Estero, Florida
Find out what your Corkscrew Estates home is worth with McGreevy and Comisar, Top 1% nationally since 2008. We value each of the 59 homes from its own plan's recorded sales, not a portal estimate. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated September 2026.
Corkscrew Estates homes have resold for $1,000,000 to $1,900,000 since 2023, and the four resales of the 12 months to October 17, 2026 had a $1,525,000 median, so the honest answer to "what is my home worth" starts with which plan and lot you own. This valuation guide sits beside our full Corkscrew Estates community guide, which covers the plat, the association, the flood map and the schools, and it shows how we turn every recorded sale into a number for one address. If you are still choosing an agent, our guide to the best real estate agents in Estero sets the options side by side on the public record.
Corkscrew Estates has an Estero mailing address but sits in unincorporated Lee County, outside the Village of Estero: the Lee County roll places every parcel in taxing district 079 and zones them AG-2.
The Corkscrew Estates seller guide covers pricing, marketing, costs and the law of a sale. This valuation page covers the value itself, and the Corkscrew Estates buyer guide shows the other side of the table.
Owners elsewhere in the village can see the same method applied in our home valuation guide for Estero and our Meadows of Estero valuation guide. Ready for a written number now? Request our free home valuation, and if you are also buying, our Estero buyer guide covers the purchase side.
McGreevy and Comisar are the best realtor for valuing a Corkscrew Estates home because we price each of the 59 homes against the recorded sales of its own plan and lot, not against a community median or a portal estimate. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar write and review every valuation ourselves. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has sold over $2.5 billion in real estate across Southwest Florida, with over $900 million in personal sales between Jesse and Marc. Our office is in Bonita Springs, a short drive south of Estero.
Recent Corkscrew Estates market record (Lee County recorded sales, 12 months to October 17, 2026): 5 recorded sales, Pulte's final new home at $1,760,000 and 4 resales from $1,000,000 to $1,900,000 at a $1,525,000 resale median. Our August 1, 2026 Southwest Florida MLS pull showed 5 closings in the prior 12 months, at a $1,500,000 median, each matching its recorded deed. The MLS misses builder-direct sales, so the county count leads. The county file holds 73 recorded sales from June 2022 to October 17, 2026 (Source: Corkscrew Estates community guide).
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Corkscrew Estates is checkable: we have read the recorded plat, the Declaration and its amendment and the county's record of every sale, and we bring that record to your valuation.
Selling in Corkscrew Estates? Call Jesse direct at (239) 898-6072 or request a free Corkscrew Estates home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Corkscrew Estates owners who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your number, your paperwork and your timeline more than a portal estimate will, and every one is specific to this 59-home gated Pulte enclave.
Corkscrew Estates owners can use the links below to jump straight to comparables, the tax-roll gap, the flood map, the Oaks of Estero comparison, the net sheet or the valuation FAQ. The guide runs in the order most owners decide: what the record says, how we adjust it, what moves the number, then what you would net.
A Corkscrew Estates home is worth what the recorded sales of its own plan and lot support: recent closings ran $1,000,000 for 2,786 square feet, $1,279,000 to $1,500,000 for about 3,300 square feet and $1,900,000 for 4,389 square feet. Your number depends on plan, lot position, pool and systems.
Data updated: September 2026
The five recorded sales of the 12 months to October 17, 2026 were $1,760,000 (5,767 heated square feet, Pulte's final home), $1,500,000 (3,338), $1,000,000 (2,786), $1,900,000 (4,389) and $1,550,000 (3,895), $7,710,000 in volume. With fewer than 10 sales in the window, we list them instead of publishing a median as a value.
Heated area runs from 2,524 to 5,767 square feet across the 59 homes, and the same price would mean very different things at each end. A resale median of $1,525,000 describes the mix of homes that happened to sell, not your home.
The August 1, 2026 MLS pull shows 5 closings in the prior 12 months, $1,000,000 to $1,900,000, at a $1,500,000 median. The MLS misses builder-direct sales, so the county count leads. We use it for days on market and the share of list price, and the county record for the sale itself.
Only if your plan, lot and condition support it. A 2,786 square foot home closing at $1,000,000 does not price a 4,389 square foot home, and the 4,389 square foot sale at $1,900,000 does not price the smaller one. We match plans first and adjust from there.
Request our free home valuation. We match your plan and heated area to the nearest recorded sales, adjust for lot, pool and systems, and hand you a written range with the reasoning.
Selling in Corkscrew Estates? Call Jesse direct at (239) 898-6072 or request a free Corkscrew Estates home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
A Corkscrew Estates home is valued by matching it to the recorded sales of homes with the same plan and similar heated area, then adjusting for lot position, pool, condition and systems. We use the county record for the sale and the MLS for days on market and the share of list price.
Heated area comes from the Property Appraiser's roll: 2,524 to 5,767 square feet, average about 4,057, with 27 one-story and 32 two-story homes. Pulte's confirmed plans are Aventura, Regalia, Madeira, Oakley and Sanibel, and we find the recorded sale nearest your size first.
For each comparable we read the recorded date, price, heated area and prior sale, and we note whether it was a first sale from Pulte or a resale. First sales reflect a builder's price sheet, which does not transfer to a resale, so resales lead.
The parcel roll shows two lot tiers, about 0.77 and about 0.91 acre, and the plat dedicates three lakes and two preserve tracts. At least nine lots are flagged as lake lots. We test position against your comparable instead of adding a fixed dollar amount.
44 of the 59 homes have a private pool, and there is no community pool. Roof, impact openings, pool equipment and screen enclosure are what an appraiser and an inspector read first. We adjust from the record, not a rule of thumb.
We set the range against the latest recorded sales and the days on market and share of list in the MLS sample, then check it against the competition. A value that ignores the 251-day listing at 87.1 percent of list is not a value a buyer will pay.
Selling in Corkscrew Estates? Call Jesse direct at (239) 898-6072 or request a free Corkscrew Estates home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
The comparables for a Corkscrew Estates valuation are the 14 recorded resales since October 2023, with the sales of the 12 months to October 17, 2026 weighted most. Each row below is a recorded sale, and the price per heated square foot uses the Property Appraiser's living area.
Data updated: September 2026
Recorded date | Address | Heated area | Beds | Sold price | $ per sq ft | Prior recorded sale |
|---|---|---|---|---|---|---|
May 29, 2026 | 19730 Panther Island Blvd | 4,389 | 5 | $1,900,000 | $433 | $1,817,361 (June 2022, Pulte) |
May 8, 2026 | 19720 Panther Island Blvd | 2,786 | 3 | $1,000,000 | $359 | $1,147,881 (Sept 2022, Pulte) |
March 5, 2026 | 19749 Panther Island Blvd | 3,338 | 4 | $1,500,000 | $449 | $1,300,000 (Oct 2022, Pulte) |
November 5, 2025 | 19770 Panther Island Blvd | 5,767 | 5 | $1,760,000 | $305 | none in the county file |
September 30, 2025 | 19570 Panther Island Blvd | 3,304 | 4 | $1,279,000 | $387 | $1,156,780 (March 2024, Pulte) |
May 1, 2025 | 19760 Panther Island Blvd | 3,411 | 4 | $1,700,000 | $498 | $1,334,650 (March 2023, Pulte) |
February 7, 2025 | 19699 Panther Island Blvd | 3,297 | 4 | $1,600,000 | $485 | $1,603,107 (Jan 2023, Pulte) |
December 23, 2024 | 19569 Panther Island Blvd | 3,338 | 4 | $1,670,000 | $500 | $1,596,960 (Nov 2023, Pulte) |
October 7, 2024 | 19660 Panther Island Blvd | 5,378 | 6 | $1,850,000 | $344 | $1,860,241 (Feb 2024, Pulte) |
May 28, 2024 | 19800 Panther Island Blvd | 4,726 | 5 | $1,750,000 | $370 | $1,679,835 (Oct 2023, Pulte) |
May 1, 2024 | 14121 Calaveras Ct | 3,338 | 4 | $1,290,000 | $386 | $1,464,511 (Dec 2023, Pulte) |
April 26, 2024 | 19589 Panther Island Blvd | 2,658 | 3 | $1,360,000 | $512 | $1,241,961 (March 2024, Pulte) |
April 23, 2024 | 19709 and 19713 Panther Island Blvd | 3,469 | 4 | $1,519,000 | $438 | $1,251,465 (Nov 2022, Pulte) |
October 20, 2023 | 19729 Panther Island Blvd | 2,524 | 4 | $1,340,000 | $531 | $1,250,000 (Dec 2022, Pulte) |
Source: Lee County Property Appraiser sales file, qualified sales, index built September 27, 2026.
Because a fixed share of a home's value, the lot, the pool and the location, is spread over fewer square feet. The ten resales under 3,500 square feet ran $359 to $531 per square foot with a median of $467, the two from 3,500 to 5,000 ran $370 and $433, and the two over 5,000 ran $344 and $305.
The 3,304 to 3,338 square foot sales: $1,279,000 (September 2025), $1,500,000 (March 2026), $1,290,000 (May 2024) and $1,670,000 (December 2024). They span $1,279,000 to $1,670,000, a range that shows how much lot, condition and timing matter within one plan size.
The 4,389 to 5,378 square foot resales: $1,900,000 (4,389, May 2026), $1,750,000 (4,726, May 2024) and $1,850,000 (5,378, October 2024). The 5,013 square foot Calaveras Ct sale at $1,725,000 in September 2025 is the newest MLS-listed one.
The county's qualified-sales file already removes $100 deeds, quitclaims, corrective deeds and other non-arm's-length transfers. We also keep first sales from Pulte out of the resale set, because they reflect a builder's price sheet and incentives.
Few homes come up for sale in Corkscrew Estates, and the next owner who sells should call us first. If you own one of the 59 homes, request a free Corkscrew Estates home valuation or call Jesse direct at (239) 898-6072. Read our guide to selling a home in Estero for the village-wide picture. If you are also buying, call Marc at (239) 287-5873 and read our guide to buying a home in Estero.
Selling in Corkscrew Estates? Call Jesse direct at (239) 898-6072 or request a free Corkscrew Estates home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Corkscrew Estates recorded prices show no clean trend since 2022: the all-sales median was $1,496,415 in 2023, $1,670,000 in 2024, $1,700,000 in 2025 and $1,500,000 in 2026 through May, but the mix shifted from builder sales to resales, so year-to-year medians do not compare like with like.
Data updated: September 2026
Year | Recorded sales | First sales from Pulte | Resales | Lowest | Highest | Median |
|---|---|---|---|---|---|---|
2022 | 8 | 8 | 0 | $1,147,881 | $1,817,361 | $1,346,222 |
2023 | 25 | 24 | 1 | $1,067,627 | $1,906,428 | $1,496,415 |
2024 | 31 | 25 | 6 | $1,156,780 | $2,026,626 | $1,670,000 |
2025 | 5 | 1 | 4 | $1,279,000 | $1,760,000 | $1,700,000 |
2026 through May | 3 | 0 | 3 | $1,000,000 | $1,900,000 | $1,500,000 |
Source: Lee County Property Appraiser sales file, index built September 27, 2026. The county flags the November 5, 2025 sale as a resale; our community guide treats it as Pulte's final closing.
Of 13 resales with a prior recorded sale on the same lot, 9 closed above it and 4 below. The median change was 4.6 percent, the largest gain was 27.4 percent (19760, $1,334,650 to $1,700,000) and the largest drop was 12.9 percent (19720, $1,147,881 to $1,000,000).
The highest recorded price is $2,026,626, paid on April 16, 2024 for a 5,135 square foot home, a first sale from Pulte. The highest recorded resale is $1,900,000 in May 2026. We do not call a peak from a handful of sales.
The August 1, 2026 MLS pull shows a $1,500,000 median on 5 closings in the prior 12 months. The MLS misses builder-direct sales, so the county count leads.
Because with 4 resales in 2026 and a very different plan mix each year, a percentage would mislead. The same-lot changes above are the honest measure.
Corkscrew Estates homes resold at a $435 median per heated square foot across 14 resales, against the 59 first sales from Pulte, but the range is wide: $305 to $531 for resales, with the smallest plans highest. Price per square foot is a check on a value, not a formula for one.
Data updated: September 2026
Under 3,500 heated square feet: $359 to $531, median $467 (10 resales). From 3,500 to 5,000: $370 and $433 (2 resales). Over 5,000: $344 and $305 (2 resales). The larger the home, the lower the price per square foot.
The August 1, 2026 MLS pull shows a $369 median per square foot on 5 closings. The MLS uses its own living area, which differs slightly from the county's heated area.
Because the median hides the plan mix. Applying $435 to a 5,767 square foot home implies $2,508,645, while the home sold for $1,760,000. Price per square foot works within a size class only.
The 59 first sales from Pulte set the new-home baseline.
Selling in Corkscrew Estates? Call Jesse direct at (239) 898-6072 or request a free Corkscrew Estates home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
The Lee County Property Appraiser's 2025 assessed values for Corkscrew Estates ran about $952,000 to $1,457,000, an average near $1.22 million, while recorded resales ran $1,000,000 to $1,900,000. The tax roll and the market answer different questions, so a tax bill never sets your list price.
Data updated: September 2026
An assessed value for the tax year, set as of January 1 under Florida's assessment rules and, for a homesteaded owner, limited by Save Our Homes. It is not an appraisal of what a buyer will pay.
Assessed values lag the market and apply statutory adjustments, so they sit below recent sale prices, as expected. The gap is not a signal that a sale price is too high.
A buyer's assessment resets to market value the year after purchase, and the Save Our Homes cap you enjoy as a homesteaded owner does not transfer to the buyer. Florida Statute 689.261 requires the buyer to be warned of that at or before the contract.
No. Corkscrew Estates has no Community Development District, and no master association sits above the HOA, so there is no additional non-ad-valorem district line from either.
An online estimate such as a Zestimate can miss on a Corkscrew Estates home because it averages a very small, very varied set of sales and often reads the legal name Corkscrew Ranch or the wrong Corkscrew community. A recorded-sale valuation of your plan and lot avoids each of those errors.
With 4 resales in 2026 through October 17 and 4 in 2025, an automated model has almost nothing to learn from. One $1,000,000 sale of a 2,786 square foot home and one $1,900,000 sale of a 4,389 square foot home can move an estimate for every home in the gate.
The legal description on every deed still reads Corkscrew Ranch, the 2007 plat name, because Pulte renamed the community Corkscrew Estates in the 2021 Declaration. Tools that search by community name can miss the sales or attach the wrong ones.
Corkscrew Shores is a separate Pulte community around a large lake, and a 13-lot acreage tract on Corkscrew Estates Ct is a different subdivision with its own 1998 association. Directories and models that mix them up attach the wrong amenities and prices to your home.
Most new homes here sold direct from Pulte, and the county file shows 59 first sales against 14 resales. An estimate built from MLS listings alone can miss most of the record, which is why we use the county sales file.
We value your address from the recorded sales of your plan, adjust for lot, pool and systems, and put the reasoning in writing. A portal number is a starting guess; ours is an opinion you can check line by line.
Selling in Corkscrew Estates? Call Jesse direct at (239) 898-6072 or request a free Corkscrew Estates home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
The adjustments that change a Corkscrew Estates value most are heated area and plan, then lot position and view, pool and outdoor living, roof and opening protection, and condition. We adjust from the recorded sales rather than a fixed dollar schedule.
More than anything else. Heated area runs 2,524 to 5,767 square feet, and recorded resale prices ran from $1,000,000 at 2,786 square feet to $1,900,000 at 4,389. Price per square foot falls as size rises, so we compare within a size class.
Two lot tiers, about 0.77 and about 0.91 acre, and lake or preserve position on many homes. At least nine lots are flagged as lake lots. We test the lot against your comparable sale instead of assuming a premium.
44 of the 59 homes have one, and there is no community pool, so the private pool is the pool. A home without one is compared with pool homes and adjusted from the record.
Every home was built from 2021 to 2024 to the current Florida Building Code, which supports the wind-mitigation credits section 627.0629 requires insurers to offer. Documented roof-to-wall connections and impact-rated openings support the number.
Pool equipment, screen enclosure, irrigation, paint and landscaping on near-acre grounds are what a buyer reads first. A pre-listing inspection turns condition from a negotiation into a known number.
Less than they cost, usually. Resales ran $305 to $531 per heated square foot, so a full remodel is hard to recover. We tell you what the record supports before you spend.
The whole Corkscrew Estates community sits in FEMA Flood Zone X, minimal flood hazard, on panel 12071C0625F effective August 28, 2008, so flood insurance is optional and the map supports value. It is one reason a buyer weighs this gate against communities mapped in Zone AH, where lenders require flood insurance.
Zone X, outside any Special Flood Hazard Area. The panel is coded by FEMA as countywide and not printed because the area has no Special Flood Hazard Areas, and every point we checked returned Zone X.
It varies by home and carrier, so we do not quote a premium. Optional coverage in Zone X is inexpensive, and Lee County's Community Rating System Class 5 delivers a 25 percent National Flood Insurance Program discount.
It removes a discount a buyer would otherwise take for a required flood policy. We do not add a fixed dollar amount, because the recorded sales already reflect the Zone X setting.
Ian's damage was concentrated in coastal surge, and the state's Milton assessment found Lee County's major structural damage confined to the Coastal Building Zone. Corkscrew Estates sits well east of I-75. We make no claim about individual homes.
A Corkscrew Estates buyer weighs the price against Board-set HOA dues that no public record states, a $2,500 one-time resale assessment, Lee County property tax with no CDD line, insurance and a reset assessment. Those carrying costs decide how much house a buyer's budget supports.
Data updated: September 2026
The recorded Declaration sets no dollar figure; the Board sets dues through its annual budget, payable monthly or quarterly. The estoppel certificate states the current amount.
A one-time $2,500 charge on each resale, set by the 2024 recorded amendment (instrument 2024000184874) and payable by the buyer, with the Board allowed to raise it up to 10 percent a year.
No CDD and no master association, so the bill has no district line. A buyer's assessment resets to market value the year after purchase, and the Lee County Tax Collector publishes the schedule.
The gated entry and private roads, three lakes and drainage, the conservation and preservation tracts, the surface water management system and common-area landscaping and administration. There is no clubhouse to fund.
Selling in Corkscrew Estates? Call Jesse direct at (239) 898-6072 or request a free Corkscrew Estates home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Corkscrew Estates homes are valued in a $1,000,000 to $1,900,000 resale band on near-acre lots, while Oaks of Estero homes are valued near $755,000 to $835,000 on lots of about 0.22 to 0.33 acre. The table sets both communities' September 2026 figures side by side from the same pull.
Data updated: September 2026
Decision point | Corkscrew Estates | Oaks of Estero |
|---|---|---|
Homes | 59 single-family estate homes | 23 single-family pool homes |
Builder and era | Pulte, built 2021 through 2024 | Neal Communities, built 2015 to 2019 |
Lot size | 0.77 to 0.92 acre | About 0.22 to 0.33 acres |
MLS closings, 12 months to Aug 1, 2026 | 5, median $1,500,000 | 2, median $795,000, $318 per sq ft |
County recorded sales, 12 months to Oct 17, 2026 | 5 sales; resale median $1,525,000 | 2 resales, $755,000 and $835,000 |
HOA dues | Board-set; the estoppel certificate states the current amount | About $1,388 to $1,456 a quarter, MLS-reported |
CDD | None, no master association | None |
Flood zone | FEMA Zone X | FEMA Zone AH |
Rentals | 30-day minimum, one-year maximum, 3 leases a year, Board approval | Not stated on our page |
A Corkscrew Estates home, by a wide margin, because of lot size, home size and newer construction. That is not a judgment about either community, only a description of two different products.
Corkscrew Estates in Zone X removes the required flood policy that Oaks of Estero's Zone AH mapping brings, and the recorded sales already reflect it.
No. Use them to understand what a buyer with a smaller budget finds. Our Oaks of Estero community guide shows that gate.
Corkscrew Estates values sit above every nearby Estero community in our pull: WildBlue's 12-month median was $1,400,000, Corkscrew Shores $875,000 and Oaks of Estero $795,000, against a $1,500,000 12-month MLS median for Corkscrew Estates (August 1, 2026 pull). The table uses the September 29, 2026 pull for the other rows and the August 1, 2026 pull for Corkscrew Estates.
Data updated: September 2026
Community | Closings, 12 months | Median sold price | Median $ per sq ft | Median days on market | Sold as % of list |
|---|---|---|---|---|---|
Corkscrew Estates | 5 (August 1, 2026 pull) | $1,500,000 (August 1, 2026 pull) | $369 (August 1, 2026 pull) | not stated | not stated |
WildBlue | 19 | $1,400,000 | $519 | 80 | 96.2% |
Corkscrew Shores | 49 | $875,000 | $343 | 102 | 96.5% |
Oaks of Estero | 2 | $795,000 | $318 | 84 | 96.4% |
RiverCreek | 43 | $759,900 | $260 | 69 | 99.2% |
Preserve at Corkscrew | 15 | $627,800 | $297 | 84 | 97.0% |
Estero Place | 11 | $694,000 | $317 | 56 | 96.0% |
Source: Southwest Florida MLS (Matrix), pulled September 29, 2026, Estero map areas. The Corkscrew Estates row uses the August 1, 2026 pull; the county record shows 5 sales in the 12 months to October 17, 2026.
WildBlue, at $1,400,000 and $519 per square foot, is nearest on median price and has far more sales. Corkscrew Estates offers larger lots and no club.
Corkscrew Shores is a larger amenity community around a lake, with 49 closings in 12 months at $875,000. It is a different product from a 59-home enclave of estate lots.
It hides the differences that decide price. Corkscrew Estates homes average about 4,057 heated square feet on near-acre lots.
The live competition for a Corkscrew Estates home is small: our community guide recorded 2 active listings on July 28, 2026, asking $1,599,000 and $1,899,000, and our September 29, 2026 MLS pull, which is partial for this community, showed none. Asking prices are not values, and closed sales set the number.
Data updated: September 2026
Two homes, asking $1,599,000 and $1,899,000, an average of $1,749,000 and about $495 per square foot, per our community guide as of July 28, 2026.
Asking prices averaged about 26 percent above the recorded resale median in our community guide, and in the MLS sample the three slowest closings took 170 to 251 days at 87.1 to 94.6 percent of list.
With almost no other resale on the market, a home priced on the recorded comparables meets buyers with few alternatives, and one priced above them builds a public history.
The best time to have a Corkscrew Estates home valued is before you decide to sell, because the number tells you whether the market supports a move this year or next. A valuation is free, written and carries no obligation to list.
Yes. It sets the price, the file and the timeline, and it costs nothing.
Southwest Florida demand peaks in winter and early spring, but county sales here closed in February, March, May, September and November, so a well-priced home can sell in any season.
Yes, when a new resale records. In a community with a handful of resales a year, each new sale can move your comparable set, so we refresh the number when one closes.
The Florida rules that shape a Corkscrew Estates sale price are the section 720.401 disclosure the seller delivers before the contract, the estoppel certificate, the recorded resale assessment, the rental limits in the Declaration and the flood and property tax disclosures. Each one changes what a buyer will pay or when.
The seller of a parcel in a mandatory HOA gives the buyer the disclosure summary before executing the contract. If it is not delivered, the buyer may cancel within 3 days after receipt or before closing, whichever comes first, and the right cannot be waived.
No. The association is a Chapter 720 HOA and the homes are single-family, not condominiums. Section 720.401(2) excludes associations under chapters 718, 719, 721 and 723. This is information, not legal advice.
It states what is owed to the association, and Florida Statute 720.30851 caps the fee at $299 after the statutory inflation adjustment, with delivery due in 10 business days.
Section 689.302 requires the seller to state at or before the contract whether they know of flood damage, filed a flood claim or received federal flood assistance, and section 689.261 requires the property tax disclosure summary.
A 30-day minimum, one-year maximum, 3 leases a year and Board approval narrow the investor pool, so the value rests on end users and patient landlords.
Selling in Corkscrew Estates? Call Jesse direct at (239) 898-6072 or request a free Corkscrew Estates home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
The things that move a Corkscrew Estates number before you list are pool and screen condition, roof and opening documentation, landscaping on a near-acre lot and a complete association file. Most cost little, and each removes a reason for a buyer to discount.
Pool equipment, screen repairs, irrigation and roof flashing, because an inspector finds them. A pre-listing inspection shows which matter.
Large remodels. Resales ran $305 to $531 per heated square foot, so a remodel is hard to recover in a market this small.
The estoppel, a wind mitigation report, permit history and the recorded Declaration. A buyer who can read the answers writes a cleaner offer.
On 0.77 to 0.92 acre, landscaping is a large share of what a buyer sees. Confirm any change with the architectural review process first.
A Corkscrew Estates seller who is debt-free would net about $1,406,501 on a $1,500,000 sale if the seller offers buyer-agent compensation, or about $1,444,001 if not, before property tax proration. Costs run about 3.7 to 6.2 percent of price, driven by commission, doc stamps and the owner's title policy that Lee County sellers customarily pay.
Data updated: September 2026
The table is an estimate for a debt-free seller, using a negotiated example commission of 2.5 percent for each side, the statutory doc stamp rate, the promulgated title premium, the estoppel cap and typical fees from our cost pack. It leaves out the property tax proration, which depends on your own 2025 bill.
Line | $1,000,000 (May 2026 low) | $1,500,000 (March 2026 sale) | $1,900,000 (May 2026 high) |
|---|---|---|---|
Listing commission, example 2.5% | $25,000 | $37,500 | $47,500 |
Buyer-agent compensation if offered, example 2.5% | $25,000 | $37,500 | $47,500 |
Deed doc stamps, $0.70 per $100 | $7,000 | $10,500 | $13,300 |
Owner's title policy (Lee, seller pays) | $5,075 | $6,325 | $7,325 |
Title search and settlement fee | $1,200 | $1,200 | $1,200 |
Municipal lien search | $175 | $175 | $175 |
HOA estoppel certificate | $299 | $299 | $299 |
Total with a buyer-agent offer | $63,749 (6.4%) | $93,499 (6.2%) | $117,299 (6.2%) |
Estimated net with a buyer-agent offer | $936,251 | $1,406,501 | $1,782,701 |
Total without a buyer-agent offer | $38,749 (3.9%) | $55,999 (3.7%) | $69,799 (3.7%) |
Estimated net without a buyer-agent offer | $961,251 | $1,444,001 | $1,830,201 |
Basis: Fla. Stat. 201.02 for doc stamps; Rule 69O-186.003 for the title premium ($575 for the first $100,000, $5.00 per $1,000 to $1,000,000, $2.50 per $1,000 above); Fla. Stat. 720.30851 for the estoppel cap.
The seller customarily pays the owner's title policy, chooses the closing agent, pays the deed doc stamps and the estoppel fee, and credits the buyer for the seller's days of property tax. The contract controls, and everything is negotiable.
A one-time $2,500 resale assessment to the association, the lender's title policy and recording fees, and on a mortgage documentary stamps on the note at $0.35 per $100 (capped at $2,450) and nonrecurring intangible tax at $0.002 per $1 of the loan.
No. Since August 17, 2024, offers of buyer-agent compensation cannot be made on the MLS, commissions are negotiable and buyers sign a written agreement before touring. Whether you offer compensation is your decision, made off the MLS.
Possibly not. Under IRS Publication 523, if you owned and lived in the home for at least 24 months of the five years before the sale you can exclude up to $250,000 of gain, or $500,000 if married filing jointly. Florida has no state personal income tax.
A Corkscrew Estates owner can rent the home only within recorded limits: a 30-day minimum and one-year maximum lease, no more than 3 leases a year, Board approval and no Airbnb-style use. That supports a seasonal or annual tenant, not a short-term-rental income plan, so many owners weigh selling against a seasonal lease.
Entire-home leases only, with prior written Board approval and at least 20 business days' notice, from 30 days to one year, up to 3 leases per calendar year. There is no ownership-waiting period before an owner may lease.
The Declaration bars use on a time-share or transient basis, including Airbnb-style use, and treats operating a public lodging establishment as a business use.
When the recorded sale price is well above what you paid and carrying costs on a large home are high. We run both numbers with you, using the recorded sales for one and your own lease quotes for the other, and we do not give tax advice.
Corkscrew Estates 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 the recorded sales of your own plan, placed against the most recent recorded sales, with your fee stack, flood file and net sheet beside it. There is no cost and no obligation.
Data updated: September 2026
Jump to the form: request your free valuation.
You receive the recorded resales nearest your plan and size with dates and prices, a per-square-foot analysis on the county's heated area, the live competition, your home's position among the 14 recorded resales with the reasons, the fee stack your buyer will underwrite, and a recommended list price with a defensible range. Request it through our McGreevy and Comisar valuation form.
In a community with a handful of resales a year, the number decides the sale, and it is easier to choose a season once you have seen the evidence. Few homes here come up for sale, and the next owner who sells should call us first.
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. Bring your address, your timeline and the one thing you are most worried about, and you will get a straight answer. Our home valuation guide starts the process.
Selling in Corkscrew Estates? Call Jesse direct at (239) 898-6072 or request a free Corkscrew Estates home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Corkscrew Estates sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a 59-home community is priced one lot at a time and rewards a team that already holds the association, flood and comparable file. Few homes come up for sale here, so the next owner who sells should call us first.
Data updated: September 2026
If you are searching for a Corkscrew Estates listing agent, or thinking, "I need someone to sell my Corkscrew Estates home," here is the short version of everything above. We value your home against the recorded sales of your own plan, build the file before the first showing, market to the buyers who watch this corridor and negotiate every offer ourselves.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the county record and the MLS. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Buying instead? Call Marc at (239) 287-5873, read our Estero buyer guide, and see how we represent buyers in Estero.
It can. In a community with a handful of resales a year, each new recorded sale moves your comparable set. We refresh your number whenever one closes.
Position among the lakes and preserve tracts can, but recorded prices are driven first by plan and size. We test your lot against the nearest comparable instead of adding a fixed premium.
Read the record: a 5,098 square foot home took 251 days and closed at 87.1 percent of its last list price. Reprice to the recorded comparables and refresh the file.
Not for the valuation, but a seller owes the section 720.401 summary before a buyer signs, and the estoppel takes up to 10 business days, so we recommend ordering early (Source: Florida Statutes 720.401).
Yes. A valuation is private, and if you sell, direct outreach to our buyer database is an option before or instead of a public launch.
Ask each for its comparable set for your plan and its reasoning. Our best real estate agents in Estero guide compares teams on the public record.
McGreevy and Comisar is a top-reviewed Corkscrew Estates 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.
★★★★★ "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
With one listing at a time in a small gate, every showing is feedback about your value. We report it as it arrives, so your decisions come from what buyers actually said.
★★★★★ "I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced. If any one is thinking about selling, Domain Realty should be the only agency that you should use to represent you and your home. You will not be disappointed." Verified Google review
A valuation is the first step of that process, and it is the one that sets the price.
★★★★★ "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
Some sales come with hard circumstances, and a clear number lowers the stress.
The reviews come from a team with these recognitions:
Selling in Corkscrew Estates? Call Jesse direct at (239) 898-6072 or request a free Corkscrew Estates home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
A Corkscrew Estates specialist matters for a valuation because the facts that set the number live in records, not in a listing feed: a county sales file where most sales are builder-direct, Board-set dues no public record states, a legal name that differs from the community name and a thin resale record. A general agent may miss each one.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar. He runs pricing, marketing, data and the association and closing paperwork, which in Corkscrew Estates means the lot-by-lot record and the net sheet. 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 runs the field side: showings, buyer agent conversations, inspections and contractor coordination. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may value off the Estero median, use MLS data alone where most sales were builder-direct, mix up Corkscrew Shores or the Corkscrew Estates Ct acreage tract with this community, or forget the $2,500 resale assessment. Each mistake moves the number.
Every Estero community values differently, and we publish a valuation guide for each one we cover. See our guides to home values in Estero, home values in Meadows of Estero and home values in Lakes of Estero. The full community guide is on our Corkscrew Estates page.
If you are thinking, "I need someone to tell me what my house in Estero, Florida is worth," 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 Corkscrew Estates, 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.
If you are ready to talk, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying rather than selling, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Corkscrew Estates sellers often buy again in Southwest Florida, and 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. Portability is capped at $500,000 and has a filing deadline.
Under Florida Statute 193.155(8) you can transfer up to $500,000 of your Save Our Homes benefit to a new Florida homestead if you establish it within three years of January 1 of the year you left the old one, filing Form DR-501T with the homestead application by March 1.
If your next home is in Oaks of Estero, Corkscrew Shores or a golf community, our guide to buying a home in Estero walks through the contract, inspection and approval steps.
Some owners move to a smaller home in a community with a club, and others move up to acreage. The two sides run through different associations and different estoppels, and we sequence the closings around them.
If you want to plan the sale and the purchase together, call Jesse direct at (239) 898-6072 or request a free home valuation. For the purchase, call Marc at (239) 287-5873.
These are the questions Corkscrew Estates owners ask when they want to know what their home is worth, from price per square foot and the tax roll to the resale assessment, rental rules, doc stamps and Florida's disclosure duties, answered from Florida law and the Lee County record. For a number on your own home, call Jesse direct at (239) 898-6072.
Start with the recent recorded sales: $1,900,000 (4,389 heated square feet), $1,500,000 (3,338), $1,550,000 (3,895, September 25, 2026) and $1,000,000 (2,786), then adjust for size, lot, pool and systems. Request a free home valuation and Jesse will run it lot by lot.
The Lee County record shows 5 sales in the 12 months to October 17, 2026 and 73 qualified sales since June 2022. The August 1, 2026 MLS pull shows 5 closings in the prior 12 months, at a $1,500,000 median.
Across 14 recorded resales the median is $435 per heated square foot, from $305 to $531, against the 59 first sales from Pulte. The August 1, 2026 MLS median is $369 per square foot on 5 closings.
$2,026,626, recorded on April 16, 2024 for a 5,135 square foot first sale from Pulte. The highest recorded resale is $1,900,000, in May 2026.
$1,000,000, for a 2,786 square foot home on May 8, 2026. It cost $1,147,881 new in September 2022.
Mixed. Of 13 resales with a prior recorded sale on the same lot, 9 closed above it and 4 below, a median change of 4.6 percent. Four resales in 2026 is too few to call a trend.
An automated estimate averages a very small, varied set of sales and can attach the wrong community. We value your address from the recorded sales of your own plan and put the reasoning in writing.
Assessed values lag the market and apply statutory adjustments. The 2025 roll ran about $952,000 to $1,457,000 while recorded resales ran $1,000,000 to $1,900,000.
The buyer's assessment resets to market value the year after purchase, and the Save Our Homes cap does not transfer to the buyer. Statute 689.261 requires the buyer to be warned at or before the contract.
Not automatically. At least nine lots are flagged as lake lots, but recorded prices are driven first by plan and size. We test position against your comparable.
44 of the 59 homes have a private pool and there is no community pool, so a home without one is compared with pool homes and adjusted from the record.
The whole community is in FEMA Zone X, minimal hazard, so flood insurance is optional for a conventional mortgage. The recorded sales already reflect it.
Section 627.0629 requires insurers to offer wind-mitigation credits, documented by a current inspection. Every home here was built from 2021 to 2024.
The Declaration sets no dollar figure; the Board sets dues through its annual budget. The estoppel certificate states the current amount.
A one-time $2,500 charge on each resale, set by the 2024 recorded amendment and payable by the buyer, with the Board allowed to raise it up to 10 percent a year.
No. There is no Community Development District and no master association above the HOA, so there is no district line on the tax bill.
Within limits: a 30-day minimum, one-year maximum, no more than 3 leases a year, entire-home leases only and Board approval. Airbnb-style use is barred.
It narrows the investor buyer pool to seasonal and long-term landlords, so value rests on end users. We factor that into pricing and marketing.
At $1,500,000 our example net sheet shows $93,499 (6.2 percent) with a buyer-agent offer and $55,999 (3.7 percent) without, before mortgage payoff and tax proration.
$0.70 per $100 of price under Florida Statute 201.02: $7,000 on $1,000,000, $10,500 on $1,500,000 and $13,300 on $1,900,000.
The seller customarily pays it and chooses the closing agent. In Collier County the custom is reversed. The contract controls. At $1,500,000 the promulgated premium is $6,325.
Statute 720.30851 caps it at $299 after the statutory inflation adjustment, plus $119 for delivery within three business days and $179 more if delinquent, with delivery due within 10 business days.
The HOA disclosure summary the seller gives the buyer before the contract is signed. If it is not delivered, the buyer may cancel within 3 days of receipt or before closing, and the right cannot be waived.
No. The association is a Chapter 720 HOA and the homes are single-family. Section 720.401(2) excludes associations under chapters 718, 719, 721 and 723. This is information, not legal advice.
The seller states at or before the contract whether they know of flood damage, filed a flood claim or received federal flood assistance. It does not ask for the FEMA zone.
Possibly not. Under IRS Publication 523 you can exclude up to $250,000 of gain, or $500,000 if married filing jointly, if you owned and lived in the home 24 of the last 60 months. Florida has no state income tax.
Yes, through portability: up to $500,000 of Save Our Homes benefit transfers if you establish a new Florida homestead within three years, filing Form DR-501T by March 1.
No. Corkscrew Shores is a separate Pulte community around a large lake with a resort amenity campus. Corkscrew Estates is the 59-home gated enclave with no shared amenities.
Yes. A separate 13-lot acreage subdivision on Corkscrew Estates Ct has its own 1998 association. This page does not describe it.
The recorded plat and every deed use the 2007 plat name Corkscrew Ranch. Pulte renamed the community Corkscrew Estates in the 2021 Declaration.
The MLS misses builder-direct sales. The county count, which includes builder-direct sales, leads.
In the August 1, 2026 MLS pull, the five closings had a median 180 days on market and 95.0% of list. Homes priced near the market sold in weeks and large homes listed near the top took as long as eight months.
Nothing. The McGreevy and Comisar valuation is free, written and carries no obligation to list.
We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. A 59-home enclave is valued one lot at a time, and this page is the research we bring. Call Jesse direct at (239) 898-6072.
Corkscrew Estates owners work with Jesse McGreevy and Marc Comisar of Domain Realty because our team reads every recorded sale inside the community, values each home from its own plan's sales, and works from an office in Bonita Springs a short drive from the Village of Estero. Learn more about our team.
If you are thinking about the value of your Corkscrew Estates home, the work begins well before any listing. It begins with the lot: your plan size, your position among the lakes and preserve tracts, and where your home sits among the resales the county has recorded since 2023. It begins with the estoppel, the resale assessment and the flood file. It begins with an honest read of a market where a handful of homes change hands each year, and where the next owner who sells should call us first. As the leaders of Domain Realty Group, our team has sold over $2.5 billion in real estate across Southwest Florida, and this page is the homework we bring to every Corkscrew Estates listing.
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.
McGreevy and Comisar is a top-reviewed Corkscrew Estates 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 Domain Realty Group.
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).
Selling in Corkscrew Estates? Call Jesse direct at (239) 898-6072 or request a free Corkscrew Estates home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Corkscrew Estates values on this page rest on primary sources: the Lee County Property Appraiser's sales file, the recorded plat and Declaration held by the Lee County Clerk, the Florida Division of Corporations, the Village of Estero, Florida statutes, federal agencies and our community guide. No listing portal or competing brokerage is cited. Every link below returned HTTP 200 between September 29 and 30, 2026. The recorded instruments are cited by instrument number: plat 2007000298830, Declaration 2021000356365 and 2024 amendment 2024000184874, searchable at the Lee County Clerk's official records.
County, Village, school and utility records
State and federal law, insurance and flood
Market data, corridor growth and local news
Corkscrew Estates owners can pull the documents behind this page directly from the authority that issues each one, so you always see the official, current version rather than a copy. The association's recorded Declaration, plat and amendment are held by the Lee County Clerk under the instrument numbers below, and its articles are on file with the Florida Division of Corporations; we order the current budget and estoppel for every client.
Document | What it proves | Official authority |
|---|---|---|
Recorded plat "Corkscrew Ranch," instrument 2007000298830 | Lots 1 through 59 and the six common tracts | Lee County Clerk of Court official records, by instrument number |
Amended and Restated Declaration, instrument 2021000356365 (115 pages) | Rental limits, architectural rules, assessments and use restrictions | Lee County Clerk of Court official records, by instrument number |
2024 Amendment, instrument 2024000184874 | The $2,500 resale assessment | Lee County Clerk of Court official records, by instrument number |
Articles of Incorporation, document N21000011200 | The association's 2021 charter | Florida Division of Corporations, Sunbiz, by document number |
Title Deed Transfer Code List | How the county codes qualified, arm's-length sales | |
Comprehensive Vulnerability Assessment (April 2026) | The Village's flood and storm risk findings | |
Adaptation Plan (2026) | The Village's proposed drainage and resilience projects | |
FEMA National Flood Hazard Layer | The Zone X determination for the community | |
NFIP Community Rating System guide | Lee County's Class 5 rating and 25 percent flood premium discount | |
Premium discounts for hurricane loss mitigation | The wind-mitigation credits for current-code homes | |
Florida Statutes 720.401 | The HOA disclosure summary, its pre-contract timing and the buyer's 3-day cancellation right | |
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 | |
PT-112 portability guide | How to carry Save Our Homes savings to your next Florida homestead | |
NAR settlement FAQs | That commission is negotiable and how buyer broker compensation works after August 17, 2024 | |
2026-2027 Student Enrollment Plan | How Lee County assigns elementary, middle and high school |
Corkscrew Estates owners can reach the valuation team today by calling Jesse McGreevy direct at (239) 898-6072 or requesting the free valuation online. Few homes come up for sale in this gate, and the next owner who sells should call us first. The valuation is free, written and carries no obligation to list.
Jump back to the form: request your free valuation.
Selling in Corkscrew Estates? Call Jesse direct at (239) 898-6072 or request a free Corkscrew Estates home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.