Bonita Springs, Florida
What a Cedar Creek home is worth in 2026: the closest sales by size and lot, the dock, the roof and how McGreevy and Comisar value homes here.
Home › Bonita Springs › Cedar Creek › Cedar Creek Home Values
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty.
Updated October 2026
A Cedar Creek home is worth what the few closest recent sales of similar size and lot support, and Lee County recorded 10 Cedar Creek sales at a $537,450 median in the 12 months to September 25, 2026, from $425,000 to $825,000. McGreevy and Comisar lead Domain Realty Group, the #5 real estate team in Florida and the #1 real estate team in Bonita Springs in the 2026 RealTrends rankings. Start with our Cedar Creek community guide and our Bonita Springs area guide.
Choosing who should value and sell your home? Our guide to the best real estate agents in Bonita Springs lists the criteria we think a seller should use. Call Jesse McGreevy direct at (239) 898-6072 or use the Cedar Creek valuation form, and we send the recorded sales behind the number.
A home in Cedar Creek is worth what the closest recent sales of similar size and lot support: in the 12 months to September 25, 2026 Lee County recorded 10 sales at a $537,450 median, from $425,000 for a smaller home to $825,000 for a 2,901 square foot home. Your number depends on lot, size, dock, roof and condition.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development CEDAR CREEK, closed in the 12 months before July 22, 2026, pulled July 22, 2026; Cedar Creek POA 2026 fee disclosure and approved 2026 budget).
With so few sales, one comparable can move the range, so we match the lot first.
Lot and size set the band, condition moves you within it.
Creek, lake and interior homes do not share a price.
Jesse McGreevy, from the closest sales and the documents.
Cedar Creek sellers call McGreevy and Comisar first because we value homes on the documents that decide price here: every recorded sale read deed by deed, the July 2026 MLS pull, the association's fee disclosure and budget, and the flood map at your parcel. We are the #1 team in Southwest Florida since 2012, with an office a short drive north on US 41.
Both partners work every valuation and every listing. The record behind that:
RealTrends ranked our team the #5 real estate team in Florida and the #1 real estate team in Bonita Springs for 2026, and as the leaders of Domain Realty Group our team has closed 4,000+ transactions. Our office is at 24031 S Tamiami Trl #101 in Bonita Springs, about a mile and a half north of the Cedar Creek gate on US 41.
A Cedar Creek listing agent has to know that open houses run only Wednesday and Sunday from 1 to 4 p.m. on a monthly gate code, that every listing must file the registration form and use the required sign, that creek lots carry Zone AE and dock rights under the Outstanding Florida Waters limits, and that the buyer pays a $2,100 working capital contribution.
With about ten to fourteen sales a year, the closest comparable decides the price; we read each deed and match lot type before size.
You can get a free Cedar Creek home valuation in two steps: the instant estimate in the valuation tool on this page, then a human number from Jesse McGreevy built from recorded comparable sales in your own section of Cedar Creek, Bonita Springs, labelled by date and source. There is no obligation, and we never send an automated number alone.
Enter your address in the valuation tool at the top of this page. It returns an automated range in seconds, and it tells us which home to research. Treat it as the start of the conversation, not the answer.
We send the closest recorded sales, the MLS context, the dues a buyer will see, your flood position and a net sheet. There is no obligation.
Your lot type, your square footage, your closing statement, any dock and its permit, your roof date and wind mitigation form, and any elevation certificate.
Call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or use the Cedar Creek valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008. When you are ready to plan the sale itself, our guide to selling your Cedar Creek home covers pricing, marketing, disclosures and costs, and our guide to buying a home in Cedar Creek helps if you are moving within the community.
Our valuation beats an automated estimate such as the Zestimate in Cedar Creek because the estimate works from about ten to fourteen sales a year, cannot tell a creek lot with a dock from an interior lot, and cannot see a roof replacement, and those decide a Cedar Creek price more than square footage does in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development CEDAR CREEK, closed in the 12 months before July 22, 2026, pulled July 22, 2026; Cedar Creek POA 2026 fee disclosure and approved 2026 budget).
Public records and listings, averaged.
Lot type, dock, roof and flood zone.
We show the closest sales behind our number.
We price a Cedar Creek home from the closest recent sales of similar size and lot, widen to 24 or 36 months because sales are few, adjust for dock, pool, roof and condition, and check the result against the active listings. The number comes with the sales behind it, from our Bonita Springs office.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development CEDAR CREEK, closed in the 12 months before July 22, 2026, pulled July 22, 2026; Cedar Creek POA 2026 fee disclosure and approved 2026 budget).
With about ten to fourteen sales a year, we widen to 24 or 36 months and adjust for date.
Creek frontage with a dock, lake, or interior.
$2,800 a year in dues for 2026, with no CDD line.
On a 1990s home the roof date and wind mitigation form drive the buyer's quote; on a creek lot add flood.
With about 3.4 months of supply in the July pull, price inside the band that is closing.
Five things move a Cedar Creek home's value most: the lot type, creek, lake or interior, the size and plan, a documented dock, the roof and wind features, and the overall condition and pool. Each can be documented from permits, the county roll and the inspection, and we price each from the record in Bonita Springs.
Creek frontage with Gulf access is the scarcest feature.
About 1,353 to 4,115 square feet on the county roll.
Documented and within the exempt or permitted size.
A newer roof lowers a buyer's insurance.
Permitted updates and a private pool.
Recorded sales show Cedar Creek as a thin market: homes under 2,000 square feet recorded 5 sales at a $475,000 median and larger homes 5 at $725,000, 10 in the 12 months to September 25, 2026. These are Lee County deeds for Bonita Springs, not asking prices.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development CEDAR CREEK, closed in the 12 months before July 22, 2026, pulled July 22, 2026; Cedar Creek POA 2026 fee disclosure and approved 2026 budget).
We pulled every recorded sale for the 273 Cedar Creek home parcels for the 12 months to September 25, 2026: 10 sales, no builder-direct sales. The parcel set is every legal description on the six Cedar Creek plats, Phases I to III-D, which matches the association's 273 lots exactly.
| Window | Sales | Median | Low | High |
|---|---|---|---|---|
| 12 months (2025-09-26 to 2026-09-25) | 10 | $537,450 | $425,000 | $825,000 |
| 24 months (2024-09-26 to 2026-09-25) | 28 | $542,450 | $200,000 | $825,000 |
| 36 months (2023-09-26 to 2026-09-25) | 41 | $630,000 | $200,000 | $955,000 |
| 60 months (2021-09-26 to 2026-09-25) | 74 | $650,000 | $200,000 | $955,000 |
The 24-month window holds 28 sales at $542,450 and the 36-month window 41 at $630,000, so the latest 12 months sit below the 2023 to 2024 level.
Every home is single-family; by size, homes under 2,000 square feet recorded 5 sales at a $475,000 median, from $425,000 to $539,900, and homes of 2,000 square feet and up 5 at $725,000, from $475,000 to $825,000.
| Price band | Recorded sales, 12 months |
|---|---|
| Under $200,000 | 0 |
| $200,000 to $299,999 | 0 |
| $300,000 to $399,999 | 0 |
| $400,000 to $499,999 | 4 |
| $500,000 to $749,999 | 4 |
| $750,000 to $999,999 | 2 |
| $1,000,000 and up | 0 |
Four sales closed between $400,000 and $499,999, four between $500,000 and $749,999 and two between $750,000 and $999,999.
The highest recorded sale was a 2,901 square foot home at $825,000; the lowest was $425,000.
From March 26 to September 25, 2026 the county recorded 5 sales at a $475,000 median against 5 at $539,900 in the prior six months; with so few sales, the mix decides the figure.
Cedar Creek prices have eased from 2024: county calendar medians ran $675,000 in 2023 and $688,250 in 2024, then $545,000 in 2025, while the 24-month window holds 28 sales at $542,450. More smaller-home sales in the recent mix explain part of the drop in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
| Calendar year | Recorded sales | Median | Low | High | Builder-direct (estimate) |
|---|---|---|---|---|---|
| 2019 | 17 | $358,000 | $275,000 | $575,000 | 0 |
| 2020 | 27 | $385,000 | $230,500 | $635,000 | 0 |
| 2021 | 12 | $472,953 | $360,000 | $720,000 | 0 |
| 2022 | 20 | $642,500 | $270,999 | $850,000 | 0 |
| 2023 | 16 | $675,000 | $505,000 | $949,900 | 0 |
| 2024 | 10 | $688,250 | $570,000 | $955,000 | 0 |
| 2025 | 19 | $545,000 | $200,000 | $825,000 | 0 |
| 2026 (to September 25) | 8 | no median (under 10) | $425,000 | $775,000 | 0 |
County calendar medians ran $385,000 in 2020, $642,500 in 2022, $675,000 in 2023 and $688,250 in 2024, then $545,000 in 2025 and $505,000 for 2026 through September 25 on eight sales, with more smaller homes in the recent mix.
28 sales at $542,450 over 24 months and 41 at $630,000 over 36 months.
A year with more Phase III-D sales lowers a median without any one home losing that much value.
Cedar Creek recorded 10 sales at a $537,450 median in the latest 12 months, so the first conversation is the two or three sales closest to your home and lot. Call Jesse McGreevy direct at (239) 898-6072, request your free Cedar Creek home valuation, or read our guide to selling a home in Cedar Creek. Buying too? See buying a home in Cedar Creek or call Marc at (239) 287-5873.
A Cedar Creek home took a median of 22 days to sell in the Southwest Florida MLS pull of July 22, 2026, an average of 48.6, at an average 94.7 percent of list price, with 4 active listings and about 3.4 months of supply. We re-read the live MLS the day we price your home in Bonita Springs.
Data updated: October 2026 (Southwest Florida MLS, Development CEDAR CREEK, closed in the 12 months before July 22, 2026, pulled July 22, 2026; Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
14 closed sales from $325,000 to $775,000, volume $7.9 million, about $285 per square foot of living area.
About 3.4 months of supply on July 22, 2026.
A 22-day median and a 48.6-day average on market.
The county counted 10 recorded sales to September 25; the MLS counted 14 closings to July 22, a window that starts earlier.
The best comparables for a Cedar Creek home are the closest recent sales of the same lot type and similar size, widened to 24 or 36 months because sales are few. Below are the size groups and their 12-month results from the Lee County record for Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development CEDAR CREEK, closed in the 12 months before July 22, 2026, pulled July 22, 2026; Cedar Creek POA 2026 fee disclosure and approved 2026 budget).
| Section (recorded name) | Sales, 12 months | Median (10+ sales only) | Low | High |
|---|---|---|---|---|
| Homes under 2,000 square feet | 5 | count and range only | $425,000 | $539,900 |
| Homes of 2,000 square feet and up | 5 | count and range only | $475,000 | $825,000 |
Neither size group cleared ten sales, so both medians are shown with counts and ranges; lot type, creek, lake or interior, moves Cedar Creek prices as much as square footage.
5 recorded sales in the 12 months to September 25, 2026, from $425,000 to $539,900. Under ten sales we print the count and range, not a median.
5 recorded sales in the 12 months to September 25, 2026, from $475,000 to $825,000. Under ten sales we print the count and range, not a median.
Against its Bonita Springs neighbors, Cedar Creek's recorded median of $537,450 over the 12 months to September 25, 2026 sits close to Hawthorne's $517,250 and above Highland Woods' $410,000, using the same county method for each, because every Cedar Creek home is single-family.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
| Community | Home parcels matched | Recorded sales, 12 months | Median | Median $ per county heated sq ft |
|---|---|---|---|---|
| Cedar Creek | 273 | 10 | $537,450 | $287.34 |
| Hawthorne | 461 | 28 | $517,250 | $255.42 |
| Highland Woods | 798 | 35 | $410,000 | $301.43 |
Per square foot, Cedar Creek's $287.34 sits above Hawthorne's $255.42 and below Highland Woods' $301.43.
A Cedar Creek home competes most directly with non-golf gated single-family homes; creek frontage has few close substitutes in the city.
The lot, a dock and the flood zone are not in a per-foot median.
A buyer who could buy your Cedar Creek home is often also pricing Hawthorne in Bonita Springs, where Lee County recorded 28 sales at a $517,250 median against Cedar Creek's 10 at $537,450. Knowing which buyer your home is for sets the price.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Cedar Creek POA 2026 fee disclosure; Hawthorne Community Association 2024 adopted budget).
| What a buyer weighs | Cedar Creek | Hawthorne |
|---|---|---|
| Location | US 41 at Spring Creek, north of Bonita Beach Road, City of Bonita Springs | Imperial Parkway at Shangri-La Road, City of Bonita Springs |
| Home parcels in our county match | 273 single-family homes | 461 (305 single-family, 156 coach-home condominium) |
| Recorded sales, 12 months to September 25, 2026 | 10 at a $537,450 median, all resales | 28 at a $517,250 median, all resales |
| Median per square foot of county heated area | $287.34 | $255.42 |
| Built | 1994 to 2003 | 2006 to 2014 |
| Water | Spring Creek frontage with private docks on creek lots, plus seven lakes | Eight lakes, shore fishing only |
| Dues | $2,800 a year for 2026 | $4,022 common assessment in the 2024 budget, plus neighborhood or condominium dues |
| Buyer's one-time charges | $2,100 working capital, $150 application, $150 post-closing, $50 per adult | $2,500 Resale Capital Assessment, $100 application, $50 per adult |
| District on the tax bill | None | None |
| Flood | Zone AE on creek lots, shaded Zone X inside | Shaded Zone X at sampled points |
Spring Creek frontage and dock rights on creek lots, a location on US 41 near downtown, lower dues and no CDD. A Hawthorne buyer may lead with newer construction.
A home in Cedar Creek fits a buyer whose priorities are water access and a central location. A home in Hawthorne fits a buyer whose priorities are newer construction and a coach-home option. Each fits a different list of priorities.
A Cedar Creek buyer pays the association's dues, $700 a quarter or $2,800 a year for 2026, and City of Bonita Springs and county taxes with no CDD line. The approved 2026 budget splits the dues about 65 percent to operations and 35 percent to reserves, with lake restoration the largest reserve line.
Data updated: October 2026 (Cedar Creek POA Disclosure of Home Seller and Purchaser Fees, February 18, 2026; approved 2026 budget).
| 2026 item (approved budget) | Amount |
|---|---|
| Dues per home | $2,800 a year ($700 a quarter) |
| Operating budget | $498,478 |
| Replacement fund contribution | $270,922 |
| Landscape contract | $120,500 |
| Irrigation water | $35,000 |
| Lake restoration reserve, 2026 funding | $135,000 of a $945,000 estimate |
Across 273 homes, $2,800 each funds $764,400: $493,478 of assessments to operations and $270,922 to reserves.
Landscaping, irrigation water and repairs, lake and flood maintenance, the gates, the cabana pool and spa, courts, insurance and management, according to the budget.
The replacement fund carries $3,059,440 of estimated replacement cost and $497,727 on hand at the end of 2025; lake restoration is funded from zero at $135,000 a year under a Lake Strategic Plan.
Cedar Creek has no CDD, so no bond assessment appears on the tax bill.
The buyer pays the $2,100 Working Capital Contribution, a $150 application, $50 per adult background check and a $150 post-closing fee.
Spring Creek frontage with a documented dock is the feature that most separates one Cedar Creek home's value from another, because the creek is navigable to Estero Bay and new dock size is capped in an Outstanding Florida Water, while the cabana and courts support every price equally in Bonita Springs.
Data updated: October 2026 (Cedar Creek POA home page; section 403.813, Florida Statutes; Florida DEP dock permitting guide).
A private single-family dock in an Outstanding Florida Water is exempt from the state environmental permit only at 500 square feet or less of over-water area, half the limit elsewhere, under section 403.813(1)(b); repairs must stay within 5 feet of the existing location and no larger.
The association keeps a member dock launch area with canoe and kayak storage, carried in its reserve plan.
Cabana with a large pool and spa, playground, bocce, tennis and pickleball, a tiki hut and covered creekside hut, a butterfly garden and seven lakes.
A Cedar Creek seller owes a flood disclosure at or before contract, disclosure of known defects that materially affect value, the property tax disclosure in the contract and, depending on the home, either the homeowners' association disclosure summary under section 720.401 or the condominium resale documents under section 718.503. Your closing agent confirms which apply.
Data updated: October 2026 (Florida Statutes 720.401, 718.503, 689.302, 689.261, 553.79, 720.30851 and 718.116 read October 2026; Lee County Clerk recorded declarations; Florida Division of Corporations records).
This is general information, not legal advice. Your closing agent or real estate attorney confirms which duties apply to your parcel, and several of them carry a cancellation right for the buyer if they are missed, so we gather the documents before anyone signs.
Cedar Creek is a homeowners' association community under chapter 720 with one association of 273 single-family lots and no condominiums, so the section 720.401 disclosure summary applies to every sale.
For a lot or house in a community with a mandatory homeowners' association, the prospective buyer must be presented with the disclosure summary before executing the contract, and on a resale the parcel owner supplies it (section 720.401). The contract must carry a conspicuous clause making it voidable if the summary was not provided first, and the buyer may void by written notice within 3 days after receiving the summary or before closing, whichever occurs first. That right cannot be waived and ends at closing. Section 720.401 does not apply to associations governed by chapters 718, 719, 721 or 723.
The Amended and Restated Declaration recorded in 2025 as Instrument 2025000167856 governs every lot, and the association's February 2026 fee disclosure lists a $2,100 Working Capital Contribution paid by the buyer.
Section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract is signed. It asks whether the seller knows of flooding that damaged the property during ownership, whether a flood insurance claim was filed and whether the seller received federal flood-damage assistance. The duty does not depend on the FEMA zone. In Cedar Creek that matters because lots on or backing to Spring Creek fall in Zone AE while higher interior lots sit in shaded Zone X, according to our Cedar Creek guide, so the parcel's own map governs.
The Florida Supreme Court held in Johnson v. Davis (1985) that a home seller must disclose known facts that materially affect the property's value and are not readily observable to the buyer. For a Cedar Creek home that can include past water intrusion, a roof or window leak, an unapproved exterior change, an unpermitted enclosure or an open permit. When in doubt, disclose, and put it in writing.
Section 689.261 requires the contract to carry a property tax disclosure summary warning the buyer not to rely on the seller's current taxes, because a change of ownership or improvements can reset the assessment. A seller's homestead exemption and Save Our Homes cap end with the seller's ownership. Cedar Creek has no community development district; the association owns and reserves for its own roads, gates and lakes in its 2026 replacement fund.
Section 553.79 bars a local building agency from penalizing an arm's-length buyer because a previous owner's permit was never closed, and lets an owner close a permit with a different licensed contractor. It does not stop a lender, title underwriter or buyer from requiring the permit to be closed before closing, so we check the City of Bonita Springs permit record before listing.
Section 720.30851 governs the homeowners' association estoppel certificate and section 718.116 the condominium certificate. The statutes set a $250 base fee, and the Department of Business and Professional Regulation's current adjusted caps are $299 for the certificate, $119 more for expedited delivery within 3 business days and $179 more if the account is delinquent; the association's actual fee can be lower. A Cedar Creek sale needs the association's estoppel, which the February 2026 fee disclosure prices at $265 plus a $22 third-party fee and a $9.95 convenience fee, $296.95 prepaid by the seller.
Flood zone and insurance move a Cedar Creek price because the zone changes from Zone AE on creek lots to shaded Zone X inside, so a creek-lot buyer's lender requires flood insurance, and the roof and wind features of a 1994 to 2003 home decide its wind premium in Bonita Springs.
Data updated: October 2026 (FEMA flood maps effective November 17, 2022 and Lee County map-change page; City of Bonita Springs CRS page; National Hurricane Center Ian report; Citizens flood page).
Creek-front lots fall in Zone AE and interior lots in shaded Zone X, according to our Cedar Creek guide; confirm each parcel on FEMA's Map Service Center.
Check the address on Lee County's Know Your Zone map; creek lots have a direct tidal pathway.
The City of Bonita Springs holds Community Rating System Class 5, a 25 percent discount on NFIP premiums.
Hurricane Ian made landfall as a category 4 storm at Cayo Costa on September 28, 2022, with coastal inundation of 8 to 12 feet in the Bonita Springs area, according to the National Hurricane Center. We describe your home's record through the flood disclosure.
We print no premiums. We point to the elevation certificate for a creek lot, the roof date and the wind mitigation form.
In Lee County the seller customarily pays the owner's title policy and the deed's documentary stamp tax of $0.70 per $100 of price, and the contract controls. On a Cedar Creek $537,450 sale that is $3,763 in stamps and about $2,763 in title premium. Commission, estoppel and prorations come on top and are agreed in writing.
Data updated: October 2026 (Florida Statutes section 201.02; Florida Administrative Code rule 69O-186.003; our Florida cost-of-selling reference, 2026; Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
| Item | Smaller-home median ($475,000) | Community median ($537,450) | Larger-home median ($725,000) |
|---|---|---|---|
| Documentary stamp tax at $0.70 per $100 | $3,325.00 | $3,762.50 | $5,075.00 |
| Owner's title premium (promulgated rate) | $2,450.00 | $2,762.25 | $3,700.00 |
| Subtotal of the two fixed items | $5,775.00 | $6,524.75 | $8,775.00 |
These are statutory and promulgated amounts computed on the recorded medians as illustrations, not quotes for your home. The commission, the estoppel, the municipal lien search, the settlement fee, the title search and any proration are separate and are agreed in writing. Dues are $700 a quarter for 2026 and are prorated on the estoppel.
Florida charges $0.70 per $100 of consideration on the deed, rounded up to the next $100 (section 201.02). In Lee County the seller customarily pays it, and the contract controls.
Florida sets the owner's policy premium by rule: $5.75 per $1,000 of coverage up to $100,000, $5.00 per $1,000 from $100,000 to $1,000,000, $2.50 per $1,000 from $1,000,000 to $5,000,000 and $2.25 per $1,000 from $5,000,000 to $10,000,000. In Lee County the seller customarily selects the closing agent and pays for the owner's policy. That is custom, not law, and the contract controls.
The seller prepays $296.95 for the estoppel under the February 2026 fee disclosure. The buyer pays the $2,100 Working Capital Contribution, a $150 application fee, $50 per adult background check and a $150 post-closing fee to the management company.
Florida property taxes run on the calendar year and are paid in arrears in November, so at a closing before the bill is paid the seller credits the buyer for the seller's days of ownership. Cedar Creek is inside the City of Bonita Springs with no CDD line, so the title company prorates the city, county and school bill on the actual figures. The title company prorates on the actual figures.
Capital gains on a home sale are a federal tax question, and the IRS explains the exclusion for a main home in Publication 523. If you will buy another Florida homestead, portability can move up to $500,000 of your Save Our Homes difference to the new home if you establish it within three years of January 1 of the year you gave up the old one; in Lee County you file with the Property Appraiser. A seller who is a foreign person should also ask the closing agent about FIRPTA withholding. Confirm all three with your tax adviser before you list.
Fixed items are fixed, negotiated items are negotiated and unpublished items are obtained in writing. We give you a net sheet at the price we recommend and at two prices below it, so the number you plan on is the number you net.
Yes, and it is free: Jesse McGreevy walks your Cedar Creek home, reads its condition, view and upgrades, and returns a written comparative market analysis built from Lee County recorded sales and the Southwest Florida MLS for your own section, with a net sheet at three prices. It is the step after the instant estimate in Bonita Springs.
The comparable sales by date, price and size, the active competition, the adjustments we made and why, the charges a buyer will carry and a net sheet. Every figure is labelled with its source and date.
Usually two to three business days after the walk-through, sooner if you are on a deadline. Call Jesse McGreevy direct at (239) 898-6072 to schedule.
Nothing, and there is no obligation to list. It comes from Top 1% Real Estate Agents Nationally Since 2008. If you decide to sell, see our guide to selling your Cedar Creek home.
These are the valuation questions Cedar Creek owners ask us most, answered from Lee County's recorded sales, the Southwest Florida MLS where we hold a dated pull, the association's own documents and Florida law. For a number on your own home, call Jesse McGreevy at (239) 898-6072.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development CEDAR CREEK, closed in the 12 months before July 22, 2026, pulled July 22, 2026; Cedar Creek POA Declaration (Instrument 2025000167856), Rules and 2026 fee disclosure as cited on our Cedar Creek guide; Florida Statutes read October 2026).
Your value comes from recorded sales of comparable homes in your section. Homes under 2,000 square feet recorded 5 sales at a $475,000 median and homes of 2,000 square feet and up 5 at $725,000, so read the size and the lot, creek, lake or interior, first. Start with the instant tool on this page, then ask Jesse McGreevy for the human number at (239) 898-6072.
An automated estimate reads public records and listings, but it cannot see view, condition, renovations, membership type or which section a home sits in, and those move Cedar Creek prices more than square footage does. Treat it as a starting range and check it against recorded comparables.
We start from recorded sales in the same section for the latest 12 months, widen the window when a section is thin, adjust for size, position, condition and upgrades, add the charges a buyer will carry and test the result against the active competition.
County calendar medians ran $385,000 in 2020, $642,500 in 2022, $675,000 in 2023, $688,250 in 2024 and $545,000 in 2025, and $505,000 for 2026 through September 25 on eight sales.
The median was $287.34 per square foot of county heated area for the 10 recorded sales from September 26, 2025 to September 25, 2026. Larger homes and creek lots lift the figure; the July 2026 MLS pull showed about $285 per square foot of living area.
Our Southwest Florida MLS pull of July 22, 2026 showed 14 Cedar Creek sales over the prior 12 months at a median of 22 days on market and an average 94.7 percent of list price.
The July 22, 2026 MLS pull showed an average 94.7 percent of list price.
The highest recorded sale in the 12 months to September 25, 2026 was a 2,901 square foot home at $825,000.
Smaller homes recorded sales from $425,000 in the latest 12 months.
It can, when buyers in your section pay for it: impact glass, a newer roof and air conditioning and an updated kitchen are the upgrades that show up in comparable sales. We price the upgrades you have against sales that had them, not against a remodel budget.
Yes. The instant estimate, the human number and the in-person comparative market analysis cost nothing and carry no obligation to list.
Once a year is enough for most owners, and before any decision to sell, refinance, insure or appeal an assessment. Recorded prices in a section can move in a single season.
No. The Lee County Property Appraiser's just value is set as of January 1 for tax purposes and lags the market, and a homestead's assessed value is capped. Neither is a sale price, and a buyer's lender orders its own appraisal.
Lee County recorded 10 Cedar Creek sales from September 26, 2025 to September 25, 2026 at a median of $537,450, from $425,000 to $825,000, or $287.34 per square foot of county heated area. Homes under 2,000 square feet recorded 5 sales at a $475,000 median and homes of 2,000 square feet and up 5 at $725,000, so read the size and the lot, creek, lake or interior, first.
The county roll ties exactly 273 home parcels to Cedar Creek, all single-family homes built from 1994 to 2003 on six recorded plats, matching the association's 273 lots.
Two layers: the association's dues, $700 a quarter or $2,800 a year for 2026, and city and county taxes with no CDD line.
No. Cedar Creek has no community development district; the association funds its roads, gates and lakes, according to its 2026 budget.
It depends on the lot: lots on or backing to Spring Creek fall in Zone AE and higher interior lots in shaded Zone X, according to our Cedar Creek guide, on the maps effective November 17, 2022. Read the parcel's own map and check the evacuation zone on Lee County's Know Your Zone map.
In Lee County the seller customarily selects the closing agent and pays for the owner's title policy, at the premium the state sets by rule, and a financed buyer pays for the lender's policy. That is custom, not law, and the contract controls.
The recorded Declaration sets a 30-day minimum lease, no more than four leases in any 12 months, no transient rentals, and Board approval with a background check, according to our Cedar Creek guide.
Spring Creek Elementary School borders Cedar Creek on the north, and it and Bonita Springs Elementary are both in the community’s proximity zone; Bonita Springs Middle Center for the Arts and Bonita Springs High School serve the older grades, according to our Cedar Creek guide. Families rank schools and a lottery assigns seats.
Cedar Creek is in the City of Bonita Springs, so the bill carries city, county and school millage with no CDD line.
A Cedar Creek seller supplies the section 720.401 summary before the contract and the section 689.302 flood disclosure; there are no condominium units.
Homes under 2,000 square feet recorded 5 sales from $425,000 to $539,900 at a $475,000 median in the 12 months to September 25, 2026.
Homes of 2,000 square feet and up recorded 5 sales from $475,000 to $825,000 at a $725,000 median in the latest 12 months.
Yes; Spring Creek frontage with dock rights is the scarcest feature in Cedar Creek.
A private dock is exempt from the state permit at 500 square feet or less of over-water area in an Outstanding Florida Water; larger docks need a permit, and the association's review applies.
More smaller homes sold; the 24-month median of $542,450 is the steadier read.
The July 2026 MLS pull showed a 22-day median.
On homes built from 1994 to 2003 a newer roof shortens the buyer's insurance search and supports the price.
McGreevy and Comisar are a top-reviewed Southwest Florida listing team, with the Gulfshore Life Five Star award for customer satisfaction for 21 straight years. The reviews below are quoted exactly as clients wrote them, each labelled with the site where it was posted.
★★★★★ "The sale of our home was not without challenges. Jesse and his team worked extremely hard to get us to the closing table and our home sold!!! Would recommend Domain and the great team to anyone!!!" Verified Zillow review
★★★★★ "Marc was extremely professional in all of our interactions and highly responsive and reliable. I would strongly recommend his services for anyone looking to sell a home in the Ft Myers area." Verified Zillow review
★★★★★ "This was another wonderful experience with Jesse. Considering this trying economic time, he put us at ease through the entire process of pricing, negotiating and closing. We always recommend Jesse to our friends and hope to use him again in the future." Verified Zillow review
When you value your home with Top 1% Real Estate Agents Nationally Since 2008, the partner who prices it is the partner at your closing. Call Jesse McGreevy direct at (239) 898-6072 for your valuation.
Every document behind the rules and figures in this Cedar Creek guide is public. These are the ones a seller actually uses, each linked to the issuing authority's own copy, so you read the current version.
| Document | Publisher | Why it matters | Link |
|---|---|---|---|
| Disclosure of Home Seller and Purchaser Fees, February 18, 2026 | Cedar Creek Property Owners Association | Estoppel cost, buyer charges and 2026 dues | Open the fee disclosure |
| Approved 2026 budget and replacement fund | Cedar Creek Property Owners Association | Operating budget and the $945,000 lake restoration reserve line | Open the budget |
| Sale/Lease Registration and Open House Guidelines | Cedar Creek Property Owners Association | Registration form and open house rules | Open the guidelines |
| Required For Sale sign | Cedar Creek Property Owners Association | The sign design every listing must use | Open the sign design |
| Declaration of Covenants, Conditions and Restrictions, June 20, 2025 | Cedar Creek Property Owners Association | The restated recorded declaration | Open the declaration |
| Section 403.813, Florida Statutes | Florida Legislature | The private dock exemption, 500 square feet in Outstanding Florida Waters | Open the statute |
| Section 720.401, homeowners' association disclosure summary | Florida Legislature | The pre-contract disclosure a house or lot seller supplies | Open section 720.401 |
| Section 718.503, condominium resale disclosure | Florida Legislature | The package a condominium seller delivers | Open section 718.503 |
| Section 689.302, flood disclosure | Florida Legislature | The flood form due at or before contract | Open section 689.302 |
| Section 689.261, property tax disclosure summary | Florida Legislature | The tax warning every residential contract carries | Open section 689.261 |
| Section 720.30851, homeowners' association estoppel certificates | Florida Legislature | What the estoppel must state | Open section 720.30851 |
| Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | The current estoppel fee caps | Open the DBPR schedule |
| FEMA Flood Map Service Center | Federal Emergency Management Agency | The flood zone for a single address | Open the map center |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | The storm record near Bonita Springs | Open the report |
| Flood insurance requirement | Citizens Property Insurance | The January 1, 2027 flood coverage rule | Open the Citizens page |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | The wind mitigation form that supports insurance credits | Open the form |
| 2026 Taxing District Millage Book (final) | Lee County Property Appraiser | The millage behind the tax proration | Open the millage book |
| Publication 523, selling your home | Internal Revenue Service | The federal home-sale gain exclusion rules | Open Publication 523 |
Every figure on this page traces to one of the sources below. County sales figures are our analysis of the Lee County Property Appraiser roll and sale file; association, club and district statements are attributed to the body that published them.
Cedar Creek association, state and civic records
City, county, school and civic records
Florida statutes, rules and federal references
Our own published guides and records
McGreevy and Comisar are the Bonita Springs listing team Cedar Creek sellers call when a home has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar personally handle every listing from pricing to closing, with over 45 years of combined direct experience, and they have been Top 1% Real Estate Agents Nationally Since 2008.
For this guide we tracked all 10 recorded sales across the 273 home parcels of Cedar Creek over the latest 12 months and read the July 2026 MLS pull, the association's 2026 fee disclosure, budget and sale guidelines, so the figures here come from public records rather than estimates.
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or read more about McGreevy and Comisar. Buying in Cedar Creek or anywhere in Southwest Florida? See how we represent buyers or call Marc at (239) 287-5873.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Ready to sell? Call Jesse McGreevy direct at (239) 898-6072, or start with the Cedar Creek seller valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated October 2026. This valuation guide is general information about valuing a home in Cedar Creek, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.