Estero, Florida
Find out what your home in The Preserve at Corkscrew is worth with a free valuation from McGreevy and Comisar. We price from closed sales at your plan and size, not an automated estimate. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated October 2026.
The Preserve at Corkscrew is a sold-out, gated community of 441 single-family homes, and the honest answer to "what is my home worth?" starts with 15 closed sales in the 12 months to October 21, 2026, at a $627,800 median and a range of $490,000 to $802,500. This valuation guide sits beside our full The Preserve at Corkscrew community guide and shows how we turn that record into a number for your plan, lot and condition. If you are also choosing who should sell your home, our guide to the best real estate agents in Estero compares teams on the public record.
The The Preserve at Corkscrew seller guide covers pricing, marketing, costs and the law of a sale. This valuation page covers the value itself, and the The Preserve at Corkscrew buyer guide shows the other side of the table.
Valuing a home elsewhere in Estero? Our guides to home valuation in Estero, home valuation in Meadows of Estero and home valuation in Lakes of Estero use the same closed-sales method. Want a number now? Start with our free home valuation, and if you are also thinking about listing, our Estero seller guide walks through the sale.
McGreevy and Comisar are the best realtor for valuing a home in The Preserve at Corkscrew because we value from closed sales at your plan and size, then add the two bills your buyer will underwrite, the $810 quarterly association fee and the Cypress Shadows CDD line on the tax bill. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Jesse McGreevy writes the valuation and Marc Comisar walks the home. You do not get a template or a portal number with our logo on it. Jesse pulls the closed sales, checks each against the county record, places your plan on its price ladder and puts a range and a recommended list price on paper. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate across Southwest Florida, and every one of those valuations started with the same question: what did the closest homes actually sell for?
Recent The Preserve at Corkscrew record (12 months to October 21, 2026): 15 closed sales on the Southwest Florida MLS · $627,800 median · $297 per square foot · $490,000 to $802,500 · a median 84 days on market · 97.0% of list. County record, same 12 months: 17 qualified sales, median $627,800. In the last 12 months we tracked 15 Preserve at Corkscrew closings on that pull.
Honors and recognition:
We do not claim that a community median is your home's value, that a portal estimate is a valuation, or that we have sold a home of yours in this community when we have not. The figures on this page come from the public MLS record and the county's recorded sales, and they say what homes here sold for, not what yours will. Your number comes from your home's plan, lot width, condition and the day you list.
This page answers "what is it worth?" Our The Preserve at Corkscrew community guide explains the community itself. A seller guide for the community, "Sell Your Home in The Preserve at Corkscrew," covers pricing, marketing and negotiation once you decide to list, and a buyer guide covers the purchase side.
Want a number before you read further? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Owners who read nothing else on this page should know these ten facts. Each is sourced in the sections below, and each moves a valuation more than a listing photo will.
Start Here: Why McGreevy and Comisar Are the Best Realtor for The Preserve at Corkscrew · Key Takeaways
The Essentials: What Is My Home in The Preserve at Corkscrew Worth? · How Is a Home in The Preserve at Corkscrew Actually Valued? · What Have Homes in The Preserve at Corkscrew Sold For in the Last 12 Months? · How Have Home Values in The Preserve at Corkscrew Changed Over Time? · Which Differences Change a Value in The Preserve at Corkscrew? · Why Do Online Estimates Miss on Homes in The Preserve at Corkscrew? · The Preserve at Corkscrew vs The Place at Corkscrew: How Do Their Values Compare? · How Do Values in The Preserve at Corkscrew Compare With Nearby Corkscrew Road Communities? · What Does the Live Competition Say About a Value in The Preserve at Corkscrew? · When Is the Best Time to Have a Home in The Preserve at Corkscrew Valued?
The Details: What Do a Buyer's Costs in The Preserve at Corkscrew Do to Your Home's Value? · Which Florida Rules Shape a Sale Price in The Preserve at Corkscrew? · What Moves the Number Before You List in The Preserve at Corkscrew? · What Will You Net From a Sale in The Preserve at Corkscrew? · Should You Rent or Sell Your Home in The Preserve at Corkscrew? · How Do You Get a Free Home Valuation in The Preserve at Corkscrew? · Thinking of Selling Your Home in The Preserve at Corkscrew? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar?
Questions, Contacts and Sources: Why Does a The Preserve at Corkscrew Specialist Matter for a Valuation? · Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Valuing a Home in The Preserve at Corkscrew · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
A home in The Preserve at Corkscrew is worth what the closest recent sales at its plan and size say, adjusted for lot, condition and timing. Over the last 12 months 15 homes sold from $490,000 to $802,500 at a $627,800 median, so most homes sit in a $500,000 to $700,000 band with the largest plans above it.
Data updated: October 2026
| Living area | Closed sales | Median sold price | Median $ per sq ft | Lowest sale | Highest sale | Median days on market |
|---|---|---|---|---|---|---|
| Under 2,000 sq ft | 36 | $565,105 | $317 | $427,500 | $715,000 | 37 |
| 2,000 to 2,399 sq ft | 48 | $691,750 | $310 | $470,000 | $890,000 | 38.5 |
| 2,400 to 2,799 sq ft | 10 | $818,750 | $321 | $455,000 | $990,000 | 22 |
| 2,800 sq ft and up | 19 | $942,000 | $292 | $600,000 | $1,290,000 | 34 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside The Preserve at Corkscrew, 113 sales in the 60 months to October 21, 2026. The 12-month window holds only 15 sales, too few to split by size, so this table uses 60 months and says so. [Source: The Preserve at Corkscrew community guide]
Read the row for your size as a starting range, not a price. The 60-month window includes the stronger 2023 and 2024 market, so today's numbers run lower, and the 12-month median of $627,800 is the better anchor for the community as a whole.
| Bedrooms as the MLS reports them | Closed sales | Median sold price | Median $ per sq ft | Median days on market |
|---|---|---|---|---|
| 3 bedrooms (with or without a den) | 64 | $645,000 | $317 | 27 |
| 4 bedrooms (with or without a den) | 41 | $685,000 | $309 | 48 |
| 5 bedrooms (with or without a den) | 8 | $719,500 | $214 | 34 |
The three- and four-bedroom homes make up 105 of the 113 five-year sales. In the last 12 months alone, 10 three-bedroom homes (with or without a den) sold at a $633,900 median and 5 four-bedroom homes at $585,000, so bedroom count by itself does not rank price, because plan size and lot do.
A $627,800 median hides a five-year plan range from $427,500 for a 1,677 square foot three-bedroom to $1,290,000 for a 3,078 square foot four-bedroom-plus-den. It also hides lot width, view, roof age and the CDD line. Two neighbors on the same street can differ by six figures on plan alone, which is why we never answer this question with a single number over the phone.
They do not show condition, view, lot depth, whether the pool is approved, roof age or which bond series covers your street. The MLS row also does not carry view type, so we do not quote a lake premium we cannot support. Those are the fields a walk-through adds, and they are where a valuation earns its keep.
The form on this page takes your address and reaches Jesse directly. A written opinion follows: the closed sales at your plan with dates and days on market, the live competition, your fee stack and a recommended range. You can also call Jesse direct at (239) 898-6072. There is no cost and no obligation.
We value a home in The Preserve at Corkscrew in nine steps: confirm the plan and lot, confirm living area, select the closest closed sales, adjust for time, adjust for condition and systems, adjust for position, read the flood zone, add the fee stack and test against today's live competition. Every step uses records, not a model.
Data updated: October 2026
For a 1,911 square foot three-bedroom-plus-den, the closed record shows 13 sales of that plan over five years at a $614,995 median, and 7 of about 1,910 square feet in the last 12 months from $490,000 to $669,000. For a 2,271 square foot four-bedroom, three-bath home, 10 sales over five years show a $687,000 median, and the two in the last 12 months closed at $675,000 and $690,000. The range on the same plan is the lesson: condition and timing explain it.
We will not quote a value from a portal estimate, from the asking prices next door or from the community median. We will not inflate a number to win a listing, because a number that cannot survive a buyer's appraisal costs you weeks on the market. And we will not promise the price you paid or the price a neighbor's cousin heard about.
A written opinion with the comparable sales and their dates, an adjusted range, a recommended list price, the live competition, your fee stack and a net sheet at the recommended price and at two others. If you decide not to list, you keep it.
The plan and lot width come first. Pulte built garden, classic and estate collections and Lennar an executive collection, on 50, 60 and 75 foot lots, and the county parcel record and the association's plan file settle which yours is.
The MLS reports living area in square feet, and we work from that figure, not the county's total under roof, because a buyer compares living area. If your home was enclosed or expanded, we check the permit.
We take the last 6 to 12 months of closings at your plan first, then widen to 24 and 36 months for the plans that trade rarely, flagging the window each time. With only 15 sales in the last year, some plans have one or two comparables, and we say so.
A sale from 30 months ago is not a sale from last month. The 12-month median of $627,800 sits between the $550,000 block and the $754,500 block, so we adjust older comparables for the direction of the market, and we tell you how much.
Roof age, air conditioning age, impact windows and doors, kitchens and baths carry weight, because the 2011 to 2015 build window puts original systems at 11 to 15 years. A buyer's insurance quote often decides how much a system is worth.
More than 360 acres of the community are held as natural preserve, lakes and open space, and there are 16 lakes. A lake or preserve view is compared with sold homes of the same view type. The MLS row we pulled has no view field, so this adjustment comes from the walk-through and the listing remarks, not from a formula.
The community is generally mapped in FEMA Flood Zone X. We print the zone for your address and note whether it differs from the community's general map, because zone lines can vary lot to lot [Source: Village of Estero, flood zones and evacuation zones].
Your buyer prices $3,240 a year of dues and about $2,644 to $3,480 of CDD together, $5,884 to $6,720 in all. Two homes at the same price with different lot widths carry different CDD lines, and that difference reaches the offer.
We compare the range with the five active listings and with what sat and what sold. A range that does not beat the live competition on the first day is a range that will need a price cut. The active listings are covered in their own section below.
The Preserve at Corkscrew has 441 single-family homes on three lot widths, so a valuation here rewards local knowledge. Get a free home valuation or call Jesse direct at (239) 898-6072. If you are also buying a home in Estero, call Marc at (239) 287-5873 and see how we represent buyers.
Homes in The Preserve at Corkscrew sold for $490,000 to $802,500 in the 12 months to October 21, 2026, at a $627,800 median across 15 closings. The table lists every one, with its date, plan, size, price, days on market and the share of list price it achieved.
Data updated: October 2026
Beds and baths are as the MLS reports them: 3+Den/2(0) means three bedrooms plus a den and two full baths. Owner names are not in the MLS record and are not shown.
| Sold | Beds / baths | Living area (sq ft) | Sold price | $ per sq ft | Days on market | Sold as % of list |
|---|---|---|---|---|---|---|
| Sep 30, 2026 | 3+Den/2(1) | 2,361 | $627,500 | $266 | 11 | 96.7% |
| Sep 3, 2026 | 3+Den/2(0) | 1,911 | $610,000 | $319 | 25 | 97.0% |
| Aug 6, 2026 | 3+Den/3(0) | 2,554 | $802,500 | $314 | 77 | 94.5% |
| Jun 11, 2026 | 3+Den/2(0) | 1,912 | $490,000 | $256 | 133 | 96.1% |
| May 13, 2026 | 4 Bed/3(0) | 2,032 | $560,000 | $276 | 95 | 95.7% |
| May 5, 2026 | 3+Den/3(0) | 2,377 | $739,000 | $311 | 79 | 98.7% |
| Mar 4, 2026 | 3+Den/2(0) | 1,911 | $640,000 | $335 | 92 | 97.1% |
| Feb 17, 2026 | 3+Den/2(0) | 1,906 | $627,800 | $329 | 9 | 100.0% |
| Jan 27, 2026 | 4 Bed/3(0) | 2,032 | $585,000 | $288 | 190 | 93.8% |
| Jan 9, 2026 | 3+Den/2(0) | 1,906 | $669,000 | $351 | 80 | 98.5% |
| Dec 1, 2025 | 4 Bed/3(0) | 2,271 | $675,000 | $297 | 89 | 97.8% |
| Nov 26, 2025 | 3+Den/3(0) | 2,377 | $650,000 | $273 | 178 | 96.3% |
| Nov 21, 2025 | 4 Bed/3(0) | 2,606 | $550,000 | $211 | 84 | 94.8% |
| Nov 13, 2025 | 4 Bed/3(0) | 2,271 | $690,000 | $304 | 189 | 100.1% |
| Nov 12, 2025 | 3+Den/2(0) | 1,906 | $510,000 | $268 | 18 | 98.5% |
The county file shows 17 qualified recorded sales in the same 12 months, median $627,800, low $482,000, high $802,500, with 0 builder-direct, matched on the legal description "PRESERVE AT CORKSCREW" with use code 01 (438 parcels against 441 stated homes). The MLS pull shows 15 closings from $490,000 to $802,500. The 2-sale gap is 13%, inside our 20% test, so we treat the MLS pull as complete here. The county's $482,000 sale is not among the 15 MLS rows.
The top sale was $802,500 on August 6, 2026, a 3+Den, 3-bath home of 2,554 square feet, at 94.5% of list after 77 days. The bottom sale was $490,000 on June 11, 2026, a 3+Den, 2-bath home of 1,912 square feet after 133 days, at 96.1% of list. Over 60 months the record runs from $427,500 for a 1,677 square foot three-bedroom in August 2025 to $1,290,000 for a 3,078 square foot home in May 2023.
In the last 12 months the 10 three-bedroom sales (with or without a den) had a $633,900 median and about $313 per square foot, and the 5 four-bedroom sales a $585,000 median and $288 per square foot. The four-bedroom group is made up of 2,032, 2,271 and 2,606 square foot homes that sold from $550,000 to $690,000. A fourth bedroom did not lift price here; plan size, condition and timing did.
The record above is the public MLS and county record, not our transaction file, and we do not present a sale of our own here that we cannot show you. What we can show first-hand is the work: the comparable set for your plan, the adjustments we would make and the range we would defend.
The Preserve at Corkscrew's median sold price ran $667,500 in the oldest 12-month block of the last 60 months, rose to $839,000 in the block from 37 to 48 months back, fell to $550,000 in the year before last and stood at $627,800 in the latest block, per the Southwest Florida MLS. Median days on market rose from 11 to 84.
Data updated: October 2026
| Window | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
| Last 12 months (Oct 21, 2025 to Oct 21, 2026) | 15 | $627,800 | $297 | 84 | 97.0% |
| Last 24 months | 46 | $605,000 | $279 | 79.5 | 96.8% |
| Last 36 months | 64 | $664,500 | $301 | 58 | 97.2% |
| Last 60 months | 113 | $670,000 | $313 | 36 | 98.1% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside The Preserve at Corkscrew, pulled October 21, 2026; windows are counted back from that date, and the 12-month window already holds 10 or more closings. [Source: The Preserve at Corkscrew community guide]
| 12-month block | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
| Year 1: the latest 12 months | 15 | $627,800 | $297 | 84 | 97.0% |
| Year 2: months 13 to 24 back | 31 | $550,000 | $277 | 66 | 96.7% |
| Year 3: months 25 to 36 back | 18 | $754,500 | $342 | 29 | 98.0% |
| Year 4: months 37 to 48 back | 21 | $839,000 | $324 | 37 | 98.2% |
| Year 5: months 49 to 60 back | 28 | $667,500 | $319 | 11 | 100.0% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside The Preserve at Corkscrew, pulled October 21, 2026; blocks are counted in 365-day steps back from October 21, 2026. [Source: The Preserve at Corkscrew community guide]
Year 5 was a fast market: 27 sales at a median of 11 days and 100.0% of list, with 19 of 27 selling at or above list. By the latest block the median days on market had grown to 84 and only 1 of 15 sold at or above list. The median price per square foot ran $319, $324, $342, $277 and $297 from the oldest block to the latest.
The latest median sits about 25% below the $839,000 of year 4, but the year before the latest block was lower still at $550,000 across 31 sales. Volume also fell to 15 sales in the latest block from 30 in the block before. A median across 15 sales can move with one or two closings, so we read the direction of the series and not any single point.
If you bought in year 5, the block median was $667,500, above today's. If you bought in years 3 or 4, the medians were $754,500 and $839,000. If you bought in year 2, the median was $550,000, and today's is higher. A buyer's appraiser will use the last six to twelve months of sales at your plan, not your purchase price, and we show you all five blocks so you can see where your purchase year sits.
Six differences change a home's value in The Preserve at Corkscrew: plan and size, bedroom count and den, build year and equipment, lot width and CDD series, position and setting, and condition and improvements. The plan ladder below shows the first one at work, with the same plan selling across a wide range.
Data updated: October 2026
| Beds / baths (MLS) | Living area (sq ft) | Closed sales, 60 months | Median sold price | Lowest sale | Highest sale | Median $ per sq ft |
|---|---|---|---|---|---|---|
| 3+Den/3(0) | 2,377 | 16 | $759,500 | $650,000 | $890,000 | $320 |
| 3+Den/2(0) | 1,911 | 13 | $614,995 | $518,000 | $670,000 | $322 |
| 4 Bed/3(0) | 2,032 | 11 | $592,000 | $485,000 | $710,000 | $291 |
| 4 Bed/3(0) | 2,271 | 10 | $687,000 | $645,000 | $785,000 | $303 |
| 4+Den/3(0) | 3,078 | 7 | $1,200,000 | $900,000 | $1,290,000 | $390 |
| 3 Bed/2(0) | 1,677 | 6 | $535,750 | $427,500 | $603,100 | $319 |
| 3+Den/3(0) | 2,554 | 5 | $932,250 | $802,500 | $990,000 | $365 |
| 3+Den/2(0) | 1,912 | 4 | $515,000 | $489,000 | $599,000 | $269 |
| 3+Den/3(0) | 2,384 | 4 | $762,500 | $729,000 | $839,000 | $320 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside The Preserve at Corkscrew, plans with four or more sales in the 60 months to October 21, 2026; beds and baths and living area as the MLS reports them. The 60-month window includes the stronger 2023 and 2024 market. [Source: The Preserve at Corkscrew community guide]
The 3+Den, 3-bath plan of 2,377 square feet is the most-traded plan with 16 sales at a $759,500 median. The 4+Den, 3-bath plan of 3,078 square feet reached $1,290,000, and four of its seven sales came in 2024, with none in the last 12 months. In the last 12 months the same plans traded like this:
| Beds / baths (MLS) | Living area (sq ft) | Closed sales, 12 months | Sold price range | Days on market range |
|---|---|---|---|---|
| 3+Den/2(0) | 1,906 | 3 | $510,000 to $669,000 | 9 to 80 |
| 3+Den/2(0) | 1,911 | 2 | $610,000 to $640,000 | 25 to 92 |
| 3+Den/3(0) | 2,377 | 2 | $650,000 to $739,000 | 79 to 178 |
| 4 Bed/3(0) | 2,032 | 2 | $560,000 to $585,000 | 95 to 190 |
| 4 Bed/3(0) | 2,271 | 2 | $675,000 to $690,000 | 89 to 189 |
| 3+Den/2(0) | 1,912 | 1 | $490,000 | 133 |
| 3+Den/2(1) | 2,361 | 1 | $627,500 | 11 |
| 3+Den/3(0) | 2,554 | 1 | $802,500 | 77 |
| 4 Bed/3(0) | 2,606 | 1 | $550,000 | 84 |
The MLS reports bedrooms with or without a den, and a den is a bedroom-sized room a buyer may count differently. In the 60-month record the 64 three-bedroom sales had a $645,000 median at $317 per square foot, the 41 four-bedroom sales $685,000 at $309 and the 8 five-bedroom sales $719,500 at $214. Extra bedrooms lifted total price but pushed price per square foot down, so a five-bedroom needs a specific buyer.
Every home was built in a 2011 to 2015 window, so build year barely varies, and equipment age does. A replaced roof, a new air conditioner or new impact windows and doors are worth stating with dates, because the original systems are now 11 to 15 years old.
The 50, 60 and 75 foot lots carry different CDD assessment tiers, about $2,644 to $3,480 per lot per year in FY2026, and the bond series that covers the street also matters [Source: Cypress Shadows CDD assessment methodology report, updated June 12, 2024]. Wider lots usually mean larger plans and higher CDD lines, and the buyer sees both.
Lake and preserve positions are compared with sold homes of the same view type, and a home near the clubhouse at 20021 Cypress Shadows Boulevard is compared with homes near the gate on Corkscrew Road. We do not quote a percentage premium, because the MLS record we pulled does not carry a view field.
The same plan sold between $490,000 and $669,000 in 12 months, and condition is a large part of why. A kitchen and bath update, fresh paint from an approved palette, an approved pool or screen enclosure and a documented roof all move a comparable up its ladder, while deferred maintenance and open architectural items pull it down.
Online estimates miss in The Preserve at Corkscrew because they blend plans from 1,654 to 3,078 square feet, ignore lot width and the CDD line, and rest on very few sales: 15 in the last year. A model with that little data will drift, and a buyer sees the same drifting number you do.
An automated estimate is a statistical model fed with public records and listing data. It has no view of your kitchen, your roof or your lot. With only 15 closings a year in the community, the model has to lean on neighboring communities that have different fees, ages and amenities.
The Zestimate, the best-known portal estimate, shows one number without a range or a plan. It blends a $427,500 sale and a $1,290,000 sale inside the same community, cannot see the Cypress Shadows CDD assessment and does not know that $810 a quarter of dues is part of what your buyer is paying. We do not use it, and we do not link to it.
The county's assessed or just value is set for taxation as of January 1, with caps that can lower a homestead below market, and it is not an opinion of what the home would sell for. It is useful context, and the tax reset a buyer inherits is another reason it is not your price [Source: Florida Statutes 193.155].
Keep it as a curiosity and do not price from it. Bring it to the valuation, and we will show where it agrees with the closed record and where it does not. If it is far above the record, a listing at that number will sit, and if it is far below, you may be leaving money on the table.
The Preserve at Corkscrew and The Place at Corkscrew are both gated Corkscrew Road communities built by Pulte and Lennar with no golf, but The Preserve is a 441-home community built 2011 to 2015 with a $627,800 median, and The Place is a 1,325-home resort campus built 2017 to 2023 with a $709,000 county median. Their values differ on age, fees and scale.
Data updated: October 2026
| Question | The Preserve at Corkscrew | The Place at Corkscrew |
|---|---|---|
| What am I valuing? | 441 single-family homes, no villas, coach homes or condominiums | 1,325 platted single-family homes on 1,361 acres (1,316 on the Lee County certified roll) |
| When was it built? | Pulte and Lennar, a 2011 to 2015 construction window | Pulte and Lennar, 2017 to 2023 |
| Recent sales | 15 MLS closings, $627,800 median, $490,000 to $802,500; 17 county sales (MLS 12 months to Oct 21, 2026) | 107 county-recorded sales, $709,000 median; the MLS shows 103 closings at a $695,000 median, $455,000 to $1,249,000 |
| Price per square foot | $297 median | $296 median on the MLS |
| Association fee | $810 per quarter ($3,240 per year) | $1,220.46 per quarter ($4,881.84 per year), including landscaping and irrigation on every private lot |
| CDD | Cypress Shadows CDD, about $2,644 to $3,480 per lot per year in FY2026 | Corkscrew Farms CDD; one lot pays $1,152.64 in Phase 1 and $1,365.41 in Phase 2 (FY2026) |
| Amenity model | No golf and no marina; clubhouse, pool, tennis and pickleball bundled into dues | No golf; resort amenity campus with a restaurant building and a $480 per year food and beverage minimum |
| Gates | One manned gatehouse | Two manned gatehouses |
| Flood zone | Generally mapped in FEMA Flood Zone X | The whole community is a single FEMA Zone X polygon |
Sources: The Preserve at Corkscrew figures from the The Preserve at Corkscrew community guide and the October 21, 2026 Southwest Florida MLS pull; The Place at Corkscrew figures from the The Place at Corkscrew community guide, the Lee County Property Appraiser sales file and the same MLS pull. The Place's MLS count now comes from the October 21 pull, which adds the Fort Myers map area an earlier pull missed, and its 103 closings sit close to the county's 107.
The county medians differ by $81,200 ($709,000 against $627,800), roughly 13% of The Preserve's median. Some of that is age: The Place was built 2017 to 2023, and The Preserve's original systems are 11 to 15 years old. Some is scale and amenity: The Place carries a larger campus, and pays $1,641.84 a year more in dues while The Preserve carries the larger CDD line.
A buyer who wants a smaller community, quarterly dues of $810 and a lower entry price looks at The Preserve. A buyer who wants a 2017 to 2023 build, a restaurant on site and a larger campus looks at The Place. An owner in either community should know which buyer they are likely to meet and price to that buyer.
Your buyer has likely seen a Place listing. A $650,000 Preserve home sits near The Place's $709,000 county median while carrying older systems, and that buyer will compare age, fees and amenities line by line. We adjust for that buyer in the range, and we say which listings your home will be measured against.
Values in The Preserve at Corkscrew sit at the lower-middle of the Corkscrew Road corridor: its $627,800 median compares with $449,000 to $1,280,000 across the six communities below. Its 15 closings are the fewest of the group, so its median moves with a handful of sales.
Data updated: October 2026
The yardstick is closed sales in the last 12 months from one Southwest Florida MLS pull, October 21, 2026, so every row uses the same dates and the same method. Prices are not adjusted for size, and each community's mix differs. Months of supply is active listings divided by closings over 12. With the fuller October 21 pull, The Place shows about 1.4 months of supply.
| Community | Closed sales, 12 months (MLS) | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list | Active listings, Oct 21, 2026 | Months of supply |
|---|---|---|---|---|---|---|---|
| The Preserve at Corkscrew | 15 | $627,800 | $297 | 84 | 97.0% | 5 | 4.0 |
| The Place at Corkscrew | 103 | $695,000 | $296 | 66 | 96.8% | 12 | 1.4 |
| Corkscrew Shores | 48 | $855,000 | $339 | 110 | 96.8% | 18 | 4.5 |
| Bella Terra | 115 | $449,000 | $224 | 53 | 97.5% | 23 | 2.4 |
| WildBlue | 61 | $1,280,000 | $509 | 66 | 95.5% | 32 | 6.3 |
| Verdana Village | 105 | $615,000 | $262 | 51 | 96.7% | 40 | 4.6 |
| Wildcat Run | 33 | $575,000 | $258 | 90 | 95.0% | 12 | 4.4 |
Source: Southwest Florida MLS (Matrix), closed and active residential listings, pulled October 21, 2026, each community computed the same way. [Source: Estero HOA and CDD fees guide]
A buyer priced out of Corkscrew Shores at an $855,000 median may look at The Preserve at $627,800, and a buyer who wants more house than Bella Terra's $449,000 median offers may look here. Verdana Village at $609,000 and Wildcat Run at $575,000 sit within $52,800 of The Preserve's median and compete for the same buyer.
Each Estero community values differently, with its own fees, ages and amenities. See our home valuation in Estero guide for the village overview and our Meadows of Estero valuation guide for a neighborhood of a different kind.
The live competition in The Preserve at Corkscrew on October 21, 2026 was five homes priced from $495,000 to $775,000, a median ask of $639,000, or about 4.0 months of supply against 15 closings. Their asks and their days on market show where sellers think value sits and where buyers disagree.
Data updated: October 2026
| Beds / baths | Living area (sq ft) | List price | List price per sq ft | Days on market so far |
|---|---|---|---|---|
| 3+Den/2(0) | 1,911 | $495,000 | $259 | 33 |
| 4 Bed/3(0) | 2,271 | $609,000 | $268 | 35 |
| 3+Den/2(0) | 1,907 | $639,000 | $335 | 128 |
| 4 Bed/3(0) | 2,271 | $729,000 | $321 | 20 |
| 4 Bed/3(0) | 2,606 | $775,000 | $297 | 8 |
Source: Southwest Florida MLS (Matrix), active residential listings inside The Preserve at Corkscrew, pulled October 21, 2026. [Source: The Preserve at Corkscrew community guide]
The 1,907 square foot listing at $639,000 asks $335 per square foot after 128 days, above the $618,900 median of six 1,910 square foot sales. The 2,271 square foot four-bedroom at $609,000 is below the two 2,271 square foot sales of $675,000 and $690,000, and the 1,911 square foot listing at $495,000 is below the plan's sales of $610,000 to $640,000 in the last year. The two newest listings are asking under the record, and the older one is asking above it.
Your real competition is the listing closest to you in plan and price, plus anything a buyer sees on the same tour. With five listings, a buyer sees most of them in one visit, and a home priced against the record on the first day wins the comparison.
The best time to have a home valued is before you decide to list, and the second best is at the start of the season you want to sell in. In the last 60 months 42 of 113 closings landed in May, March and August, and the valuation should be current for that window.
Data updated: October 2026
| Closing month | Closed sales, last 60 months (to Oct 21, 2026) |
|---|---|
| January | 9 |
| February | 11 |
| March | 14 |
| April | 9 |
| May | 16 |
| June | 9 |
| July | 6 |
| August | 12 |
| September | 7 |
| October | 4 |
| November | 8 |
| December | 8 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside The Preserve at Corkscrew, 113 sales in the 60 months to October 21, 2026. [Source: The Preserve at Corkscrew community guide]
May, March and August carried about 37% of closings. A valuation done in January or February gives you time to prepare for a spring listing, and a valuation in June gives you time for the fall and winter buyer. The 60-month window includes the 2021 to 2023 rush, so treat the calendar as a tendency.
With only 15 sales a year, one or two closings can move the median, so we update the comparable set whenever a new sale at your plan closes. A valuation is good for a quarter as a planning number, and for a listing we refresh it the week you go live.
A buyer's costs in The Preserve at Corkscrew reduce what the buyer can pay for the house: $810 per quarter of dues and about $2,644 to $3,480 a year of CDD assessment add $5,884 to $6,720 a year to the payment before tax, insurance and utilities. Every dollar of that fixed cost reduces the price a lender's ratios allow.
Data updated: October 2026
| Layer | Amount | Period | Source |
|---|---|---|---|
| Association assessment | $810 per quarter ($3,240 per year), as shown on MLS listing sheets on July 8, 2026 | Quarterly | The Preserve at Corkscrew community guide |
| CDD assessment, FY2026 | About $2,644 to $3,480 per lot per year by lot width and bond series | Annual, on the Lee County tax bill | Cypress Shadows CDD FY2026 final adopted budget |
| Fixed total before tax, insurance and utilities | $5,884 to $6,720 per year | Annual | The Preserve at Corkscrew community guide |
| Resale charge under the 2015 amendment | Not extracted from the recorded instrument | At transfer, if any | Master Declaration Amendment 2, 2015 |
At $3,240 a year, The Preserve's dues are $1,641.84 below The Place's $4,881.84. That is a real selling point for your home, and it is offset in part by a larger CDD line, so we state the two together.
A change of ownership resets a homestead's assessed value to just value as of the next January 1, so your current tax bill is not your buyer's [Source: Florida Statutes 193.155]. Showing that math first builds trust and can protect your price.
The community is generally mapped in FEMA Flood Zone X and was built with impact-resistant openings under the wind-borne debris rules, both of which help a buyer's insurance conversation. We do not promise a premium, and we recommend a wind mitigation report because it documents what the home actually has [Source: Florida Statutes 627.0629].
Five Florida rules shape what a seller keeps in The Preserve at Corkscrew: the seller pays doc stamps and, in Lee County, the owner's title policy; the section 720.401 summary is due before contract; the estoppel is capped by statute; the property tax and flood disclosures apply; and buyer representation follows the post-NAR-settlement rules.
Documentary stamp tax is $0.70 per $100 and the seller customarily pays it, and in Lee County the seller customarily pays the owner's title policy, though the contract controls [Source: Florida Statutes 201.02] [Source: Florida Administrative Code Rule 69O-186.003]. At $627,800 those are $4,394.60 and about $3,214.
Section 720.401 requires the disclosure summary before the buyer signs a contract, the seller supplies it on a resale, the contract must carry the statute's voidability clause, and a buyer who did not receive it may cancel within 3 days of receipt or before closing, whichever comes first. The statute does not apply to associations under chapters 718, 719, 721 or 723, and The Preserve at Corkscrew is single-family only, so the condominium fork does not arise here. We have not confirmed whether the recorded Declaration restates the duty, and we say so [Source: Florida Statutes 720.401].
Section 720.30851 caps the estoppel fee, sets its turnaround and makes the certificate valid for 30 days. Florida DBPR publishes the adjusted caps as $299, $119 and $179, which the issuing association confirms, and the association's own fee is not published in any document we could reach [Source: Florida Statutes 720.30851].
Section 689.261 requires a property tax disclosure summary and section 689.302 a flood disclosure at or before contract, and Johnson v. Davis requires disclosure of known material defects [Source: Florida Statutes 689.261] [Source: Florida Statutes 689.302]. None of it is legal advice, and your closing agent confirms the forms.
Since August 17, 2024, buyer broker compensation may not be advertised in the MLS, buyers sign written agreements before touring, and every commission is negotiable [Source: National Association of REALTORS, settlement FAQs]. What you negotiate with us is the listing side, and whether to offer anything toward the buyer's agent is a separate decision.
Four kinds of preparation move a home's number in The Preserve at Corkscrew: fixing what an inspector will flag, refreshing what a buyer sees first, gathering the documents a buyer asks for and knowing the rules a buyer will read. Each is cheaper before listing than during a contract.
Leaks, failing equipment, damaged screens and open permits get found. With systems from a 2011 to 2015 build, a buyer's inspector will date the roof, air conditioner and water heater, and a pre-listing inspection finds them on your schedule.
Paint, lighting, hardware and worn flooring are the cheap changes. The association publishes 18 approved exterior palettes, so an exterior repaint should use one [Source: Approved exterior paint colors, 18 palettes, August 5, 2021].
The estoppel, the Declaration and its amendments, the Architectural Review Committee approvals, the CDD assessment for your lot, equipment dates and a wind mitigation report belong in one folder. A buyer who never has to ask writes an offer sooner.
Leash rules, the vehicle and parking rules, golf cart registration, the 25 mile per hour speed limit and the leasing application process will all appear in a buyer's questions. The minimum lease term is not confirmed, so we do not promise one [Source: Community Rules and Regulations, approved May 23, 2019].
You net the sale price less the mortgage payoff, the negotiated commission and roughly $8,000 to $9,000 of statutory and customary costs at the community median. At $627,800, doc stamps are $4,394.60, the owner's title premium about $3,214, and each 1% of commission $6,278.
Data updated: October 2026
| Sale price | Doc stamps at $0.70 per $100 | Promulgated owner's title premium (Lee, seller pays) | Estoppel cap, current account (adjusted) | Each 1% of price |
|---|---|---|---|---|
| $490,000 (low end of the 12-month range) | $3,430 | $2,525 | $299 | $4,900 |
| $627,800 (12-month median) | $4,394.60 | $3,214 | $299 | $6,278 |
| $700,000 (upper-middle) | $4,900 | $3,575 | $299 | $7,000 |
| $802,500 (top of the 12-month range) | $5,617.50 | $4,087.50 | $299 | $8,025 |
Sources: Florida Statutes 201.02 and 720.30851 with the adjusted estoppel cap published by Florida DBPR; Florida Administrative Code Rule 69O-186.003 premium schedule, applied as $575 plus $5.00 per $1,000 above $100,000; our arithmetic. Estimates for illustration, and your closing agent's statement controls. [Source: Florida Department of Revenue, documentary stamp tax]
Doc stamps, title, the estoppel, lien search, settlement fees and prorated taxes and assessments come off the price, along with the commission you negotiate, so we put a net sheet beside the value at the recommended price and at two others. For the statewide breakdown of every line, see our guide to seller closing costs in Florida.
Whether to rent or sell a home in The Preserve at Corkscrew turns on the leasing rules, which are not fully verified, and on what a sale nets. Leasing is permitted with a tenant application, but the minimum lease term and any annual cap have not been confirmed, so a valuation should come before a rental decision.
Lessees are recognized as full residents with the same facility-use rights as owners, and the association requires a formal tenant application and approval. The recorded Declaration and its 2015 amendment, titled around a resale cap, may carry leasing or resale limits we have not extracted, so confirm with Vesta Property Services before you commit to a rental plan.
A valuation gives you the sale number and the net, and the association's rules give you the rental constraints. With both on paper you can compare selling now with renting and selling later, and see whether the carrying cost of $5,884 to $6,720 a year plus tax and insurance changes the answer.
The Preserve at Corkscrew owners get a free valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from closed sales at your plan and size, placed on the community's price ladder, with your fee stack, flood file and net sheet beside it. There is no cost and no obligation.
Data updated: October 2026
You receive the recent closed sales in your size range with dates and days on market, a per-square-foot analysis based on MLS living area, the live competition with price histories, your home's position on the community ladder with the reasons, the fee stack your buyer will underwrite and a recommended list price with a defensible range. Request it through our McGreevy and Comisar valuation form.
In a community where six homes of the same 1,910 square feet sold between $490,000 and $669,000 in 12 months, the price decides the sale. We would rather you see the evidence before you commit, and many owners use the valuation to decide whether to sell this season or next.
Jesse McGreevy runs the pricing and the data and Marc Comisar walks the home, and both are Florida licensees with Domain Realty, licensed and regulated by the Florida Real Estate Commission.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your address, your timeline and the one thing you are most worried about, and you will get a straight answer.
Owners in The Preserve at Corkscrew who decide to sell get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a 441-home community with two governing layers and a lot-width ladder rewards a valuation-first approach. In one year, homes of the same plan sold $179,000 apart.
Data updated: October 2026
If you are searching for the best The Preserve at Corkscrew listing agent, or thinking, "I want to know what my home is worth before I sell," this page is the short version. We value from closed sales, we build the documents file before the first showing and we negotiate every offer ourselves.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS record and current listings. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Buying instead? Call Marc at (239) 287-5873, read our Estero buyer guide, and see how we represent buyers in Estero.
Not automatically. The record shows 30 of the 113 closings in the last 60 months in March and May, but the price you get depends on your plan and condition, not the month. A spring listing meets more buyers, and the valuation tells you what those buyers have paid for your plan [Source: The Preserve at Corkscrew community guide].
Not always. Over 60 months, homes under 2,000 square feet had a $317 median per square foot, homes of 2,000 to 2,399 square feet $310 and homes of 2,800 and up $292. The smaller plans held their price per foot.
Read the closed sales at your plan and size, then compare your list price with them. Six of the 15 sales in the last 12 months took more than 90 days. Reprice to the right rung, complete the documents file and refresh the photos before you assume the market is the problem.
No. The valuation starts from the closed record and the county file, and we order the estoppel when you decide to list. Having your Declaration and any architectural approvals on hand speeds the walk-through.
Yes. A valuation is confidential and creates no obligation. Many owners request one to plan an estate, a move or a refinance.
Ask each team three things: its comparable set for your plan and size, its explanation of the association and CDD layers, and its plan for the association documents. Our best real estate agents in Estero guide compares teams on the public record.
McGreevy and Comisar is a top-reviewed The Preserve at Corkscrew 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.
Recognition behind these reviews:
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
A valuation is only useful if someone follows through on it. We keep the comparable set current until the day you list.
★★★★★ "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
Communication starts with the valuation. You see the sales behind the number and the questions we could not answer from the record.
★★★★★ "Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed." Verified Google review
Owners here often sell and buy in the same move. We plan both sides together, including the timing of two closings.
A specialist in The Preserve at Corkscrew matters for a valuation because the facts that move the number live in documents, not in a listing feed: lot width and bond series, a quarterly association fee, a CDD assessment on the tax bill, a 2015 resale cap amendment and a plan ladder that runs from $427,500 to $1,290,000 over five years.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar. He runs pricing, marketing, data and the association and closing paperwork, which here means the plan ladders, the estoppel and the net sheet. Reach him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: walk-throughs, showings, inspections and the on-site management that lets a seasonal owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may value a home off the community median, skip the lot width and CDD line, quote a portal estimate, overlook the 2015 resale cap amendment or forget that the association's exterior palettes constrain a repaint. Each mistake costs a seller a week or a price cut.
Owners in The Preserve at Corkscrew often buy again in Southwest Florida, and we plan both sides as one move, including the timing of two closings and the Save Our Homes portability claim that can carry accumulated tax savings to your next Florida homestead.
Florida's portability rule lets a homestead owner who establishes a new Florida homestead within the statutory window transfer the difference between just value and capped assessed value, up to $500,000, to the new home [Source: Florida Department of Revenue, PT-112 portability guide]. The January 1 homestead test matters, so we sequence both closings around it.
If your next home is in another Estero community, our guide to buying a home in Estero walks through the contract, inspection and approval steps.
If you want to plan the sale and the purchase together, call Jesse direct at (239) 898-6072 or request a free home valuation. For the purchase side, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Owners in The Preserve at Corkscrew ask these questions before they value a home, and each answer below is written for a Lee County owner in a gated community with one master association and one CDD, in a single paragraph. They cover value, comparables, online estimates, fees, disclosure, costs and the choices around renting and listing.
Data updated: October 2026
Owners work with McGreevy and Comisar because the answers below show up in the number:
Nothing here is legal or tax advice; confirm anything that affects your sale with your closing agent, attorney or CPA.
Most homes sold between $490,000 and $802,500 in the 12 months to October 21, 2026, with a $627,800 median across 15 closings. Your number depends on plan, size, lot, condition and timing, so start with a written opinion through our free home valuation or call Jesse direct at (239) 898-6072.
We confirm plan, lot and living area, select the closest closed sales, adjust for time, condition, systems and position, read the flood zone, add the association and CDD fee stack and test the range against the live listings. Every step uses records, not a model. The nine steps are set out in the section above.
Yes. There is no cost and no obligation, and you keep the written opinion whether or not you list. Jesse McGreevy writes it and Marc Comisar walks the home if you want a walk-through.
It cannot be relied on here. With only 15 closings in the last year, a model leans on neighboring communities, blends plans from 1,654 to 3,078 square feet and cannot see lot width, roof age or the CDD line. Use a written opinion built from closed sales at your plan.
Fifteen closed on the Southwest Florida MLS in the 12 months to October 21, 2026, for $9,425,800 in total volume. The Lee County public sales file shows 17 qualified recorded sales in the same window, and the 13% gap is inside our 20% test, so we treat the MLS pull as complete here.
The median was $627,800 over 12 months at $297 per square foot. Over 24 months it was $600,000, over 36 months $664,500 and over 60 months $670,000. The 60-month window includes the stronger 2023 and 2024 market.
Over the last 12 months sales ran from $490,000 for a 1,912 square foot home to $802,500 for a 2,554 square foot home. Over 60 months the range widens from $427,500 to $1,290,000, the top being a 3,078 square foot four-bedroom-plus-den plan.
Six homes of about 1,910 square feet sold between $490,000 and $669,000 in 12 months, a $179,000 spread. Condition, roof and air conditioning age, upgrades, timing and days on market explain most of it, and a walk-through is how we place your home in that range.
Not by itself. In the last 12 months the 10 three-bedroom sales had a $633,900 median and the 5 four-bedroom sales $585,000. Over 60 months, five-bedroom homes sold at a $214 median per square foot against $317 for three-bedroom homes, so extra bedrooms lift total price but lower price per foot.
It matters through plan size and the CDD line. The community has 197 lots of 50 feet, 179 of 60 feet and 65 of 75 feet, and the Cypress Shadows CDD assessment runs about $2,644 to $3,480 per lot per year in FY2026, so your buyer's fixed cost depends on which lot you own.
The 12-month median ran $667,500, $839,000, $754,500, $550,000 and $627,800 across the five 12-month blocks, oldest first, while median days on market rose from 11 to 84. A median across 15 sales can move with one or two closings, so we read the direction of the series.
On paper the median is lower, $627,800 against $839,000 for the block from 37 to 48 months back, but the mix of plans differs. The 3,078 square foot plan, for instance, sold four times in 2024 at $1,050,000 to $1,250,000 and not at all in the last 12 months.
The median was 84 days in the last 12 months. Three of 15 sold within 30 days, six took 31 to 90 days and six took more than 90, the longest 190 days. Pricing to the record on day one is the main lever.
The median sale closed at 97.0% of list over 12 months. Only one of 15 sold at or above list, and four sold below 95%. Five years ago the median was 100.0%, so the negotiating room has grown.
On October 21, 2026 five homes were listed: $495,000 for 1,911 square feet, $609,000 and $729,000 for 2,271 square feet, $639,000 for 1,907 square feet and $775,000 for 2,606 square feet. The $495,000 and $609,000 listings ask under the recent sales at their plans; the $639,000 listing, at 128 days, and the two newest at $729,000 and $775,000 ask above them, and the long-listed home is where price cuts usually start.
About 4.0 months, from five active listings against 15 closings in 12 months. Six months is the usual balanced marker, but with so few homes the figure moves with each listing or closing.
In the last 60 months May had 16 closings, March 14 and August 12, together 42 of 113. Treat the calendar as a tendency, since the window includes the 2021 to 2023 rush, and do not skip a good buyer for a better month.
Dues are $810 per quarter ($3,240 per year) and the CDD is about $2,644 to $3,480 per lot per year in FY2026, so $5,884 to $6,720 a year fixed, before tax, insurance and utilities. That is roughly $490 to $560 a month a lender counts against your buyer.
The Place at Corkscrew charges $1,220.46 per quarter ($4,881.84 per year), which is $1,641.84 a year more than The Preserve's $3,240, but it has a smaller CDD line. Your buyer compares the two totals, so we state both.
The Place's county median was $709,000 on 107 recorded sales against $627,800 here on 17, about $81,200 apart. The Place was built 2017 to 2023 and The Preserve 2011 to 2015, so age is part of the gap. The Place's MLS count, 103 on the October 21 pull, sits within 4% of the county's 107, and we show both.
Not what your home would sell for. The county's value is set for taxation as of January 1 and capped for a homestead, so it can sit below market. A buyer's bill resets to just value after a sale, which is why your current tax bill is not your buyer's.
Yes. We put a net sheet beside the value at the recommended price and two others, showing doc stamps at $0.70 per $100, the owner's title premium that Lee County sellers customarily pay, the estoppel fee, prorated taxes and assessments and your negotiated commission.
The seller customarily pays it in Lee County, unlike the Collier County habit, though the contract controls. The premium follows a state schedule, about $3,214 at $627,800. See our seller closing costs guide.
$0.70 per $100 of price, customarily paid by the seller. That is $3,430 at $490,000, $4,394.60 at $627,800 and $5,617.50 at $802,500.
No. The valuation starts with the closed record and the county file. We order the estoppel when you decide to list, and section 720.30851 caps the fee and limits its validity to 30 days, so ordering early wastes money.
It is a recorded amendment to the Master Declaration, titled around a resale cap. We have not extracted its terms, so we do not put a number on it. Read the instrument before you set a list price, because a transfer charge affects your net, not the market value.
Leasing is allowed with a tenant application, but the minimum lease term, any annual cap and short-term rental rules are not confirmed. A buyer who plans to rent should have those read from the recorded documents before contract, and it can change what an investor will pay.
The community is generally mapped in FEMA Flood Zone X, but zone lines can vary lot to lot and we have not confirmed each parcel. We print the zone for your address in the valuation, because it feeds your buyer's lender and insurance quote.
Yes. Every home here was built in a 2011 to 2015 window, so original systems are 11 to 15 years old. Replaced systems with dates, and a wind mitigation report, can move a home up its price ladder, and a buyer's insurance quote often decides how much.
Get the valuation first. It shows what buyers paid at your plan and where a kitchen, bath or system update would move you up the ladder, so you spend only where dollars come back. Exterior work needs Architectural Review Committee approval.
It is a negotiated market rather than a seller's rush: 15 closings, 84 median days and 97.0% of list, against 11 days and 100.0% five years ago. A well-priced, well-documented home still sells, and the valuation shows what that price is.
Yes. Owners request one for estate planning, a refinance, a divorce, a move or curiosity. It is confidential and creates no obligation, and we keep no pressure on the follow-up.
Yes. We work from the record and, when you want one, Marc walks the home and sends photos and notes. Everything else is handled by phone, email and electronic signature.
We plan both sides as one move, including the timing of two closings and the Save Our Homes portability claim that can carry accumulated tax savings, up to $500,000, to your next Florida homestead. Call Marc at (239) 287-5873 for the purchase side and see how we represent buyers.
Decide whether to list now, wait or hold. If you list, we finish the documents file, order the estoppel and launch at the recommended price. If not, you keep the written opinion, and we can update it whenever a new sale at your plan closes.
Request a free home valuation or call Jesse direct at (239) 898-6072. Bring your address, your timeline and the one thing you are most worried about, and you will get a straight answer with the closed sales behind it.
Owners and buyers in The Preserve at Corkscrew work with Jesse McGreevy and Marc Comisar of Domain Realty because the team reads every closed sale inside the community, prepares the association and district paperwork before a buyer asks, and works from an office in Bonita Springs. Learn more about our team.
If you want a number for your The Preserve at Corkscrew home, the work begins with the plan and lot width, then the closed sales at your size, then the two bills your buyer will underwrite. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida, and every one of those valuations began the same way, with the closed record and not a portal estimate.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. Read more about McGreevy and Comisar on our about page, and follow our latest listings on Instagram.
McGreevy and Comisar is a top-reviewed The Preserve at Corkscrew realtor; read every verified review on our Google profile.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Contact us when you are ready:
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Facts on this page rest on primary sources: the association and its published documents, the Cypress Shadows Community Development District, Lee County's Property Appraiser, Lee County government, Florida statutes, federal agencies and our own guides. No listing portal or competing brokerage is cited. Sources were accessed in September 2026 unless dated.
Owners in The Preserve at Corkscrew 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 last row names the record that comes from the association and the office that holds it.
| Document | What it proves for a The Preserve at Corkscrew owner | Official authority |
|---|---|---|
| Florida Statutes 720.401, disclosure summary for prospective purchasers in a mandatory homeowners association | The HOA disclosure summary, its pre-contract timing and the buyer's 3-day cancellation right | Florida Legislature |
| Florida Statutes 720.30851, homeowners association estoppel certificates | What the HOA estoppel certificate must state and its fee caps | Florida Legislature |
| Florida Statutes 689.302, flood disclosure | The seller's flood disclosure owed at or before contract | Florida Legislature |
| Florida Statutes 689.261, property tax disclosure summary | The property tax disclosure summary in a residential contract | Florida Legislature |
| Documentary stamp tax overview | The $0.70 per $100 rate on deeds | Florida Department of Revenue |
| Florida Administrative Code Rule 69O-186.003, title insurance rates | The promulgated title insurance premium schedule | Florida Administrative Code |
| NAR settlement FAQs | That commission is negotiable and how buyer broker compensation works after August 17, 2024 | National Association of REALTORS |
| PT-112 portability guide | How to carry Save Our Homes savings to your next Florida homestead | Florida Department of Revenue (PDF) |
| Master Declaration of Covenants, Conditions and Restrictions, Lee County Instrument 2012000094216, recorded April 27, 2012 | The recorded Master Declaration, Instrument 2012000094216, and the association's original governing documents | The Preserve at Corkscrew HOA (PDF) |
| Master Declaration Amendment 2, 2015, resale cap | The 2015 amendment titled around a resale cap, to read before you list | The Preserve at Corkscrew HOA (PDF) |
| Preserve at Corkscrew Master Association Community Rules and Regulations, approved May 23, 2019 | Gate, pet, parking, golf cart and amenity rules | The Preserve at Corkscrew HOA (PDF) |
| Architectural and Landscape Guidelines, Revision F, April 13, 2023 | The exterior approval process, its 30-day clock and the 75 percent native vegetation rule | The Preserve at Corkscrew HOA (PDF) |
| Approved exterior paint colors, 18 palettes, August 5, 2021 | The 18 approved exterior palettes | The Preserve at Corkscrew HOA (PDF) |
| FY 2026 Cypress Shadows CDD final adopted budget | The CDD assessment by lot width and bond series | Cypress Shadows CDD (PDF) |
| Cypress Shadows CDD assessment methodology report, updated June 12, 2024 | How the 441-lot assessment roll and per-lot tiers are calculated | Cypress Shadows CDD (PDF) |
| Current estoppel and Declaration for your home | Fees, any balance and the leasing terms | Ordered through Vesta Property Services; the Declaration is recorded with the Lee County Clerk as Instrument 2012000094216 |
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.