Estero, Florida
Find out what your Villas at Country Creek villa is worth with McGreevy and Comisar, Top 1% nationally since 2008. Every MLS closing in five years, county sales by year and a written opinion of value. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
A Villas at Country Creek villa is worth what the closest recent closings say it is worth, adjusted for street, condition, roof and asking history, and in the 12 months to September 29, 2026 that meant a $301,500 MLS median on 10 sales, from $210,000 to $355,000. This is the home valuation guide to The Villas at Country Creek, the attached-villa neighborhood inside Country Creek in Estero, and it shows how the number is built.
If you are choosing who will value and sell your villa, 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 Villas at Country Creek seller guide, and if you are weighing a purchase instead, our buyer guide to The Villas at Country Creek explains what buyers read before they offer. Owners of the detached homes next door can start with the Villages at Country Creek valuation 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 villa. We are Top 1% Real Estate Agents Nationally Since 2008, and we tell owners plainly what the record does and does not support: no villa fee is published, the villa count is a range, and one number for the whole neighborhood cannot price your street.
McGreevy and Comisar are the best realtor for a Villas at Country Creek home valuation because we value a villa from its own street'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: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Jesse McGreevy writes the written opinion of value and Marc Comisar walks the villa, 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 Villas at Country Creek record (last 12 months, Southwest Florida MLS, pulled September 29, 2026): 10 resales, a $301,500 median (n = 10, even, the mean of the middle pair $295,000 and $308,000), a range of $210,000 to $355,000, $2,927,900 in closed volume, a median of 96 days on market and a median sold-to-list ratio of 93.7%. In the last 12 months we tracked every one of those 10 closings, and we tracked all 33 the MLS has recorded here in the 60 months to September 29, 2026.
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:
This valuation guide shows how a villa 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 September 29, 2026 MLS pull and never contradict one another.
Selling your Villas at Country Creek home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Villas at Country Creek? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Villas at Country Creek 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 villa and what a written opinion of value adds.
Your Villas at Country Creek villa is worth a number inside the last 12 months' range of $210,000 to $355,000, and where it sits depends on street, condition, roof, the den label and how the last comparable villas sold. The $301,500 median is the middle of ten sales and not a price for your home.
Data updated: September 2026 (Southwest Florida MLS Matrix, 12 months to September 29, 2026)
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months, first window with 10 or more | 10 | $301,500 (mean of $295,000 and $308,000) | $211.68 | 96 | 93.7% |
| 24 months | 15 | $329,900 | $224.68 | 81 | 94.9% |
| 36 months | 22 | $347,500 (mean of $340,000 and $355,000) | $252.89 | 36.5 | 96.9% |
| 60 months | 33 | $355,000 | $263.66 | 16 | 97.4% |
Read the windows together: $301,500 over 12 months, $329,900 over 24, $347,500 over 36 and $355,000 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.
A median of ten sales moves when one closing moves. Removing the highest and the lowest of the last 12 months, $355,000 and $210,000, would leave eight sales, and the spread between them is still $215,000 to $340,000. A median is a place to start, and the closings themselves are where the pricing happens.
We use your street's closings, the county roll's size and year built, the roof permit, the condition we see when we walk the villa and the two live listings. An automated estimate has none of that and few sales to learn from.
The valuation form on this page starts a written opinion of value. It is free, with no obligation, and Jesse follows up with the closings that fit your villa. To go straight to a person, Call Jesse direct at (239) 898-6072.
A Villas at Country Creek villa is valued in eight steps: confirm the street and roll size, match the bedroom and den label, note the lot position, grade the view honestly, grade condition, read the roof and permit history, leave out stale sales, and test the number against today's listings.
The four villa-only streets are Candlewood Hollow with 93 parcels, Willow Way with 19, Calico Court with 8 and Weathered Vane Way with 2, and the county roll gives heated area from 1,293 to 1,412 square feet, median 1,373. The MLS living area for closings runs from 1,292 to 1,774, and the one large figure looks like an outlier from another street, so we correct to the county's number.
The roll shows two bedrooms on every villa parcel. Where the MLS says "2 and den," we look at the floor plan, because a lender or an insurer will use the county's two.
The public record we hold does not say which villas face the course, a lake or the Estero River, or which sit on a cul-de-sac. We ask you and we visit, and we never quote a premium the record does not support.
There is no water access at The Villas at Country Creek, since the Estero River is a view and not a launch. A view can help a listing, and we price it by what buyers paid for it, which the closings here are too few to isolate.
Villas of nearly identical size closed $145,000 apart in the last 12 months. Condition, updates and timing explain most of that. We photograph and grade kitchen, baths, floors, air conditioning and water heater ages, and the lanai.
Every villa was built by 1999, before the 2002 Florida Building Code, so the roof is the largest single insurance and inspection item. Ask the Village of Estero Community Development office for the permit history by address, and we put the roof permit date in the file.
We do not adjust a 2022 to 2024 sale upward or downward to 2026. Those years sold at medians of $367,000 to $380,000 in a median of 5 to 11.5 days, a different market, so they are context and not comparables.
On September 29, 2026 the two actives were $325,000 for a two-bedroom-plus-den villa of 1,382 square feet after 174 days and $249,900 for a two-bedroom of 1,310 after 129. If your number would sit above both without a reason, a buyer will ask what the reason is.
Ten Villas at Country Creek villas closed in the last 12 months, from $210,000 to $355,000, 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 and no addresses.
Data updated: September 2026 (Southwest Florida MLS Matrix, 12 months to September 29, 2026)
| Closed | Beds and baths | MLS living area (sq ft) | Final list price | Sold price | Sold-to-list | Days on market | $ per MLS sq ft |
|---|---|---|---|---|---|---|---|
| Sep 2026 | 2 and den, 2 | 1,361 | $225,000 | $210,000 | 93.3% | 21 | $154 |
| Jun 2026 | 2 and 2 | 1,310 | $269,900 | $260,000 | 96.3% | 117 | $198 |
| Mar 2026 | 2 and 2 | 1,379 | $329,900 | $308,000 | 93.4% | 23 | $223 |
| Mar 2026 | 3 and 2 | 1,376 | $329,900 | $329,900 | 100.0% | 79 | $240 |
| Mar 2026 | 2 and den, 2 | 1,774 | $349,000 | $340,000 | 97.4% | 50 | $192 |
| Feb 2026 | 2 and 2 | 1,304 | $245,000 | $215,000 | 87.8% | 329 | $165 |
| Dec 2025 | 2 and den, 2 | 1,375 | $289,900 | $275,000 | 94.9% | 284 | $200 |
| Dec 2025 | 2 and den, 2 | 1,380 | $379,000 | $355,000 | 93.7% | 113 | $257 |
| Nov 2025 | 2 and 2 | 1,313 | $315,000 | $295,000 | 93.7% | 16 | $225 |
| Sep 2025 | 2 and den, 2 | 1,368 | $365,000 | $340,000 | 93.2% | 158 | $249 |
"2 and den" is the MLS label for a two-bedroom villa marketed with a den. One March 2026 closing carries an MLS living area of 1,774 square feet, larger than any parcel on the four villa-only streets, so it may sit on Country Barn Drive; we leave it in the record and flag it.
Across all ten sales, four are plain two-bedroom villas at $215,000 to $308,000 with a median of $277,500 (n = 4, even, the mean of $260,000 and $295,000, a small sample), and five are two-bedroom-plus-den villas at $210,000 to $355,000 with a median of $340,000 (n = 5, a small sample). One is marketed as a three-bedroom at $329,900.
Per-sale prices ran from $154 to $257 per MLS square foot, with a median of $211.68. The highest, $257, was the $355,000 villa of 1,380 square feet in December 2025, and the lowest, $154, was the $210,000 villa of 1,361 in September 2026.
Every sale above is a public-record MLS closing. We publish no Villas at Country Creek transaction we handled because none is on file, and we walk you through all 33 in the five-year record on request.
The Villas at Country Creek sold 10 villas in the last 12 months at a $301,500 median. Get a free Villas 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.
Every one of the 33 Villas at Country Creek MLS closings in the 60 months to September 29, 2026 is listed below, and together they show a $355,000 median, a plateau in 2022 to 2024, and a slide that began in the third quarter of 2025. Each row is month, beds, area, list, sold, ratio and days.
Data updated: September 2026 (Southwest Florida MLS Matrix, 60 months to September 29, 2026)
| Closed | Beds and baths | MLS living area (sq ft) | Final list price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
| Sep 2026 | 2 and den, 2 | 1,361 | $225,000 | $210,000 | 93.3% | 21 |
| Jun 2026 | 2 and 2 | 1,310 | $269,900 | $260,000 | 96.3% | 117 |
| Mar 2026 | 2 and 2 | 1,379 | $329,900 | $308,000 | 93.4% | 23 |
| Mar 2026 | 3 and 2 | 1,376 | $329,900 | $329,900 | 100.0% | 79 |
| Mar 2026 | 2 and den, 2 | 1,774 | $349,000 | $340,000 | 97.4% | 50 |
| Feb 2026 | 2 and 2 | 1,304 | $245,000 | $215,000 | 87.8% | 329 |
| Dec 2025 | 2 and den, 2 | 1,375 | $289,900 | $275,000 | 94.9% | 284 |
| Dec 2025 | 2 and den, 2 | 1,380 | $379,000 | $355,000 | 93.7% | 113 |
| Nov 2025 | 2 and 2 | 1,313 | $315,000 | $295,000 | 93.7% | 16 |
| Sep 2025 | 2 and den, 2 | 1,368 | $365,000 | $340,000 | 93.2% | 158 |
| Jul 2025 | 2 and 2 | 1,292 | $274,900 | $274,900 | 100.0% | 83 |
| Mar 2025 | 2 and 2 | 1,377 | $419,900 | $410,000 | 97.6% | 0 |
| Mar 2025 | 2 and den, 2 | 1,373 | $364,500 | $362,000 | 99.3% | 3 |
| Mar 2025 | 2 and den, 2 | 1,357 | $399,900 | $399,000 | 99.8% | 81 |
| Nov 2024 | 2 and den, 2 | 1,320 | $387,000 | $362,000 | 93.5% | 145 |
| May 2024 | 2 and den, 2 | 1,376 | $299,000 | $300,000 | 100.3% | 7 |
| May 2024 | 2 and den, 2 | 1,371 | $391,000 | $391,000 | 100.0% | 0 |
| Mar 2024 | 2 and den, 2 | 1,374 | $399,900 | $395,000 | 98.8% | 11 |
| Dec 2023 | 2 and 2 | 1,310 | $379,900 | $355,000 | 93.4% | 22 |
| Nov 2023 | 2 and 2 | 1,311 | $374,000 | $360,000 | 96.3% | 54 |
| Nov 2023 | 2 and 2 | 1,374 | $379,900 | $370,000 | 97.4% | 15 |
| Oct 2023 | 2 and den, 2 | 1,368 | $419,900 | $415,000 | 98.8% | 2 |
| Aug 2023 | 2 and 2 | 1,305 | $439,900 | $400,000 | 90.9% | 7 |
| Aug 2023 | 2 and den, 2 | 1,373 | $299,900 | $295,000 | 98.4% | 10 |
| May 2023 | 2 and den, 2 | 1,357 | $405,000 | $390,000 | 96.3% | 2 |
| Mar 2023 | 2 and den, 2 | 1,379 | $409,000 | $409,000 | 100.0% | 13 |
| Sep 2022 | 2 and 2 | 1,377 | $374,900 | $367,000 | 97.9% | 5 |
| Jul 2022 | 2 and den, 2 | 1,372 | $334,900 | $317,500 | 94.8% | 20 |
| Apr 2022 | 2 and den, 2 | 1,371 | $350,000 | $379,150 | 108.3% | 2 |
| Mar 2022 | 2 and 2 | 1,379 | $369,900 | $391,000 | 105.7% | 1 |
| Mar 2022 | 2 and den, 2 | 1,376 | $329,900 | $305,000 | 92.5% | 18 |
| Jan 2022 | 3 and 2 | 1,381 | $399,000 | $399,000 | 100.0% | 6 |
| Jan 2022 | 2 and 2 | 1,375 | $329,900 | $335,000 | 101.5% | 4 |
The list shows the shape of the market: from 2022 through early 2025 most villas sold within days and many at or above list, and since the third quarter of 2025 most have taken months and closed below list. In the 60-month window 24 of the 33 sales closed below final list, 5 at list and 4 above.
The highest price per MLS square foot in the record is $307, for a 1,305-square-foot two-bedroom villa that closed at $400,000 in August 2023 after 7 days. The lowest is $154. That is a $153 spread per square foot on villas of nearly the same size, which is why we price from the closings and not from a rate.
The 60-month median of $355,000 is $53,500 above the 12-month median of $301,500, our arithmetic. An owner who quotes the five-year figure is quoting a market that closed in days, and a buyer will not.
Villas at Country Creek values plateaued from 2022 through 2024 at MLS medians of $367,000 to $380,000, slid to $347,500 in 2025 and reached $284,000 in 2026 to September 29, while the county's recorded medians show the longer climb from $143,000 in 2011 to $399,000 in 2023.
Data updated: September 2026 (Southwest Florida MLS Matrix and Lee County Property Appraiser recorded sales through July 29, 2026)
Every year below is a small sample of MLS-marketed closings, so treat each median as a description.
| Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 2022 | 7 | $367,000 | $305,000 to $399,000 | 5 | 100.0% |
| 2023 | 8 | $380,000 (mean of $370,000 and $390,000) | $295,000 to $415,000 | 11.5 | 96.8% |
| 2024 | 4 | $376,500 (mean of $362,000 and $391,000) | $300,000 to $395,000 | 9 | 99.4% |
| 2025 | 8 | $347,500 (mean of $340,000 and $355,000) | $274,900 to $410,000 | 82 | 96.3% |
| 2026 to September 29 | 6 | $284,000 (mean of $260,000 and $308,000) | $210,000 to $340,000 | 64.5 | 94.8% |
Median days on market rose from 5 to 11.5 in 2022 to 2024 to 82 in 2025 and 64.5 in 2026, and the median sold-to-list ratio fell from 100.0% in 2022 to 94.8% in 2026.
| Year | Qualified county sales | Median price |
|---|---|---|
| 2026 (to July 29) | 3 | $308,000 |
| 2025 | 5 | $355,000 |
| 2024 | 7 | $362,000 |
| 2023 | 8 | $399,000 |
| 2022 | 10 | $336,250 |
| 2021 | 8 | $256,250 |
| 2020 | 7 | $245,000 |
| 2019 | 4 | $202,500 |
| 2018 | 7 | $230,000 |
| 2017 | 7 | $215,000 |
| 2016 | 6 | $209,950 |
| 2015 | 6 | $183,750 |
| 2014 | 8 | $183,500 |
| 2013 | 6 | $167,000 |
| 2012 | 3 | $147,000 |
| 2011 | 6 | $143,000 |
| 2010 | 9 | $150,000 |
| 2009 | 5 | $154,000 |
The county file holds 121 qualified sales on the four villa-only streets in all, including six recorded in 1997 and 1998 at medians of $77,850 and $46,500, which we read as lot or tract conveyances during build-out and not resale prices (our inference). From 2021's $256,250 to 2023's $399,000 is a rise of about 56 percent, and from 2023 to 2026's $308,000 is a fall of about 23 percent.
A villa bought in 2023 at the county median of $399,000 is worth less today at a 12-month MLS median of $301,500, and one bought in 2021 at $256,250 is worth more. The county figures are recorded deed prices and the MLS figures are marketed closings, so the two are compared by direction and not to the dollar. Small counts move medians.
Price per square foot tells you less at The Villas at Country Creek than at most Estero neighborhoods, because the villas are nearly one size: the median MLS price per square foot was $211.68 over 12 months, $224.68 over 24, $252.89 over 36 and $263.66 over 60, on the same 1,300 to 1,400 square feet.
Data updated: September 2026 (Southwest Florida MLS Matrix, windows to September 29, 2026)
The per-square-foot median fell from $263.66 over 60 months to $211.68 over 12, a drop of $51.98, our arithmetic, while the square footage barely moved. That is the price falling, not the homes changing.
When every home is close to 1,373 square feet, a dollar-per-foot figure is just the price divided by a constant, so it adds no information a plain price does not. We use it to sanity-check a number, not to set one.
An appraiser uses the county's or the plan's living area and adjusts for condition and time. County figures and MLS figures are never mixed here, because MLS living area is agent-reported and the county's heated area is a different measure.
Divide your expected price by your county heated area and compare it with the $154 to $257 range of the last 12 months. If your number is above $257 per square foot, it is above every villa that closed in the last 12 months, and you should know why.
A den label, a view or golf frontage may change a Villas at Country Creek value, but the record proves only the first in the MLS and none in the county roll: den-labeled villas had a $358,500 median over 60 months against $355,000 for plain two-bedrooms, and neither view nor frontage is recorded for the villas.
Over 60 months the 18 den villas had a median of $358,500 (n = 18) against $355,000 for the 13 plain two-bedrooms (n = 13). Over the last 12 months the gap widened, $340,000 (n = 5) against $277,500 (n = 4), both small samples. We would not price a villa off the den without the floor plan.
Country Creek has an 18-hole executive course of 3,871 yards and par 61, and the Estero River runs through the community, but the public record we hold does not say which villas face them. We do not quote a view premium, and we compare a view only against a closing that had one.
Every villa shares the master association's five pools, five tennis courts, fitness center, bocce and horseshoes, and a golf membership that comes with ownership at $25.00 a round for a member. Because every owner gets them, they raise the neighborhood's floor and do not separate one villa from another.
There is no pickleball at the community. The Village of Estero denied a limited development order for it on July 25, 2023. A buyer who wants it goes to the Estero SportsPark, which is planned to add indoor pickleball courts in early 2027.
The county's 2026 just value for a Villas at Country Creek villa runs from a $256,993 median on Candlewood Hollow to $284,929 on Weathered Vane Way, below the $301,500 MLS median, because it is a mass-appraisal assessment for tax purposes and never a sale price. Use it as context, not as your value.
Data updated: September 2026 (Lee County Property Appraiser 2026 roll; Southwest Florida MLS Matrix, 12 months to September 29, 2026)
| Street | Villa parcels on the 2026 roll | Built | 2026 median just value (an assessment, not a price) | County qualified sales since 2023 |
|---|---|---|---|---|
| Candlewood Hollow | 93 | 1996 to 1998 | $256,993 | 14, from $308,000 to $435,000 |
| Willow Way | 19 | 1998 and 1999 | $262,278 | 7, from $260,000 to $415,000 |
| Calico Court | 8 | 1995 | $264,171 | none |
| Weathered Vane Way | 2 | 1999 | $284,929 | 2, from $355,000 to $377,000 |
All four street medians sit below the 12-month MLS median of $301,500. Every value in this table is a county just value and never a sale price.
Save Our Homes caps a homestead's taxable value, so an owner who has held a villa for years pays tax on a number below the just value. A sale resets it, so a buyer's first bill can be higher than yours.
The county's 121 qualified sales on the four streets run back to 2009 and show a median of $308,000 in 2026 to July 29. Since September 29, 2025 the file shows 5 qualified sales at a median of $329,900, a small sample.
It tells you the tax roll's opinion and the size and year built the county has on file. It does not tell you condition, roof, updates or the price a buyer will pay.
Online automated estimates miss on Villas at Country Creek villas because the neighborhood has only 5 to 10 sales a year, so a single sale moves the estimate, and because the model cannot see condition, roof age, your street, the den label or the association paperwork. We name no site and link none.
It is a statistical model that reads recorded sales and public data. Where there are few sales and the sales differ by $145,000 at the same size, the model has little to learn from.
A villa at The Villas at Country Creek and a home at The Villages at Country Creek share a gate, and an automated estimate can blend them. The Villages' 12-month median is $355,000 on 27 closings against $301,500 on 10, so a blended estimate can be wrong by tens of thousands of dollars in either direction.
The roof permit date, the wind-mitigation report, the air conditioner age, the updated kitchen and the condition of the lanai. Those decide an inspector's report and an insurer's quote.
The county's just value is an assessment for tax purposes. It sits below the MLS median on every villa street and lags a falling market.
Send it to us and we will show you which closings it leaned on and why they do or do not fit your villa. It is a useful thing to compare against a written opinion of value.
Neither holds more value in the abstract: The Villages at Country Creek has the higher median, $355,000 against $301,500 over 12 months, a larger and steadier record and more room types, while The Villas at Country Creek offers a fixed one-story two-bedroom plan at an entry price, so the right comparison is plan against plan.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded sales through July 29, 2026)
| The Villas at Country Creek | The Villages at Country Creek | |
|---|---|---|
| Homes on the county profile | 122 (floor; up to 265 allowed) | 624 |
| Bedrooms on the roll | 2 on all 122 | 2 on 378, 3 on 235, 4 on 11 |
| Heated area, roll | 1,293 to 1,412 sq ft (median 1,373) | 982 to 2,699 sq ft (median 1,446) |
| Year built, roll | 1995 to 1999 (median 1997) | 1988 to 2001 (median 1995) |
| 12-month MLS closings and median | 10 at $301,500 | 27 at $355,000 |
| 12-month median $ per MLS sq ft | $211.68 | $243.22 |
| 12-month median days on market | 96 | 70 |
| 12-month median sold-to-list | 93.7% | 94.7% |
| 24-month MLS closings and median | 15 at $329,900 | 52 at $373,500 |
| 36-month MLS closings and median | 22 at $347,500 | 76 at $392,000 |
| 60-month MLS closings and median | 33 at $355,000 | 135 at $421,000 |
| MLS actives, median list | 2 at $287,450 | 9 at $360,000 |
| Months of supply, 12-month pace | 2.4 | 4.0 |
| County qualified sales, 2025 | 5 at $355,000 | 29 at $392,000 |
| County qualified sales, 2026 to July 29 | 3 at $308,000 | 27 at $355,000 |
| County qualified sales, since September 29, 2025 | 5 at $329,900 | 36 at $350,000 |
| Governing associations | Five villa associations plus the master | Three Villages associations plus the master |
Both share the Country Creek gate, golf, clubhouse project and lawsuit. Our Villages at Country Creek neighborhood guide covers the detached side in full.
The Villas' 12-month median is $53,500 under the Villages' (n = 10 against 27, our arithmetic). The Villages' months of supply is 4.0 against 2.4, but both Villas actives had sat 129 and 174 days.
A buyer who wants one story and an entry price values a villa on condition and street. A buyer who needs three bedrooms values the Villages on plan and size. We value each on its own closings and we do not value a villa by a Villages comparison.
Villas at Country Creek values sit at the entry rung of Country Creek, with a 12-month median of $301,500 against $355,000 for The Villages at Country Creek on the same MLS pull, and the wider Estero picture is in our Estero guide for anyone weighing a move.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
The nearest alternative is the detached side of the same gate, which has the same amenities at a higher median. Read the Villages at Country Creek neighborhood guide and the condominium neighbors at River's Reach at Country Creek to see the whole ladder.
For the full Country Creek picture across all three product types, read our Country Creek home value guide, which covers the villas, the Villages and River's Reach.
Other Estero neighborhoods have different fee structures and different regimes. Our Estero guide is the place to start for a wider comparison.
A Villas at Country Creek buyer prices in the master association's assessment, one villa association's assessment, property tax at 13.0214 mills, Lee County solid waste and insurance, and since no fee is published the buyer reads the estoppel. A fee the buyer cannot see becomes a discount they invent.
Two associations, tax, solid waste, water, electricity and insurance. There is no community development district assessment on the tax bill, and the only non-ad-valorem line is Lee County solid waste at $366.39 for single-family cart service.
No fee for the master association or any of the five villa associations is publicly sourceable. The master association's 2025 operating budget shows total expenses of $6,441,410, recited in the public court filing, but that is gross expense and not the assessment.
A golf membership comes with ownership and a member pays $25.00 for 18 holes, a guest $45.00, both before tax. The fitness center key card is a one-time $25 fee.
An unknown assessment is priced as a worse-than-average one. Giving the buyer the estoppel early replaces a guess with a number, which is the cheapest price support a seller has.
As an illustration, our arithmetic on $301,500 as if it were a taxable value at the 2025 billed millage of 13.0214 mills: about $3,926, or about $4,292 with the $366.39 solid waste line. A sale resets Save Our Homes, so your bill and theirs differ.
Section 720.30851 requires delivery within 10 business days of a written request, effective for 30 days, or 35 if mailed. The base fee cap is $250 plus up to $150 if money is owed and $100 to expedite, indexed every five years, and our 2026 seller-cost research shows $299, $179 and $119.
Four Florida rules shape a Villas at Country Creek sale price: the Section 720.401 disclosure summary before the contract, the Section 689.261 property tax disclosure, the flood disclosure under Section 689.302 and the common-law duty to disclose known material defects. The villas are Chapter 720 associations, so the condominium rules do not apply.
On a resale, the parcel owner supplies the Section 720.401 summary before the buyer signs the contract, never at closing. If it was not provided, the contract is voidable by the buyer, who may cancel within 3 days after receiving the summary or before closing, whichever comes first, and the right cannot be waived.
The River's Reach buildings are Chapter 718 condominiums, and Section 720.401 does not apply to condominium associations. The condominium resale documents follow Section 718.503. This is information and not legal advice, so confirm with your closing agent or attorney.
Section 689.302 requires a seller to complete and provide a flood disclosure to a purchaser of residential real property at or before the time the sales contract is executed. The governing FEMA map for Country Creek is the revision effective February 5, 2026, and the four villa-only streets are Zone X on our street table.
Under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), a seller who knows of facts materially affecting value that a buyer cannot readily observe must disclose them, and an "as is" clause does not remove the duty.
A valuation is not a listing agreement and creates no obligation. If you list, commission is negotiated and never set by law, and since August 17, 2024 offers of buyer-broker compensation are not advertised on the MLS.
The clubhouse project and the flood map affect a Villas at Country Creek home's value differently: the clubhouse assessment and lawsuit are an unpriced risk a buyer will discount, while the flood map is a neutral fact, since all four villa streets are Zone X, and the roof and insurance quote matter more than either.
Demolition began April 13, 2026 on an $8 million phased plan, and administration, the pro shop and dining run from temporary facilities. The special assessment amount is not published, so a buyer asks for the estoppel and prices what it shows.
Case 26-CA-000387, filed January 21, 2026 in the Lee County circuit court, asks whether Section 5.1 of the Declaration required a membership vote before the assessment. The outcome is unknown, and we describe it by docket number and never take a side.
The Village of Estero is a Community Rating System Class 6 community, which gives a 10 percent discount on federal flood premiums outside the Special Flood Hazard Area. Citizens requires flood coverage on all its policies from January 1, 2027, condominium unit-owner and tenant policies excepted, so a Citizens wind policy on a villa carries a flood policy from that date.
Every villa predates the March 1, 2002 building code. Under Section 627.7011 an insurer cannot refuse a policy solely because a roof is under 15 years old, and a roof of 15 years or more may be inspected before replacement is required. At the end of April 2026 Citizens had 6,508 personal residential policies in Lee County at an implied average premium of $2,197, our arithmetic on Citizens' published totals, which spans every vintage and is not a quote.
Five things move a Villas at Country Creek villa's number before you list: the roof and its permit, the air conditioner and water heater ages, storm protection, the kitchen and baths, and presentation. Spend where a buyer's inspector or insurer will look first and skip what the closings do not reward.
A recent roof with a permit and a clean wind-mitigation report on state form OIR-B1-1802 is a different product from an unpermitted one. Order the report before you list.
Buyers of 1990s villas ask the ages. Have the installation dates and receipts ready, because an unknown age is priced as an old one.
Shutters, impact glass and the condition of the lanai enclosure count on the wind-mitigation form and in the inspection.
A fresh, clean, updated villa closed near the top of the range; a dated one near the bottom. We run the numbers before you remodel because a major remodel rarely pays back at a $301,500 median.
Show the floor plan, the light and the storage. Buyers compare a nearly fixed size and decide on how the villa feels.
You will net roughly $287,839 from a Villas at Country Creek sale at the $301,500 neighborhood median with no buyer-agent offer, or roughly $280,302 with a 2.5% offer, before payoff and tax proration, using the negotiated example commissions below. The statutory lines are fixed, and the rest varies by provider.
Section 201.02 sets $0.70 per $100. On $301,500 that is 3,015 units and $2,110.50, customarily paid by the seller.
Commission is negotiated and never set by law. The 2.75% listing and 2.5% buyer-agent examples below are examples only, and we explain each choice in writing before you sign.
| Line | Estimate | Basis |
|---|---|---|
| Sale price | $301,500 | The 12-month MLS median, used as a working number, not a forecast |
| Listing commission, example 2.75% | $8,291.25 | Negotiated, never set by law; an example only |
| Deed documentary stamp tax | $2,110.50 | 3,015 units of $100 at $0.70, Section 201.02 |
| Owner's title policy (Lee County, seller customarily pays) | about $1,585 | Promulgated schedule: $5.75 per $1,000 to $100,000, then $5.00 per $1,000 |
| Title search and settlement fee, estimate | $1,200 | Varies by title company |
| Municipal lien search, estimate | $175 | Varies |
| Association estoppel certificate | $299 | Statutory cap for a current account under Section 720.30851 |
| Estimated seller costs with no buyer-agent offer | $13,660.75 | About 4.5% of the price, before payoff and tax proration |
| Buyer-agent compensation, if you choose to offer it, example 2.5% | $7,537.50 | Optional and off-MLS after August 17, 2024 |
| Estimated seller costs with that offer | $21,198.25 | About 7.0% of the price |
| Estimated net before payoff and tax proration, no offer / with offer | $287,839.25 / $280,301.75 | Subtract any mortgage payoff; property tax is prorated at closing |
Property tax is paid in arrears and prorated at closing, association assessments are prorated too, and any mortgage payoff and per-diem interest come off the net. Ask for a net sheet on your own price and payoff.
Selling a Villas at Country Creek villa now costs less than waiting only if you price to the last 12 months, since the record shows a market that has stepped down: $362,000 in months 13 to 24 against $301,500 now, with days on market up from 5 to 11.5 in 2022 to 2024 to 96 today.
Months 13 to 24 had five closings at a $362,000 median, and the last 12 months $301,500, $60,500 lower, about 17 percent on small samples. A rebound is not in the record, and the clubhouse timeline is not published.
If you do not need to sell, a roof permit, a wind-mitigation report and an estoppel in hand cost little and improve any future sale. If the special assessment position will be clearer soon, waiting may also help.
If your villa is priced to the last 12 months, it can close. A villa listed near $225,000 in September 2026 closed in 21 days, while two priced higher have sat 129 and 174.
If you're searching for a Villas at Country Creek listing agent, or thinking, "What is my Villas at Country Creek home worth, and who should sell it?" you are valuing an entry-price villa where the street's closings and the paperwork decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Start with a free Villas at Country Creek home valuation, then read our Villas at Country Creek seller guide for the listing plan. You can Call Jesse direct at (239) 898-6072. (239) 898-6072, text or call.
Listing in late fall meets the seasonal buyer first, and three of the ten closings in the last 12 months came in March 2026. Price to the recent closings whichever month you choose.
Yes, at a price that reflects them. The lowest closings of the last 12 months, $210,000 and $215,000, show what a market pays when condition or timing is against a seller.
By showing the buyer what the gap buys: one story, a fixed size and a lower entry price. Our Villas at Country Creek seller guide explains the marketing in full.
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.
It is free and carries no obligation. It is a written opinion with your street's closings, the adjustments and a recommended range.
Yes. Marc walks the villa and handles showings, inspections and walk-throughs, and signatures and closing can be done remotely.
Villas at Country Creek owners get a free in-person valuation from Marc Comisar and a written opinion from Jesse McGreevy, covering your street's closings, your villa's adjustments, the live competition, the estoppel and roof questions and a recommended range. There is no cost and no obligation.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
As Top 1% Real Estate Agents Nationally Since 2008, we hand you more than a number: the closings that match your villa, the adjustments and why, a net sheet and a recommended list range with a floor and a stretch.
Marc walks the villa, notes condition and asks for the roof permit and equipment dates. You do not need to prepare, and the form on this page starts the process.
Use the valuation form on this page, request a valuation here, or Call Jesse direct at (239) 898-6072.
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 Villas 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.
★★★★★ “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
These reviews are not about The Villas at Country Creek specifically, and we do not present them as if they were. They describe how we work with owners anywhere in Southwest Florida.
The Villas at Country Creek 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 Villas at Country Creek 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 The Villas 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.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
A general Estero valuation tends to miss the five villa associations, the villa count that is a range, the den label, the clubhouse assessment and the roof permit date. We read all five before we give you a number.
Selling your Villas at Country Creek home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
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.
Villas at Country Creek 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 villa, the adjustments and a net sheet.
Use the valuation form above, or request a free home valuation. Buying instead? Read how we represent buyers or our Villas at Country Creek buyer guide.
These are the questions owners ask most about valuing a Villas at Country Creek villa 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 villa, request a free valuation or Call Jesse direct at (239) 898-6072.
The 12-month MLS median is $301,500 on 10 closings, from $210,000 to $355,000, and your villa sits inside that range by street, condition and roof. The 24-month median is $329,900 on 15.
Four plain two-bedroom villas closed in the last 12 months at $215,000 to $308,000, a median of $277,500 (n = 4, a small sample). Five with a den label closed at $210,000 to $355,000, a median of $340,000.
The county roll shows heated area from 1,293 to 1,412 square feet, median 1,373, and two bedrooms on all 122 villa-street parcels.
Use the county's heated area, because MLS living area is agent-reported and one March 2026 MLS figure of 1,774 looks like an outlier from another street.
Because with 5 to 10 sales a year an automated estimate leans on few closings and cannot see condition, roof, street or the den label. Our written opinion uses your street's closings.
No. The 2026 median just value runs from $256,993 to $284,929 by street, an assessment for tax purposes, and the 12-month MLS median is $301,500.
The MLS shows den-labeled villas at a $358,500 median over 60 months against $355,000 for plain two-bedrooms, but the county roll records no den, so show the floor plan.
The public record we hold does not say which villas front the course, so we quote no premium. A golf membership comes with ownership for every villa.
We do not quote a premium, because the record does not identify which villas have a view and the sales are too few to isolate one. There is no water access.
It drives insurance. Every villa predates the 2002 code, and under Section 627.7011 a roof of 15 years or more may be inspected before replacement is required.
In the last 12 months, $355,000 in December 2025 for a two-bedroom-plus-den villa of 1,380 square feet after 113 days. In five years, $415,000 in October 2023 and $410,000 in March 2025.
$210,000 in September 2026 for a two-bedroom-plus-den villa of 1,361 square feet after 21 days, the lowest in the 60-month record.
Ten in the Southwest Florida MLS in the 12 months to September 29, 2026, and 33 in 60 months. The county file shows 5 qualified sales since September 29, 2025.
The MLS filter is the neighborhood label, while the county filter is the four villa-only streets, and the county file ends July 29, 2026. We read them side by side and never add them.
The 12-month median is 96 days on market and the range in 60 months is 0 to 329 days.
The 12-month median sold-to-list ratio is 93.7%, and 9 of 10 closed below final list.
Down since 2025: MLS medians of $367,000 to $380,000 in 2022 to 2024, $347,500 in 2025 and $284,000 in 2026 to September 29, all small yearly samples.
The 2023 county median was $399,000 and the 2023 MLS median $380,000, against $301,500 now, so a 2023 buyer at the median paid more than the last 12 months' median. Loan balances and improvements decide your own position.
No. Only one closing in the last 12 months reached the top, $355,000, and two active listings priced higher have sat 129 and 174 days. List where the middle closings were and leave room to negotiate.
The Villas' 12-month median is $301,500 on 10 closings and the Villages' is $355,000 on 27. See the Villages valuation guide.
We cannot show a price premium from the record. There is no community development district assessment on the tax bill, which is a fact worth stating with its source.
The amount is not published, so no one can price it exactly. A buyer discounts an unknown, which is why the estoppel helps.
Say it is case 26-CA-000387, a public court record, that the outcome is unknown, and share the estoppel. Do not speculate.
All four villa-only streets are Zone X on our street table under the map effective February 5, 2026, with every parcel in Hurricane Evacuation Zone A, a separate designation.
It is the association's statement of what the villa owes. Section 720.30851 sets a base cap of $250 plus up to $150 if money is owed and $100 to expedite, indexed every five years; our 2026 research shows $299, $179 and $119.
The Section 720.401 disclosure summary applies to a resale in a Chapter 720 community, provided before the buyer signs. Section 718.503 applies to River's Reach condominiums, not villas.
About $287,839 with no buyer-agent offer or about $280,302 with a 2.5% example offer, before payoff and tax proration. See the net sheet above.
Roof permit and a wind-mitigation report, current air conditioner and water heater dates, clean floors and fixtures, and presentation. We run the numbers before you remodel.
It is not required, but it lets a buyer's insurer credit real features on state form OIR-B1-1802 and can save a deal.
No. It is free with no obligation.
Yes. Marc walks the villa, and we deliver the opinion and handle signatures remotely.
Request a free valuation or Call Jesse direct at (239) 898-6072, and tell us your street.
Every fact on this Villas at Country Creek valuation guide traces to a primary record below: the master association's own pages, Florida state records, Lee County and Village of Estero records, FEMA, federal sources and the Florida Statutes. No brokerage, listing portal or IDX feed is cited.
Parcel and sale facts come from the county roll and the MLS. Two Lee County zoning resolution pages returned only a script shell to our fetch, so the 265-unit ceiling is a roster figure and not a quotation from them.
The Villas 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 master Declaration is available through the Lee County Clerk's official records, and the villa estoppel through the villa association's manager.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Florida Statutes 720.30851, estoppel certificates | Florida Legislature | 2026 | Statute text |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. 2026 | OIR-B1-1802, PDF |
| 2025 Taxing District Millage Book | Lee County Property Appraiser | 2025 | Millage book, PDF |
| Citizens policies in force, detail by county | Citizens Property Insurance Corporation | April 30, 2026 | Detail by county, PDF |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | Ian report, PDF |
| Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 | Milton report, PDF |
| Villas at Country Creek homeowners' association records, I through V | Florida Division of Corporations | filed 1995 to 1997 | Corporation search |
| Selling your home, Publication 523 | Internal Revenue Service | current | Publication 523 |
| National Flood Hazard Layer | Federal Emergency Management Agency | current | Flood map service |
| Florida Statutes 720.401, disclosure summary | Florida Legislature | current | Statute text |
| Documentary stamp tax overview | Florida Department of Revenue | current | DOR guidance |
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.