River's Reach at Country Creek Home Valuation, Estero, FL

By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026.

A River's Reach at Country Creek condo is worth what the closest recent closings say it is worth, adjusted for plan size, floor, phase and condition, and in the 12 months to October 21, 2026 that meant a $225,000 MLS median on 12 closings, from $195,000 to $245,000, at $188.24 per MLS square foot. This is the home valuation guide to River's Reach at Country Creek, the 220-unit condominium inside Country Creek in Estero, and it shows how the number is built.

If you are choosing who will value and sell your condo, our guide to the best real estate agents in Estero sets the options side by side on the public record. The next step after a number is a plan, so read our River's Reach seller guide, and if you are weighing a purchase instead, our buyer guide to River's Reach explains what buyers read before they offer. Owners of the attached villas next door can start with the Villas at Country Creek valuation guide, owners of the detached homes with our Villages at Country Creek guide, and the whole gate is covered in our Country Creek home value guide.

Call Jesse McGreevy direct at (239) 898-6072 for a written opinion of value on your condo. We are Top 1% Real Estate Agents Nationally Since 2008, and we tell owners plainly what the record does and does not support: five separate condominium corporations share this name, no association fee is published, and one number for 220 units cannot price your phase, your plan or your floor.

Why McGreevy and Comisar Are the Best Realtor for River's Reach at Country Creek Home Valuations

McGreevy and Comisar are the best realtor for a River's Reach at Country Creek home valuation because we value a condo from its own sub-market's closings, show every adjustment in writing and tell you when the record is too thin to support a number. We are the #1 Team in Southwest Florida since 2012.

Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through August 20, 2026)

Who Actually Writes Your River's Reach Valuation

Jesse McGreevy writes the written opinion of value and Marc Comisar walks the condo, so you get the two partners and not a template. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has sold over $2.5 billion in real estate across Southwest Florida, with over $900 million in personal sales between Jesse and Marc. Our 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.

Recent River's Reach record (last 12 months, Southwest Florida MLS, pulled October 21, 2026): 12 resales, a $225,000 median (n = 12, even, the mean of the middle pair, $225,000 and $225,000), a range of $195,000 to $245,000, $2,679,400 in closed volume, a median of 96 days on market and a median sold-to-list ratio of 95.8%. In the last 12 months we tracked every one of those 12 closings, and we tracked all 52 the MLS has recorded here in the 60 months to October 21, 2026.

What This Page Does Not Claim

Domain Realty, our brokerage, closed 615 transaction sides in Estero in the 60 months to October 5, 2026, $352.2 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. The honors below are career honors across Lee and Collier County.

Honors and recognition:

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

Three Pages That Serve a River's Reach Owner

This valuation guide shows how a condo is priced. Our seller guide covers costs, disclosure and the listing plan, and our buyer guide shows what the other side of the table reads. All three cite the same October 21, 2026 MLS pull and never contradict one another.

Selling your River's Reach at Country Creek condo? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in River's Reach at Country Creek? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Key Takeaways

River's Reach owners who read nothing else on this page should know these ten facts, each sourced in the sections below. They explain why one online number cannot price your condo and what a written opinion of value adds.

• The 12-month median is $225,000. It comes from 12 MLS closings, from $195,000 to $245,000, at $188.24 per MLS square foot, and it describes twelve sales, not a forecast.
• Plan size barely moves the price today. The 1,125, 1,161 to 1,163 and 1,237 to 1,238 square foot plans closed within $2,500 of each other at the MLS median in the last 12 months.
• The market stepped down. The county median ran $290,000 to $308,250 in 2022 to 2024, then $250,000 in 2025 and $225,000 in 2026 to August 20.
• Ten of twelve sold below list. The 12-month median sold-to-list ratio is 95.8%, and six sales took more than 90 days.
• A den is a label. At the same size, 2-and-den and 2-bed condos have sold within about 1.5% of each other over 60 months.
• The county just value is not a price. The 2026 roll medians are $214,441 on the ground floor and $216,798 upstairs.
• Five corporations share one name. Your estoppel, reserves and rules come from your own phase, and the cancel window is 7 days, excluding weekends and legal holidays.
• Two stories means no milestone inspection and no reserve study. The resale contract still has to say so in conspicuous type.
• No fee is published. We pull your phase's budget and estoppel rather than print a number that is not in the public record.
• At $225,000 the seller's costs are about $9,449 to $12,193 before any buyer-agent offer. That is an illustration with its formula shown, not a quote.

What Is My River's Reach Condo Worth?

Your River's Reach at Country Creek condo is worth a number inside the last 12 months' range of $195,000 to $245,000, and where it sits depends on plan, floor, phase, condition and the asking history of the closest sales. The 12-month median is $225,000, or $188.24 per MLS square foot, and it is the middle of twelve sales.

Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)

The Short Answer, by Window

Read the windows together: $225,000 over 12 months, $239,950 over 24, $262,000 over 36 and $285,000 over 60. Each longer window is higher because 2022 to 2024 sold for more than 2026, so the window you choose is the price you get, and we choose the recent one.

The Range by Plan

River's Reach has four plans on the county roll, at 1,125, 1,161, 1,237 and 1,238 heated square feet. In the last 12 months the MLS medians were $225,000 for the 1,125 plan, $227,500 for the 1,161 to 1,163 plan and $225,000 for the 1,237 to 1,238 plan. The county recorded the same twelve sales, so both sources agree.

What That Means in Dollars for Your Plan

Multiplying $188 per square foot by the roll's heated area gives about $212,000 for a 1,125 square foot unit, about $219,000 for a 1,161 and about $233,000 for a 1,237 or 1,238. That is arithmetic on a median, and it is a starting line. The smallest plan has the highest price per foot and the largest plan the lowest, so the straight multiplication overstates the large plans and understates the small ones.

Why One Median Cannot Price Your Unit

A median of twelve sales moves when one closing moves. The lowest closing of the year, $195,000, and the highest, $245,000, are $50,000 apart, which is 22% of the median, and the county roll shows both were 1,238 square foot units recorded 11 days apart in November 2025. A median is a place to start, and the closings themselves are where the pricing happens.

The Two Active Listings as a Ceiling Test

On October 21, 2026 two condos were active. A buyer sees them before they see yours, so your number has to make sense beside them.

The 60-Second Form and the Written Opinion

The valuation form on this page starts a free written opinion of value with no obligation. To go straight to a person, Call Jesse direct at (239) 898-6072.

How Is a River's Reach Condo Actually Valued?

A River's Reach condo is valued in six steps: match the closest sales inside the project, confirm plan size from the county roll, note floor and phase, grade condition, read the association packet, and compare the result with what a lender's appraiser will do. We leave out 2022 and 2023 sales, which sold in a different market, and test every number against the two live listings.

Step One: Start With Sales Inside River's Reach

Fannie Mae's Selling Guide (B4-1.3-08) directs appraisers to comparable sales that closed within the last 12 months where possible, with at least three closed comparables, and for a project like this the best evidence is a resale from the same project. For a River's Reach unit that means the twelve closings in the last 12 months before any look at other communities.

Step Two: Confirm the Plan Size From the County Roll

The Lee County roll gives heated area for all 220 units: 1,125 square feet on 59, 1,161 on 24, 1,237 on 77 and 1,238 on 60. MLS listings sometimes report 1,163, 1,212, 1,262 or 1,310, and the plan sheets in the declaration of condominium would settle which is which, so we correct to the county's number. The lanai is not in the heated figure, and the county carries no enclosed non-heated area on any parcel.

Step Three: Note the Floor and the Phase

Your unit belongs to one of five condominium corporations, I through V, and sits on a ground or second floor. The county's 2026 just values barely separate floors, and the closings barely separate phases, so we record both and adjust only when the closings support it.

Step Four: Grade Condition Honestly

Two 1,238 square foot condos closed $50,000 apart in November 2025, at $245,000 and $195,000. Condition, updates, asking history and timing explain most of that. We photograph and grade kitchen, baths, floors, air conditioning and water heater ages, and the lanai.

Step Five: Read the Association Packet

The estoppel certificate, budget and rules come from your own phase's corporation, so we read them for your unit before a number goes on paper. What they say about reserves, pending work and approval rules can move a buyer's offer, and none of it appears in the public record we hold.

Step Six: Compare With a Lender's Appraisal

A buyer using a loan will have the unit appraised on Fannie Mae Form 1073, the condo unit appraisal report. Fannie Mae and Freddie Mac have announced a redesigned report, UAD 3.6, for new submissions from November 2, 2026, with a lender exception reported to run into May 2027. We have not read the announcement page itself, so ask the lender which format applies.

What Have River's Reach Condos Sold For in the Last 12 Months?

Twelve River's Reach condos closed in the last 12 months, from $195,000 to $245,000, and this section lists each one by month, beds, area, list price, sold price, sold-to-list ratio, days on market and price per MLS square foot, with no names, no addresses and no unit numbers.

Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)

Every Closing, Newest First

"2 and den" is the MLS label for a two-bedroom unit marketed with a den. Condos on this table closed from November 10, 2025 to October 16, 2026.

Ten Below List, Two at List, None Above

Ten of the twelve sold below the final list price, two sold at list, and none sold above it. One closed in 30 days or less, and six took more than 90 days. The median was 96 days on market and 95.8% of list.

What the Price per Square Foot Column Shows

Per-sale prices ran from $158 to $213 per MLS square foot, with a median of $188.24. The highest, $213, was a 1,125 square foot condo in February 2026, and the lowest, $158, was a 1,238 square foot 2-and-den in November 2025 that took 207 days.

A 271-Day Listing That Sold for $225,000

In January 2026 a 1,125 square foot condo listed at $245,000 closed at $225,000 after 271 days. It sold at the middle of the market, 8.2% under its first price, which is the cost of starting high.

Thinking of Selling in River's Reach? Start With the Real Numbers

River's Reach sold 12 condos in the last 12 months at a $225,000 median. Get a free River's Reach at Country Creek home valuation or Call Jesse direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.

What Does Every Closing in Five Years Show?

Every one of the 52 River's Reach MLS closings in the 60 months to October 21, 2026 is listed below, and together they show a $285,000 median, a plateau in 2022 to 2024, and a slide that began in 2025. Each row is month, beds, area, list, sold, ratio and days on market.

Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)

All 52 Closings, Newest First

The pull covers condo units on Country Creek Drive. One $500,000 sale that the MLS files under River's Reach is a detached house on Rivers Ford, not a condo, and the county roll confirms it, so it is excluded from every figure on this page.

The Same Closings by Calendar Year

The 60-month pull begins in November 2021, so 2021 holds only two closings and is context. From 2022 to 2023 the median held near $300,000 and the median days on market ran 6 and 29.5. By 2025 it was $245,000 and 86 days, and the 2026 median to October 21 is $225,000 at 83 days.

What the 60-Month Median Hides

The 60-month median of $285,000 is higher than any 12-month window because it averages the 2022 to 2024 plateau into the present. Over 60 months the median was $285,000 at $236.31 per MLS square foot and 42 days, and over the last 12 months it was $225,000 at $188.24 per foot and 96 days. That is a 20.3% drop in price per foot.

Sold-to-List by Days on Market

Across all 52 closings, the 22 that sold in 30 days or less closed at a median 96.8% of list, and the 6 that took more than 180 days closed at a median 93.4% of list and the lowest median price, $235,000. A condo that sits does not recover its list price by sitting.

How Have River's Reach Values Changed Over Time?

River's Reach values rose 69.1% from a $182,250 county median in 2021 to $308,250 in 2023, then fell 27.0% to $225,000 in 2026 to August 20. County recorded sales run back to 2019, and they show an eight-year arc in which the buyer's year decided the owner's result.

Data updated: October 2026 (Lee County Property Appraiser recorded sales through August 20, 2026)

County Recorded Sales by Year, 2019 to 2026

These are Lee County Property Appraiser qualified, improved sales, deduplicated by parcel and date, with the newest record on August 20, 2026. The county file is the census, and the MLS file is a 78% to 91% sample of it with listing detail (24 months to August 20, 2026).

The 2022 Step

The median moved from $182,250 in 2021 to $290,000 in 2022 in one year. The units, the sizes and the buildings did not change, so the step belongs to the 2021 to 2022 Southwest Florida surge and not to the property. Measured per heated square foot, the county median went from $154.0 to $248.9.

The Slide From the 2023 Peak

From the 2023 median of $308,250 the county median fell to $290,000 in 2024, $250,000 in 2025 and $225,000 in 2026. That is 22.4% below 2024 and 10.0% below 2025, and per foot the 2023 median of $266.2 is now $191.6, 28.0% lower. We see no rebound in the record.

What Repeat Sales of the Same Unit Show

The county file holds 374 pairs of consecutive sales of the same unit, many of them builder-to-first-owner deeds from the 1990s. The pairs below are the sharpest from the last five years, shown without addresses.

Who Gained and Who Lost Depends on the Year Bought

Of the 21 pairs whose second sale came in 2025 or later, the median change was +52.7% and +3.3% a year, but units bought in mid-2022, near the county peak, resold 17% to 34% lower. Repeat-sale pairs are a small sample, and they lean toward owners who chose to sell.

What Does Price per Square Foot Tell You About a River's Reach Condo?

Price per square foot at River's Reach ran $188.24 at the 12-month median and $198.00 at 24 months, and it is highest on the smallest plan and lowest on the largest. It is a cross-check on a number, not a way to set one, because the fixed costs of a kitchen and two baths are spread over different areas.

Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)

Price per Square Foot by Size Group, 24 Months

The 1,125 square foot plan closed at a median $206.62 per foot, the 1,161 to 1,163 plan at $197.93 and the 1,237 to 1,238 plan at $193.86. The three single sales at 1,212, 1,262 and 1,310 square feet are MLS-reported sizes that are not on the roll for these buildings.

Does a Den, the Floor or the Phase Change River's Reach Values?

A den, the floor and the phase change River's Reach values far less than condition and timing do. At the same size, 2-and-den condos have closed within about 1.5% of 2-bed condos over 60 months, the 2026 just value differs by about 1% between floors, and five phases sit within $10,000 of each other at the 60-month median.

Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through August 20, 2026)

Does a Den Add Value?

The gap swings from +0.4% to +7.6% depending on the window, and the 36-month figure is a timing effect of which units sold in 2023. Held to the 1,237 and 1,238 square foot plan alone, 17 2-and-den sales over 60 months had a median of $290,000 against $294,000 for five 2-beds, which is 1.4% lower. A den is a label on the larger plan, so it explains size and not extra value.

Does the Floor Change the Number?

On the county's 2026 roll the median just value is $214,441 for ground-floor units and $216,798 for second-floor units, a difference of about 1%. That is an assessment, and the MLS record is too thin to isolate a floor premium. We ask which floor you are on and price what the closest sale on the same floor showed.

Does the Phase Matter?

The five phases are separate condominium corporations, built 1994 to 1999, with Phase IV completed before Phase III. The 2026 median just value runs from $203,065 in Phase I to $217,448 in Phase III, and Phase I includes the eight oldest units.

What Sales Say About Phases

County recorded sales since November 1, 2023 give each phase a median.

Over 60 months the five phases sit at $275,000 to $285,000, so no phase carries a durable premium. In the last 12 months Phase V shows the highest median, $230,000 on three sales, and Phase III the lowest, $219,450 on two, a $10,550 gap on five sales that is not decision-grade.

What the Record Cannot Tell Us

Building-level facts that really separate units are not in county or MLS aggregate data: roof and exterior paint dates, pending work, reserves, a lake or preserve view, and a ground or upper floor. The association packet and the estoppel for your phase answer them, and we read both before we give you a number.

How Does the County's Just Value Compare With River's Reach Sale Prices?

The county's 2026 median just value is $214,441 on the ground floor and $216,798 upstairs, against a $225,000 12-month sale median, so the roll sits about 4% to 5% under the market. It is a January 1 estimate for tax purposes, and it is not an appraisal of what your unit will sell for.

Data updated: October 2026 (Lee County Property Appraiser recorded sales through August 20, 2026)

What Just Value Is Supposed to Measure

Florida Statutes 193.011 tells the property appraiser to weigh eight factors, led by present cash value, which it defines as what a willing purchaser would pay a willing seller in cash or the equivalent, "exclusive of reasonable fees and costs of purchase." The eighth factor is the net proceeds of sale after the usual fees and costs of selling.

The 15 Percent Convention Is Not a Statute

The Department of Revenue generally assumes a 15% adjustment for costs of sale in its ratio studies, but a Florida tax-law commentary notes that the property appraiser makes only the adjustments the facts justify, which may be higher or lower. Applying 15% to the 12-month sales gives the line below.

The roll medians sit above every one of those products, so no fixed 15% discount describes the 2026 roll. The roll covers all 220 units and the sales cover twelve, so the two are different populations.

What Changes for the Buyer

The Save Our Homes cap limits a homestead's annual increase to the lower of 3% or inflation, 2.7% for 2026, but a sale resets the property to just value as of January 1 of the following year. The seller's capped assessed value stops mattering at closing, which is why a buyer prices taxes from the sale price and not from your bill.

Why Do Online Estimates Miss on River's Reach Condos?

Online estimates miss on River's Reach condos because 12 sales a year across 220 units gives a model few close comparables, because the same plan closed $50,000 apart in one month, and because a model cannot see condition, the phase's reserves or its estoppel. A written opinion uses your phase and your floor.

Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through August 20, 2026)

The Federal Rule Says Models Must Be Tested

The interagency quality control rule for automated valuation models took effect on October 1, 2025. It requires lenders and secondary-market issuers that use a model to adopt policies that ensure confidence in the estimates, protect against data manipulation, avoid conflicts of interest, test samples at random and comply with nondiscrimination law. The rule exists because models err.

What One Vendor Publishes About Its Own Error

The Boston Globe reported on October 23, 2026 that the largest online estimate vendor publishes a national median error of 1.77% for homes on the market and 7.20% for homes off the market. Those figures are for homes generally, and we found no published error rate for condos or for small projects. An owner who has not listed is in the higher-error group by definition.

Why a 220-Unit Project Is Hard to Model

The 12 sales of the last year ran from $195,000 to $245,000, a 22% spread on similar units. A model that pools nearby condos will meet communities that sold at $270,000 and $347,500 at their 12-month medians, and a model has no view of your kitchen, your air conditioning age or your phase's reserves, so it will overshoot here.

River's Reach vs The Villas at Country Creek: Which Holds More Value?

Neither River's Reach nor The Villas at Country Creek holds value in a way the record can promise, because both sit in a market that has stepped down since 2023. The two differ in ownership form, governing statute and paperwork, and each has its own closings, so value one with its own page.

Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)

The Decision Table

Why the Paperwork Differs

A River's Reach sale runs on the condominium document package and a 7-day cancel window, while a villa sale runs on a homeowners association disclosure. For a seller, the practical difference is which association you call for the estoppel and how long a buyer has to review. Our River's Reach neighborhood guide sets out the five corporations and how to tell which one holds your unit.

How Do River's Reach Values Compare With Other Estero Condos?

River's Reach at $188.2 per square foot is the lowest per-foot community in a set of eight Estero and South Fort Myers condo communities, with a $225,000 12-month median against $190,000 to $347,500 for the others. The comparison describes the price per foot, not the dollar price of any one unit.

Data updated: October 2026 (Lee County Property Appraiser recorded sales through August 20, 2026)

The Comparison Table

How We Chose the Comparables

We matched Lee County condominium parcels (use code 04) on the community name in the county legal description, in ZIP 33928 or 33967, built 1990 to 2003, with median heated area of 870 to 1,440 square feet. Sales are qualified and recorded in the 12 months to September 25, 2026. The index has no stories field, so these are similar-age Estero condos, not verified two-story buildings.

The Closest Peers

Villages on Lake Augusta (1996 to 2001) and Villages on Court Side Lake (1993 to 1996) trade near the same dollar level, $224,000 to $230,000, at $222.5 to $231.6 per foot because their units are smaller. Court Side Lake rests on two sales, so we treat it as a pointer, not a benchmark.

The Newer Communities

Pinecrest at Stoneybrook and Turnberry with Island Sound at Pelican Sound were built 2000 to 2003 and sit $45,000 to $122,500 above River's Reach at the median. Timber Lake, at $340,000 on four sales, and Grand Palm Village, at $294,900 on nine, are separate micro-markets.

What Carrying Costs Will a River's Reach Buyer Price Into Your Offer?

A River's Reach buyer prices four carrying costs into an offer: property tax, which is $2,929.82 a year on a $225,000 taxable value at the 2025 billed millage, the unit owner's HO-6 insurance, the association's dues, and the mortgage payment. Dues are not published, so we pull your phase's budget instead.

Data updated: October 2026 (Lee County Property Appraiser recorded sales through August 20, 2026)

The Tax Illustration

The 2025 millage of 13.0214 is the billed rate for Lee taxing district 316, the Village of Estero with Estero Fire. The 2026 rate of 12.9712 is the applied rate in the Lee County Property Appraiser 2026 millage book, printed October 9, 2026, which replaced the 12.9827 proposed in August. The solid waste line of $18.31 is from a 2025 bill for a River's Reach unit.

Insurance: HO-6 and the Master Policy

Citizens describes its condominium unit-owner policy, the HO-6, as covering the unit's interior features, personal property, additional living expense and liability, and not the building exterior. The association's master policy covers the building under Florida Statutes 718.111(11), and its cost reaches the owner through dues. We found no Lee County average HO-6 premium in a readable source, so we print none.

Association Dues Are Not Published

River's Reach has five condominium corporations and no public document sets one fee for all. We do not print a dues or assessment amount, and a buyer reads the figure for your phase on the estoppel certificate and the budget in the seller's packet. We pull both for your unit.

The Mortgage Payment

On a $180,000 loan, 80% of $225,000, principal and interest over 30 years is about $1,227 a month at the 7.24% Freddie Mac average of the week of October 29, 2026, and about $1,099 at the 6.17% of a year earlier. That is $128 a month, or 11.6%, and it is one reason the last 12 months sold under list.

Which Florida Rules Shape a River's Reach Sale Price?

Four Florida rules shape a River's Reach sale price: the 718.503 document package, a 7-day cancel window that excludes weekends and legal holidays, the estoppel certificate with its capped fee, and the two-story exemption from milestone inspections and structural reserve studies. Each affects how fast a deal closes and what a buyer asks for.

Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)

The Rules at a Glance

Why the 7 Days Matter to Price

A buyer who acknowledges receiving the documents more than 7 days before signing has no cancel right under the statute. A buyer who gets them later can walk away for 7 days after, which on a falling market is an option you hand them for free. Some web pages still say 3 days, which is the older rule.

Why There Is No Milestone Inspection Here

Florida Statutes 553.899 applies to buildings of three habitable stories or more, and 718.112(2)(g) says the reserve study paragraph does not apply to buildings under three stories. River's Reach buildings are two stories. Since December 31, 2024 the resale contract must still state in conspicuous type that the association is not required to have either.

Estoppel: Five Associations, Five Requests

The estoppel comes from your own phase's corporation within 10 business days, and a late certificate carries no fee. The 2026 caps are $299, plus $119 if expedited and $179 if the unit is delinquent, and the next DBPR update is due by July 1, 2027. A transfer fee is allowed only if the association must approve the sale and its declaration provides for it, capped at $184 per applicant, and the declaration, which we pull, says whether any of the five requires approval.

What We Do Not Guess

Leasing minimums, pet limits, move-in rules and sale approval are set per phase by documents behind the association's member login. We say "per your phase's declaration; we pull it for your unit" rather than invent a rule.

How Do Lending Rules and the Flood Map Affect a River's Reach Value?

Lending rules and the flood map affect River's Reach value because most buyers use a loan and the lender reviews the whole project, not just the unit. All five phases are in flood Zone X under a Letter of Map Revision effective February 5, 2026, and FHA and VA approval status is not confirmed for any of them.

Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)

What a Lender Reviews

FHA and VA: A Gap We State Plainly

The HUD lookup is an interactive form that returns no project rows to a plain fetch, so we have not confirmed Approved, Expired, Rejected or Withdrawn for any of the five corporations. An older project showing Expired is common and says nothing about quality. Never assume approval; check it before you list.

The Flood Map Changed in 2026

The Letter of Map Revision 25-04-3811P, issued September 23, 2025 and effective February 5, 2026, places all five phases in Zone X, outside the Special Flood Hazard Area. Most pages still cite the 2022 map. A re-check on FEMA's site returned an access error during this build, so the zone on this page rests on our neighborhood guide.

What Moves the Number Before You List a River's Reach Condo?

Six things move a River's Reach number before you list: the price you open at, your condition against the recent closings, a complete association packet delivered early, the month you list, photographs that show plan and lanai accurately, and a willingness to answer the buyer's inspection with a credit. The record backs each one.

Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)

The Opening Price Sets the Result

The 271-day listing opened $20,000 above where it closed. The 16-day listing opened about $12,000 above where it closed. Ten of twelve sold under list, so a list price at the top of the range is a plan to reduce.

Deliver the Packet Before the Contract

Documents delivered more than 7 days before signing remove the cancel window, so we order the declaration, bylaws, budget, financial statement and FAQ sheet, and the estoppel, as soon as you decide to list. The estoppel takes up to 10 business days and is valid 30 days, so timing matters.

List Into the Strong Months

Closings cluster in March through May: 21 of the 52 in the MLS pull, and 43 of 94 county sales. A condo listed to close in spring has moved faster and closer to list, though twelve sales a year is a small sample.

What Will You Net From a River's Reach Sale?

At the $225,000 12-month median, a River's Reach seller's costs before any mortgage payoff run $3,824 to $5,324 without commission, and $9,449 to $12,193 with a 2.5% to 3.0% listing commission as an illustration. Offering a 2.5% buyer-agent amount adds $5,625. Every line below is an illustration with its formula.

Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)

The Net Sheet at $225,000

Commission is negotiable and has no set rate, and a seller who offers nothing to a buyer-side agent can still receive offers. The all-in figures exclude any mortgage payoff, association items beyond the estoppel, repairs and the tax proration.

How the Fixed Lines Are Computed

Deed documentary stamps are $0.70 per $100 of consideration under F.S. 201.02, so 2,250 units on $225,000 make $1,575.00, and in Lee County the seller customarily pays. The owner's title premium at the promulgated rate is $5.75 per $1,000 to $100,000 and $5.00 per $1,000 above that, so $575 plus $625 is $1,200.00, which the Lee seller customarily pays.

Lee County taxes are billed in November, with a 4% discount in November, 3% in December, 2% in January and 1% in February, and they become delinquent April 1. Apply the share to your own bill, and your title agent confirms the final figure.

Taxes on the Gain

A seller may exclude up to $250,000 of gain on a main home, or $500,000 filing jointly, if they owned and used it as a main home for at least 2 of the last 5 years. A foreign-person seller at $225,000 can qualify for the exception to withholding when the buyer will live in the unit, and otherwise the buyer withholds 15%. Your accountant confirms your position.

Should You Sell Now or Wait?

Sell now if you need the money or the move, because the record shows no rebound: the county median fell from $308,250 in 2023 to $225,000, the 30-year rate is 7.24%, and supply is 2.0 months. Waiting is a bet on rates, and we will tell you plainly if the numbers say it is a poor one.

Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through August 20, 2026)

Rates

The Freddie Mac 30-year average was 7.24% for the week of October 29, 2026, down from 7.32% the week before and up from 6.17% a year earlier. Two condos were active on October 21, 2026 against twelve closings in twelve months, which is 2.0 months of supply by our arithmetic.

Seasonality by Closing Month

Closings cluster in March through May, and April, with seven closings, has the shortest median days on market of any month with six or more. Quarter totals are 11, 18, 12 and 11. Monthly medians are noisy because the price level fell over the five years.

Hurricane Season

The Atlantic season runs from June 1 to November 30. A closing from December to May avoids it, and a closing in season needs a binding insurance quote and a plan for a storm warning between contract and closing.

Our Honest Read

If your goal is the highest price, the record does not show that waiting delivers it. If your goal is to avoid a summer listing, a listing in late winter that closes in spring is the pattern with the best odds. A written opinion sets your floor and your stretch before you decide.

Thinking of Selling Your River's Reach Condo? List With the #1 Team in Southwest Florida Since 2012

If you're searching for a River's Reach at Country Creek listing agent, or thinking, "What is my River's Reach condo worth, and who should sell it?" you are valuing a five-association condominium where the phase, the paperwork and the closest closings decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.

What Is Your River's Reach Condo Worth? Get a Free Valuation in 60 Seconds.

Start with a free River's Reach at Country Creek home valuation, then read our River's Reach seller guide for the listing plan. You can Call Jesse direct at (239) 898-6072. (239) 898-6072, text or call.

When should I list a River's Reach condo to catch the most buyers?

Closings cluster in March through May, with 21 of the 52 in the five-year MLS record, so a late-winter listing meets that window. Price to the recent closings whichever month you choose.

Can I sell a River's Reach condo that still has its original finishes?

Yes, at a price that reflects them. The lowest closings of the last 12 months, $195,000 and $201,500, show what a market pays when condition or timing is against a seller.

How do you market a River's Reach condo against The Villas at Country Creek?

By showing the buyer what each product gives: a condominium with a carport and a shared pool against a villa in a homeowners association. Our River's Reach seller guide explains the marketing in full.

Will you tell me if waiting would get me a better price?

Yes, and the record we hold does not show a rebound, so we say so. We would rather you decide on the facts than list at a bad time.

What does the written valuation cost, and am I committing to list?

It is free and carries no obligation. It is a written opinion with the closings that match your plan, the adjustments and a recommended range.

Can you value and sell my condo while I am out of state?

Yes. Marc walks the unit and handles showings, inspections and walk-throughs, and signatures and closing can be done remotely.

Want a Free In-Person River's Reach Valuation?

River's Reach owners get a free in-person valuation from Marc Comisar and a written opinion from Jesse McGreevy, covering the closings that match your plan, your unit's adjustments, the live competition, the estoppel and association questions for your phase and a recommended range. There is no cost and no obligation.

Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)

What You Receive

As Top 1% Real Estate Agents Nationally Since 2008, we hand you more than a number: the closings that match your unit, the adjustments and why, a net sheet and a recommended list range with a floor and a stretch.

How the In-Person Visit Works

Marc walks the unit, notes condition and asks for your phase, your floor and your equipment dates. You do not need to prepare, and the form on this page starts the process.

Request a River's Reach Valuation Today

Use the valuation form on this page, request a valuation here, or Call Jesse direct at (239) 898-6072.

What Do Sellers Say About Working With McGreevy and Comisar?

Sellers who work with McGreevy and Comisar describe the same things: sound pricing advice, honesty and follow-through. McGreevy and Comisar is a top-reviewed River's Reach at Country Creek listing agent on Google, and the quotes below are genuine client reviews, reproduced in the reviewer's own words.

We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.

What Sellers Wrote About Pricing and Follow-Through

★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Verified Google review

★★★★★ “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

★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!” Verified Google review

What the Quotes Do and Do Not Claim

These reviews are not about River's Reach specifically, and we do not present them as if they were. They describe how we work with owners anywhere in Southwest Florida.

Your Local Real Estate Experts

River's Reach owners work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every recent River's Reach sale and public record before writing this guide. Learn more about our team.

McGreevy and Comisar are the Domain Realty team behind this valuation guide and our neighborhood guide to River's Reach at Country Creek: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, and the team launched in October 2008. 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.

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

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.

What a General Estero Valuation Tends to Miss Here

A general Estero valuation tends to miss the five condominium corporations, the phase lookup, the floor, the plan size label, the estoppel and the two-story statement the resale contract must carry. We read the packet for your phase before we give you a number.

Contact McGreevy and Comisar

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

Selling your River's Reach at Country Creek condo? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Licensure, and the Office of Record

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission.

• Jesse McGreevy, Florida license SL3101296
• Marc Comisar, Florida license BK3060671
• Brokerage office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Ready for Your River's Reach Number?

River's Reach owners can reach McGreevy and Comisar today by phone, text or the valuation form on this page. Call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, and we will send the closings that fit your unit, the adjustments and a net sheet.

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

Use the valuation form above, or request a free home valuation. Buying instead? Read how we represent buyers or our River's Reach buyer guide.

Frequently Asked Questions, Seller Edition: Valuing a Condo in River's Reach at Country Creek

These are the questions owners ask most about valuing a River's Reach at Country Creek condo in Estero, answered from the MLS record, the county roll and the Florida Statutes. Each answer points to the section above that holds the detail. For a number on your unit, request a free valuation or Call Jesse direct at (239) 898-6072.

What is my River's Reach condo worth right now?

The 12-month MLS median is $225,000 on 12 closings, from $195,000 to $245,000, and your condo sits inside that range by plan, floor, phase and condition. The 24-month median is $239,950 on 24.

How much is a two-bedroom, two-bath River's Reach condo worth per square foot?

The 12-month MLS median is $188.24 per square foot, and the 24-month median is $198.00. The smallest plan, 1,125 square feet, closed at a higher price per foot than the 1,237 to 1,238 plan, so use the per-foot figure as a cross-check only.

How big is a River's Reach condo?

The Lee County roll shows four heated sizes: 1,125 square feet on 59 units, 1,161 on 24, 1,237 on 77 and 1,238 on 60. All 220 units are two bedrooms and two baths, and the lanai is not in the heated figure.

Does a den add value at River's Reach?

Not reliably. Over 60 months, 2-and-den condos of the 1,237 and 1,238 square foot plan had a median of $290,000 against $294,000 for 2-beds, 1.4% lower. A den label mostly tracks the larger plan.

Does the floor change what my condo is worth?

The county's 2026 median just value is $214,441 on the ground floor and $216,798 on the second, about 1% apart. The MLS record is too thin to isolate a floor premium, so we compare against the closest sale on your floor.

Does my phase change what my condo is worth?

Over 60 months the five phases sit within $10,000 of each other at the median, $275,000 to $285,000. Your phase changes your association, your estoppel and your reserves, and those matter to a buyer more than the label.

Why is the online estimate different from your valuation?

Because 12 sales a year across 220 units gives an automated model few close comparables, and it cannot see condition, your phase's reserves or its estoppel. Our written opinion uses your phase, your floor and the closest closings.

Is the county's just value what my condo is worth?

No. The 2026 roll medians of $214,441 and $216,798 are January 1 tax estimates, and the 12-month sale median is $225,000. Florida Statutes 193.011 lists net proceeds after costs of sale as one factor, and the 15% convention is not a statute.

What was the high point for River's Reach prices, and where are they now?

The county median peaked at $308,250 in 2023 and the MLS median at $303,500. The county median is $225,000 for 2026 to August 20, 27.0% below the peak, and per foot it is $191.6 against $266.2.

Why do River's Reach condos sell below list?

Ten of the last twelve did, at a median 95.8% of list. Pricing above the closest closings, rates near 7.24% and a median of 96 days on market all lead to reductions, and the 271-day listing that closed $20,000 under its first price shows the pattern.

How long does a River's Reach condo take to sell?

The 12-month median is 96 days on market, six of twelve took more than 90 days and one sold within 30. The 2022 median was 6 days, so the market has slowed.

How does a lender appraisal differ from your written opinion?

A lender appraisal on Form 1073 values the unit for the loan and uses closed comparables, in-project sales first. Our written opinion is an agent's recommendation for a list price and cannot replace an appraisal where a lender requires one.

What comparable sales will an appraiser use for my unit?

Fannie Mae's Selling Guide directs appraisers to sales closed within the last 12 months where possible, at least three, and for this project the twelve River's Reach closings come first. They adjust the comparables toward your unit for floor, condition and upgrades.

What happens if the appraisal comes in below the contract price?

The buyer and seller can renegotiate the price, the buyer can bring more cash, the seller can offer a credit, or the contract's financing terms may let the buyer cancel. Closed comparables from the last 12 months are the evidence that can support a reconsideration.

What documents must I give the buyer before they sign?

Florida Statutes 718.503 lists the declaration, articles, bylaws and rules, the annual financial statement and budget, the FAQ document, the Division governance form and the reserve study or a statement that none exists. We order the packet for your phase as soon as you decide to list.

How long can a buyer cancel after receiving the documents?

The statute gives 7 days, excluding Saturdays, Sundays and legal holidays, after the buyer receives the documents, unless the buyer acknowledged receipt more than 7 days before signing. Some web pages still say 3 days, which is the old rule.

What does the estoppel certificate cost, and how fast must it arrive?

The 2026 caps are $299, plus $119 if expedited and $179 if the unit is delinquent. The association must issue it within 10 business days of a written request, and it is valid 30 days, or 35 if mailed.

Do milestone inspections or a structural integrity reserve study apply?

No. Both apply to buildings of three habitable stories or more, and River's Reach buildings are two stories. The resale contract must still state in conspicuous type that the association is not required to have either.

Is River's Reach in a flood zone?

All five phases are in Zone X, outside the Special Flood Hazard Area, under a Letter of Map Revision effective February 5, 2026. That is per our neighborhood guide, and a flood-zone determination for your address confirms it.

Will a buyer's lender approve a loan on a River's Reach condo?

The lender reviews the project and the unit. Fannie Mae lists a full review for an established attached project, and the FHA and VA status of the five corporations is not confirmed, so ask your lender early. Cash buyers avoid the review.

What will it cost me to sell at $225,000?

The non-commission costs run $3,824 to $5,324, and adding a 2.5% to 3.0% listing commission as an illustration gives $9,449 to $12,193. A 2.5% buyer-agent offer adds $5,625. These exclude any mortgage payoff and repairs.

Who pays deed doc stamps and title insurance in Lee County?

Lee County custom puts both on the seller, but the contract controls. Doc stamps are $1,575.00 at $225,000 and the promulgated owner's title premium is $1,200.00.

Do I owe capital gains tax when I sell?

A seller may exclude up to $250,000 of gain, or $500,000 filing jointly, if they owned and used the home as a main home for at least 2 of the last 5 years. Confirm your own position with a tax professional.

What if I am a foreign person selling my condo?

The buyer generally withholds 15% of the amount realized, and an exception applies at $300,000 or less when the buyer has definite plans to live in the property. At $225,000 that exception can apply, and your counsel confirms.

Will my property taxes change when I sell, and what will the buyer pay?

A buyer's assessed value resets to just value as of January 1 of the year after the sale. On a $225,000 taxable value at the 2025 millage, the illustration is $2,929.82 a year, and $2,278.75 with homestead as an upper bound on the saving.

Can I take my Save Our Homes benefit to a new home?

Portability lets a homesteader who moves within Florida carry up to $500,000 of the accumulated difference to a new homestead, if they had a homestead exemption as of January 1 of any of the three preceding years. You apply with the new county's property appraiser.

Is now a good time to sell, or should I wait?

The record shows no rebound, rates are 7.24% and supply is 2.0 months. If you need the money or the move, sell. If you can wait, a written opinion shows what waiting has historically cost.

What month is best to list a River's Reach condo?

Closings cluster in March through May, so a late-winter listing has the best odds. A listing that reaches the summer should plan on the 83 to 96 day medians of 2026.

What do the association rules say about leasing, pets and approval?

Per your phase's declaration, and we pull it for your unit. Leasing, pet and sale-approval rules are set per phase in documents behind the member login, so we do not print one rule for all 220 units.

How many River's Reach condos are for sale right now?

Two were active on October 21, 2026, at $230,000 and $224,900. Twelve closed in the last 12 months, so supply is 2.0 months. The live MLS has the current list.

What does the free valuation include, and does it commit me to list?

It includes the closings that match your plan, the adjustments, a net sheet and a recommended range, and it carries no cost or obligation. Start with the free valuation form or call Jesse at (239) 898-6072.

Sources and Authoritative References

Every fact on this River's Reach at Country Creek valuation guide traces to a primary record below: Florida statutes and agencies, Lee County records, FEMA, federal sources, the master association's own pages and the Southwest Florida MLS. No brokerage, listing portal or IDX feed is cited.

Parcel and sale facts come from the county roll and the MLS. Where a record was not readable we say so on the page and state the gap plainly, and the Fannie Mae and Freddie Mac announcement of the redesigned appraisal report was not read in full.

1. Florida Statutes 718.103, condominium definitions (accessed November 1, 2026)
2. Florida Senate, 2024 HB 1021, condominium and homeowners' associations (accessed November 1, 2026)
3. Florida DBPR, condominium frequently asked questions (accessed November 1, 2026)
4. Mayer Brown, final rule on automated valuation models now effective (accessed November 1, 2026)
5. Fannie Mae Selling Guide B4-2.1-02, waiver of project review (accessed November 1, 2026)
6. Freddie Mac Guide section 5701.6 (accessed November 1, 2026)
7. Lee County Property Appraiser, home page (accessed November 1, 2026)
8. Florida Realtors, condo and HOA law library (accessed November 1, 2026)
9. Florida Statutes 718.503, developer disclosure and resale documents (accessed November 1, 2026)
10. Florida Statutes 718.116, assessments and estoppel certificates (accessed November 1, 2026)
11. Florida Statutes 718.112, bylaws, reserves and transfer fees (accessed November 1, 2026)
12. Florida Statutes 718.111, association official records and insurance (accessed November 1, 2026)
13. Florida Statutes 553.899, milestone inspections (accessed November 1, 2026)
14. Florida Statutes 201.02, tax on deeds (accessed November 1, 2026)
15. Florida Statutes 627.782, title insurance premium rates (accessed November 1, 2026)
16. Florida Statutes 193.155, homestead assessments (accessed November 1, 2026)
17. Florida Statutes 193.011, factors in just valuation (accessed November 1, 2026)
18. Florida Statutes 197.162, discounts for early payment of taxes (accessed November 1, 2026)
19. Florida Statutes 689.261, property tax disclosure summary (accessed November 1, 2026)
20. Florida Senate, 2025 HB 913, condominium and cooperative associations (accessed November 1, 2026)
21. Florida Senate, 2024 HB 1021, condominium and homeowners' associations (accessed November 1, 2026)
22. Florida DBPR, estoppel certificate and transfer fee caps, 2026 (PDF) (accessed November 1, 2026)
23. Florida DBPR, Division of Florida Condominiums, Timeshares and Mobile Homes (accessed November 1, 2026)
24. Florida DBPR, milestone inspections and structural integrity reserve studies (accessed November 1, 2026)
25. Florida Department of Revenue, documentary stamp tax (accessed November 1, 2026)
26. Florida Department of Revenue, Save Our Homes cap table (PDF) (accessed November 1, 2026)
27. Florida Department of Revenue, taxpayer information (accessed November 1, 2026)
28. Internal Revenue Service, Topic 701, sale of your home (accessed November 1, 2026)
29. Internal Revenue Service, Topic 409, capital gains and losses (accessed November 1, 2026)
30. Internal Revenue Service, Publication 523, selling your home (accessed November 1, 2026)
31. Internal Revenue Service, FIRPTA withholding (accessed November 1, 2026)
32. Fannie Mae Selling Guide B4-1.3-08, comparable sales (accessed November 1, 2026)
33. Fannie Mae Selling Guide B4-2.1-01, general information on project standards (accessed November 1, 2026)
34. Fannie Mae Selling Guide B4-2.1-03, ineligible projects (accessed November 1, 2026)
35. Fannie Mae Selling Guide B4-2.2-02, full review process (accessed November 1, 2026)
36. Freddie Mac, condo mortgages and project reviews fact sheet (PDF) (accessed November 1, 2026)
37. Freddie Mac, Uniform Appraisal Dataset 3.6 announcement (PDF) (accessed November 1, 2026)
38. Freddie Mac, Primary Mortgage Market Survey (accessed November 1, 2026)
39. U.S. Department of Housing and Urban Development, FHA-approved condominium lookup (accessed November 1, 2026)
40. U.S. Department of Housing and Urban Development, FHA condominium approval (accessed November 1, 2026)
41. Federal Housing Finance Agency, quality control standards for automated valuation models (accessed November 1, 2026)
42. Mayer Brown, final rule on automated valuation models now effective (accessed November 1, 2026)
43. Lee County Tax Collector, property taxes (accessed November 1, 2026)
44. Lee County Property Appraiser, 2025 Taxing District Millage Book (PDF) (accessed November 1, 2026)
45. Lee County Property Appraiser, Amendment 10 and Save Our Homes (accessed November 1, 2026)
46. Lee County Clerk, official records search (accessed November 1, 2026)
47. Citizens Property Insurance, residential policies (accessed November 1, 2026)
48. Citizens Property Insurance, updated flood requirements bulletin, 2023 (accessed November 1, 2026)
49. Citizens Property Insurance, HO-6 coverage comparison form (PDF) (accessed November 1, 2026)
50. National Hurricane Center, climatology (accessed November 1, 2026)
51. FEMA, Letter of Map Revision 25-04-3811P, Estero River redelineation (accessed November 1, 2026)
52. FEMA, National Flood Hazard Layer map service (accessed November 1, 2026)
53. Village of Estero, elevation certificates (accessed November 1, 2026)
54. The Villages at Country Creek master association, home page (accessed November 1, 2026)
55. Villages at Country Creek newsletter archive (accessed November 1, 2026)
56. Villages at Country Creek newsletter, September 2026 issue (accessed November 1, 2026)
57. Villages at Country Creek newsletter, Architectural Review Committee article (accessed November 1, 2026)
58. Florida Realtors, estoppel certificates (accessed November 1, 2026)
59. Florida Realtors, Florida housing market holds steady in September (accessed November 1, 2026)
60. Florida Realtors, Florida condo sales rise 3.1% in the third quarter (accessed November 1, 2026)
61. Florida Realtors, condo sales grow at both ends of the market (accessed November 1, 2026)
62. Royal Palm Coast Realtor Association, market statistics (accessed November 1, 2026)
63. Gulfshore Business, Estero proposes flat tax rate for $90.8 million budget (accessed November 1, 2026)
64. Property Tax in Florida, understanding the first eighth criteria, the 15 percent adjustment (accessed November 1, 2026)
65. Florida Division of Corporations, corporation search (accessed November 1, 2026)
66. Florida Division of Corporations, River's Reach at Country Creek, Inc., document N94000000513 (Phase I; retrieved November 1, 2026).
67. Florida Division of Corporations, River's Reach II at Country Creek, Inc., document N95000000765 (Phase II; retrieved November 1, 2026).
68. Florida Division of Corporations, River's Reach III at Country Creek, Inc., document N97000004077 (Phase III; retrieved November 1, 2026).
69. Florida Division of Corporations, River's Reach IV at Country Creek, Inc., document N96000004936 (Phase IV; retrieved November 1, 2026).
70. Florida Division of Corporations, River's Reach V at Country Creek, Inc., document N98000001357 (Phase V; retrieved November 1, 2026).
71. Lee County Property Appraiser, 2026 roll for the 220 River's Reach parcels: use code, year built, bedrooms, baths and heated area, as carried in the McGreevy and Comisar county index built November 1, 2026.
72. Lee County recorded sales, DOR-qualified and improved, all years on file, newest recording August 20, 2026, as carried in the same county index.
73. Southwest Florida MLS Matrix, condo units on Country Creek Drive, closings and actives, pulled October 21, 2026.
74. Lee County Property Appraiser, 2026 Taxing District Millage Book, printed October 9, 2026 (12.9712 mills for taxing district 316).
75. The Boston Globe, article on online home value estimates, October 23, 2026 (retrieved November 1, 2026).
76. McGreevy and Comisar neighborhood guide to River's Reach at Country Creek, November 2026: floor, phase, building and flood-map research with the sources cited there.
77. McGreevy and Comisar seller costs research, Florida, 2026, including the DBPR estoppel and transfer fee sheet.

Downloadable Documents

River's Reach at Country Creek's key documents are published by the State of Florida, FEMA, the federal government and Lee County, and the table links each to its issuing authority. The recorded declaration for each phase is available through the Lee County Clerk's official records, and the estoppel through the phase's own association.

Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.