Estero, Florida
Find out what your RiverCreek home is worth with a free valuation from McGreevy and Comisar. We price from closed sales of your own plan and size, not an automated estimate, and show the fee stack a buyer will underwrite. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated September 2026.
RiverCreek homes sold for $555,000 to $1,025,000 in the last 12 months, so the honest answer to "what is my home worth" starts with which of the community's eight plans it is and how large it lives. This valuation guide sits beside our full RiverCreek community guide, which covers the build story, amenities, schools and storm record, and it shows how we turn 46 closed sales in the Southwest Florida MLS 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 RiverCreek seller guide covers pricing, marketing, costs and the law of a sale. This valuation page covers the value itself, and the RiverCreek buyer guide shows the other side of the table.
Owners elsewhere in the village can see the same method applied in our home valuation guide for Estero and our Meadows of Estero valuation guide. Ready for a written number now? Request our free home valuation, and if you are also buying, our Estero buyer guide covers the purchase side.
McGreevy and Comisar are the best realtor for valuing a RiverCreek home because we price it against closed sales of the same plan size, 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 builds the comparable set, the per-square-foot analysis and the net sheet, and Marc Comisar walks the home and reads the details a database cannot see. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. Our office is in Bonita Springs, a short drive from the Corkscrew Road corridor.
Recent RiverCreek market record (12 months to September 29, 2026): 46 closed sales on the MLS · $34,695,731 in total volume · $757,450 median sold price · $260 median price per square foot of living area · a range of $555,000 to $1,025,000 · a median 69 days on market · a median 99.2% of list price · 24 active listings on September 29, 2026, about 6.3 months of supply. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026 [Source: RiverCreek community guide].
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about RiverCreek is narrower and checkable: every figure below traces to a dated MLS pull, a county record or a published document, and where we could not verify something we say so.
, our Estero seller guide and Estero buyer guide cover the process, and Jesse at (239) 898-6072 covers the specifics.
RiverCreek owners who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your number more than any online estimate will, and every one is specific to this gated, no-golf GL Homes community on Corkscrew Road.
Start Here: Why McGreevy and Comisar Are the Best Realtor for RiverCreek · Key Takeaways · What Is My RiverCreek Home Worth? · How Is a RiverCreek Home Actually Valued? · What Have RiverCreek Homes Sold For in the Last 12 Months? · How Have RiverCreek Home Values Changed Over Time? · Which Plan Differences Change a RiverCreek Value?
The Essentials: Why Do Online Estimates Miss on RiverCreek Homes? · RiverCreek vs Belle Lago: How Do Their Values Compare? · How Do RiverCreek Values Compare With Nearby Estero Communities? · What Does the Live Competition Say About a RiverCreek Value? · When Is the Best Time to Have a RiverCreek Home Valued? · What Do a RiverCreek Buyer's Costs Do to Your Home's Value? · Which Florida Rules Shape a RiverCreek Sale Price?
The Details: What Do County Recorded Sales Say About RiverCreek Values? · What Moves the Number Before You List a RiverCreek Home? · What Will You Net From a RiverCreek Sale? · Should You Rent or Sell Your RiverCreek Home? · How Do You Get a Free RiverCreek Home Valuation? · Thinking of Selling Your RiverCreek Home? 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 RiverCreek Specialist Matter for a Valuation? · Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Valuing a Home in RiverCreek · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the RiverCreek Valuation Team Today?
The short answer is that a RiverCreek home worth depends first on its size: the middle of the market is $757,450, homes under 2,200 square feet sell near $635,900 and homes of 4,000 square feet and up near $928,823. The written number for your address comes from closed sales of your own plan, adjusted for lot, upgrades and condition.
Data updated: September 2026
Living area (12 months) | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list | Lowest sale | Highest sale |
|---|---|---|---|---|---|---|---|
Under 2,200 sq ft | 14 | $635,900 | $295 | 75 | 99.6% | $555,000 | $779,900 |
2,200 to 2,999 sq ft | 9 | $739,900 | $254 | 62 | 99.3% | $660,000 | $850,000 |
3,000 to 3,999 sq ft | 14 | $777,450 | $254 | 64 | 99.4% | $675,000 | $1,025,000 |
4,000 sq ft and up | 6 | $928,823 | $210 | 88 | 98.3% | $875,000 | $1,000,000 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside RiverCreek, 12 months to September 29, 2026. [Source: RiverCreek community guide]
MLS living area (sq ft) | Plan with that published size | Closed sales (12 months) | Median sold price | Median $ per sq ft | Median days on market |
|---|---|---|---|---|---|
1,904 | Acadia | 2 | $600,900 | $316 | 186.5 |
1,905 | Not one of the eight published plan sizes | 2 | $657,450 | $345 | 82 |
2,135 | Canyon | 5 | $635,900 | $298 | 67 |
2,183 | Not one of the eight published plan sizes | 1 | $779,900 | $357 | 5 |
2,193 | Rainier | 4 | $635,900 | $290 | 60 |
2,909 | Denali | 6 | $734,900 | $253 | 75 |
2,976 | Not one of the eight published plan sizes | 3 | $755,000 | $254 | 60 |
3,004 | Biscayne | 8 | $767,475 | $255 | 59 |
3,099 | Not one of the eight published plan sizes | 1 | $675,000 | $218 | 69 |
3,694 | Olympia | 3 | $849,900 | $230 | 156 |
3,736 | Not one of the eight published plan sizes | 1 | $1,025,000 | $274 | 13 |
3,965 | Not one of the eight published plan sizes | 1 | $775,000 | $195 | 53 |
4,397 | Cascade | 4 | $909,773 | $207 | 75.5 |
4,435 | Not one of the eight published plan sizes | 2 | $961,500 | $217 | 92 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside RiverCreek, 12 months to September 29, 2026, matched to the eight published RiverCreek Collection sizes in our community guide. [Source: RiverCreek community guide]
Read the table as a starting point. The Acadia and Canyon had only 2 and 5 sales, the Biscayne 8, and a median of 2 sales is two sales, not a market. That is why we widen to comparables from earlier windows when a plan is thin and say so in the written opinion.
The $757,450 median blends a $555,000 sale of a two-bedroom-plus-den home with a $1,025,000 sale of a home of 3,736 square feet. Eight plans, lakes and preserves, single- and two-story homes and different upgrade packages sit inside it. A seller who prices to the median overprices the smaller plans and underprices the larger ones.
Start with our free home valuation form and we follow up with a written opinion: the closed sales of your plan, the live competition, your fee stack and a recommended range. Or call Jesse direct at (239) 898-6072.
A RiverCreek home is valued in nine steps: confirm the plan and living area, select closed sales of the same plan, adjust for time, condition, lot and view, read the flood zone, add the fee stack a buyer will underwrite and test the result against the live competition. Each step is documented, so you can see why the number is what it is.
Data updated: September 2026
RiverCreek is a single-family HOA community of 554 homes, and every home belongs to RiverCreek Homeowners Association, Inc. There are no condominium or sub-association layers to sort out, which makes the legal form the simplest part of the valuation [Source: RiverCreek community guide].
The MLS living area and the county's heated area can differ, and seven MLS sizes in the record do not match any of the eight published plan sizes. We confirm the living area from the county record and the original plan so the per-square-foot figure is honest.
We take closed sales of the same plan in the last 6 to 12 months, then widen to 24 and 36 months if the plan is thin. With 46 sales in 12 months and 75 in 24, the widest useful pool is small, so we name each comparable and its date.
The median has been flat, so time adjustments are small: $757,450 in the first half of the latest year and $757,450 in the second. We still date every comparable, because a 2024 sale and a 2026 sale are not equal.
A home three years old rarely needs repairs, but designer upgrade packages vary widely. GL Homes' standard interiors included ceramic tile, quartz and granite counters and a stainless GE appliance package, and buyers added on top [Source: RiverCreek community guide]. We value documented upgrades and leave undocumented ones at zero.
GL Homes marketed both lake-view and preserve-view homesites and a release of oversized lots, so lot character varies across the community. We price a view against sales of the same view type, and we say when the record has too few of them to price.
RiverCreek is in FEMA Zone X, outside the Special Flood Hazard Area, on Lee County FIRM panel 12071C. We confirm your parcel on the FEMA Map Service Center because an individual lakefront lot could differ [Source: FEMA Flood Map Service Center].
A buyer subtracts the carry from what they will pay: about $1,158 per quarter in HOA assessment and about $1,957.79 per year in Corkscrew Crossing CDD, roughly $6,590 per year before property tax. The CDD's debt service of $1,583.01 retires around 2053.
On September 29, 2026, 24 RiverCreek listings asked $599,900 to $1,375,000. We compare your home with each listing's plan, condition and price history, and we set the value where it wins the comparison.
If you want your home put through those nine steps, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer who wants the same analysis on a home you are considering, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
RiverCreek is a gated GL Homes community of 554 single-family homes, and every sale here is now a resale. If you are selling, get a free RiverCreek home valuation or call Jesse direct at (239) 898-6072. If you are buying, start with how we represent buyers in Estero or call Marc at (239) 287-5873.
Every RiverCreek closing in the last 12 months is listed below, newest first: 43 sales from $555,000 to $1,025,000 at a $757,450 median. Beds and baths read as bedrooms, plus a den where noted, then full baths with half baths in parentheses, and the days on market are the MLS figure at closing.
Data updated: September 2026
Closing date | Beds / baths | Living area (sq ft) | List price | Sold price | Days on market |
|---|---|---|---|---|---|
September 21, 2026 | 3 Bed/3(0) | 2,135 | $589,000 | $570,000 | 7 |
September 18, 2026 | 4 Bed/4(0) | 2,976 | $775,000 | $755,000 | 60 |
September 16, 2026 | 5+Den/7(0) | 4,435 | $949,000 | $923,000 | 102 |
August 28, 2026 | 4+Den/5(0) | 3,736 | $1,075,000 | $1,025,000 | 13 |
July 10, 2026 | 2+Den/2(0) | 1,905 | $570,000 | $555,000 | 140 |
July 6, 2026 | 3+Den/3(0) | 2,135 | $679,000 | $650,000 | 67 |
June 8, 2026 | 4+Den/5(0) | 3,694 | $1,050,000 | $1,022,000 | 95 |
June 3, 2026 | 5+Den/7(0) | 4,435 | $1,049,000 | $1,000,000 | 82 |
May 19, 2026 | 4 Bed/4(0) | 2,976 | $869,000 | $850,000 | 192 |
May 15, 2026 | 4 Bed/4(0) | 2,976 | $689,000 | $660,000 | 41 |
May 11, 2026 | 2+Den/2(0) | 1,904 | $595,900 | $595,900 | 281 |
April 28, 2026 | 3+Den/3(0) | 2,193 | $629,900 | $624,900 | 21 |
April 7, 2026 | 5+Den/5(0) | 3,965 | $795,000 | $775,000 | 53 |
March 31, 2026 | 3+Den/4(0) | 3,004 | $759,900 | $759,900 | 161 |
March 30, 2026 | 3+Den/4(0) | 3,004 | $784,900 | $765,000 | 14 |
March 27, 2026 | 3+Den/3(0) | 2,135 | $585,000 | $580,000 | 185 |
March 26, 2026 | 3+Den/3(0) | 2,193 | $635,900 | $635,900 | 83 |
March 25, 2026 | 4+Den/5(0) | 3,694 | $839,900 | $829,900 | 191 |
March 13, 2026 | 4+Den/4(0) | 2,909 | $724,900 | $719,900 | 28 |
February 25, 2026 | 3+Den/4(0) | 3,004 | $794,900 | $769,950 | 99 |
February 19, 2026 | 3+Den/3(0) | 2,183 | $789,900 | $779,900 | 5 |
February 19, 2026 | 4+Den/4(0) | 2,909 | $729,900 | $729,900 | 285 |
February 6, 2026 | 4 Bed/4(0) | 3,004 | $720,000 | $720,000 | 59 |
January 30, 2026 | 2+Den/2(0) | 1,905 | $769,900 | $759,900 | 24 |
January 28, 2026 | 5 Bed/7(0) | 4,397 | $894,900 | $875,000 | 244 |
January 26, 2026 | 4 Bed/4(0) | 2,909 | $709,900 | $700,900 | 62 |
January 26, 2026 | 2+Den/2(0) | 1,904 | $605,900 | $605,900 | 92 |
January 23, 2026 | 4+Den/5(0) | 3,694 | $849,900 | $849,900 | 156 |
January 16, 2026 | 3+Den/4(0) | 3,004 | $949,900 | $949,900 | 59 |
January 14, 2026 | 5 Bed/7(0) | 4,397 | $894,900 | $884,900 | 94 |
January 12, 2026 | 5+Den/7(0) | 4,397 | $929,900 | $934,645 | 57 |
January 12, 2026 | 5+Den/7(0) | 4,397 | $929,900 | $934,645 | 57 |
January 8, 2026 | 3+Den/3(0) | 2,135 | $635,900 | $635,900 | 177 |
December 23, 2025 | 4 Bed/4(0) | 2,909 | $739,900 | $739,900 | 20 |
November 24, 2025 | 3+Den/3(0) | 2,193 | $635,900 | $635,900 | 37 |
November 17, 2025 | 4 Bed/4(0) | 2,909 | $759,900 | $759,900 | 207 |
October 31, 2025 | 3+Den/4(0) | 3,004 | $759,900 | $759,900 | 56 |
October 30, 2025 | 3 Bed/4(0) | 3,004 | $779,900 | $779,900 | 25 |
October 28, 2025 | 4 Bed/4(0) | 2,909 | $774,900 | $769,900 | 88 |
October 27, 2025 | 3+Den/4(0) | 3,004 | $779,900 | $779,900 | 197 |
October 21, 2025 | 3+Den/3(0) | 2,193 | $635,900 | $635,900 | 155 |
October 17, 2025 | 3+Den/4(0) | 3,099 | $759,000 | $675,000 | 69 |
September 30, 2025 | 3+Den/3(0) | 2,135 | $635,900 | $635,900 | 42 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside RiverCreek, 12 months to September 29, 2026. Two closings on January 12, 2026 show identical prices and days on market in the extract. [Source: RiverCreek community guide]
Closing date | Beds / baths | Living area (sq ft) | List price | Sold price | Days on market |
|---|---|---|---|---|---|
2026-08-28 | 4+Den/5(0) | 3,736 | $1,075,000 | $1,025,000 | 13 |
2026-06-08 | 4+Den/5(0) | 3,694 | $1,050,000 | $1,022,000 | 95 |
2026-06-03 | 5+Den/7(0) | 4,435 | $1,049,000 | $1,000,000 | 82 |
2026-01-16 | 3+Den/4(0) | 3,004 | $949,900 | $949,900 | 59 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside RiverCreek, 12 months to September 29, 2026. [Source: RiverCreek community guide]
At the other end, four homes sold under $600,000, the lowest at $555,000 on July 10, 2026, a 1,905-square-foot two-bedroom-plus-den home after 140 days. The spread from lowest to highest is the size of the plan, the lot and the upgrades.
Bedrooms (12 months) | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list | Lowest sale | Highest sale |
|---|---|---|---|---|---|---|---|
2 bedrooms plus den | 4 | $600,900 | $316 | 116 | 99.4% | $555,000 | $759,900 |
3 bedrooms, with or without den | 18 | $662,500 | $278 | 63 | 100.0% | $570,000 | $949,900 |
4 bedrooms, with or without den | 14 | $757,450 | $252 | 75 | 99.1% | $660,000 | $1,025,000 |
5 bedrooms, with or without den | 7 | $923,000 | $208 | 82 | 97.8% | $775,000 | $1,000,000 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside RiverCreek, 12 months to September 29, 2026. Bedroom groups follow the MLS bedroom field, with and without a den. [Source: RiverCreek community guide]
We do not present a RiverCreek closing of our own on this page, because the market pull behind it is the community's public MLS record, not our transaction file. We would rather say that than dress up a story. What we can show first-hand is the method: the same nine steps, applied to your address, with every comparable named.
RiverCreek home values have been flat since the first MLS closing in September 2023: the median was $765,000 across all 87 closings, $764,950 across the last 36 months and $757,450 across the last 12. The change is in speed, not price, with median days on market falling from 101 in the prior year to 69.
Data updated: September 2026
Window | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
Last 12 months (Sept 29, 2025 to Sept 29, 2026) | 43 | $759,900 | $260 | 69 | 99.2% |
Last 24 months | 75 | $759,900 | $261 | 88 | 100.0% |
Last 36 months | 86 | $764,950 | $260 | 89 | 100.0% |
Last 60 months (all MLS history here starts September 2023) | 87 | $765,000 | $260 | 88 | 100.0% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside RiverCreek, pulled September 29, 2026 by McGreevy and Comisar. [Source: RiverCreek community guide]
Period | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list | Lowest sale | Highest sale |
|---|---|---|---|---|---|---|---|
Prior year (Sept 29, 2024 to Sept 28, 2025) | 32 | $762,400 | $270 | 101 | 100.0% | $629,900 | $1,019,900 |
First half of the latest year (Sept 29, 2025 to Mar 29, 2026) | 28 | $759,900 | $258 | 76 | 100.0% | $580,000 | $949,900 |
Second half of the latest year (Mar 30 to Sept 29, 2026) | 15 | $759,900 | $267 | 67 | 97.4% | $555,000 | $1,025,000 |
Latest 12 months, all | 43 | $759,900 | $260 | 69 | 99.2% | $555,000 | $1,025,000 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside RiverCreek, pulled September 29, 2026 by McGreevy and Comisar; each row is a separate set of closings. [Source: RiverCreek community guide]
The record begins in September 2023, when GL Homes was still selling and the MLS carried builder close-out sales. By 2026 the builder had finished, and the older windows' 100.0% median sold-to-list reflects how many closings were at exactly list. A seller in 2026 competes with neighbors, not with a builder.
The median can hold while the mix moves. Both halves of the latest year show the same $757,450 median, on 28 sales in the first half and 15 in the second, and the median price per square foot rose from $258 to $267. The highest sale of the year, $1,025,000, closed on August 28, 2026.
If you bought from GL Homes in 2023 to 2025, the record suggests your home is worth about what similar homes sold for then, not a large gain or loss, though your own plan and lot can differ. The written valuation replaces the community median with your plan's sales.
Four differences change a RiverCreek value most: the plan and its size, the number of stories, the lot view and the upgrade package. The record shows the first clearly, with prices stepping from about $600,900 for the smallest plan to about $909,773 for the largest, and it shows the others only where enough sales exist.
Data updated: September 2026
The Acadia, a single-story two-bedroom-plus-den plan of about 1,904 square feet, sold twice in the last 12 months at a $600,900 median and $316 per square foot, and took a median 186.5 days. The 1,905-square-foot homes that appear in the MLS record are not one of the eight published plan sizes, and two of them sold at a $657,450 median.
The Canyon, at about 2,135 square feet, had 5 sales at a $635,900 median in 67 days. The Rainier, at about 2,193, had 4 sales at the same $635,900 median in 60 days. Both are three-bedroom-plus-den plans, and five of the year's closings were at exactly $635,900.
The Denali, about 2,909 square feet, had 6 sales at a $734,900 median in 75 days, and the Biscayne, about 3,004, had 8 sales at $767,475 in 59 days. These two plans are the core of the market by count, with 14 of the year's 43 closings.
The Olympia, about 3,694 square feet, had 3 sales at $849,900 and took 156 days. The Cascade, about 4,397, had 4 sales at $909,773 in 75.5 days. The Sequoia had no closing in the 12 months. At these sizes the price per foot is about $207 to $230, well below the smaller plans, so a buyer is paying for volume, not for a premium per foot.
Two plans are single-story and six are two-story, and GL Homes marketed lake-view, preserve-view and oversized lots. The MLS record does not tag lot or view, so we cannot quote a premium; we read each comparable's photographs and remarks and say what we see.
Online estimates miss on RiverCreek homes because they blend eight plans, several lot types and heavy upgrade differences into one number, and they lag a market where the median has held for three years. A written valuation from closed sales of your plan is the number a buyer's appraiser will read.
An automated estimate is a statistical model fed by public records and listing data. It does not see the home. It cannot see the upgrade package, the view, the pool or the condition, and it reads the county record's size, which may differ from the MLS.
The best-known portal estimate is a model, and a model needs many similar recent sales. RiverCreek has 46 in 12 months across eight plans, so a plan may have two or three comparable sales, and the model's range is wide. We name the portal, we do not link it, and we do not use its data.
The Lee County Property Appraiser's just value is set for tax purposes as of January 1 and follows its own rules. It is a reference, not an opinion of market value, and after a sale the assessment can reset for the new owner [Source: Florida Statutes 193.155].
Keep it, and ask what it assumed about the plan and the living area. If it is far from the closed sales of your plan, we walk you through why. If it is close, the written valuation confirms it with dated comparables.
RiverCreek suits buyers who want a newer GL Homes single-family home in a gated community built from 2022 to 2025 with a 12,000 square foot clubhouse. Belle Lago suits buyers who want an established Toll Brothers home in Estero with one association and no CDD. Belle Lago's median sold price was $905,000 against $757,450 here.
Data updated: September 2026
Decision point | RiverCreek | Belle Lago |
|---|---|---|
Homes and gating | 554 single-family homes, gated | 447 single-family homes, gated |
Builder | GL Homes | Toll Brothers |
Era built | 2022 to 2025 | 2004 to 2014 |
Closed sales, 12 months to September 29, 2026 | 43 | 23 |
Median sold price | $759,900 | $905,000 |
Median $ per sq ft | $260 | $285 |
Median days on market | 69 | 54 |
Median sold as % of list | 99.2% | 95.7% |
Active listings, September 29, 2026 | 24 at a $754,500 median list | 9 at a $775,000 median list |
Months of supply | 6.7 | 4.7 |
HOA fee | $1,158 per quarter (about $4,632 per year) | $8,840 per year, billed quarterly at $2,210 |
CDD | Yes, Corkscrew Crossing CDD, $1,957.79 per year | No CDD |
Golf or club model | No golf; 12,000 square foot clubhouse included in the HOA bundle | No golf; the golf course in the original plan was never built |
Flood zone | FEMA Zone X (minimal hazard), outside the Special Flood Hazard Area | FEMA Zone X (Area of Minimal Flood Hazard) on all parcels |
Location | North side of Corkscrew Road, ZIP 33928 | North side of Estero Parkway between US 41 and Three Oaks Parkway, ZIP 33967 |
Age restriction | All-ages, not age-restricted | Not age restricted |
Sources: Southwest Florida MLS (Matrix) statistics for both communities from the same pull, September 29, 2026; the RiverCreek and Belle Lago community guides for homes, builder, fees, flood zone and location. [Source: RiverCreek community guide] [Source: Belle Lago community guide]
The $147,550 gap between the two medians is about 19% of RiverCreek's median. It reflects different homes, not a verdict: Belle Lago's homes are older and its median reflects its plan mix, and the two communities carry different fee structures. A RiverCreek owner should not read the Belle Lago median as a target for their home.
Choose RiverCreek if you want a 2022-to-2025-built home in flood Zone X with a 12,000 square foot clubhouse and you are comfortable with an HOA of $1,158 per quarter plus a CDD assessment of $1,957.79 per year. Choose Belle Lago if you want a Toll Brothers home built between 2004 and 2014 with a single association, no CDD and no golf course.
When a RiverCreek buyer is also touring Belle Lago, your value has to answer the newer-versus-older trade. We read both communities' closed sales for the plan sizes that overlap and say where your home wins, and where it does not.
RiverCreek's $757,450 median sits above Bella Terra, Wildcat Run, The Preserve at Corkscrew and The Place at Corkscrew and below Belle Lago, Corkscrew Shores and WildBlue on the same 12-month pull, at a $260 median per square foot. It carries the heaviest supply among those neighbors after WildBlue.
Data updated: September 2026
Community | Closed sales, 12 months | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list | Active listings | Median list price | Months of supply |
|---|---|---|---|---|---|---|---|---|
RiverCreek | 43 | $759,900 | $260 | 69 | 99.2% | 24 | $754,500 | 6.7 |
Belle Lago | 23 | $905,000 | $285 | 54 | 95.7% | 9 | $775,000 | 4.7 |
Bella Terra | 119 | $447,510 | $224 | 56 | 97.5% | 21 | $374,900 | 2.1 |
The Preserve at Corkscrew | 15 | $627,800 | $297 | 84 | 97.0% | 3 | $609,000 | 2.4 |
The Place at Corkscrew | 73 | $695,000 | $304 | 76 | 96.4% | 2 | $991,950 | 0.3 |
Corkscrew Shores | 49 | $875,000 | $343 | 102 | 96.5% | 13 | $749,000 | 3.2 |
Wildcat Run | 33 | $575,000 | $258 | 90 | 95.0% | 9 | $425,000 | 3.3 |
WildBlue | 19 | $1,400,000 | $519 | 80 | 96.2% | 19 | $1,575,000 | 12 |
Source: Southwest Florida MLS (Matrix), closed residential sales and active listings for each community, 12 months to September 29, 2026, one pull for all eight communities. [Source: RiverCreek community guide]
Corkscrew Shores, at an $875,000 median and $343 per square foot, is the nearest larger-lake alternative and sold at a median 102 days. Bella Terra is the value alternative at $447,510. The Place at Corkscrew had 2 active listings against 73 closings, which is why buyers who want a resale in the corridor also look there.
Each of those communities has its own builder, fees and age, so a valuation in one is not a valuation in another. Our valuation guides for Estero, Meadows of Estero and Lakes of Estero apply the same method to those markets.
The live competition says RiverCreek asks more than it sells: the 24 active listings on September 29, 2026 asked a $303 median per square foot against $260 for what closed, and 11 had sat 90 days or more. A home priced at the ask of its neighbors may wait; a home priced at the closings sells.
Data updated: September 2026
Beds / baths | Living area (sq ft) | List price | Days on market so far |
|---|---|---|---|
2+Den/2(0) | 1,905 | $599,900 | 67 |
3 Bed/3(0) | 2,135 | $649,888 | 9 |
2+Den/2(0) | 1,905 | $650,000 | 142 |
4+Den/4(0) | 2,976 | $659,000 | 110 |
3+Den/3(0) | 2,135 | $689,900 | 6 |
3+Den/3(0) | 2,193 | $699,000 | 53 |
3+Den/3(0) | 2,135 | $715,000 | 15 |
3+Den/3(0) | 2,135 | $720,000 | 188 |
4 Bed/4(0) | 2,976 | $735,000 | 27 |
3+Den/3(0) | 2,135 | $750,000 | 45 |
3 Bed/3(0) | 2,135 | $750,000 | 100 |
4 Bed/4(0) | 2,976 | $750,000 | 143 |
4+Den/4(0) | 2,976 | $759,000 | 95 |
3+Den/4(0) | 3,004 | $789,000 | 22 |
4+Den/4(0) | 2,976 | $789,000 | 134 |
5 Bed/5(0) | 3,965 | $790,000 | 71 |
3+Den/3(0) | 2,135 | $798,888 | 133 |
4+Den/5(0) | 3,694 | $850,000 | 122 |
4+Den/5(0) | 3,736 | $860,000 | 78 |
4 Bed/4(0) | 2,976 | $899,900 | 281 |
4 Bed/4(1) | 3,736 | $950,000 | 156 |
5 Bed/4(1) | 3,694 | $975,000 | 47 |
5+Den/4(0) | 4,000 | $1,250,000 | 7 |
5 Bed/7(0) | 4,435 | $1,375,000 | 25 |
Source: Southwest Florida MLS (Matrix), active residential listings inside RiverCreek, pulled September 29, 2026. [Source: RiverCreek community guide]
The active median ask is $754,500, almost the same as the sold median of $757,450, but active homes ask $303 per square foot against $260 because the active list is weighted toward larger plans. 8 of the 24 have sat longer than 120 days, and the oldest have been listed for more than 280.
Your real competition is the listings of your plan and size. If yours is a 2,135-square-foot home, the seven 2,135-square-foot listings on the list, asking $649,888 to $798,888, are the ones a buyer compares with yours, and the last five 2,135 closings were $570,000 to $650,000.
The best time to have a RiverCreek home valued is before you decide to list and before the winter season, because the closings cluster from October to March: January 2026 had 10 of the last 12 months' 43 closings. A valuation in the fall gives you time to prepare the home and the documents before the first tour.
Data updated: September 2026
Month of closing | Closed sales | Median sold price | Median days on market |
|---|---|---|---|
September 2025 (from Sept 29) | 1 | $635,900 | 42 |
October 2025 | 6 | $764,900 | 78.5 |
November 2025 | 2 | $697,900 | 122 |
December 2025 | 1 | $739,900 | 20 |
January 2026 | 10 | $862,450 | 77 |
February 2026 | 4 | $749,925 | 79 |
March 2026 | 6 | $739,900 | 122 |
April 2026 | 2 | $699,950 | 37 |
May 2026 | 3 | $660,000 | 192 |
June 2026 | 2 | $1,011,000 | 88.5 |
July 2026 | 2 | $602,500 | 103.5 |
August 2026 | 1 | $1,025,000 | 13 |
September 2026 (through Sept 29) | 3 | $755,000 | 60 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside RiverCreek, 12 months to September 29, 2026. Single-sale months show that one sale, not a median of a market. [Source: RiverCreek community guide]
Months with one or two sales are noise; January's 10 and October's 6 are signal. The winter buyers are in the market from October, so a valuation in September gives you a full month to prepare.
We update the comparable set every quarter and after any large sale on your plan. The median has been flat, so the number moves slowly, but an outlier sale of your plan can change it.
A RiverCreek buyer's monthly costs reduce what the buyer will pay: about $1,158 per quarter in HOA assessment, about $1,957.79 per year in Corkscrew Crossing CDD assessment, property tax and insurance. The two association layers total roughly $6,590 per year, and a buyer compares that carry with every other Estero community.
Data updated: September 2026
Layer | Amount | Period | Who owes it and when | Source |
|---|---|---|---|---|
HOA assessment | About $1,158 per quarter (about $4,632 per year) | Quarterly, due the first of each quarter, late after the fifteenth | Owner, from closing forward; seller pays through closing | |
Corkscrew Crossing CDD | $1,957.79 per year for fiscal 2026/2027 on a 50-foot single-family lot: $374.78 operations and maintenance plus $1,583.01 debt service on the Series 2023 Bonds | Annual, on the Lee County tax bill | Owner of record; prorated at closing | |
HOA application and certificate of approval | $200 application fee, $0 transfer fee | One time | Applicant; confirm in the resale package | |
Property tax | Set each year by Lee County, reset for the buyer after a sale | Annual | Owner of record; prorated at closing | |
Homeowners insurance, flood insurance where elected | Quote-dependent | Annual | Buyer |
A buyer who compares RiverCreek with a community that has a higher HOA and no CDD is comparing the same thing: total carry. Belle Lago's single assessment of $8,840 per year is higher than RiverCreek's HOA alone and higher than the roughly $6,590 combined, so the CDD does not make RiverCreek the costlier carry, though the two bundles are not identical: Belle Lago's assessment covers cable, internet and irrigation water among other items.
In Florida a change of ownership resets a homestead's assessed value to just value as of the next January 1, and the seller's Save Our Homes cap does not transfer with the home [Source: Florida Statutes 193.155]. On a home only a few years old the reset may be small, but it belongs in the buyer's monthly math.
FEMA Zone X means flood insurance is not federally required on a typical RiverCreek home, and the concrete-block, impact-glass construction supports wind-mitigation credits. Premiums vary by carrier, deductible and report, so we do not quote a dollar figure. We tell buyers to get the quote before they offer.
Five Florida rules shape what a RiverCreek sale nets and how a buyer can respond: doc stamps and the owner's title policy fall on the seller in Lee County, the section 720.401 summary is owed before contract, the estoppel is capped, the tax and flood disclosures are required, and buyer representation follows the post-NAR written-agreement rules.
Documentary stamp tax is $0.70 per $100 of price, and in Lee County the seller customarily pays it and the owner's title policy. At the $757,450 median that is $5,302.50 and $3,865 [Source: Florida Statutes 201.02] [Source: Florida Administrative Code Rule 69O-186.003]. The contract controls who pays.
Section 720.401 sets four facts: the summary is due before the buyer signs, the resale seller supplies it, the contract carries a conspicuous voidability clause, and a buyer who did not receive it may cancel within 3 days of receipt or before closing, whichever comes first [Source: Florida Statutes 720.401]. RiverCreek has no condominiums, so the Chapter 718 fork does not arise for a RiverCreek home. This is information, not legal advice.
The HOA estoppel is capped by statute at $299 for a current account, $119 more for delivery within three business days and $179 more if the account is delinquent, as adjusted [Source: Florida Statutes 720.30851]. GRS Community Management issues the RiverCreek estoppel on order.
A buyer must receive the property tax disclosure summary at or before contract, and the seller answers the flood disclosure questions under section 689.302 [Source: Florida Statutes 689.261] [Source: Florida Statutes 689.302].
Since August 17, 2024, buyers sign written agreements with their agents before touring, offers of buyer broker compensation may not be advertised in the MLS and every commission is negotiable [Source: National Association of REALTORS, settlement FAQs]. What a seller offers toward the buyer's agent is a separate decision from the listing commission.
Lee County recorded 74 closings in the 12 months to October 17, 2026, 60 GL Homes first sales and 14 resales, against 46 MLS closings. The county figure confirms the MLS value range and shows that most of the year's volume was the builder finishing its sales.
Data updated: September 2026
The Lee County roll carries 548 single-family RiverCreek parcels, 435 of them with a home on the 2026 roll, against 554 homes in the CDD budget. The resales recorded from $555,000 to $1,025,000 at a $737,500 median, and the GL Homes first sales at a $774,925 median; the newest recorded sale in our read is September 2026 [Source: Lee County property appraiser public sales files, DOR-qualified improved sales, run September 29, 2026].
Builder-direct first sales ran $595,900 to $1,123,302, and resales ran $555,000 to $1,300,000. The resale range is the more useful reference for an owner, and it overlaps the MLS range of $555,000 to $1,025,000 almost exactly at the low end.
The county file has no days on market and no list prices, so it cannot show how long a sale took or how far it fell from its ask. It also does not separate an upgraded home from a standard one. We read it as a cross-check on the MLS, not as a substitute.
Four things move a RiverCreek number most before you list: fixing what an inspector will flag, refreshing what a buyer sees first, gathering the documents and knowing the rules a buyer will read. On a nearly-new home the gain comes from proof and presentation, not renovation.
Buyers' inspectors on a 2022 to 2025 home look at workmanship: roof tile, window and door installation, drainage and the air-conditioning setup. A pre-listing inspection finds those items on your schedule.
Deep clean, declutter, repaint a strong color choice, tidy the landscaping within the association's standards and photograph in good light. These cost little and can shorten the days on market, which stood at a median of 69.
The HOA governing documents, the CDD assessment notice and bond schedule, permits and approvals, the wind mitigation report, the warranty terms and any upgrade receipts. A buyer who never has to ask writes an offer sooner.
A lease minimum of about 217 days with one lease per year, HOA approval for every buyer and lease, parking limits and exterior-change approval. State them in your listing so the buyer who fits your home finds it.
At the $757,450 median, a RiverCreek seller's fixed closing costs are about $9,167.50 in doc stamps and the owner's title premium, before the commission, settlement fees, prorations and any mortgage payoff, and each 1% of price is $7,574.50. Your own net sheet uses your contract price, your tax bill and your closing date.
Data updated: September 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 |
|---|---|---|---|---|
$600,000 | $4,200 | $3,075 | $299 | $6,000 |
$757,450 (12-month median) | $5,319 | $3,875 | $299 | $7,599 |
$900,000 | $6,300 | $4,575 | $299 | $9,000 |
$1,025,000 (top sale of the year) | $7,175 | $5,138 | $299 | $10,250 |
Sources: Florida Statutes 201.02 and 720.30851 with the adjusted estoppel cap from the shared 2026 cost research; Florida Administrative Code Rule 69O-186.003 premium schedule of $5.75 per $1,000 to $100,000, $5.00 per $1,000 from $100,000 to $1,000,000 and $2.50 per $1,000 above $1,000,000; our arithmetic. Estimates for illustration, and your closing agent's statement controls. [Source: Florida Statutes 201.02]
Your net sheet uses your contract price, your tax bill, the CDD and HOA prorations and your closing date. We build it with you alongside the valuation. For the statewide breakdown of every line, see our guide to seller closing costs in Florida.
Renting a RiverCreek home is possible but limited: the association's minimum lease is about 217 days with one lease per year and approval for every lease, and MLS rentals in August 2026 asked $3,800 to $4,500 per month. Against roughly $6,590 per year in HOA and CDD, the net rental margin is thin, so many owners compare it with selling.
RiverCreek is an annual-rental community, not a short-term or vacation-rental one. As of August 2026 there were 7 active rental listings asking $3,800 to $4,500 per month, with a median around $3,990, and 34 homes leased through the MLS in the trailing 12 months [Source: RiverCreek community guide].
A valuation shows what selling would net today and lets you compare it with a lease's net after the HOA, the CDD, taxes, insurance and vacancy. Call Jesse at (239) 898-6072 and we run both numbers.
RiverCreek 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 of your own plan 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: September 2026
You receive the recent closed sales of your plan 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 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 the same 2,135-square-foot plan sold for $570,000 and $650,000 within a year, the number decides the sale. We would rather you see the evidence before you commit to anything, and many RiverCreek owners use it to decide whether to sell this season or next.
Jesse McGreevy builds the comparable set and the net sheet, and Marc Comisar walks the home. Our credentials are below, and the about McGreevy and Comisar page tells the rest.
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.
RiverCreek sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a 554-home community with an HOA, a CDD and a heavy supply of listings rewards plan-level pricing and a documents file ready on day one. Your competition is your neighbors, and pricing decides who sells first.
Data updated: September 2026
If you are searching for the best RiverCreek listing agent, or thinking, "I need to sell my home in RiverCreek," here is the short version of everything above. We place your home on its own plan's ladder of closed sales. We build the documents file before the first showing. We market to the buyers who actually buy here, 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.
Possibly, in the sense that the winter buyers arrive first. The MLS record shows 10 closings in January 2026 and 6 in October 2025, but the median price has been flat, so listing early improves your odds of a quick sale more than your price.
No. Price per square foot fell from about $295 for homes under 2,200 square feet to about $210 for homes of 4,000 and up in the last 12 months. A larger home sells for more in total dollars and for less per foot.
Read the closed sales of your plan and compare your list price with them. The five slowest sales of the year took 197 to 285 days, and the fastest closed in 5. Reprice to the right rung, complete the documents file and refresh the photos.
No. A valuation does not need them. You need them when you list, because the section 720.401 summary is owed before the buyer signs, and ordering early starts the review clock on day one.
Yes. A valuation is private and carries no obligation to list. Many owners use it to decide whether to sell, rent or wait.
Ask each team for its comparable set for your plan, its explanation of the HOA 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 RiverCreek realtor, and the quotes below are genuine five-star Google reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
Valuation is the first conversation, and communication is what keeps it useful. You hear from us at every step.
★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive." Verified Google review
Many RiverCreek owners live elsewhere part of the year. We coordinate the valuation and the visit around your schedule.
★★★★★ "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 number is only useful if someone acts on it. We follow through from valuation to closing.
RiverCreek specialists matter for a valuation because the facts that decide the number live in comparisons and documents: eight plans on a ladder from $555,000 to $1,025,000, an HOA and a CDD, a lease cap, a flood map and a neighbor community that a buyer will also tour.
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. Reach him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings, buyer agent conversations, inspections and contractors. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may value a large two-story plan off the community per-foot figure, leave the CDD out of the analysis, quote a flood zone for the whole community, ignore the lease rules or treat the builder's close-out sales as resale comparables. None of those mistakes is exotic, and each moves the number.
If you own in more than one community, see our valuation guides for Estero, Meadows of Estero and Lakes of Estero. 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 RiverCreek, 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.
RiverCreek owners often buy again in Southwest Florida, sometimes a larger plan in the same community and sometimes a different lifestyle elsewhere in Estero. We run both sides as one plan, including the timing of two closings and the Save Our Homes portability claim that can carry accumulated tax savings to your next Florida homestead.
Florida's portability rule lets a homestead owner who establishes a new Florida homestead within the statutory window transfer the difference between just value and capped assessed value, up to $500,000, to the new home [Source: Florida Statutes 193.155] [Source: Florida Department of Revenue, PT-112 portability guide]. The January 1 test matters, because homestead status is fixed on that date each year.
If your next home is a golf community, a lake-living community or an established home, 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.
These are the questions RiverCreek owners ask us most often before a valuation, answered from the MLS record, the community's published documents and Florida law. Where a figure is dated, the date is in the answer.
The median sold price in the last 12 months was $757,450, on a range of $555,000 to $1,025,000, but your plan, lot and upgrades set your number. Homes under 2,200 square feet had a $635,900 median and homes of 4,000 square feet and up $928,823. A written valuation is free.
It is a model, and with 46 sales across eight plans in 12 months it has little to work with. It cannot see the upgrades, the lot or the view. A written valuation from closed sales of your plan is what a buyer's appraiser will read.
About $260 at the median over the last 12 months, from about $295 for homes under 2,200 square feet to about $210 for homes of 4,000 and up. Active listings ask about $303 per square foot.
The Canyon (2,135 square feet) had 5 sales at a $635,900 median, the Rainier (2,193) 4 at $635,900, the Denali (2,909) 6 at $734,900, the Biscayne (3,004) 8 at $767,475 and the Cascade (4,397) 4 at $909,773. The table above lists every plan size with its sales.
The median has held near $757,450 since September 2023. The market has more supply than most of Estero, about 6.3 months on September 29, 2026, and builder close-out sales and resales have shared it. Flat is not falling: the median days on market fell from 101 to 69.
Not in the record. The 36-month median was $764,950 and the 12-month median $757,450. The first MLS closing is September 7, 2023, so three years is nearly the whole history.
At least three of your plan in the last 12 months, and more if the plan is thin. When a plan has fewer, we widen to 24 and 36 months and to neighboring sizes, and we say which comparables we used.
Closed sales of the same plan and similar lot and condition in the last 6 to 12 months, dated and named. We list them in the written valuation with days on market and sold-to-list.
The online form takes about 60 seconds to complete, and we follow up with a written comparable set after we review the record and, where useful, walk the home. Ask Jesse at (239) 898-6072 about the timing for your address.
No. It is free and carries no obligation to list.
An appraiser values a specific home for a lender at a specific date and follows lender rules. Our valuation is a marketing opinion of value for a seller, built from the same closed sales, with the live competition and the net sheet added.
No. Just value is set for tax purposes as of January 1 and is a reference, not an opinion of market value. After a sale the assessment can reset for the new owner [Source: Florida Statutes 193.155].
Not for you after you sell, but the buyer's tax is set on the new assessment, and the CDD line of about $1,957.79 per year stays on the bill. The property tax disclosure summary in section 689.261 tells the buyer not to rely on your bill.
A buyer subtracts the carry, roughly $6,590 per year, from what they will pay, and compares it with every other community. It does not change the closed-sale prices in the record, which already reflect it.
The debt-service portion of $1,583.01 per year repays Series 2023 Bonds maturing in May 2053. It is part of the carry a buyer weighs, and it is the same for every home on a 50-foot lot, so it sets the market rather than moving your home against its neighbors.
Usually, but the record cannot price it. GL Homes marketed both view types and oversized lots, the MLS does not tag them and each plan has only a few sales. We read comparables' photographs and remarks and say what we see.
It changes the buyer pool and can raise the price, but the record has too few comparable sales to quote a premium. We compare pool and non-pool sales of the same plan when they exist.
Documented designer upgrades can, and undocumented ones rarely do. On a home built from 2022 to 2025 the value is in proof: receipts, permits and photographs.
Zone X helps, because flood insurance is not federally required and a lender's first question has a clean answer. We confirm your parcel on the FEMA Map Service Center before we state it.
Yes. A home built from 2022 to 2025 with a documented 7-year structural warranty and impact glass is priced as nearly-new. We put the dates in the file.
Yes, because the winter buyers arrive from October and a fall valuation gives you time to prepare. The market is flat, so waiting does not usually improve the number.
Yes. Leases run about 217 days at minimum with one lease per year and HOA approval, so a valuation lets you compare a lease's net with a sale's net before you decide.
Doc stamps of $5,302.50, an owner's title premium of $3,865, an estoppel of up to $299, prorations and the commission you negotiate, at the $757,450 median. Each 1% of price is $7,574.50.
The seller customarily pays it in Lee County, and the buyer customarily pays it in Collier County, but the contract controls.
Yes. RiverCreek has no condominiums, so a seller owes the section 720.401 summary before the buyer signs. If it was not provided, the buyer may cancel within 3 days after receiving it or before closing.
It states what is owed to the association and any fees due at transfer, and it is valid for 30 days. GRS Community Management issues the RiverCreek estoppel on order, and the fee is capped by statute [Source: Florida Statutes 720.30851].
The HOA summary under section 720.401, the tax summary under section 689.261, the flood disclosure under section 689.302 and known material defects under Johnson v. Davis. This is information, not legal advice.
It changed how buyer agents are paid, not what a home is worth: since August 17, 2024, buyer broker compensation may not be advertised in the MLS, buyers sign written agreements and every commission is negotiable [Source: National Association of REALTORS, settlement FAQs].
Possibly. A homeowner who owned and lived in the home two of the last five years may exclude a large part of the gain under the federal rules in IRS Publication 523 [Source: Internal Revenue Service, Publication 523]. Your tax advisor decides.
Often, through portability: up to $500,000 of the difference between just value and capped assessed value can transfer to a new Florida homestead within the statutory window [Source: Florida Department of Revenue, PT-112 portability guide].
Yes. We handle the prep, photography, showings, HOA estoppel and buyer-approval coordination and the closing remotely, and we keep you updated at every step.
Your plan name, the original purchase contract, upgrade receipts, permits, the wind mitigation report, warranty documents, your most recent HOA statement and your CDD notice.
Belle Lago's median sold price was $905,000 and RiverCreek's $757,450 in the same 12 months, on different homes: Toll Brothers homes built from 2004 to 2014 against GL Homes homes built from 2022 to 2025. A RiverCreek owner should not read the Belle Lago median as a target.
Use our free home valuation form, or call Jesse direct at (239) 898-6072 or Marc at (239) 287-5873.
RiverCreek owners and buyers work with Jesse McGreevy and Marc Comisar of Domain Realty because the team prices every home against closed sales of its own plan, prepares the association and district paperwork before a buyer asks, and works from an office in Bonita Springs a short drive from the Corkscrew Road corridor. Learn more about our team.
If you are wondering what your RiverCreek home is worth, the work begins with the plan: a 1,904-square-foot Acadia or a 4,397-square-foot Cascade, and where your home sits on that plan's ladder of closed sales. It continues with the live competition, the fee stack a buyer will underwrite and the flood file. That is the work we do on every RiverCreek valuation, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate doing exactly this kind of analysis 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 on our about page, and follow our latest listings on Instagram.
McGreevy and Comisar is a top-reviewed RiverCreek 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).
Ready for your RiverCreek number? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
RiverCreek facts on this page rest on primary sources: GL Homes and the Village of Estero records, the association and its manager, the Corkscrew Crossing CDD, Lee County's Property Appraiser, Clerk and Tax Collector, Lee County and Village of Estero government, Florida statutes, federal agencies, Freddie Mac and our own guides. No listing portal or competing brokerage is cited. Sources were accessed in September 2026 unless dated.
RiverCreek sellers and buyers 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's manager.
Document | What it proves for a RiverCreek owner | Official authority |
|---|---|---|
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 | |
Florida Statutes Chapter 190 | The law behind the Corkscrew Crossing Community Development District | |
Documentary stamp tax overview | The $0.70 per $100 rate on deeds | |
Florida Administrative Code Rule 69O-186.003 | The promulgated title insurance premium schedule | |
NAR settlement FAQs | That commission is negotiable and how buyer broker compensation works after August 17, 2024 | |
PT-112 portability guide | How to carry Save Our Homes savings to your next Florida homestead | |
Corkscrew Crossing CDD final budget 2026-2027 | The per-home assessment schedule and Series 2023 bond detail | |
Corkscrew Crossing CDD establishing ordinance (Village of Estero Ordinance 2022-04) | How and when the district was created | |
Corkscrew Crossing CDD FY 2022 audited financial report | The $12,670,000 Series 2023 bond | |
RiverCreek Phase One recorded plat | The 395.6 acres and the recorded tracts | |
RiverCreek Recreation Site Development Order, Case DOS2023-E003 | The approved gatehouse, recreation tract and residential plan | |
RiverCreek Homeowners Association, Inc. filing (entity N21000008541) | The association's incorporation on July 15, 2021 | |
Recorded Declaration of Covenants and deeds | The recorded covenants and your chain of title | |
FEMA CRS eligible communities, April 1, 2026 | The Village of Estero's Class 6 rating and 20% NFIP discount | |
FEMA Flood Map Service Center | The flood zone for your exact address | |
Lee County Property Appraiser sale qualification codes | How the county classifies a recorded sale | |
Current budget, estoppel and application for your home | The HOA assessment, any special assessment and the buyer application | Ordered through GRS Community Management, listed on the GRS RiverCreek page |
Request your free RiverCreek valuation through our McGreevy and Comisar valuation form, or call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. A valuation is free, private and carries no obligation to list. If you are buying rather than selling, read how we represent buyers in Estero.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.