Estero, Florida
Find out what your Oaks of Estero home is worth. We value each of the 23 homes lot by lot from every recorded resale and the two 2026 sales at $755,000 and $835,000. Free, no obligation. Call Jesse at (239) 898-6072 today.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated October 2026.
Oaks of Estero homes have resold for $575,000 to $950,000 since 2019, and the two 2026 sales closed at $755,000 and $835,000, 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 Oaks of Estero 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.
The Oaks of Estero seller guide covers pricing, marketing, costs and the law of a sale. This valuation page covers the value itself, and the Oaks of Estero 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 an Oaks of Estero home because we price each of the 23 homes against the recorded resales of its own plan, 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 Oaks of Estero market record (12 months to October 21, 2026): 2 closed sales in the Southwest Florida MLS, at $755,000 and $835,000 · a $795,000 median · $318 median price per square foot · a median 84 days on market · 96.4% of list price · 0 active listings and 1 home under contract on October 21, 2026. The Lee County record shows the same 2 sales and 31 in all since 2016 [Source: Oaks of Estero community guide].
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Oaks of Estero is checkable: we have read the cost card for every lot and every recorded sale, and we bring that record to your valuation.
Selling in Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Oaks of Estero 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 23-home gated street.
Oaks of Estero owners can use the links below to jump straight to comparables, trends, the tax roll, the Corkscrew Estates comparison, net proceeds or the valuation FAQ. The guide runs in the order most owners decide: what the home is worth, how we get there, then costs, timing and next steps.
An Oaks of Estero home is worth what comparable homes on this 23-home street have actually sold for, and the two most recent sales closed at $755,000 for 2,557 heated square feet on April 13, 2026 and $835,000 for 2,452 heated square feet on July 10, 2026. Your number depends on plan, lot and condition.
Data updated: October 2026
For a home in the 2,452 to 2,557 square foot range, the recorded 2026 evidence brackets $755,000 to $835,000, or $295 to $341 per heated square foot. Larger plans, lake lots and updated homes can sit above that; homes with deferred maintenance can sit below. A written valuation places your address inside the range with reasons.
Because there is no meaningful one. The MLS holds 2 closings in 12 months, 3 in 36 and 4 in 60, and the median of two is just their midpoint, $795,000. A median of two homes of different sizes tells you nothing about a third. We publish the sales themselves and adjust from the nearest one.
No. A valuation from a real estate team is a comparative market analysis, an opinion of value from recorded sales. A licensed appraiser writes an appraisal for a lender, and in a market this thin we hand the appraiser the same recorded sales so the two documents agree.
Your address, the year you bought, any improvements since (pool resurfacing, roof, windows, kitchen, flooring), and your timeline. The county's cost card already tells us the plan, heated area, construction and pool. Everything else is a conversation with Jesse at (239) 898-6072.
Selling in Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
An Oaks of Estero home is valued by matching its heated square footage to the nearest recorded resale, adjusting for lake position, pool and condition, and cross-checking against the two 2026 MLS closings and the competing communities. We start from the Lee County record because it captures every recorded sale in a market this small.
The Lee County Property Appraiser's cost card gives the year built, heated area, construction, pool, stories and lot size. Heated area runs 2,452 to 3,417 square feet, all 23 homes are concrete block with concrete tile roofs, and every home has a private pool.
Five homes are recorded at 2,557 square feet, about eleven near 2,698, two at 2,895, two at 2,452 and three at 3,417. We match your plan to the closest recorded resale and the direction it moved: the 2,557 homes sold at $900,000 in 2022 and $755,000 in 2026.
Ten homes, Lots 14 through 23, front the 1.54-acre lake and 13 face buffers and relocated oaks. We test lake position against the record instead of adding a fixed amount, because Neal's first sales did not consistently carry a lake premium.
Pool and lanai condition, roof, impact glass or shutters, air conditioning age and kitchen finishes move a buyer's offer. The county records impact glass on 19 of 23 homes, so a home without it is measured against a common feature.
We look at what competes: Estero Place at a $697,000 median from 12 closings in the same pull, Corkscrew Estates above it, and the fee, flood and insurance story each carries. Then we give you a range, a most likely price and the reasons.
A price means little until you see what you keep. We put the number through the fee stack, the doc stamps and title premium, and the property tax proration, so you know your net before deciding whether to list.
Few homes come up for sale in Oaks of Estero, and the next owner who sells should call us first. If you own one of the 23 homes, request a free Oaks of Estero home valuation or call Jesse direct at (239) 898-6072. Read our guide to selling a home in Estero for the village picture. Buying instead? Call Marc at (239) 287-5873 and read our guide to buying a home in Estero.
Oaks of Estero valuations use the eight recorded resales since November 2019, from $575,000 to $950,000, because with 23 homes each one is a comparable. The table gives each sale's price per heated square foot on the Property Appraiser's living area, and the two MLS closings of 2026 are the newest anchors.
Data updated: October 2026
The Lee County Property Appraiser cost cards for folios 10571288 to 10571310 (pulled September 24, 2026) list these qualified, arm's-length resales of improved property.
Closing date | Address | Heated sq ft | Price | Price per heated sq ft | Prior recorded sale |
|---|---|---|---|---|---|
Nov 27, 2019 | 21551 Oaks of Estero Cir | 2,557 | $575,000 | $225 | $590,000, Mar 2018 (builder) |
Sep 15, 2020 | 21514 Oaks of Estero Cir | 2,698 | $630,000 | $234 | $619,500, Sep 2018 (builder) |
Nov 20, 2020 | 21531 Oaks of Estero Cir | 2,895 | $660,000 | $228 | $558,000, Nov 2016 (developer) |
Apr 14, 2021 | 21551 Oaks of Estero Cir | 2,557 | $640,000 | $250 | $575,000, Nov 2019 |
Dec 29, 2022 | 21555 Oaks of Estero Cir | 2,557 | $900,000 | $352 | $599,900, May 2019 (builder) |
Oct 6, 2023 | 21539 Oaks of Estero Cir | 2,452 | $950,000 | $387 | $558,212, Jul 2018 (builder) |
Apr 13, 2026 | 21555 Oaks of Estero Cir | 2,557 | $755,000 | $295 | $900,000, Dec 2022 |
Jul 10, 2026 | 21539 Oaks of Estero Cir | 2,452 | $835,000 | $341 | $950,000, Oct 2023 |
The Southwest Florida MLS (Matrix, October 21, 2026) shows the same two 2026 sales with days on market: July 10, 2026, listed at $850,000, sold at $835,000, 0 days; April 13, 2026, listed at $799,000, sold at $755,000, 168 days. The 12-month MLS median is $795,000 at $317.90 per square foot and 96.4 percent of list.
The 2,452 square foot home at 21539 sold at $387 per foot in 2023 and $341 in 2026. The 2,557 square foot homes sold at $225 and $250 per foot in 2019 and 2021 and $352 and $295 in 2022 and 2026. Only one 2,698 and one 2,895 resale exist, and no 3,417 square foot home has resold.
The newest one that matches your size. For 2,452 to 2,557 square feet, that is the $835,000 and $755,000 pair. For 2,698, the September 2020 sale is the only recorded resale, and it is six years old, so we lean on the 2,557 evidence and adjust for size. We say so in the valuation instead of hiding the gap.
Pre-2022 sales predate the run-up and the correction, so we use them for direction, not level. Sales between related parties or with unusual concessions are not in the county's qualified set. And a sale of a neighboring plan is an adjustment, not a match.
Selling in Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Oaks of Estero values rose from a first-sale median of $609,825 in 2016 to 2019 to resales of $900,000 and $950,000 at the 2022 to 2023 peak, then fell back to $755,000 and $835,000 in 2026. The county records 31 qualified sales since August 2016, and none in 2024 or 2025.
Data updated: October 2026
Counts are qualified sales in the Lee County record, first sales from the developer or builder plus resales.
Year | Recorded sales | Price range |
|---|---|---|
2016 | 8 | $511,325 to $721,819 |
2017 | 2 | $582,752 to $673,503 |
2018 | 8 | $558,212 to $629,494 |
2019 | 6 | $575,000 to $673,197 |
2020 | 2 | $630,000 to $660,000 |
2021 | 1 | $640,000 |
2022 | 1 | $900,000 |
2023 | 1 | $950,000 |
2024 | 0 | none recorded |
2025 | 0 | none recorded |
2026 to date | 2 | $755,000 to $835,000 |
The 23 first sales closed between August 24, 2016 and October 2, 2019 at $511,325 to $721,819, a median of $609,825 and about $222 per heated square foot. Neal advertised the community from the $400s in November 2015 and listed base prices of $425,990 to $518,990 in June 2017, before lot premiums, pools and options.
Only two sales closed from 2022 through 2025, and they sit at the top of the range: $900,000 in December 2022 and $950,000 in October 2023. Then 2024 and 2025 passed with none. The 2026 pair, at $755,000 and $835,000, are both below those peak sales and well above every 2016 to 2021 sale.
Two homes resold below their earlier sale, 16.1 and 12.1 percent lower. That is two pairs, not a trend line. It matches the broader Estero picture of flat to soft prices since the 2022 run-up, but a scarce street can move on one good listing. We report what the record shows and do not forecast.
The county's classifier splits the 31 qualified sales into 22 builder-direct first sales, with a $604,862 median and a $511,325 to $721,819 range, and 9 resales, with a $660,000 median and a $575,000 to $950,000 range. One of the nine is a December 2018 first sale of a 2015 home, so by lot we count 23 first sales and 8 true resales. No builder sale has closed since October 2, 2019.
The two 2026 resales closed 26 and 50 percent above the $599,900 and $558,212 that their first owners paid. That gain is what many owners are sitting on, before improvements and costs of sale.
Selling in Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Oaks of Estero homes have resold at $225 to $387 per heated square foot, with the two 2026 sales at $295 and $341. The first buyers paid about $222 per foot on average, so the community's price per square foot has risen roughly 33 to 54 percent since it was built.
Data updated: October 2026
Heated area from the county's cost card, because the MLS and the county sometimes differ by a few square feet. The MLS lists 2,452 and 2,557 for the 2026 sales, and the county records the same figures. Use one source consistently, and remember that price per foot alone can mislead across sizes.
The 12-month and 36-month MLS medians are both $317.90 and the 60-month median is $346.26. Those use two, two and four closings, so treat them as a range around $318 to $346 per foot instead of a precise figure.
Buyers pay less for each added foot because fixed items, the lot, the pool and the gate, spread across more area. We adjust for that: a 2,895 or 3,417 square foot home would not be valued by multiplying a 2,452 foot price.
Estero Place's same-pull MLS median is $315 per square foot from 12 closings, nearly identical to Oaks of Estero's $318. Its median home is smaller, 2,286 heated square feet against 2,698 here. The two Neal communities, 0.4 miles apart, price alike per foot and differ in total dollars.
Selling in Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
The Lee County Property Appraiser's value for an Oaks of Estero home differs from its market value because the tax roll is a mass-appraisal figure set as of January 1, capped by Save Our Homes for homesteaded owners, and coded differently for lake and non-lake lots. Recorded sales, not the roll, set a list price.
Data updated: October 2026
The Property Appraiser's 2026 working values put the 13 non-lake homes at about $815,000 to $960,000 and the ten lake lots at about $550,000 to $695,000, roughly a third lower. The 2025 bill on one home showed an assessed value of $836,983.
We could not find the reason in the Appraiser's published notes. The cost cards show the same market values for 2025, and the cost-approach values of lake and non-lake homes are within a few thousand dollars, so the difference sits entirely in the sales-approach value. We do not treat it as a market signal.
Ask the Lee County Property Appraiser directly before the petition deadline on your TRIM notice. The Appraiser's TRIM display for folio 10571310 is one of the public records we read. If the number looks wrong to you, it is your right to question it, and it does not change what a buyer will pay.
No. Homesteaded owners' assessments are capped at 2.7 percent growth for 2026, and 18 of the 23 homes carry a homestead exemption, so their assessments run below market. A buyer's assessment resets after purchase, which is why a new owner's tax bill is higher than the seller's.
Selling in Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
An online estimate such as the Zestimate misses on Oaks of Estero homes because its model needs many nearby sales to work, and this street has had two closings in 12 months. With almost nothing to learn from, it borrows from Estero Place or the wider village, where homes are smaller and priced differently.
The Southwest Florida MLS shows 2 closings in 12 months and 4 in 60 months on the street. The county record adds first sales, but they date to 2016 to 2019. A model built for large subdivisions has too few recent points to price a 23-home enclave with lake and non-lake lots.
The plan-by-plan differences, the lake position, the pool and lanai condition, the flood elevation, the association's fee level, and whether a home was updated. It also cannot read the estoppel or an elevation certificate. A person who has read those documents can.
As a starting point at most. If the number is far from the recorded 2026 sales, the sales win. We do not cite a portal's figure in a valuation, and we show our own with recorded sales behind it.
Yes. Send us the figure you saw and your address, and Jesse will tell you which sales it likely leans on and where it goes wrong. Call (239) 898-6072.
Selling in Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Seven things change the value of an Oaks of Estero home from the nearest recorded sale: heated area, lake or non-lake position, pool and lanai condition, roof and opening protection, flood elevation, updates and systems, and the timing of the sale. We measure each against the record instead of adding a fixed dollar amount.
Size moves value more than anything else. The county's heated area runs 2,452 to 3,417 square feet, and the recorded resales sit between 2,452 and 2,895. A two-story 3,417 square foot home has no resale yet, so its valuation leans on the per-foot evidence and a lower rate for size.
Ten lots front the 1.54-acre lake. Buyers who prize the view may pay more, and the assessed values run the other way, so we test it against your comparable. If your sale would be the first lake resale, we say so in the valuation.
Every home has a pool, so a pool adds nothing over the neighbors but a bad one subtracts. Resurfacing, equipment age, the screen enclosure and any outdoor kitchen change what a buyer offers.
The county records impact glass on 19 of 23 homes, panel shutters only on 2 and none on 2. A home with impact glass and a recent wind mitigation report reads better to a buyer's insurer. A roof of 2015 to 2019 vintage is not yet near a replacement cycle.
All homes map in Zone AH. A home with an elevation certificate showing a floor well above the 15.5-foot working level, such as the 17.6 and 18.6 feet on the two posted certificates, gives buyers and lenders comfort. It can also support a Letter of Map Amendment, which changes the buyer's insurance conversation.
Kitchen, flooring, air conditioning age, water heater and paint. Buyers of a 2015 to 2019 home expect good condition, so updates matter mostly when they fix a weakness.
Both 2026 sales closed within a few months of each other in April and July, and the two peak-era sales closed in December 2022 and October 2023. Timing matters, but it is the hardest adjustment to measure with two data points a year.
Selling in Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
The Zone AH flood map affects the value of an Oaks of Estero home through the buyer's cost of flood insurance and the lender's flood requirement, not through any recorded price gap, because every home here maps in Zone AH and no comparable sale sits in a different zone. All 23 lots are on FEMA panel 12071C0591H.
Data updated: October 2026
FEMA's effective map of November 17, 2022 places all 23 lots in Zone AH, a shallow-flooding Special Flood Hazard Area. Lenders require flood insurance on federally backed mortgages. FEMA's 2015 letter removing the lots did not carry onto the current maps, and the next scheduled revision, March 2, 2027, does not include this panel.
We cannot isolate it. Every recorded sale is a Zone AH sale, so the discount, if any, is already in the numbers. What we can measure is the buyer's insurance cost, which varies by home and carrier and is best confirmed by a quote.
A new Letter of Map Amendment, based on an elevation certificate showing the lowest floor above the base flood elevation, could change an individual home's insurance rating. The Village posts elevation certificates for 21559 and 21535 Oaks of Estero Circle at 17.6 and 18.6 feet, and the Village Floodplain Coordinator at (239) 221-5036 issues official base flood elevations.
The Village of Estero is a Community Rating System Class 6 community, which takes 20 percent off National Flood Insurance Program premiums. FEMA confirmed on November 21, 2024 that the Village keeps the rating and the discount.
Selling in Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Fees and taxes change what a buyer will pay for an Oaks of Estero home because the buyer underwrites the association dues, the property tax and insurance every month. MLS listings report dues of about $1,388 to $1,456 a quarter, the 2026 tax rate is 12.9712 mills with no CDD, and the Village rate is the lowest in Florida.
Data updated: October 2026
Not published in any public record we found. MLS listings reported about $1,388 to $1,456 a quarter, or roughly $5,550 to $5,825 a year, on Oaks of Estero listings from 2024 through 2026. The estoppel certificate is the authority, and we order it early.
The 2025 bill for one home, Lot 10, showed 13.0214 mills and a $366.39 solid waste charge, for $11,888.70 on an assessed value of $836,983. There is no CDD, no club and no recreation assessment.
0.7300 mills for fiscal 2026 to 2027, unchanged, described by the Village as the lowest municipal rate in Florida. On an $800,000 taxable value the Village's share is about $584 a year.
They compare the carrying cost with Estero Place, where the HOA runs about $1,050 a quarter on our Estero Place guide, and with Corkscrew Estates, where dues are Board-set and the market-reported figure is about $398 a month. A community without a CDD or a club fee is a selling point, and we quote it with the document behind it.
Selling in Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Oaks of Estero homes value at a $795,000 MLS median from 2 closings while Corkscrew Estates homes value far higher, at a $1,574,500 median from 6 closings in 12 months, because the two communities sell different products: a 23-home Neal Communities street and a 59-home Pulte enclave on near-acre lots.
Data updated: October 2026
Decision point | Oaks of Estero | Corkscrew Estates |
|---|---|---|
Homes | 23 single-family pool homes | 59 single-family estate homes |
Builder and era | Neal Communities, built 2015 to 2019 | Pulte, built 2021 through 2024 |
Lot size | About 0.22 to 0.33 acres | 0.77 to 0.92 acre |
Living area | 2,452 to 3,417 sq ft, median 2,698 | 2,524 to 5,767 sq ft, average about 4,057 |
MLS closings, 12 months to Oct 21, 2026 | 2, median $795,000 | 6, median $1,574,500 |
MLS closings, 24 months | 2, median $795,000 | 11, median $1,600,000, $447 per sq ft |
MLS closings, 60 months | 4, median $867,500, $346 per sq ft | 23, median $1,550,000, $432 per sq ft |
County recorded resales, latest 12 months | 2, $755,000 and $835,000 | 4 resales at a $1,389,500 median (12 months to July 2026, our Corkscrew Estates guide) |
HOA dues | About $1,388 to $1,456 a quarter, MLS-reported | Board-set; about $398 a month is market-reported and unverified |
CDD | None | None |
Flood zone | FEMA Zone AH | FEMA Zone X |
Lot size and age. Corkscrew Estates lots are two to four times larger, and its homes average about 4,057 square feet against 2,698 median here. Per square foot the two are closer: $346 over 60 months here against $432 there.
Corkscrew Estates is context, not a comparable. The nearer comparable is Estero Place, also a Neal Communities street built in the same 2015 to 2019 window. We show both so you understand the buyer's choices.
For many buyers, yes, at a higher price. If your buyer's budget stretches, they will look at it, so we present your home's advantages: privacy, the park next door, no CDD and a lower entry price. Read our Corkscrew Estates community guide for the other side.
Selling in Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Oaks of Estero values compare closely with Estero Place per square foot, at $318 against $315, and sit below Pelican Sound and Corkscrew Shores, which price at $343 and $339 per square foot with amenities. The table uses the October 21, 2026 Southwest Florida MLS pull for every community, so the yardsticks match.
Data updated: October 2026
Community | Closings, 12 months | Median sold price | Median $ per sq ft | Median days on market | Sold as % of list |
|---|---|---|---|---|---|
Oaks of Estero | 2 | $795,000 | $318 | 84 | 96.4% |
Estero Place | 12 | $697,000 | $315 | 54 | 95.8% |
Corkscrew Shores | 48 | $855,000 | $339 | 110 | 96.8% |
Pelican Sound | 50 | $550,000 | $343 | 25 | 96.9% |
Stoneybrook | 44 | $415,000 | $252 | 35 | 96.2% |
Bella Terra | 115 | $449,000 | $224 | 53 | 97.5% |
Copper Oaks | 16 | $343,000 | $169 | 72 | 96.6% |
That per-foot value here matches the nearest Neal Communities street and undercuts the amenity communities. The difference between $318 and $339 to $343 is roughly what buyers pay for a golf course or resort pool. Oaks of Estero offers privacy and a park next door instead.
Bella Terra has 115 closings in the same 12 months at $224 per foot. It is larger, older in style and amenity-driven. A valuation uses it to show the range of Estero prices, not as a comparable for a 23-home street.
Not very, on their own. That is why we combine the MLS with the county's eight resales and read each against the plan. Two sales are two data points, and we say so in every valuation we deliver.
Selling in Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
The live competition for an Oaks of Estero home is close to nothing on its own street, since the Southwest Florida MLS showed 0 active listings and 1 home under contract on October 21, 2026, and thin at Estero Place, which had 1 active listing at that pull. Buyers who miss on Oaks of Estero mostly look at those two communities.
Data updated: October 2026
On October 21, 2026 the MLS showed no active Oaks of Estero listing, one Oaks of Estero home under contract and 2 active at Corkscrew Estates. Estero Place had 1, with a same-pull median sold price of $697,000. A seller who lists now is the only active choice on the street.
It helps, but it does not override the record. A scarce listing can sell over asking, as 21539 did in October 2023 at 103.8 percent of list after 5 days, and the same home sold at 98.2 percent in July 2026. We price to the recent comparable and let scarcity work in your favor.
Two listings at once split the buyer pool, and the second to list usually waits. If a neighbor lists first, we adjust the timing and price. We monitor the MLS and tell you as soon as one appears.
Selling in Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
The best time to have an Oaks of Estero home valued is before you decide, since the valuation is free and shows whether the market supports a move this season. Southwest Florida demand peaks in winter and early spring, and a valuation in the fall gives you time to prepare the file for those buyers.
Not necessarily. Both 2026 sales closed outside the winter peak, in April and July. Waiting for the spring makes sense if your home needs work first. Otherwise, a home ready in the fall meets the first seasonal buyers when they arrive.
Once a year is reasonable for a street with one or two resales annually, and after any recorded sale. A resale changes the comparable set, and a valuation done in 2023 would miss the 2026 pair.
A move, an estate, a refinance, a tax bill that surprises you, an insurance renewal or a neighbor's listing. Any of them is a reason to know your number. Call Jesse at (239) 898-6072.
Selling in Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Florida rules shape an Oaks of Estero sale price through the deed documentary stamp tax at $0.70 per $100, the seller-paid owner's title policy in Lee County, the estoppel fee cap of $299, the HOA disclosure summary in section 720.401 and the flood disclosure in section 689.302. Each one changes what you net, not what a buyer pays.
The deed doc stamps, the owner's title policy, the HOA estoppel fee, the negotiated commission and the property tax proration. The contract controls, and the standard Florida Realtors and Florida Bar AS IS contract lets the parties allocate each line.
Florida Statute 689.302 requires the seller to state whether they know of flooding that damaged the property during their ownership, whether they filed a flood claim and whether they received federal flood assistance, at or before the contract.
The seller of a home in a mandatory HOA gives the buyer the disclosure summary before the contract is signed. If not, the buyer may cancel within 3 days of receipt or before closing, whichever comes first. Oaks of Estero is a Chapter 720 association, so the duty applies and the Chapter 718 condominium rules do not.
Section 689.261 requires a summary at or before the contract warning the buyer not to rely on the seller's current taxes. This is information, not legal advice; your closing agent can confirm.
Selling in Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
What moves the number before you list an Oaks of Estero home is mostly documentation and condition: an elevation certificate, a wind mitigation report, a working pool and lanai, a clean roof and a current estoppel. These cost little and reduce the discount a buyer's agent asks for during the inspection period.
Pool equipment, the screen enclosure, flashing and the water heater, because those are what a buyer's inspector finds in a 2015 to 2019 home. A pre-listing inspection lets you decide what to fix and what to price in.
A full remodel is hard to recover at $295 to $341 per heated square foot. Fresh paint, landscaping and a tidy lanai are cheap and visible. Call Jesse before you spend money on projects.
The elevation certificate, the wind mitigation form OIR-B1-1802, insurance quotes, and the association documents. A buyer who already knows the answers offers with less fear.
For a pool home with a lake or oak view, a furnished, well-lit lanai photographs the property's best asset. We advise on what to stage room by room after the walk-through.
Selling in Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
An Oaks of Estero owner who sells at the 12-month median of $795,000 nets about $738,066 with a buyer-agent offer, or about $757,941 without one, before any mortgage payoff. These are estimates using a negotiated example commission of 2.5 percent for each side and Lee County customs.
Data updated: October 2026
Line | Estimate | Basis |
|---|---|---|
Sale price | $795,000 | 12-month MLS median, the mean of $755,000 and $835,000 |
Listing commission, example 2.5% | $19,875 | Negotiated, not fixed by law |
Buyer-agent compensation if offered, example 2.5% | $19,875 | Optional, offered off the MLS |
Deed doc stamps | $5,565 | 7,950 units at $0.70 |
Owner's title policy | $4,050 | $575 plus $5.00 per $1,000 on $695,000 |
Title search and settlement fee | $1,200 | Typical, varies |
Municipal lien search | $175 | Typical, varies |
HOA estoppel | $299 | Statutory cap |
Property tax proration | $5,895 | 181 of 365 days at $11,888.70 |
Total with a buyer-agent offer | $56,934 (7.2%) | Sum |
Total without a buyer-agent offer | $37,059 (4.7%) | Removes one commission line |
Any mortgage payoff, repairs you agree to, concessions, moving costs and taxes on gain. Under IRS Publication 523 you may 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. Talk to your tax adviser.
At $755,000 doc stamps are $5,285 and the title premium is $3,850. At $835,000 they are $5,845 and $4,250. At $950,000 they are $6,650 and $4,825. Every $10,000 of price adds $70 of doc stamps and $50 of title premium.
Since August 17, 2024, offers of buyer-broker compensation cannot be made on the MLS, and buyers sign a written agreement before touring. Whether to offer any compensation, and how much, is your negotiated decision, so the table shows the net both ways.
The seller under the standard contract, up to $299, plus $119 for delivery within three business days and $179 more if the account is delinquent, per Florida Statute 720.30851.
Selling in Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Whether to rent or sell an Oaks of Estero home depends on the recorded declaration, which sets lease terms and which we have not been able to read, so this page cannot state them. What we can say is that 18 of 23 homes are homesteaded, which suggests an owner-occupied street where renting is uncommon.
Minimum lease terms, the number of leases a year and any approval step are in the association's declaration and rules. We order those for any owner considering a lease, and we do not guess.
A clean exit at a recorded price and freedom from a rental's carrying costs. A sale near $795,000 leaves roughly the net shown above before payoff, which you can put toward your next home.
Continued ownership of a scarce home, whose neighbors' 2026 resales were 26 and 50 percent above the first owners' prices. It also keeps your Save Our Homes cap, currently 2.7 percent for 2026 for homesteaded owners.
Yes. Ask for a sale net sheet and we will lay out what selling and keeping cost. Call Jesse at (239) 898-6072.
Selling in Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Oaks of Estero 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 recorded sales of your own plan, with the flood file and net sheet beside it. There is no cost and no obligation, and few homes here come up for sale, so the next owner who sells should call us first.
Data updated: October 2026
Jump to the form: request your free valuation.
The recorded resales nearest your plan, a per-square-foot analysis on the county's heated area, the live competition in Estero Place and Corkscrew Estates, your position among the eight recorded resales, the fee stack your buyer will underwrite, a net sheet and a recommended list price with a defensible range. Request it through our McGreevy and Comisar valuation form.
We aim to reply the same business day. Jesse reads the cost card and the recorded sales before he calls, so the first conversation is about your home and not about our process.
Nothing. There is no fee and no obligation to list. If you decide to sell, the valuation becomes the start of a pricing plan, and if you do not, you still have your number.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Selling in Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Oaks of Estero owners who want to sell should list with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a 23-home community rewards a team that already holds the flood, fee and comparable file. Few homes come up for sale here, so the next owner who sells should call us first.
Data updated: October 2026
If you are searching for an Oaks of Estero listing agent, or thinking, "I need someone to sell my Oaks of Estero home," the valuation above is the first step. We price against the recorded resales of your own plan, build the file before the first showing, and negotiate every offer ourselves.
Listing-team credentials:
Start with our free home valuation. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
No. It is free and you keep the number. Many owners request one to learn whether the market supports a sale this year or next.
Yes. We start from the county's cost card and the recorded sales. If you want an in-person visit to see finishes, pool and lanai condition, we schedule one, and it is also free.
As accurate as the evidence allows, and we say what the evidence is. With eight recorded resales and two 2026 MLS closings, we can bracket a range, not a single price to the dollar. The market decides the final number.
Every recorded sale is a Zone AH sale, so the effect is inside the numbers. We add your elevation certificate and insurance quotes to the valuation so buyers see the file.
We test the lake position against the record, since the tax roll and Neal's first sales point in different directions, and we say what the evidence supports for your lot.
As a watch item with two sides: nearby fields, courts and trails on one hand, event traffic and lighting on the other. The Village's plans, not our guess, are what we cite.
McGreevy and Comisar is a top-reviewed Oaks of Estero realtor, and the quotes below are genuine five-star Google reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
A valuation is only useful if the number holds when the market tests it. We show the sales behind every number so you can judge it yourself.
★★★★★ "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
Feedback from showings tests the valuation in real time, and we pass it on as it arrives.
★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review
Repeat clients are the best test of a valuation process.
Selling in Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
An Oaks of Estero specialist matters for a valuation because the inputs are records, not a feed: a 31-sale county history, a Zone AH map with a lost 2015 letter, an association whose dues are not public, a lake-lot assessment gap and a SportsPark next door. A general agent using a portal estimate can miss each.
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, data and the closing paperwork, and writes your valuation. Reach him 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 and knows the neighboring gates. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
See our home valuation guide for Estero, our Meadows of Estero valuation guide and our Lakes of Estero valuation guide. The full community guide is on our Oaks of Estero page.
If you are thinking, "I need someone to sell my house in Estero, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in Oaks of Estero, 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.
Selling in Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Oaks of Estero owners who sell often buy again in Southwest Florida, and we plan the two closings together, including the Save Our Homes portability claim of up to $500,000 that can carry your tax savings to a new Florida homestead. Portability requires a new homestead within three years and Form DR-501T filed by March 1.
Under Florida Statute 193.155(8) you can transfer up to $500,000 of your Save Our Homes benefit to a new Florida homestead. A 2026 law, Chapter 2026-239, bases portability on your immediately prior homestead starting with the 2027 tax roll. Apply after you buy.
Our guide to buying a home in Estero covers the contract, inspection and approval steps. Marc Comisar knows how each gate handles documents.
The sale and the purchase run through different associations and estoppels, and we sequence the closings. Call Marc at (239) 287-5873 to plan the purchase side.
These are the questions Oaks of Estero owners ask about value, from price per square foot and the flood map to the tax roll, doc stamps and net proceeds, answered from the Lee County record and Florida law. For a number on your own home, call Jesse direct at (239) 898-6072.
Start with the two 2026 resales, $755,000 (21555, 2,557 heated square feet) and $835,000 (21539, 2,452), then adjust for size, lake position, pool condition, roof and openings. Request a free valuation and Jesse will run it lot by lot.
By matching heated area to the nearest recorded resale, adjusting for lake position, pool and condition, and cross-checking the 2026 MLS closings and competing communities. We start from the Lee County cost card.
$835,000 on July 10, 2026 and $755,000 on April 13, 2026 in the last 12 months. Over the last five years the four resales run $755,000 to $950,000, and the county's eight resales since 2019 run $575,000 to $950,000.
Two, in both the Southwest Florida MLS and the Lee County record, to September 2026.
The two 2026 resales closed at $295 and $341 per heated square foot. The MLS medians are $317.90 over 12 and 36 months and $346.26 over 60 months, on 2, 2 and 4 closings.
The two homes that resold in 2026 closed 16.1 and 12.1 percent below their 2022 and 2023 sales, and 26 and 50 percent above the first owners' prices. Two pairs is not a trend.
$511,325 to $721,819 for the 23 first sales between August 2016 and October 2019, a median of $609,825 and about $222 per heated square foot.
The Property Appraiser's 2026 values put ten lake lots at about $550,000 to $695,000 and 13 non-lake homes at about $815,000 to $960,000. We could not find a published reason, and it is not a market signal. Ask the Appraiser before your TRIM petition deadline.
No. It is a January 1 mass-appraisal figure, capped for homesteaded owners by Save Our Homes, which the Florida Department of Revenue set at 2.7 percent for 2026. Recorded sales set market value.
It can, and we test it against your comparable, since the tax roll values lake lots lower and Neal Communities' first sales did not consistently carry a lake premium.
Every recorded sale is a Zone AH sale, so the effect is inside the numbers. Your elevation certificate and insurance quotes are what change a buyer's view.
FEMA Zone AH on all 23 lots, panel 12071C0591H, effective November 17, 2022. A 2015 FEMA letter removed the lots, but it was not revalidated on the new maps.
Possibly, one home at a time, through a Letter of Map Amendment supported by an elevation certificate. The Village posts certificates for two homes showing floors at 17.6 and 18.6 feet, against a 15.5-foot working level.
With two closings in 12 months, an automated model has almost nothing to learn from on this street. We do not cite a portal's figure and use recorded sales instead.
No. A valuation is a comparative market analysis from recorded sales. A licensed appraiser writes an appraisal for a lender, and we give the appraiser the same sales.
They are not in any public record we found. MLS listings reported about $1,388 to $1,456 a quarter from 2024 to 2026; the estoppel certificate is the authority.
12.9712 mills for 2026 (13.0214 in 2025) and a $366.39 solid waste charge, with no CDD. One representative home paid $11,888.70 on an assessed value of $836,983.
No. The 2025 tax bill shows no community development district and no club or recreation assessment.
At $795,000, doc stamps are $5,565, the promulgated title premium is $4,050, and the estoppel is up to $299, plus commissions and closing fees. Our net sheet above shows about 4.7 to 7.2 percent all-in.
The seller customarily pays it. In Collier County the buyer does. The contract controls.
$0.70 per $100. On $795,000 that is $5,565; on $835,000 it is $5,845.
It depends on price, commission and payoff. Our sample at $795,000 shows an estimate before mortgage payoff, and we build your own sheet in the valuation.
Not if you qualify for the exclusion: up to $250,000 of gain, or $500,000 if married filing jointly, when you owned and lived in the home 24 of the last 60 months, per IRS Publication 523. Florida has no state income tax.
You can transfer up to $500,000 of your Save Our Homes benefit to a new Florida homestead established within three years, filing Form DR-501T by March 1.
Usually. A buyer's assessment resets to market value the year after purchase, while a homesteaded owner's grows at most 2.7 percent for 2026.
Known material defects under Johnson v. Davis, the HOA summary under section 720.401 before the contract, the property tax summary under section 689.261 and the flood disclosure under section 689.302.
Not required, but it is one of the strongest items to bring, because all homes map in Zone AH.
Yes. Insurers use Form OIR-B1-1802 to grant wind discounts, and a current report lowers a buyer's premium.
The two 2026 sales show 0 and 168 days on market in the MLS. Estero as a whole ran 5.0 months of supply in July 2026, per the Coconut Coast Organization of REALTORS.
Only what the record supports. At $295 to $341 per foot in 2026, a full remodel is hard to recover. Fix pool equipment, screens and flashing first.
It is a watch item with two sides: courts, trails and fields next door, and event traffic and lighting. The Village approved up to $65 million in bonds on September 23, 2026 that include SportsPark Phase 2.
No. We found no 55-plus designation in the Articles, the plat, the development order or Neal Communities' marketing.
Request it at our valuation page or call Jesse direct at (239) 898-6072. It is free and there is no obligation.
We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. A 23-home street needs a lot-by-lot valuation from the record, and this page is the research we bring to every one.
Oaks of estero owners asking what their home is worth work with Jesse McGreevy and Marc Comisar of Domain Realty because our team reads every recorded sale inside the community, prepares the association paperwork before a buyer asks, and works from an office in Bonita Springs a short drive from the Village of Estero. Learn more about our team.
A valuation in Oaks of Estero starts with the lot: the plan, the lake or non-lake position, the pool and the record of every resale since 2019. It continues with the flood file, the estoppel figures and the fee stack your buyer will underwrite. We run that work for every owner who asks, and as the leaders of Domain Realty Group our team has sold over $2.5 billion in real estate across Southwest Florida.
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 Oaks of Estero 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 Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Oaks of Estero facts on this page rest on primary sources: Lee County's Property Appraiser, Clerk and Tax Collector, the Village of Estero, Florida statutes, federal agencies, the developer's own materials and our community guide. No listing portal or competing brokerage is cited. Every link below returned HTTP 200 on September 29, 2026, and sources were accessed in September 2026 unless dated.
County and Village records
Market data and mapping
State and federal law, insurance and flood
Developer, association and news
Oaks of Estero 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 own declaration, budget and rules are recorded with the Lee County Clerk and held by its manager, and we order them for every client.
Document | What it proves | Official authority |
|---|---|---|
Resolution 2015-44 approving the Oaks of Estero plat (August 10, 2015) | The recorded plat approval: 23 lots and seven common tracts | |
Oaks of Estero plat, Planning and Zoning Board packet (June 30, 2015) | The plat, tract dedications and the association's maintenance duty | |
Village of Estero Zoning Map | The Residential Single Family zoning around the community | |
Comprehensive Vulnerability Assessment (April 2026) | The Village's rainfall-flooding risk findings for River Ranch Road and Coralee Avenue | |
Adaptation Plan (2026) | The proposed Corkscrew Road and River Ranch Road drainage project | |
Title Deed Transfer Code List | How the county codes qualified, arm's-length sales | |
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 | |
Uniform Mitigation Verification Inspection resources | The wind mitigation form insurers use for discounts | |
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 | |
Current budget, declaration, rules and estoppel for the association | Regular assessment, any special assessment, transfer fee and rental or pet rules | Ordered through the association's manager, Precedent Hospitality and Property Management, see the manager's contact page |
Oaks of Estero 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 on this street, 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 Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero 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 October 21, 2026. Brokered by Domain Realty.