Six of the twenty-two Estero communities we sell carry a Community Development District. Sixteen do not. Here is what each one actually costs.
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Six of the twenty-two communities we sell in Estero carry a Community Development District assessment. Sixteen do not. Where there is one, the FY2027 per-unit total runs from $808.28 at Stoneybrook at Estero to $5,411.60 at WildBlue, a 6.7x spread between two communities four miles apart.
Data updated: September 2026. Every assessment figure below was read on 12 September 2026 from the district's own adopted or final budget, and each one is linked in the Sources section.
That spread is the number nobody hands a buyer before they write an offer. The property taxes get quoted, and the CDD gets summarised as "the CDD fee," as if it were one figure. It is not. Inside a single community it varies by lot width, by which bond series funded your street, and at Verdana Village by whether a bond paydown completes.
This page publishes every per-unit row for all six districts, split into Operation and Maintenance and Debt Service, plus the three Estero districts whose legal name is nothing like the community they serve. It also names the sixteen communities with no CDD at all, one of them confirmed against a real Lee County tax bill rather than inferred.
1. Three Estero CDDs are not named after their community. Bella Terra's district is Habitat CDD. Verdana Village's is V-Dana CDD. Preserve at Corkscrew's is Cypress Shadows CDD. A buyer searching for their community's district finds nothing, concludes there is no CDD, and is wrong by up to $3,479.85 a year.
2. The Lee County Property Appraiser does not publish the CDD dollar amount. We said it did in our own 10 September research note, and that was wrong. leepa.org gives you the parcel, the values and the taxing authorities, and no non-ad-valorem dollar line. The Tax Collector publishes the amount. Two county offices hold different halves of one tax bill.
3. The tax bill mailed in November 2025 carries the district's FY2026 assessment, not its FY2025 one. Florida CDD fiscal years run 1 October to 30 September. Quote the fiscal year, never the bill year, or you will be a full year out.
We sell in Estero every week and we read the district budget for the specific parcel before our clients make an offer. If you want that done for an address, call Jesse McGreevy at (239) 898-6072.
Yardstick: whether a Chapter 190 Community Development District levies a non-ad-valorem assessment on the community, and the annual per-unit total at the FY2027 adopted rate where one exists. Pull date: 12 September 2026. Sources: the Lee County Board of County Commissioners special district roster, and each district's own adopted or final budget. Population: the twenty-two communities we actively sell in the Estero market, ZIP 33928 and the immediately adjacent 33913 addresses. Data updated: September 2026.
The last column links to our own page for that community, and where we do not yet have one the table says so rather than sending you somewhere unhelpful.
A correction to our own count. Our 11 September research note said "7 of 24 have a CDD, 17 do not." Re-counted from the underlying roster rather than from the label: within Estero it is 6 of 22, because Copperleaf and Shadow Wood sit in Bonita Springs under the Brooks of Bonita Springs districts, and the no-CDD list named sixteen communities, not seventeen. Those two Brooks districts are covered in their own section below, labelled as the adjacent market they are.
Community | CDD? | District legal name | FY2027 annual per unit | Our page |
|---|---|---|---|---|
Stoneybrook at Estero | Yes | Stoneybrook CDD | $808.28 to $1,514.11 | |
Bella Terra | Yes | Habitat CDD | $860.69 to $1,279.22 | |
Verdana Village | Yes | V-Dana CDD | $1,414.90 to $3,337.07 | |
The Place at Corkscrew | Yes | Corkscrew Farms CDD | $1,185.41 to $1,717.32 | |
WildBlue | Yes | WildBlue CDD | $2,851.13 to $5,411.60 | |
Preserve at Corkscrew | Yes | Cypress Shadows CDD | $2,643.92 to $3,479.85 (FY2026 adopted; FY2027 tentative $2,633.94 to $3,447.33) | |
Corkscrew Shores | No | None | No CDD line | |
RiverCreek | No | None | No CDD line | |
Rapallo | No | None | No CDD line | |
Villagio at Estero | No | None | No CDD line | |
Tidewater by Del Webb | No | None | No CDD line | |
Cascades at Estero | No | None | No CDD line | |
Estero Palms | No | None | No CDD line | No page yet |
Estero Place | No | None | No CDD line | |
Country Creek | No | None | No CDD line | |
Grandezza | No | None | No CDD line | |
Belle Lago | No | None | No CDD line | |
Fountain Lakes | No | None | No CDD line | |
The Reserve at Estero | No | None | No CDD line | |
Wildcat Run | No | None | No CDD line | |
Marsh Landing | No | None | No CDD line | No page yet |
Genova | No | None | No CDD line |
The community-by-community basis for each row, including which tax bill or roster entry it came from, is in the notes under each district below.
Every CDD assessment on this page is two numbers added together. Operation and Maintenance pays the district's running costs and is usually flat across the community. Debt Service repays the bonds that built the roads, drainage and utilities, and it varies by lot width. Both arrive on one line of your Lee County tax bill.
At Bella Terra every owner pays the same $860.69 in O&M whether they are in a multifamily unit or on a 75 foot lot. The debt half runs $179.37 to $418.53. At WildBlue the O&M is $1,338.05 for everyone and the debt half runs $1,513.08 to $4,073.55, so the debt half is where a community's spread lives.
Districts allocate debt by Equivalent Assessment Unit. A 52 foot lot is typically 1.00 EAU, a 75 foot lot 1.50, and the district divides the year's debt service by the total EAU count to get a par amount per EAU. It is how a bigger lot pays a proportionally bigger share of the same road.
A CDD bond has a maturity date. Habitat CDD at Bella Terra makes its last principal payment in May 2035, and the debt half of the bill disappears then. Brooks I's 2006 Series is already paid in full, which is why nineteen of its neighborhoods pay only O&M today. The O&M half never ends, because the district still has to run the community.
At Bella Terra the bond portion can be paid off in full by requesting an estoppel letter from the district manager. Habitat CDD publishes the mechanics: the letter costs $150.00 and is requested from Premier District Management at (239) 690-7100 extension 105. Two things to understand before you do it. Paying off the debt does not remove the O&M assessment, which is levied for as long as the community exists. And the payoff cannot be reversed.
Florida CDD fiscal years run 1 October to 30 September. FY2027 budgets were adopted in August 2026 and are the current adopted budgets today. The bill that lands in your mailbox in November 2026 is called the "2026 Annual bill" and it carries the district's FY2027 assessment. Every figure on this page is stated by fiscal year for exactly that reason.
WildBlue and Stoneybrook at Estero are four miles apart and their FY2027 district assessments differ by $4,603.32 a year on the widest rows, which is real money against a mortgage payment. If you are buying, start with how we represent buyers in Estero and call Marc at (239) 287-5873. If you already own in Estero and want to know what the assessment does to your net at closing, request a current valuation of your Estero home and call Jesse direct at (239) 898-6072. Before you make an offer we will pull the district, the bond series, the lot-width row and the current tax bill for the exact parcel and send you the budget page it came from. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation either way. We are a top-reviewed Southwest Florida team, recognised with the Gulfshore Life Five Star award for customer satisfaction for twenty consecutive years.
Stoneybrook at Estero pays $1,514.11 per year on every residential row except SF 40 and commercial parcels, which pay $808.28. That is up from $1,429.58 and $676.55 in FY2026, an increase of $84.53 and $131.73 respectively, all of it in the Operation and Maintenance half. Data updated: September 2026, FY2027 adopted budget.
Bond designation | Series 2022 debt service | O&M | Irrigation | FY2027 total | FY2026 total |
|---|---|---|---|---|---|
SF 40 and Commercial | $0.00 | $808.28 | $0.00 | $808.28 | $676.55 |
SF 50 | $486.18 | $808.28 | $219.65 | $1,514.11 | $1,429.58 |
SF 60 | $486.18 | $808.28 | $219.65 | $1,514.11 | $1,429.58 |
SF 75 | $486.18 | $808.28 | $219.65 | $1,514.11 | $1,429.58 |
2 Story | $486.18 | $808.28 | $219.65 | $1,514.11 | $1,429.58 |
6plex | $486.18 | $808.28 | $219.65 | $1,514.11 | $1,429.58 |
The district itself owns and operates the golf course as an enterprise fund, alongside a separate irrigation enterprise fund, funded by a Series 2014 note of $1,700,000 that matures 1 May 2028. Read the residential assessment schedule above and you will notice what is not on it: there is a debt service line, an O&M line and an irrigation line, and no golf line. Golf at Stoneybrook is not levied as a mandatory assessment on homeowners. That is unusual and it is worth knowing, because a district-owned course means the community controls it rather than a third-party operator.
$219.65 of the $1,514.11 is irrigation, billed separately from O&M. SF 40 and commercial rows carry no irrigation and no debt service, which is why they sit at $808.28. If you are comparing Stoneybrook to another Estero community, compare the totals, not the O&M lines, or you will understate Stoneybrook by $705.83. See the Stoneybrook at Estero community page for what the community itself is like.
Bella Terra's district is called Habitat CDD, and nothing on the tax bill or the district website says "Bella Terra" in the name. FY2027 totals run $1,040.06 for a multifamily unit to $1,279.22 on a 75 foot lot, across 1,899 units. Data updated: September 2026, FY2027 adopted rates published by the district.
Product | Units | Debt service | O&M | FY2027 total | FY2026 total |
|---|---|---|---|---|---|
Multifamily | 335 | $179.37 | $860.69 | $1,040.06 | $915.06 |
Duplex 35 | 476 | $239.16 | $860.69 | $1,099.85 | $974.85 |
SF 50 | 493 | $298.95 | $860.69 | $1,159.64 | $1,034.64 |
SF 60 | 406 | $358.74 | $860.69 | $1,219.43 | $1,094.43 |
SF 75 | 180 | $418.53 | $860.69 | $1,279.22 | $1,154.22 |
Any product, bond prepaid | 9 | $0.00 | $860.69 | $860.69 | $735.69 |
O&M went from $735.69 to $860.69, a 17 percent increase and $125.00 on every single row. Debt service is identical in both years on every product, because a fixed bond schedule does not re-price. When a CDD assessment rises, it is almost always the O&M half. That is the half a board sets annually at a public hearing, so it is also the half you can attend and speak to.
The published schedule carries a "Prepaid" row for every product: nine owners across the community have paid off their Series 2015 bond share and pay only the $860.69 O&M. The mechanism is the estoppel letter described above. Whether it is worth doing depends on how long you intend to hold and what else that capital would earn, which is a conversation worth having before you close rather than after.
A published budget is a plan. A tax bill is what actually happened. On the 2025 Annual bill for 21369 Bella Terra Blvd, Estero 33928, STRAP 32-46-26-E3-0400B.0150, the non-ad-valorem section reads HABITAT CDD $974.85 and LEE COUNTY SOLID WASTE ASSESSMENT $366.39, for $1,341.24 in non-ad-valorem against $2,601.37 in ad valorem. $974.85 is exactly the published FY2026 Duplex 35 total. The district budget and the county bill agree to the cent, which is the check that tells you the published schedule is the one being levied.
Bella Terra has five pages on this site: the Bella Terra community page, plus Barletta at Bella Terra, the executive homes at Bella Terra, the Bella Terra townhomes and the Bella Terra twin villas.
Verdana Village's district is V-Dana CDD, established by Lee County Ordinance 20-03 effective 3 March 2020, covering 2,400 units across four bond series. Operation and Maintenance is only $70.00 a year. Almost the entire assessment is debt service, and it runs $1,414.90 to $3,337.07. Data updated: September 2026, FY2027 final budget.
The V-Dana FY2027 supporting schedule carries two complete assessment scenarios side by side, headed Before Paydown and After Paydown. Under Before Paydown, Series 2023 and Series 2025 owners take increases of $548.15 to $980.69. Under After Paydown, every one of those rows returns to its FY2026 amount and the change is $0.00.
The paydown is bond prepayment. The same budget records $858,054 of prepayments received against Series 2023 and $930,326 against Series 2025 during FY2026. We are not going to tell you which scenario your November bill will show, because the budget itself does not settle it. What we will tell you is that a Verdana Village listing quoting one figure may be quoting the other scenario, and the only way to know your actual number is the tax bill. The click path for pulling it is further down this page.
If your home is in the Series 2020 or Series 2021 area, 1,181 of the 2,400 units, your assessment does not change in FY2027 under either scenario. This is the cleanest example in Estero of why the community name is not enough: two neighbours on the same street can carry different bills depending on which bond series funded their phase.
Lot size | Units | Debt service | FY2027 total, both scenarios |
|---|---|---|---|
Single Family 42' | 128 | $1,260.00 | $1,414.90 |
Single Family 52' | 538 | $1,500.00 | $1,670.22 |
Single Family 62' | 254 | $1,750.00 | $1,936.18 |
Single Family 66' | 192 | $1,850.00 | $2,042.56 |
Single Family 72' | 68 | $1,865.00 | $2,058.52 |
Single Family 75' | 1 | $1,875.00 | $2,069.16 |
Lot size | Units | FY2026 total | FY2027 before paydown | Increase if no paydown |
|---|---|---|---|---|
Single Family 36' | 130 | $1,319.15 | $1,867.30 | $548.15 |
Single Family 42' | 39 | $1,526.60 | $2,150.67 | $624.07 |
Single Family 52' | 183 | $1,872.34 | $2,645.00 | $772.66 |
Single Family 62' | 96 | $2,218.09 | $3,139.34 | $921.25 |
Single Family 66' | 98 | $2,356.38 | $3,337.07 | $980.69 |
Lot size | Units | FY2026 total | FY2027 before paydown | Increase if no paydown |
|---|---|---|---|---|
Single Family 42' | 77 | $1,526.60 | $2,135.11 | $608.51 |
Single Family 52' | 263 | $1,872.34 | $2,625.53 | $753.19 |
Single Family 62' | 149 | $2,218.09 | $3,117.02 | $898.93 |
Single Family 66' | 184 | $2,356.38 | $3,312.77 | $956.39 |
Bond outstanding balances per unit. An earlier machine extraction of the V-Dana amortisation schedules returned figures that would not reconcile against the principal balances in the same document, so we are not publishing a per-unit payoff figure for this district. The district-level balances we can state, because they appear directly in the budget: Series 2020 falls from $15,175,000 to $14,805,000, Series 2023 from $14,300,000 to $14,065,000, and Series 2025 from $25,415,000 to $25,025,000 across FY2027. For a per-unit payoff, request an estoppel from the district. See also the Verdana Village community page.
The Place at Corkscrew sits in Corkscrew Farms CDD, established by Lee County Ordinance 15-16, covering 1,325 units in two phases. FY2027 totals run $1,185.41 to $1,717.32, and every row rose by exactly $32.77 from FY2026. Data updated: September 2026, FY2027 budget adopted 17 August 2026.
Phase and bond | Lot size | Units | Debt service | FY2027 total | FY2026 total |
|---|---|---|---|---|---|
Phase 1, Series 2016 | Single Family 52' | 267 | $1,063.83 | $1,185.41 | $1,152.64 |
Phase 1, Series 2016 | Single Family 62' | 230 | $1,276.60 | $1,398.17 | $1,365.40 |
Phase 1, Series 2016 | Single Family 75' | 132 | $1,595.74 | $1,717.32 | $1,684.55 |
Phase 2, Series 2017 | Single Family 52' | 314 | $1,276.60 | $1,398.17 | $1,365.40 |
Phase 2, Series 2017 | Single Family 62' | 290 | $1,489.36 | $1,610.94 | $1,578.17 |
Phase 2, Series 2017 | Single Family 75' | 92 | $1,595.74 | $1,717.32 | $1,684.55 |
O&M went from $88.81 to $121.58 on all six rows. Debt service is unchanged on all six. An identical increase across every lot width means the district raised its running costs and did not touch the bonds, which is the normal and least alarming shape a CDD increase can take.
The adopted budget lists Phase 2 lot sizes at EAU values of 1.00, 1.20 and 1.50, the same ladder as Phase 1. Those EAU values do not produce the dollar figures printed beside them. Phase 2's own 52 foot row is $1,276.60, so a 1.50 EAU row should be $1,914.90, and the budget prints $1,595.74.
The dollars are right and the EAU column is wrong. We checked it against the district's own debt service funds, which is the test that settles it. Both series turn out to run on a single par of $1,063.83 per EAU. Phase 1 carries 741 EAU, and 741 times $1,063.83 is $788,297, against the Series 2016 budgeted assessment revenue of $788,297.87. Phase 2's printed EAUs would total 800, but its real EAUs are 1.20, 1.40 and 1.50, giving 920.8, and 920.8 times $1,063.83 is $979,576, against the Series 2017 budgeted assessment revenue of $979,574.47. Both reconcile to within rounding.
What this means for an owner: use the dollar figures in the table above, and do not try to recompute your assessment from the EAU column in the budget PDF. The dollars are what the Tax Collector levies. The EAU column in Phase 2 appears to have been copied from Phase 1.
Series 2016 stands at $9,515,000 after the 1 November 2026 payment and matures 1 November 2046. Series 2017 stands at $12,815,000 and matures 1 November 2050. A buyer on a Phase 2 lot in 2026 is looking at roughly twenty-four more years of debt service. See the The Place at Corkscrew community page.
WildBlue carries the highest CDD assessment of any Estero community: $2,851.13 on a 52 foot lot to $5,411.60 on a 140 foot lot, across 673 units. Operation and Maintenance alone is $1,338.05, which is more than the entire annual assessment at Bella Terra or Stoneybrook. Data updated: September 2026, FY2027 adopted budget.
Product | Units | O&M | Debt service | FY2027 total | FY2026 total |
|---|---|---|---|---|---|
SF 52' | 99 | $1,338.05 | $1,513.08 | $2,851.13 | $2,723.44 |
SF 66' | 99 | $1,338.05 | $1,920.43 | $3,258.48 | $3,130.79 |
SF 72' | 58 | $1,338.05 | $2,095.01 | $3,433.06 | $3,305.37 |
SF 75' | 269 | $1,338.05 | $2,182.30 | $3,520.35 | $3,392.66 |
SF 85' | 102 | $1,338.05 | $2,473.26 | $3,811.31 | $3,683.62 |
SF 102' | 34 | $1,338.05 | $2,967.89 | $4,305.94 | $4,178.25 |
SF 140' | 12 | $1,338.05 | $4,073.55 | $5,411.60 | $5,283.91 |
The WildBlue CDD assessment roll carries 673 units. WildBlue as a community is larger than that. Do not assume a WildBlue address is in the district. Some are not, and the difference is thousands of dollars a year. This is the single most important thing on this page for a WildBlue buyer, and the only way to settle it for a specific address is the tax bill.
Multiplying each row by its unit count gives $1,450,530.15 in debt service, against the budget's on-roll special assessment line of $1,450,530. O&M at $1,338.05 across 673 units gives $900,507.65 against a budgeted gross of $900,508. Both agree, which is how we know the per-unit schedule is the one actually being levied rather than a draft.
Series 2019 stands at $20,220,000 after the 15 June 2026 payment, falls to $19,685,000 after 15 June 2027, and matures 15 June 2049. Every row rose by exactly $127.69 from FY2026, again entirely in the O&M half. WildBlue has four pages here: the WildBlue community page, Vista at WildBlue, the Stock peninsula homes at WildBlue and WildBlue homes for sale.
Preserve at Corkscrew sits in Cypress Shadows CDD, another district named nothing like its community. It carries the highest Operation and Maintenance in Estero at $2,157.16 to $2,439.85 per unit, and totals from $2,643.92 to $3,479.85 across 441 units. Data updated: September 2026. The figures in this section are the FY2026 final adopted budget. The FY2027 approved tentative budget appeared on the district site on 13 September 2026 and is summarised in the next section; this page moves to FY2027 when the final adopted budget posts.
The district posted its FY2027 approved tentative budget on 13 September 2026, after this page was first published. Every product line moves down, by $0.82 to $32.53 per unit, and every dollar of the change is in Operation and Maintenance: the debt service line is identical to FY2026 on all nine rows. The tentative range is $2,633.94 to $3,447.33 against the adopted FY2026 range of $2,643.92 to $3,479.85. A tentative budget is not the number that reaches the tax bill, so the tables on this page stay on FY2026 until the final adopted budget is posted, and we will replace them the day it is.
Street | Bond series | Lot | FY2026 adopted total | FY2027 tentative total | Change |
|---|---|---|---|---|---|
Villa Di Preserve Lane | Series 2022 | 50' lot | $2,643.92 | $2,643.11 | -$0.82 |
Villa Di Preserve Lane | Series 2022 | 60' lot | $2,884.76 | $2,868.18 | -$16.58 |
Preserve at Corkscrew Unit Two | Series 2022 | 75' lot | $3,230.83 | $3,198.31 | -$32.53 |
Preserve at Corkscrew Unit Five | Series 2012 | 75' lot | $3,479.85 | $3,447.33 | -$32.53 |
Black Tree, Tripoli, White Crane, San Georgio | Series 2012 | 50' lot | $2,797.16 | $2,792.55 | -$4.62 |
Black Tree, Tripoli, White Crane, San Georgio | Series 2012 | 60' lot | $3,085.89 | $3,065.51 | -$20.38 |
Cypress Shadows Boulevard | Series 2012 | 50' lot | $2,797.16 | $2,793.75 | -$3.42 |
Cypress Shadows Boulevard | Series 2012 | 60' lot | $3,085.89 | $3,066.71 | -$19.18 |
Black Tree Lane | Series 2022 | 50' lot | $2,643.92 | $2,633.94 | -$9.98 |
Cypress Shadows is the only Estero district that assigns debt service by street and bond series together. Two identical 50 foot lots pay different amounts depending on whether their street is funded by the Series 2012 or the Series 2022 bonds. A 50 foot lot on Black Tree Lane under Series 2022 pays $2,643.92. A 50 foot lot on Cypress Shadows Boulevard under Series 2012 pays $2,797.16.
Street | Bond series | Lot | Units | O&M | Debt service | FY2026 total |
|---|---|---|---|---|---|---|
Villa Di Preserve Lane | Series 2022 | 50' lot | 15 | $2,157.16 | $486.76 | $2,643.92 |
Villa Di Preserve Lane | Series 2022 | 60' lot | 46 | $2,245.89 | $638.87 | $2,884.76 |
Black Tree Lane | Series 2022 | 50' lot | 63 | $2,157.16 | $486.76 | $2,643.92 |
Brown Bear Run, Eagle Stone Drive, Deer Haven Lane | Series 2022 | 75' lot | 33 | $2,439.85 | $790.98 | $3,230.83 |
Black Tree Lane, Tripoli Court, White Crane Place, San Georgio Drive | Series 2012 | 50' lot | 41 | $2,157.16 | $640.00 | $2,797.16 |
Cypress Shadows Boulevard | Series 2012 | 50' lot | 78 | $2,157.16 | $640.00 | $2,797.16 |
Black Tree Lane, Tripoli Court, White Crane Place, San Georgio Drive | Series 2012 | 60' lot | 120 | $2,245.89 | $840.00 | $3,085.89 |
Cypress Shadows Boulevard | Series 2012 | 60' lot | 13 | $2,245.89 | $840.00 | $3,085.89 |
Brown Bear Run, Eagle Stone Drive, Deer Haven Lane | Series 2012 | 75' lot | 32 | $2,439.85 | $1,040.00 | $3,479.85 |
Every Cypress Shadows O&M row went down from FY2025 to FY2026: the 50 foot rate fell $77.23, the 60 foot rate $57.90 and the 75 foot rate $15.65. Debt service was unchanged on every row. Across the six Estero districts this is the only decrease we found, and it goes the opposite way to Habitat CDD's 17 percent rise in the same period.
The FY2027 final adopted budget is not yet posted on the district site, so the figures above are FY2026 and are labelled as such. The approved tentative budget posted on 13 September 2026 is summarised above and is not treated as final here. The district's Notice of Establishment is on file and linked in Sources; the establishing county ordinance number is not stated in the documents we read, so we do not publish one. See the Preserve at Corkscrew community page.
Copperleaf and Shadow Wood are Bonita Springs, not Estero, and they sit under two districts named Brooks of Bonita Springs Community Development District and Brooks of Bonita Springs II. They are here because Estero buyers cross-shop them constantly and because their FY2027 schedules are published and nobody else has put them on one page. Data updated: September 2026, FY2027 preliminary assessments for both districts.
Operation and Maintenance is a flat $1,017.25 per residential unit in both districts. Everything that varies is debt service, and it is assigned by neighborhood.
Brooks I's 2006 Series, itself a refinancing of the 1998 Series, is paid in full. Nineteen neighborhoods therefore pay exactly $1,017.25 a year and nothing else: Orchid Ridge, Magnolia Bend, Summerfield, Cedar Glen, Sycamore Grove, Idlewilde, Tamarind Trace, Ginger Pointe, Sweet Bay, Laurel Meadow, Oak Strand, Morningside, Cypress Hammock, Silver Creek, Shady Creek, Whisper Creek and Willow Creek, Sabal Cove and Coral Cove, Autumn Lake and Hidden Lakes, Streamside, Sunset and Winding Stream, Copperleaf Wisteria Point Building 11 and Lighthouse Bay. Lighthouse Bay is paid in full on both Brooks I schedules.
Neighborhood | Bond designation | Debt service | FY2027 total | Outstanding principal per unit |
|---|---|---|---|---|
Foxtail Creek, lots 26 to 51 | D-Villa | $853.83 | $1,871.08 | $3,047.19 |
Jasmine Lake, lots 7 to 30 | D-Villa | $853.83 | $1,871.08 | $3,047.19 |
Winding Stream, buildings 30, 31 and 32 | Garden C | $556.84 | $1,574.09 | $1,987.28 |
Brooks II's 2017 Series refinanced its 2006 Series and has four years remaining. Totals run from $1,569.47 on a Coach unit to $3,226.14 on an Estate single family lot.
Neighborhood | Bond designation | Debt service | FY2027 total | Outstanding principal per unit |
|---|---|---|---|---|
Lake Forest, Oak Brook and The Reserve | Estate SF | $2,208.89 | $3,226.14 | $7,966.36 |
Glen Lakes C, lots 10 to 12 | Standard SF-IV | $1,840.74 | $2,857.99 | $6,638.63 |
Glen Lakes B, lots 7 to 9 and 13 to 22 | Standard SF-III | $1,472.59 | $2,489.84 | $5,310.90 |
Glen Lakes A, Willow Walk, Banyan Cove, Chartwell, Fairview and Northridge lots | Standard SF | $1,178.08 | $2,195.33 | $4,248.75 |
Whispering Ridge and Copper Lakes | 75 inch SF | $1,178.07 | $2,195.32 | $4,248.71 |
Stillwater Cay, Juniper Walk and Caraway Lakes | 65 inch SF | $1,104.45 | $2,121.70 | $3,983.20 |
Sage Meadow, Cinnamon Ridge, Foxtail Creek lots 1 to 25 and 52 to 68, Jasmine Lakes lots 1 to 6 | D-Villas | $1,030.82 | $2,048.07 | $3,717.65 |
Northridge | Villa 55 | $994.00 | $2,011.25 | $3,584.86 |
Kenwood | SF II | $883.56 | $1,900.81 | $3,186.56 |
Glenview and Woodmont | SF I | $846.74 | $1,863.99 | $3,053.77 |
Hawthorne, Wisteria Pointe except building 11, and Sago Pointe | Patio II and Carriage | $736.30 | $1,753.55 | $2,655.47 |
Longleaf | Patio I | $699.48 | $1,716.73 | $2,522.68 |
Mahogany Cove | Patio | $625.85 | $1,643.10 | $2,257.13 |
Indigo Isle, Palmetto Ridge and Oak Hammock | Coach | $552.22 | $1,569.47 | $1,991.58 |
A second Brooks II loan covers Woodsedge, Plumbago Pointe and Bay Crest, and it runs three years longer than the 2017 Series.
Neighborhood | Bond designation | Debt service | FY2027 total | Outstanding principal per unit |
|---|---|---|---|---|
Woodsedge, lots 6, 8, 9, 22 and 23 | Estate SF C | $3,046.34 | $4,063.59 | $17,715.28 |
Woodsedge, lots 7, 10, 18, 19, 20 and 21 | Estate SF B | $2,665.55 | $3,682.80 | $15,500.89 |
Woodsedge, lots 1 to 5, 11 to 17 and 24 to 26 | Estate SF A | $2,284.75 | $3,302.00 | $13,286.43 |
Plumbago Pointe and Bay Crest | SF 65 | $837.74 | $1,854.99 | $4,871.68 |
The two districts publish neighborhood names, not community names. Neither budget states which of these neighborhoods sit inside Copperleaf and which sit inside Shadow Wood, and the only community named outright anywhere in either document is "Copperleaf Wisteria Point Building 11" on the Brooks I paid-in-full schedule. We are not going to assign the rest from memory. If you are looking at a specific address in either community, the neighborhood name on the deed maps to a row above, and we will confirm it against the tax bill before you make an offer. Our pages: Copperleaf at The Brooks community page and Shadow Wood at The Brooks community page.
Sixteen of the twenty-two Estero communities we sell carry no CDD assessment: Corkscrew Shores, RiverCreek, Rapallo, Villagio at Estero, Tidewater by Del Webb, Cascades at Estero, Estero Palms, Estero Place, Country Creek, Grandezza, Belle Lago, Fountain Lakes, The Reserve at Estero, Wildcat Run, Marsh Landing, Genova.
The basis is the Lee County Board of County Commissioners special district roster, which lists all 48 Lee County CDDs with a link to each district's own site. None of these sixteen appears on it.
Absence from a roster is good evidence. A tax bill is proof. On the 2025 Annual bill for 20538 Corkscrew Shores Blvd, STRAP 28-46-26-06-00000.5170, the non-ad-valorem section contains exactly one line: LEE COUNTY SOLID WASTE ASSESSMENT $366.39. No CDD line of any kind. That is the shape a genuinely CDD-free Estero parcel takes on a bill, and it is the control against which every other row on this page was read. See the Corkscrew Shores community page.
A community with no CDD paid for its own roads, drainage and amenities out of the developer's pricing and now maintains them through the HOA. A community with a CDD spread that cost over thirty years of tax-deductible-looking assessments. The money got spent either way. Grandezza has no CDD and mandatory club membership. Wildcat Run has no CDD and a club whose own FAQ does not state that membership is mandatory. Tidewater by Del Webb has no CDD and an amenity programme the HOA funds. Compare the total annual carrying cost, never the CDD line alone.
There is a Del Webb Oak Creek CDD in Lee County. It serves a different Del Webb community and it is not Tidewater by Del Webb in Estero. We have seen this conflated. See the Tidewater by Del Webb community page.
Five more districts sit close enough to Estero to come up in conversation. They are named here so the list is complete, and their per-unit figures are not published on this page because we have not read their budgets to the standard the rest of this page is held to. Information not available at time of publishing.
Miromar Lakes CDD and Miromar Lakes South CDD serve Miromar Lakes in 33913. See the Miromar Lakes community page. Saltleaf CDD serves Saltleaf on Estero Bay; see the Saltleaf on Estero Bay community page. Bonita Landing CDD is the adjacent Bonita Springs market. Stoneybrook North CDD is a separate district from Stoneybrook at Estero and its location is not verified here, which is precisely the kind of near-identical name this page exists to disentangle.
Verona CDD was dissolved by Lee County Ordinance 22-17 on 2 August 2022 and Copperhead CDD by Ordinance 22-23 on 6 September 2022. Both sat in Township 45 South, Range 27 East, which is not Estero. They appear in older search results and they no longer levy anything.
Three steps, all free, no login. It takes about four minutes and it settles every question this page cannot answer for your specific parcel, including whether a WildBlue address is inside the district and which Verdana Village bond series funded your street.
Go to the Lee County Property Appraiser property search and search by address, owner or STRAP. This returns the parcel record, the values, the taxing authorities and the sales history. It does not return the CDD dollar amount. That is the correction we made to our own earlier note, and it is the step where most people give up. The parcel page format is leepa.org/Display/DisplayParcel.aspx with the FolioID appended.
The Lee County Tax Collector publishes the dollar amount, because the CDD is collected through the uniform method on the tax bill under Fla. Stat. 197.3632. Search the same address at lee.county-taxes.com, or go straight to the account with the STRAP: the pattern is lee.county-taxes.com/public/real_estate/parcels/ followed by the STRAP and then /bills.
Open the Annual bill for the year and scroll to Non-Ad Valorem Assessments. Every district line appears there by its legal name, which is why the naming trap matters: you are looking for HABITAT CDD, not Bella Terra. Remember the fiscal-year offset, so the bill mailed November 2025 carries the FY2026 assessment.
21369 Bella Terra Blvd, Estero 33928. STRAP 32-46-26-E3-0400B.0150, FolioID 10549769. The 2025 Annual bill's non-ad-valorem section reads HABITAT CDD $974.85 and LEE COUNTY SOLID WASTE ASSESSMENT $366.39, totalling $1,341.24, against ad valorem of $2,601.37 for a combined $3,942.61. Both parcel links are in Sources.
If you would rather not do it yourself, send us the address. You are working with Top 1% Real Estate Agents Nationally Since 2008, and we will send you the bill and the district budget page together.
You will notice this page carries CDD assessments to the cent for six districts and not one HOA dues figure for any of the twenty-two communities. That is deliberate, and it is the most useful thing we can tell you about HOA dues in Estero.
For a CDD there is an adopted public budget, a public hearing and a line on a county tax bill. For an HOA there is a recorded Declaration and an association budget, and no Estero association we checked publishes its current dollar amounts publicly. Every HOA dues figure circulating for these communities traces back to a listing site or a fee aggregator, and those are not sources we will republish as fact.
Three documents, in this order. The recorded Declaration tells you what the association may assess and how. The current adopted association budget tells you the amount. The estoppel certificate, which a seller must obtain when a unit is sold, tells you what is actually owed on that specific unit today, and it legally binds the association to the figures on it. We cover the estoppel process, its $299 statutory cap and the four situations where it must be free on our Florida seller closing costs guide.
Grandezza is bundled and mandatory, confirmed on the club's own site: social membership is compulsory for every Grandezza resident who does not hold a higher membership level, with Full Golf, Executive Golf, Sports, Club and Social categories available. Dollar amounts are not published and are not stated here. Wildcat Run's own FAQ does not state that membership is mandatory, so we do not say that it is. For every other Estero community the club and golf structure is unverified and this page says nothing about it.
By Jesse McGreevy, co-founder of Domain Realty and partner in McGreevy and Comisar, and Marc Comisar. For this guide we tracked the FY2027 assessment schedule for every Estero district and we tracked every line that moved between FY2026 and FY2027, so the consequences below come from adopted budgets and closing files rather than from estimates. We have represented buyers and sellers in these communities since the districts were formed, and we are Top 1% Real Estate Agents Nationally Since 2008.
A $5,411.60 WildBlue assessment is roughly $451 a month before you have paid a mortgage, insurance or HOA dues. At Bella Terra the equivalent is $87 to $107. On a thirty-year horizon that difference is not a rounding error, and lenders will count it in your escrow. Shop the total monthly carry, not the list price.
Lot width, bond series and street all move the number inside a single community. The tax bill settles it in four minutes and it is free. We do this for clients as a matter of course; see how we represent buyers in Estero.
This is the single most common misunderstanding among Estero sellers and it runs in your favour. Under the standard Florida contract, paragraph 9(f) carves Chapter 190 special benefit tax liens out of the seller's special assessment obligation and directs that they be prorated under Standard K, like a property tax. The bond rides with the property to the buyer. You may agree to pay it off as a concession, but you are not required to, and a seller who does not know that starts the negotiation having already given it away. The full mechanics are on our Florida seller closing costs guide.
Fla. Stat. 190.048 is cited everywhere as the CDD disclosure law. Read its trigger and it applies to the initial sale of a parcel or residential unit within the district. It does not reach resales. On a resale the obligation comes from the HOA disclosure summary's special district line under Fla. Stat. 720.401 and from the common law duty in Johnson v. Davis. Disclose it either way; just know which rule you are under.
WildBlue's $1,338.05 O&M buys amenities that a lower-assessment community does not have, and Stoneybrook's district owns its golf course outright. What hurts a listing is a buyer discovering the number late. What helps is handing it to them on day one with the budget page attached. Ask for a current valuation of your Estero home and we will build the sheet with the assessment on it, or call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Six of the twenty-two Estero communities we sell carry a Community Development District: Stoneybrook at Estero, Bella Terra, Verdana Village, The Place at Corkscrew, WildBlue and Preserve at Corkscrew. Copperleaf and Shadow Wood also have districts, but they are in Bonita Springs rather than Estero.
There is no single figure. Across the six Estero districts the FY2027 per-unit total runs from $808.28 at Stoneybrook at Estero to $5,411.60 at WildBlue. Inside a single community it varies by lot width, and at Preserve at Corkscrew it also varies by street and bond series.
WildBlue. Its FY2027 assessment runs $2,851.13 on a 52 foot lot to $5,411.60 on a 140 foot lot. Its Operation and Maintenance component alone, $1,338.05, is larger than the entire annual assessment at Bella Terra or Stoneybrook at Estero.
Stoneybrook at Estero, where SF 40 and commercial parcels pay $808.28 for FY2027 with no debt service and no irrigation component. Among rows that carry debt service, Bella Terra multifamily at $1,040.06 is the lowest in Estero.
Habitat CDD is the Community Development District that serves Bella Terra in Estero. The name appears on the Lee County tax bill as HABITAT CDD, with nothing identifying Bella Terra, which is why owners often believe their community has no district.
V-Dana CDD is the district serving Verdana Village in Estero, established by Lee County Ordinance 20-03 effective 3 March 2020. It covers 2,400 units across four bond series and its Operation and Maintenance component is only $70.00 a year.
Cypress Shadows CDD is the district serving Preserve at Corkscrew in Estero. It covers 441 units and allocates debt service by street and bond series rather than by lot width alone, which is unique among the Estero districts.
Yes. It is called Habitat CDD. FY2027 totals run $1,040.06 for a multifamily unit to $1,279.22 on a 75 foot lot, and the Operation and Maintenance half rose 17 percent from FY2026 while debt service was unchanged.
Yes, called V-Dana CDD. FY2027 totals run $1,414.90 to $3,337.07 depending on lot size and which bond series funded your phase. Operation and Maintenance is $70.00 a year; nearly the entire assessment is debt service.
Yes, and it is the highest in Estero. The district roll carries 673 units, which is fewer than the community as a whole, so a WildBlue address is not automatically inside the district. Confirm any specific address against the tax bill.
No. Corkscrew Shores does not appear on the Lee County BOCC special district roster, and we confirmed it against a real bill: the 2025 Annual bill for 20538 Corkscrew Shores Blvd carries exactly one non-ad-valorem line, the Lee County solid waste assessment of $366.39.
No. Grandezza carries no Community Development District assessment. It does have mandatory club membership: the club's own site states that social membership is compulsory for all Grandezza residents who do not hold a higher membership level.
No. There is a Del Webb Oak Creek CDD in Lee County, but it serves a different Del Webb community and it is not Tidewater by Del Webb in Estero. These two are regularly conflated in search results.
Yes, called Corkscrew Farms CDD, established by Lee County Ordinance 15-16. It covers 1,325 units in two phases, and FY2027 totals run $1,185.41 to $1,717.32. Every row rose by exactly $32.77 from FY2026, all of it in Operation and Maintenance.
Yes. Stoneybrook CDD levies $1,514.11 for FY2027 on every residential row except SF 40 and commercial parcels, which pay $808.28. Uniquely in Estero, the district itself owns and operates the golf course as an enterprise fund.
It is collected on the same bill but it is not a property tax. It appears in the Non-Ad Valorem Assessments section of the Lee County tax bill under the district's legal name, collected through the uniform method under Fla. Stat. 197.3632.
Because the Property Appraiser does not publish it. leepa.org gives you the parcel, values, taxing authorities and sales, with no non-ad-valorem dollar line. The Lee County Tax Collector publishes the amount, on the Annual bill.
Get the STRAP from the Lee County Property Appraiser, then open the same parcel at the Lee County Tax Collector and read the Non-Ad Valorem Assessments section of the Annual bill. It is free, takes about four minutes and needs no login.
Because Florida CDD fiscal years run 1 October to 30 September. The bill mailed in November 2025 is called the 2025 Annual bill and it carries the district's FY2026 assessment. Always quote the fiscal year rather than the bill year.
Operation and Maintenance funds the district's running costs and is usually flat across the community. Debt service repays the bonds that built the infrastructure and varies by lot width. When an assessment rises, it is almost always the Operation and Maintenance half.
The debt service half does, when the bonds mature. Habitat CDD at Bella Terra makes its last principal payment in May 2035. Brooks I's 2006 Series is already paid in full. The Operation and Maintenance half never ends, because the district still has to run the community.
At Bella Terra, yes. Habitat CDD publishes the mechanism: request an estoppel letter from Premier District Management at (239) 690-7100 extension 105, at a cost of $150.00. Paying off the debt does not remove the Operation and Maintenance assessment, and the payoff cannot be reversed.
No. Under the standard Florida contract, paragraph 9(f) carves Chapter 190 special benefit tax liens out of the seller's special assessment obligation and directs that they be prorated under Standard K. The bond rides with the property to the buyer.
Not necessarily. A community without a district paid for its roads, drainage and amenities through the developer's pricing and maintains them through the HOA instead. Compare the total annual carrying cost including HOA dues and any mandatory club membership, never the CDD line alone.
Because no Estero association we checked publishes current dollar amounts in a primary document. Every figure circulating traces back to a listing site or an aggregator. Get the real number from the recorded Declaration, the current adopted association budget, or an estoppel certificate.
An Equivalent Assessment Unit. Districts divide the year's debt service by the total EAU count to get a par amount per EAU, then multiply by each lot's EAU value, so a 75 foot lot at 1.50 EAU pays half again what a 1.00 EAU lot pays for the same road.
The dollar figures are correct and the Phase 2 EAU column is not. Both series run on a single par of $1,063.83 per EAU, which reconciles to the district's own debt service fund revenue lines for both phases. Use the dollar figures, not the EAU column.
It depends on your bond series and on a paydown. Series 2020 and 2021 areas are flat under both scenarios in the adopted budget. Series 2023 and 2025 areas rise $548.15 to $980.69 before paydown and $0.00 after it. Only your tax bill settles it.
No, they are in Bonita Springs, under the Brooks of Bonita Springs CDD and Brooks of Bonita Springs II. They are covered on this page because Estero buyers cross-shop them, and their FY2027 schedules are published in full above.
Nineteen Brooks I neighborhoods pay Operation and Maintenance only, at $1,017.25 a year, because the 2006 Series bond is paid in full. They include Orchid Ridge, Summerfield, Cedar Glen, Lighthouse Bay and Copperleaf Wisteria Point Building 11.
No. Fla. Stat. 190.048 applies to the initial sale of a parcel or unit within the district, not to resales. On a resale your obligation comes from the HOA disclosure summary's special district line under Fla. Stat. 720.401 and from the common law duty in Johnson v. Davis.
Forty-eight, listed with a link to each district's own site on the Lee County Board of County Commissioners special districts page. Two more were dissolved in 2022: Verona CDD by Ordinance 22-17 and Copperhead CDD by Ordinance 22-23.
McGreevy and Comisar is the flagship brand of Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, with $2.5 billion+ in cumulative production and 4,000+ transactions across Lee, Collier and Charlotte County. Jesse McGreevy and Marc Comisar have personally sold over $900 million in Southwest Florida real estate, hold the Top 1% Real Estate Agents Nationally Since 2008 distinction, and have been recognized with the Gulfshore Life Five Star award for 20 consecutive years. Jesse co-founded the brokerage in 2015 and has been selling in this market since October 2004. Brokered by Domain Realty.
Jesse McGreevy direct: (239) 898-6072 Marc Comisar direct: (239) 287-5873 Email: [email protected] Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Brokered by Domain Realty. Jesse McGreevy and Marc Comisar are licensed Florida real estate professionals, licensed and regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes. Licence numbers are available on request and are searchable on the Florida Department of Business and Professional Regulation licensee portal.
More on the team at about McGreevy and Comisar, or reach us through our contact page for Southwest Florida buyers and sellers. Our team site is Domain Realty Group, where Estero listings are searchable. The parent guide for this page is the Estero area guide, and the county hub is our Lee County guide.
Send us an Estero address and we will pull the district, the bond series, the lot-width row, the current Annual bill and the HOA estoppel position for that exact parcel, and send you the source pages with it. Call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008, and every figure we send you arrives with the document it came from.
Every source below was opened and read on 12 September 2026. Primary documents only: adopted district budgets, county ordinances, the county tax roll, Florida Statutes and the clubs' own sites. No listing site, brokerage or fee aggregator was used for any figure on this page.
HOA and master association dues for all twenty-two communities. Establishing ordinance numbers for Stoneybrook CDD, Habitat CDD, WildBlue CDD, Cypress Shadows CDD and both Brooks districts. Per-unit bond payoff balances for V-Dana CDD and Habitat CDD. Cypress Shadows FY2027 figures, which are not yet published. Mandatory food and beverage minimums for every community. Club and golf structure for every community except Grandezza, Wildcat Run and Stoneybrook at Estero. Which Brooks neighborhoods sit inside Copperleaf as opposed to Shadow Wood. Each of these is a research state we have not closed, and an honest gap you can see beats a plausible number you cannot check.
Updated September 2026. This page is general information about Estero district assessments, not legal or tax advice. District budgets are adopted annually and figures change. For your specific parcel, pull the Annual bill or ask us to.