Creekside Preserve is a gated condominium of 168 two-story carriage homes on Creekside Preserve Loop in Fort Myers, built 2014 to 2018 by D.R. Horton. Fees, rules, flood zone and county sales from public records. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026.
Creekside Preserve is a gated condominium of 168 two-story carriage homes in 42 buildings on Creekside Preserve Loop in Fort Myers, Florida 33908, built from 2014 to 2018 by D.R. Horton beside the Mullock Creek Preserve, with a clubhouse, heated pool and fitness center and a 2026 association assessment of $1,555 a quarter.
McGreevy and Comisar are the team Creekside Preserve sellers call first: Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, with over $900 million in personal sales between Jesse and Marc, and Domain Realty Group is the #5 real estate team in Florida (RealTrends 2026). If you are comparing agents, our guide to the best real estate agents in Fort Myers sets local agents side by side on the public record. For Creekside Preserve itself, the Lee County record shows 11 resales recorded since October 2025 at a median of $280,000.
This page is about the condominium on Creekside Preserve Loop in ZIP 33908. It is not Creekside Run at Babcock Ranch, and it is not the Creekside Preserve Homeowners’ Association or the Creekside Preserve Property Owners Association that also appear in Florida’s corporate records; the county-record section below shows how to tell them apart.
McGreevy and Comisar are the best realtor for Creekside Preserve because this is a condominium, and condominium value turns on the association’s budget, insurance, rules and flood map as much as on the unit itself. We read those documents and the Lee County record for every Creekside Preserve listing before we price it.
If you’re searching for the best realtor for Creekside Preserve in Fort Myers, Florida, whether you’re ready to sell your Creekside Preserve home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Our Domain Realty Group team is the #5 real estate team in Florida (RealTrends 2026).
Recent Creekside Preserve track record (Lee County recorded sales since October 2025): 11 resales in the county record · median $280,000 · highest-priced sold: $310,000 · $3,111,250 in dollar volume.
These are Lee County recorded, DOR-qualified sales across all brokerages (qualified by the Florida Department of Revenue as arm’s-length), not Southwest Florida MLS figures. Since October 2025 we tracked every one of those 11 Creekside Preserve closings against the county record, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.
For Creekside Preserve sellers: premium marketing, cinematic video, drone, professional photography, a qualified-buyer database, discretion and off-market capability when needed.
Honors and recognition:
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Selling your Creekside Preserve home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, read our guide to selling a home in Fort Myers, or call Jesse direct at (239) 898-6072. Our guide to home values in Fort Myers goes deeper on pricing, costs and disclosure.
Buying a home in Creekside Preserve? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers. Our guide to buying a home in Fort Myers covers offers, inspections, insurance and closing costs.
Creekside Preserve is a standalone, gated condominium in south Fort Myers where the association insures the buildings, and the fee, the flood map and the leasing rules decide what a unit is worth. These eight facts are the spine of the page, and each is expanded, dated and sourced below.
168 condominium homes in 42 buildings. D.R. Horton built them from 2014 to 2018 on Creekside Preserve Loop, ZIP 33908 (Lee County Property Appraiser roll, queried October 28, 2026).
84 two-bedroom and 84 three-bedroom homes. Heated area runs from 1,227 to 1,525 square feet, and every home has a one-car garage (Lee County roll, October 28, 2026).
$1,555 a quarter in 2026. That is $6,220 a year, up $30 a quarter from $1,525 in 2025, and about 39 percent of the operating budget is insurance (association Sales Packet 2026, updated June 24, 2026).
County recorded sales since October 2025. 11 resales, a $280,000 median, from $250,000 to $310,000 (Lee County recorded, DOR-qualified sales; index rebuilt November 1, 2026, newest qualified sale in it July 21, 2026).
The price trend turned down. County medians were $346,000 in 2023, $340,000 in 2024, $300,000 in 2025 and $268,000 for 2026 through September 28 on 9 sales (Lee County roll, October 28, 2026).
Flood Zone AE at 5 of 5 addresses. Base flood elevation is 11.0 feet on FIRM panel 12071C0577H, effective November 17, 2022, and the county places the community in Evacuation Zone A and the Coastal High Hazard Area (FEMA and Lee County GIS, queried October 28, 2026).
Rental and pet rules are written down. Leases need Board approval, run 30 days or longer and are capped at four a year, a buyer who closed after May 4, 2022 cannot lease for the first year, and pets are limited to two of up to 60 pounds each (association leasing policy dated May 4, 2022 and Sales Packet 2026).
Not 55+, no golf, no CDD. Creekside Preserve has no age restriction we could find, no club membership and no community development district line on the county roll (association website and Lee County roll, October 2026).
This table of contents lists every section of the Creekside Preserve page in the order it appears. Each link jumps to its section, so you can go straight to the Creekside Preserve market, the fee and what it covers, the leasing and pet rules, the flood zone, the comparison with The Plantation, or the seller section.
Where Is Creekside Preserve and How Do You Find It on the County Record?
How Did Hurricanes Ian, Helene and Milton Affect Creekside Preserve?
How Does Creekside Preserve Compare With Nearby Neighborhoods?
Living in Creekside Preserve means owning a condominium in a gated, low-rise carriage-home community of 168 homes beside the Mullock Creek Preserve, with a heated pool, clubhouse and fitness center, a lake with a fountain, and an association that insures the buildings and maintains the exteriors and landscaping for a quarterly assessment of $1,555 in 2026.
Creekside Preserve sits on Creekside Preserve Loop in south Fort Myers, ZIP 33908, in unincorporated Lee County with a Fort Myers mailing address (Lee County Property Appraiser roll, October 2026). The association describes the community as “just two miles south of Alico Road,” and D.R. Horton’s 2015 launch coverage placed it between Mullock Creek and the Estero Bay Nature Preserve. The sampled homes center near 26.472 degrees north and 81.838 degrees west on the county parcel layer. The fire district on the roll is the San Carlos Fire Protection and Rescue Service District.
Every home is a two-story-building carriage unit with two homes on each floor of each of the 42 buildings. The Lee County roll shows 84 two-bedroom, two-bath homes of 1,227 square feet (three of 1,247) and 84 three-bedroom, two-bath homes of 1,493 square feet (eight of 1,525), and the unit numbering pairs 101 and 102 with the two-bedroom homes and 201 and 202 with the three-bedroom homes. All 168 carry a one-car garage on the roll, and D.R. Horton said at launch that each carriage home is an end or corner unit. The association adds that homes have private enclosed lanais with lake or preserve views.
Daily life is a gated, quiet condominium rhythm. Trash is collected Mondays, set out Sunday in a resident-supplied can of 40 gallons or less with a lid, and recycling runs through Lee County Solid Waste. Power is Florida Power and Light, and the association’s Welcome Packet lists CenturyLink or Lumen, Xfinity and Quantum Fiber for internet. The association names Publix at Grand Bay Plaza, Sprouts, Walmart, Aldi and Whole Foods among nearby groceries, and Coconut Point, Miromar Outlets and Gulf Coast Town Center for shopping. Wildlife on the preserve side includes gopher tortoises, rabbits, hawks and eagles, the association says.
Creekside Preserve is not a platted fee-simple subdivision; owners own the unit and the association owns and insures the buildings under Florida’s condominium law, chapter 718. It is not 55 and older, not a golf community, not a boating community with a dock or Gulf access, and not part of a community development district. It is also not a barrier-island or beachfront address; the nearest beaches are a drive away, as the drive-time table below shows.
If you own in Creekside Preserve and want to know what a two-bedroom ground-floor home or a three-bedroom upper-floor home is worth against the 11 county resales since October 2025, request a free Creekside Preserve valuation or call Jesse direct at (239) 898-6072. If you are buying, call Marc at (239) 287-5873. Jesse and Marc are Top 1% Real Estate Agents Nationally Since 2008, and the team reads the condominium documents before it reads the listing.
Creekside Preserve is on Creekside Preserve Loop in Fort Myers, ZIP 33908, and the Lee County Property Appraiser carries it as 170 parcels: 168 condominium homes plus two common-element parcels, all under legal descriptions that begin “CREEKSIDE PRESERVE.” Searching that exact phrase, not “Creekside Preserve Condo,” finds all 168 homes.
Most homes read “CREEKSIDE PRESERVE CONDO AS DESC IN INST# 2014000134351 PH (phase) BLDG (building) UNIT (unit),” which points to the recorded declaration at the Lee County Clerk of Court. The 12 homes in phases 34, 35 and 36 read “CREEKSIDE PRESERVE AS DESC IN INST# 2014000236566” or “INST# 2014000175654” with no word “CONDO” and no building number. A fourth instrument, 2015000153550, covers the clubhouse parcel. That pattern fits a phased condominium declared and amended in stages, and it is why a search for “Creekside Preserve Condo” misses 12 homes. We did not retrieve the declaration text from the Clerk’s session-based portal, so this page quotes rules only from the association’s own published packets and says the Declaration governs everywhere else.
Two parcels are common property. The larger is about 10.89 acres of conservation, buffer and water retention zoned RM-2 (Lee County’s residential multiple-family district) and sits on a lake. The second is the clubhouse parcel at 18286 Creekside Preserve Loop, 0.54 acre, with one building of 1,282 heated square feet built in 2015 and a pool, owned by Creekside Preserve Condominium Association, Inc. Neither carries roll value.
Florida’s corporate records list several similar names. Only Creekside Preserve Condominium Association, Inc. (document number N13000011281, filed December 19, 2013, active) is this condominium. Creekside Preserve Homeowners’ Association, Inc., Creekside Preserve Property Owners Association, Inc. and Creekside Preserve AL, LLC are different entities. Creekside Run at Babcock Ranch is a different community in Charlotte County. A portal directory also carries a “Creekside Preserve” association at a 6 Mile Cypress Parkway address in ZIP 33966, which is a different place.
The taxing district line on the roll names the San Carlos Fire District. We found no non-ad valorem community development district line on the roll, so we found no CDD bond assessment for Creekside Preserve. Owners who live here full time can apply for homestead exemption through the Lee County Property Appraiser; the association’s FAQ explains the $25,000 exemption on the first $50,000 of assessed value.
Creekside Preserve has 168 condominium homes in 42 two-story buildings, split evenly between 84 two-bedroom ground-floor homes and 84 three-bedroom upper-floor homes, according to the Lee County Property Appraiser roll queried October 28, 2026. Two more county parcels hold the common elements, including the clubhouse. Every home has a one-car garage on the roll.
Data updated: October 2026
D.R. Horton delivered the buildings in five annual waves, and the county roll records the year built per home.
Year built | Homes |
|---|---|
2014 | 24 |
2015 | 52 |
2016 | 44 |
2017 | 40 |
2018 | 8 |
Total | 168 |
Source: Lee County Property Appraiser parcel layer, queried October 28, 2026 (year built per home).
Type | Homes | Heated area | Stories on roll |
|---|---|---|---|
2 bed, 2 bath | 81 | 1,227 sq ft | 1 |
2 bed, 2 bath | 3 | 1,247 sq ft | 1 |
3 bed, 2 bath | 76 | 1,493 sq ft | 2 |
3 bed, 2 bath | 8 | 1,525 sq ft | 2 |
Source: Lee County Property Appraiser parcel layer, queried October 28, 2026.
Heated area ranges from 1,227 to 1,525 square feet with a median of 1,370. The “stories” column means the unit sits on the ground floor (1) or the upper floor (2) of a two-story building.
The roll shows a Florida mailing address for 121 of the 168 homes and an out-of-state address for 47 (28 percent), led by Illinois with 9, Michigan and New York with 8 each, Ohio with 6 and Pennsylvania with 5. A homestead exemption appears on 92 of 168 homes (55 percent). Those are counts only; we record no owner names. They describe a community of full-time Floridians and seasonal owners, bounded by the association’s leasing limits.
Since October 2025 the Lee County record shows 11 Creekside Preserve resales at a $280,000 median, from $250,000 to $310,000. That is well below the 2023 calendar-year median of $346,000, and the trend has been down since 2023. Every sale in the window was a resale; the county file shows no builder-direct sale in it.
Data updated: November 2026
Southwest Florida MLS figures for Creekside Preserve: Information not available at time of publishing (checked 2026-11-01). The sales below are Lee County recorded, DOR-qualified sales, which include sales the MLS never sees.
This is every qualified sale recorded since October 1, 2025, the shortest look back that reached 10 sales when this guide was first built. We re-ran the count on November 1, 2026 against the county index rebuilt that morning; its newest qualified Creekside Preserve sale is still July 21, 2026, and the 11 sales are unchanged. Looking back 24 months, since November 2024, the same file holds 15 resales at a $299,000 median, from $250,000 to $310,000.
Segment | Sales | Median | Low | High |
|---|---|---|---|---|
All | 11 | $280,000 | $250,000 | $310,000 |
Builder-direct (first sale of a new home) | 0 | n/a | n/a | n/a |
Resale | 11 | $280,000 | $250,000 | $310,000 |
Source: Lee County Property Appraiser public files, DOR-qualified improved sales recorded October 1, 2025 to July 21, 2026.
Split by bedrooms, the five two-bedroom sales had a $300,000 median ($250,000 to $310,000) and the six three-bedroom sales had a $278,125 median ($260,000 to $310,000). The median price per square foot across the 11 was $204, and the 11 sales total $3,111,250 (our arithmetic on the recorded prices).
We tracked each of these Creekside Preserve closings against the county record.
Recorded | Address | Beds | Price | Per sq ft |
|---|---|---|---|---|
2025-10-23 | 18218 Creekside Preserve Loop 202 | 3 | $310,000 | $207 |
2025-10-27 | 18210 Creekside Preserve Loop 102 | 2 | $300,000 | $244 |
2025-12-04 | 18276 Creekside Preserve Loop 102 | 2 | $310,000 | $252 |
2025-12-08 | 18280 Creekside Preserve Loop 102 | 2 | $300,000 | $244 |
2026-02-11 | 18217 Creekside Preserve Loop 201 | 3 | $276,250 | $185 |
2026-03-27 | 18276 Creekside Preserve Loop 201 | 3 | $300,000 | $200 |
2026-05-20 | 18260 Creekside Preserve Loop 202 | 3 | $280,000 | $187 |
2026-06-05 | 18304 Creekside Preserve Loop 101 | 2 | $250,000 | $203 |
2026-06-15 | 18269 Creekside Preserve Loop 101 | 2 | $250,000 | $203 |
2026-06-30 | 18222 Creekside Preserve Loop 201 | 3 | $275,000 | $184 |
2026-07-21 | 18280 Creekside Preserve Loop 201 | 3 | $260,000 | $174 |
Source: Lee County Property Appraiser parcel layer, recorded sales, queried October 28, 2026 and re-checked against the county index of November 1, 2026. Public record, unit-level, no buyer or seller names.
The Lee County parcel layer queried October 28 also shows two later recorded sales, both three-bedroom homes: $255,000 on September 24, 2026 and $268,000 on September 28, 2026. They are in the calendar-year table below and not in the county sales file behind the table above.
Year | Sales | Median | Low | High | Median per sq ft |
|---|---|---|---|---|---|
2022 | 13 | $345,000 | $286,900 | $381,700 | $246 |
2023 | 18 | $346,000 | $325,000 | $389,900 | $270 |
2024 | 12 | $340,000 | $297,900 | $360,000 | $251 |
2025 | 7 | $300,000 | $299,000 | $310,000 | $244 |
2026 through September 28 | 9 | $268,000 | $250,000 | $300,000 | $185 |
Source: Lee County Property Appraiser parcel layer, recorded improved sales of $50,000 or more, queried October 28, 2026.
The yearly median held between $340,000 and $346,000 from 2022 through 2024, then fell to $300,000 in 2025 and $268,000 so far in 2026, which is 22.5 percent below the 2023 median (our arithmetic). Volume thinned too: 18 sales in 2023, 12 in 2024, 7 in 2025. Sellers who bought in 2022 or 2023 should expect today’s price to sit below what they paid, and buyers have more room to negotiate than they did three years ago. Two figures frame the long view: D.R. Horton’s builder-direct prices ran from $185,000 to $263,005 between 2014 and 2018, and 119 improved sales have recorded since January 1, 2019.
One 2021 recording shows $129,000, far below the other 2021 sales of $223,500 to $330,000 in the county record. We treat it as an outlier and do not use it as a comparable.
The homes in Creekside Preserve are D.R. Horton carriage homes built from 2014 to 2018 in two-story buildings: 1,227 to 1,247 square foot two-bedroom homes on the ground floor and 1,493 to 1,525 square foot three-bedroom homes upstairs, each with a one-car garage, according to the Lee County roll. The county’s 2025 just value ranges from $203,065 to $242,151.
Data updated: October 2026
D.R. Horton began marketing Creekside Preserve in 2015, offering two carriage home plans starting at $200,990 according to The Real Deal. The Capri was marketed at 1,402 square feet with two bedrooms, two baths, a den and a one-car garage, and the Ravello at 1,661 square feet with three bedrooms. Marketing square footage includes lanai and garage differences, so this page uses the county roll’s as-built heated areas. Livabl’s new-home registry lists Creekside Preserve as sold out at 168 homes.
Every building went up between 2014 and 2018, which puts all 168 homes under the post-2002 Florida Building Code, not older pre-code construction. The association’s reserve schedule assumes a 40-year roof life, with 27 years remaining as of December 31, 2025. Because the buildings are two stories, the statutory structural integrity reserve study and milestone inspection requirements for buildings of three or more stories do not apply by their terms; buyers still receive the condominium disclosure documents.
Type | Homes | 2025 just value, median | Range |
|---|---|---|---|
2 bed | 84 | $210,216 | $203,065 to $232,399 |
3 bed | 84 | $233,456 | $223,949 to $242,151 |
All | 168 | $224,233 | $203,065 to $242,151 |
Source: Lee County Property Appraiser parcel layer, 2025 roll, queried October 28, 2026. Just value is the county’s assessed market value, not a sale price.
The county just values sit well below recent sale prices; they are the Property Appraiser’s assessed market value for the 2025 roll, not an appraisal for a sale.
Creekside Preserve Condominium Association, Inc. runs the community, managed by Pegasus Property Management, and the 2026 assessment is $1,555 per home per quarter, or $6,220 a year, per the association’s own Sales Packet. The assessment includes building insurance with flood coverage, exterior maintenance, landscaping, the pool and clubhouse, and the gate.
Data updated: October 2026
Creekside Preserve Condominium Association, Inc. is a Florida not-for-profit corporation, document number N13000011281, filed December 19, 2013 and active, with annual reports filed from 2014 through April 30, 2026 (Florida Division of Corporations). A January 30, 2019 corporate merger folded the developer-era Creekside Preserve Community Association, Inc. into it. The association’s mailing address is c/o Pegasus Property Management, 8840 Terrene Court, Suite 102, Bonita Springs. Management changed hands in 2019; the 2019 annual report names Icon Management as registered agent. The association states that it is guided by a Board elected by owners every April, with quarterly meetings where residents may ask questions. Officers’ names are public on Sunbiz and we do not repeat them.
The condominium assessment as of January 1, 2026 is $1,555.00 per home per quarter, $6,220.00 a year, due the first of January, April, July and October. The 2025 assessment was $1,525.00 a quarter, so the 2026 increase was $30 a quarter, about 2.0 percent.
2026 budget line (168 homes) | Amount |
|---|---|
Operating maintenance fees | $943,460 (about $1,403.96 per home per quarter) |
Reserve contribution | $118,500 (about $176.34 per home per quarter) |
Operating interest income used to offset the increase | $17,000 |
General (wind) insurance | $181,000 |
Flood insurance | $230,000 |
Insurance total, including a small appraisal line | about $411,485 (about $612.33 per home per quarter) |
Management fee | $40,800 |
Landscaping contract | $109,500 |
Pressure washing | $22,000 |
Fire alarm monitoring | $22,680 |
Pool maintenance | $8,400 |
State condominium division fee | $672 (that is $4 per home) |
Source: Creekside Preserve Condominium Association, Forms, Sales Packet 2026 rev 1.4, updated June 24, 2026. The landscaping line is the packet’s 2025 column.
Insurance is roughly 39 percent of the operating budget, because the association insures all of the buildings, including a separate flood policy. That is why a fee near $1,555 a quarter is not comparable to a fee at a community where each owner insures the building.
Per the association’s FAQ and budget lines: building insurance including flood, exterior and common landscaping, exterior pest control and termite bait, exterior painting and roof reserves, the pool and clubhouse, the gate, the lake and fountain, street lighting, irrigation, exterior building maintenance and janitorial. Water and sewer are not shown as budget lines in the packet. Listing portals claim they are included, but we do not treat a portal as a source, so confirm water and sewer with the association before you rely on it. Owners keep their interiors, air conditioning (air handler and compressor), dryer vent (annual professional cleaning is required), hot water heater, interior electrical and plumbing, and interior pest control.
The packet’s reserve schedule shows a 2026 beginning pooled balance of $768,470 and an annual contribution of $118,500, rising about 3 percent a year to $122,055 in 2027 and $125,717 in 2028. Major components include condominium roof replacement at $2,132,415 (40-year life, 27 years remaining as of December 31, 2025), exterior paint at $260,000 on a 7-year cycle (due 2026 at $265,200), window and building sealant at $110,000 (14-year), asphalt resurfacing at $206,000 (20-year), gutters and downspouts at $164,388 and the fire alarm panel at $44,290.
The packet’s 2025 column shows a storm damage expense of $886,147.97 (an estimate, of which $516,919.65 was actual through July 31, 2025) and insurance claim income of $511,698.29. The packet does not name the storm. The association spent more than it recovered in that budget year, so ask for the claim file and any special assessment history before you rely on the reserve numbers.
A lease carries a $150 non-refundable application fee and a $50 non-refundable background check per applicant and per resident over 18, payable to Pegasus. Other one-time fees from the Welcome Packet: gate key fob $25, pool and clubhouse RFID card $25, guest parking tag $5, vehicle registration $5 per vehicle and pet registration $5 per dog. Fines run up to $100 per incident, and continued violations after a 30-day cure letter up to $100 per day. The public packet does not state a capital contribution at closing or a transfer fee, and we do not quote one; ask for the estoppel certificate, which states what a specific home owes.
Creekside Preserve’s association rules cover leasing, pets, parking and approvals, and they come from the association’s own documents. Leases need Board approval and run at least 30 days. Pets are limited to two per home at up to 60 pounds each. The Declaration governs anything these summaries do not cover, so read the full document before you close.
Data updated: October 2026
An owner may lease only the entire home, after written Board approval, for a minimum of 30 days, and no more than four leases in a calendar year except renewals. Subletting is not allowed. A purchaser who closed after May 4, 2022 may not lease for one year from purchase (Declaration sections 2.28 to 2.30 and 17.1, per the Sales Packet). The lease packet goes to the association at least 30 days before the proposed start, and the Board decides within 20 days or approval is deemed; screening can take up to 20 days. Nightly and weekly rentals fall outside a 30-day minimum.
Not more than two domestic animals (dogs, cats or common household pets) per home, each up to 60 pounds. Dogs over 60 pounds that existed when the rule was adopted are grandfathered. Pets must be registered with the association, leashed outside the home, and kept out of the clubhouse, pavilion and pool area. Reptiles, rodents, amphibians, exotic birds, poultry and livestock are not permitted, and a liability policy naming the association is required. Assistance animals follow the association’s Fair Housing Act policy.
There is no overnight street or clubhouse parking. The community has four guest lots; residents may use guest parking by day for up to 7 hours after 6 a.m., and overnight guest parking requires a yellow hangtag. Vehicles must be registered with a decal, and a guest-lot vehicle that has not moved in more than 10 days counts as stored.
Hurricane shutters and windows must be approved by the association; shutters come down within two weeks of power restoration, though a home that is vacant from June 1 to November 30 may keep accordion, roll-down or bolted steel shutters closed. Doorbell cameras, glass door inserts and 240-volt circuits or EV outlets in the garage need an Architectural Review Committee form approved first.
The Sales Packet does not say whether the Board must approve a purchaser, so we do not claim a right of first refusal or a buyer interview. The recorded Declaration governs, and it is part of the disclosure package a buyer receives.
Creekside Preserve is not a 55 and older community. The association’s FAQ states that units are to be used only as residences, its website describes “people of all ages,” and we found no age restriction in its public documents. The recorded Declaration governs, and buyers should confirm it in the disclosure package.
A community that restricts occupancy by age operates under the federal Housing for Older Persons Act and says so in its recorded documents and rules; we found no such statement in Creekside Preserve’s public association documents. For sellers, that means marketing to the widest buyer pool, including families, seasonal owners, investors who meet the leasing rules and retirees.
Creekside Preserve’s amenities are gated entry, a heated swimming pool, a clubhouse and fitness center, a pavilion that can be reserved for events, 24-hour video surveillance of the amenity area, and a central lake with a fountain beside the Mullock Creek Preserve. Pool access uses a $25 RFID card, and no club membership is required.
Data updated: October 2026
The community has a vehicle gate with a guest call box and key fobs, and a pedestrian gate also provides access in and out (Resident’s Welcome Packet rev 3.0, association website). A gate key fob costs $25.
The pool, clubhouse, fitness center and restrooms are open to residents and guests with a white RFID key card ($25 each, cash or check). The pool closes at dusk under Lee County’s pool rule, and night swimming is prohibited. The clubhouse and pavilion can be reserved for private events. At the 2015 opening D.R. Horton described a resort-style pool, clubhouse, fitness center, bocce court and social room. The association’s packet does not confirm that the bocce court is still maintained, though pool-area rules mention games such as cornhole being put away after use.
The association describes homes “arranged around a tranquil lake and nestled beside the lush Mullock Creek Preserve.” The 2026 budget carries lake maintenance, fountain repair, preserve maintenance and irrigation pump lines. There is no boat dock or direct Gulf access: the lake is a stormwater and amenity lake, and the adjoining Mullock Creek Preserve is protected conservation land in Lee County’s Conservation 20/20 program.
There is no golf course, no required club membership and no recreation lease. The FAQ answers “No” to whether owners must pay rent or land-use fees for recreational facilities. Owners may add an EV outlet in their own garage with an approved Architectural Review Committee request.
Yes. Creekside Preserve is in FEMA Special Flood Hazard Area Zone AE, coastal floodplain, with a base flood elevation of 11.0 feet. All five addresses we queried returned the same result. Lee County also places the community in Evacuation Zone A and its Coastal High Hazard Area, per queries run October 28, 2026.
Data updated: October 2026
We queried FEMA’s National Flood Hazard Layer at five real home addresses spread across the loop. Every point returned Zone AE, coastal floodplain subtype, base flood elevation 11.0 feet, Special Flood Hazard Area yes, on Lee County FIRM panel 12071C0577H, effective November 17, 2022.
Address | FEMA zone | Base flood elevation | USGS ground elevation at the point |
|---|---|---|---|
18276 Creekside Preserve Loop 202 | AE | 11.0 ft | 9.3 ft |
18316 Creekside Preserve Loop 102 | AE | 11.0 ft | 9.2 ft |
18312 Creekside Preserve Loop 202 | AE | 11.0 ft | 9.5 ft |
18276 Creekside Preserve Loop 201 | AE | 11.0 ft | 9.3 ft |
18265 Creekside Preserve Loop 202 | AE | 11.0 ft | 8.5 ft |
Source: FEMA National Flood Hazard Layer (flood hazard zones layer and FIRM panel layer) and USGS 3DEP Elevation Point Query Service, queried October 28, 2026. The two 18276 homes share one building point.
The ground values are natural ground at the point, in feet on the NAVD88 datum, not finished-floor elevations. Ground-floor homes and garages sit above grade by an amount we cannot state without the association’s elevation certificates. The five addresses span the loop from 18265 to 18316 and the buildings sit within about 0.3 mile of each other, so we treat the whole community as Zone AE, with each building’s flood insurance certificate as the authority.
Lee County’s evacuation layers place the community in Evacuation Zone A (storm surge zone 1), and a second county layer agrees. The community also falls inside Lee County’s “High hazard” Coastal High Hazard Area polygon (record edited January 8, 2026). In practice, Level A evacuation orders include Creekside Preserve, and Coastal High Hazard Area status affects density rules and public-shelter planning and is a fact lenders and insurers see. The point is not in the county’s Coastal Building Zone layer, so it is not under the barrier-island coastal building rules.
The association posts flood insurance certificates by building on its website for lenders, and owners should upload them yearly to avoid force-placed insurance. Look up any address on FEMA’s Map Service Center or Lee County’s find-your-zone tool before you make an offer.
The public record describes the regional storm surge near Creekside Preserve but not conditions inside the community. Hurricane Ian made landfall on September 28, 2022 as a Category 4 storm at Cayo Costa, and Lee County’s recovery filing reports surge of 8 to 12 feet above ground in Estero and Bonita Springs.
Data updated: October 2026
The National Hurricane Center’s report on Ian says the storm made landfall at Cayo Costa in Lee County as a Category 4 hurricane and produced catastrophic storm surge, with an analysis of 10 to 15 feet above ground level at the peak at Fort Myers Beach. Lee County’s Community Development Block Grant disaster recovery plan reports 8 to 12 feet above ground level in Estero, Bonita Beach and Bonita Springs and says surge traveled several miles inland. The Charlotte Harbor National Estuary Program describes sustained winds of 80 to 100 miles per hour combined with more than 12 feet of storm surge in the Estero Bay basin.
No county, state or association document we retrieved reports the water depth inside Creekside Preserve during Ian, so this page makes no claim about it. The same is true for Hurricanes Helene and Milton in 2024; Florida’s Department of Environmental Protection impact report covers the region, and we found no public record of a local effect on Creekside Preserve. Lee County’s 2018 South Fort Myers flooding assessment names Creekside Preserve on its observation map of South Fort Myers subdivisions, but the text we extracted does not show rankings for it, so we claim none.
Ask for the elevation certificates and flood insurance certificates for the building, the association’s insurance claims history and any special assessment history, and the roof age and repair records. The USGS Flood Event Viewer holds Ian high water marks you can look up near Estero Bay and Mullock Creek.
Insurance in Creekside Preserve has two layers: the association buys the master policy covering the buildings, with $181,000 for general and wind coverage and $230,000 for flood in the 2026 budget, and each owner buys an HO-6 condominium policy for contents, interior improvements and loss assessment. That split is why the assessment is higher than at a fee-simple community.
Data updated: October 2026
Section 718.111(11), Florida Statutes, governs a condominium association’s insurance duties. In Creekside Preserve the association pays the building’s general (wind) and flood premiums out of the assessment, which is about $612.33 per home per quarter for insurance in total. Owners with a mortgage can get a flood insurance certificate for their building from the association’s website.
An HO-6 policy covers what the master policy does not: personal property, upgrades inside the unit, liability and loss assessment if the association levies a special assessment after a covered loss. Quote one before you make an offer, since premiums depend on year built, coverage and carrier.
The uniform mitigation verification form under section 627.711, Florida Statutes, applies to an individual unit policy, and built-in features of the 2014 to 2018 construction can earn credits. Citizens Property Insurance Corporation is the insurer of last resort for condominium unit owners who cannot find coverage in the private market. The National Flood Insurance Program’s FloodSmart site explains unit-owner flood coverage. We did not retrieve the Community Rating System class for unincorporated Lee County, so check FEMA before you quote a discount.
Creekside Preserve addresses fall in Choice Zone Q of the School District of Lee County, per the district’s 2026-27 parcel-based school choice layer. Lee County uses choice zones with a proximity preference rather than one assigned school, so families rank schools in a lottery. The district lists five elementary schools for Zone Q.
Data updated: October 2026
The district’s Student Enrollment Plan for 2026-2027 lists Zone Q elementary schools as Bonita Springs, Pinewoods, San Carlos, Spring Creek and Three Oaks. The district also names Three Oaks, Pinewoods, San Carlos and Spring Creek Elementary among nearby schools. We did not retrieve the middle and high school assignment for Zone Q in text, so use the district’s zone lookup for your exact address.
Use the School District of Lee County’s school zone lookup and student enrollment page, and check the Florida Department of Education’s school grades for current ratings. We do not print ratings here because they change each year.
From Creekside Preserve the drive is about 22 minutes to Southwest Florida International Airport, 9 minutes to Coconut Point, 24 minutes to downtown Fort Myers and 26 minutes to Fort Myers Beach, in free-flow conditions. These are our own computed estimates, rough to plus or minus 20 percent, and season traffic on US 41 and Corkscrew Road runs slower.
Data updated: October 2026
Method: the open-source OSRM public routing engine, driving profile, free-flow with no traffic, from the community centroid (26.4729 north, 81.8384 west on the Lee parcel layer) to coordinates we looked up for each destination.
Destination | Road miles | Minutes, free-flow |
|---|---|---|
Southwest Florida International Airport | 12.4 | 22 |
I-75 Exit 123 (Corkscrew Road) | 5.4 | 10 |
Coconut Point, Estero | 5.0 | 9 |
Miromar Outlets | 5.0 | 9 |
Publix, Grand Bay Plaza (US 41 and Alico) | 3.5 | 9 |
Koreshan State Park | 3.9 | 8 |
Gulf Coast Town Center | 8.6 | 15 |
Gulf Coast Medical Center | 9.6 | 16 |
Lovers Key State Park | 8.3 | 16 |
Lee Health Coconut Point | 8.0 | 17 |
Lakes Park, Fort Myers | 6.8 | 12 |
Downtown Fort Myers (Centennial Park) | 13.4 | 24 |
Fort Myers Beach (Times Square) | 13.8 | 26 |
Barefoot Beach Preserve | 15.1 | 32 |
Source: OSRM public routing, computed October 28, 2026. Rounded to whole minutes.
Creekside Preserve sits inland of Estero Bay, so Gulf beaches are a 16 to 32 minute drive. Lee County sells an annual beach and park parking pass; the Welcome Packet lists it at $60, so verify the current price before you rely on it. Hospitals the association names are the Lee Health emergency department at Coconut Point, Gulf Coast Medical Center and MD Now Urgent Care on South Tamiami Trail in Estero.
Two Lee County road projects will change daily travel near Creekside Preserve: the Three Oaks Parkway extension to Daniels Parkway, scheduled to open Monday, November 2, 2026, and Phase 2 of the Corkscrew Road widening, which reported lane closures at Corkscrew and Alico Roads in a county update dated October 16, 2026.
Data updated: October 2026
Lee County’s October 19 release, as reported by WINK News, says the four-lane divided Three Oaks Parkway extension to Daniels Parkway opens November 2, 2026, completing the corridor as a north-south alternative to I-75. Sellers often ask whether it helps nearby values. We do not have a before-and-after sale record, so we do not claim an effect; we do tell buyers it shortens trips north toward Daniels Parkway.
The roughly $27 million project reported lane closures at Corkscrew Road and Alico Road in Lee County’s October 16, 2026 update. Completion dates differ by source: a September 7, 2026 county update expected the end of 2026, and a later Village of Estero post says late spring 2027. Plan around construction through at least the winter season.
The roll shows no new construction in Creekside Preserve after 2018. Zoning on the common land is RM-2 with a conservation and water-retention land use, and we found no change requests. We did not pull building permit history for the 42 buildings (re-roofing, repainting or storm repairs), so ask the association for roof age records. Lee County’s permit and plan lookup is public.
Creekside Preserve is a 168-home gated condominium with one association and a $280,000 county median; The Plantation is a gated Fort Myers golf community of about 1,830 mostly single-family homes in two associations with a $580,000 median. Choose Creekside Preserve for the lower price and a condominium, and The Plantation for golf and larger homes.
Data updated: October 2026
Both columns come from the Lee County Property Appraiser parcel layer queried October 28, 2026, using the same window: recorded improved sales from October 1, 2025 through July 21, 2026, the span of the Creekside county window. The Plantation here means its two halves, Somerset at The Plantation and Bridgetown at The Plantation, in ZIP 33913. Facts about The Plantation’s associations, golf club, community development district and flood zone come from our live The Plantation page, which cites Florida corporate records, the Arborwood CDD and FEMA.
Yardstick | Creekside Preserve | The Plantation |
|---|---|---|
Type | One condominium, 168 homes in 42 two-story buildings | Two associations: 1,603 single-family homes and 220 condominium units in our pull (the live page counts 1,834 on the October 4, 2026 roll) |
Years built | 2014 to 2018, median 2016 | 2006 to 2021, median 2014 (condominium units 2007 to 2018) |
Heated area | 1,227 to 1,525 sq ft, median 1,370 | 1,125 to 3,936 sq ft, median 2,062 (condominium units 1,509 to 2,582, median about 2,000) |
Recorded sales, October 1, 2025 to July 21, 2026 | 11 sales, median $280,000, from $250,000 to $310,000 | 97 sales, median $580,000, from $266,156 to $1,180,000 (13 condominium sales, median $445,000, from $325,000 to $520,000) |
Median price per sq ft, same window | $204 | $285 (condominium units $225) |
Association type | One condominium association; no community development district found | Two community associations, Somerset and Bridgetown, plus the Arborwood CDD line on the tax bill |
Fee | $1,555 a quarter in 2026, building insurance and flood included | Neither association publishes its assessment; the estoppel certificate states it. The Arborwood CDD line ranges $89.45 to $1,779.04 for FY 2026/2027 |
Golf | None | Private 18-hole course in Somerset |
FEMA flood zone | AE, base flood elevation 11.0 ft at 5 of 5 addresses | Zone X at all 42 points checked, per our live The Plantation page |
Gated | Yes | Yes |
Choose Creekside Preserve if your budget sits near $250,000 to $310,000, you want a gated low-rise condominium where the association insures the building and maintains the exterior, and you are comfortable with a mapped flood zone and the leasing limits. It suits a buyer who wants a smaller footprint, a garage and a pool without a golf membership. Weigh the 22.5 percent fall in the yearly median since 2023 as both a negotiating edge and a reason to price carefully if you sell.
Choose The Plantation if you want a larger home, a golf community and a Zone X flood map, and you can budget well above $445,000. Most Plantation homes are single-family, so the buyer pool and the price band are different. Expect to read two sets of association documents and the Arborwood CDD assessment, and ask the estoppel certificate for the fee because neither association publishes it.
These are different products. The Plantation’s lowest condominium sale in the window ($325,000) sits above Creekside Preserve’s highest ($310,000). If you are comparing a Creekside Preserve condominium with a Plantation condominium, the Plantation units are larger on average (a roll median near 2,000 square feet against 1,370) and cost about $165,000 more at the median in the window, and the flood map and golf are the trade.
Against two nearby Fort Myers communities we cover, Creekside Preserve is the smallest and newest: 168 condominium homes built from 2014 to 2018, against about 1,830 homes at The Plantation and 1,974 parcels across 23 neighborhoods at Three Oaks. It is also the only one of the three mapped Zone AE.
Data updated: October 2026
Yardstick | Creekside Preserve | The Plantation | Three Oaks |
|---|---|---|---|
What it is | Gated condominium, 168 homes | Gated golf community, two associations | Census-designated place in unincorporated Lee County, 23 named neighborhoods |
Size | 168 homes, 42 buildings | 1,823 residential parcels in our pull; 1,834 homes on the live page | 1,974 parcels |
Built | 2014 to 2018 | 2006 to 2021 | Median structure year 2009 (Census ACS 2020 to 2024) |
FEMA flood zone | AE at 5 of 5 addresses | X at 42 of 42 points checked | All 1,974 parcels in Zone X, per the live page |
Association | One condominium association | Two community associations plus the Arborwood CDD | No association at the place level; each of the 23 communities has its own |
Recent price, with basis | $280,000 median on 11 county sales, October 1, 2025 to July 21, 2026 | $580,000 median on 97 county sales, same window | $412,500 median on 83 MLS sales, 12 months to August 14, 2026, as published on our live Three Oaks page |
The Creekside and Plantation figures come from the Lee County Property Appraiser parcel layer queried October 28, 2026. The Three Oaks figure is a Southwest Florida MLS median scoped to the census-designated place, published on our live page, so it is a different basis from the county figures and is not a like-for-like comparison.
Creekside Preserve is the entry price of the three and the only one where the association insures the buildings. Our Three Oaks page describes a place that is fully built out for detached resale with 23 communities and no place-level association, and our The Plantation page covers the golf, CDD and two-association structure. Together with the Fort Myers guide, they show how a condominium in south Fort Myers differs from a detached-home neighborhood.
Creekside Preserve’s case is a gated, newer-construction condominium with a pool and a garage in a county price band that has run between $250,000 and $310,000 since October 2025, offset by a Zone AE flood map, an insurance-heavy $1,555 quarterly assessment and a leasing cap. Here are the facts on both sides.
Data updated: October 2026
Newer construction. Built 2014 to 2018 under the Florida Building Code, with a 40-year roof reserve life.
Price band. The county median since October 2025 is $280,000 and the lowest sale was $250,000.
The association insures the buildings, including flood, and handles exteriors, landscaping and the gate.
Amenities without a club. Heated pool, clubhouse, fitness center and a reservable pavilion with no membership fee.
A garage with every home, and end or corner placement per the developer.
Preserve and lake setting beside the Mullock Creek Preserve, with no CDD on the tax bill.
No age restriction, so the buyer pool includes families, seasonal owners and retirees.
Flood Zone AE. Base flood elevation is 11.0 feet, and the community is in Evacuation Zone A and the Coastal High Hazard Area.
Prices have fallen. The yearly median dropped 22.5 percent from 2023 to 2026 so far, and resale volume thinned.
Leasing limits. Four leases a year, a 30-day minimum and a one-year wait after purchase for buyers who closed after May 4, 2022 limit investor use.
A fee that is mostly insurance. About 39 percent of the operating budget goes to insurance, which can rise.
Open questions in the packet. The 2025 storm damage line, no stated capital contribution and no stated water and sewer line mean you should read the full disclosure package.
Beaches are a drive. Fort Myers Beach is about 26 minutes in free-flow and Barefoot Beach about 32.
No yard, no dock. Condominium living, with a lake that is not a boating lake.
Selling a Creekside Preserve condominium well means pricing it against the 11 county resales since October 2025, choosing between the two-bedroom ground-floor and three-bedroom upper-floor market, getting the association’s Sales Packet and estoppel certificate in order early, and answering the buyer’s flood, insurance and leasing questions before they ask.
If you’re searching for a Creekside Preserve listing agent, or thinking, “I need someone to sell my Creekside Preserve home…”, you are choosing between a team that reads the market from a portal and a team that reads it from the record. Jesse McGreevy and Marc Comisar price Creekside Preserve homes against the recorded sales, the association’s budget and the flood map, and they lead Domain Realty Group, the team that has closed over $2.5 billion in real estate.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Recent Creekside Preserve sales (Lee County recorded sales since October 2025): 11 resales, $3,111,250 in dollar volume and a $280,000 median, from $250,000 to $310,000. In the same window we tracked five two-bedroom sales at a $300,000 median and six three-bedroom sales at a $278,125 median. These are county records across all brokerages.
A buyer here is buying a condominium, so the first questions are the quarterly assessment, what it covers, the leasing rules and the flood map. Prepare the Sales Packet (the association’s own 2026 packet runs 36 pages), request the estoppel certificate early, and be ready to explain the AE flood zone with the building’s flood insurance certificate in hand. Because a buyer who closes after May 4, 2022 cannot lease for the first year, investors are a thinner pool than the buyer who wants to live here or winter here, and we market to that buyer. The two-bedroom ground-floor homes have sold at the top of the recent range ($300,000 median) and the three-bedroom upper-floor homes at a $278,125 median, so pricing starts with which product you own.
Start with a free Creekside Preserve home valuation built on the recorded sales above. For city-level pricing, costs and disclosure, read our Fort Myers home valuation guide.
(239) 898-6072, text or call. Jesse is among the Top 1% Real Estate Agents Nationally Since 2008, and he will tell you what your Creekside Preserve home is worth against the 11 county resales since October 2025. Read how we sell a home in Fort Myers on our sell my home in Fort Myers page.
Seller questions we hear most:
By product. The 5 two-bedroom ground-floor sales in the window had a $300,000 median and the 6 three-bedroom upper-floor sales a $278,125 median, so we price each against its own sales, not the blended $280,000.
The quarterly assessment ($1,555 in 2026), what it includes, the flood zone, whether they can lease, and whether the pet rules fit. Having the Sales Packet and the building’s flood insurance certificate ready answers four of those at once.
No. The county records the deed consideration, and the MLS records the reported closing price. They usually match, and when they do not we publish the deed figure and name the difference.
Once the Sales Packet is in hand and the estoppel certificate is ordered, a home can be photographed and listed within days. We schedule the paperwork first so the first showing is not waiting on a document.
No. Many Creekside Preserve owners live out of state; the roll shows 47 of 168 with an out-of-state mailing address. We handle showings, documents and closing remotely, and you can sign electronically.
Start with what a buyer’s inspector finds: the air conditioning, dryer vent cleaning records, the water heater and any interior items that are the owner’s responsibility. The association handles the exterior.
Jesse McGreevy and Marc Comisar lead McGreevy and Comisar of Domain Realty Group, serving Fort Myers, Estero, Bonita Springs and the rest of Southwest Florida. For a Creekside Preserve owner, that means a price built on the county’s recorded sales and a team that reads the condominium documents before the listing goes live. Read more about our team.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Jesse and Marc are top-reviewed Creekside Preserve realtors on Google, with five-star reviews in clients’ own words.
“I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end.” (Sloane Gelfman, verified Google review)
“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.” (Charlie Carroll, verified Google review)
“Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” (Raoul Grossi, verified Google review)
Selling in Creekside Preserve? Call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873. Top 1% Real Estate Agents Nationally Since 2008, with the Lee County record and the association’s papers read before we price.
Creekside Preserve buyers ask the same questions about the fee, the flood map, the rules and the price. The answers below come from the association’s own documents, the Lee County record and FEMA, as of October 2026. The recorded Declaration governs anything a summary does not cover.
Creekside Preserve is a gated condominium of 168 two-story carriage homes in 42 buildings on Creekside Preserve Loop, built from 2014 to 2018 by D.R. Horton beside the Mullock Creek Preserve. It has a clubhouse, heated pool and fitness center, and its association is Creekside Preserve Condominium Association, Inc.
It is a condominium under Florida’s chapter 718. Owners own the unit, and the association owns and insures the buildings under a master policy. The county roll carries 168 condominium homes and two common-element parcels, not platted single-family lots.
D.R. Horton built Creekside Preserve. The Real Deal reported the builder marketing a limited number of lots in 2015, and Livabl’s new-home registry lists the community as sold out at 168 homes. The county roll shows builder closings from 2014 through 2018.
The buildings were completed from 2014 to 2018. The Lee County roll counts 24 homes built in 2014, 52 in 2015, 44 in 2016, 40 in 2017 and 8 in 2018, with a median year built of 2016.
There are 168 condominium homes in 42 buildings, with two homes on each of two floors per building: 84 two-bedroom and 84 three-bedroom homes. The county also carries two common-element parcels, including the clubhouse, for 170 parcels in total.
Yes. There is a vehicle gate with a guest call box and key fobs, and a pedestrian gate also provides access. A gate key fob costs $25, according to the association’s Welcome Packet.
The 2026 assessment is $1,555.00 per home per quarter, or $6,220.00 a year, due January, April, July and October. That is $30 a quarter above the $1,525.00 charged in 2025, an increase of about 2.0 percent.
The association’s FAQ and budget lines show building insurance including flood, exterior and common landscaping, exterior pest control and termite bait, reserves for painting and roofs, the pool and clubhouse, the gate, lake and fountain, street lighting, irrigation and exterior maintenance. Water and sewer are not budget lines in the packet, so confirm them with the association.
About 39 percent of the operating budget. The 2026 budget carries $181,000 for general (wind) insurance and $230,000 for flood, which with a small appraisal line totals about $411,485, or roughly $612.33 per home per quarter.
Yes. The association lists a heated swimming pool, a clubhouse, a fitness center and restrooms, open to residents and guests with a $25 RFID key card. The pool closes at dusk, and the clubhouse and pavilion can be reserved for private events.
Zone AE, coastal floodplain, with a base flood elevation of 11.0 feet. We queried five addresses on October 28, 2026 and all five returned the same zone on FIRM panel 12071C0577H, effective November 17, 2022.
Yes. Lee County’s evacuation layer places the community in Zone A, storm surge zone 1, and a second county layer agrees. It also sits inside the county’s Coastal High Hazard Area polygon.
This page makes no claim about it. No county, state or association document we retrieved reports the water depth inside the community. The documented facts are regional: surge of 8 to 12 feet above ground in the Estero and Bonita Springs area. Ask for the elevation certificates and claims history.
Lenders on federally backed loans require flood coverage for buildings in a Special Flood Hazard Area, and Zone AE is one. In Creekside Preserve the association buys the flood policy for the buildings ($230,000 in the 2026 budget) and posts certificates by building. Ask your lender how it treats contents coverage.
Yes. The 2026 budget has a flood insurance line of $230,000, about $342.26 per home per quarter, next to $181,000 of general and wind insurance. Owners with a mortgage can get a certificate for their building from the association’s website.
Yes, in practice. The master policy covers the buildings, and an HO-6 policy covers your contents, interior upgrades, liability and loss assessment. Lenders usually require proof of one at closing, and the association requires liability insurance for pets.
Yes, within limits. You may lease the entire home after written Board approval, for at least 30 days, up to four leases in a calendar year except renewals, with no subletting. The lease application is $150 plus a $50 background check per applicant over 18.
A purchaser who closed after May 4, 2022 may not lease for one year from purchase, according to the association’s rules summarized in its Sales Packet. Confirm the exact Declaration language in your disclosure package.
No more than four leases in a calendar year except renewals. The lease packet is due at least 30 days before the start, and the Board decides within 20 days or approval is deemed.
Yes, up to two domestic animals per home (dogs, cats or common household pets), registered with the association and leashed outside. Reptiles, rodents, amphibians, exotic birds, poultry and livestock are not permitted, and pets are not allowed in the clubhouse, pavilion or pool area.
60 pounds each. Dogs over 60 pounds that existed when the rule was adopted are grandfathered. Pet registration is $5 per dog.
No. The association’s FAQ says units are to be used only as residences, and its website describes the community as welcoming to people of all ages. We found no age restriction in its public documents.
Not under the association’s leasing policy as we read it. The minimum lease is 30 days, so nightly and weekly rentals are outside the policy. The Declaration governs, so confirm before you buy for that purpose.
The county roll shows two-bedroom, two-bath homes of 1,227 square feet (three of 1,247) and three-bedroom, two-bath homes of 1,493 square feet (eight of 1,525). D.R. Horton marketed the Capri at 1,402 square feet and the Ravello at 1,661, which include lanai and garage area, so use the roll for as-built heated size.
D.R. Horton said at the 2015 launch that each carriage home is an end or corner unit, and the county roll flags a garage on all 168 homes. Each garage is a one-car garage.
On the roll, the 101 and 102 homes are two-bedroom, one-story ground-floor units of about 1,227 square feet, and the 201 and 202 homes are three-bedroom, two-story upper-floor units of about 1,493 square feet. The ground-floor homes sold at a $300,000 median in the last county window and the upper-floor homes at $278,125.
Since October 2025 the Lee County record shows 11 resales at a $280,000 median, from $250,000 to $310,000. Two later recorded sales, on September 24 and 28, 2026, were $255,000 and $268,000.
The median across the 11 county sales since October 2025 is $204 per square foot, from $174 to $252. By calendar year, the county median was $270 in 2023, $251 in 2024 and $244 in 2025, and $185 for 2026 through September 28.
Fort Myers Beach (Times Square) is about 13.8 road miles and 26 minutes in free-flow, Lovers Key State Park about 8.3 miles and 16 minutes, and Barefoot Beach Preserve about 15.1 miles and 32 minutes, by our October 2026 routing estimate.
About 12.4 road miles and 22 minutes in free-flow conditions, by our October 2026 routing estimate. Season traffic on US 41 can add time.
Creekside Preserve is in Choice Zone Q of the School District of Lee County, whose 2026-27 elementary choices are Bonita Springs, Pinewoods, San Carlos, Spring Creek and Three Oaks. Lee County uses a choice lottery with proximity preference, so use the district’s zone lookup for your address.
It is protected conservation land in Lee County’s Conservation 20/20 program that adjoins the community. Florida’s management plan for Estero Bay Preserve State Park notes that the park includes land donated as Mullock Creek Preserve, primarily tidally influenced wetlands.
Pegasus Property Management of Bonita Springs, with a Board of Directors elected by owners every April. The association lists Pegasus’s resident portal for owner registration, and quarterly Board meetings allow residents to ask questions.
The public Sales Packet does not report a current special assessment, and we do not know of one. Its 2025 column shows a $886,147.97 storm damage expense against $511,698.29 of insurance claim income, so ask the association for its assessment history and claim file before you close.
The 2026 packet shows a $768,470 pooled reserve balance and a $118,500 annual contribution rising about 3 percent a year, against a $2,132,415 roof component with 27 years remaining and a $265,200 exterior paint item due in 2026. Whether that is enough is a judgment for your own review of the full reserve schedule.
The reserve schedule puts exterior painting on a 7-year cycle with the next item due in 2026 at $265,200, and roof replacement on a 40-year life with 27 years remaining as of December 31, 2025. Ask the association for roof age and repair records.
By its terms, the structural integrity reserve study and milestone inspection requirements apply to buildings of three or more stories, and Creekside Preserve’s 42 buildings are two stories. Buyers still receive the condominium disclosure documents under sections 718.503 and 718.504.
The Lee County roll carries a Fort Myers mailing city and places the land in unincorporated Lee County, served by the San Carlos Fire Protection and Rescue Service District.
We do not publish a millage rate here because it varies by taxing district and year. The 2025 county just value of homes runs from $203,065 to $242,151, and the Lee County Tax Collector’s bill for a specific address is the authority.
Yes, if it is your permanent residence on January 1. Apply through the Lee County Property Appraiser. The roll shows a homestead exemption on 92 of 168 homes.
Yes. Shutters and windows must be approved by the association, shutters come down within two weeks of power restoration, and a home vacant June 1 to November 30 may keep accordion, roll-down or bolted steel shutters closed.
With approval. A 240-volt circuit or EV outlet in the garage needs an Architectural Review Committee form approved first.
There are four guest lots. Residents may use them by day for up to 7 hours after 6 a.m., overnight guests need a yellow hangtag, and a guest-lot vehicle unmoved for more than 10 days counts as stored.
Creekside Preserve is the one we can document: 9 of its 11 county resales since October 2025 were at or below $300,000, and Coconut Point is about 9 minutes away. Which community is best depends on your priorities, so ask us to compare it with others using the same record.
On the same Lee County record, The Plantation’s condominium units are larger (a roll median near 2,000 square feet) and sold at a $445,000 median in the same window, in Zone X. See the comparison above for the full table.
At Creekside Preserve the pros are newer construction, an association that insures the buildings, a pool and a garage, and a price band under $310,000. The cons are the AE flood zone, an insurance-heavy $1,555 quarterly fee and leasing limits. The pros and cons section above details each.
Creekside Preserve’s county median has fallen from $346,000 in 2023 to $268,000 for 2026 through September 28, and sales are thinner, which gives buyers room to negotiate. Whether it is a good time depends on your horizon and insurance quote; call Marc at (239) 287-5873 and we will walk through it.
Your lender’s Loan Estimate and closing disclosure itemize them: lender fees, appraisal, inspection, insurance (HO-6 and any flood), prepaid assessments and title charges. In Lee County the seller customarily pays the owner’s title policy, but the contract controls.
Creekside Preserve sellers need the right documents, a price built on the two products, and honest answers about flood and insurance. The answers below reflect the Lee County record, the association’s 2026 Sales Packet and Florida law as of October 2026. Call Jesse at (239) 898-6072 for a valuation.
Against the Lee County record: two-bedroom ground-floor homes sold at a $300,000 median since October 2025, and three-bedroom upper-floor homes at $278,125, within a $250,000 to $310,000 range. Condition, view and floor matter, so request a valuation for your home.
The last county window shows 11 resales from $250,000 to $310,000, a $280,000 median. Two later recorded sales, on September 24 and 28, 2026, were $255,000 and $268,000.
The record shows the median at $345,000 in 2022 and $346,000 in 2023, then $340,000 in 2024, $300,000 in 2025 and $268,000 for 2026 through September 28. We can document the decline but not a single cause; condominium insurance and fee increases across Florida are widely discussed, and buyers here weigh a $1,555 quarterly assessment that is about 39 percent insurance.
County recorded sales do not carry days on market, so we do not quote a figure here. Pricing against the sales above is the strongest lever, and we plan the documents so the first showing is not waiting on paperwork.
The Sales Packet does not say the Board must approve a purchaser, and we do not claim a right of first refusal. The recorded Declaration governs. A buyer who intends to lease needs Board approval of the lease and, if they closed after May 4, 2022, must wait a year.
The Sales Packet (the association’s 2026 packet is 36 pages), the Declaration and rules, the current budget, an estoppel certificate stating what your home owes, the building’s flood insurance certificate, and the disclosure documents under Florida Statutes sections 718.503 and 718.504.
It is the association’s published “Forms, Sales Packet 2026 rev 1.4,” updated June 24, 2026, with the FAQ sheet, budget and reserve schedule, available on the association website. Request individual certificates through the association’s manager, Pegasus Property Management.
Florida law caps what an association or manager may charge for an estoppel certificate and sets the time to deliver it (section 718.116, Florida Statutes). Ask Pegasus for the current fee, and order early because the certificate states your assessment balance.
The contract says who pays, so check your purchase contract; in practice the seller usually orders it as part of the sale. We confirm the allocation in the contract before the order goes in.
Disclose what you know that materially affects value and is not readily observable, which includes known flooding or water intrusion, and give the buyer the building’s flood zone and insurance certificate. Creekside Preserve is in Zone AE, which is public, but your own history is yours to disclose. We prepare the disclosure with you.
If your home had storm damage, repairs or an insurance claim, you should disclose what you know that materially affects value, and keep the repair records and permits. This page makes no claim about any specific building. Talk to your attorney or Jesse about what applies to your home.
We cannot isolate it from sales alone, because every Creekside Preserve home is in the same zone. What it changes is the buyer’s process: lenders require flood coverage, buyers ask for elevation and insurance certificates, and the association’s $230,000 flood premium is part of the assessment.
The association carries the building coverage ($181,000 general and wind, $230,000 flood in the 2026 budget), so a buyer needs an HO-6 policy and any contents flood coverage. Quote HO-6 coverage early; we suggest buyers do it before the inspection period ends.
The roll shows 47 of 168 homes with an out-of-state mailing address and 92 with a homestead exemption. The one-year no-lease rule applies to buyers who closed after May 4, 2022, and the four-lease annual cap limits investor strategies, so the buyer pool leans toward people who live here or winter here.
Not for the first year if the buyer closed after May 4, 2022 under the association’s rule, and any lease needs Board approval and a 30-day minimum term. The Declaration governs, so we ask the association to confirm the current rule.
We cannot show that the construction changes the price, and completion dates differ by source: the end of 2026 in a county update and late spring 2027 in a Village of Estero post. Waiting costs another year of fees, so most sellers list and let the buyer weigh the construction against the completed Three Oaks Parkway extension.
Lee County says the extension to Daniels Parkway opens November 2, 2026. We have no before-and-after Creekside Preserve sales, so we do not claim a price effect; it does give buyers a north-south alternative to I-75.
Price each against its own sales. In the county window the three-bedroom upper-floor homes sold at a $278,125 median ($260,000 to $310,000) and the two-bedroom ground-floor homes at $300,000 ($250,000 to $310,000), though per square foot the two-bedrooms were higher.
Interior condition, air conditioning service records, a clean dryer vent with the annual cleaning on file and updated kitchens and baths. The association handles the exterior, so interior presentation and paperwork are your levers.
Service the air conditioning, clean the dryer vent and keep the receipt, check the water heater and plumbing, and confirm any shutter or EV changes had association approval. The inspector reviews the unit’s systems, not the building envelope the association maintains.
The assessment is due January, April, July and October, and the contract and closing statement prorate it between buyer and seller. The estoppel certificate states what is paid and owed through closing.
Not to sell. The association posts flood insurance certificates by building, and a buyer or lender may ask for an elevation certificate. If the association has one, we include it in the listing file.
Section 718.503 gives a buyer of a resale condominium a short window to cancel after receiving the association documents, and a longer one for a developer sale; the statute and your contract fix the exact days. That is why we deliver the documents at contract.
For a community with out-of-state owners, winter season brings visiting buyers, so many sellers aim to be live by late fall. We time the listing to your move, the documents and the pricing, not to a calendar.
Typical seller costs include the owner’s title policy (customarily the seller’s in Lee County), documentary stamps on the deed, prorated assessments and taxes, the estoppel fee, and negotiated compensation. Your net sheet is a specific document, not a percentage rule.
You can, within the rules: Board approval, a 30-day minimum, four leases a year, and no lease in the first year after a post-May 4, 2022 purchase. A 3-bedroom was advertised at $2,500 a month on one portal in October 2026, a single dated data point and not a rental record. Compare it with the $1,555 quarterly fee.
Yes. We handle showings, documents and closing remotely, and sign electronically. The estoppel certificate, flood certificate and Sales Packet are requested from Pegasus on your behalf.
Capital gains is a federal tax question that depends on your basis, your holding period and whether it was your primary residence. Ask your tax adviser before listing, and we will give you the recorded sales history to work from.
Call Jesse at (239) 898-6072. McGreevy and Comisar read the association’s packet, the leasing rules and the county record before pricing, and Top 1% Real Estate Agents Nationally Since 2008 means a team with the local track record to back it.
A 1031 exchange is a federal tax deferral for investment property that requires a qualified intermediary before closing and strict identification and closing deadlines. It applies to investment units, not a primary residence. Work with a tax adviser and tell us early so the contract allows it.
A special assessment is a charge the association levies on owners beyond the regular assessment, for example after an uninsured loss. The estoppel certificate reports what the home owes, and buyers will ask about any special assessment. Request the association’s assessment history and claim file before listing so you can answer.
Price it against recorded sales, order the Sales Packet and estoppel certificate, list it, negotiate, and deliver the association documents so the buyer’s review period can run. Then the inspection, appraisal and financing follow, and you close. In Lee County the seller customarily pays the owner’s title policy, and the contract controls.
These are the original Creekside Preserve records we read, each linked at the office or association that issues it: the association’s own 2026 packets, the county flood study for south Fort Myers, the school enrollment plan, the official storm reports and the state plan for the preserve next door.
# | Document | Issuer | What it shows |
|---|---|---|---|
1 | Creekside Preserve Condominium Association | The 36-page packet a buyer and seller work from: the assessment, the approval steps and the rules | |
2 | Creekside Preserve Condominium Association | Day-to-day rules, amenities and who to contact | |
3 | Lee County Natural Resources | The county’s 2018 study of flooding in the south Fort Myers basins | |
4 | School District of Lee County | How school assignment works for a Creekside Preserve address | |
5 | National Hurricane Center | The official storm report for the 2022 landfall | |
6 | Florida Department of Environmental Protection | What the 2024 storms did to the Southwest Florida coast | |
7 | Florida Department of Environmental Protection | The state plan for the preserve land south and west of the community |
Every source below was read for this Creekside Preserve page on October 28, 2026 unless a document date is given. They are public records, statutes, government pages and the association’s own published documents. The Lee County sales analysis and the drive-time estimates are our own computations from them.
Lee County Property Appraiser, public site, Lee County, accessed October 28, 2026
Lee County Property Appraiser, apply for homestead, Lee County, accessed October 28, 2026
Lee County Clerk of Court, official records search, Lee County Clerk, accessed October 28, 2026
Creekside Preserve Condominium Association, home page, creeksidecondo.org, updated June 24, 2026
Creekside Preserve Condominium Association, Resident’s Welcome Packet rev 3.0, updated June 24, 2026
Creekside Preserve Condominium Association, leasing policy, document dated May 4, 2022
Florida Division of Corporations, 2019 annual report (N13000011281), Sunbiz, 2019
Pegasus Property Management, portfolio, accessed October 28, 2026
The Real Deal, “D.R. Horton marketing lots at Fort Myers community,” November 7, 2015
The Real Deal, “D.R. Horton starts pre-selling Fort Myers community,” October 3, 2015
Livabl, Creekside Preserve new-home registry, accessed October 28, 2026
Lee County, Land Development Code (RM-2 district), Municode, accessed October 28, 2026
San Carlos Fire Protection and Rescue Service District, accessed October 28, 2026
FEMA, National Flood Hazard Layer overview, accessed October 28, 2026
U.S. Geological Survey, 3DEP Elevation Point Query Service, queried October 28, 2026
Lee County GIS, evacuation zones layer, queried October 28, 2026
Lee County GIS, new evacuation zones layer, queried October 28, 2026
Lee County Emergency Management, Zone A evacuation map (PDF), accessed October 28, 2026
Lee County GIS, Coastal High Hazard Area layer, queried October 28, 2026
Lee County, find your evacuation zone application, accessed October 28, 2026
Lee County Natural Resources and Johnson Engineering, South Fort Myers Flooding Assessment, 2018
Florida Division of Emergency Management, accessed October 28, 2026
National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (AL092022), NOAA
National Hurricane Center, Tropical Cyclone Report archive, NOAA, accessed October 28, 2026
Lee County, CDBG-DR Action Plan draft Amendment 6, May 20, 2025
Florida Climate Center, Florida State University, Hurricane Ian report
Florida Office of Insurance Regulation, accessed October 28, 2026
Citizens Property Insurance Corporation, accessed October 28, 2026
FEMA, National Flood Insurance Program, FloodSmart, accessed October 28, 2026
Florida Building Commission, Florida Building Code, accessed October 28, 2026
School District of Lee County, Student Enrollment Plan 2026-2027
School District of Lee County, student enrollment, accessed October 28, 2026
School District of Lee County, school zone lookup, accessed October 28, 2026
Florida Department of Education, school grades, accessed October 28, 2026
Lee County Development Services, Accela permit and plan lookup, accessed October 28, 2026
WINK News, “Three Oaks Parkway extension to open Nov. 2 in Lee County,” October 2026
Lee County, Three Oaks Parkway extension project site, accessed October 28, 2026
Lee County, Corkscrew Road widening project site, accessed October 28, 2026
Village of Estero, Corkscrew Road widening Phase 2 update from Lee County, October 16, 2026
Village of Estero, Corkscrew Road widening Phase 2 update from Lee County, September 7, 2026
Lee County Department of Transportation, Roadwatch report, October 1 to 7, 2026
Florida State Parks, Estero Bay Preserve State Park, accessed October 28, 2026
Florida Department of Environmental Protection, Estero Bay Preserve State Park management plan, 2004
Florida State Parks, Koreshan State Park, accessed October 28, 2026
Florida State Parks, Lovers Key State Park, accessed October 28, 2026
OSRM public routing service, driving profile, computed October 28, 2026
Edison and Ford Winter Estates, Fort Myers, accessed October 28, 2026
County sales data from the Lee County Property Appraiser, pulled October 2026. McGreevy and Comisar, Best Realtor for Creekside Preserve. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
