording fee and the costs of a new mortgage. The contract controls.

What are the mortgage taxes on a $355,000 purchase?

With 20 percent down, the note's documentary stamp tax is about $994 and the intangible tax about $568; with 10 percent down, about $1,118 and $639. Your Loan Estimate shows every charge.

How does buyer representation work now?

A written buyer-broker agreement is required before a buyer's agent tours a home. It states a specific compensation amount or rate and that compensation is negotiable, and offers of compensation cannot be advertised on the MLS since August 17, 2024.

What is the difference between the Villages and the Villas?

The Villages are detached homes, the Villas attached villas. The 12-month medians are $355,000 and $301,500. See the side-by-side above and how to buy a home in The Villas at Country Creek.

What is the difference between the Villages and River's Reach?

River's Reach is a 220-unit Chapter 718 condominium; the Villages are Chapter 720 homeowners' associations, so there are no milestone inspection or structural reserve rules for a Villages home.

How long does the airport take?

Southwest Florida International Airport is about 20 minutes away, and I-75 Exit 123 is 1.9 miles.

Where is the nearest emergency room?

Lee Health Coconut Point, about 5 miles and 10 minutes away.

Do people live here year-round?

57 percent of single-family parcels carry a homestead exemption, and the association says about 35 percent of residents stay through the summer.

Should I get a wind mitigation inspection?

Yes. Form OIR-B1-1802 documents the credits a homeowner's insurer will honor, and it answers the first insurance question before you close.

How do I start buying here?

Call Marc at (239) 287-5873 or read how we represent buyers. We start with the estoppel, the flood status of the street and the roof permit, then the closings that match your target home.

Frequently Asked Questions, Selling One Home to Buy in The Villages at Country Creek

These are the questions buyers who own a home ask us before they list one property and buy another. The answers come from the same MLS pull, the county record and the Florida Statutes, and the contract controls every cost.

How do I sell my current home and buy here?

Call Jesse at (239) 898-6072 for a free home valuation of the home you are selling, and Marc at (239) 287-5873 for the purchase. We time both closings and can show you the net from the sale before you make an offer.

Should I sell first or buy first?

It depends on your lender, your timeline and your comfort with risk. A contingent purchase, a sale first with a rent-back or a bridge each has a cost, and we lay out the numbers.

Can I use my sale proceeds for the purchase?

Yes, if the closings line up. We ask the title company to confirm the timing, and we negotiate the closing date to fit.

What will I net from my sale?

Our seller guide, how we sell a Villages at Country Creek home, shows a net sheet at $275,000, $355,000 and $512,000, and our valuation page, what a Villages at Country Creek home is worth, explains how the number is built.

Do I owe capital gains tax on my sale?

Florida has no state income tax. Federal law can exclude up to $250,000 of gain for a single owner and $500,000 for a married couple filing jointly if you owned and lived in the home two of the last five years. Confirm with your tax advisor.

Can I take my Save Our Homes savings with me?

Florida's portability rules can transfer part of a homestead's assessment savings to a new Florida homestead within a set period. The Department of Revenue's PT-112 guide explains the rules, and your county property appraiser applies them.

Can I list and buy from out of state?

Yes. Florida allows remote signing and power of attorney closings, and we coordinate the estoppel, showings and inspections locally.

What if my sale falls through?

A contingent purchase has its own protections and deadlines in the contract. We review them with you before you sign, because a sale that fails can put a purchase at risk.

Sources and Authoritative References

Every fact on this Villages at Country Creek buyer guide traces to a primary record below: the community's own site, Florida state records, Lee County and Village of Estero records, FEMA and federal sources. Parcel and sale facts come from the county roll and the MLS. No brokerage, listing portal or IDX feed is cited.

1. Village of Estero, flood maps and zones (accessed September 30, 2026)
2. Village of Estero, floodplain protection (accessed September 30, 2026)
3. Village of Estero, flood brochure (April 2021) (accessed September 30, 2026)
4. Village of Estero, area-wide traffic study (accessed September 30, 2026)
5. Village of Estero capital improvement sheet, Corkscrew Road widening (accessed September 30, 2026)
6. Village of Estero capital improvement sheet, Corkscrew Road and Three Oaks Parkway intersection (accessed September 30, 2026)
7. Village of Estero capital improvement sheet, Villages at Country Creek Bypass (accessed September 30, 2026)
8. Village of Estero capital improvement sheet, Dry Creek Bed sediment removal (accessed September 30, 2026)
9. Village of Estero capital improvement sheet, Trailside Drive drainage (accessed September 30, 2026)
10. Village of Estero comprehensive plan (accessed September 30, 2026)
11. Village of Estero future land use map, updated September 14, 2023 (accessed September 30, 2026)
12. Village of Estero, disaster recovery permit information (accessed September 30, 2026)
13. Village of Estero, 2024 annual comprehensive financial report (accessed September 30, 2026)
14. Village of Estero, preliminary flood maps (accessed September 30, 2026)
15. Village of Estero, permits and Community Development (accessed September 30, 2026)
16. Lee County Property Appraiser, 2025 taxing district millage book (accessed September 30, 2026)
17. Lee County Property Appraiser, taxes levy data (accessed September 30, 2026)
18. Lee County Property Appraiser, property search (accessed September 30, 2026)
19. Lee County Property Appraiser, subdivision report (accessed September 30, 2026)
20. Lee County Clerk of Court, court records (accessed September 30, 2026)
21. Lee County Planned Development record, DCI86213 (Villages at Country Creek RPD) (accessed September 30, 2026)
22. Lee County zoning case 86-2-13 DCI (accessed September 30, 2026)
23. Lee County zoning case DCI2007-00035 (accessed September 30, 2026)
24. Lee County resolution PD-93-024 (accessed September 30, 2026)
25. Lee County resolution PD-94-008 (accessed September 30, 2026)
26. Lee County resolution PD-94-029 (accessed September 30, 2026)
27. Lee County resolution Z-07-061 (accessed September 30, 2026)
28. Lee County resolution ZAB-86-034 (accessed September 30, 2026)
29. Lee County Department of Transportation, projects and plans (accessed September 30, 2026)
30. Lee County, Corkscrew Road task 1 memo (accessed September 30, 2026)
31. Corkscrew Road widening project (accessed September 30, 2026)
32. Florida DOT, traffic count report, 2024 peak season, District 1 (accessed September 30, 2026)
33. Florida DOT SWFL Roads, project 452544-1 (accessed September 30, 2026)
34. Florida DOT SWFL Roads, Lee County projects (accessed September 30, 2026)
35. Florida Senate, section 720.30851, Florida Statutes (estoppel certificates) (accessed September 30, 2026)
36. Florida Senate, section 720.305, Florida Statutes (association remedies) (accessed September 30, 2026)
37. Florida Senate, section 627.7011, Florida Statutes (homeowner policies) (accessed September 30, 2026)
38. Florida Senate, section 201.02, Florida Statutes (documentary stamp tax on deeds) (accessed September 30, 2026)
39. Florida Senate, section 720.303, Florida Statutes (association powers and duties) (accessed September 30, 2026)
40. Florida Senate, section 720.3085, Florida Statutes (assessments) (accessed September 30, 2026)
41. Florida Statutes, section 189.061 (special district registry) (accessed September 30, 2026)
42. Florida Statutes, section 553.844 (mitigation and building code) (accessed September 30, 2026)
43. Florida Statutes, section 627.0629 (residential rate filings) (accessed September 30, 2026)
44. Florida Office of Insurance Regulation, Uniform Mitigation Verification Inspection Form OIR-B1-1802 (accessed September 30, 2026)
45. Florida Department of Education, school grades results packet (accessed September 30, 2026)
46. Citizens Property Insurance, policies in force, April 30, 2026 (accessed September 30, 2026)
47. Citizens Property Insurance, detail by county, April 30, 2026 (accessed September 30, 2026)
48. Citizens Property Insurance, rate recommendation, December 10, 2025 (accessed September 30, 2026)
49. Florida Division of Corporations, The Villages at Country Creek Master Association, Inc. (N22433) (accessed September 30, 2026)
50. Florida Division of Corporations, The Villages at Country Creek I Homeowners Association, Inc. (N22435) (accessed September 30, 2026)
51. Florida Division of Corporations, The Villages at Country Creek II Homeowners Association, Inc. (N34630) (accessed September 30, 2026)
52. Florida Division of Corporations, master association articles filed 2001 (N22433) (accessed September 30, 2026)
53. Florida Division of Corporations, master association restated articles filed 2004 (N22433) (accessed September 30, 2026)
54. Florida Division of Corporations, master association filing 1996 (N22433) (accessed September 30, 2026)
55. The Villages at Country Creek, official community site (accessed September 30, 2026)
56. The Villages at Country Creek, amenities (accessed September 30, 2026)
57. The Villages at Country Creek, golf (accessed September 30, 2026)
58. The Villages at Country Creek, golf rates (accessed September 30, 2026)
59. The Villages at Country Creek, pro shop (accessed September 30, 2026)
60. The Villages at Country Creek, golf course etiquette (accessed September 30, 2026)
61. The Villages at Country Creek, tennis (accessed September 30, 2026)
62. The Villages at Country Creek, dining (accessed September 30, 2026)
63. Lee County School District, school zones (accessed September 30, 2026)
64. Lee County School District, student enrollment (accessed September 30, 2026)
65. Lee County School District, transportation optimization (accessed September 30, 2026)
66. Lee County School District, 2026-2027 student enrollment plan (accessed September 30, 2026)
67. Lee County School District, 2025-2026 school grades report (accessed September 30, 2026)
68. Lee County School District, open enrollment, January 2026 (accessed September 30, 2026)
69. Lee County School District, registration for 2026-2027 (accessed September 30, 2026)
70. Lee Health, Coconut Point emergency department (accessed September 30, 2026)
71. Lee Health, Coconut Point (accessed September 30, 2026)
72. Lee Health, Gulf Coast Medical Center (accessed September 30, 2026)
73. Lee Health, Bonita Community Health Center (accessed September 30, 2026)
74. Lee Health, Southwest Florida Proton Center (accessed September 30, 2026)
75. Federal Emergency Management Agency, National Flood Hazard Layer (accessed September 30, 2026)
76. Federal Emergency Management Agency, NFIP community status book (accessed September 30, 2026)
77. Federal Emergency Management Agency, housing assistance data for owners (accessed September 30, 2026)
78. Federal Emergency Management Agency, Map Service Center (accessed September 30, 2026)
79. U.S. Geological Survey, Hurricane Ian high-water marks (accessed September 30, 2026)
80. U.S. Geological Survey, daily water data (accessed September 30, 2026)
81. Internal Revenue Service, topic 701, sale of your home (accessed September 30, 2026)
82. U.S. Department of Housing and Urban Development, fair housing (accessed September 30, 2026)
83. Florida Senate, section 689.302, Florida Statutes (seller flood disclosure) (accessed September 30, 2026)
84. Florida Senate, section 720.401, Florida Statutes (homeowners' association disclosure summary) (accessed September 30, 2026)
85. Florida Senate, section 689.261, Florida Statutes (property tax disclosure summary) (accessed September 30, 2026)
86. Florida Department of Revenue, documentary stamp tax (accessed September 30, 2026)
87. Florida Department of Revenue, nonrecurring intangible tax (accessed September 30, 2026)
88. Florida Department of Revenue, property tax for taxpayers (accessed September 30, 2026)
89. Florida Administrative Code, rule 69O-186.003, title insurance rates (accessed September 30, 2026)
90. Florida Department of Financial Services, title insurance overview (accessed September 30, 2026)
91. Lee County Tax Collector, real estate property taxes (accessed September 30, 2026)
92. Lee County Clerk of Court, requirements for recording deeds (accessed September 30, 2026)
93. Florida Statutes, section 28.24 (recording fees) (accessed September 30, 2026)
94. National Association of REALTORS, what the settlement means for home buyers and sellers (accessed September 30, 2026)
95. National Association of REALTORS, settlement FAQs (accessed September 30, 2026)
96. National Association of REALTORS, written buyer agreements 101 (accessed September 30, 2026)
97. Florida Senate, 2024 HB 979 staff analysis (estoppel certificates) (accessed September 30, 2026)
98. Lee County Property Appraiser, real property sale qualification codes (accessed September 30, 2026)
99. Florida Real Estate Commission, Department of Business and Professional Regulation (accessed September 30, 2026)
100. FEMA, FloodSmart, National Flood Insurance Program (accessed September 30, 2026)
101. Florida Office of Insurance Regulation (accessed September 30, 2026)
102. Florida Housing Finance Corporation (accessed September 30, 2026)
103. U.S. Department of Veterans Affairs, VA home loans (accessed September 30, 2026)
104. Consumer Financial Protection Bureau, owning a home (accessed September 30, 2026)
105. Freddie Mac, Primary Mortgage Market Survey (accessed September 30, 2026)
106. Florida Department of Revenue, portability guide PT-112 (accessed September 30, 2026)
107. Lee County Property Appraiser, 2026 tax roll: 624 Villages-profile residential parcels (use code 01, ZIP 33928) matched by recorded legal description, year built, bedrooms and heated area, less the four villa-only streets. The count is a ceiling, not an exact figure.
108. Lee County recorded sales, qualified deeds over $50,000, all years on file, newest recording July 29, 2026, as carried in the county sales file.
109. Southwest Florida MLS Matrix, Development Country Creek, Villages at Country Creek closings and actives, pulled September 29, 2026.
110. Southwest Florida MLS Matrix, Villas at Country Creek closings and actives, pulled September 29, 2026, used for the neighborhood comparison.
111. McGreevy and Comisar neighborhood guide, The Villages at Country Creek, September 2026.
112. McGreevy and Comisar Country Creek community guide, September 2026, for the flood, evacuation, tax and comparison-club figures cited above.

Downloadable Documents

The key documents for a Villages at Country Creek buyer are published by the State of Florida, Lee County, the Village of Estero and the federal government; the table links each to its issuing authority. The recorded Declaration and Rules and Regulations come through the Lee County Clerk's official records, and the estoppel through the association's management desk.

How Do You Reach the Villages at Country Creek Buyer Team Today?

Villages at Country Creek buyers can reach McGreevy and Comisar today by phone, text or the consultation form near the top of this page. Call Marc Comisar at (239) 287-5873 or Jesse McGreevy direct at (239) 898-6072, and we will send the size-band closings, cost stack and disclosure checklist for any home you name.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Selling first? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying? Read how we represent buyers in Southwest Florida or call Marc at (239) 287-5873. Compare with how to buy a home in Country Creek or how to buy a home in The Villas at Country Creek.

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.