Estero, Florida
Find out what your Copper Oaks home is worth with McGreevy and Comisar, Top 1% nationally since 2008. Size-group valuation from 16 closed sales, the district assessment and a net sheet. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated November 2026.
Copper Oaks homes are worth what the community's recent sales say they are worth, and in a 292-home gated community that is a short list: 16 closed on the Southwest Florida MLS in the last 12 months, at a $343,000 median. This valuation guide sits beside our full Copper Oaks community guide and explains how we turn that record into a number for your single-family home or town villa. If you are comparing agents before you ask, our guide to the best real estate agents in Estero sets the options side by side on the public record.
The Copper Oaks seller guide covers pricing, marketing, costs and the law of a sale. This valuation page covers the value itself, and the Copper Oaks buyer guide shows the other side of the table.
Valuing a home elsewhere in the village? Our guides to a home valuation in Estero, a home valuation in Meadows of Estero and a home valuation in Lakes of Estero apply the same record-first method. Ready to list? Our Estero seller guide covers the next step, and the free home valuation starts the number.
McGreevy and Comisar are the best realtor for valuing a Copper Oaks home because we value each product against its own closed sales, weigh it against the live competition and the fee stack a buyer will underwrite, and explain every adjustment. We are the #1 Team in Southwest Florida since 2012, and Top 1% Real Estate Agents Nationally Since 2008.
Jesse McGreevy and Marc Comisar run every valuation personally. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. Our office is in Bonita Springs, and Estero is a market we work every week.
Recent Copper Oaks market record (12 months to October 21, 2026): 16 closed sales · $5,890,500 in total volume · $343,000 median sold price · $169 median price per square foot of living area · a range of $270,000 to $580,000 · a median 72 days on market · a median 96.6% of list price · 3 active listings on October 21, 2026, about 2.3 months of supply. Source: Southwest Florida MLS (Matrix), pulled October 21, 2026 [Source: Copper Oaks community guide].
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Copper Oaks is narrower: we have read the district's adopted budgets and every closed sale in the MLS and county record, and a valuation from us starts there.
You get Jesse and Marc, not a form letter. Jesse McGreevy builds the comparable set and the pricing analysis, and Marc Comisar walks the home and reads its condition. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873, and read more about the partnership on our about McGreevy and Comisar page.
Curious what your Copper Oaks home is worth? Call Jesse direct at (239) 898-6072 or start with a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Copper Oaks owners who read nothing else on this page should know these ten facts about value, each sourced below. They explain why a valuation from a national website and one built on this community's record can differ by tens of thousands of dollars.
Readers can use the links below to jump straight to the section they need. The guide runs in the order most people decide: the facts about the community first, then the market record, then the costs, legal steps and questions that follow.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Copper Oaks · Key Takeaways
The Essentials: What Is My Copper Oaks Home Worth? · How Is a Copper Oaks Home Actually Valued? · What Have Copper Oaks Homes Sold For in the Last 12 Months? · How Have Copper Oaks Home Values Changed Over Time? · Which Size Differences Change a Copper Oaks Value? · How Do the Lakes and the Wetland Slough Affect a Copper Oaks Value? · Single-Family Home or Town Villa: How Does the Valuation Differ? · Why Do Online Estimates Miss on Copper Oaks Homes? · Copper Oaks vs Bella Terra: How Do Their Values Compare? · How Do Copper Oaks Values Compare With Nearby Estero Communities? · What Does the Live Competition Say About a Copper Oaks Value? · When Is the Best Time to Have a Copper Oaks Home Valued?
The Details: Does the CDD Assessment Change a Copper Oaks Value? · What Do a Buyer's Costs Do to Your Home's Value? · Which Florida Rules Shape a Copper Oaks Sale Price? · Will a Copper Oaks Home Appraise for Its Sale Price? · What Does a Free In-Person Copper Oaks CMA Include? · What Moves the Number Before You List a Copper Oaks Home? · What Will You Net From a Copper Oaks Sale? · Should You Rent or Sell Your Copper Oaks Home? · How Do You Get a Free Copper Oaks Home Valuation? · Thinking of Selling Your Copper Oaks Home? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a Copper Oaks Specialist Matter for a Valuation?
Questions, Contacts and Sources: Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Valuing a Home in Copper Oaks · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Copper Oaks Valuation Team Today?
A Copper Oaks home is worth about what comparable homes in the same size group sold for in the last 6 to 12 months, adjusted for condition and street: $300,000 was the 12-month median for homes of 1,800 square feet or less and $390,000 for larger homes. Your exact number needs your address, so request the free valuation below.
Data updated: October 2026
The 12-month record runs from $270,000 to $580,000. The smaller homes ranged from $270,000 to $340,000 and the larger from $340,000 to $580,000 [Source: Copper Oaks community guide]. A range this wide means the condition, street and updates of your home matter as much as its size.
Size group (12 months) | Closed sales | Median sold price | Sold range | Median $ per sq ft | Median days on market |
|---|---|---|---|---|---|
1,800 sq ft or less | 7 | $300,000 | $270,000 to $340,000 | $170 | 57 |
Over 1,800 sq ft | 9 | $390,000 | $340,000 to $580,000 | $169 | 76 |
Source: Southwest Florida MLS (Matrix), closed sales inside Copper Oaks, October 21, 2025 to October 21, 2026, split at 1,800 square feet of MLS living area; our arithmetic.
A valuation is our written opinion of what a buyer will pay in the current market, not a promise. We give a recommended list price and a defensible range, and we explain what would move it.
Call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
We value a Copper Oaks home in five steps: pick the comparable closed sales in your size group, adjust each for differences from your home, cross-check against price per square foot, read the live competition and days on market, and then test the number against what an appraiser will accept. The steps below show each one with Copper Oaks data.
Comparables are closed sales, not asking prices, of similar size and product in the last 6 to 12 months. There were 15 in the last 12 months, and we list every one below.
Condition, updates, lot, street, view and roof age each move the comparison. We record each adjustment and its reason so you can challenge it.
The 12-month median was $169 per square foot of MLS living area and the 60-month median $196. We use the ratio to cross-check a number, not to build one, because it shifts with size.
The three homes listed on October 21, 2026 asked $324,000, $325,000 and $349,999. We read what they say about price, and how long comparable homes took to sell.
A buyer's lender orders an appraisal, and appraisers rely on recent closed sales. We test our number against the sales an appraiser would choose, so a contract does not fall apart on value.
Only three of Copper Oaks' 292 homes were listed on October 21, 2026, so the next owner who sells should call us first: get a free Copper Oaks home valuation and call Jesse direct at (239) 898-6072. If you are buying, start your Copper Oaks home search with Marc at (239) 287-5873. For the wider market see selling a home in Estero and buying a home in Estero.
Sixteen Copper Oaks homes closed between November 26, 2025 and October 9, 2026, from $270,000 to $580,000. With fewer than 10 closings in any size group, we list the individual sales below, with dates, sizes, prices and days on market, instead of quoting a median of a handful.
Data updated: October 2026
Closed | Beds and baths | Living area (sq ft) | Sold price | Days on market | Sold as % of list |
|---|---|---|---|---|---|
Oct 9, 2026 | 4 bd, 2.5 ba | 2,006 | $340,000 | 14 | 94.5% |
Sep 24, 2026 | 3 bd, 2.5 ba | 1,596 | $270,000 | 153 | 98.2% |
Aug 17, 2026 | 3 bd, 2 ba | 1,420 | $340,000 | 19 | 103.3% |
Jul 31, 2026 | 4 bd, 2.5 ba | 1,974 | $350,000 | 13 | 93.3% |
Jul 23, 2026 | 3 bd, 2.5 ba | 1,777 | $290,000 | 339 | 96.7% |
Jun 26, 2026 | 4 bd, 2.5 ba | 2,407 | $390,000 | 122 | 98.1% |
May 15, 2026 | 4 bd, 3 ba | 2,047 | $357,000 | 24 | 96.5% |
May 1, 2026 | 3 bd, 2.5 ba | 1,596 | $305,000 | 21 | 98.4% |
Apr 1, 2026 | 3 bd, 2.5 ba | 1,760 | $305,000 | 23 | 92.7% |
Mar 20, 2026 | 3 bd, 2.5 ba | 1,760 | $300,000 | 110 | 92.3% |
Mar 9, 2026 | 3 bd, 2.5 ba | 1,760 | $290,000 | 57 | 95.1% |
Jan 16, 2026 | 4 bd, 2.5 ba | 2,407 | $580,000 | 68 | 96.7% |
Jan 16, 2026 | 4 bd, 3 ba | 2,047 | $346,000 | 76 | 96.8% |
Dec 31, 2025 | 6 or more bd, 4 ba | 3,178 | $525,000 | 109 | 95.5% |
Dec 19, 2025 | 5 bd plus den, 4 ba | 3,173 | $502,500 | 175 | 95.7% |
Nov 26, 2025 | 4 bd, 2.5 ba | 2,406 | $400,000 | 370 | 101.3% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside Copper Oaks, October 21, 2025 to October 21, 2026; sold as a percentage of list is sold price divided by the last list price, our arithmetic. [Source: Copper Oaks community guide]
Sales of 1,760 square feet closed at $290,000, $300,000 and $305,000 within four weeks of each other. Sales of 2,406 and 2,407 square feet closed at $400,000, $390,000 and $580,000. The spread inside one plan is often as informative as the spread between plans.
The two highest sales were $580,000 for a 2,407 square foot home on January 16, 2026 and $525,000 for a 3,178 square foot home on December 31, 2025. The largest homes are rare enough that we treat each as its own comparable.
Copper Oaks' median sold price was $380,000 in the oldest of the last five 12-month blocks, $405,750 in the block 36 to 48 months back, and $343,000 in the latest, per the Southwest Florida MLS. Median days on market moved from 6.5 to 72 over the same five years, which is the market cooling from its 2021 and 2022 pace.
Data updated: October 2026
Window | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
Last 12 months (Oct 21, 2025 to Oct 21, 2026) | 16 | $343,000 | $169 | 72 | 96.6% |
Last 24 months | 28 | $366,000 | $179 | 53 | 96.3% |
Last 36 months | 38 | $377,500 | $185 | 49.5 | 96.6% |
Last 60 months | 72 | $382,500 | $196 | 22 | 96.8% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside Copper Oaks, pulled October 21, 2026 by McGreevy and Comisar; the 12-month window already holds 10 or more closings.
12-month block | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
Year 1: the latest 12 months | 16 | $343,000 | $169 | 72 | 96.6% |
Year 2: 12 to 24 months back | 12 | $384,500 | $199 | 33 | 96.0% |
Year 3: 24 to 36 months back | 10 | $395,000 | $208 | 44.5 | 97.3% |
Year 4: 36 to 48 months back | 14 | $405,750 | $203 | 14 | 97.6% |
Year 5: 48 to 60 months back | 20 | $380,000 | $201 | 6.5 | 100.0% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside Copper Oaks, 365-day blocks counted back from October 21, 2026.
The record does not show a straight line. The median rose from the oldest block to the second and then eased, and the days on market lengthened as it did. A valuation from 2022 is out of date, and one built on the latest 12 months is the fairest starting point, with the earlier blocks as context.
Size is the first driver of a Copper Oaks value: over 12 months homes of 1,800 square feet or less sold at a $300,000 median and larger homes at $390,000. The living areas that sold in the last 12 months run from 1,420 to 3,178 square feet, so we value by size band before anything else.
Data updated: October 2026
Smaller homes had a $170 median per square foot and larger homes $168 over the last 12 months, nearly the same ratio, so the price gap is almost entirely a size gap. Our community guide reaches the same conclusion for its own product split [Source: Copper Oaks community guide].
Size group (60 months) | Closed sales | Median sold price | Sold range | Median $ per sq ft | Median days on market |
|---|---|---|---|---|---|
1,800 sq ft or less | 35 | $355,000 | $270,000 to $425,000 | $219 | 19 |
Over 1,800 sq ft | 37 | $413,000 | $340,000 to $620,000 | $182 | 24 |
Source: Southwest Florida MLS (Matrix), closed sales inside Copper Oaks, last 60 months to October 21, 2026, split at 1,800 square feet; our arithmetic.
Over 60 months the smaller homes show a higher ratio, $219 against $182, and a faster median, 18.5 days against 23.5. That is a reason to price from the window that matches the market you are selling into, not from one ratio.
Over the last 60 months the record shows 42 three-bedroom sales from 1,420 to 2,326 square feet, 18 four-bedroom sales from 1,974 to 2,451 square feet, and 11 sales of five or more bedrooms, mostly above 3,000 square feet. We match bedroom and bath counts as well as square feet, because a buyer searches by them.
Copper Oaks is built around a permitted, interconnected lake system that drains to a natural wetland slough through the center of the community, so a home's position relative to water is a fact a buyer will notice. Our MLS pull has no view field, so we do not put a number on it and tell you so.
The district engineer describes lakes connected by pipe interconnects, control structures regulating lake levels and a regulated outfall to a wetland slough [Source: First Supplemental Engineer's Report, May 13, 2021]. It is a working stormwater system, not a decorative pond.
We compare a lake-side home with closed sales that share the position when the record has them, and we describe the adjustment as an opinion when it does not. We will not quote a percentage premium that the closings do not support.
A water view and a flood zone are different facts. A home near a lake or slough may carry a view benefit and a different FEMA zone, and we check both for your parcel [Source: FEMA Flood Map Service Center].
A Copper Oaks single-family home is valued against larger closed sales, a $390,000 median over 12 months, while a town villa is valued against homes of 1,800 square feet or less, a $300,000 median, and against the exterior maintenance the association provides. The two products share a gate and a district but not a buyer pool.
Data updated: October 2026
Single-family homes are compared with other single-family homes on lot, exterior condition and roof. Town villas are compared on interior condition, position in the building group and what the association maintains on the exterior, which the declaration sets out.
Smaller homes closed at a median 57 days on market and larger homes at a median 76 days over 12 months. A buyer of a smaller home is often shopping the lowest gated entry point in Estero, and a buyer of a larger home is comparing communities across the village.
Our community guide says the legal form of the attached town villas, a fee-simple townhome under a homeowners association or a condominium, should be confirmed from the recorded declaration, because the answer decides the insurance structure and the seller's disclosure documents. A valuation should note which one applies.
Automated estimates from national home-value websites miss on Copper Oaks homes for reasons that are structural: the record is only 16 sales a year, the size range is wide, two products share one gate, and an automated model cannot see condition, updates, the lake position or the fee stack. We publish no estimate figure from any website.
With 16 closings in 12 months, one sale at $580,000 or $270,000 moves any average, and an automated model does not know which sales were the right comparison for your home.
A model does not know your kitchen, your roof, whether your home has impact glass or where it sits in the community. Those are the adjustments a person makes.
A buyer prices the district assessment and the association fee. A model that ignores them describes a different home from the one a buyer sees.
Treat it as a starting question, not an answer. Bring it to us and we will show you the closed sales that explain the gap.
Copper Oaks homes sold at a $343,000 median and $169 per square foot over 12 months, against $449,000 and $224 at Bella Terra, a gated Estero community of 1,899 homes. The values differ by size, era, fee structure and product mix, not by a simple ranking.
Data updated: October 2026
Decision point | Copper Oaks | Bella Terra |
|---|---|---|
Home types and count | 292 homes: 129 single-family and 163 attached town villas | 1,899 homes: condos, twin villas, townhomes and single-family homes |
Era built | Homes 2005 to 2008, plus 50 town villas in 2019; built out, confirmed May 2021 | Built 2004 to 2014 by Lennar, US Homes and Beazer Homes |
Closed sales, 12 months (MLS) | 16 | 115 |
Median sold price, 12 months | $343,000 | $449,000 |
Sold range, 12 months | $270,000 to $580,000 | $220,000 to $800,000 |
Median $ per sq ft | $169 | $224 |
Median days on market | 72 | 53 |
Median sold as % of list | 96.6% | 97.5% |
Months of supply | 2.3 | 2.4 |
Fees | CDD $1,352.67 single-family, $1,314.67 town villa (FY2027); association fee not published | Master HOA about $422 per quarter, sub-association about $238 per quarter for single-family, $1,250 annual club fee, plus a CDD of $915.06 to $1,154.22 per year |
Golf or club model | No golf, no marina, no membership | No golf and no mandatory golf membership |
Sources: Southwest Florida MLS (Matrix) pull of October 21, 2026 for both communities; the Copper Oaks community guide and the Bella Terra community guide for the fee and era rows.
Do not value a Copper Oaks home from a Bella Terra sale. The fee structures differ, the product mixes differ and the ratios differ. We use Bella Terra as context for the buyer who cross-shops, not as a comparable.
Both are gated Estero communities with no golf membership requirement, and both carry a community development district. A buyer choosing between them compares the fee stack and the size of the community, and your valuation should speak to that.
Copper Oaks' $343,000 median sits toward the attainable end of nine Estero communities we track from one MLS pull, with lower or similar medians at Villagio, Country Creek and Fountain Lakes and higher medians at Rapallo, The Vines, Cascades at Estero, Meadows of Estero and Bella Terra.
Data updated: October 2026
Community | Closed sales, 12 months | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list | Active listings | Months of supply |
|---|---|---|---|---|---|---|---|
Copper Oaks | 16 | $343,000 | $169 | 72 | 96.6% | 3 | 2.3 |
Fountain Lakes | 39 | $335,000 | $246 | 65 | 95.4% | 20 | 6.2 |
Villagio | 35 | $270,000 | $190 | 76 | 96.2% | 10 | 3.4 |
Country Creek | 51 | $295,000 | $225 | 76 | 95.0% | 12 | 2.8 |
Rapallo | 33 | $400,000 | $245 | 43 | 96.7% | 5 | 1.8 |
The Vines | 29 | $380,000 | $211 | 79 | 94.7% | 17 | 7.0 |
Cascades at Estero | 40 | $408,750 | $224 | 36.5 | 95.6% | 5 | 1.5 |
Meadows of Estero | 17 | $422,500 | $174 | 116 | 96.4% | 7 | 4.9 |
Bella Terra | 115 | $449,000 | $224 | 53 | 97.5% | 23 | 2.4 |
Source: Southwest Florida MLS (Matrix), closed sales October 21, 2025 to October 21, 2026 and active listings on October 21, 2026, by MLS development field; months of supply is active listings divided by closings per month, our arithmetic.
Neighboring communities are context for the buyer's alternatives, not comparables for your value. Copper Oaks had the lowest median per square foot in this table, at $169, and we explain in the valuation what that reflects for your size band.
The community guide names Rookery Pointe, Bella Terra and Villagio for buyers of detached homes [Source: Copper Oaks community guide]. Our guides to The Vines and Villagio show what your buyer sees next door.
Three Copper Oaks homes were listed on October 21, 2026, asking $324,000, $325,000 and $349,999, a median of $325,000, and none was larger than 1,800 square feet. That is about 2.3 months of supply, so a buyer sees very few choices, and a well-priced home stands out.
Data updated: October 2026
Listed for sale Oct 21, 2026 | Beds and baths | Living area (sq ft) | Asking price | Days on market |
|---|---|---|---|---|
Active listing 1 | 3 bd, 2.5 ba | 1,777 | $324,000 | 73 |
Active listing 2 | 3 bd, 2.5 ba | 1,760 | $325,000 | 78 |
Active listing 3 | 3 bd, 2 ba | 1,434 | $349,999 | 234 |
Asking prices are what sellers hope, and closed prices are what buyers paid. The record shows sales at a median 96.6% of list, so asking prices overstate value by a few percent on average, and by more when a listing has sat.
One of the three homes had been listed 234 days. A long listing shows the price the market has not accepted, and we exclude it from a valuation until it sells.
A community this small can go from three listings to seven in a month. We update the live comparison on the day you ask.
The best time to have a Copper Oaks home valued is two to three months before you want to list, because April, May and June carried 24 of the 72 closings in the last 60 months and a home that is documented and photographed by early January meets the spring buyers first. A valuation is free, so ask whenever you are curious.
Data updated: October 2026
Closings by month over 60 months: January 5, February 2, March 5, April 8, May 10, June 6, July 7, August 4, September 9, October 5, November 6, December 7. April to June is the strongest run, per our tabulation of the MLS record.
Repairs, permits, the estoppel and photography take weeks. Valuing early gives you time to decide which improvements pay for themselves.
Valuations date quickly. A new roof, a kitchen or a change in the market are all reasons to update the number.
The Copper Oaks community development district assessment is part of what a buyer pays each year, $1,352.67 for a single-family home and $1,314.67 for a town villa in fiscal year 2027, so it is part of a valuation. We treat it as a documented carrying cost with a known end date, not as a flaw.
Data updated: October 2026
The assessment is $416.67 for operations and maintenance plus $936.00 of debt service for a single-family home or $898.00 for a town villa, unchanged from fiscal year 2026 [Source: Copper Oaks CDD adopted budget, fiscal year 2027].
The Series 2021 bonds mature on May 1, 2035, and after that only the operating portion remains, absent any future levy [Source: Supplemental Allocation Report, Series 2021 bonds]. A buyer can be told exactly how many years of the debt component they are buying.
Every comparable in the record carries the same district structure, so the assessment is already in the closing prices. We use it to explain value to a buyer, not to subtract it a second time.
A Copper Oaks buyer prices the district assessment, the association assessment on the estoppel, property tax reset after a sale, and insurance, so a home's value to a buyer is its price plus a monthly carrying cost. The district assessment alone is about $113 a month for a single-family home and about $110 for a town villa.
Data updated: October 2026
Layer | Amount | Source |
|---|---|---|
CDD assessment, single-family | $1,352.67 per year | |
CDD assessment, town villa | $1,314.67 per year | |
Association assessment | Not published; stated on the estoppel | |
Club or membership fee | None | |
Property tax | Reset for the buyer after a sale |
In Florida a change of ownership resets a homestead's assessed value to just value as of the next January 1, and the seller's Save Our Homes cap does not transfer with the home [Source: Florida Statutes 193.155]. A buyer budgets from the taxable value after the sale, not from your bill.
Homes built from 2005 to 2008 under the 2001 and 2004 editions of the Florida Building Code, and the 2019 town villas, often qualify for wind mitigation credits, and a current report helps a buyer price insurance accurately [Source: Florida Building Code].
Florida rules set the costs that turn a sale price into a net: the deed documentary stamp tax at $0.70 per $100, the owner's title policy that Lee County custom assigns to the seller, the estoppel fee cap, property tax proration and the seller's disclosures. At the $343,000 median the first two are $2,401 and $1,790.
Data updated: October 2026
Florida charges documentary stamp tax of $0.70 per $100 on a deed, and the seller customarily pays it [Source: Florida Statutes 201.02]. In Lee County the seller customarily pays the owner's title policy at the promulgated rate [Source: Florida Administrative Code Rule 69O-186.003]. The contract controls who pays.
Section 720.401 requires the disclosure summary before the buyer signs the contract, from the owner on a resale, with a conspicuous voidability clause and a 3-day cancellation right that cannot be waived [Source: Florida Statutes 720.401]. The section does not apply to chapter 718 associations, so a town villa that is a condominium follows section 718.503 instead [Source: Florida Statutes 718.503]. Confirm the legal form of your home with your closing agent or attorney; this is information, not legal advice.
The estoppel certificate fee is capped by statute at $299 for a current account (Florida DBPR's adjusted amount) [Source: Florida DBPR, Estoppel Certificate Fees], and the property tax disclosure summary in section 689.261 must accompany a contract [Source: Florida Statutes 720.30851] [Source: Florida Statutes 689.261].
We have not confirmed whether the recorded declaration for Copper Oaks restates the disclosure duty, and we do not print a lease rule or an association fee because we have not published a reading of the declaration or a budget for them.
A Copper Oaks home appraises for its sale price when recent closed sales of similar size, condition and location support it, and with only 16 closings in 12 months the appraiser has few to choose from. A contract that stays inside the closed-sales range for your size group is the safest path to a clean appraisal.
Data updated: October 2026
An appraiser reads the closed sales in the community, usually the last six to twelve months, and adjusts for differences. They do not read asking prices.
The record shows homes closing at a median 96.6% of list, and a few closed at 92.3% to 93.3%. If an appraisal comes in low, the options are to renegotiate, bring cash for the gap or challenge the comparables. Pricing to the record avoids the problem.
We give the buyer's lender the closed sales that support the price and note the upgrades that explain any difference. A documented home appraises better.
A free in-person Copper Oaks comparative market analysis includes a walk through your home, a written set of closed sales in your size group with dates and days on market, the live competition, a recommended list price with a defensible range, and a net sheet at that price. It costs nothing and carries no obligation.
Marc Comisar or Jesse McGreevy walks the home with you, and we note condition, updates, roof age, windows and anything a buyer or inspector will raise.
We hand you the closed sales we used, the ones we rejected and why, and the adjustments in plain numbers.
We show what you would net at the recommended price and at two others, using the Lee County custom that the seller pays the owner's title policy and the deed stamps.
We propose a listing date, a marketing plan and the documents to order first, and you decide what to do with it.
The number moves with condition, the roof and wind mitigation report, the estoppel, the FEMA zone for your address and the presentation of the home, and fixing the right items can be worth more than the cost. In this price range targeted cosmetic work often pays for itself and a full renovation rarely does.
Paint, floors, lighting and landscaping matter most in photographs. We tell you which items pay for themselves.
Roof age drives insurability in Florida more than almost any other factor. Know your roof's age and permit history before you list.
Homes of this build era often carry credits that go unclaimed, and a report lets a buyer price insurance accurately.
Ordering the estoppel, the district budget and the FEMA zone at listing removes uncertainty a buyer would otherwise price in.
You net the sale price minus the commission you negotiate, the deed documentary stamp tax, the owner's title policy that Lee County custom assigns to the seller, the estoppel fee, the settlement and lien search charges, prorated property taxes and any mortgage payoff. At $343,000 the fixed lines are $2,401 for stamps and $1,790 for title.
Data updated: October 2026
Line, illustrative sale at $343,000 | Who pays | Amount |
|---|---|---|
Documentary stamp tax on the deed | Seller, by custom | $2,401 |
Owner's title policy | Seller, by Lee County custom | $1,790 |
Title search and settlement fee | As the contract assigns | About $650 to $2,000 combined, varies by title company |
Municipal lien search | Seller, by custom | About $100 to $250 |
Association estoppel certificate | As the contract assigns | Up to $299, more if rushed or delinquent |
Property tax proration | Seller credits buyer | Days owned divided by 365, times the annual tax |
Brokerage commission | Seller | As negotiated; each 1% is $3,430 |
Mortgage payoff, if any | Seller | Per lender payoff letter |
Sources: Florida Statutes 201.02 and 720.30851; Florida Administrative Code Rule 69O-186.003; the shared 2026 cost-of-selling research on title, settlement and lien-search ranges, which the title company confirms. [Source: Florida Department of Revenue, documentary stamp tax]
Since August 17, 2024, offers of buyer agent compensation are not advertised in the MLS, and commissions are negotiable [Source: National Association of REALTORS, settlement FAQs]. We show you the net with and without an offer to the buyer's side.
For the statewide breakdown see our guide to seller closing costs in Florida. Call Jesse direct at (239) 898-6072 or request a free home valuation for a net sheet built on your address.
Whether to rent or sell a Copper Oaks home depends on the recorded declaration's leasing rules, your carrying cost and the rent the home would earn, and we have not published a lease rule or a rent figure for Copper Oaks. We pull the declaration and the rental comparables for you before you decide.
Leasing restrictions, including minimum term, number of leases per year and approval, are set by the recorded declaration and its amendments [Source: Copper Oaks community guide]. If the rules do not fit your plan, the decision is made.
A rental carries the district assessment of $1,352.67 or $1,314.67 a year, the association assessment, taxes, insurance and repairs. We add them up beside the rent.
A sale converts equity to cash and ends the carrying cost. The net sheet above shows what a sale at the median would leave you, and we run the rent case on the same page so you can compare.
Copper Oaks owners get a free valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from closed sales in your size group, with the live competition, your fee stack and a net sheet beside it, at no cost and with no obligation.
Data updated: October 2026
The recent closed sales in your size range with dates and days on market, a per-square-foot cross-check, the live competition, a recommended list price with a defensible range, and the fee stack your buyer will underwrite. Request it through our McGreevy and Comisar valuation form.
Your address, your timeline and the one thing you are most worried about. We do not need your listing decision to give you a number.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Copper Oaks sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a 292-home community with two products and a district assessment rewards size-group pricing and a documents file ready on day one. Only three homes were listed on October 21, 2026.
Data updated: October 2026
If you are searching for the best Copper Oaks listing agent, or thinking, "I need to sell my home in Copper Oaks," start with the valuation and we will take it from there. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome. Buying instead? Call Marc at (239) 287-5873 and see how we represent buyers in Estero.
Yes. A valuation is free, carries no obligation and is often the fastest way to decide. Many owners use it to choose between selling this season, waiting, or renting.
Yes. Every home has adjustments, and we list them plainly. A dated kitchen or an old roof changes the number, and we show by how much and what fixing it would return.
Ask each team for its comparable set for your size group, its explanation of the district assessment and its plan for the association documents. Our best real estate agents in Estero guide compares teams on the public record.
McGreevy and Comisar is a top-reviewed Copper Oaks realtor, and the quotes below are genuine five-star Google reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
A valuation only helps if it holds up. We give you the closed sales behind the number so you can check it.
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
The feedback from showings is data for your price, and we share it as it arrives.
★★★★★ "Marc made an extremely stressful time of selling my parents' house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation." Verified Google review
Many sales here are handled by families who live elsewhere, and we coordinate the valuation, the home and the paperwork with them.
Copper Oaks specialists matter for a valuation because the facts that move value live in documents and in a small record: a district assessment with a bond end date, an association fee on the estoppel, two products with different timelines, an unconfirmed legal form for the attached homes and a flood map that works by parcel.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar. He builds the comparable set and the pricing analysis. Reach him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He walks the home and reads its condition. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A generic valuation blends single-family homes and town villas, ignores the district assessment, quotes a flood zone for the whole community, and treats a 1,420 square foot home and a 3,178 square foot home as one market.
If you own in more than one community, see our guides to a home valuation in Estero, a home valuation in Meadows of Estero and a home valuation in Lakes of Estero. The wider market is on our Estero community hub.
If you are thinking, "I need someone to sell my house in 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. Whether you are selling in Copper Oaks, The Brooks, Bella Terra, Corkscrew Shores, Grandezza, Wildcat Run, West Bay Club, Pelican Sound, Shadow Wood, or Miromar Lakes, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
Copper Oaks owners often buy again in Southwest Florida, and the value of the home you sell sets the budget for the one you buy. We run both sides as one plan, including the timing of two closings and the Save Our Homes portability claim that can carry accumulated tax savings to your next Florida homestead.
Florida's portability rule lets a homestead owner who establishes a new Florida homestead within the statutory window transfer the difference between just value and capped assessed value, up to $500,000, to the new home [Source: Florida Department of Revenue, PT-112 portability guide]. We sequence both closings around the January 1 test.
Our guide to buying a home in Estero walks through the contract, inspection and approval steps.
Call Jesse direct at (239) 898-6072 or request a free home valuation. For the purchase side, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
These answers cover the questions Copper Oaks owners ask most before they request a valuation, from how the number is built to what it costs to sell. The market figures are dated October 21, 2026 and the district figures come from the fiscal year 2027 adopted budget.
The last 12 months of Southwest Florida MLS closings put homes of 1,800 square feet or less at a $300,000 median across 7 sales and larger homes at $390,000 across 9. Your exact number needs your address and condition, so request a free home valuation or call Jesse direct at (239) 898-6072.
From closed sales in your size group over the last 6 to 12 months, adjusted for condition, updates, lot and street, cross-checked against price per square foot and the live listings, then tested against what an appraiser would accept. We show every adjustment in writing.
Often not very. With only 16 closings in 12 months and homes from 1,420 to 3,178 square feet, an automated model cannot see condition, updates or the fee stack. Treat it as a starting question and bring it to us for the closed sales behind a real number.
Not on these numbers. Copper Oaks had a $343,000 median over 12 months and Bella Terra a $449,000 median, but the two communities differ in size, era, fees and product mix, so we compare them for buyers, not as comparables.
The Southwest Florida MLS shows 16 closings from $270,000 to $580,000 in the 12 months to October 21, 2026, at a $343,000 median and $169 per square foot. The Lee County record shows 14 qualified sales in the 12 months to October 17, 2026, at a $400,000 median for detached homes and $300,000 for town villas.
The median was $405,750 in the block 36 to 48 months back and $343,000 in the latest 12 months, so the latest block is lower. The earlier blocks also had faster sales, with a median 6.5 days in the oldest block against 72 now.
$169 median over 12 months and $196 over 60 months, per Southwest Florida MLS living area. It differs by size group and window, so we use it as a cross-check on the comparable sales rather than as the valuation.
They sit in different size groups and buyer pools. Homes of 1,800 square feet or less closed at a median 57 days on market and larger homes at 76 over the last 12 months, and each is valued against its own closed sales.
The assessment is already in every closing price in the record because every home carries it. It is $1,352.67 a year for a single-family home and $1,314.67 for a town villa in fiscal year 2027, and the debt part ends after May 1, 2035, which we use to explain value to a buyer.
Yes, buyers price it, and the Copper Oaks association does not publish its assessment schedule. It appears on the estoppel certificate, so we obtain it and include it in the valuation conversation. We do not estimate it.
Possibly, but our MLS pull has no view field, so we do not put a percentage on it. We compare with closed sales that share the position when the record has them, and we describe the adjustment as an opinion when it does not.
Three on October 21, 2026, asking $324,000, $325,000 and $349,999, out of 292 homes, about 2.3 months of supply. None was larger than 1,800 square feet, and one had been listed for 234 days.
A median 72 days over 12 months, from 13 to 370 days. Of the 16 closings, 6 took 30 days or less and 7 took more than 90, and price is the main reason for the difference.
A median 96.6% over 12 months. 2 of the 16 closed at or above list and 4 closed below 95%, so the result depends on where the home was first priced.
It should if the price sits inside the closed-sales range for your size group and the appraiser can find comparable sales. With few sales a year we give the buyer's lender the comparables that support the price up front.
Two to three months before you want to list. April, May and June carried 24 of the 72 closings in the last 60 months, so a valuation in the fall or winter gives you time to prepare for spring.
Yes. There is no cost and no obligation, and you do not have to list with us to receive it. We would like to be the team you call when you decide to sell.
For a first number, no. For the number we would stand behind, yes, because condition and updates change it. The in-person CMA includes a walk through with Marc or Jesse.
It affects insurability and buyer confidence more than almost any other item, and roof age is one of the first questions in a Florida inspection. We value the roof as part of the adjustments and ask for the permit date.
Targeted cosmetic work often does in this price range, and a full renovation rarely does. We look at your specific home against the closings and tell you which items are worth doing before you list.
The estoppel with the association assessment, the district's fiscal year 2027 budget, your roof and wind mitigation reports, permits and architectural approvals, and the FEMA flood zone for your address.
A Community Development District, a unit of special-purpose local government established by Lee County Ordinance No. 04-17 on October 1, 2004. It funds drainage, dry retention, landscaping and entry features, and it publishes its budgets, reports and meeting notices.
The Series 2021 bonds mature on May 1, 2035. After the final payment the debt service portion comes off the tax bill, leaving only the operating portion, absent any future levy.
In Lee County the seller customarily pays it and chooses the closing agent, at the promulgated rate. At a $343,000 sale that is $1,790. The contract controls, so we confirm the allocation before you sign.
The main lines are the negotiated commission, the deed stamp tax at $0.70 per $100, the owner's title policy, the estoppel fee and prorated taxes. At $343,000 the stamps are $2,401 and each 1% of commission is $3,430.
The sale price minus the costs above and any mortgage payoff. We build a written net sheet on your address before you sign a listing agreement, and we show it with and without an offer to the buyer's agent.
It depends on the recorded declaration's leasing rules, which we have not published a reading of, and on your carrying cost against the rent the home would earn. We pull the declaration and rental comparables so you can compare both paths.
A valuation is our opinion of the price a buyer will pay. A comparative market analysis is the written set of comparable sales behind it. An appraisal is ordered by a buyer's lender and follows closed sales. We prepare the first two and help you meet the third.
Only if the recorded declaration says so. Our community guide says the legal form of the attached town villas should be confirmed from the declaration, and a valuation notes which applies because it changes the disclosure documents and insurance structure.
The Village of Estero agreed in January 2024 to buy the 68.5 acres for $15 million for stormwater ponds and designated it not for commercial use. We mention it as a documented fact and do not put a price effect on it.
The Copper Oaks homes we checked read FEMA Zone AE, a Special Flood Hazard Area, and flood zone affects insurance cost and buyer confidence. Village of Estero flood rating gives a 20% discount on flood insurance premiums under its Class 6 rating. We check the FEMA zone for your address.
Any time the market or your home changes. With only 16 closings a year, one or two new sales can move the picture, so a valuation older than three months is worth refreshing before you list.
Request it online or call Jesse direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873.
We provide an opinion of market value for planning and for a sale. A court, an estate or a tax matter may need a licensed appraiser, and we will tell you when that applies. This is information, not legal advice.
Who is the best team to value my Copper Oaks home? McGreevy and Comisar. We lead Domain Realty Group, the #1 team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008. We value the two Copper Oaks products against their own closed sales and show you every adjustment.
Copper Oaks s work with Jesse McGreevy and Marc Comisar of Domain Realty because our team reads the public record behind this gate, from the district's adopted budget to the county's recorded sales, and works from an office in Bonita Springs, a short drive down US 41 from Three Oaks Parkway. Learn more about our team.
Jesse has lived in Estero since 2003, bought his first home in the village in January 2004 and entered Southwest Florida real estate that October. Marc runs listing appointments and buyer representation across Lee and Collier County. Together they lead Domain Realty Group, and the credentials below belong to that partnership across Lee and Collier County, not to one community.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. Read more about McGreevy and Comisar on our about page.
McGreevy and Comisar is a top-reviewed Copper Oaks realtor; read every verified review on our Google profile.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Contact us when you are ready:
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Call Jesse direct at (239) 898-6072 or request a free Copper Oaks home valuation. If you are buying, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Facts on this page rest on primary sources: the community development district's adopted budgets and reports, the association's published pages, Lee County and Village of Estero records, Florida statutes, federal agencies and our own guides. No listing portal or competing brokerage is cited. Sources were accessed in September 2026 unless dated.
Copper Oaks owners can pull the documents behind this valuation guide directly from the authority that issues each one, so you always see the official, current version rather than a copy. The last row names the record that comes from the association.
Document | What it proves | Official authority |
|---|---|---|
Copper Oaks CDD adopted budget, fiscal year 2027 | The $1,352.67 and $1,314.67 assessments and the $416.67 operations line | |
Copper Oaks CDD adopted budget, fiscal year 2026 | That the assessments were the same the year before | |
First Supplemental Engineer's Report, May 13, 2021 | The 48.08 acres, the 292 homes, the lake system and the built-out finding | |
Supplemental Allocation Report, Series 2021 bonds | The debt schedule and the May 1, 2035 maturity | |
Lee County Ordinance No. 04-17 | The district's establishment on October 1, 2004 | |
District statutory disclosure under section 189.069 | What the district does and does not do | |
Florida Statutes 720.401 | The HOA disclosure summary, its pre-contract timing and the buyer's 3-day cancellation right, and that it does not apply to chapter 718 condominiums | |
Florida Statutes 718.503 | The documents a reselling condominium owner must deliver | |
Florida Statutes 720.30851 | What the HOA estoppel certificate must state and its fee caps | |
Florida Statutes 689.302 | The seller's flood disclosure owed at or before contract | |
Florida Statutes 689.261 | The property tax disclosure summary in a residential contract | |
Documentary stamp tax overview | The $0.70 per $100 rate on deeds | |
Florida Administrative Code Rule 69O-186.003 | The promulgated title insurance premium schedule | |
NAR settlement FAQs | That commission is negotiable and how buyer broker compensation works after August 17, 2024 | |
PT-112 portability guide | How to carry Save Our Homes savings to your next Florida homestead | |
FEMA Flood Map Service Center | The FEMA flood zone for a specific address | |
Village of Estero flood maps and zones | The difference between flood, evacuation and storm surge zones | |
Village of Estero Community Rating System | The Class 6 rating and 20% NFIP discount | |
Current budget, rules and estoppel for your home | The association assessment, any special assessment and the current rules | Requested through the Copper Oaks Homeowners' Association portal |
Copper Oaks owners reach our valuation team by calling Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or by requesting a free valuation online. We answer with a written opinion of value, the closed sales behind it and a net sheet, at no cost and with no obligation.
Request your free Copper Oaks home valuation or call Jesse direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.