What Is My Lakes of Estero Home Worth?

By Jesse McGreevy and Marc Comisar. McGreevy and Comisar are the top-reviewed real estate team valuing and selling homes in Lakes of Estero, Estero. Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales between Jesse and Marc. This page answers one question for the owners of the 94 homes in Lakes of Estero, the 102-lot lake community in Estero across River Ranch Road from Estero High School: what is my home worth right now, and why? Every figure comes from the recorded sales, the county parcel roll and the Southwest Florida MLS, with the window and date beside it. For a number on your own address, use our free Lakes of Estero home valuation form or call Jesse direct at (239) 898-6072.

Updated September 2026

What Is a Lakes of Estero Home Worth in 2026?

A Lakes of Estero home sold for $414,000 to $658,600 in the 12 months to September 5, 2026, across 7 MLS closings. Widening to the county’s 36-month recorded window, 11 qualified sales produce a median of $526,000. D.R. Horton’s five new homes on the same plat were listed from $609,855 to $669,855 in September 2026.

Data updated: September 2026 (Southwest Florida MLS through Sept 5, 2026; Lee County Property Appraiser sale files and parcel roll, retrieved September 2026).

Where your home lands depends on the plan and bedroom count, the lot, a pool, the roof and air-conditioning age, window protection and condition.

Key takeaways for Lakes of Estero owners

• The range: 7 MLS closings in the 12 months to September 5, 2026, from $414,000 to $658,600, total volume $3,667,600, average sale-to-list 97.39 percent, median 74 days on market.
• The median, and its window: seven sales is too thin for a reliable median, so we widen to 36 months of county recorded sales: 11 qualified home sales, September 2023 to July 2026, median $526,000.
• The new-construction ceiling: D.R. Horton bought Lots 83 to 87 for $1,000,000 in January 2026 and listed new homes there at $609,855 to $669,855. Appraisers value resales against resales, so those list prices are a ceiling to position against, not a comparable.
• Two square feet, one house: the county’s area figure includes the garage and lanai; the MLS figure is living area. On 2026 sales that is about $139 a county foot versus about $211 a living foot. Mixing them is the most common valuation error we see.
• The 2005 roof cohort: 76 of the 93 homes with roll data were built in 2005, so most original tile roofs are about 21 years old. Roof status now moves value through the buyer’s insurance quote.
• Flood is lot by lot: the center point of 97 of 101 residential parcels is Zone X on the 2022 FEMA map, but lake banks and some rear yards are mapped AH or AE. An elevation certificate settles it for your house.
• Rules that shape your buyer pool: leases need association approval, a tenant interview and a six-month minimum, so Lakes of Estero sells mostly to owner-occupants; 72 percent of homes with complete roll data carry a homestead exemption.

How Do You Get a Free Lakes of Estero Valuation in 60 Seconds?

A free Lakes of Estero valuation takes about 60 seconds: enter your address in our Lakes of Estero valuation form, and our team prices it against every recorded sale on the plat, the seven MLS closings and D.R. Horton’s list prices, then sends you the comparables. There is no cost and no obligation.

What happens after you submit

Jesse or Marc reads the address against the county field card for your lot: year built, plan, bedroom count, pool, lot type and the permit history. We then pick the closest recorded sales, adjust them for the differences, and return a range with the comparables listed so you can check our arithmetic. If you have already decided to sell and want the full marketing plan, our guide to selling a home in Lakes of Estero covers pricing, preparation and launch.

Why Lakes of Estero owners start with our team

We lead Domain Realty Group, and our comparison of the best real estate agents in Estero shows how local agents stack up on the public record. For this page we tracked all 107 Lakes of Estero parcels, every qualified sale recorded since 2020 and every D.R. Horton listing on Springlake Circle. That is the groundwork behind the number we give you.

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

Why Can’t an Automated Estimate Value a Lakes of Estero Home?

An automated estimate reads public records, and the public records for Lakes of Estero mislead a model in five specific ways: county square footage includes garages and lanais, lake lots and dry lots share one plat, only 15 of 93 homes have pools, builder list prices look like sales, and seven closings in a year is too thin.

Data updated: September 2026 (Southwest Florida MLS through Sept 5, 2026; Lee County Property Appraiser sale files and parcel roll, retrieved September 2026).

County square feet include the garage and the lanai

The Lee County Property Appraiser’s area figure for these homes is total area under roof, garage and lanai included, and its median across 93 homes is 3,331 square feet. The MLS figure is approximate living area. On every 2026 sale that appears in both records, the county figure is the larger one, by about 460 to 1,880 square feet. So the same six 2026 sales work out to about $139 per county foot and about $211 per MLS living foot. A model that divides a sale price by one measure and multiplies your home by the other can miss by six figures.

Lake lots and dry lots sit on the same plat

The county codes 70 of the 102 lots as lake lots, 27 as standard lots and 2 as lots beside a drainage ditch. The lake is one branching body of water with three long arms, so an inner-loop home on Springlake Circle can have a long water view while a home a few doors along backs onto a neighbor. An automated estimate that averages the community prices every home as a partial lake lot.

Only 15 pools among 93 carded homes

The county records a residential pool on 15 of the 93 carded homes. In the last 12 months, two of the seven MLS closings sold above list price, and both had pools according to the Property Appraiser’s comparable-sales layer. With so few pools, a model has almost nothing to learn a pool adjustment from inside Lakes of Estero.

A builder’s list price is not a sale

D.R. Horton’s four listed homes at $609,855 to $669,855 are asking prices on homes being built, not recorded sales. Fannie Mae’s own Selling Guide makes “proposed construction” ineligible for its automated value acceptance. A consumer estimate that ingests builder asking prices, or ignores them entirely, gets the ceiling wrong either way.

Seven sales is a thin sample

The MLS shows 7 closings in 12 months and the county shows 8 qualified sales in 24 months. Federal Housing Finance Agency research on thin rural markets found that thin comparable data degrades every valuation method, human and automated alike. The fix is not a cleverer formula; it is knowing each sale and why it sold where it did.

What federal regulators and HUD research say

Six federal agencies adopted quality-control standards for automated valuation models in mortgage lending, effective October 1, 2025; a consumer estimate on a website is not covered. Research in HUD’s Cityscape journal in 2024 found that poor exterior condition alone raised automated valuation error by 4.35 percentage points. A model cannot walk your kitchen.

How Do We Value Lakes of Estero Homes?

We value a Lakes of Estero home from every recorded sale on the plat and every MLS closing, measured the same way, then adjusted for lake lot, pool, bedrooms, living area, roof and air-conditioning age, impact windows and condition. When fewer than 10 sales fall inside a window, we widen it and say which window we used.

Step 1: every recorded sale on the plat

We start with the Lee County Property Appraiser’s sale data files from 2021 to 2025, the Florida Department of Revenue’s 2026 preliminary sale file and the Property Appraiser’s comparable-sales layer for sales after May 2026. Each sale is tied to its Clerk of Court instrument. We keep only qualified sales, the arm’s-length transactions the county codes 01 to 06, and set aside family transfers, $100 deeds and the vacant-lot sales.

Step 2: the MLS closings

The Southwest Florida MLS adds what the county does not record: list price, days on market, living area, pool and view remarks, and concessions. We match each MLS closing to its county record. In the 12 months to September 5, 2026, six of the seven MLS closings matched a county qualified sale; the February 2026 sale at $430,000 had not appeared among the county’s qualified sales in the files we pulled.

Step 3: square feet measured the MLS way

Every price per square foot on our valuation uses MLS approximate living area, never the county’s total area under roof. Where a comparable has no MLS record, we use the county field card’s original living area, which the Property Appraiser records separately from total area.

Step 4: the adjustments

We adjust each comparable toward your home for the differences that matter here: a lake lot against a standard or ditch lot, a pool, a fifth bedroom or third full bath, living area, roof age and type, air-conditioning age, impact windows or approved shutters, flood determination, and interior condition. Where Lakes of Estero has a matched pair of sales, we measure the adjustment from it; where it does not, we say the adjustment is judgment and show you the range.

Step 5: the widen-the-window rule

Our rule is simple: widen the window until it holds at least 10 closings, and name the window beside the number. For Lakes of Estero the 12-month MLS window holds 7, the 24-month county window holds 8, and the first window that qualifies is 36 months, with 11 qualified sales and a $526,000 median.

Step 6: the new-construction check

Last, we set the result against D.R. Horton’s current list prices on Springlake Circle. A resale priced above a brand-new home of similar size has to justify it with a lot, a pool or finishes a buyer can see. Priced with that comparison in view, the resale’s advantages get noticed.

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How Have Lakes of Estero Home Values Changed Year by Year?

Lakes of Estero resale prices rose from a $275,000 to $364,900 range in 2020 to $414,000 to $658,600 in 2026, on county qualified sales. Sales are thin, 1 to 9 a year, so we list every sale rather than a yearly median and use the 36-month window, 11 sales at a $526,000 median, as the benchmark.

Data updated: September 2026 (Southwest Florida MLS through Sept 5, 2026; Lee County Property Appraiser sale files and parcel roll, retrieved September 2026).

County qualified home sales by year

Source: Lee County Property Appraiser sale data files, Florida Department of Revenue 2026 preliminary sale file, and the Property Appraiser’s comparable-sales layer. Qualified improved sales only; vacant lots excluded. Every year holds fewer than 10 sales, so each year lists its sales instead of a median.

What the year-by-year record shows

The big move came between 2020 and 2022, when every 2022 sale cleared $365,000. Sales then nearly stopped, one in 2023 and one in 2025. The 2024 high of $725,000 on Silvercreek Court is still the top qualified resale in the file, and 2026 sales sit a little below it; six sales cannot prove a trend either way.

The 36-month county median: $526,000

From September 2023 to July 2026 the county recorded 11 qualified home sales: $414,000, $470,000, $510,000, $512,450, $525,000, $526,000, $530,000, $600,000, $658,600, $679,000 and $725,000. With 11 sales the median is the sixth, $526,000. Across the five years from September 2021 the county shows 22 qualified home sales at a median of $511,225.

Assessed just value versus sale prices

The 2026 preliminary tax roll puts the median just value of the 93 Lakes of Estero homes with complete data at $383,075, with a range of $277,616 to $586,345. The 36-month sale median, $526,000, is about 1.37 times that figure. That gap is normal in Florida, because just value reflects a January 1 valuation date and an allowance for the cost of sale. Your just value is a tax number, not a price.

Same house, two sales

The clearest evidence of value change in Lakes of Estero comes from homes that sold twice. These are qualified county sales of the same property. We do not know what each owner changed in between, so read them as the market plus whatever work was done.

Owners who bought in 2020 have seen the largest gains. Owners who bought at the 2021 and 2022 levels have seen modest ones, which is why a Lakes of Estero owner’s purchase year matters as much as the house when planning a net figure.

Which Recent Lakes of Estero Sales Are the Comparables?

The comparables for a Lakes of Estero valuation in September 2026 are the seven MLS closings from February to July 2026, $414,000 to $658,600, backed by the 11 county qualified sales in the 36-month window. Two vacant-lot sales, Lot 91 at $175,000 and D.R. Horton’s five lots at $1,000,000, show land value separately.

Data updated: September 2026 (Southwest Florida MLS through Sept 5, 2026; Lee County Property Appraiser sale files and parcel roll, retrieved September 2026).

The seven MLS closings, 12 months to September 5, 2026

Square footage is MLS approximate living area. Price per foot is our arithmetic on those figures.

The median price per living foot across the seven is $211.16; the aggregate, total dollars divided by total living area, is $208.16. The spread, from $162.93 to $285.87, is the whole argument for pricing house by house: three homes of about 2,540 square feet sold for $414,000, $430,000 and $600,000.

The county record, 36 months to July 2026

County total area includes garage and lanai. Use it to compare county records with each other, never with MLS living area.

The land underneath

Lot 91 sold as a vacant lot in October 2025 for $175,000, and D.R. Horton paid $1,000,000 for Lots 83 to 87 in one deed on January 15, 2026, $200,000 a lot on our arithmetic. The original developer sold lots at $70,000 each in 2003 to 2005. At $200,000 a lot, land alone equals about 38 percent of the $526,000 36-month median, a floor under every Lakes of Estero home.

Thinking of Selling Your Lakes of Estero Home This Year?

Lakes of Estero’s 12-month high, $658,600 for a five-bedroom on Silvercreek Court, came within $1,255 of D.R. Horton’s $659,855 list price on a new five-bedroom Coral plan a few doors away, so pricing a resale here means knowing both numbers. Get your figure from our Lakes of Estero valuation form or call Jesse at (239) 898-6072. If you are selling to buy your next home, Marc at (239) 287-5873 will line up the purchase side too; see how we represent buyers across Estero.

What Adds and Subtracts Value in Lakes of Estero, Item by Item?

In Lakes of Estero the features that move value most are the lot (lake or dry), a pool, a fifth bedroom, a replaced roof, impact windows, and the flood determination of the specific house. Location factors, Estero High across River Ranch Road, school traffic and the undeveloped Conidaris tract, cut both ways depending on the buyer.

Data updated: September 2026 (Southwest Florida MLS through Sept 5, 2026; Lee County Property Appraiser sale files and parcel roll, retrieved September 2026).

Lake view

Seventy of the 102 lots are coded as lake lots, and buyers ask about them first. The public record does not isolate a lake premium here, and we will not print one we cannot support. We compare your home with the nearest lake and non-lake sales of the same plan, and we look at the view itself: a long reach of water is a different product from a close opposite bank.

Pool

Fifteen of 93 carded homes have a pool, so a pool home is scarce. Both 12-month sales that closed above list, at 101.3 and 102.0 percent, were pool homes by the Property Appraiser’s comparable-sales layer. Pools and screen enclosures need architectural approval, so a buyer who wants one has to wait for it.

A fifth bedroom

Only 11 homes in the community have five bedrooms, 10 of them the two-story plan of 3,119 square feet. That plan set the 12-month high: $658,600 on Silvercreek Court at 101.3 percent of list. The nearest new alternative is D.R. Horton’s five-bedroom Coral plan of 2,596 square feet, listed at $659,855 and $669,855. A resale five-bedroom offers about 500 more square feet for a similar price.

A replaced roof

Most original concrete tile roofs date from 2004 or 2005 and are about 21 years old, past the 15-year line in Florida’s roof-age law. A replaced roof, with its Village permit, removes the most common reason a buyer’s insurance quote comes back late or high, so roof status is a headline adjustment in every valuation we do here.

Impact glass and opening protection

The whole community sits in the wind-borne debris region with a 160 mile per hour design wind speed, so any replacement window or door must include opening protection, which can earn more wind discount. The recorded rules bar Bahama shutters and require approval for shutters, so impact glass is often the cleanest answer. Homesteaded owners of pre-2008 homes may qualify for My Safe Florida Home matching grants; check whether funding is open.

Air conditioning and water heater age

Original 2005 systems will show up on the four-point inspection insurers ask for; Citizens requires one for homes more than 20 years old. We ask for install dates because a buyer’s inspector will, and a recent replacement belongs in the listing.

The flood zone of your lot

At the center point of 97 of 101 residential parcels the zone is X on the 2022 FEMA map, which helps value. But insurance requirements follow the structure, not the lot center, and every residential lot has some mapped high-risk area inside its lines.

Zone AE and AH lake-bank lots and the elevation certificate

For 26 lots, AH or AE mapping covers a quarter or more of the lot, and on Lots 85, 86 and 91 the center point itself is AH. By 2018 lidar most home pads sit roughly a foot above the 15.0 to 15.5 foot base flood elevation. If a footprint touches the AH or AE area, a lender can require flood insurance, so an elevation certificate or map amendment letter protects the price.

The garage

The county’s area figure counts the garage, one reason automated estimates overstate size here. The recorded rules also make the garage work harder: no garage conversions, commercial vehicles and boats or kayaks stored inside, and no parking on the street or lawn. A clean, usable garage is part of what a Lakes of Estero buyer is paying for.

Backing onto the Conidaris tract

A roughly 10-acre parcel, Tract E and part of Tract D on the Williams Road side, is still owned by Conidaris Development Company, zoned PUD and carried on the roll at $615,049. We found no development application for it. Some buyers like the wooded outlook; others ask what might be built. We disclose what the record shows.

Estero High School across the street

Estero High School, graded B for 2025-26 with a 96 percent graduation rate, is directly across River Ranch Road. Lee County assigns by choice zone and lottery, not address, so we market it accurately: a walkable school among the community’s South Zone 3 options, not a guaranteed assignment.

River Ranch Road traffic

River Ranch Road is Estero High’s main drop-off route, and in May 2026 the Village reported many drivers exceeding the 30 mile per hour limit. On May 6, 2026 the council approved raised crosswalks, one at the Lakes of Estero entrance, and a turn lane at Williams Road. Entrance-side homes feel it most; cul-de-sac homes least.

HOA rules on leasing and investors

The 2004 Second Amendment, recorded by D.R. Horton as Declarant, requires written leases approved by the association, a tenant interview, a $100 or statutory fee, a six-month minimum and an optional escrow of up to $1,000 or one month’s rent. The 2020 rules bar renting out rooms. That narrows the investor pool, so we price to the owner-occupant buyer.

D.R. Horton new homes nearby

Five brand-new homes on Springlake Circle are the most visible comparison every buyer makes in 2026. They set a ceiling, not a comparable, and the next section explains exactly how.

How Do D.R. Horton’s New Homes Change What Your Lakes of Estero Home Is Worth?

D.R. Horton’s five new Lakes of Estero homes, listed at $609,855 to $669,855 in September 2026, set a visible ceiling for resales rather than a comparable. Appraisers value a resale against recorded resales, and builder prices enter that record only once the homes close, with any incentives weighed by the appraiser.

Data updated: September 2026 (Southwest Florida MLS through Sept 5, 2026; Lee County Property Appraiser sale files and parcel roll, retrieved September 2026).

What the builder is asking

D.R. Horton bought Lots 83 to 87 on January 15, 2026 for $1,000,000 and, on its site checked September 24, 2026, showed “from $574,990” for two Tradition Series plans. The specific homes:

What appraisers do with new-construction prices

An appraiser valuing your resale looks for recorded sales of similar resales first. The builder’s list prices are not sales, and Fannie Mae will not even accept its own automated value on proposed construction. Once D.R. Horton closes its homes, those closings join the comparable record, but an appraiser adjusts them for what a resale lacks, such as a warranty and new systems, and for what it has, such as a mature lot, a pool or more space.

Builder incentives and the effective price

Builder incentives change the effective price of a new home without changing its list price. In September 2026 D.R. Horton’s quick move-in page advertised a special rate through DHI Mortgage for contracts from August 19 that close by December 15, 2026. A buyer comparing your home with a new one compares monthly payments, not just prices, so we show buyers the resale’s own case in payment terms, too.

Price per foot, new against resale

On list prices the new homes run $254.18 to $264.46 per square foot. The seven resales closed at a median of $211.16 per MLS living foot. A buyer who wants space, a pool or an established lake view gets more house per dollar in a resale; a buyer who wants a warranty, a new roof and current code pays for them in the new home.

Same builder, twenty years apart

Lee County permits name Continental Homes of Florida, a D.R. Horton subsidiary, or D.R. Horton itself on 81 of the 92 original homes we traced. So a buyer comparing a 2005 resale with a 2026 new home is, in most cases, comparing two homes from the same builder twenty years apart. That is a useful line in a listing description.

How Do Property Taxes Relate to Your Lakes of Estero Home’s Value?

A Lakes of Estero home’s just value on the tax roll is not its market value. The 2026 preliminary median just value is $383,075 against a $526,000 36-month sale median. A homesteaded seller’s assessed value is capped lower still, and it resets for the buyer, which shapes what a buyer can afford.

Data updated: September 2026 (Southwest Florida MLS through Sept 5, 2026; Lee County Property Appraiser sale files and parcel roll, retrieved September 2026).

Just value, assessed value and taxable value

Just value is the Property Appraiser’s January 1 market estimate, less an allowance for the cost of sale. Assessed value is just value after the Save Our Homes cap on a homestead, which limits annual increases to the lesser of 3 percent or the change in the Consumer Price Index; the Florida Department of Revenue set the 2026 cap at 2.7 percent. Taxable value is assessed value less exemptions.

A real Lakes of Estero bill

The 2025 bill for one homesteaded Lakes of Estero home shows an assessed value of $271,194 against a just value of $382,351, a Save Our Homes difference of $111,157, and ad valorem tax of $3,007.66 plus the $366.39 solid waste assessment, $3,374.05 in all. Lakes of Estero sits in Lee County taxing district 316 at 13.0214 mills for 2025 and a proposed 12.9827 for 2026, with no CDD line.

The reset your buyer sees

Under section 193.155, Florida Statutes, the capped assessment returns to just value on January 1 of the year after a change of ownership. Florida law requires a disclosure to every residential buyer that reads: “BUYER SHOULD NOT RELY ON THE SELLER’S CURRENT PROPERTY TAXES AS THE AMOUNT OF PROPERTY TAXES THAT THE BUYER MAY BE OBLIGATED TO PAY IN THE YEAR SUBSEQUENT TO PURCHASE.” As a rough illustration only, 13 mills on a $500,000 taxable value is about $6,500 a year. We show buyers the likely bill early so it never surprises them late.

Portability: taking your benefit with you

If you are moving to another Florida homestead, you may be able to carry up to $500,000 of your Save Our Homes difference to the new home, filed with the new county’s property appraiser within the allowed window, generally by March 1 of the year after the new purchase, on form DR-501T. On the bill above, the difference was $111,157. Your next home’s value and timing determine how much transfers.

The November 2026 ballot measure

CS/HJR 1-F, passed by the Legislature in June 2026 and headed to the November 2026 ballot, would need at least 60 percent approval. If approved, it would add a non-school homestead exemption of $150,000 of assessed value in 2027 and $250,000 from 2028, and cut the non-homestead assessment cap from 10 percent to 5 percent. It would change carrying costs, not recorded sales, so we will watch how buyers respond. This is information, not tax advice; confirm with your closing agent, attorney or insurance agent before acting on any tax or legal point.

How Does Homeowners Insurance Affect Lakes of Estero Home Values?

Insurance moves Lakes of Estero values through the buyer’s quote. Every home was permitted after the 2001 Florida Building Code took effect, which earns at least a 68 percent windstorm discount under the state’s guide, but most original 2005 tile roofs are now about 21 years old, and roof age drives the quote.

The 2005 roof cohort

Of the 93 homes with roll data, 76 were built in 2005, 12 in 2004 and 5 in 2003. That makes Lakes of Estero a single roof cohort: the roofs aged together and are reaching the same insurance questions together.

The 15-year roof law

Section 627.7011, Florida Statutes, bars an insurer from refusing to write or renew a homeowner’s policy solely because of roof age when the roof is less than 15 years old. For older roofs the insurer must allow an inspection, and the Department of Financial Services says a policy cannot be refused solely for age if the inspection shows at least five years of useful life. A 2026 bill to widen that protection died in committee.

The 68 percent wind mitigation discount

The Department of Financial Services’ guide says homes built to the 2001 code or later are eligible for a minimum 68 percent discount on the windstorm portion of the premium, with more available for features such as a hip roof, secondary water resistance and approved opening protection. A current wind mitigation inspection on the state’s uniform form is how an owner proves those features.

Citizens and the 2026 market

Citizens Property Insurance requires a four-point inspection for homes more than 20 years old, which now includes every original Lakes of Estero home. Citizens cut its average homeowners multiperil rates by 8.8 percent for 2026, and its policy count had fallen to 266,231 by August 2026. Citizens policyholders must also carry flood insurance, with all remaining dwellings covered by January 1, 2027.

The five documents that protect your price

A four-point inspection, a wind mitigation inspection, the roof permit history from the Village, any elevation certificate or FEMA map amendment letter, and the flood zone determination. With those in the listing file an insurer can quote a Lakes of Estero home quickly, and a buyer with a financing deadline does not walk. Insurance terms vary by carrier and home; confirm with your insurance agent.

How Does Flood Risk Affect Lakes of Estero Home Values?

Flood risk in Lakes of Estero is mapped mostly at the edges: the center point of 97 of 101 residential parcels is Zone X on FEMA panel 12071C0591H, while the lake banks and streets are AH or AE. The Village’s CRS Class 6 rating cuts eligible flood premiums 20 percent, which protects value.

The map, measured

By area, the platted 50 acres are about 38 percent Zone X of minimal hazard, about 1 percent shaded Zone X, 38 percent Zone AH and 23 percent Zone AE. The high-risk area falls on the lake, the streets and the lot edges. The four parcels whose center point is AH are Lots 85, 86 and 91 and the undeveloped Conidaris tract.

CRS Class 6 and the 20 percent discount

The Village of Estero, NFIP community 120260, participates in FEMA’s Community Rating System at Class 6, which gives a 20 percent discount on most flood policies in the special flood hazard area, as shown on FEMA’s list of eligible communities effective April 1, 2026. Unincorporated Lee County holds a different class, so a quote run under the county’s number is wrong for a Lakes of Estero address.

The premium follows the building, not only the zone

Under FEMA’s Risk Rating 2.0, the NFIP premium is specific to the building, “rather than a blanket rate based on a flood map,” and uses factors such as first-floor height and cost to rebuild. That is why an elevation certificate showing a floor above the base flood elevation is worth having in hand when you sell.

Old map letters and the storm record

Under the 2008-era maps, FEMA handled eight Letter of Map Amendment cases here between 2009 and 2019, some approved and some denied. The 2022 remap moved most home sites into Zone X. We found no government report, news account or FEMA record naming Lakes of Estero as flooded in Irma, Ian, Helene or Milton; the Village reported Ian’s worst damage west of US 41, and Lakes of Estero is east of it.

Your flood disclosure

Section 689.302, Florida Statutes, requires a residential seller to deliver a flood disclosure at or before contract, covering flood damage during the seller’s ownership, flood insurance claims and any assistance received for flood repairs. A complete, honest disclosure with the elevation certificate attached keeps a buyer confident at your price.

The next map

Lee County reports that FEMA issued a Letter of Final Determination in September 2026 for revised countywide flood maps with an effective date of March 2, 2027, and that final pending maps are due in October 2026. The county’s page does not name Lakes of Estero, so we will check each lot’s panel when those maps publish rather than assume a change.

Lakes of Estero vs Estero Place: How Do Home Values Compare?

Lakes of Estero is the lake-lot value choice and Estero Place, half a mile north, is the newer, higher-priced choice. On the Property Appraiser’s last-sale layer, recent Lakes of Estero sales ran $414,000 to $658,600 at a $527,500 median, against $533,000 to $814,000 at a $694,000 median in Estero Place.

Data updated: September 2026 (Southwest Florida MLS through Sept 5, 2026; Lee County Property Appraiser sale files and parcel roll, retrieved September 2026).

The decision table

Source: Lee County Property Appraiser parcel roll and last-qualified-sale layer. Recent sales are parcels whose most recent qualified sale was October 2025 or later; the layer keeps only each home’s latest sale, so these counts are floors. Colonial Oaks, Lakes of Estero’s neighbor to the north, is shown as the closest like-for-like benchmark.

Who should choose which

Choose Lakes of Estero if you want a detached four- or five-bedroom home on a lake lot a short walk from Estero High School at the lowest price per home of the three, and you are comfortable with a 2005 home or a D.R. Horton new build. Choose Estero Place if newer construction matters more than price and your budget runs into the high $600,000s and above. For a seller, that split defines your buyer: the Lakes of Estero buyer is often a buyer who toured Estero Place and wanted more house or a lake for less.

What the gap means for your price

A Lakes of Estero seller competes on lot and value per dollar, not age, which is why the view, the pool and the roof carry so much weight. Buyers weighing both can read our guide to buying a home in Lakes of Estero.

How Does Lakes of Estero Compare With Other Estero Communities on Value?

Lakes of Estero prices close to Cascades at Estero, Villa Palmeras and Rookery Pointe on recent sales, below Colonial Oaks, and well below Estero Place and Belle Lago. Its median assessed just value, $382,636, sits in the middle of the single-family communities within two miles, with fewer homes than most.

Data updated: September 2026 (Southwest Florida MLS through Sept 5, 2026; Lee County Property Appraiser sale files and parcel roll, retrieved September 2026).

The benchmark table

Source: Lee County Property Appraiser parcel roll, residential parcels, and last-qualified-sale layer, sales October 2025 or later. Counts of recent sales are floors. Distances are approximate straight-line from Lakes of Estero.

What the benchmark says about your home

Lakes of Estero’s recent sales run well above its assessed values, which is normal and says nothing about any one house. Among the single-family communities within two miles, only Estero Place and Belle Lago trade materially higher, and both are newer. A Lakes of Estero seller’s strongest message is a detached lake-lot home at a Cascades and Villa Palmeras price point. The Brooks, across Williams Road, is a gated golf product with club economics and is not a direct comparable. Nor is Fountain Lakes, a separate gated community west of US 41 that listing feeds often confuse with Lakes of Estero. For the Village-wide picture, see our Estero home valuation page and our Estero community guide.

Want a Free In-Person CMA for Your Lakes of Estero Home?

A free in-person CMA for a Lakes of Estero home means Jesse or Marc walks the house, checks the lake view, pool, roof, air conditioning, windows and condition against the county field card, and returns a comparable-sales analysis with a price range and net sheet. Call (239) 898-6072 or use the valuation form.

How to book it

Call Jesse at (239) 898-6072, call Marc at (239) 287-5873, or submit the Lakes of Estero valuation form and ask for a visit in the notes. Confidential conversations are welcome; we do not list, advertise or contact anyone about your home unless you ask us to. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and we come to you.

What the visit adds that a form cannot

The in-person visit is where the adjustments that only exist inside the house get measured: the finish level of the kitchen and baths, the condition of the lanai and pool cage, the age stamps on the air handler and water heater, the roof’s condition from the ground, and the true view from the back of the house. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and a walk-through is how we keep a valuation honest.

What Will You Receive in Our Lakes of Estero Valuation?

Our Lakes of Estero valuation includes a written price range, the comparable sales behind it with each adjustment shown, a note on the D.R. Horton ceiling, your county record checked for errors, a document checklist for insurance and flood, and an estimated net sheet showing what you would keep after typical Florida seller costs.

The comparables list

Every comparable is named by street, date, price, living area, bedrooms and baths, with the adjustment we made for each difference and why. If we widened the window to reach enough sales, the list says which window. You can check every sale against the county record yourself.

The estimated net sheet

Florida sellers customarily pay the documentary stamp tax on the deed, and in Lee County the seller customarily pays for the owner’s title insurance policy, though the contract controls. Here is an illustration at the $526,000 36-month county median. Every figure is an estimate; your closing agent’s settlement statement is the real number.

Our Florida seller closing costs guide explains each line, and the association’s estoppel is ordered through FirstService Residential. The estoppel also confirms your exact HOA assessment, which is not published anywhere public, so we order it early.

The document checklist

The recorded Declaration and amendments, the 2020 Rules and Regulations, the HOA disclosure summary required by section 720.401, the property tax disclosure required by section 689.261, the flood disclosure required by section 689.302, your four-point and wind mitigation reports, any elevation certificate or map amendment letter, and your roof permit. With those ready, your valuation turns into a clean listing.

What Do Clients Say About Working With McGreevy and Comisar?

We are a top-reviewed Southwest Florida team, and these are verified Google reviews quoted exactly as our clients wrote them. We have not edited them.

★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Verified Google review

★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Verified Google review

Frequently Asked Questions, Seller Edition: Lakes of Estero Home Values

These are the questions Lakes of Estero owners ask about value, drawn from real search questions and our own conversations. Where a fact is not public, the answer says so and names the document that holds it. For a figure on your own address, call Jesse at (239) 898-6072.

What is my Lakes of Estero home worth right now?

It depends on your plan, lot, pool, roof and condition. The seven MLS closings in the 12 months to September 5, 2026 ran from $414,000 to $658,600, and the county’s 36-month window holds 11 qualified sales at a median of $526,000. For your own address, use our free Lakes of Estero valuation form and we will send the comparables with the figure.

What did Lakes of Estero homes sell for in the last 12 months?

Seven MLS closings between February and July 2026, in date order: $430,000, $414,000, $530,000, $525,000, $510,000, $658,600 and $600,000. Total volume was $3,667,600, the average sale-to-list ratio was 97.39 percent and the median time on market was 74 days. Two of the seven sold above list price, and both were pool homes.

What is the median sale price in Lakes of Estero?

Seven sales in 12 months is too few for a reliable median, so we widen to the county’s 36-month recorded window: 11 qualified home sales from September 2023 to July 2026, with a median of $526,000. Across the five years from September 2021 the county shows 22 qualified sales at a median of $511,225. Any median quoted without its window and count should be treated with caution.

What is the price per square foot in Lakes of Estero?

On MLS living area, the seven 12-month closings had a median of $211.16 per square foot and an aggregate of $208.16, with a range of $162.93 to $285.87. On the county’s total-area figure, which includes garages and lanais, 2026 sales ran about $139 per foot. Both describe the same houses. Never compare a figure from one measure with a figure from the other.

Why does the county list my Lakes of Estero home as larger than the MLS does?

The Lee County Property Appraiser’s area figure is total area under roof, including the garage and lanai, and its median across 93 homes is 3,331 square feet. The MLS reports approximate living area. On every 2026 sale in both records, the county figure is larger by about 460 to 1,880 square feet. The county field card also records original living area separately, with a median of 2,481.

How accurate are online home value estimates for Lakes of Estero?

No regulator publishes an accuracy figure for consumer estimates, and they are not covered by the federal quality-control rule that has applied to lender valuation models since October 1, 2025. In Lakes of Estero they face thin sales, a garage-inclusive county square footage, a mix of lake and dry lots, and builder asking prices. Use one as a conversation starter, never as a list price.

How much more is a lake lot worth in Lakes of Estero?

The public record does not isolate a lake premium here, and we will not publish a number we cannot support. The county codes 70 of 102 lots as lake lots, so lake homes are the majority, and the view varies from long reaches to close banks. We measure it for your home by comparing the nearest lake and non-lake sales of the same plan.

Does a pool add value to a Lakes of Estero home?

A pool is scarce here: the county records one on 15 of 93 carded homes. Both of the 12-month closings that sold above list price, at 101.3 and 102.0 percent, were pool homes by the Property Appraiser’s comparable-sales layer. A pool is also one of the clearest ways a resale stands apart from new construction. We adjust for it using the nearest pool and non-pool sales.

Is a five-bedroom home worth more in Lakes of Estero?

Only 11 homes have five bedrooms, 10 of them the 3,119 square foot two-story plan, and that plan set the 12-month high at $658,600, 101.3 percent of list. D.R. Horton’s new five-bedroom Coral plan has 2,596 square feet and was listed at $659,855 and $669,855. A resale five-bedroom delivers about 500 more square feet for a similar price.

How much does a new roof add to a Lakes of Estero home’s value?

There is no published dollar figure for Lakes of Estero, but a replaced roof removes the biggest insurance question on a 2005 home. Florida law protects roofs under 15 years old from refusal solely for age, and older roofs may need an inspection showing five years of remaining life. A new roof with its Village permit takes that question off the table before a buyer asks it.

Do impact windows or shutters raise my Lakes of Estero value?

They help through insurance and buyer appeal. The community is in the wind-borne debris region, and the state’s guide allows added discount for approved shutters and opening protection beyond the 68 percent minimum for 2001-code homes. The recorded rules bar Bahama shutters and require architectural approval for shutters, so impact glass is often the cleaner answer. Keep the permits and product approvals for your listing file.

Do D.R. Horton’s new homes lower my Lakes of Estero home’s value?

Not by themselves. Their list prices, $609,855 to $669,855, sit above most recent resales, so they act as a ceiling rather than a floor. Appraisers value resales against recorded resales. What the new homes change is the buyer’s comparison: a resale has to explain its age with its lot, pool, space and lower price per foot, and priced well it usually can.

Should I list before or after D.R. Horton sells its five homes?

While the builder is selling, its advertising brings buyers who have already chosen Lakes of Estero, and some prefer a resale with a pool and a finished yard. After it sells out, its closings become comparables. Neither timing is right for everyone; we model both against your home, your plan and your next move before you decide.

Is my Lakes of Estero home’s just value the same as its market value?

No. Just value is the Property Appraiser’s January 1 estimate less an allowance for the cost of sale. The 2026 preliminary median just value for Lakes of Estero homes is $383,075, while the 36-month sale median is $526,000, about 1.37 times as much. Just value is a tax figure; recent recorded sales are the pricing tool.

Why is my Lakes of Estero tax bill so much lower than a buyer’s will be?

Your homestead assessment is capped by Save Our Homes, which the Department of Revenue set at 2.7 percent for 2026. On one 2025 Lakes of Estero bill the cap left assessed value $111,157 below just value. After a sale, the assessment resets to just value on the next January 1, so the buyer’s bill is based on the new value. Florida requires a disclosure warning buyers of exactly this.

Can I take my Save Our Homes benefit to my next Florida home?

Often, yes. Portability lets a Florida homesteader carry up to $500,000 of the Save Our Homes difference to a new homestead, filed with the new county’s property appraiser on form DR-501T, generally by March 1 of the year after the purchase. How much transfers depends on the new home’s value. Confirm the details with the Lee County Property Appraiser or your closing agent.

Will the November 2026 property tax amendment change Lakes of Estero values?

CS/HJR 1-F would need at least 60 percent of the vote. If approved, it would add a non-school homestead exemption of $150,000 of assessed value in 2027 and $250,000 from 2028, and cut the non-homestead assessment cap from 10 percent to 5 percent. It would lower some buyers’ carrying costs; it does not change recorded sales, which are what value a home.

Is my Lakes of Estero home in a flood zone?

Probably mostly not at the house, but check. On FEMA panel 12071C0591H, effective November 17, 2022, the center point of 97 of 101 residential parcels is Zone X. Every residential lot has some AH or AE area inside its lines, usually at the lake bank, street or rear yard. A lender’s flood determination and an elevation certificate answer it for your specific house.

Does a lake-bank lot in Zone AE or AH lower value?

Only if the mapped area touches the house or the buyer’s lender treats the home as in the special flood hazard area. For 26 lots the AH or AE area covers a quarter or more of the lot. Lidar puts most home pads roughly a foot above the base flood elevation of 15.0 to 15.5 feet, and an elevation certificate can prove your floor height.

Do I need an elevation certificate to sell in Lakes of Estero?

It is not legally required to sell, but it is one of the most useful documents you can have. Under FEMA’s Risk Rating 2.0, flood premiums depend on the building, including first-floor height. A certificate showing your floor above the base flood elevation lets a buyer get a flood quote fast. If you have a FEMA map amendment letter from before 2022, include it too.

What flood disclosure must a Lakes of Estero seller give?

Section 689.302, Florida Statutes, as amended effective October 1, 2025, requires a residential seller to disclose, at or before contract, any flooding that damaged the home during the seller’s ownership, any flood insurance claims, and any assistance received for flood repairs. Florida sellers must also disclose known facts that materially affect value and are not readily observable. Complete it carefully with your agent.

How does roof age affect insurance for a Lakes of Estero buyer?

Most original Lakes of Estero roofs are about 21 years old. Insurers cannot refuse a policy solely for roof age under 15 years, but older roofs can be required to pass an inspection showing at least five years of useful life. Citizens requires a four-point inspection for homes more than 20 years old. A recent roof inspection or replacement keeps a buyer’s quote on schedule.

What wind mitigation discount can a Lakes of Estero home get?

Every Lakes of Estero home was permitted after March 1, 2002, when the first Florida Building Code took effect, so under the Department of Financial Services’ guide it is eligible for at least a 68 percent discount on the windstorm portion of the premium. More may be available for a hip roof, secondary water resistance and approved opening protection, proven by a current wind mitigation inspection.

Does being across from Estero High School help my home’s value?

For many family buyers it does. Estero High School, rated B for 2025-26 with a 96 percent graduation rate, is directly across River Ranch Road. Lee County assigns by choice zone and lottery, so the school is an option in the community’s South Zone 3, not a guaranteed assignment. Students within two miles of their school do not get district bus service.

Does River Ranch Road traffic affect Lakes of Estero values?

River Ranch Road is Estero High’s main drop-off route, and the Village documented speeding in May 2026. It approved raised crosswalks, including one at the Lakes of Estero entrance, and a turn lane at Williams Road, with design, permitting, bidding and construction still ahead. The effect is strongest on entrance-side homes; homes deep in the loop and on the cul-de-sacs hear little of it.

What is the vacant land in Lakes of Estero, and does it affect value?

It is a roughly 10-acre parcel, Tract E and part of Tract D, on the Williams Road side, still owned by Conidaris Development Company and valued on the roll at $615,049. It is zoned PUD, and we found no development application. Some buyers value the wooded outlook; others ask what might come. We disclose exactly what the record shows.

Can Lakes of Estero homes be rented, and does that affect value?

Yes, with limits. The 2004 Second Amendment requires written leases approved by the association, a tenant interview, a $100 or statutory approval fee, a six-month minimum and an optional escrow of up to $1,000 or one month’s rent. The 2020 rules bar renting out rooms. Those limits narrow the investor pool, so Lakes of Estero values rest on owner-occupant demand.

Does the Lakes of Estero HOA charge a capital contribution on resale?

The recorded Second Amendment sets a $250 working capital contribution paid only at the closing of an original sale by the Declarant, not on resales. We found no transfer fee or resale capital contribution in the recorded Declaration or its amendments. The association can adopt rules and budgets over time, so the estoppel certificate is where any current charge would appear.

What are the Lakes of Estero HOA dues?

The dues amount is not published in any public record we could reach. It is set by the association’s annual budget and stated exactly, for any specific home, on the estoppel certificate from FirstService Residential, the manager. Figures on listing websites are not tied to the budget, so we do not repeat them. There is no CDD and no master association.

What is an estoppel certificate and what does it cost?

It is the association’s written statement of everything owed on a specific home, required under section 720.30851, Florida Statutes. Florida caps the fee at $299 for a current account, plus up to $119 for delivery within three business days and up to $179 more if the account is delinquent. In Lee County the seller customarily pays it, and we order it early.

How long does it take to sell a Lakes of Estero home?

The median was 74 days on market for the seven MLS closings in the 12 months to September 5, 2026, with a range of 11 to 138 days. The 11-day sale closed at 96.6 percent of list; the 138-day sale closed 7.9 percent below list. In a thin market, the launch price decides which of those outcomes you get.

What sale-to-list ratio do Lakes of Estero homes get?

The average across the seven 12-month MLS closings was 97.39 percent, from 92.1 percent on the lowest sale to 102.0 percent on the highest ratio. Two homes sold above list. The ratio rewards accurate pricing more than aggressive pricing: the two deepest discounts belonged to the two lowest sales of the year.

When is the best time to sell in Lakes of Estero?

Southwest Florida buyer traffic peaks in season, roughly January to April, and Lakes of Estero’s family-sized homes also draw buyers who want to close before the school year. All seven 12-month MLS closings closed between February and July 2026. Listing so your home is live for that window usually matters more than any single month.

How much does it cost to sell a Lakes of Estero home?

The main Lee County seller costs are the deed documentary stamp tax at $0.70 per $100 of price, the owner’s title policy by local custom, the estoppel fee, prorated taxes and the brokerage fee you negotiate. At a $526,000 price the stamp tax alone is $3,682. Our seller closing costs guide walks through every line.

How do FHA loan limits affect Lakes of Estero buyers?

For 2026 the FHA one-unit loan limit in Lee County is $541,287, the national floor, while the conforming limit is $832,750. Many Lakes of Estero sales are near or above the FHA limit, so FHA buyers need a larger down payment at higher prices and many buyers here use conventional loans. We factor the likely buyer’s financing into the pricing.

Is a comparative market analysis the same as an appraisal?

No. A comparative market analysis is a licensee’s price opinion from comparable sales, prepared for a seller at no charge. An appraisal is a licensed appraiser’s opinion, usually ordered by the buyer’s lender. A Federal Housing Finance Agency working paper found that appraisals in its study confirmed or exceeded the contract price over 90 percent of the time, which is why the list price has to be right first.

How much does a McGreevy and Comisar valuation cost?

Nothing. The online valuation and the in-person CMA are both free, with no obligation to list. We tell you what we see, including when waiting or improving the roof would serve you better than listing now. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and a free, honest valuation is where every sale starts.

Can I get a Lakes of Estero valuation without listing my home?

Yes. Many owners ask for a valuation to plan a move, a refinance, an estate or portability, and never list. Your request stays confidential, and we do not market your home unless you ask us to. Use the Lakes of Estero valuation form or call Marc at (239) 287-5873.

Are Lakes of Estero home values going up or down?

The county record shows a large rise from 2020 to 2022, a 2024 high of $725,000, and 2026 sales from $414,000 to $658,600, a band slightly below the 2024 peak. With one to nine sales a year, the direction in any single year is not statistically reliable. We price on the individual comparable sales, not on a trend line.

How do Lakes of Estero values compare with Estero Place?

On the Property Appraiser’s last-sale layer, recent Lakes of Estero sales ran $414,000 to $658,600 at a $527,500 median, while Estero Place, about half a mile north and built after its 2014 plat, ran $533,000 to $814,000 at a $694,000 median. Lakes of Estero wins on lake lots and price per home; Estero Place wins on age.

Who is the best agent to value a Lakes of Estero home?

Ask any agent to name the last five Lakes of Estero sales and explain the price differences, to explain county versus MLS square footage, and to describe a plan against D.R. Horton’s new homes. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we built this page from the public record so you can check our work.

Downloadable Documents

These are the official public documents behind a Lakes of Estero valuation, each linked to the agency that publishes it. The association’s budget, dues and estoppel certificate are not public; they come from FirstService Residential.

Sources and Authoritative References

Every fact on this Lakes of Estero valuation page comes from a primary public record, a government agency or statute, the builder’s own published pages, or the Southwest Florida MLS. No competing brokerage or listing portal is cited. Sources were retrieved in September 2026.

1. Parcel fabric layer, Lakes of Estero parcels, Lee County Property Appraiser. https://gissvr.leepa.org/gissvr/rest/services/ParcelsWFS/MapServer/0
2. Subdivision layer, Lakes of Estero, 50.14 acres, Lee County Property Appraiser. https://gissvr.leepa.org/gissvr/rest/services/ParcelDetails/MapServer/33
3. Just value layer, Lee County Property Appraiser. https://gissvr.leepa.org/gissvr/rest/services/ParcelInfo/MapServer/12
4. Last qualified sale layer, Lee County Property Appraiser. https://gissvr.leepa.org/gissvr/rest/services/ParcelInfo/MapServer/10
5. Comparable sales layer, Lee County Property Appraiser. https://gissvr.leepa.org/gissvr/rest/services/ParcelInfo/MapServer/23
6. Hazards layer: wind design speed and debris region, Lee County Property Appraiser. https://gissvr.leepa.org/gissvr/rest/services/HazardsFloodZones/MapServer
7. Parcel display with permits and sales, Lot 20, Lee County Property Appraiser. https://www.leepa.org/Display/DisplayParcel.aspx?FolioID=10474641&PermitDetails=True&SalesDetails=True
8. 2025 TRIM notice, Lot 33, Lee County Property Appraiser. https://www.leepa.org/Display/DisplayTrim.aspx?FolioID=10474654&TaxYear=2025
9. Tax estimator, Lee County Property Appraiser. https://www.leepa.org/taxestimator/default.aspx?folioId=10474654
10. Sale data files index, Lee County Property Appraiser. https://www.leepa.org/Roll/SDFTxt.aspx
11. 2025 sale data file, Lee County Property Appraiser. https://www.leepa.org/TaxRoll/sdftxt/SDF2025Final.TXT
12. 2024 sale data file, Lee County Property Appraiser. https://www.leepa.org/TaxRoll/sdftxt/SDF2024Final.TXT
13. Sale data file field layout, Lee County Property Appraiser. https://www.leepa.org/TaxRoll/sdftxt/Sale%20Data%20File%20Fields%20Layout.PDF
14. 2025 Taxing District Millage Book, Lee County Property Appraiser. https://www.leepa.org/TaxRoll/Millage%20Books/2025%20Taxing%20District%20Millage%20Book.pdf
15. 2026 Preliminary Millage Book, Lee County Property Appraiser. https://www.leepa.org/TaxRoll/Millage%20Books/2026%20Taxing%20District%20Millage%20Book%20Prelim.pdf
16. Portability, Lee County Property Appraiser. https://www.leepa.org/Exemption/Portability.aspx
17. Save Our Homes after a sale, Lee County Property Appraiser. https://www.leepa.org/Changes/Amendment10.aspx
18. Exemption overview, Lee County Property Appraiser. https://www.leepa.org/exemption/generalexemptioninfo.aspx
19. Value Adjustment Board appeals, Lee County Property Appraiser. https://www.leepa.org/Appeal/VAB.aspx
20. 2026 preliminary NAL tax roll, Lee County, Florida Department of Revenue. https://floridarevenue.com/property/dataportal/Documents/PTO%20Data%20Portal/Tax%20Roll%20Data%20Files/NAL/2026P/Lee%2046%20Preliminary%20NAL%202026.zip
21. 2026 preliminary sale data file, Lee County, Florida Department of Revenue. https://floridarevenue.com/property/dataportal/Documents/PTO%20Data%20Portal/Tax%20Roll%20Data%20Files/SDF/2026P/Lee%2046%20Preliminary%20SDF%202026.zip
22. 2026 NAL, SDF and NAP users guide, sale qualification codes, Florida Department of Revenue. https://floridarevenue.com/property/dataportal/Documents/PTO%20Data%20Portal/User%20Guides/2026%20Users%20guide%20and%20quick%20reference/2026_NAL_SDF_NAP_Users_Guide.pdf
23. Save Our Homes assessment limitation, 2026 cap, Florida Department of Revenue. https://floridarevenue.com/property/Documents/SaveOurHomes.pdf
24. Property tax information for taxpayers, Florida Department of Revenue. https://floridarevenue.com/property/Pages/Taxpayers.aspx
25. Documentary stamp tax, Florida Department of Revenue. https://floridarevenue.com/taxes/taxesfees/Pages/doc_stamp.aspx
26. Declaration of Covenants, OR Book 3632, Page 4366, Lee County Clerk of Court. https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByCFN/?cfn=5430343&direct=1
27. Addendum #1, OR Book 4078, Page 2797, Lee County Clerk of Court. https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByCFN/?cfn=5991997&direct=1
28. Second Amendment by D.R. Horton, Inc. as Declarant, OR Book 4232, Page 1633, Lee County Clerk of Court. https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByCFN/?cfn=6190799&direct=1
29. Lakes of Estero plat, Plat Book 72, Page 78, Lee County Clerk of Court. https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByCFN/?cfn=5638176&direct=1
30. Certificate of Amendment to the Rules and Regulations, instrument 2020000167694, Lee County Clerk of Court. https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByCFN/?cfn=2020000167694&direct=1
31. D.R. Horton purchase of Lots 83 to 87, instrument 2026000012644, Lee County Clerk of Court. https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByCFN/?cfn=2026000012644&direct=1
32. July 2026 sale on Silvercreek Court, instrument 2026000194243, Lee County Clerk of Court. https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByCFN/?cfn=2026000194243&direct=1
33. July 2026 sale on Rainbow Lake Court, instrument 2026000216697, Lee County Clerk of Court. https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByCFN/?cfn=2026000216697&direct=1
34. August 2024 sale on Silvercreek Court, instrument 2024000242871, Lee County Clerk of Court. https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByCFN/?cfn=2024000242871&direct=1
35. Official Records search, Lee County Clerk of Court. https://or.leeclerk.org/LandMarkWeb/
36. 2025 property tax bill, Lot 33, Lee County Tax Collector. https://lee.county-taxes.com/public/real_estate/parcels/34-46-25-E3-10000.0330
37. Florida’s property tax system, Lee County Tax Collector. https://leetc.com/floridas-property-tax-system/
38. Lee County building permit RES2005-05413, D.R. Horton. https://aca-prod.accela.com/LEECO/Cap/GlobalSearchResults.aspx?QueryText=RES2005-05413
39. Lee County building permit RES2004-07725, Continental Homes of Florida. https://aca-prod.accela.com/LEECO/Cap/GlobalSearchResults.aspx?QueryText=RES2004-07725
40. FEMA map changes 2026 to 2027, Letter of Final Determination, Lee County. https://www.leegov.com/dcd/flood/floodways/femamapchanges2026
41. FEMA map changes effective November 17, 2022, Lee County. https://www.leegov.com/dcd/flood/floodways/femamapchanges
42. The Lakes of Estero Homeowners Association, Inc., N02000001197, Florida Division of Corporations. https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=LAKESESTEROHOMEOWNERSASSOCIATI%20N020000011970&aggregateId=domnp-n02000001197-0f69fccd-c056-47f9-b847-e7a876bdcaa0&searchTerm=LAKES%20OF%20ESTERO&listNameOrder=LAKESESTEROHOMEOWNERSASSOCIATI%20N020000011970
43. HOA Articles of Incorporation, 2002, Florida Division of Corporations. https://search.sunbiz.org/Inquiry/CorporationSearch/ConvertTiffToPDF?storagePath=COR%5C2002%5C0408%5C80914378.tif&documentNumber=N02000001197
44. HOA 2026 Annual Report, Florida Division of Corporations. https://search.sunbiz.org/Inquiry/CorporationSearch/GetDocument?aggregateId=domnp-n02000001197-0f69fccd-c056-47f9-b847-e7a876bdcaa0&transactionId=n02000001197-a6552f47-2e9b-412d-9c93-ae82770deb98&formatType=PDF
45. Conidaris Development Company, P01000082841, Florida Division of Corporations. https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=CONIDARISDEVELOPMENT%20P010000828410&aggregateId=domp-p01000082841-c2769916-753b-4540-b136-361b60383172
46. Lakes of Estero community page, D.R. Horton. https://www.drhorton.com/florida/southwest-florida/fort-myers/lakes-of-estero
47. 9936 Springlake Circle listing, D.R. Horton. https://www.drhorton.com/florida/southwest-florida/fort-myers/lakes-of-estero/qmis/9936-springlake-cir
48. Coral floor plan, D.R. Horton. https://www.drhorton.com/florida/southwest-florida/fort-myers/lakes-of-estero/floor-plans/2596
49. Lakes of Estero standard features, D.R. Horton. https://www05.drhorton.com/website/swflorida/Lakes_of_Estero_Standard_Features.pdf
50. D.R. Horton fiscal 1998 Form 10-K, acquisition of Continental Homes, U.S. Securities and Exchange Commission. https://www.sec.gov/Archives/edgar/data/882184/000088218498000063/0000882184-98-000063.txt
51. Resale and lender documents, FirstService Residential. https://www.fsresidential.com/florida/resale-and-lender-documents
52. Quality Control Standards for Automated Valuation Models, final rule, Federal Register. https://www.federalregister.gov/documents/2024/08/07/2024-16197/quality-control-standards-for-automated-valuation-models
53. Automated valuation model rule summary, Consumer Financial Protection Bureau. https://www.consumerfinance.gov/rules-policy/final-rules/quality-control-standards-for-automated-valuation-models/
54. OCC Bulletin 2024-17, automated valuation models, Office of the Comptroller of the Currency. https://www.occ.gov/news-issuances/bulletins/2024/bulletin-2024-17.html
55. Automated valuation model final rule, Federal Housing Finance Agency. https://www.fhfa.gov/regulation/federal-register/final-rule/quality-control-standards-for-automated-valuation-models
56. Racial Disparities in Automated Valuation Models, Cityscape 26(1), HUD Office of Policy Development and Research. https://www.huduser.gov/portal/periodicals/cityscape/vol26num1/ch15.pdf
57. Working Paper 18-03, Appraisal Accuracy and Automated Valuation Models in Rural Areas, Federal Housing Finance Agency. https://www.fhfa.gov/research/papers/wp1803
58. Selling Guide B4-1.4-10, Value Acceptance, Fannie Mae. https://selling-guide.fanniemae.com/sel/b4-1.4-10/value-acceptance-appraisal-waiver
59. National Flood Hazard Layer, FEMA. https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer
60. FEMA Map Service Center. https://msc.fema.gov/portal/advanceSearch
61. Community Rating System eligible communities, effective April 1, 2026, FEMA. https://www.fema.gov/sites/default/files/documents/fema_crs_eligible-communities_042026.pdf
62. Community Status Book, Florida, FEMA. https://fema.gov/cis/FL.pdf
63. Understanding Risk Rating 2.0 fact sheet, FEMA National Flood Insurance Program. https://agents.floodsmart.gov/sites/default/files/media/document/2025-08/fema-understanding-risk-rating-2.0-fact-sheet-2025.pdf
64. OpenFEMA flood insurance claims data, FEMA. https://www.fema.gov/api/open/v2/FimaNfipClaims
65. Elevation point query service, 3D Elevation Program, USGS. https://epqs.nationalmap.gov/v1/json
66. National Hurricane Center report on Hurricane Ian, NOAA. https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf
67. Community Rating System, Village of Estero. https://estero-fl.gov/community-rating-system/
68. Hurricane Ian update, Village of Estero. https://estero-fl.gov/hurricane-ian-has-left-many-suffering-in-southwest-florida-including-some-of-our-estero-neighbors/
69. Council summary, May 6, 2026: River Ranch Road, Village of Estero. https://estero-fl.gov/river-ranch-road-and-estero-sportspark-among-topics-addressed-by-council-on-may-6-2026/
70. River Ranch Road traffic calming agenda item, May 6, 2026, Village of Estero. https://play.champds.com/ATT/esterofl/2026-05/af21317f5a0ea0f45af26b0f9af45a99c5e7e766.pdf
71. Adopted FY 2026-27 budget and millage, Village of Estero. https://estero-fl.gov/council-adopted-fy-26-27-budget-and-lowest-tax-rate-in-the-state-on-september-23/
72. Village of Estero flood brochure, Village of Estero. https://estero-fl.gov/wp-content/uploads/library-ada/Flood%20Page/Final%20Flood%20Brochure%204-13-2021.pdf
73. Building and zoning, Village of Estero. https://estero-fl.gov/departments-services/building-zoning/
74. Student Enrollment Plan 2026-27, School District of Lee County. https://www.leeschools.net/common/pages/GetFile.ashx?key=c5aKDQZk
75. Transportation optimization and choice zones, School District of Lee County. https://www.leeschools.net/support/transportation_optimization
76. School grades, Florida Department of Education. https://www.fldoe.org/accountability/accountability-reporting/school-grades/
77. Premium Discounts for Hurricane Loss Mitigation, Florida Department of Financial Services. https://www.myfloridacfo.com/docs-sf/consumer-services-libraries/consumerservices-documents/understanding-coverage/consumer-guides/premium-discounts-for-hurricane-loss-mitigation.pdf
78. Property insurance changes, Florida Department of Financial Services. https://myfloridacfo.com/division/ica/propertyinsurancechanges
79. Uniform Mitigation Verification Inspection Form, Florida Office of Insurance Regulation. https://floir.com/docs-sf/default-source/property-and-casualty/oir-b1-1802.pdf
80. Inspections, four-point and roof requirements, Citizens Property Insurance Corporation. https://www.citizensfla.com/inspections
81. 2026 multiperil rates, Citizens Property Insurance Corporation. https://www.citizensfla.com/-/20260304-citizens-2026-multiperil-rates-to-drop-statewide
82. Flood insurance requirement schedule, Citizens Property Insurance Corporation. https://www.citizensfla.com/-/flood-insurance-coverage-rules-kick-in-for-citizens
83. Citizens policy count, August 2026, Insurance Journal. https://www.insurancejournal.com/news/southeast/2026/09/23/886558.htm
84. My Safe Florida Home program. https://mysafeflhome.com/
85. Section 215.5586, My Safe Florida Home eligibility, Florida Statutes. https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0200-0299/0215/Sections/0215.5586.html
86. Section 627.7011, roof age, Florida Statutes, Florida Senate. https://www.flsenate.gov/laws/statutes/2022/627.7011
87. Section 627.711, wind mitigation discount notice, Florida Statutes. https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0627/Sections/0627.711.html
88. SB 808 (2026), Florida Senate. https://flsenate.gov/Session/Bill/2026/808
89. Section 193.155, Save Our Homes and portability, Florida Statutes. https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0100-0199/0193/Sections/0193.155.html
90. Section 196.031, homestead exemption, Florida Statutes. https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0100-0199/0196/Sections/0196.031.html
91. Section 689.261, property tax disclosure summary, Florida Statutes. https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0689/Sections/0689.261.html
92. Section 689.302, flood disclosure, Florida Statutes, Florida Senate. https://www.flsenate.gov/Laws/Statutes/2025/689.302
93. Section 720.401, HOA disclosure summary, Florida Statutes. https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.401.html
94. Section 720.30851, HOA estoppel certificates, Florida Statutes. https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799%2F0720%2FSections%2F0720.30851.html
95. Chapter 720, homeowners’ associations, Florida Statutes, Florida Senate. https://www.flsenate.gov/Laws/Statutes/2025/Chapter720/All
96. Section 201.02, documentary stamp tax on deeds, Florida Statutes. https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0200-0299%2F0201%2FSections%2F0201.02.html
97. Rule 69O-186.003, title insurance rates, Florida Administrative Code. https://www.flrules.org/gateway/RuleNo.asp?title=Title%20Insurance%20Rules&ID=69O-186.003
98. 2024 HB 979 staff analysis, estoppel fee caps, Florida Senate. https://www.flsenate.gov/Session/Bill/2024/979/Analyses/h0979b.JDC.PDF
99. CS/HJR 1-F (2026), property tax constitutional amendment, Florida Senate. https://www.flsenate.gov/Session/Bill/2026F/1F
100. CS/HJR 1-F House staff analysis, Florida Senate. https://flsenate.gov/Session/Bill/2026F/1F/Analyses/h0001z.SAC.PDF
101. Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), seller’s duty to disclose, Justia. https://law.justia.com/cases/florida/supreme-court/1985/65330-0.html
102. FHA 2026 loan limit announcement, U.S. Department of Housing and Urban Development. https://www.hud.gov/news/hud-no-25-145
103. FHA 2026 areas above floor and below ceiling, U.S. Department of Housing and Urban Development. https://www.hud.gov/sites/dfiles/SFH/documents/FHA-2026-Areas-Above-Floor-and-Below-Ceiling.pdf
104. 2026 conforming loan limits, Federal Housing Finance Agency. https://www.fhfa.gov/news/news-release/fhfa-announces-conforming-loan-limit-values-for-2026
105. What the NAR settlement means for home buyers and sellers, National Association of REALTORS. https://www.nar.realtor/the-facts/what-the-nar-settlement-means-for-home-buyers-and-sellers
106. NAR settlement FAQs, National Association of REALTORS. https://www.nar.realtor/the-facts/nar-settlement-faqs
107. Florida market reports, city and ZIP statistics for members, Florida Realtors. https://www.floridarealtors.org/tools-research/reports/florida-market-reports
108. Florida expands flood disclosures, Florida Realtors. https://www.floridarealtors.org/news-media/news-articles/2025/09/florida-expands-flood-disclosures
109. Lakes of Estero community guide, McGreevy and Comisar. https://mcgreevyandcomisar.com/neighborhoods/lakes-of-estero
110. Estero home valuation, McGreevy and Comisar. https://mcgreevyandcomisar.com/home-valuation-estero

Closed sales, list prices, days on market and living areas: Southwest Florida MLS, development “Lakes of Estero,” closed sales for the 365 days to September 5, 2026. The MLS is a members-only system and is not linked.

Your Local Real Estate Experts

McGreevy and Comisar are a top-reviewed Lakes of Estero realtor team, and Lakes of Estero sits inside the Estero market we have worked for more than twenty years; Jesse McGreevy has lived in Estero for more than twenty years, and Marc Comisar leads our buyer side.

In the last 12 months we tracked every Lakes of Estero closing, every recorded sale and every D.R. Horton listing on Springlake Circle, and that record is what we bring to your valuation. Top 1% Real Estate Agents Nationally Since 2008. Read more about McGreevy and Comisar, see the full Lakes of Estero community guide, or, if you are also buying, read our Lakes of Estero buyer guide and how we represent buyers.

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

Get your number: request your free Lakes of Estero home valuation, or call Jesse direct at (239) 898-6072. Ready to list? Start with our plan for selling a Lakes of Estero home. Comparing other Estero neighborhoods? See our seller pages for Grandezza and The Vines, our guide to buying a home in Estero, and our breakdown of Estero HOA and CDD fees.

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com. To see current Lakes of Estero listings on our team site, visit the Lakes of Estero homes for sale page.

Contact

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

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Florida license numbers: Jesse McGreevy, SL3101296. Marc Comisar, BK3060671.

A valuation is a broker’s price opinion, not an appraisal. Tax, legal and insurance information here is general information, not advice. Market data from Southwest Florida MLS, pulled September 5, 2026, and Lee County Property Appraiser and Florida Department of Revenue recorded sales through July 2026. McGreevy and Comisar, 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, (239) 898-6072. Brokered by Domain Realty.