Estero, Florida
Find out what your home in The Place at Corkscrew is worth with a free valuation from McGreevy and Comisar. We price from closed sales at your size and bedroom count, not an automated estimate. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated October 2026.
Homes in The Place at Corkscrew sold for $455,000 to $1,249,000 in the last 12 months, so the honest answer to "what is my home worth" starts with its size and bedroom count, not the community median. This valuation guide sits beside our full The Place at Corkscrew community guide, which covers the history, amenities, schools and storm record, and it shows how we turn 103 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 The Place at Corkscrew seller guide covers pricing, marketing, costs and the law of a sale. This valuation page covers the value itself, and the The Place at Corkscrew 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 home in The Place at Corkscrew because we price each home against the recent closings at its own size and bedroom count, 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, and the Corkscrew Road corridor east of I-75 is a market we work every week.
Recent The Place at Corkscrew market record (12 months to October 21, 2026): 103 closed sales · $74,574,692 in total volume · $695,000 median sold price · $296 median price per square foot of living area · a range of $455,000 to $1,249,000 · a median 66 days on market · a median 96.8% of list price · 12 active listings on October 21, 2026. County record for the 12 months since October 2025, through its newest recorded sale of September 11, 2026: 102 qualified recorded sales, median $704,500. Source: Southwest Florida MLS (Matrix), pulled October 21, 2026, and the Lee County Property Appraiser sales file, indexed October 28, 2026 [Source: The Place at Corkscrew community guide].
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about The Place at Corkscrew is narrower and checkable: every figure below traces to a dated MLS pull, the county file or a recorded document, and where we could not verify something we say so.
We do not call the market tight or loose on the supply count alone: the October 21, 2026 pull shows 12 active listings, about 1.4 months, while homes sold at a median 96.8% of list after 66 days. We do not quote the association's current estoppel fee, its leasing terms or a CDD payoff figure, because none is published where we could reach it. And we do not quote a premium for any feature, from a preserve view to a renovated kitchen, that the recent record cannot support.
This page answers "what is it worth." Our seller guide answers "how do we sell it," and our buyer guide answers "what does it cost to own." For the process itself, our Estero seller guide and Estero buyer guide cover the process, and Jesse at (239) 898-6072 covers the specifics.
Owners in The Place at Corkscrew who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your valuation more than any online estimate will.
Start Here: Why McGreevy and Comisar Are the Best Realtor for The Place at Corkscrew · Key Takeaways
The Essentials: What Is My Home in The Place at Corkscrew Worth? · How Is a Home in The Place at Corkscrew Actually Valued? · What Have Homes in The Place at Corkscrew Sold For in the Last 12 Months? · How Have Home Values in The Place at Corkscrew Changed Over Time? · Which Differences Change a Value in The Place at Corkscrew? · Why Do Online Estimates Miss on Homes in The Place at Corkscrew? · The Place at Corkscrew vs The Preserve at Corkscrew: How Do Their Values Compare?
The Details: How Do Values in The Place at Corkscrew Compare With Nearby Corkscrew Road Communities? · What Does the Live Competition Say About a Value in The Place at Corkscrew? · When Is the Best Time to Have a Home in The Place at Corkscrew Valued? · What Do a Buyer's Costs in The Place at Corkscrew Do to Your Home's Value? · Which Florida Rules Shape a Sale Price in The Place at Corkscrew? · What Moves the Number Before You List in The Place at Corkscrew? · What Will You Net From a Sale in The Place at Corkscrew?
Questions, Contacts and Sources: Should You Rent or Sell Your Home in The Place at Corkscrew? · How Do You Get a Free Home Valuation in The Place at Corkscrew? · Thinking of Selling Your Home in The Place at Corkscrew? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a The Place at Corkscrew Specialist Matter for a Valuation? · Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Valuing a Home in The Place at Corkscrew
More: Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Valuation Team for The Place at Corkscrew Today?
Most homes in The Place at Corkscrew are worth between $455,000 and $1,249,000, and where yours falls depends on its size and bedroom count. The 103 closed sales in the 12 months to October 21, 2026 had a $695,000 median, but that number describes no single home, so the tables below split it by living area and by bedrooms.
Data updated: October 2026
| Living area (last 12 months) | Closed sales | Median sold price | Median $ per sq ft | Lowest sale | Highest sale | Median days on market |
|---|---|---|---|---|---|---|
| Under 2,000 sq ft | 11 | $580,000 | $320 | $455,000 | $670,000 | 102 |
| 2,000 to 2,399 sq ft | 38 | $606,000 | $293 | $465,000 | $863,000 | 40 |
| 2,400 to 2,799 sq ft | 30 | $761,000 | $307 | $550,000 | $930,000 | 71 |
| 2,800 to 3,199 sq ft | 5 | $948,900 | $307 | $715,000 | $975,000 | 24 |
| 3,200 to 3,599 sq ft | 8 | $812,500 | $242 | $650,000 | $864,900 | 68.5 |
| 3,600 sq ft and up | 11 | $1,110,000 | $261 | $835,000 | $1,249,000 | 74 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside The Place at Corkscrew in the 12 months to October 21, 2026; living area is the MLS field. [Source: The Place at Corkscrew community guide]
Size does most of the sorting. Homes under 2,000 square feet had a $580,000 median and a $320 per-foot median, homes of 2,000 to 2,399 square feet $606,000 and $293, homes of 2,400 to 2,799 square feet $761,000 and $307, and homes of 3,600 square feet and up $1,110,000 and $261. Per-foot values are similar across the middle bands and lower at the large end, which is why we never apply one per-foot number to the whole community.
| Bedrooms as the MLS reports them (last 12 months) | Closed sales | Median sold price | Median $ per sq ft | Median days on market |
|---|---|---|---|---|
| 2 bedrooms | 4 | $597,500 | $322 | 100 |
| 3 bedrooms (with or without a den) | 50 | $662,500 | $313 | 67.5 |
| 4 bedrooms (with or without a den) | 36 | $707,500 | $281 | 41.5 |
| 5 bedrooms (with or without a den) | 11 | $864,900 | $258 | 133 |
| 6 bedrooms or more | 2 | $844,590 | $248 | 177 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside The Place at Corkscrew in the 12 months to October 21, 2026; bedroom counts are as the MLS reports them. [Source: The Place at Corkscrew community guide]
Three- and four-bedroom homes carried 86 of the 103 sales. The 5-bedroom group had a median of $258 per square foot and 133 days on market, and the two 6-bedroom sales $248 and 177 days, which tells an owner of a large plan to price for a smaller pool of buyers.
Half the sales in the record are below $695,000 and half above, but 49 of the 103 landed between $500,000 and $699,999 and 45 between $700,000 and $999,999. A $695,000 estimate is therefore too high for a 1,852-square-foot home that sold at $455,000 and too low for a 3,876-square-foot home that sold at $1,249,000, and both owners would be misled by it.
Most owners begin with the same three questions. Is my home closer to the $606,000 median for 2,000 to 2,399 square feet or the $761,000 median for 2,400 to 2,799? Did a home like mine really sell for $850,000, or was that a different plan? And did the sellers who took 200 days or more price against the wrong rung? Each has an answer in the closed-sale record, and each turns on your living area and your bedroom count, not on the address alone.
Neither table shows condition, lot position, the age of the roof and air conditioning, or whether the owner completed the association's architectural approvals. Those are the reasons two homes of the same size can sell $300,000 apart, and they are why a written valuation includes a walk-through. The tables place you on the ladder, and the walk-through decides which rung.
Start with the free home valuation form, or call Jesse direct at (239) 898-6072. We reply with a written opinion of value: the sales that match your size and bedroom count, your position on the ladder, the live competition and a recommended range.
A home in The Place at Corkscrew is valued by matching it to recent closed sales of a similar size and bedroom count, then adjusting for condition, roof and air conditioning age, position, flood file and approved improvements. We use nine steps, and the last one tests the result against the homes competing with yours today.
Take a 2,200-square-foot home. Homes of 2,000 to 2,399 square feet sold at a $293 median per square foot, so the raw arithmetic gives $644,600, about 6% above that band's $606,000 median price. Now take a 2,600-square-foot home. At the $307 median for 2,400 to 2,799 square feet the arithmetic gives $798,200, against that band's $761,000 median price. These are illustrations of the method, not valuations of any home, because the per-foot figure moves with condition, lot and timing, and the adjustments in the nine steps below are what turn the arithmetic into an opinion of value.
We will not apply one per-foot number to the whole community, quote a premium for a view or a pool that the closed sales cannot support, or hand you an automated estimate and call it a valuation. We also will not tell you a number is higher because it is the number you hoped for. A valuation that cannot survive a buyer's appraiser is not worth having, and we would rather show you a range you can defend than a figure that flatters.
You get a written range with the comparable sales behind it, the live competition, the yearly fee stack your buyer will underwrite and a net sheet at the price we recommend. You also get a plain statement of what we could not verify, such as the leasing terms or the association's current estoppel fee. Nothing is listed or shared, and there is no obligation.
Every home here is a single-family house built from 2017 to 2023 by Pulte or Lennar, so the product is consistent and the levers are size, plan and lot. Lot width matters because the CDD assessment and the architectural minimum living area both vary with it, from $1,185.41 to $1,717.32 in FY2027 and from 1,600 to 2,200 square feet [Source: Corkscrew Farms CDD FY2027 Adopted Budget]. We confirm both before we choose comparables.
The MLS living-area field drives the per-foot math, and it can differ from a builder floor plan, a county record or an owner's memory. We check the figure against the sales we use, because a 100-square-foot error moves a $296-per-foot number by about $29,600.
We choose closed sales within roughly 20% of your living area and the same bedroom count, from the last 12 months, and widen to 24 or 36 months only when fewer than 10 sales qualify. Windows are counted back from the valuation date so old sales are labeled as old. Here the 12-month window already holds 103 closings, so we rarely need to widen it.
A sale from 30 months ago belongs to a different market. The medians by 12-month block ran from $750,000 to $825,000 to $695,000 over five years, so we adjust older sales for the direction of the market and say in the valuation which sales carry the least weight.
The age of the roof, air conditioning, water heater and windows, the kitchen and bath condition and any storm protection change what a buyer and an inspector will accept. Fourteen homes of the same 2,445 square feet sold from $550,000 to $850,000, and a valuation has to explain a gap like that home by home.
Backing to water, a preserve, a road or the amenity campus changes the buyer's afternoon. We record position in the valuation and say how much weight the recent record can support, which is often less than an owner hopes, because the MLS row does not show the lot.
FEMA's map shows Zone X across the community, an area of minimal flood hazard with no base flood elevation, on panel 12071C0625F effective August 28, 2008 [Source: FEMA National Flood Hazard Layer]. A federally backed mortgage does not require flood insurance in Zone X, which keeps the buyer's cost lower than in a mapped flood zone.
The buyer underwrites the association assessment, the CDD line, the food and beverage minimum and the one-time resale contribution. A home on a lot with a higher CDD line has to price lower to give the buyer the same yearly cost, and we state the whole stack in one line.
Twelve homes were listed on October 21, 2026, and we read the size and price history of each one near yours. We then set your range where it wins the comparison on the first day, not where it merely matches it.
If you would like these nine steps applied to your own home, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying and want the same analysis on a home you are considering, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
The Place at Corkscrew has 1,325 platted homes, so a number built from the sales at your own size is worth far more than an estimate. Get a free home valuation or Call Jesse direct at (239) 898-6072. If you are also buying, start your home search with Marc or Call Marc at (239) 287-5873.
Homes in The Place at Corkscrew sold for $455,000 to $1,249,000 in the 12 months to October 21, 2026, at a $695,000 median, and the county's recorded-sales file shows 102 qualified sales at a $704,500 median since October 2025, through September 11, 2026. The MLS list below has 103 rows, every one with its date, size, price and days on market.
Data updated: October 2026
Beds and baths are as the MLS reports them: 3+Den/3(0) means three bedrooms plus a den and three full baths. Owner names are not in the MLS record and are not shown.
| Sold | Beds / baths | Living area (sq ft) | Sold price | $ per sq ft | Days on market | Sold as % of list |
|---|---|---|---|---|---|---|
| Oct 16, 2026 | 4 Bed/3(0) | 2,032 | $525,000 | $258 | 25 | 96.3% |
| Oct 5, 2026 | 3 Bed/2(0) | 2,000 | $675,000 | $338 | 5 | 99.3% |
| Oct 2, 2026 | 4 Bed/3(0) | 2,032 | $675,000 | $332 | 34 | 100.0% |
| Sep 30, 2026 | 3+Den/3(0) | 2,491 | $785,000 | $315 | 110 | 96.3% |
| Sep 24, 2026 | 3+Den/3(0) | 2,445 | $730,000 | $299 | 39 | 97.5% |
| Sep 23, 2026 | 2+Den/2(0) | 1,861 | $650,000 | $349 | 41 | 96.3% |
| Sep 21, 2026 | 4 Bed/3(0) | 2,032 | $514,000 | $253 | 37 | 98.8% |
| Sep 18, 2026 | 3+Den/2(1) | 2,362 | $800,000 | $339 | 19 | 94.2% |
| Sep 17, 2026 | 3+Den/2(0) | 2,032 | $540,000 | $266 | 61 | 98.2% |
| Sep 11, 2026 | 4 Bed/3(0) | 2,032 | $673,000 | $331 | 45 | 99.1% |
| Aug 26, 2026 | 3+Den/3(0) | 2,445 | $743,000 | $304 | 40 | 95.9% |
| Aug 24, 2026 | 4 Bed/2(1) | 2,362 | $700,000 | $296 | 1 | 96.0% |
| Aug 6, 2026 | 3+Den/3(0) | 2,032 | $508,000 | $250 | 93 | 97.9% |
| Aug 6, 2026 | 3 Bed/3(0) | 1,852 | $610,000 | $329 | 56 | 98.4% |
| Aug 5, 2026 | 3 Bed/2(0) | 1,852 | $620,000 | $335 | 5 | 100.0% |
| Jul 31, 2026 | 5+Den/3(0) | 3,464 | $800,000 | $231 | 144 | 94.1% |
| Jul 27, 2026 | 6 or More/3(0) | 3,464 | $850,000 | $245 | 66 | 90.9% |
| Jul 20, 2026 | 3 Bed/2(0) | 2,000 | $695,000 | $348 | 6 | 100.0% |
| Jul 20, 2026 | 3 Bed/2(0) | 1,851 | $665,000 | $359 | 141 | 93.0% |
| Jul 17, 2026 | 4+Den/2(1) | 2,872 | $715,000 | $249 | 139 | 98.6% |
| Jul 15, 2026 | 4 Bed/3(0) | 2,032 | $589,900 | $290 | 2 | 100.0% |
| Jul 13, 2026 | 3+Den/3(0) | 2,079 | $720,000 | $346 | 9 | 98.8% |
| Jul 1, 2026 | 4+Den/3(0) | 2,491 | $762,000 | $306 | 195 | 95.4% |
| Jun 30, 2026 | 2+Den/2(0) | 1,859 | $516,500 | $278 | 98 | 99.5% |
| Jun 26, 2026 | 5+Den/3(0) | 2,606 | $692,412 | $266 | 157 | 92.4% |
| Jun 25, 2026 | 4+Den/3(0) | 2,606 | $575,000 | $221 | 12 | 97.5% |
| Jun 24, 2026 | 4 Bed/3(0) | 2,032 | $685,000 | $337 | 8 | 101.5% |
| Jun 16, 2026 | 3 Bed/3(0) | 1,852 | $580,000 | $313 | 57 | 96.7% |
| Jun 8, 2026 | 3+Den/3(0) | 2,445 | $769,900 | $315 | 46 | 97.6% |
| Jun 5, 2026 | 4 Bed/3(0) | 2,271 | $580,000 | $255 | 129 | 96.8% |
| Jun 1, 2026 | 4+Den/4(0) | 4,290 | $970,000 | $226 | 80 | 88.2% |
| Jun 1, 2026 | 3 Bed/2(0) | 1,693 | $530,000 | $313 | 115 | 96.5% |
| May 29, 2026 | 4+Den/3(0) | 2,491 | $675,000 | $271 | 44 | 96.8% |
| May 28, 2026 | 3+Den/3(0) | 2,445 | $850,000 | $348 | 11 | 98.3% |
| May 26, 2026 | 4 Bed/2(1) | 2,362 | $860,000 | $364 | 34 | 99.2% |
| May 22, 2026 | 2+Den/2(0) | 1,851 | $545,000 | $294 | 102 | 94.0% |
| May 19, 2026 | 3+Den/3(0) | 2,650 | $860,000 | $325 | 78 | 96.6% |
| May 15, 2026 | 3 Bed/2(0) | 1,688 | $540,000 | $320 | 159 | 97.3% |
| May 15, 2026 | 4+Den/3(1) | 3,238 | $799,000 | $247 | 38 | 100.0% |
| May 15, 2026 | 3+Den/3(0) | 2,866 | $950,000 | $331 | 2 | 96.4% |
| May 12, 2026 | 4+Den/3(0) | 2,491 | $802,500 | $322 | 94 | 97.9% |
| May 5, 2026 | 5 Bed/5(0) | 4,332 | $960,000 | $222 | 133 | 91.4% |
| May 1, 2026 | 4 Bed/3(0) | 2,032 | $465,000 | $229 | 39 | 95.9% |
| Apr 30, 2026 | 3+Den/3(0) | 2,445 | $820,000 | $335 | 7 | 96.5% |
| Apr 30, 2026 | 3+Den/3(0) | 2,650 | $930,000 | $351 | 9 | 93.1% |
| Apr 29, 2026 | 3+Den/3(0) | 2,032 | $564,900 | $278 | 2 | 100.0% |
| Apr 28, 2026 | 4+Den/3(0) | 2,491 | $790,000 | $317 | 61 | 95.2% |
| Apr 24, 2026 | 4 Bed/3(0) | 2,032 | $535,000 | $263 | 178 | 97.3% |
| Apr 21, 2026 | 3+Den/3(0) | 2,445 | $625,000 | $256 | 105 | 96.3% |
| Apr 20, 2026 | 3+Den/2(0) | 2,251 | $575,000 | $255 | 147 | 97.5% |
| Apr 20, 2026 | 3 Bed/2(0) | 2,062 | $565,000 | $274 | 19 | 98.3% |
| Apr 14, 2026 | 3 Bed/3(0) | 2,650 | $700,000 | $264 | 152 | 93.3% |
| Apr 13, 2026 | 4+Den/3(0) | 2,491 | $875,000 | $351 | 9 | 99.5% |
| Apr 10, 2026 | 4 Bed/3(0) | 2,032 | $663,000 | $326 | 4 | 98.2% |
| Apr 9, 2026 | 5+Den/3(0) | 3,464 | $825,000 | $238 | 231 | 97.1% |
| Apr 8, 2026 | 4+Den/4(1) | 3,950 | $835,000 | $211 | 143 | 98.2% |
| Apr 2, 2026 | 3+Den/3(0) | 2,201 | $475,000 | $216 | 148 | 95.0% |
| Apr 1, 2026 | 3 Bed/3(1) | 2,976 | $975,000 | $328 | 4 | 93.1% |
| Mar 31, 2026 | 5 Bed/4(1) | 3,357 | $864,900 | $258 | 8 | 98.9% |
| Mar 30, 2026 | 3+Den/3(0) | 2,445 | $769,900 | $315 | 131 | 98.7% |
| Mar 30, 2026 | 4+Den/3(0) | 2,606 | $555,000 | $213 | 21 | 95.7% |
| Mar 20, 2026 | 3+Den/3(0) | 2,445 | $560,000 | $229 | 294 | 99.2% |
| Mar 18, 2026 | 2+Den/2(0) | 1,862 | $670,000 | $360 | 155 | 99.3% |
| Mar 13, 2026 | 5+Den/4(1) | 4,248 | $1,110,000 | $261 | 165 | 95.0% |
| Mar 13, 2026 | 4 Bed/3(0) | 2,491 | $675,000 | $271 | 3 | 96.4% |
| Mar 12, 2026 | 3+Den/2(0) | 2,000 | $660,000 | $330 | 174 | 96.4% |
| Mar 10, 2026 | 5+Den/4(1) | 3,357 | $800,000 | $238 | 68 | 92.1% |
| Mar 10, 2026 | 3+Den/3(0) | 2,445 | $765,000 | $313 | 64 | 97.5% |
| Mar 5, 2026 | 4 Bed/2(1) | 2,362 | $863,000 | $365 | 1 | 99.8% |
| Mar 5, 2026 | 3+Den/3(0) | 2,445 | $765,000 | $313 | 80 | 99.4% |
| Feb 27, 2026 | 3 Bed/2(0) | 2,000 | $565,000 | $282 | 123 | 94.2% |
| Feb 27, 2026 | 4 Bed/2(0) | 2,251 | $500,000 | $222 | 66 | 92.6% |
| Feb 27, 2026 | 4+Den/4(0) | 3,876 | $1,249,000 | $322 | 24 | 100.0% |
| Feb 25, 2026 | 5+Den/4(1) | 4,248 | $1,130,000 | $266 | 22 | 94.2% |
| Feb 13, 2026 | 4+Den/3(0) | 3,093 | $948,900 | $307 | 155 | 99.9% |
| Feb 5, 2026 | 4 Bed/3(0) | 2,553 | $760,000 | $298 | 120 | 96.4% |
| Feb 2, 2026 | 5 Bed/4(1) | 3,431 | $650,000 | $189 | 69 | 96.3% |
| Feb 2, 2026 | 3+Den/3(0) | 2,032 | $617,000 | $304 | 114 | 94.9% |
| Jan 30, 2026 | 4+Den/4(0) | 4,290 | $930,000 | $217 | 70 | 94.4% |
| Jan 29, 2026 | 3+Den/3(0) | 2,488 | $700,000 | $281 | 165 | 93.3% |
| Jan 26, 2026 | 3+Den/3(0) | 2,202 | $504,000 | $229 | 12 | 97.9% |
| Jan 22, 2026 | 3+Den/2(0) | 2,000 | $631,200 | $316 | 41 | 97.3% |
| Jan 20, 2026 | 3+Den/3(0) | 2,445 | $754,000 | $308 | 179 | 96.8% |
| Jan 20, 2026 | 3+Den/2(0) | 2,007 | $530,000 | $264 | 105 | 98.3% |
| Jan 20, 2026 | 5+Den/5(0) | 4,290 | $1,125,000 | $262 | 59 | 93.8% |
| Jan 13, 2026 | 3 Bed/2(0) | 2,043 | $530,000 | $259 | 57 | 96.4% |
| Jan 9, 2026 | 3+Den/2(0) | 2,000 | $709,000 | $354 | 71 | 97.8% |
| Dec 31, 2025 | 6 or More/4(1) | 3,357 | $839,180 | $250 | 288 | 98.7% |
| Dec 31, 2025 | 3+Den/3(0) | 2,032 | $640,000 | $315 | 158 | 94.8% |
| Dec 16, 2025 | 3+Den/3(0) | 2,445 | $565,000 | $231 | 266 | 97.6% |
| Dec 15, 2025 | 3+Den/2(0) | 2,000 | $690,000 | $345 | 28 | 95.8% |
| Dec 9, 2025 | 3+Den/3(0) | 2,445 | $550,000 | $225 | 36 | 93.2% |
| Dec 4, 2025 | 4 Bed/4(0) | 4,248 | $950,000 | $224 | 68 | 90.5% |
| Dec 3, 2025 | 3+Den/2(1) | 2,362 | $729,000 | $309 | 52 | 100.0% |
| Nov 26, 2025 | 5+Den/4(0) | 4,341 | $1,162,000 | $268 | 153 | 94.9% |
| Nov 25, 2025 | 3+Den/2(0) | 2,010 | $649,000 | $323 | 83 | 100.0% |
| Nov 24, 2025 | 3+Den/3(0) | 2,445 | $800,000 | $327 | 174 | 91.4% |
| Nov 24, 2025 | 4 Bed/3(0) | 2,271 | $595,000 | $262 | 25 | 99.2% |
| Nov 14, 2025 | 4+Den/4(0) | 3,876 | $1,217,500 | $314 | 74 | 95.9% |
| Nov 13, 2025 | 4+Den/3(0) | 2,491 | $900,000 | $361 | 61 | 95.8% |
| Nov 7, 2025 | 4 Bed/2(0) | 2,251 | $589,000 | $262 | 83 | 98.2% |
| Nov 5, 2025 | 4+Den/3(1) | 2,872 | $850,000 | $296 | 24 | 97.2% |
| Oct 31, 2025 | 3 Bed/3(0) | 1,852 | $455,000 | $246 | 126 | 91.2% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside The Place at Corkscrew, October 31, 2025 to October 16, 2026, pulled October 21, 2026. [Source: The Place at Corkscrew community guide]
The county shows 102 qualified recorded sales since October 2025, through September 11, 2026, and the MLS shows 103 marketed closings plus 4 sold-data entries in the 12 months to October 21, 2026. The county file has no days on market and no list price, and our July guide's 110 MLS closings sit in the same range, so we read the two as the same market, with the county as the recorded total. County figures: 102 sales, $704,500 median, $455,000 to $1,300,000, matched on the legal description "PLACE AT CORKSCREW" (1,379 parcels) [Source: Real property transfer and sale qualification codes].
The lowest sale was $455,000 for a 3-bedroom, 3-bath, 1,852-square-foot home on October 31, 2025, at 91.2% of a $499,000 list after 126 days. The highest was $1,249,000 for a 4-bedroom plus den, 4-bath, 3,876-square-foot home on February 27, 2026, at 100.0% of list after 24 days. Only 6 of the 103 sales reached $1,000,000, and 3 sold for under $500,000.
Homes with three bedrooms plus a den had a $704,500 median across 36 sales, and 3-bedroom homes without a den $595,000 across 14. Four-bedroom homes without a den had a $663,000 median across 19, and 4-bedroom plus den homes $835,000 across 17. The den is a marker for a larger plan, not a premium by itself, so we compare like plans.
This page does not cite a sale of our own in The Place at Corkscrew, because we do not present a transaction here that we cannot show you. What we can show is the public MLS record above, the county file and the documents behind the fees, and we build your valuation from those.
Values in The Place at Corkscrew are lower than two years ago. The 12-month median of $695,000 compares with $765,000 the year before and $825,000 and $800,000 in the two before that, and the median price per square foot fell from $332 four years back to $296 today, per the Southwest Florida MLS.
Data updated: October 2026
| Window | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
| Last 12 months (Oct 22, 2025 to Oct 21, 2026) | 103 | $695,000 | $296 | 66 | 96.8% |
| Last 24 months | 186 | $730,000 | $306 | 70 | 96.5% |
| Last 36 months | 267 | $754,000 | $313 | 67 | 96.7% |
| Last 60 months | 463 | $765,000 | $322 | 36 | 97.3% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside The Place at Corkscrew, pulled October 21, 2026; windows are counted back from that date. [Source: The Place at Corkscrew community guide]
| 12-month block | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
| Year 1: the latest 12 months | 103 | $695,000 | $296 | 66 | 96.8% |
| Year 2: months 13 to 24 back | 83 | $765,000 | $319 | 76 | 96.2% |
| Year 3: months 25 to 36 back | 81 | $825,000 | $326 | 55 | 96.8% |
| Year 4: months 37 to 48 back | 83 | $800,000 | $332 | 32 | 97.1% |
| Year 5: months 49 to 60 back | 113 | $750,000 | $330 | 8 | 100.0% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside The Place at Corkscrew, pulled October 21, 2026; blocks are counted in 365-day steps back from October 21, 2026. [Source: The Place at Corkscrew community guide]
Year 5 tells the story of the fastest market: 113 sales at a median of 8 days and 100.0% of list. By year 4 the median days on market was 32, by year 3 it was 55, and in the latest block it is 66 with 96.8% of list. Buyers here now negotiate, and a valuation that assumes the year 4 market will miss.
Mix explains little of the drop, because the median home sold measured 2,445 square feet in both the latest block and year 3, while the price per square foot slipped from $326 to $296. Forty-four homes of 2,445 square feet sold in the last 60 months at a $769,900 median, and 14 in the last 12 at $759,500, so even the same plan has moved.
If you bought in year 5's block, the median was $750,000, about 7% above today's. If you bought in years 3 or 4, the community medians were $825,000 and $800,000, and today's median sits well below your purchase price. A buyer's appraiser will use the last six to twelve months of sales at your size, so a price anchored to your purchase price will be tested.
Six differences change the value of a home in The Place at Corkscrew: size and plan, bedroom count and den, build year and equipment, lot width and CDD phase, position and setting, and condition. The community has one association and no sub-associations, so the differences live in the home, not in a neighborhood label.
Data updated: October 2026
Fourteen homes of 2,445 square feet with three bedrooms plus a den and three baths sold in 12 months at a $759,500 median: $820,000 after 7 days, $560,000 after 294, $550,000 after 36, $850,000 after 11 and $769,900 after 46, among others. The spread of $300,000 is the reason we read every row.
Three-bedroom homes without a den had a $595,000 median, 3-bedroom plus den $704,500, 4-bedroom $663,000 and 4-bedroom plus den $835,000. A buyer counts rooms and then counts square feet, and a listing that uses the den correctly names it.
Pulte and Lennar built every home from 2017 to 2023, with 2021 the peak year at 332 homes delivered, so a roof or air conditioning system is between 3 and 9 years old at most [Source: Lee County Property Appraiser 2025 certified NAL roll download]. That narrow band means equipment dates are easy to state, and an owner who dates each one gives the buyer's inspector less to argue about.
The Corkscrew Farms CDD assessment is $1,185.41 to $1,717.32 in FY2027 by phase and lot width, and a Phase 1 home sheds its debt service four years before Phase 2. A buyer underwriting the yearly cost will ask which phase your home is in, so the valuation names it.
The MLS row does not show a water, preserve or amenity-campus position, so the record cannot put a dollar figure on a view, and we do not print one. We record position when we walk the home and say how much weight the recent sales can carry, which is often less than an owner hopes.
A renovated kitchen, a pool or a screened lanai matters to the buyer and to the appraiser only if it is documented and approved. The architectural guidelines require written approval for exterior changes, and an unapproved pool or enclosure can surface at closing, so we gather the approvals before we count the improvement in the value.
Online estimates miss on homes in The Place at Corkscrew because they blend $455,000 homes and $1,249,000 homes into one automated number, without the size, den, lot, phase, roof age or fee layers. A buyer sees the same estimate you do, so the gap between it and your list price has to be explained.
Data updated: October 2026
An automated valuation model is statistical software that guesses a price from public records and recent sales, and its accuracy is a range. Portals publish a median error rate, and errors are larger where homes in one area differ a lot, which describes this community.
The Zestimate, like other portal estimates, works from a home's recorded facts and nearby sales. In a community where the 12-month sales range from $455,000 to $1,249,000 and identical 2,445-square-foot plans sold $300,000 apart, a model cannot know whether your home is the 7-day sale or the 294-day one. That knowledge lives in the listing photos, the condition and the documents.
The Lee County Property Appraiser sets a just value for taxes each year, and for a homestead the assessed value grows under the Save Our Homes cap, so it can lag the market for years [Source: Florida Statutes 193.155]. Across this community $90.9 million of value sits under those caps on the 2026 final roll, an average of $69,091 per home. It is a tax number, and a buyer's lender will not use it to price your home.
Keep it as one data point, write down your living area and bedroom count, and compare the estimate with the closed sales in this guide. If the estimate is far from those sales, ask for a written valuation, because your buyer's appraiser will use sales and not the estimate.
The Place at Corkscrew and The Preserve at Corkscrew are both gated Corkscrew Road communities built by Pulte and Lennar for Cameratta Companies with no golf, but The Place is a 1,325-home resort campus built 2017 to 2023 with a $695,000 median, and The Preserve is a 441-home community built 2011 to 2015 with a $627,800 median. Your value has to hold up against that comparison.
Data updated: October 2026
| Question a buyer asks | The Place at Corkscrew | The Preserve at Corkscrew |
|---|---|---|
| What am I buying? | 1,325 platted single-family homes on 1,361 acres (1,316 parcels on the county roll) | 441 single-family homes, no villas, coach homes or condominiums |
| When was it built? | Pulte and Lennar, 2017 to 2023, for Cameratta Companies | Pulte and Lennar, a 2011 to 2015 construction window, for Cameratta Companies |
| What has sold recently? | 103 closings, $695,000 median, $455,000 to $1,249,000 (12 months to Oct 21, 2026) | 15 closings, $627,800 median, $490,000 to $802,500 (12 months to Oct 21, 2026) |
| Price per square foot | $296 median | $297 median |
| Time on market and list ratio | 66 days, 96.8% of list | 84 days, 97.0% of list |
| Supply on Oct 21, 2026 | 12 active, about 1.4 months | 5 active, about 4.0 months |
| Recurring association fee | $1,220.46 per quarter ($4,881.84 per year), including landscape and irrigation on every lot | $810 per quarter ($3,240 per year) |
| CDD | Corkscrew Farms CDD, $1,185.41 to $1,717.32 in FY2027 by phase and lot width | Cypress Shadows CDD, about $2,644 to $3,480 per lot per year in FY2026 |
| One-time and food fees | $1,000 resale contribution at closing, default buyer; $480 per year food and beverage minimum | Not stated on our page |
| Golf and amenities | No golf; 12,500 square foot clubhouse, separate restaurant building, waterslide, eight pickleball courts | No golf and no marina; clubhouse, pool, tennis and pickleball bundled into dues |
| Gates | Two manned gatehouses | One manned gatehouse on Corkscrew Road |
| Flood zone | One FEMA Zone X polygon across the community | Generally mapped in FEMA Zone X |
| Age restriction | None; all-ages, no HOPA restriction in the governing documents | Not stated on our page |
Sources: The Place at Corkscrew figures from the The Place at Corkscrew community guide and the October 21, 2026 Southwest Florida MLS pull; The Preserve at Corkscrew figures from the The Preserve at Corkscrew community guide and the same pull; both communities' fee lines as each guide states them.
The $67,200 gap between the medians is small next to the spread inside The Place, where 14 homes of one plan sold $300,000 apart. Per square foot the two are close at $296 and $297, so most of the gap is size and age, not a discount for the address. A valuation for either community should say which buyer it expects to meet.
A buyer who wants a 2017 to 2023 build and a deep amenity campus chooses The Place and accepts a phase-based CDD line and a resale contribution. A buyer who wants a smaller community of 441 homes and a lower association fee chooses The Preserve and accepts an older build and a larger CDD line. Both are legitimate, and neither is a fair-housing question.
Your buyer has very likely seen a Preserve listing, so we place your value against it. A Place home near $627,800 competes directly with a Preserve home, and above $750,000 it stops competing and starts making its own argument about size and age. If you own in either community and want to know which buyer pool your home will meet, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are choosing between them, call Marc at (239) 287-5873 and see how we represent buyers in Estero.
Values in The Place at Corkscrew sit in the middle of the nearby Corkscrew Road communities. Its $695,000 median for the 12 months to October 21, 2026 compares with $415,000 to $1,280,000 across the nine communities below, and its 103 closings trail only Bella Terra's 115 and Verdana Village's 105.
Data updated: October 2026
The yardstick is closed sales in the last 12 months from one Southwest Florida MLS pull, October 21, 2026, so every row uses the same dates and the same method. Prices are not adjusted for home size. Months of supply is active listings divided by closings over 12.
| Community | Closed sales, 12 months | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list | Active listings, Oct 21, 2026 | Months of supply |
|---|---|---|---|---|---|---|---|
| The Place at Corkscrew | 103 | $695,000 | $296 | 66 | 96.8% | 12 | 1.4 |
| The Preserve at Corkscrew | 15 | $627,800 | $297 | 84 | 97.0% | 5 | 4.0 |
| Corkscrew Shores | 48 | $855,000 | $339 | 110 | 96.8% | 18 | 4.5 |
| Wildcat Run | 33 | $575,000 | $258 | 90 | 95.0% | 12 | 4.4 |
| Bella Terra | 115 | $449,000 | $224 | 53 | 97.5% | 23 | 2.4 |
| Stoneybrook | 44 | $415,000 | $252 | 35 | 96.2% | 13 | 3.5 |
| Grandezza | 55 | $605,000 | $285 | 37 | 94.9% | 18 | 3.9 |
| RiverCreek | 40 | $759,900 | $260 | 82.5 | 99.2% | 22 | 6.6 |
| Verdana Village | 105 | $615,000 | $262 | 51 | 96.7% | 40 | 4.6 |
| WildBlue | 61 | $1,280,000 | $509 | 66 | 95.5% | 32 | 6.3 |
Source: Southwest Florida MLS (Matrix), closed and active residential listings, pulled October 21, 2026; each community computed the same way. [Source: Estero HOA and CDD fees guide]
Corkscrew Shores had an $855,000 median at $339 per square foot and 110 days on market, and Grandezza a $605,000 median at $285 and 37 days. A buyer who is comparing your home with Grandezza sees a similar price per square foot and a faster market, and a buyer comparing with Corkscrew Shores sees a higher price and a slower one.
Each community has its own drivers. For the wider village picture, see our home valuation guide for Estero and our Meadows of Estero valuation guide, which price different products under different fee structures.
Twelve homes were listed in The Place at Corkscrew on October 21, 2026, asking $518,000 to $1,199,000 at a $729,900 median, and 8 more were pending with a contingency, about 1.4 months of supply. Only the listings near your size are your real competition.
Data updated: October 2026
| Beds / baths | Living area (sq ft) | List price | List price per sq ft | Days on market so far |
|---|---|---|---|---|
| 3+Den/3(0) | 2,032 | $518,000 | $255 | 70 |
| 4 Bed/3(0) | 2,032 | $550,000 | $271 | 26 |
| 3+Den/2(0) | 2,010 | $600,000 | $299 | 23 |
| 3+Den/3(0) | 2,202 | $649,500 | $295 | 29 |
| 4 Bed/3(0) | 2,491 | $715,000 | $287 | 93 |
| 3+Den/3(0) | 2,852 | $719,900 | $252 | 224 |
| 3+Den/3(0) | 2,445 | $739,900 | $303 | 28 |
| 3 Bed/3(0) | 2,434 | $740,000 | $304 | 8 |
| 3+Den/3(0) | 2,445 | $839,900 | $344 | 8 |
| 5+Den/3(0) | 3,464 | $925,000 | $267 | 90 |
| 4 Bed/4(0) | 4,332 | $1,139,000 | $263 | 193 |
| 4+Den/4(0) | 3,876 | $1,199,000 | $309 | 90 |
Source: Southwest Florida MLS (Matrix), active residential listings inside The Place at Corkscrew, pulled October 21, 2026. [Source: The Place at Corkscrew community guide]
The 12 asks work out to $252 to $344 per square foot, a $291 median, against the $296 median for closed sales, and the two 2,445-square-foot homes ask $739,900 and $839,900 against the $761,000 median for homes of 2,400 to 2,799 square feet. Asking prices are not values, and we set your range from closings.
For a 2,200-square-foot home, the $649,500 listing of 2,202 square feet is the direct competitor, and for a 3,900-square-foot home the $1,199,000 listing of 3,876 square feet is. A home that fits neither sits between them, and we read The Preserve's and Corkscrew Shores' listings as well, because the buyer does.
The best time to have your home valued is before you decide, and again about 60 days before you list. November, May and June carried 141 of the 463 closings in the last 60 months, so a valuation done in the summer or early fall lets you list ahead of the busy months.
Data updated: October 2026
| Closing month | Closed sales, last 60 months (to Oct 21, 2026) |
|---|---|
| January | 35 |
| February | 33 |
| March | 43 |
| April | 42 |
| May | 47 |
| June | 45 |
| July | 36 |
| August | 36 |
| September | 32 |
| October | 35 |
| November | 49 |
| December | 30 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside The Place at Corkscrew, 463 sales in the 60 months to October 21, 2026. [Source: The Place at Corkscrew community guide]
November had 49 closings, May 47 and June 45, and December the fewest with 30. Closings trail contracts by 30 to 60 days, so the winter and spring rush begins in the fall. The 60-month window includes the 2021 and 2022 rush, so treat the calendar as a tendency, not a rule.
Markets move, and the median here moved from $765,000 to $695,000 in one year. We update a valuation whenever a comparable closes or a competing listing appears, and we recommend a fresh number before any decision to list, refinance or hold.
A buyer in The Place at Corkscrew underwrites $6,547.25 to $7,079.16 a year in fixed costs before property tax, insurance and utilities, and that number is part of your home's value. A home on a lot with a higher CDD line has to price lower to give the buyer the same yearly cost.
Data updated: October 2026
| Layer | Amount | Period | Who owes it and when | Source |
|---|---|---|---|---|
| Association assessment | $1,220.46 per quarter ($4,881.84 per year), flat for every home, 2024 approved budget | Quarterly | Owner, from closing forward; seller pays through closing | 2024 Approved Budget |
| CDD assessment, FY2027 (November 2026 tax bill) | $1,185.41 to $1,717.32 per year by phase and lot width | Annual, on the Lee County tax bill | Owner of record; prorated at closing | Corkscrew Farms CDD FY2027 Adopted Budget |
| Food and beverage minimum | $480 per year, 2023 budget note; current status not verified | Billed on the quarterly statement | Owner, through the member account | 2023 Approved Operating Budget |
| Resale contribution | $1,000, Section 4.13 of the Declaration | One time, at closing | Transferee by default; negotiable | Audited Financial Statements, 2021 |
| Fixed total before tax, insurance and utilities | $6,547.25 to $7,079.16 per year | Annual | Owner | The Place at Corkscrew community guide |
| Property tax | 13.2005 mills adopted for 2025 and 13.1503 applied for 2026 in district 079; reset for the buyer after a sale | Annual | Owner of record; prorated at closing | 2025 Taxing District Millage Book |
| Cable, internet, trash, water, electric | Individually contracted or billed by Lee County and FPL | Monthly | Owner | The Place at Corkscrew community guide |
| Homeowners and wind insurance, flood insurance if elected | Quote-dependent | Annual | Buyer | Florida Department of Financial Services |
Sources: as linked in each row; the association figure is the 2024 approved budget, the last we could verify, and the food and beverage figure is from the 2023 budget.
Since the 2024 approved budget every home pays the same $1,220.46 per quarter, regardless of lot width, and it includes landscape and irrigation on every lot [Source: 2024 Approved Budget]. The CDD line is where the variation sits, so the lot width and phase, not the association, explain a yearly cost difference between two homes.
In Florida a change of ownership resets a homestead's assessed value to just value, and the seller's Save Our Homes cap does not transfer with the home [Source: Florida Statutes 193.155]. On the 2026 final roll the homesteaded median tax bill is $6,283 and the non-homesteaded median $7,667, at 13.1503 mills, so the buyer's carrying cost is higher than yours.
FEMA's flood layer shows Zone X across the community, and Lee County places it in Evacuation Zone E [Source: Lee County Evacuation Zones dataset]. A buyer still needs a wind and homeowners insurance quote, and a wind mitigation report in the file can lower it.
Five Florida rules shape a sale price in The Place at Corkscrew: the seller pays documentary stamps and, in Lee County, the owner's title policy; the section 720.401 disclosure; the estoppel certificate; the property tax and flood disclosures; and written buyer agreements since the NAR settlement. Each one appears on your net sheet.
Data updated: September 2026
Florida charges documentary stamp tax of $0.70 per $100 on a deed, $4,865 at the $695,000 median, and the seller customarily pays it [Source: Florida Department of Revenue, documentary stamp tax]. In Lee County the seller also customarily pays the buyer's owner's title policy, $3,550 at that price under the promulgated rate [Source: Florida Administrative Code Rule 69O-186.003].
The community is a Chapter 720 homeowners association, so the seller supplies the section 720.401 disclosure summary before the buyer signs, and a buyer who did not receive it may cancel within 3 days [Source: Florida Statutes 720.401]. There is no condominium layer, so the 718 fork does not apply here.
The association issues an estoppel certificate under section 720.30851, with a fee cap, a 30-day validity and a refund if the sale does not close [Source: Florida Statutes 720.30851]. We do not print the association's current fee because it is not published where we could reach it, and the $1,000 resale contribution defaults to the buyer.
Section 689.261 requires a property tax disclosure summary in the contract, and section 689.302 requires a flood disclosure at or before contract [Source: Florida Statutes 689.261] [Source: Florida Statutes 689.302].
Since August 17, 2024, buyers sign written agreements with their own agents before touring, offers of buyer broker compensation cannot be advertised in the MLS, and every commission is negotiable [Source: National Association of REALTORS, settlement FAQs]. What you agree with us covers the listing side, and any contribution toward the buyer's agent is a separate decision.
Four things move the number 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. None of them requires a remodel, and each one is inside your control.
Data updated: September 2026
Leaks, failing equipment, damaged screens and open permits come first. Because every home was built from 2017 to 2023, an inspector's report is usually short, so a single defect stands out.
Paint, lighting, hardware and the front-yard lamp post come next. The rules require the lamp post to stay lit during all hours of darkness, and a dark lantern is the first thing a buyer sees at dusk.
Assemble the architectural approvals, the member account balance, the equipment dates, the wind mitigation report and the flood file before you list, so the valuation can count each of them.
Commercial vehicles, boats and trailers must be parked in an enclosed garage, and guest limits apply at the amenities. Say what the documents say, and say what you have not confirmed, such as leasing terms in Section 12 of the Declaration.
A seller at the $695,000 median pays $4,865 in doc stamps and $3,550 for the owner's title policy, plus an estoppel of up to $299, title search, settlement, lien search, the tax proration and the negotiated commission, where each 1% of price is $6,950. Your net sheet uses your own numbers.
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 |
|---|---|---|---|---|
| $550,000 (low end of the range) | $3,850 | $2,825 | $299 | $5,500 |
| $695,000 (community median) | $4,865 | $3,550 | $299 | $6,950 |
| $850,000 (upper-middle) | $5,950 | $4,325 | $299 | $8,500 |
| $1,000,000 (top of the range) | $7,000 | $5,075 | $299 | $10,000 |
Sources: Florida Statutes 201.02 and 720.30851 with the adjusted estoppel cap published by Florida DBPR; Florida Administrative Code Rule 69O-186.003 premium schedule; our arithmetic. Estimates for illustration, and your closing agent's statement controls. [Source: Florida Statutes 201.02]
A value is only useful next to what you keep. We build a net sheet with your commission, your payoff, your tax proration and your closing date, and we build it before you sign a listing agreement. For the statewide breakdown of every line, see our guide to seller closing costs in Florida.
Renting is permitted in the governing documents, but we have not yet read the leasing terms in Section 12 of the recorded Declaration, so we do not state a minimum term or a cap. A valuation helps you decide by putting the sale price and the carrying costs on one page.
Data updated: September 2026
We do not know the minimum lease term, any annual cap, the tenant approval process or any short-term rental rule, and we will not guess. We pull Instrument No. 2017000047834 and read Section 12 before we advise you, and we tell you what we find.
A valuation shows what you could net today and what the fixed costs of $6,547.25 to $7,079.16 a year plus tax and insurance would be if you kept the home. With both on one page, the choice is a comparison, not a guess. Call Jesse direct at (239) 898-6072 to run it.
The Place at Corkscrew owners get a free valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from closed sales at your size and bedroom count, 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 at your size with dates and days on market, a per-square-foot analysis based on MLS living area, the live competition, 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 2,445 square feet sold for $550,000 in one month and $850,000 in another, the price decides the sale. We would rather you see the evidence and the number before you commit to anything, and many owners use the valuation 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. Both are licensed Florida REALTORS with Domain Realty, and you deal with them, not with an assistant.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your address, your timeline and the one thing you are most worried about, and you will get a straight answer.
Owners in The Place at Corkscrew get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a 1,325-home community with a flat association fee, a phase-based CDD and a cashless member account rewards a documents file that is ready on day one. In one year, homes of the same listed size sold $300,000 apart.
Data updated: October 2026
If you are searching for the best The Place at Corkscrew listing agent, or thinking, "I need to sell my home in The Place at Corkscrew," here is the short version of everything above. We value your home against the closed sales at its size, build the documents file before the first showing, market to the buyers who actually buy here, and negotiate every offer ourselves.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS record and current listings. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Buying instead? Call Marc at (239) 287-5873, read our Estero buyer guide, and see how we represent buyers in Estero.
Not necessarily higher, but you meet the first buyers of the season sooner. Our tabulation of the MLS record shows 141 of the 463 closings in the last 60 months in November, May and June [Source: The Place at Corkscrew community guide]. A home that is photographed, documented and live by early November is on the first tour, not the fifth.
Not always. In the last 12 months, homes under 2,000 square feet had a $320 median per square foot and homes of 2,000 to 2,399 square feet $293, per the MLS record. In total dollars the larger plans sell higher, but the smaller plans held their price per foot.
Read the closed sales at your size and bedroom count, then compare your list price with them. Thirty-nine of the 103 sales took more than 90 days, and 14 homes of the same 2,445 square feet sold from $550,000 to $850,000. Reprice to the right rung and complete the documents file before you assume the market is the problem.
No, but it helps. A homeowners association seller owes the section 720.401 summary before the buyer signs, so ordering the estoppel and governing documents early starts the buyer's review clock on day one [Source: Florida Statutes 720.401].
Yes. A valuation is a private written opinion, and nothing is listed, posted or shared. Many owners request one to decide whether to sell this season or next, and there is no obligation.
Ask each team three things: its comparable set for your size range, its explanation of the association and CDD layers, and its plan for the association documents. Our best real estate agents in Estero guide compares teams on the public record.
McGreevy and Comisar is a top-reviewed The Place at Corkscrew realtor, and the quotes below are genuine five-star Google reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
A valuation is only as good as the follow-through after it, and we keep sellers informed with ideas and suggestions from the first conversation to the closing table.
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
Feedback from showings and open houses is part of pricing, because it shows whether the market agrees with the number.
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
A listing that sits is usually priced against the wrong rung or missing the documents a buyer needs, and a fresh valuation is often where the fix begins.
A specialist in The Place at Corkscrew matters for a valuation because the facts that decide the number live in documents and sales rows, not in a portal estimate: a flat association assessment, a phase-based CDD bond, a resale contribution, an architectural review process and a price range from $455,000 to $1,249,000.
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, contractors and on-site management. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may value a home off the community median, ignore the CDD phase, treat a den as a bedroom, forget the $1,000 resale contribution, or describe the location as inside the Village of Estero when it is unincorporated Lee County. None of those mistakes is exotic, and each one moves the number.
Owners in The Place at Corkscrew often buy again in Southwest Florida. 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 up to $500,000 of the difference between just value and capped assessed value 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 newer single-family house or a condominium, our guide to buying a home in Estero walks through the contract and inspection steps, and our Estero HOA and CDD fee guide compares carrying costs across the village.
If you want to plan the sale and the purchase together, call Jesse direct at (239) 898-6072 or request a free home valuation. For the purchase side, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Owners in The Place at Corkscrew ask these questions before they list, refinance or hold, and each answer below is written for a Lee County owner in a gated community with one master association, in a single paragraph with its source. They cover price, method, online estimates, fees, rules and timing.
Data updated: October 2026
Owners request valuations from McGreevy and Comisar because the answers below show up in the price:
Nothing here is legal or tax advice; confirm anything that affects your sale with your closing agent, attorney or CPA.
Most homes sold between $455,000 and $1,249,000 in the 12 months to October 21, 2026, with a $695,000 median, and size decides where yours falls. Homes of 2,000 to 2,399 square feet had a $606,000 median and homes of 2,400 to 2,799 square feet $761,000, per the Southwest Florida MLS. A written valuation through our free home valuation places your home.
It is a statistical guess and it is a range, not a price. In a community where similar homes sold from $455,000 to $1,249,000 and identical 2,445-square-foot plans sold $300,000 apart, a model cannot see condition, lot or documents. Use it as one data point and ask for a written valuation, because your buyer's appraiser will use sales.
Over the last 12 months, 50 homes with three bedrooms had a $662,500 median at $313 per square foot, per the Southwest Florida MLS. Those with a den had a $704,500 median across 36 sales and those without a $595,000 median across 14, so the den marks a larger plan and the comparison should match plans.
Thirty-six homes with four bedrooms had a $707,500 median at $281 per square foot and a median 41.5 days on market, per the Southwest Florida MLS. Four-bedroom homes without a den had a $663,000 median across 19 sales, and 4-bedroom plus den homes an $835,000 median across 17.
The median was $296 per square foot of living area over the last 12 months, per the Southwest Florida MLS, and it varies by size from $242 for homes of 3,200 to 3,599 square feet to $320 for homes under 2,000 square feet. We calculate it from the relevant recent sales for your home rather than a community-wide figure.
The 12-month median fell to $695,000 from $765,000 the year before, per the Southwest Florida MLS. Mix explains little, because the median home sold measured 2,445 square feet in both the latest block and year 3, and the price per square foot slipped from $326 to $296. Buyers here now negotiate, with a median 96.8% of list and 66 days on market.
Flat to lower. The 12-month median of $695,000 compares with $750,000 five years back, per the Southwest Florida MLS, after a peak of $825,000 in year 3. Median days on market went from 8 to 66 over the same period, so the market changed character even where the median did not.
We prefer 10 or more closed sales at your size and bedroom count in the last 12 months, and we widen to 24, 36 or 60 months only when fewer qualify. Here the community has 103 closings in the latest 12 months and 463 in 60 months, so most homes have a solid set of comparables.
Closed sales within roughly 20% of your living area with the same bedroom count, in the last 12 months, adjusted for time, condition, systems and position. Fourteen homes of 2,445 square feet with three bedrooms plus a den closed at a $759,500 median, which is the single largest plan group in the record.
We deliver a written valuation quickly once we have your address, your living area, your bedroom count and any improvements. The 60-second online form starts it, and Jesse follows up with the comparable set. A walk-through with Marc adds condition and position, which a database cannot see.
No. The written valuation from McGreevy and Comisar is free and carries no obligation, and nothing is listed, posted or shared. Many owners request one to decide whether to sell this season or next, or to plan a refinance.
A lender's appraiser values a home for a specific buyer's loan, using closed sales, adjustments and an inspection, and the appraisal must support the contract price. Our valuation prices the home before a buyer exists, so it starts from the market and helps you choose a list price that will appraise.
No. The Lee County Property Appraiser's just value is a tax number, and the homestead assessed value grows under the Save Our Homes cap, so it can lag the market for years [Source: Florida Statutes 193.155]. Across this community $90.9 million of value sits under those caps on the 2026 final roll.
For the buyer, yes. A change of ownership resets the assessed value to just value as of the next January 1, so a buyer's bill can be well above yours [Source: Florida Statutes 689.261]. The homesteaded median tax bill on the 2026 final roll is $6,283 and the non-homesteaded median $7,667.
The association charges a flat $1,220.46 per quarter ($4,881.84 a year) as of the 2024 approved budget, so it does not vary between homes, and the CDD line adds $1,185.41 to $1,717.32 by phase and lot width [Source: 2024 Approved Budget]. A buyer prices the yearly total, so the CDD line is where value shifts.
Yes, a little. Section 4.13 of the Declaration sets a $1,000 contribution due from the transferee at closing, so by default it is the buyer's cost, and it is a negotiable concession [Source: Audited Financial Statements, year ended December 31, 2021]. It is small next to the price, but it is one more line on the buyer's closing statement.
They are part of why buyers choose the community, but the MLS row cannot isolate a dollar figure for them, so we do not print one. The campus includes a 12,000 square foot resort pool, fitness center, five Har-Tru tennis courts, eight pickleball courts and a restaurant building [Source: The Place at Corkscrew amenities]. They are bundled into the same $1,220.46 quarterly assessment.
Possibly, but the record cannot prove how much, because the MLS row does not show the lot. We record position when we walk the home and say how much weight the recent sales can support. If a view is your home's selling point, we photograph it and price against comparable positions when we can find them.
They can, if they are documented, approved and priced against the top of your size ladder. Fourteen homes of the same 2,445 square feet sold from $550,000 to $850,000, so condition and timing matter, but a remodel costs time and money. We tell you which dollars come back before you spend them.
It simplifies the buyer's insurance math. FEMA's layer returns one Zone X polygon, an area of minimal flood hazard with no base flood elevation, on panel 12071C0625F [Source: FEMA National Flood Hazard Layer]. Lee County places the community in Evacuation Zone E, and wind insurance is a separate quote.
Yes, to the buyer's inspector and insurer. Every home was built from 2017 to 2023, so equipment is between 3 and 9 years old at most, and dating each system in the listing helps. A wind mitigation report showing opening protection and roof-deck attachment can qualify for insurance discounts under Florida law [Source: Florida Statutes 627.0629].
Yes, because a valuation costs nothing and the market changed: the median fell from $765,000 to $695,000 in a year, and buyers now negotiate at a median 96.8% of list. November, May and June carried 141 of the 463 closings in the last 60 months, so a number in hand by fall lets you list ahead of them.
Yes, so you compare renting with selling on one page. We have not yet read the leasing terms in Section 12 of the recorded Declaration, so we do not state a minimum term or cap, and we pull the instrument before we advise you. The valuation shows what you could net today against the fixed costs of $6,547.25 to $7,079.16 a year plus tax and insurance.
At the $695,000 median, the fixed items are $4,865 in doc stamps, $3,550 in title premium and an estoppel of up to $299, plus title search, settlement, lien search, the tax proration and any payoff. The commission is negotiated, and each 1% of price is $6,950. We build your net sheet before you sign a listing agreement.
The seller customarily does, the reverse of the Collier County habit, so plan for it in your net proceeds. At $695,000 the promulgated premium is $3,550 and at $1,000,000 it is $5,075 [Source: Florida Administrative Code Rule 69O-186.003]. Your contract can allocate it differently.
Yes, the community is a Chapter 720 homeowners association of single-family homes, so the section 720.401 summary applies to an owner who is not the developer [Source: Florida Statutes 720.401]. It is due before the buyer signs, and the buyer may cancel within 3 days if it was not provided.
It states what is owed on your home and any fees due at transfer, and the association issues it under section 720.30851 with a fee cap and 30-day validity [Source: Florida Statutes 720.30851]. The seller or the buyer's title agent orders it, and we order it early so a dining balance or an open item does not surprise you.
Known facts that materially affect value and are not readily observable, under Johnson v. Davis, plus the property tax summary under section 689.261 and the flood disclosure under section 689.302. Leaks, roof or systems problems, storm damage, insurance claims and unapproved exterior work all belong on the list.
It changed how buyers' agents are paid, not the value of your home. Since August 17, 2024, offers of buyer broker compensation cannot be advertised in the MLS, buyers sign written agreements before touring, and every commission is negotiable [Source: National Association of REALTORS, settlement FAQs]. Any contribution toward the buyer's agent is a separate decision.
Possibly, and a tax adviser should run your numbers. The IRS lets an owner who used the home as a main home for two of the five years before the sale exclude up to $250,000 of gain, or $500,000 for most married couples filing jointly [Source: IRS Publication 523]. Keep your purchase statement and improvement records.
Often, yes. Portability lets a homestead owner who establishes a new Florida homestead within the statutory window transfer up to $500,000 of the difference between just value and capped assessed value [Source: Florida Department of Revenue, PT-112 portability guide]. Homestead status is fixed on January 1, so timing matters.
Yes. Documents are signed electronically or with a mobile notary, the title company can close by mail, and the association documents are ordered online, while Marc manages showings, vendor visits and storm checks on site. Foreign sellers should review FIRPTA withholding with their closing agent early.
Your address, your living area and bedroom count, the year of the roof and air conditioning, any improvements with their architectural approvals, the phase of your lot if you know it and your latest tax bill. A dining balance on the member account is worth checking, because it can surface on the estoppel.
Use the free home valuation form, or call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873. We reply with a written opinion of value, and the first conversation carries no obligation.
Owners and buyers in The Place at Corkscrew work with Jesse McGreevy and Marc Comisar of Domain Realty because the team reads every closed sale inside the community, prepares the association paperwork before a buyer asks, and works from an office in Bonita Springs. Learn more about our team.
If you are thinking about a valuation in The Place at Corkscrew, the work begins with the size: a 1,688-square-foot home or a 4,341-square-foot home, and where yours sits on the community's ladder of closed sales. It continues with the fee stack stated in one line, the phase and lot width, and a flood file that puts the single Zone X polygon beside the panel number. That is the work we do for owners here, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate doing exactly this kind of preparation 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 The Place at Corkscrew realtor; read every verified review on our Google profile.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Contact us when you are ready:
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Valuing your home in The Place at Corkscrew? 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.
Facts on this page rest on primary sources: the association and its published documents, the Corkscrew Farms Community Development District, Lee County's Property Appraiser and Tax Collector, Lee County government, Florida statutes, federal agencies and our own guides. No listing portal or competing brokerage is cited. Sources were accessed in September 2026 unless dated.
Owners in The Place at Corkscrew can pull the documents behind this page directly from the authority that issues each one, so you always see the official, current version rather than a copy. The last row names the record that comes from the association and the office that holds it.
| Document | What it proves for a The Place at Corkscrew seller | Official authority |
|---|---|---|
| Florida Statutes 720.401 | The HOA disclosure summary, its pre-contract timing and the buyer's 3-day cancellation right | Florida Legislature |
| Florida Statutes 720.30851 | What the HOA estoppel certificate must state and its fee caps | Florida Legislature |
| Florida Statutes 689.302 | The seller's flood disclosure owed at or before contract | Florida Legislature |
| Florida Statutes 689.261 | The property tax disclosure summary in a residential contract | Florida Legislature |
| Documentary stamp tax overview | The $0.70 per $100 rate on deeds | Florida Department of Revenue |
| Florida Administrative Code Rule 69O-186.003 | The promulgated title insurance premium schedule | Florida Administrative Code |
| NAR settlement FAQs | That commission is negotiable and how buyer broker compensation works after August 17, 2024 | National Association of REALTORS |
| PT-112 portability guide | How to carry Save Our Homes savings to your next Florida homestead | Florida Department of Revenue (PDF) |
| 2024 Approved Budget | The $1,220.46 quarterly assessment and the $115 per home reserve | The Place Master Association (PDF) |
| Corkscrew Farms CDD FY2026 Final Annual Budget | The CDD assessment by phase and lot width | Corkscrew Farms CDD (PDF) |
| Rules and Regulations, August 27, 2021 edition | Vehicle, guest, amenity and member-account rules | The Place Master Association (PDF) |
| Architectural Review Committee Guidelines, amended February 20, 2023 | The exterior approval process and its 30-day clock | The Place Master Association (PDF) |
| Audited Financial Statements, year ended December 31, 2021 | The Section 4.13 resale contribution and the association's financial picture | The Place Master Association (PDF) |
| 2025 Taxing District Millage Book | The 13.2005 mills adopted in district 079 | Lee County Property Appraiser (PDF) |
| Current estoppel and Declaration for your home | Fees, any balance and the leasing terms in Section 12 | Ordered through the association's management company and recorded with the Lee County Clerk as Instrument No. 2017000047834 |
You reach the valuation team for The Place at Corkscrew by calling Jesse McGreevy direct at (239) 898-6072, calling Marc Comisar at (239) 287-5873, emailing [email protected], or using the Home Valuation form at the top of this page. The written valuation is free, and the first conversation carries no obligation.
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. The full community picture stays on our The Place at Corkscrew community guide, and buyers can start with how we represent buyers in Estero.
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.