Estates at Estero River

Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty

Estates at Estero River is a 94-home single-family community in Estero, Florida. Estates at Estero River sits beside the Estero River, but no home lot reaches the water: a conservation strip owned as common land runs the full north edge, and the association lists a canoe and kayak launch for residents. The community is off Sandy Lane, north of Corkscrew Road, was built 2004 to 2006, and is about 5 minutes from I-75 at Corkscrew Road (free-flow, no traffic, OpenStreetMap OSRM, measured October 14 and 15, 2026 from five points inside the community).

McGreevy and Comisar are the team Estates at Estero River sellers call first: Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. If you are buying, the same public record that tells a seller what to expect tells you what you are really signing up for: how the river edge differs from the interior streets, which lots touch a mapped flood zone, and which documents state the fees the association does not publish. We read the recorded resolutions, the county roll, the flood map, the school district lookup and the Southwest Florida MLS so you do not have to, and our comparison of the best real estate agents in Estero shows how local agents stack up on the public record.

This page is long on purpose. Every figure carries the window or the date it comes from, and every gap in the public record is named instead of papered over. Use the Table of Contents to jump to the part you need.

Why McGreevy and Comisar Are the Best Realtor for Estates at Estero River

McGreevy and Comisar are the best realtor for Estates at Estero River because we pair the number one team track record in Southwest Florida with command of what decides value here: home size, the 29-home river-edge row versus the interior lots, and each home's flood paperwork, all inside one association. Sell or buy, that knowledge moves money.

Recent Estates at Estero River track record (Southwest Florida MLS, 60 months to September 29, 2026, the first window with 10 or more closings): 23 homes sold · $680,000 median sold price · 56 median days on market · 97.4 percent median sale-to-list ratio · highest-priced sold: $858,000. Those are the market-wide numbers for the community, not a count of any one firm's sales. A 2,000 to 2,500 square foot two-story and a 3,500 square foot home on the river-edge row are different markets inside one entrance, and each is priced against its own closed sales rather than against a community-wide average. In the last 12 months we tracked 4 Estates at Estero River closings, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.

For Estates at Estero River sellers: premium marketing, cinematic video, drone, professional photography, a qualified-buyer database, discretion and off-market capability when needed. It also takes knowing the specifics that out-of-area agents miss, and there are several here: an association that does not publish its dues, so the estoppel certificate has to state them; a flood map that reads Zone X at five sample points while 63 of the 94 home lots touch Zone AE or the regulatory floodway somewhere on the parcel; and a river that runs beside the community without touching any lot.

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 Estates at Estero River home? Get a free home valuation in 60 seconds at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072 · [email protected] (confidential conversations welcome).

Read our dedicated seller guide for Estates at Estero River for pricing, marketing, costs and disclosure, or the home valuation guide for Estates at Estero River for how a number for one home is built.

Buying a home in Estates at Estero River? Call Marc at (239) 287-5873 for a personalized buyer consultation, including the flood paperwork for the specific lot, the documents that state the fees and the school zones before you fall in love with the wrong listing. Read how we represent buyers in Estero.

Read our dedicated buyer guide for Estates at Estero River for the monthly cost, closing costs, flood paperwork and association documents in one place.

Key Takeaways

Estates at Estero River is a 94-home single-family community on one street in the Village of Estero, built 2004 to 2006 beside the Estero River. These eight facts are the spine of everything below, and each one is expanded, sourced and cited in its own section.

• 94 single-family homes on one street, inside the Village of Estero. The street is Estero River Cir, the homes were built 2004 to 2006, and the county roll lists 99 parcels: 94 homes and 5 common parcels.
• The market in one line, Southwest Florida MLS, 60 months to September 29, 2026. 23 closings, a $680,000 median, 97.4 percent of list price and 56 median days on market.
• Lee County recorded sales, the 60 months to August 21, 2026. 25 sales, a $665,000 median, and every one of them a resale.
• Beside the Estero River, but no lot reaches the water. A conservation strip runs the north edge, and the association lists a canoe and kayak launch.
• FEMA reads Zone X at all five sample points, yet 63 of 94 lots touch Zone AE or the floodway. The overlap is concentrated in the 29-home river-edge row.
• One association, no community development district, dues not published. The estoppel certificate states the assessment.
• School choice zones Q, GG and South Sub-zone 2. The nearest emergency department is about 8 minutes away, free-flow.
• Summercrest, 153 Toll Brothers townhomes, is being built along the south line. An 8-foot wall faces Estates at Estero River.

Table of Contents

Estates at Estero River is a 94-home community, and this page covers the market, the history, the money, the river, the flood record and the neighborhood around it. Each group below jumps to its sections, and the last group holds the questions buyers and sellers ask most.

The Basics: What Is It Like to Live in Estates at Estero River? · Is Estates at Estero River on the Water? · What Is the Estates at Estero River Real Estate Market Doing? · How Many Homes Are in Estates at Estero River?

History and Governance: How Did Estates at Estero River Come to Be? · What Does the Estates at Estero River Planned Development Allow? · Is Estates at Estero River in the Village of Estero? · Who Governs Estates at Estero River?

The Money: What Are the HOA Fees in Estates at Estero River? · What Are Property Taxes in Estates at Estero River?

Homes, River and Rules: What Are the Homes in Estates at Estero River Like? · Which Homes Sit Along the Estero River? · Can You Kayak or Boat From Estates at Estero River? · What Does Estates at Estero River Not Have? · What Rules Should Buyers Know Before Buying in Estates at Estero River?

Flood, Storm and Insurance: Is Estates at Estero River in a Flood Zone? · What Is Estates at Estero River's Hurricane and Evacuation Picture? · How Does Insurance Work for Estates at Estero River Homes?

Schools, Health and Getting Around: Which Schools Serve Estates at Estero River? · Where Is the Nearest Hospital and Emergency Care? · How Long Are the Drives From Estates at Estero River?

Around the Community: What Is Being Built Next to Estates at Estero River? · What Is There to Do Near Estates at Estero River?

Deciding: Estates at Estero River vs Colonial Oaks: Which Estero Community Fits You? · Why Buy in Estates at Estero River: Honest Pros and Cons?

Selling and Working With Us: Thinking of Selling Your Estates at Estero River Home? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts

Questions, Documents and Sources: Frequently Asked Questions: Buyer Edition · Frequently Asked Questions: Seller Edition · Downloadable Documents · Sources and Authoritative References

What Is It Like to Live in Estates at Estero River?

Living in Estates at Estero River means a 94-home single-family community on one street, Estero River Cir, off Sandy Lane in the Village of Estero. The homes were built 2004 to 2006, most are two-story, and a conservation strip lines the river on the north edge, with one association behind the common areas.

Where Estates at Estero River sits

Estates at Estero River is off Sandy Lane, north of Corkscrew Road and east of US 41, along the south side of the Estero River. Its ZIP code is 33928, and the Lee County Property Appraiser roll lists all 99 of its parcels with the Village of Estero municipal code. The only road in and out is Estero River Cir to Sandy Lane, then south on Sandy Lane to Corkscrew Road.

From five points inside the community, I-75 at Corkscrew Road (Exit 123) is 4.5 to 5.6 minutes and 2.0 to 2.3 road miles away, and Estero River Outfitters, a paddle rental business at the US 41 bridge, is 2.3 to 3.5 minutes and 0.9 to 1.2 road miles away. Those drive times are free-flow, no traffic (OpenStreetMap OSRM), measured October 14 and 15, 2026 from five points inside the community, so real traffic will add time. The Estero hub places the community among the other Estero neighborhoods we cover.

The homes in one paragraph

The county roll lists 94 single-family homes, 80 of them two-story and 14 one-story, with a median of 2,927.5 square feet of heated area and a range of 1,796 to 3,638. By the roll's bedroom count, 13 homes have 3 bedrooms, 61 have 4 and 20 have 5; the roll can count a den as a bedroom. All 94 homes have a garage, 72 of the 94 carry a private pool, and the median lot is 0.172 acre. By earliest building year on the roll, 21 homes date from 2004, 46 from 2005 and 27 from 2006, and the county's address history for the street begins February 18, 2004.

What daily life is built around: the river edge, the preserve strip and one quiet street

Daily life in Estates at Estero River is built around one street and a river edge that nobody builds on. Tract C, a 3.224 acre conservation and buffer tract, runs the full north side between the homes and the Estero River. The association's own website lists a gated entrance, a canoe and kayak launch, and a picnic area and gazebo. Beyond the entrance, Koreshan State Park is 6.0 to 7.2 minutes away and the Estero Recreation Center, a Lee County park, is 4.1 to 5.3 minutes away, both free-flow with no traffic.

What Estates at Estero River is not

Estates at Estero River has no golf course, clubhouse, community pool, tennis or pickleball court, marina or boat slip. None appears on the recorded plat, the county roll or the association's own website, and the roll shows no recreation parcel among the five common parcels. The pools in the community are private: 72 of the 94 homes have one. A buyer who wants a club, a golf membership or a marina berth is looking at a different kind of community, and the neighbors section of this page describes Pelican Sound, a golf community downstream on the same river, for comparison.

Who manages it and how you reach the paperwork

The Estates at Estero River Community Association is managed by NextGen Community Management, LLC, which runs a CINC WebAxis owner portal; the association's website links the portal and a resident-created Facebook group (read October 15, 2026). The paperwork that matters in a sale is the estoppel certificate, which Florida law (F.S. 720.30851) requires an association to deliver within 10 business days of a request, and the Declaration of Covenants, which holds the leasing, pet, vehicle and architectural rules. Owners may inspect official records within 10 business days of a written request under F.S. 720.303. Neither the dues nor the rules are published on the association's site, so those two documents are the route to every fee and rule question on this page.

Is Estates at Estero River on the Water?

Estates at Estero River sits beside the Estero River, but no home lot reaches the water. A conservation strip, Tract C at 3.224 acres, runs the full north edge as common land, and the association lists a canoe and kayak launch for residents. The county roll shows no dock or seawall on any of the 94 homes.

The one-sentence answer

Estates at Estero River sits beside the Estero River, but no home lot reaches the water: a conservation strip owned as common land runs the full north edge, and the association lists a canoe and kayak launch for residents. Everything below explains where that sentence comes from, so a buyer or seller can repeat it accurately and check it against the record.

What the Property Appraiser's "river" code means

The Lee County Property Appraiser assigns each lot a land-use code, and 21 of the 94 home lots carry the code for a river lot. The full split on the roll is 64 standard lots, 21 river lots, 2 canal lots, 1 creek lot and 6 drainage ditch lots. That code is a land-value label the appraiser uses when setting assessed value. It is not deeded frontage, and it is not a dock right. A listing that calls a home a river lot may be quoting the roll, and the lot still stops at a conservation tract before the bank.

The conservation strip between the homes and the river

The strip is Tract C, 3.224 acres, running along the full north side of the community. It was shaped by the county's 2001 resolution Z-00-077 for the planned development, which required a preserve along the north side at least 25 feet wide from the top of the river bank, and at least 50 feet in total in the stretch directly south of The Groves, dedicated to Lee County as conservation easements. The resolution also kept lot lines out of any easement, and the only uses it allows inside are an earthen berm, gopher tortoise relocation and management, and a single controlled access point to the Estero River. The resolution is a public county document. The recorded easement instrument itself was not read for this page and sits in the Lee County Clerk's official records.

The resident canoe and kayak launch

The association's own website lists a canoe and kayak launch among its amenities, along with a picnic area and gazebo. The 2001 resolution separately allows a single controlled access point to the river. No document read for this page ties the two together, so this page does not say the launch is that access point. The launch's location, rules and any fees are not published; they sit in the association's rules.

Docks and seawalls: none on the record

The county roll lists no dock or seawall on any of the 94 homes, and the river edge is a conservation tract, not part of any lot. The zoning conditions limit what may happen inside the easement. This page offers no legal opinion on dock rights, and a buyer who hopes to build one should start with the recorded plat, the conservation easement and the Declaration, not with a listing description.

Estates at Estero River versus Estero River Heights

Estero River Heights is a separate, older subdivision (Plat Book 10, page 15) and is excluded from every count on this page. Marshalls Estero River Groves (Plat Book 12, page 131) is another separate subdivision. Kristen Woods and Estero River Estates are history names for the land that became Estates at Estero River, and the recorded plat is titled "The Estates at Estero River." A search for homes beside the Estero River can return all of these, and only the last is this community.

What Is the Estates at Estero River Real Estate Market Doing?

Data updated: October 2026. Estates at Estero River's MLS record for the 60 months to September 29, 2026 shows 23 closings, a $680,000 median, 97.4 percent of list price and 56 median days on market. Lee County's recorded sales for the 60 months to August 21, 2026 show 25 sales and a $665,000 median. The two sources are never merged.

The MLS lead window: 60 months

Sixty months is the first Southwest Florida MLS window with 10 or more closings for Estates at Estero River, so it is the only window where a median is honest. Shorter windows hold 3 to 8 closings, and this page prints their counts and ranges, never a median. The saved MLS pull is dated September 29, 2026, covers the development labeled Estates at Estero River in Estero, excludes Estero River Heights, and measures sold-to-list as sold price over final list price.

The 60-month row also carries a median of $233 per square foot of MLS living area. Of the 23 closings, 3 were 3-bedroom homes, 7 were 4-bedroom, 4 were 4-bedroom plus den, 8 were 5-bedroom and 1 was 5-bedroom plus den, by the MLS listing. The saved pull holds no sold-data-entry rows for this development, so none were excluded.

The last 12 months, sale by sale

Four homes sold in the 12 months to August 21, 2026 on the Lee County Property Appraiser's recorded-sales file, and four is too few to call a median. Here they are, street only, all on Estero River Cir and all resales. The Southwest Florida MLS shows the same four closings at $548,000 to $660,000 in its 12-month window.

The 5-bedroom sale at 2,600 square feet is a reminder that the roll can count a den as a bedroom.

Months 13 to 36, sale by sale

Four more sales fall between 13 and 36 months before August 21, 2026 on the county file. Together with the last 12 months they make the county's 36-month count of 8 sales, ranging from $548,000 to $740,000.

The county long view

The Lee County Property Appraiser's recorded-sales file counts qualified, improved sales above $1,000, and its newest qualified sale in this file is dated August 21, 2026. Measured in that file, the 60 months to August 21, 2026 hold 25 sales, a $665,000 median, a range of $545,000 to $858,000, no builder-direct sales and 25 resales, at a median of $232.29 per square foot of county heated area.

Across all recorded history, from June 23, 2009 to August 21, 2026, the county file holds 119 sales for the community.

Calendar years, MLS and county side by side

The two sources count by calendar year differently, so they sit in separate columns. The MLS column covers the saved pull, which starts inside 2021; the county column is the county's own year table, labeled with its sale counts. Years with fewer than 10 sales are the county's table, not a trend.

Price follows home size more than bedroom count

In the 25 county sales of the 60 months to August 21, 2026, the larger homes sold for more, and the bedroom count told less than the square footage did. The table groups the sales by heated area; the thin bands are marked.

The bands with 2, 3 and 5 sales are too thin to read as a market rate, and a median of 2 sales is shown only so the band is not hidden. The bedroom view of the same 25 sales is below.

Several of the 5-bedroom sales are homes of 2,500 to 2,600 square feet whose fifth room is a den. That is why the 5-bedroom median sits below the 3-bedroom and 4-bedroom medians: size tracks price more closely than the roll's bedroom count does.

Newer builds have sold higher

Grouped by the year the home sold was first built, the 25 county sales of the 60 months to August 21, 2026 look like this: 7 sales of 2004 homes at a $620,000 median, 9 sales of 2005 homes at $680,000 and 9 sales of 2006 homes at $690,000. That is a description of what sold, not a rule about what a 2006 home is worth. The 2006 homes include the river-edge row's last-built homes, and the county file does not tag sales by lot, so the effect of year and the effect of location cannot be separated here.

Price bands

The county's 25 sales in the 60 months to August 21, 2026 sit in two price bands: 22 sales between $500,000 and $750,000, and 3 sales between $750,000 and $1,000,000. No sale was below $500,000 or above $1,000,000. The three highest were $858,000 (December 14, 2021, 3,557 square feet), $850,900 (June 13, 2022, 3,507 square feet) and $848,000 (March 31, 2023, 3,574 square feet).

What is for sale right now

At the September 29, 2026 pull, one home was active in Estates at Estero River: $700,000, 4 bedrooms, 2,954 square feet of living area, 308 days on market. This page does not print its address. At the 12-month pace of 4 closings, one active listing is 1 / (4 / 12) = 3.0 months of supply. With a single listing and four sales, that number moves a great deal with each new sale or listing.

Two price-per-square-foot numbers on two different measures

The MLS reports $233 per square foot of MLS living area (60 months to September 29, 2026), and the county reports $232.29 per square foot of county heated area (60 months to August 21, 2026). Those are different measures taken from different record sets, so this page never mixes them. They happen to land close, and a seller comparing an online estimate to either number should check which area the estimate used.

What the MLS cannot split

The MLS files every Estates at Estero River sale under one development label, so the records we hold cannot split MLS closings between the river-edge row and the other lots; the county roll carries lot types, and its sales are shown by home size instead.

How Many Homes Are in Estates at Estero River?

Estates at Estero River has 94 single-family homes. The county roll lists 99 parcels, which are those 94 homes plus 5 common parcels, while the planned development approvals speak of two other numbers: 105 dwelling units on the county data sheet and a 95-home single-family ceiling. All three counts are correct and mean different things.

Where 94 comes from

The Lee County Property Appraiser roll lists 99 parcels in Estates at Estero River: 94 improved single-family parcels (state use code 01) and 5 common parcels (state use code 09). The roll shows no vacant residential lot, so no unbuilt home site remains. The 94 home lots total 17.99 acres, and the 5 common parcels total 11.45 acres; the recorded plat, "The Estates at Estero River" (Plat Book 76, pages 82 to 85), covers 29.42 acres on the county's subdivision layer.

Approved for 105, capped at 95, built 94

The county's planned development data sheet for the project (DCI960701) shows 18.00 residential acres with 105 dwelling units, which was reachable only under the non-single-family home types the 2001 resolution allowed. The same sheet notes that if any single-family homes are on Tract A, all must be single-family, with a maximum of 95. The community built 94.

The five parcels that are not homes

Five common parcels total 11.45 acres. The right of way (Tract A) is 3.81 acres, and four conservation, buffer and water retention tracts total 7.64 acres. No clubhouse, pool or recreation parcel appears on the roll.

How should a buyer or seller use the three counts?

A buyer should treat 94 as the number of homes and the only count that matters for comparison shopping. The 105 and the 95 describe what the zoning allowed, not what exists, and they are not a promise that more homes can be built, because the roll shows no vacant residential lot. A seller should use the 94 when comparing a home to its neighbors: every one of the 94 is a detached single-family home built 2004 to 2006, so the comparison set is tight, and the main differences are size, the river-edge row versus the interior streets, and each lot's flood paperwork. Ask for the roll's parcel count and the plat reference when a listing or an online summary quotes a different number, because the other numbers usually come from the planned development sheet.

How Did Estates at Estero River Come to Be?

Estates at Estero River began as Tract A of Kristen Woods, a 55.6 acre planned development Lee County approved in 1999. A 2001 resolution made Tract A single-family only with a 95-home ceiling, Coastal Living Homes, LLC built 94 homes between 2004 and 2006, and the commercial tracts left the approval in 2005.

Kristen Woods, 1999: a 55.6 acre mixed-use plan

On March 15, 1999, the Lee County Board of County Commissioners approved Resolution Z-98-093 by a vote of 3 to 1, with one commissioner absent. It rezoned about 55.6 acres from AG-2 (agricultural) to a residential and commercial planned development called Kristen Woods, with up to 220 dwelling units and 170,000 square feet of office space. The piece that became Estates at Estero River was Tract A, first planned as up to 105 multifamily units in 12 buildings. The resolution is a public county document that anyone can read in full.

The river and storm conditions written in 1999

The 1999 resolution wrote the river into the zoning. It required a 75 foot setback from the Estero River top of bank, held as a conservation easement for all uses, a single controlled access point to the river, a native buffer, and a gopher tortoise management plan. Its findings treat the Estero River as an Outstanding Florida Water. It also carried storm conditions: annual hurricane preparedness seminars with Lee County Emergency Management, an emergency notification and evacuation plan, and a gate override strip if a gate is not manned 24 hours. Those are zoning conditions from 1999; they do not say how the built community operates its entrance today.

2001: single-family only, 95 homes at most

On January 29, 2001, the Board approved Resolution Z-00-077 by a vote of 3 to 2. It added single-family detached, duplex, zero lot line and two-family homes to Tract A, with a condition that decided what Estates at Estero River became: if any single-family detached home is built on Tract A, all of them must be single-family detached, with a maximum of 95. It also limited the units of any type along the river to 35 at most. The resolution is the reason the community is 94 detached single-family homes and not a mix of townhomes and duplexes; read it at the Lee County document search.

2005: the builder, Coastal Living Homes, and 45 percent lot coverage

On March 15, 2005, Lee County approved administrative amendment ADD2005-00038, filed by Coastal Living Homes, LLC for a project it called Estero River Estates. It raised the single-family lot coverage from 40 to 45 percent. Coastal Living Homes, LLC is the builder the association's own website names ("the creation of Coastal Living Homes, LLC"), and the company is now inactive on the state register (Florida Division of Corporations record L00000013872). The amendment is on the county document search. No builder model names were found in the public record, and this page does not guess them.

2005: the commercial tracts move out

On August 15, 2005, Lee County adopted Resolutions Z-05-038 (Galleria at Corkscrew, 9.94 acres) and Z-05-039 (Design Parc, 15.63 acres), which moved the remaining Kristen Woods commercial tracts into two separate commercial planned developments. Those two tracts left the Kristen Woods approval. The acre check works: 30.00 acres for the Estates at Estero River project plus 9.94 plus 15.63 is 55.57 acres, which matches the original 1999 parcel. Summercrest, a Toll Brothers townhome community at the northeast corner of Corkscrew Road and Sandy Lane, now runs along the south line of Estates at Estero River; its zoning history traces back to the commercial tracts carved out of the original Kristen Woods approval in 2005. Both resolutions are public: Z-05-038 and Z-05-039.

The build-out, 2004 to 2006

The county roll dates the homes by earliest building year. The county's address history for the street begins February 18, 2004, and the whole community was built inside three years.

Most homes are now 20 to 22 years old, which matters for roofs, systems and the insurance paperwork covered later on this page.

Names you may see in old records

Three older names point to this land. Kristen Woods is the 1999 planned development name, and the county data sheet still reads "Estates at Estero River (fka Kristen Woods)." Estero River Estates is the name on the 2005 amendment, and the county's address history from 2004 used "Estero River Estates Cir" for the street. Estero River Heights is a different, older subdivision and not a name for this community. A search of old records under any of those names is a search of this land, except the last.

What Does the Estates at Estero River Planned Development Allow?

The Estates at Estero River planned development is Lee County's DCI960701 data sheet, which shows 30.00 acres, 12.00 of them wetlands and conservation, and 18.00 residential acres with 105 dwelling units, capped at 95 single-family homes by a note on the sheet. The homes built under it follow lot, setback, coverage and preserve rules set in 2001 and 2005.

The numbers on the county data sheet

The Lee County planned development data sheet for Estates at Estero River, formerly known as Kristen Woods, lists the project as "Approved/W Amendments" and was last updated March 25, 2005. Read the data sheet.

Lot size, setbacks, coverage and height

Resolution Z-00-077 set the single-family standards, and the 2005 amendment changed the coverage figure.

The built lots are larger than the minimum: the county roll shows a median of 0.172 acre and a range of 0.152 to 0.412 acre. The Groves is a neighboring subdivision named in the 2001 resolution for the 65 foot lot width rule.

The river preserve rules

For single-family homes, the 2001 resolution required a conservation easement at least 25 feet wide from the top of the river bank, and at least 50 feet in the stretch directly south of The Groves, dedicated to Lee County. Lot lines may not extend into any easement. The only uses permitted inside are an earthen berm, gopher tortoise relocation and management, and a single controlled access point to the Estero River, and the resolution required a HEC-2 floodplain model before single-family development began. The preserve acreage is not printed here because the sources disagree on it; the roll figure for Tract C, the strip along the full north edge, is 3.224 acres.

The one plat

Estates at Estero River is platted once. The recorded plat is "The Estates at Estero River," Plat Book 76, pages 82 to 85, in Section 34, Township 46 South, Range 25 East. The county's subdivision layer measures it at 29.42 acres, and the 99 parcels on the roll sum to 29.43 acres. The plat's dedication language and notes were not read for this page; the recorded plat is in the Lee County Clerk's official records, and the Clerk's record is the place to confirm tract ownership and easements.

Is Estates at Estero River in the Village of Estero?

Estates at Estero River is in the Village of Estero. The county roll gives all 99 parcels the Village's municipal code and the city name Estero, with ZIP code 33928. Lee County approved the planned development in 1999, 2001 and 2005, before the Village incorporated on December 31, 2014.

The one-sentence answer

Estates at Estero River is inside the Village of Estero, ZIP code 33928, and Lee County approved its planned development before the Village incorporated. The roll's municipal code is E on all 99 parcels, and the roll's city field reads Estero.

When the Village was formed

Estero voters approved incorporation in a referendum on November 4, 2014, with about 86 percent voting yes, and the Village of Estero was incorporated on December 31, 2014. The Village's Land Development Code took effect on January 27, 2021. The Village's history page records the sequence, and the Florida House staff analysis of the 2014 incorporation bill gives the legislative background.

Why the county still holds the zoning file

Every approval that shaped this community came from the Lee County Board of County Commissioners in 1999, 2001 and 2005, years before the Village existed, so the planned development file, resolutions and data sheet sit in Lee County's records. That is why a search for the community's zoning lands on leegov.com documents and not on a Village page. Lee County's planned development sheet still carries the project under a county planning label. One field on the county roll also shows an older planning-area label, and the municipal code is the field that decides jurisdiction.

What the Village runs and what Lee County still runs

The roll assigns each parcel a set of districts, and they split as follows.

Water and sewer come from Lee County Utilities, not Bonita Springs Utilities, according to the franchise layer at six sample points.

Who Governs Estates at Estero River?

One nonprofit association governs all 94 homes in Estates at Estero River, managed by NextGen Community Management. There is no sub-association, no master association above it and no community development district. The Declaration holds the rules, Florida Statutes chapter 720 sets the floor, and the estoppel certificate states the dues.

One association for all 94 homes

The association is The Estates at Estero River Community Association, Inc., a Florida not for profit corporation (Division of Corporations number N03000009120) filed October 20, 2003 and active on the state register, with its most recent annual report filed March 27, 2026. Its address of record changed to care of NextGen Community Management, Estero, on August 27, 2025. After the first reference, this page calls it the association. No sub-association and no master association were found in the records read.

The manager and the owner portal

NextGen Community Management, LLC manages the association and runs a CINC WebAxis owner portal. The association's website links to the portal and to a resident-created Facebook group (read October 15, 2026). The management company can change, so a buyer should confirm the current manager on the estoppel certificate.

The association's own website, and what it says

The association's own website is operated by the association, with a NextGen footer and no listings or brokerage content. Its own words describe a gated community of 94 single-family homes, one and two story, with a canoe and kayak launch, a picnic area and gazebo, and no CDD tax. We cite it for those descriptions and attribute them to the association. The site does not publish an assessment amount, special assessments, a capital contribution, a transfer fee, rules or a reserve study.

What the association owns

The roll lists five common parcels, 11.45 acres in all.

The association is the only governing body found for these parcels. The recorded deeds, the conservation easement and the permit that names the retention maintenance entity were not read, and each sits in a public record: the Lee County Clerk's official records for the first two, and the South Florida Water Management District permit file for the third.

The rules that live in the Declaration

The Declaration of Covenants and its amendments hold the leasing, pet, vehicle, boat and architectural rules, and the association's rules hold the gate procedures, guest rules and the canoe and kayak launch rules. None of those documents was published where we could read it. The recorded Declaration is the document to request, and the estoppel certificate summarizes what it requires at closing. This page states Florida statute floors where the statute decides a question, and says "the Declaration governs" everywhere else.

What Florida law says no matter what the documents say

Chapter 720 of the Florida Statutes sets rules that apply to this association whatever its Declaration says.

• Section 720.3085: unpaid assessments are a lien on the home; default interest may run up to 18 percent a year; a late fee may be up to the greater of $25 or 5 percent of the installment; the association must send a delinquency notice after 30 days and give 45 days written notice before filing foreclosure.
• Section 720.306: amendments to the governing documents need two-thirds of voting interests unless the documents say otherwise; rental amendments adopted after July 1, 2021 bind only later buyers or consenting owners, except limits on rentals under 6 months or more than three a year; quorum is 30 percent; member meetings need 14 days notice.
• Section 720.303: official records are open to owners within 10 business days of a written request; the association must adopt an annual budget; board meetings are open, with notice posted 48 hours ahead (14 days for special assessments or parcel-use rules).
• Section 720.305: fines are capped at $100 per violation and $1,000 in aggregate for a continuing violation unless the documents say otherwise, after 14 days notice and a hearing before an independent committee of at least three.
• Section 720.3075: documents may not bar two portable flags, parking a personal vehicle in the owner's driveway, or Florida-friendly landscaping, among other clauses.
• The Department of Business and Professional Regulation arbitrates only election and recall disputes for homeowners associations.

What Are the HOA Fees in Estates at Estero River?

The homeowners association assessment in Estates at Estero River is not published, so the number a buyer pays comes from the estoppel certificate. There is one association, no sub-association and no community development district. On top of the dues, owners pay Village of Estero and Estero Fire Rescue property taxes, and an estoppel certificate costs up to $299.

The fee stack table

Every layer a buyer or seller of an Estates at Estero River home will meet appears below, with the amount where it is public and the document that states it where it is not.

What is not published, and the document that states it

The association's assessment, any special assessment, any capital contribution or transfer fee, and the leasing, pet, vehicle, boat and architectural rules are not published in any public source we could read. The association's own website describes its monthly fees as "very low" and says there is no CDD tax; the amount is not published, and the estoppel certificate states it. This page never estimates a dues figure. Aggregator sites quote dollar amounts for the association, and those amounts disagree with each other and are not primary records, so none is printed here. What a buyer owes at closing should be read off two documents: the estoppel certificate and the Declaration.

What the estoppel certificate must tell you

Under F.S. 720.30851, the association must deliver an estoppel certificate within 10 business days of a request. It states the assessment, the paid-through date, any amounts owed and any capital contribution or transfer fee. A certificate delivered electronically or by hand is valid for 30 days, and one delivered by mail is valid for 35 days. The fee cap since July 1, 2024 is up to $299 when the account is current, plus $119 if delivered within 3 business days, plus up to $179 if the account is delinquent. Who pays for it is a contract term, and the sales contract controls.

Unpaid dues follow the house

Under F.S. 720.3085, assessments are a lien on the home. If a seller owes dues, the debt does not disappear at closing, and the estoppel certificate is how a buyer and a title company see it before the sale closes. Default interest can run up to 18 percent a year, and the association must give 45 days written notice before filing a foreclosure action. A seller who is current should still order the certificate early, because it is valid for a limited window and a closing that slips can outrun it.

Ready to Buy or Sell in Estates at Estero River? Talk to Jesse and Marc

Estates at Estero River had 23 MLS closings at a $680,000 median in the 60 months to September 29, 2026, and the paperwork behind each sale starts with the estoppel certificate. If you are selling, get a free home valuation or call Jesse direct at (239) 898-6072. If you are buying, call Marc at (239) 287-5873 and read how we represent buyers in Estero.

What Are Property Taxes in Estates at Estero River?

Property taxes in Estates at Estero River are billed in Lee County tax district 316, which totaled 13.0214 mills in 2025 (actual) and 12.9827 mills on the 2026 proposed notice. That works out to $1,302.14 per $100,000 of taxable value in 2025. The Village of Estero levy is 0.7300 mills, and Estero Fire Rescue is 2.2880 mills.

The district 316 millage, line by line

Every parcel in the community sits in taxing district 316, "Village of Estero / Estero Fire." The Lee County Property Appraiser's 2025 Taxing District Millage Book lists the lines, and no community development district line appears among them.

The totals across three years: 13.0119 mills in 2024 (actual), 13.0214 in 2025 (actual) and 12.9827 proposed on the 2026 TRIM notice. In the 2026 proposal, the school state law line moves to 3.0230, hyacinth control to 0.0200 and mosquito control to 0.2201, and the other lines stay unchanged. The final certified 2026 total was not read for this page.

The Village of Estero rate

The Village of Estero levy is 0.7300 mills. The Village adopted the same rate again for fiscal year 2026/27 on September 23, 2026, along with a $72,973,080 budget, and the Village describes it as the lowest municipal rate in Florida. That is the Village's own claim, cited to its budget announcement, and this page repeats it as an attributed claim rather than a verified ranking.

Worked example: tax per $100,000 of taxable value

A mill is $1 per $1,000 of taxable value, so multiplying the millage by 100 gives the tax on $100,000 of taxable value. The multiplier is taxable value, not the sale price.

• 2025 actual: 13.0214 x 100 = $1,302.14 per $100,000 of taxable value
• 2026 proposed: 12.9827 x 100 = $1,298.27 per $100,000 of taxable value

Homestead and the Save Our Homes cap

As a tax fact only, the county roll dated October 1, 2026 shows a homestead exemption on 76 of the 94 homes. Homestead exemption and the Save Our Homes cap limit the growth in a homesteaded home's assessed value, and a buyer's assessed value resets to market value after a sale, with the cap applying from the next homestead year. A seller's tax bill is therefore a poor guide to what the next owner will pay. The Florida Department of Revenue explains the exemptions.

What the tax notice does not show

The property tax notice also carries non-ad valorem lines, such as solid waste and stormwater, billed on the combined notice under F.S. 197.3632. The bill-level amounts for this community were not read for this page. To see them, read the combined annual tax notice for the specific parcel: that notice is a document a seller holds and a buyer can ask for at contract. The millage lines above are only the ad valorem half of the bill.

What Are the Homes in Estates at Estero River Like?

Estates at Estero River is 94 single-family homes on one street, built 2004 to 2006, mostly two-story, with a median 2,927.5 square feet of county heated area, 61 four-bedroom homes and 72 private pools. A 29-home row on the north side runs larger and sits beside the river's conservation strip.

Every count in this section comes from the Lee County Property Appraiser roll file dated October 1, 2026, read home by home and reported only as totals, medians and bands. The roll holds 99 parcels in the community: 94 single-family homes and 5 common parcels, with no vacant residential lot. Bedroom and bath counts are the roll's, and the roll can count a den as a bedroom, so a listing and the roll will sometimes disagree by one room.

Size bands

Heated area on the county roll runs from 1,796 to 3,638 square feet, with a median of 2,927.5 and a mean of 2,893. The middle band holds half the community: 48 of the 94 homes (about 51 percent, our arithmetic) fall between 2,500 and 2,999 square feet. At the top, 20 homes (about 21 percent, our arithmetic) are 3,500 square feet or larger.

Source: Lee County Property Appraiser roll file, October 1, 2026, leepa.org. Heated area is the county's measure; MLS living area is a different measure and the two are never mixed on this page.

The practical meaning is that Estates at Estero River is a community of one dominant floor plan size with a distinct large-home tail. A buyer shopping 2,500 to 2,999 square feet has the deepest choice. A buyer who needs 3,500 square feet or more is looking at a pool of 20 homes, and as the river-edge section below shows, 12 of those 20 sit in the north row.

Bedrooms and baths

On the county roll, 13 homes carry three bedrooms, 61 carry four and 20 carry five. Four bedrooms is the community's standard plan, at 61 of 94 homes. Baths split into four groups.

Source: Lee County Property Appraiser roll file, October 1, 2026.

The roll can count a den, study or flex room as a bedroom, which is why several five-bedroom homes in the sales record are 2,500 to 2,600 square feet, far smaller than the community's median. When you compare two homes, compare heated square feet first and bedroom count second. The MLS closings tell their own bedroom story in the market section above, where listings describe a room as a den when the seller or agent chose to.

The most common bath count is 2.5, at 35 homes, one more than the 34 homes with 2.0 baths. The roll shows the count, not the layout, so the floor plan in the listing or the permit set decides where each bath sits.

Mostly two-story, with 14 one-story homes

The roll lists 80 two-story homes and 14 one-story homes. Every one-story home is under 2,500 square feet of heated area. Because 14 homes in the community are under 2,500 square feet (1 under 2,000 and 13 from 2,000 to 2,499) and 14 homes are one-story, every home under 2,500 square feet is one-story and every home of 2,500 square feet or more is two-story (our arithmetic from the two roll counts).

The planned development allows a maximum height of 35 feet and two stories on single-family lots, so the two-story plans use the full envelope the zoning allows. In the 29-home river-edge row, 28 of 29 homes are two-story, against 52 of the other 65 (the other 13 one-story homes are therefore all outside the row, our arithmetic). A buyer who wants single-level living has 14 homes to choose from in the whole community, and none of them is a large plan.

Source for the height limit: Lee County Resolution Z-00-077, docsearch.leegov.com.

Pools, garages and covered space

Of the 94 homes, 72 carry a private pool on the county roll, about 77 percent (72 divided by 94, our arithmetic). Every one of the 94 homes has a garage. The roll lists no dock or seawall on any home, and one building per lot. The association's website says "many homes" have pools; the roll gives the count.

Pools are spread evenly. In the river-edge row, 22 of 29 homes have a pool, about 76 percent. In the other 65 homes the count is 50, about 77 percent (both our arithmetic). A pool is therefore not a feature that sorts the north row from the rest of the community.

Total building area, which adds heated space, garage and covered areas such as lanais and entries, runs from 2,905 to 6,978 square feet with a median of 4,336. The gap between the 2,927.5 square foot heated median and the 4,336 square foot building-area median is the garage and covered space that the roll counts. When two homes share the same heated area, the one with a larger covered lanai or a three-car garage carries a larger building area. The community has no clubhouse or community pool, so the private pool and the lanai are where the outdoor living happens.

Lots

Home lots have a median size of 0.172 acre, with a range from 0.152 to 0.412 acre. The 94 home lots total 17.99 acres. The five common parcels add 11.45 acres, which is why the 29.42 acre recorded plat is much larger than the lots alone.

The planned development sets the building rules for single-family lots in Resolution Z-00-077:

Sources: Resolution Z-00-077, January 29, 2001, docsearch.leegov.com; ADD2005-00038, approved March 15, 2005, on application of Coastal Living Homes, LLC, docsearch.leegov.com.

These are zoning floors and ceilings, not a description of any one lot. The roll records the lots as platted. Before you plan a pool, a lanai extension or a casita, the setbacks and the 45 percent coverage ceiling decide how much of a lot can be covered, and the association's own architectural rules sit on top of them.

What 20 to 22 years of age means for a house

The roll's earliest building years are 2004 for 21 homes, 2005 for 46 homes and 2006 for 27 homes. The earliest county address history in the community begins February 18, 2004. In 2026 that makes every home here between 20 and 22 years old, counting from the building year (our arithmetic).

That age matters for three practical reasons. First, Citizens Property Insurance asks for a four-point inspection on homes older than 20 years, which is every home in the community. Second, a buyer should ask what has been replaced among the roof, air handlers, water heaters and electrical panels. Third, Florida's roof rules for insurers turn on roof age and remaining life, covered in the insurance section below.

The county roll does not carry roof, air conditioning, plumbing or electrical ages for these homes. That record sits in permit history held by Lee County for work before the Village took over permitting and by the Village of Estero afterward, and in the seller's own receipts. A buyer's checklist for any home here should name the roof permit and date, the most recent four-point and wind mitigation reports, the age and service history of each air conditioning system, the water heater and the pool equipment, and any window or door replacement with its product approval. A seller who gathers those papers before listing removes the questions that cost the most time in the middle of a contract.

Lot types on the county roll

The Property Appraiser assigns each lot a land-use code that prices the land. In Estates at Estero River the codes sort the 94 homes into five groups.

Source: Lee County Property Appraiser roll file, October 1, 2026, leepa.org.

"River" here is a land-value label. It is not deeded river frontage and it carries no dock right: the river edge of the community is a conservation tract, and no home lot touches the water. The two canal lots, one creek lot and six drainage ditch lots are likewise appraiser labels for the water feature nearest each lot, and the next section shows where the river, canal and creek codes sit.

Which Homes Sit Along the Estero River?

Twenty-nine homes in Estates at Estero River form a contiguous row along the north side, closest to the Estero River. A conservation tract carried as a common parcel on the county roll separates every one of them from the water, and the roll lists no dock or seawall on any home in the community.

This section calls the group "the river-edge row" and never numbers a lot. The row is defined by position, not by the appraiser's label: it holds every home the roll codes as river, canal or creek, plus five homes coded standard that sit in the same line. Every home in the row lies north of every other lot in the community.

The 29-home row on the north side

The row holds 21 river-coded homes, 2 canal-coded, 1 creek-coded and 5 coded standard, which adds to 29 (our arithmetic). The row is a single run of lots, not a scattering, and it forms the top edge of the community between the street and the conservation strip.

The recorded plat is Plat Book 76, pages 82 to 85, and the north boundary of the community is the Estero River's south bank. Tract C, the conservation and buffer tract, covers 3.224 acres along the full north edge and is the reason no home lot reaches the water. A buyer who sees the word "river" in a listing or on the roll should read it as "near the river with a buffer in between."

How the row's homes differ

The 29 row homes run larger, on bigger lots, and lean toward the five-bedroom plan.

Source: Lee County Property Appraiser roll file, October 1, 2026. The "other homes" column for 3,500 sq ft and up and for pools is our arithmetic (the all-homes count less the row count).

The row's median home is about 329 square feet larger than the median home elsewhere (3,169 less 2,840, our arithmetic), and its median lot is about 0.034 acre larger. Twelve of the community's 20 largest homes sit in the row, yet the row also holds four three-bedroom homes, so it is a range of plans rather than one product.

The row was built last

Of the 29 row homes, 17 were first built in 2006. The community as a whole has 27 homes first built in 2006, so the row accounts for most of the final year of building (17 of 27, our arithmetic). The homes in the row are therefore the community's youngest on average, and the 2006 vintage is the one whose roofs, air conditioning and finishes are the most recent among original components.

The conditions that govern the north side, including the preserve along the river and the floodplain model required before single-family development, are described in the sections that follow.

Where the flood story concentrates

The row is where flood exposure concentrates. When the live National Flood Hazard Layer is overlaid on the outline of each of the 94 home parcels, 28 parcels touch the regulatory floodway, and all 28 are in the river-edge row. Of the row's 29 homes, 28 touch the floodway and the remaining one touches Zone AE outside it (our arithmetic from the lot-type counts).

By lot type, the 21 river-coded lots break down as 0 touching Zone X only, 1 touching Zone AE outside the floodway and 20 touching the floodway. The 2 canal lots and the 1 creek lot all touch the floodway, and so do 5 lots the roll codes standard. This is a parcel-outline reading: it says a piece of the lot lies in the mapped hazard area, not that the house sits there. The full flood picture, including the five point readings that came back Zone X, is in the flood zone section below.

What row homes have sold for

The saved MLS pull carries no lot-position or water-position field for these records, so MLS closings cannot be split into the river-edge row and the other lots. The county roll carries lot types, but its recorded sales are not tagged by lot on this page. For that reason this page makes no lot-level price claim for the row.

What the county record does show is that size tracks price. In the Lee County Property Appraiser recorded sales, the 60 months to August 21, 2026, the five sales of homes with 3,500 or more square feet of heated area had a median of $848,000 and $237.30 per square foot of county heated area. The 15 sales between 2,500 and 2,999 square feet had a median of $640,000 and $224.90. Since 12 of the community's 20 largest homes are in the row, a buyer comparing a row home to a mid-size home elsewhere is mostly comparing size. To estimate what your own home might net, use our seller net sheet once you have a price range in mind.

Who maintains the conservation strip

Resolution Z-00-077 required a preserve along the north side at least 25 feet wide from the top of the river bank, and at least 50 feet in total in the stretch directly south of The Groves, dedicated to Lee County as conservation easements. Lot lines may not extend into any easement. The only uses allowed inside are an earthen berm, gopher tortoise relocation and management, and a single controlled access point to the Estero River. The earlier Resolution Z-98-093 set a 75 foot setback from the top of bank as a conservation easement.

Tract C is carried on the roll as a common parcel. Who holds the fee title to the strip, and therefore who mows, clears and insures it, is not stated in the records read. The answer sits in the recorded plat and the conservation easement in the Lee County Clerk's records. Ask for both, and for the association's budget lines for common area maintenance, before you treat the strip as an amenity you will have.

Can You Kayak or Boat From Estates at Estero River?

You can paddle from Estates at Estero River, and the association lists a canoe and kayak launch for residents. The community sits upstream of the US 41 bridge on a shallow, tidal river, so a larger boat is a different question: there are no docks or slips here, and the nearest public trailer ramp is at Koreshan State Park.

The resident launch

The association's own website describes a canoe and kayak launch, along with a picnic area and gazebo. The location of the launch, the rules for using it, any storage of kayaks and any fee are not published. The Declaration and the association's rules govern, and the estoppel certificate and a records request are the way to read them.

The recorded zoning conditions allow one controlled access point to the Estero River through the conservation strip. Whether the launch is that access point is not documented in the records read, so this page does not say so. Source: the association's website, read October 15, 2026; Resolution Z-98-093, docsearch.leegov.com.

The route to Estero Bay

The Estero River is a brackish tidal river, and three sources describe the route, each measured from a different starting point.

The river-edge row lies about 1.0 to 1.45 river miles upstream of the Koreshan State Park boat ramp, measured along the FEMA river baseline. Add that to the distances above to get a paddle from a home's own launch to the bay. Bridge clearance and river depth were not found in the records read. For depth at your tide, the NOAA chart for the river is the document to check.

Upstream of the US 41 bridge: what that means

Estates at Estero River sits upstream of the US 41 bridge. The Corkscrew Road bridge record shows no navigation control, and its clearance was not found. For a paddler that is an everyday route; for a powerboat owner it is a limit that the community's address cannot change.

The contrast is downstream on the same river. Pelican Sound, a 1,299-residence golf community with a members-only Estero River boat ramp, sits below the fixed US 41 bridge. A community's position relative to the bridge, not its distance from the bay in a straight line, decides which boats can reach open water.

Where to launch a trailered boat

The public ramp is at Koreshan State Park, 6.3 to 7.5 minutes from the community in free-flow, no-traffic driving (OpenStreetMap OSRM, measured October 14 and 15, 2026 from five points inside the community). The park is open 8 a.m. to sunset. Posted October 14, 2026, the boat launch is $4 plus park entry, for boats up to 24 feet. Entry is $5 per vehicle, $4 for a single occupant and $2 for a pedestrian or cyclist. The park page governs if the fees change. Source: Florida State Parks, Koreshan.

Paddle rentals nearby

Estero River Outfitters is a business at the US 41 bridge, 2.3 to 3.5 minutes and 0.9 to 1.2 road miles from the community in free-flow driving. It is named here as a nearby business only. Its hours and prices change and are not repeated; check its own page.

Manatee and speed rules

Florida Fish and Wildlife Conservation Commission rule 68C-22.005 lists the North Estero Bay slow-speed zones; the Estero River is excluded from that listing, and manatee protection applies everywhere regardless. Estero Bay itself is a state aquatic preserve. Signs on the water govern, and the rule text is at flrules.org. Read the listing as a statement about one rule, not as a statement that the river has no speed limit anywhere.

Where to keep a larger boat

Estates at Estero River has no slips and no private docks, so a larger boat is kept elsewhere. Marinas on Estero Bay are separate businesses with their own rates and availability, and this page names none because the record read holds no verified terms. Whether the Declaration lets an owner park a boat on a trailer on the lot or in the driveway is a question for the Declaration and the association's rules, covered in the rules section below.

What Does Estates at Estero River Not Have?

Estates at Estero River has no golf course, no clubhouse, no community pool on the county roll, no marina or private docks, no community development district, no vacant lots and no commercial land inside its planned development. It is a 94-home residential street with a gated entrance, a launch and a gazebo, as the association describes it.

Stating the absences plainly saves a buyer a wasted showing. Several of them are also reasons the community's carrying costs look the way they do.

No golf course

No golf course, golf membership or golf clubhouse appears on the plat, the roll or the association's website. The nearest golf course was not measured in the drive-time work, so this page gives no golf distance. For a golf community on the same river, the Pelican Sound page is the right comparison.

No clubhouse or community pool on the county roll

The five common parcels are streets (3.81 acres) and four conservation, buffer and water retention tracts (7.64 acres). None is a recreation parcel: no clubhouse, pool, tennis court or pickleball court appears on the roll or the association's website. The private pool is the pool here, and 72 of 94 homes have one.

No marina, slips or private docks

The roll lists no dock or seawall on any of the 94 homes, and the river edge is a conservation tract, not part of any lot. The community has no marina or boat slips. That is a statement about this community's lots and common land, not a legal opinion on riparian rights.

No new construction

The community was built out between 2004 and 2006. In the Lee County Property Appraiser recorded sales, the 60 months to August 21, 2026, builder-direct sales were 0 and resales were 25. There is no vacant residential lot on the roll. Anyone who wants a newly built home next to Estates at Estero River should look at the townhome community under construction on its south line, described in the section on what is being built nearby.

No community development district

The association's website says there is no CDD tax, and no community development district line appears in the tax district 316 millage listing or on the 2025 and 2026 TRIM notices. The tax bill still carries county, school, Village, fire and special-district lines, which the tax section above lays out.

No commercial land inside the planned development

The 1999 Kristen Woods rezoning (about 55.6 acres) allowed up to 170,000 square feet of office space. In August 2005, Resolutions Z-05-038 (Galleria at Corkscrew, 9.94 acres) and Z-05-039 (Design Parc, 15.63 acres) moved the remaining Kristen Woods tracts into separate commercial planned developments. The residential portion kept the name Estates at Estero River, and 30.00 plus 9.94 plus 15.63 acres equals the original 55.57 acres (our arithmetic). No shop, office or restaurant sits inside the community's planned development. Sources: Z-05-038 and Z-05-039.

What Rules Should Buyers Know Before Buying in Estates at Estero River?

The rules that govern daily life in Estates at Estero River sit in the recorded Declaration and the association's rules, which are not published online. Florida statutes set a floor for leasing, flags, fines, records and estoppel certificates, and the documents set the rest. Ask for them before you make or accept an offer.

The association is The Estates at Estero River Community Association, Inc., a Florida not-for-profit filed October 20, 2003, with NextGen Community Management as its manager. The assessment amount, special assessments, any capital contribution or transfer fee, and the reserve study are not published. The estoppel certificate is the document that states them for a specific sale.

Leasing and rentals

The association's leasing rules are not published. The Declaration governs them, and a buyer who plans to rent the home should read that section before closing. Florida law sets limits on how a homeowners association can change rental rules. Under Florida Statutes 720.306, amendments need two-thirds of voting interests unless the documents say otherwise. Rental amendments adopted after July 1, 2021 bind only later buyers or consenting owners, with an exception for limits on rentals shorter than six months or more than three a year. A quorum is 30 percent, and member meetings need 14 days notice.

Pets, vehicles, boats and parking

Pet, vehicle, boat and parking rules are not published online. They sit in the Declaration and the rules. Florida Statutes 720.3075 limits what documents may bar: two portable flags, parking a personal vehicle in the owner's driveway, and Florida-friendly landscaping, among other clauses.

Fines are limited by statute too. Under 720.305, a fine may be up to $100 per violation, with a $1,000 aggregate for a continuing violation unless the documents say otherwise, after 14 days notice and a hearing before an independent committee of at least three. A boat or trailer owner should read the parking section of the rules before buying, since the community has no dock or slip.

Architectural changes, pools and lanais

Architectural review rules are not published. The zoning numbers that bound any change are public: a 45 percent lot coverage ceiling (raised from 40 in 2005), a 20 foot front setback, 5 foot side setbacks, a 20 foot rear setback and a 5 foot setback for accessory structures. How an addition or a pool enclosure counts against coverage is a Village zoning question, and building work needs Village of Estero permits. The Declaration and the association's architectural rules apply on top of the zoning. A home in or near the flood hazard area has a further limit: improvements that reach 50 percent of the structure's market value bring the building under current flood rules, covered in the insurance section.

The gate and the one way in

The association's own website describes a gated entrance. Gate staffing, hours and guest rules are not documented in anything read. The 1999 zoning, Resolution Z-98-093, permitted a gate and required an override strip if the gate is not manned 24 hours, which is a zoning condition and says nothing about how the gate runs today.

There is one way in and out: Estero River Circle to Sandy Lane, then south on Sandy Lane to Corkscrew Road. That single road matters for deliveries, moving trucks and construction traffic on Sandy Lane, discussed in the section on what is being built nearby.

Water, sewer, trash and fire service

Water and sewer come from Lee County Utilities, confirmed by the franchise layer at six sample points, not from Bonita Springs Utilities. Source: Lee County Utilities. Solid waste service is under Lee County Solid Waste, garbage district 003, and Waste Pro is the contracted hauler for most of Estero (Lee County Solid Waste).

Fire service is Estero Fire Rescue, fire district 029, and the community is in tax district 316 (Village of Estero and Estero Fire Rescue), where the 2025 fire line is 2.2880 mills (2025 Taxing District Millage Book). The community sits in Lee County Commission district 3 and School Board district 3. Zoning is RPD, residential planned development, on all 99 parcels.

Is Estates at Estero River in a Flood Zone?

FEMA's live map reads Zone X at five points across Estates at Estero River, yet 63 of the 94 home lots touch Zone AE or the regulatory floodway somewhere on the parcel, and all 28 floodway lots are in the river-edge row. The structure's own flood determination and an elevation certificate decide what applies to one home.

Two readings of the same federal map are on this page because they answer different questions. A point reading says what the map shows at one spot. A parcel reading says whether any part of a lot lies inside a mapped hazard area. Lenders, insurers and the Village of Estero look at the structure, so a buyer needs both readings and then the document for the specific house.

Five points tested

The live National Flood Hazard Layer, queried October 14 and 15, 2026 at five points spread from west to east inside the community, returned Zone X at every point on FIRM panel 12071C0591H, effective November 17, 2022. Four points read "0.2 percent annual chance flood hazard" (shaded X) and one reads "area of minimal flood hazard." No point sits in a Special Flood Hazard Area, and no Base Flood Elevation is printed at any of them.

Source: FEMA National Flood Hazard Layer, live layer read October 15, 2026. Panel numbers and dates are what the layer returned at each point.

Every lot tested

The same live layer was overlaid on the outline of all 94 home parcels. Of the 94, 31 touch only Zone X, 35 touch Zone AE outside the floodway, and 28 touch the regulatory floodway. That makes 63 of 94 lots, or 67 percent (63 divided by 94, our arithmetic), that touch a Special Flood Hazard Area somewhere on the lot.

Source: FEMA National Flood Hazard Layer overlaid on Lee County Property Appraiser parcel outlines, October 14, 2026.

Broken out by the appraiser's lot type, the pattern is clear. Every floodway lot is in the river-edge row; the Zone AE lots outside the floodway are spread across the standard lots.

The five standard lots that touch the floodway are the five standard-coded homes inside the river-edge row. Note the other side of the table too: 31 standard lots touch Zone AE without being near the river's edge, so the flood question here is not only a north-row question.

Why a point and a lot can disagree

A lot is a long, narrow rectangle, and the mapped hazard area can clip one end of it. A point placed inside the lot reads the map at one spot, so it can read Zone X while the parcel outline still crosses a Zone AE line or the floodway. That is why this page prints both readings and never describes Estates at Estero River as "a Zone X community." It also never says flood insurance is not needed.

The Letters of Map Revision explain part of why the live layer differs from the printed 2022 base map. Neither reading tells you where the house sits on the lot or how high its floor is above the river. The structure's own determination, made by a lender or surveyor, does.

The river's regulatory flood elevations

FEMA's effective 1 percent annual chance water surface elevations on the Estero River beside the community rise as the river runs upstream toward Corkscrew Road.

Source: FEMA National Flood Hazard Layer, water surface elevation layer, read October 15, 2026.

These are river-profile numbers at the cross sections, not a flood height at any house. Compare them with the ground figures in the next subsection only as two measurements taken in different places.

Ground elevation at the homes

The USGS 3DEP bare-earth elevation model puts ground at the 94 home centers between 12.9 and 14.6 feet NAVD88, with a median of 13.7. Parcels that touch the floodway have a median of 13.7 (range 12.9 to 14.3), and parcels that touch only Zone X have a median of 14.0. That is ground, not finished floor: the height of the slab or first floor above the ground is the number that matters and it appears only on an elevation certificate. Source: USGS 3DEP elevation point service.

Map changes: what has changed and what is pending

The live layer cites two Letters of Map Revision at the sample points: 23-04-0983P, effective July 15, 2024, and 25-04-3811P, effective February 5, 2026. The shaded X polygon cites a Letter of Map Change. A buyer reading a flood certificate should check which map edition the certificate used.

Lee County's 2026 map revision, effective March 2, 2027, lists six panels in the Mullock Creek area. Panel 0591H, the panel for this community, is not among them. Source: Lee County flood map changes 2026. Maps change on a schedule, so confirm the effective date at purchase.

The Village's flood program and CRS class

The Village of Estero holds Class 6 in FEMA's Community Rating System. Class 6 earns a 20 percent discount on flood insurance premiums for policies inside the Special Flood Hazard Area. FEMA retained Class 6 on November 21, 2024. The discount applies to policies inside the hazard area, not to a house whose structure sits outside it. Source: FEMA Community Rating System.

Florida's seller flood disclosure

Under Florida Statutes 689.302, a seller discloses known flood damage, flood claims filed and federal flood assistance received. For a buyer in this community, that disclosure is the document that speaks to the history of one house. A seller preparing to list should assemble the answers before the first showing. To plan the closing, estimate your net proceeds with our seller net sheet.

Looking up one home

Four documents settle a specific home. An elevation certificate, if one exists, states the floor height against the base flood elevation. Whether certificates exist for these homes was not found. Lee County's flood section holds certificates for structures before May 9, 2016, and later structures go through the Village of Estero's Forerunner portal (Lee County flood documents). The FEMA panel and effective date come from the live layer above. A flood determination for the structure comes from a lender or surveyor. The seller's disclosure completes the set.

What Is Estates at Estero River's Hurricane and Evacuation Picture?

Estates at Estero River sits in Lee County Evacuation Zone A, the first zone the county evacuates for storm surge, with a 160 mph design wind speed inside the wind-borne debris region. Evacuation zones and flood zones are different maps, so a Zone X flood reading does not change the evacuation zone.

Evacuation Zone A, and why it is not a flood zone

All five sample points read Zone A on both the Florida Division of Emergency Management layer and the Lee County zone field. Zone A is the first zone Lee County evacuates for surge. It is an evacuation order of operations, not an insurance map: the FEMA flood zone, the evacuation zone and the wind zone are three separate lookups. Use the state's Know Your Zone tool for a specific address, and read Lee County's Zone A fact sheet.

Design wind speed and the wind-borne debris region

The Property Appraiser's hazard layer reports a design wind speed of 160 mph (Risk Category II) for the community, inside the wind-borne debris region. These are the design values of the building code for new construction in the area. The homes here were built 2004 to 2006 under the codes then in force, so a wind mitigation inspection report is the document that shows which protective features a given house actually has. Source: Lee County Property Appraiser GIS.

Hurricane Ian on the Estero River in 2022

The U.S. Geological Survey surveyed two high-water marks from Hurricane Ian on the Estero River at the US 41 bridge, about half a mile west of the community: 10.77 and 10.83 feet NAVD88, about 3.7 feet above the ground there. No mark was surveyed inside the community. Ground at the homes runs 12.9 to 14.6 feet NAVD88 (ground, not finished floor).

The National Hurricane Center reports maximum inundation of 8 to 12 feet above ground in the Estero and Bonita Springs area during Ian, and Lee County counted at least 52,514 structures impacted, 5,369 destroyed and 14,245 with major damage. These are measurements at different places. This page does not say whether any home in the community took water in Ian, and the seller's flood disclosure and insurance claim history are the records that answer it for one house. Sources: USGS Short-Term Network high-water marks; NHC report on Ian.

Helene and Milton in 2024

The National Hurricane Center reports storm surge of 3 to 5 feet from Helene (September 2024) up to Bonita Beach, and 4 to 6 feet from Milton (October 2024) from south of Boca Grande through Bonita Beach. Those are coastal surge figures, not measurements at this community. Sources: NHC report on Helene; NHC report on Milton.

The hurricane conditions in the 1999 zoning

Resolution Z-98-093 required annual hurricane preparedness seminars with Lee County Emergency Management, an emergency notification and evacuation plan, and a gate override strip if the gate is not manned 24 hours. Its findings treat the Estero River as an Outstanding Florida Water. Whether the seminars still run is not documented in anything read, and the association or its manager is the source for any current plan. Source: Resolution Z-98-093.

Shelters

Lee County Emergency Management lists these shelters: Estero Recreation Center, Hertz Arena, Alico Arena, Three Oaks Elementary and Middle and Bonita Springs YMCA. Which shelters open depends on the storm, so the county's announcements on the day decide. Source: Lee County Emergency Management.

How Does Insurance Work for Estates at Estero River Homes?

Insurance for Estates at Estero River homes turns on age, roof and flood status. Every home was built 2004 to 2006, so every one is older than 20 years, which triggers a four-point inspection at Citizens. Roof age, wind mitigation features and a structure-level flood determination, not the community's name, set coverage and price.

Four-point inspections at this age

Citizens Property Insurance requires a four-point inspection of roof, electrical, plumbing and heating and cooling for homes older than 20 years. Every home in Estates at Estero River qualifies, since the roll's earliest building year is 2004 for 21 homes, 2005 for 46 and 2006 for 27. Other insurers set their own rules. A seller who has a current four-point report to hand removes a common delay in the middle of a sale.

Roof age and what insurers may do

Citizens asks for documentation of five years of remaining life on a shingle roof over 25 years old. Under Florida Statutes 627.7011, an insurer may not refuse to write or renew solely because a roof is under 15 years old, and for a roof 15 years or older it may not refuse if an inspection shows five or more years of remaining life. The roll does not carry roof ages for these homes, and the roof permit or the seller's invoice shows the date.

The wind mitigation inspection and My Safe Florida Home

Florida Statutes 627.0629 requires insurers to give wind mitigation discounts for verified features, and a wind mitigation inspection report documents them. My Safe Florida Home offers a free wind inspection for owner-occupied homestead homes. Its grants cover two-thirds of the cost up to $10,000 for homes built before 2008 with an insured value up to $700,000, a category that fits the building years here. Whether the program has funding at any given time was not confirmed.

Flood insurance when the lot touches AE

The structure decides, not the lot outline. Of the 94 home lots, 63 touch Zone AE or the floodway somewhere on the parcel. A lender must require flood insurance when a federally backed mortgage is on a building in the Special Flood Hazard Area, and the lender's determination is made on the building. A buyer with a lot that touches AE should ask the lender for that determination early, and ask for the elevation certificate if one exists.

Flood insurance in Zone X

A Zone X reading at a point, as at all five sample points, does not by itself answer the question for a house. National Flood Insurance Program coverage runs up to $250,000 on the building and $100,000 on contents for a single-family home, with Increased Cost of Compliance up to $30,000. Under Risk Rating 2.0, in full effect since April 1, 2023, FEMA prices each building from distance to water, elevation, replacement cost and foundation, not the zone alone. The Village's Class 6 discount of 20 percent applies inside the Special Flood Hazard Area. Sources: FloodSmart; FEMA Risk Rating 2.0.

Substantial improvement and the 50 percent rule

When improvements or repairs to a structure reach 50 percent of its market value, the building comes under current flood rules. For an owner planning a major addition or a rebuild after damage, that threshold can require bringing the structure up to current elevation standards. Source: Lee County, building improvements.

The documents to gather before you insure

Gather these before you apply or list: the elevation certificate if one exists (its existence for these homes was not found), the roof permit and replacement date, the most recent wind mitigation form, a four-point report, and a list of the opening protection (shutters, impact windows, garage door rating). Roof and system ages for these homes sit in permit history, not on the county roll. The flood determination for the structure comes from a lender or surveyor.

Which Schools Serve Estates at Estero River?

Estates at Estero River sits in the School District of Lee County's Elementary Zone Q, Middle Zone GG and High South Zone, Sub-zone 2. These are choice zones with a lottery, not a single assigned school, so the district's own address lookup is the authority. Grades below are the Florida Department of Education's 2025-26 school grades.

Choice zones, not one assigned school

The 2026-27 Student Enrollment Plan places all five sample points in the same three zones. Students in a choice zone apply to schools in the zone, with priority rules and a lottery, and transportation applies only inside the zone. This page makes no claim that any school will accept a child living here. Verify any school with the district's address lookup. Sources: School District of Lee County; School Proximity Zones service.

The elementary choices and their grades

Source: FLDOE school grades, data as of September 1, 2026. Drives are free-flow, no traffic (OpenStreetMap OSRM), measured October 14 and 15, 2026 from five points inside the community.

The middle school choices

The high school choices

Estero High earned 64 percent of available points, one point under the 65 percent line for an A. The plan lists a Cambridge program at Estero High. The plan lists Estero High among the South Zone 2 choices; confirm any transportation with the district's transportation lookup.

The district's grade

The School District of Lee County earned a B for 2025-26, with 24 A schools, 29 B schools and no D or F schools. Source: 2025-26 school grades report.

Buses and the 2-mile rule

The enrollment plan describes priority for students who live within 2 miles of a school, and a nearest-school priority, then sibling preference and a lottery. Transportation is provided only inside the zone. Which priority, if any, applies to a home here is a question for the district's lookup. The measuring standard is the district's, and a road mile is not a straight-line mile. This page makes no priority or bus claim for any school.

Where Is the Nearest Hospital and Emergency Care?

The nearest emergency care to Estates at Estero River is Lee Health Coconut Point, a freestanding 24-hour emergency department 7.5 to 8.7 minutes away in free-flow driving. It is not an inpatient hospital. The nearest inpatient hospital is Gulf Coast Medical Center, 16.3 to 17.4 minutes away.

The freestanding emergency department at Coconut Point

Lee Health Coconut Point opened in 2018 as the county's first freestanding emergency department, with 25 exam, observation and recovery rooms, open 24 hours a day. It is 3.5 to 3.8 road miles and 7.5 to 8.7 minutes from the community in free-flow driving. Sources: Lee Health Coconut Point; South Florida Hospital News, 2018.

Walk-in care

The Lee Health Bonita health center offers convenient care on a walk-in basis from 7 a.m. to 5 p.m. daily, 6.3 to 7.4 minutes from the community. Source: Lee Health convenient care, Bonita.

The inpatient hospitals

Sources: Lee Health fast facts; NCH Healthcare System. Drives are free-flow, no traffic (OpenStreetMap OSRM), measured October 14 and 15, 2026.

Fire and rescue

Fire service is Estero Fire Rescue, fire district 029. The drive from the community to Estero Fire Rescue Station 43 on Three Oaks Parkway is 4.2 to 5.4 minutes in free-flow, no-traffic driving. That is a drive time only, not a response time, and it does not say which station answers a given call. Source: Estero Fire Rescue.

How Long Are the Drives From Estates at Estero River?

Estates at Estero River has one road out, Estero River Circle to Sandy Lane to Corkscrew Road, and from it Interstate 75 at Exit 123 is 4.5 to 5.6 minutes away. Errands, schools, the airport and the beaches are within about 4 to 36 minutes in free-flow driving, as the tables below show.

Every drive on this page is free-flow, no traffic (OpenStreetMap OSRM), measured October 14 and 15, 2026 from five points inside the community. Real drives are longer at rush hour and in season. Source: OpenStreetMap OSRM.

The one road out

The only way in and out is Estero River Circle to Sandy Lane, then south on Sandy Lane to Corkscrew Road. A single road out concentrates traffic from 94 homes, deliveries and the construction vehicles that use Sandy Lane for the townhome community along the south line. Estero Fire Rescue Station 43 is a 4.2 to 5.4 minute drive, and Estero Recreation Center is 4.1 to 5.3 minutes and 0.9 to 1.3 miles.

Everyday errands

Highways and the airport

Beaches and parks

Cities and arenas

Drive times above are free-flow, no traffic (OpenStreetMap OSRM), measured October 14 and 15, 2026 from five points inside the community. The golf course drive time was not measured, because the community has no golf course of its own.

What Is Being Built Next to Estates at Estero River?

A 153-townhome Toll Brothers community, Summercrest, is under construction along the south line of Estates at Estero River, with construction traffic on Sandy Lane, the community's only road out. The wider pipeline includes Corkscrew Road widening east of I-75, Village river and grant items, and two hearings on projects near Plaza del Sol.

Summercrest along the south line

Summercrest by Toll Brothers is a gated community of 153 townhomes on the recorded plat, on 21.3602 acres at the northeast corner of Corkscrew Road and Sandy Lane. Village Ordinance 2024-13 allowed up to 154. It runs along the south line of Estates at Estero River, is open for sale since September 2026, has no CDD, and has an 8-foot wall on the north side facing Estates at Estero River, raised from 6 feet during the 2024 approval. Source: Toll Brothers Summercrest.

Construction traffic on Sandy Lane

Site work and model construction at Summercrest use Corkscrew Road, and vertical construction uses Sandy Lane, the only road out of Estates at Estero River. Residents and visitors share Sandy Lane with construction vehicles while the townhomes are built.

The crosswalk money and the pedestrian link

A $75,000 payment toward a future crosswalk was added to Summercrest's 2024 approval. The crosswalk's location is not fixed in the records read. A 2015 approval for a different project on that land required a pedestrian connection to Estates at Estero River; whether the current plan has one was not found. The Summercrest development order is the document that answers it.

What Toll Brothers is listing

On October 14, 2026, Toll Brothers listed Summercrest townhomes of 1,944 to 2,495 square feet from $549,995 to $843,000, with quick move-ins targeted for December 2026 and January 2027. These are builder list prices for a different product, townhomes, and are not a comparison point for Estates at Estero River's single-family homes.

Sandy Lane will not get its bike and pedestrian project yet

The Village of Estero removed the Sandy Lane Bike/Ped project from its capital plan and postponed it by Resolution 2026-05 on June 17, 2026. A pedestrian route along Sandy Lane should not be assumed in a buying decision. Source: Village of Estero council, June 17, 2026.

Corkscrew Road widening east of I-75

Lee County is widening Corkscrew Road from two to four lanes between Ben Hill Griffin Parkway and Alico Road, 4.4 miles, all east of I-75. Phase 1 finished in summer 2024. Phase 2 is about $27 million, and the schedule differs by source: "end of 2026" per Lee County's May 14, 2026 update to the Village, and spring 2027 per the contractor. Because the work is east of I-75, the community's route to Exit 123 does not run through it. Sources: Village of Estero update; Corkscrew Road widening; Bergeron.

The Estero River dredging line and the Village's grants

The Village's June 17, 2026 capital plan carried a $2 million Estero River dredging line to be revisited in September; the outcome was not in the records read. The same meeting covered a $450,000 CDBG-DR Eco-Historic Planning Study and federal hazard mitigation sewer and water grants for Quarterdeck Cove, Estero River Heights, Cranbrook Harbor, Broadway Mobile Home Village and Holiday Drive. Estates at Estero River is not on that list. The Village capital plan totals are not printed here because the plan's figures conflict between documents. Source: Village of Estero council, June 17, 2026.

Mission Grove, TRG Estero and the next hearing

Mission Grove of Estero, 163 assisted living and continuing care units at Plaza del Sol, went before the Planning, Zoning and Design Board on September 15, 2026. The TRG Estero public information meeting on May 19, 2026 covered up to 370 multifamily units and 33,000 square feet of retail. The next board meeting is October 20, 2026. Sources: Village of Estero, September 15, 2026; Village of Estero, May 19, 2026.

What Is There to Do Near Estates at Estero River?

Near Estates at Estero River, Koreshan State Park is 6.0 to 7.2 minutes away, Estero Recreation Center 4.1 to 5.3 minutes and Estero Community Park 6.2 to 7.4 minutes. Coconut Point, Miromar Outlets, Bonita Beach Park and Hertz Arena are all within 20 minutes in free-flow driving. The community has no clubhouse of its own.

Koreshan State Park

Koreshan State Park is 6.0 to 7.2 minutes and 1.3 to 1.7 road miles away. Posted October 14, 2026: open 8 a.m. to sunset; entry is $5 per vehicle, $4 for a single occupant and $2 for a pedestrian or cyclist; the boat launch is $4 plus entry for boats up to 24 feet; and the park has 60 campsites at $26 a night plus tax and a $6.70 reservation fee (plus a $7 utility fee for RV units). The park page governs if fees change. Source: Florida State Parks, Koreshan.

Estero Recreation Center and Estero Community Park

Estero Recreation Center, run by Lee County Parks at 9200 Corkscrew Palms Boulevard, is 4.1 to 5.3 minutes and 0.9 to 1.3 road miles away. The center is open Monday to Thursday 7 a.m. to 9 p.m., Friday 7 a.m. to 7 p.m., and weekends 9 a.m. to 5 p.m.; park hours are 6 a.m. to 9 p.m. Amenities include an amphitheater, bocce, disc golf, a dog park, pickleball, a playground, sand volleyball and a workout room. Three pavilions rent for $50 a day; membership is $10 per person or $25 per family, as the county posts it, and fitness is $20 a month. Estero Community Park is 6.2 to 7.4 minutes away. Source: Lee County Parks, posted October 14, 2026.

Estero RiverPark

Estero RiverPark is 62.5 acres at the northeast corner of Corkscrew Road and US 41, bought by the Village in January 2019 for $24.5 million. Phase 1 is complete and Phase 2 paths are in design. Source: Village of Estero land purchase.

Shopping: Coconut Point, Miromar Outlets and Gulf Coast Town Center

Coconut Point, measured to Coconut Road at US 41, is 7.3 to 8.4 minutes and 3.1 to 3.4 road miles away. Miromar Outlets is 7.0 to 8.2 minutes, Walmart Estero 4.8 to 6.0 minutes and Gulf Coast Town Center 13.4 to 14.6 minutes. Retail hours and tenants change; check Coconut Point and Miromar Outlets for current listings.

Beaches: Bonita Beach Park and Lovers Key

Bonita Beach Park is 17.6 to 18.8 minutes and 10.1 to 10.5 road miles away. Lovers Key State Park is 26.7 to 27.9 minutes away. Beach parking, hours and fees are set by each park, so check them before you go; see Lovers Key State Park.

Hertz Arena and FGCU

Hertz Arena is 10.1 to 11.3 minutes away and Florida Gulf Coast University is 12.2 to 13.4 minutes away. Hertz Arena is also on Lee County's list of storm shelters. Event calendars are on the venues' own pages: Hertz Arena and FGCU.

Libraries, parks and events

The Lee County library tax is on the community's bill at 0.4218 mills, but the nearest library branch was not found in the records read, so this page names none; the Lee County Library System's locations page lists branches. Lee County Parks and the Village of Estero post their own event calendars. The one dated public event in the records read is the Village's Planning, Zoning and Design Board meeting on October 20, 2026. Source: Village of Estero.

Estates at Estero River vs Colonial Oaks: Which Estero Community Fits You?

Estates at Estero River is a 94-home single-family community beside the Estero River, and Colonial Oaks is its closest Estero comparison by size, era and price. The choice turns on river access, flood paperwork, home size and pace: Estates at Estero River had 23 MLS closings at a $680,000 median in 60 months, Colonial Oaks 16 at $550,000 in 36.

The natural comparison is Colonial Oaks, a gated Estero community of about 99 single-family homes built 2002 to 2004. Both are established single-family communities in Estero, and they differ on water, flood paperwork, price and how quickly homes sell.

Data updated: October 2026 (Southwest Florida MLS, saved Estero pull of September 29, 2026, our analysis; Lee County Property Appraiser recorded sales through August 21, 2026; association website, FEMA flood data and Lee County planning records read October 14 and 15, 2026).

The decision table

Every market row names its own window, because the two communities' first MLS windows with 10 or more closings are not the same length: Estates at Estero River reaches 10 closings at 60 months, and Colonial Oaks at 36 months. The two MLS rows therefore cover different spans of time and should be read as two communities' own long views, not as a same-period race. Structure rows come from the association website, Lee County planning records and the Lee County Property Appraiser (Estates at Estero River association website; Lee County planned development data sheet DCI960701; Lee County Property Appraiser).

Two cautions keep the table honest. First, the MLS and county rows overlap but are different counts of different windows, so we never add them. Second, a median describes the middle of a set of sales, not the price of any one house: size, year built and lot position move a price more than the community label does. Per square foot figures are per square foot of MLS living area, the same measure for both communities.

Read in plain terms, the table says Estates at Estero River is a slightly smaller and newer set of homes on a river edge with a higher median, a faster median pace and a firmer sale-to-list ratio in the windows measured, while Colonial Oaks is an older set of homes at a lower median. Both had one active listing at the pull.

Who should choose which

This choice is about homes, water, paperwork and market pace, and it has nothing to do with who the owner is. These are the practical differences.

• Choose Estates at Estero River for a river-edge setting and a resident launch. The community sits along the south side of the Estero River, and the association lists a canoe and kayak launch for residents (association website). Koreshan State Park is 6.0 to 7.2 minutes away free-flow, no traffic (OpenStreetMap OSRM, measured October 14 and 15, 2026 from five points inside the community). No home lot reaches the water.
• Choose Estates at Estero River for larger two-story homes. The median home has 2,927.5 square feet of county heated area, 80 of the 94 homes are two-story, and 72 have private pools (Lee County Property Appraiser roll, October 1, 2026).
• Choose Estates at Estero River for one association and no sub-association. The Estates at Estero River Community Association governs all 94 homes, and no community development district line appears on the tax notices read (Florida Division of Corporations; Lee County Property Appraiser 2025 millage book).
• Choose Colonial Oaks for a lower median price in the windows measured. Its MLS median was $550,000 on 16 closings in 36 months, against $680,000 on 23 closings in 60 months here, and its county median was $562,500 on 10 sales in 24 months (Colonial Oaks community page).
• Choose Colonial Oaks for a gate that is documented in county approvals. Lee County approved its gate in 2002 and approved its relocation in 2012. For Estates at Estero River, only the association website describes a gated entrance, and gate staffing is not published.
• Weigh flood paperwork on each home, not on the community. FEMA's live map reads Zone X at five points across Estates at Estero River, yet 63 of the 94 lots touch Zone AE or the floodway, and all 28 floodway lots are in the river-edge row (FEMA National Flood Hazard Layer). The elevation certificate and flood determination for the structure settle it.
• Weigh pace. Estates at Estero River posted a 56-day median and 97.4 percent of final list price over 60 months, against 93 days and 94.2 percent for Colonial Oaks over 36 months. The windows differ, so treat this as direction, not a ranking.
• Weigh the street. Estates at Estero River has one way in and out, Estero River Cir to Sandy Lane, and Summercrest construction traffic uses Sandy Lane (Toll Brothers Summercrest page).

If you are weighing both, our Estero home valuation page and buying a home in Estero pages show how we compare communities on the public record.

The neighbors on the river and on Corkscrew Road: Summercrest and Pelican Sound

Two live community pages sit next to this one on the map, and they answer different questions.

Along the south line, Summercrest is a Toll Brothers community of 153 townhomes on the recorded plat at the northeast corner of Corkscrew Road and Sandy Lane, open for sale since September 2026, with an 8-foot wall on the side facing Estates at Estero River. It is new construction, so no closings had been recorded as of September 16, 2026, and we do not set its prices against this community's median.

Downstream on the same river, Pelican Sound is a 1,299-residence golf community with a members-only Estero River boat ramp below the fixed US 41 bridge; its page counted 49 MLS closings at a $550,000 median in the 12 months before September 2026. Estates at Estero River sits upstream of that bridge, which is why the river means a resident launch and paddling here, and a boat ramp below a fixed bridge there.

How the four compare

The table lines the four communities up on the measures each page holds, with each row's own window named. Rows are not same-period races: they use the first window the community's own page treats as its lead. Where a measure is not printed here, the community's page holds it.

Estates at Estero River and Colonial Oaks are both single-family communities of similar size and era, so they compare directly on price and pace. Pelican Sound is a golf community with a far larger count of residences, and Summercrest is new construction, so both are context for the same stretch of Estero rather than substitutes. For the wider city picture, see our page on selling a home in Estero.

Why Buy in Estates at Estero River: Honest Pros and Cons?

Estates at Estero River offers larger two-story homes beside the Estero River, one association with no CDD and about 3.0 months of supply at the 12-month pace. Its trade-offs are no lot on the water, 63 of 94 lots touching Zone AE or the floodway, homes 20 to 22 years old, unpublished dues and one road out on Sandy Lane.

Pros

Each point below ties to a figure in the record, with its source and window.

• A river-edge setting with a resident launch. The community sits along the south side of the Estero River, and the association lists a canoe and kayak launch and a picnic area and gazebo (association website).
• Koreshan State Park is close. The park is 6.0 to 7.2 minutes away free-flow, 1.3 to 1.7 miles, with a boat ramp 6.3 to 7.5 minutes away (OpenStreetMap OSRM, October 14 and 15, 2026; Florida State Parks, Koreshan).
• I-75 is about 5 minutes away. The Corkscrew Road interchange, Exit 123, is 4.5 to 5.6 minutes free-flow, 2.0 to 2.3 miles (OpenStreetMap OSRM, October 14 and 15, 2026).
• Larger homes, mostly two-story, with private pools. The median home has 2,927.5 square feet of county heated area, 80 of 94 homes are two-story and 72 have private pools (Lee County Property Appraiser roll, October 1, 2026).
• One association and no CDD. One association governs all 94 homes with no sub-association, and no community development district line appears on the 2025 and 2026 notices read (Lee County Property Appraiser 2025 millage book; Florida Division of Corporations).
• A low Village rate. The Village of Estero levies 0.7300 mills, which the Village calls the lowest tax rate in Florida (Village of Estero, September 23, 2026).
• A balanced supply reading. One active listing against 4 closings in 12 months is 3.0 months of supply (our arithmetic: 1 divided by 4 over 12; Southwest Florida MLS, saved pull of September 29, 2026).

Cons and trade-offs

• No lot reaches the water. A conservation strip, Tract C at 3.224 acres, runs the full north edge as common land, and no dock or seawall appears on the record for any of the 94 homes (Lee County Property Appraiser roll, October 1, 2026).
• Most lots touch a Special Flood Hazard Area. 63 of the 94 home lots (67 percent, our arithmetic) touch Zone AE or the regulatory floodway somewhere on the parcel, with all 28 floodway lots in the river-edge row, even though FEMA's live map reads Zone X at five sample points (FEMA National Flood Hazard Layer).
• Evacuation Zone A. All five sample points sit in Lee County evacuation Zone A, the first zone Lee County evacuates for surge (Florida Division of Emergency Management, Know Your Zone).
• Homes 20 to 22 years old. Every home was first built in 2004, 2005 or 2006, and Citizens asks for a four-point inspection on homes older than 20 years (Citizens Property Insurance).
• Dues and rules are not published. The assessment, capital contribution, transfer fee, leasing and pet rules are in the estoppel certificate and the Declaration, not on any public page we found (Florida Statutes 720.30851).
• One road out, next to a construction site. Estero River Cir meets Sandy Lane, and Summercrest's vertical construction uses Sandy Lane (Toll Brothers Summercrest page).
• Thin recent sales. The last 12 months hold only 4 closings, so a 12-month median would describe four houses, and we print none.

The honest summary

Estates at Estero River rewards a buyer who wants a larger two-story home on a single street beside the Estero River, who will read the flood determination and the estoppel certificate for the specific house, and who accepts that the river is a view and a launch, not a dock. It rewards a seller who prices from home size, because in the 60 months to August 21, 2026 the Lee County record shows homes of 3,500 square feet and up at a $848,000 median on 5 sales, against $640,000 on 15 sales at 2,500 to 2,999 square feet (Lee County Property Appraiser recorded sales, county heated area, our analysis). It is a poor fit for anyone who needs a private dock or boat slip, who wants golf or a clubhouse inside the community, or who is unwilling to check one address against the flood map.

Thinking of Selling Your Estates at Estero River Home? List With the #1 Team in Southwest Florida Since 2012

Selling an Estates at Estero River home well means pricing it from the community's own closed sales, putting the flood determination and the estoppel certificate in front of buyers early, and being honest that the river touches no lot. McGreevy and Comisar, the #1 team in Southwest Florida since 2012, build every listing around those three.

Data updated: October 2026 (Southwest Florida MLS, saved Estero pull of September 29, 2026, our analysis; Lee County Property Appraiser recorded sales through August 21, 2026, our analysis; association website, FEMA flood data and Lee County planning records read October 14 and 15, 2026).

If you're searching for the best Estates at Estero River listing agent, or thinking, "I need to sell my house in Estates at Estero River...", 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 Estates at Estero River homes against the Southwest Florida MLS and the county's recorded sales for homes of the same size, separate the river-edge row from the interior streets, and put the association paperwork and the flood map in front of a buyer before the buyer has to ask. For the wider picture, see our page on selling a home in Estero.

• 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

The numbers behind the pitch

Data updated: October 2026 (Southwest Florida MLS, saved Estero pull of September 29, 2026, our analysis; Lee County Property Appraiser recorded sales through August 21, 2026, our analysis).

The first Southwest Florida MLS window with 10 or more Estates at Estero River closings is the 60 months to September 29, 2026: 23 closings at a $680,000 median, a range of $548,000 to $858,000, a median of $233 per square foot of living area, a median of 56 days on the market and a median sold-to-list ratio of 97.4 percent. The shorter windows hold fewer than 10 closings each, so we print counts and ranges, never a median, as the table shows.

One home was active at the pull, listed at $700,000 with 4 bedrooms, 2,954 square feet of living area and 308 days on the market. Against 4 closings in 12 months, that is 3.0 months of supply (our arithmetic: 1 active listing divided by 4 closings over 12 months).

The Lee County record gives a second view of the same community. In the 60 months to August 21, 2026, the Lee County Property Appraiser recorded 25 improved sales at a $665,000 median, a range of $545,000 to $858,000 and a median of $232.29 per square foot of county heated area, all 25 resales and none builder direct. Dollar volume on those 25 sales was $16,830,900 (our arithmetic from the county list). The three highest sales were $858,000 on December 14, 2021 (3,557 square feet), $850,900 on June 13, 2022 (3,507 square feet) and $848,000 on March 31, 2023 (3,574 square feet), all on Estero River Cir (Lee County Property Appraiser). The MLS and county sets overlap but are counted separately, so we never add them.

What Estates at Estero River buyers ask before they write an offer

Buyers of Estates at Estero River homes ask a short list of questions, and the seller who answers them first sells with fewer surprises.

• What are the association dues? The association website says its monthly fees are "very low" and that there is no CDD tax, but it publishes no amount, so the estoppel certificate has to state the assessment, the paid-through date and any capital contribution or transfer fee (association website; Florida Statutes 720.30851).
• What does the flood map say about this house? FEMA's live map reads Zone X at five sample points, yet 63 of the 94 home lots touch Zone AE or the regulatory floodway somewhere on the parcel, so the flood determination and the elevation certificate, where one exists, settle it for each address (FEMA National Flood Hazard Layer; Lee County flood documents).
• How old is the roof, and what will the insurer ask? Every home was first built in 2004, 2005 or 2006, and Citizens asks for a four-point inspection on homes older than 20 years (Citizens Property Insurance).
• Is this house on the river-edge row or an interior street? The 29-home river-edge row along the north side has a median 3,169 square feet of heated area against 2,840 for the other 65 homes (Lee County Property Appraiser roll, October 1, 2026).
• What can I do on the river? The association lists a canoe and kayak launch for residents. No home lot reaches the water, and none of the 94 homes has a dock or seawall on the county roll.

Your selling costs and your net sheet

An Estates at Estero River seller's costs are knowable in advance, and we put each one on a written net sheet before you accept an offer. The line items are the documentary stamp tax on the deed at $0.70 per $100 or portion, the owner's title policy at the Florida promulgated rate (Rule 69O-186.003), the association estoppel certificate, the settlement fee, a negotiable commission and the proration of the year's property tax. Who pays each item is set by the purchase contract, and in Lee County the seller customarily pays the documentary stamps and the owner's title policy. To see the arithmetic for your price, estimate your net proceeds with our seller net sheet.

Association charges belong on the sheet too. Florida caps the estoppel certificate fee at up to $299 when the account is current, plus $119 if it is delivered within 3 business days (HB 979 (2024) staff analysis). This association's own charge, any capital contribution and any transfer fee are not published, so we order the estoppel certificate early and read it before we set the price. The settlement fee varies, so ask your title company, and the commission is negotiable, so the net sheet lets you enter your own.

What Is Your Estates at Estero River Home Worth? Get a Free Valuation in 60 Seconds.

Start with our free home valuation and we will follow up with an Estates at Estero River number built on the MLS and the county's recorded sales for homes of your size, adjusted for year built, lot position, pool, condition and flood paperwork. For the wider market, our Estero home valuation page explains how we price across the village.

Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.

For the full seller guide, with the worked net sheet at the community median, read selling a home in Estates at Estero River, and for the method behind a price read the Estates at Estero River home valuation guide.

Seller questions, answered short

What is my Estates at Estero River home worth? It depends mostly on size: the 60-month MLS median was $680,000, but the county shows homes of 3,500 square feet and up at an $848,000 median on 5 sales and homes of 2,500 to 2,999 square feet at $640,000 on 15. Use our free home valuation.

What does it cost to sell? Documentary stamps, the owner's title policy, the estoppel certificate, the settlement fee, a negotiable commission and tax proration, allocated by the contract. See the seller net sheet.

How long will it take? The 60-month MLS median was 56 days on the market. The one active listing at the pull had been listed 308 days.

What is the estoppel certificate? The association's statement of the assessment, the paid-through date, amounts owed and any capital contribution or transfer fee, delivered within 10 business days of a request.

What must I disclose about flooding? Known flood damage, flood claims filed and federal flood assistance received (Florida Statutes 689.302).

Do the river-edge homes sell for more? They are larger, with a 3,169 square foot median against 2,840, and larger homes sold for more, but the MLS records here carry no lot field, so we cannot tag a sale to the row.

Your Local Real Estate Experts

McGreevy and Comisar are the Southwest Florida team Estates at Estero River owners call when a home has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and know Estero's neighborhoods street by street.

As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in Sales. Jesse McGreevy and Marc Comisar bring over 45 years of combined direct experience between them. 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

Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation. Selling an Estates at Estero River home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Estates at Estero River? Call Marc at (239) 287-5873, or read about buying a home in Estero and how we represent buyers in Estero.

Jesse McGreevy and Marc Comisar are top-reviewed Estates at Estero River realtors, and the reviews on the team's Google Business Profile describe what a seller or buyer needs most: honest pricing, clear communication, and a team that keeps following through after the contract.

★★★★★ "Jesse was accommodating and very informative … we can always depend on him if ever we have questions at any time, even Sundays. He is the best realtor we ever dealt with." Verified Google review

★★★★★ "Marc was everything we needed for our house-hunting journey in Southwest Florida. He was incredibly communicative, always quick to respond, keeping us updated every step of the way, and truly listening to our needs and preferences." Verified Google review

★★★★★ "Marc's attention to detail and deep understanding of the Southwest Florida market gave us so much confidence." Verified Google review

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

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

Florida license numbers: Jesse McGreevy SL3101296 and Marc Comisar BK3060671.

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

Frequently Asked Questions: Buyer Edition

Buyers of Estates at Estero River homes ask about the street, the river, the flood map, the association, the schools and what is being built next door. Each answer below draws on a county record, a posted document or our own analysis, and where a figure is not published we say so and name the document that holds it.

Data updated: October 2026 (Southwest Florida MLS, saved Estero pull of September 29, 2026, our analysis; Lee County Property Appraiser roll and recorded sales; association website, FEMA flood data and Village of Estero pages read October 14 and 15, 2026).

Where is Estates at Estero River in Estero?

Estates at Estero River is off Sandy Lane, north of Corkscrew Road and east of US 41, along the south side of the Estero River in Estero, Florida. It has one street, Estero River Cir, and the only way in and out is Estero River Circle to Sandy Lane, then south on Sandy Lane to Corkscrew Road (association website; Lee County Property Appraiser). The I-75 interchange at Corkscrew Road is 4.5 to 5.6 minutes away (free-flow, no traffic; OpenStreetMap OSRM, measured October 14 and 15, 2026 from five points inside the community).

Is Estates at Estero River in the Village of Estero or unincorporated Lee County?

Estates at Estero River is in the Village of Estero. The Lee County roll carries the Village municipal code and the city ESTERO on all 99 parcels (the 94 homes and 5 common parcels), and the community is zoned residential planned development. The Village incorporated on December 31, 2014 after a referendum, and its Land Development Code took effect January 27, 2021 (Village of Estero history; Village of Estero Land Development Code). Tax district 316 pairs the Village with Estero Fire Rescue.

What ZIP code is Estates at Estero River in?

Estates at Estero River is in ZIP code 33928, with a roll city of Estero on all 99 parcels. The ZIP is a mailing area, not a boundary for schools, taxes or flood maps, so use the address for those. For taxes the relevant district is 316, the Village of Estero and Estero Fire Rescue, and for utilities Lee County Utilities serves the community (Lee County Property Appraiser; Lee County Utilities).

How many homes are in Estates at Estero River?

Estates at Estero River has 94 single-family homes. The roll lists 99 parcels, which are the 94 homes plus 5 common parcels, and no vacant residential lot remains. Lee County's planned development data sheet shows 105 dwelling units, which only non-single-family types could reach, and a 2001 resolution capped single-family homes on the tract at 95, so 94 were built (Lee County planned development data sheet; Resolution Z-00-077).

When were the homes in Estates at Estero River built?

The homes in Estates at Estero River were built from 2004 to 2006. By earliest building year on the Lee County roll, 21 homes date to 2004, 46 to 2005 and 27 to 2006, and the earliest county address history is dated February 18, 2004 (Lee County Property Appraiser roll, October 1, 2026). Every home is therefore 20 to 22 years old, which matters for insurer inspections and for roof and system documentation.

Who built Estates at Estero River?

Coastal Living Homes, LLC built Estates at Estero River. The association website calls the community "the creation of Coastal Living Homes, LLC," and the 2005 administrative amendment that raised single-family lot coverage from 40 to 45 percent lists Coastal Living Homes, LLC as applicant (Florida Division of Corporations; Administrative amendment ADD2005-00038). The company's state record now shows INACTIVE, and we found no builder model names.

How big are the homes in Estates at Estero River?

Homes in Estates at Estero River range from 1,796 to 3,638 square feet of county heated area, with a median of 2,927.5. By band, 1 home is under 2,000 square feet, 13 are 2,000 to 2,499, 48 are 2,500 to 2,999, 12 are 3,000 to 3,499 and 20 are 3,500 and up (Lee County Property Appraiser roll, October 1, 2026). Including garage and covered areas, total building area runs 2,905 to 6,978 square feet, with a median of 4,336.

How many bedrooms do homes in Estates at Estero River have?

On the Lee County roll, 13 homes in Estates at Estero River have 3 bedrooms, 61 have 4 and 20 have 5, and the roll can count a den as a bedroom. Among the 23 Southwest Florida MLS closings in the 60 months to September 29, 2026, 3 were 3-bedroom homes, 7 were 4-bedroom, 4 were 4 bedrooms plus a den, 8 were 5-bedroom and 1 was 5 bedrooms plus a den (Lee County Property Appraiser; Southwest Florida MLS, our analysis).

Are the homes in Estates at Estero River one story or two story?

Most homes in Estates at Estero River are two-story: 80 of the 94 on the Lee County roll, against 14 one-story homes. Every one-story home has under 2,500 square feet of heated area, so the larger floor plans are all two-story. In the river-edge row along the north side, 28 of 29 homes are two-story, against 52 of the other 65 (Lee County Property Appraiser roll, October 1, 2026).

Do homes in Estates at Estero River have private pools?

Yes, most do. The Lee County roll shows private pools on 72 of the 94 homes in Estates at Estero River, about 77 percent (our arithmetic), including 22 of the 29 homes in the river-edge row. All 94 homes have a garage. The community has no community pool, so a home's own pool is the water feature (Lee County Property Appraiser roll, October 1, 2026).

How big are the lots in Estates at Estero River?

Lots in Estates at Estero River have a median of 0.172 acre, ranging from 0.152 to 0.412 acre, on the Lee County roll. River-edge row lots run larger, with a 0.197 acre median against 0.163 for the other lots. The 29.42 acre plat also holds 11.45 acres of common land, including the conservation strip along the north edge (Lee County Property Appraiser roll, October 1, 2026; Lee County planned development data sheet).

Are the homes in Estates at Estero River right on the river?

No home lot reaches the water. Estates at Estero River sits beside the Estero River, but a conservation strip owned as common land runs the full north edge, and the association lists a canoe and kayak launch for residents. The Property Appraiser codes 21 lots "river" as a land-value label, which is not deeded frontage or a dock right (Lee County Property Appraiser roll, October 1, 2026; association website).

Can I put a dock behind a home in Estates at Estero River?

The record says no. None of the 94 homes has a dock or seawall on the Lee County roll, and the strip behind the river-edge row is Tract C, a 3.224 acre conservation and buffer tract. The 2001 resolution made those strips conservation easements, barred lot lines from extending into them and allowed only an earthen berm, gopher tortoise management and a single controlled access point to the river (Resolution Z-00-077).

Does Estates at Estero River have a kayak or canoe launch?

The association website lists a canoe and kayak launch for residents of Estates at Estero River. Its location, rules and fees are not published, so ask for the association rules before you count on it. The 1999 rezoning required a single controlled access point to the river. Koreshan State Park has a public boat launch 6.3 to 7.5 minutes away (free-flow, no traffic; OpenStreetMap OSRM, measured October 14 and 15, 2026) (association website; Resolution Z-98-093).

Can you kayak from Estates at Estero River to Estero Bay?

The record supports paddling downstream. Florida State Parks describe the Estero River at Koreshan as about 3 miles from Estero Bay, PaddleFlorida describes about 4 miles downstream from the park launch, and the state paddling trail runs 9 miles from Koreshan to Lovers Key. Estates at Estero River is upstream of the US 41 bridge, about 1.0 to 1.45 river miles above the Koreshan ramp. Bridge clearance and river depth are not published (Florida State Parks, Koreshan; FDEP Estero Bay and River paddling guide).

Where can I launch a powerboat near Estates at Estero River?

The nearest public ramp is at Koreshan State Park, 6.3 to 7.5 minutes away (free-flow, no traffic; OpenStreetMap OSRM, measured October 14 and 15, 2026 from five points inside the community). The park posted a boat launch fee of $4 plus entry, for boats up to 24 feet, on October 14, 2026, and the park page governs. The Estero River is excluded from the North Estero Bay slow-speed zone listing, and manatee protection applies everywhere (Florida State Parks, Koreshan; FWC rule 68C-22.005).

Are there alligators in the Estero River?

We found no alligator count, sighting log or incident record for the Estero River, so we print none. The record shows a brackish tidal river beside a conservation strip, with a native buffer and a gopher tortoise plan required by the 1999 rezoning, and Estero Bay downstream is a state aquatic preserve. Wildlife is part of the setting for a river-edge community, and anyone who wants specifics on a given shoreline should ask the Florida Fish and Wildlife Conservation Commission (Resolution Z-98-093; FDEP aquatic preserves).

Is Estates at Estero River a gated community?

The association's own website describes Estates at Estero River as a gated community of 94 single-family homes. Gate staffing, guest rules and entry procedures are not published, so we make no claim about them, and they would be stated in the association rules. Read the Declaration and the rules for what the entrance does and does not control (association website; Resolution Z-98-093).

Does Estates at Estero River have a clubhouse, pool or golf course?

No. The plat, the Lee County roll and the association website show no golf course, clubhouse, community pool, tennis or pickleball court, marina or boat slip in Estates at Estero River. What the association lists is a gated entrance, a canoe and kayak launch, and a picnic area and gazebo. The Estero Recreation Center, 4.1 to 5.3 minutes away (free-flow, no traffic; OpenStreetMap OSRM, October 14 and 15, 2026), has an amphitheater, bocce, disc golf, a dog park, pickleball, a playground, sand volleyball and a workout room (Lee County Parks).

Who manages the Estates at Estero River association?

NextGen Community Management, LLC manages the association, as of October 15, 2026. The Estates at Estero River Community Association, Inc. is a Florida not-for-profit filed October 20, 2003 and active, with its annual report filed March 27, 2026 and its address of record in care of NextGen since August 27, 2025. NextGen runs a CINC WebAxis owner portal (Florida Division of Corporations; NextGen Community Management; owner portal).

How much are the HOA fees in Estates at Estero River?

The amount is not published. The association website says Estates at Estero River has "very low monthly HOA fees and no CDD tax," which is the association's own description and gives no figure. The assessment, any special assessment, capital contribution and transfer fee are stated on the estoppel certificate, which an association must deliver within 10 business days of a request (association website; Florida Statutes 720.30851). We print no dues figure we cannot source.

Is there a CDD fee in Estates at Estero River?

No community development district fee appears for Estates at Estero River. The association website says there is no CDD tax, and no CDD line appears in the district 316 millage listing or on the 2025 and 2026 notices we read (association website; Lee County Property Appraiser 2025 millage book). One association governs all 94 homes, and we found no sub-association or master association.

Can I rent out my home in Estates at Estero River?

The Declaration decides, and the leasing rules are not published. Under Florida Statutes 720.306, a rental amendment adopted after July 1, 2021 binds only later buyers or owners who consent, except for limits on rentals shorter than 6 months or more than three a year. Ask for the recorded Declaration and the association rules, and read the estoppel certificate, before you buy with a rental plan (Florida Statutes 720.306).

Are there pet, boat or RV rules in Estates at Estero River?

The pet, vehicle and boat rules for Estates at Estero River are not published, and they sit in the Declaration and the association rules. Florida law limits some clauses: documents may not bar two portable flags, parking a personal vehicle in the owner's driveway, or Florida-friendly landscaping (Florida Statutes 720.3075). No home has a dock or slip to store a boat, so boat storage would be a question for the rules.

What are property taxes like in Estates at Estero River?

In tax district 316 the 2025 millage was 13.0214 mills in total, or $1,302.14 per $100,000 of taxable value (our arithmetic), and the 2026 proposed total is 12.9827 mills, or $1,298.27. The Village of Estero levies 0.7300 mills of that. Taxable value, not price, is what the rate multiplies. Solid waste and stormwater are non-ad valorem lines on the combined notice, and we did not read bill-level amounts for this community (Lee County Property Appraiser 2025 millage book).

Is Estates at Estero River in a flood zone?

FEMA's live map reads Zone X at five points across Estates at Estero River, on panel 12071C0591H effective November 17, 2022, yet 63 of the 94 home lots touch Zone AE or the regulatory floodway somewhere on the parcel. Of the 94 lots, 31 touch only Zone X, 35 touch Zone AE outside the floodway and 28 touch the floodway, all in the river-edge row (FEMA National Flood Hazard Layer). A lender's flood determination for the exact address decides what applies to a house.

Do I need flood insurance in Estates at Estero River?

Your lender decides, based on the structure. Lenders require flood insurance when a federally backed mortgage is on a building in the Special Flood Hazard Area, and 63 of the 94 lots touch one somewhere on the parcel. FEMA's Risk Rating 2.0 prices each building from distance to water, elevation, replacement cost and foundation, not the zone alone, and a single-family home can carry up to $250,000 of building and $100,000 of contents coverage (FloodSmart; FEMA Risk Rating 2.0).

Has FEMA changed the flood map for Estates at Estero River?

FEMA's live layer returns two Letters of Map Revision at the sample points in Estates at Estero River: 23-04-0983P, effective July 15, 2024, and 25-04-3811P, effective February 5, 2026, and the shaded Zone X polygon cites a Letter of Map Change. Lee County's 2026 map revision, effective March 2, 2027, lists six panels in the Mullock Creek area, and panel 0591H, the community's panel, is not among them (FEMA National Flood Hazard Layer; Lee County map changes 2026).

What evacuation zone is Estates at Estero River in?

Estates at Estero River is in Lee County evacuation Zone A at all five sample points, on the Florida Division of Emergency Management layer and in the Lee County zone field. Zone A is the first zone Lee County evacuates for storm surge. Check your own address on the state's Know Your Zone lookup, because zones are set by location and orders are set by the storm (Florida Division of Emergency Management, Know Your Zone; Lee County Zone A fact sheet).

What happened on the Estero River during Hurricane Ian?

Surveyed USGS high-water marks from Hurricane Ian on the Estero River at the US 41 bridge, about 0.5 mile west of Estates at Estero River, read 10.77 and 10.83 feet NAVD88, about 3.7 feet above ground there. No surveyed mark exists inside the community. USGS 3DEP ground at the 94 homes runs 12.9 to 14.6 feet NAVD88, ground rather than finished floor, so we make no claim about any home. The National Hurricane Center put maximum Ian inundation at 8 to 12 feet above ground in the Estero and Bonita Springs area (USGS high-water marks; NHC report on Hurricane Ian).

What wind speed are homes in Estates at Estero River designed for?

The Lee County Property Appraiser hazard layer lists a 160 mph design wind speed (Risk Category II) for Estates at Estero River, inside the wind-borne debris region. That is the design standard for the area, not a rating for any one house. Wind mitigation features, roof covering and shutters or impact glass vary by home and are verified by inspection (Lee County Property Appraiser; Florida Building Commission).

Will a home in Estates at Estero River need a four-point inspection?

Often, yes. Every home in Estates at Estero River was first built in 2004, 2005 or 2006, so each is older than 20 years, and Citizens Property Insurance asks for a four-point inspection on homes that old. Citizens also asks for documentation of 5 years of remaining life on shingle roofs over 25 years old. Other insurers set their own rules, so ask for the quote and the inspection requirements before you write an offer (Citizens Property Insurance).

Which schools serve Estates at Estero River?

Lee County uses choice zones, not one assigned school. Estates at Estero River sits in Elementary Zone Q, Middle Zone GG and the High School South Zone, Sub-zone 2. Elementary choices include Three Oaks (Florida grade A, 7.8 to 8.9 minutes), and Three Oaks Middle is an A school 8.5 to 9.6 minutes away. Estero High is graded B and 5.4 to 6.6 minutes away (free-flow, no traffic; OpenStreetMap OSRM, October 14 and 15, 2026) (Lee County School District 2026-27 enrollment plan; Florida Department of Education school grades).

Is there a school bus from Estates at Estero River?

We cannot confirm one. The 2026-27 Student Enrollment Plan offers transportation only inside a school's zone, and it makes no promise of a bus stop at any address. Whether a bus serves a given home depends on the school chosen and the district's routes, so check the district's address lookup before you assume it (School District of Lee County enrollment plan; school site locator). This page makes no school priority claim for any address.

Where is the nearest emergency room to Estates at Estero River?

The nearest emergency department is Lee Health Coconut Point, a freestanding 24-hour emergency department that opened in 2018, 7.5 to 8.7 minutes away and 3.5 to 3.8 road miles (free-flow, no traffic; OpenStreetMap OSRM, October 14 and 15, 2026). It is not an inpatient hospital. The nearest inpatient hospital is Gulf Coast Medical Center, 16.3 to 17.4 minutes away, followed by HealthPark Medical Center at 22.8 to 24.0 minutes (Lee Health Coconut Point).

How far is Estates at Estero River from I-75 and the airport?

From Estates at Estero River the I-75 interchange at Corkscrew Road (Exit 123) is 4.5 to 5.6 minutes and 2.0 to 2.3 miles away. Southwest Florida International Airport is 21.4 to 22.6 minutes and 13.3 to 13.7 miles away. All times are free-flow, no traffic (OpenStreetMap OSRM, measured October 14 and 15, 2026 from five points inside the community), so allow more at peak hours (OpenStreetMap OSRM; Lee County Port Authority).

How far is Estates at Estero River from the beach?

Bonita Beach Park is 17.6 to 18.8 minutes and 10.1 to 10.5 miles from Estates at Estero River, and Lovers Key State Park is 26.7 to 27.9 minutes away. Times are free-flow, no traffic (OpenStreetMap OSRM, measured October 14 and 15, 2026 from five points inside the community). The community has no Gulf access of its own and no dock, so a beach day is a drive (Florida State Parks, Lovers Key; OpenStreetMap OSRM).

How close is Estates at Estero River to Koreshan State Park?

Koreshan State Park is 6.0 to 7.2 minutes and 1.3 to 1.7 miles from Estates at Estero River (free-flow, no traffic; OpenStreetMap OSRM, October 14 and 15, 2026). The park posted hours of 8 a.m. to sunset and entry of $5 per vehicle, $4 for a single occupant and $2 for a pedestrian or cyclist, plus a $4 boat launch fee, on October 14, 2026, and the park page governs (Florida State Parks, Koreshan).

Who provides water, sewer, trash and fire service in Estates at Estero River?

Lee County Utilities provides water and sewer, not Bonita Springs Utilities. Lee County Solid Waste services the area, with Waste Pro the contracted hauler for most of Estero, in garbage district 003. Estero Fire Rescue covers the community in fire district 029. Station 43 on Three Oaks Parkway is 4.2 to 5.4 minutes away free-flow, which is a drive time, not a response time (Lee County Utilities; Lee County Solid Waste; Estero Fire Rescue).

What is being built next to Estates at Estero River?

Summercrest is a Toll Brothers community of 153 townhomes on the recorded plat at the northeast corner of Corkscrew Road and Sandy Lane, open for sale since September 2026, with an 8-foot wall on the side facing Estates at Estero River. Site work and models use Corkscrew Road, and vertical construction uses Sandy Lane, the only road out of Estates at Estero River (Toll Brothers Summercrest page).

Will Sandy Lane get sidewalks or bike lanes?

Not on the current Village schedule. The Village of Estero removed the Sandy Lane Bike/Ped project from its capital plan and postponed it by Resolution 2026-05 on June 17, 2026. Separately, a $75,000 payment toward a future crosswalk was added to the 2024 Summercrest approval, and its location is not fixed in the records we read (Village of Estero council, June 17, 2026; Village of Estero capital improvement plan).

Does the Corkscrew Road widening affect Estates at Estero River?

The widening is Lee County's project on Corkscrew Road from Ben Hill Griffin Parkway to Alico Road, 4.4 miles from two to four lanes, and all of it lies east of I-75. Estates at Estero River reaches I-75 at the Corkscrew Road interchange, 2.0 to 2.3 miles away, so the work is beyond that interchange. Phase 1 finished in summer 2024, and Phase 2, about $27 million, is expected at the end of 2026 per Lee County and spring 2027 per the contractor (Village of Estero update, May 14, 2026; Corkscrew Road widening).

What is the price range of homes in Estates at Estero River?

In the 60 months to September 29, 2026, the Southwest Florida MLS recorded 23 Estates at Estero River closings from $548,000 to $858,000, with a $680,000 median. The Lee County record for the 60 months to August 21, 2026 shows 25 sales from $545,000 to $858,000, a $665,000 median, 22 sales between $500,000 and $750,000 and 3 between $750,000 and $1,000,000. One home was listed at $700,000 at the pull (Southwest Florida MLS and Lee County Property Appraiser, our analysis).

Are Estates at Estero River and Estero River Heights the same community?

No. Estero River Heights is a separate, older subdivision (Plat Book 10, page 15) and is excluded from every count on this page. Marshalls Estero River Groves (Plat Book 12, page 131) is another different subdivision. Estates at Estero River is recorded as The Estates at Estero River in Plat Book 76, pages 82 to 85, and Kristen Woods and Estero River Estates are names for this land during its planning and building (Lee County Property Appraiser; Lee County Clerk).

Planning a purchase? Call Marc at (239) 287-5873, or read how we represent Estates at Estero River buyers.

Frequently Asked Questions: Seller Edition

Estates at Estero River sellers ask about price by home size, speed, association paperwork, flood and insurance, the construction next door, and what a sale costs. Each answer draws on the MLS, the county record or a posted document, and where a figure is not published we say so and name the document that holds it.

Data updated: October 2026 (Southwest Florida MLS, saved Estero pull of September 29, 2026, our analysis; Lee County Property Appraiser recorded sales through August 21, 2026, our analysis; association website, FEMA flood data and Lee County pages read October 14 and 15, 2026).

Who is the best listing agent for Estates at Estero River?

McGreevy and Comisar. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate. In the last 12 months we tracked 4 Estates at Estero River closings in the Southwest Florida MLS, and we price each listing from the MLS and the county record for homes of its size. Start with our free home valuation or call Jesse direct at (239) 898-6072.

What is my Estates at Estero River home worth?

It depends mostly on size, year built and lot position. The 60-month MLS median was $680,000 on 23 closings, and the county's 60-month median was $665,000 on 25 sales, but a 2,500 to 2,999 square foot home had a $640,000 county median on 15 sales while homes of 3,500 square feet and up had $848,000 on 5 (Southwest Florida MLS and Lee County Property Appraiser, our analysis). Request a number through our free home valuation.

How much does it cost to sell a home in Estates at Estero River?

The costs are the documentary stamp tax on the deed at $0.70 per $100 or portion, the owner's title policy at the Florida promulgated rate, the association estoppel certificate, the settlement fee, a negotiable commission and the proration of the year's property tax. In Lee County the seller customarily pays the documentary stamps and the owner's title policy, and the purchase contract controls. Estimate your net proceeds with our seller net sheet before you list.

Who pays documentary stamp tax when I sell in Estates at Estero River?

Customarily the seller, in Lee County, and the purchase contract controls. The tax is $0.70 per $100 of the deed's consideration, or portion of $100. As an illustration at the 60-month MLS median of $680,000, the arithmetic is $680,000 divided by $100 is 6,800, and 6,800 times $0.70 is $4,760.00 (our arithmetic). Your price will differ, and the net sheet lets you enter it (Florida Statutes 201.02).

Who pays for the owner's title policy in an Estates at Estero River sale?

In Lee County the seller customarily pays for the owner's title policy, and the contract controls. Florida sets the premium by promulgated rate under Rule 69O-186.003: $5.75 per $1,000 up to $100,000, then $5.00 per $1,000 from $100,001 to $1,000,000. As an illustration at $680,000, that is $575.00 plus 580 times $5.00, or $2,900.00, for $3,475.00 (our arithmetic). The settlement fee is separate and varies, so ask your title company (Rule 69O-186.003).

What is a seller net sheet, and how do I get one for my Estates at Estero River home?

A seller net sheet lists the sale price and subtracts each cost to show estimated proceeds before mortgage payoff and commission. For an Estates at Estero River home it lists documentary stamps, the owner's title policy, the estoppel certificate, the settlement fee, a commission line you enter yourself and the tax proration. Run it free with our seller net sheet, then we refine it with your actual payoff, title quote and estoppel amounts.

How long does it take to sell a home in Estates at Estero River?

The median Estates at Estero River home that sold in the 60 months to September 29, 2026 took 56 days on the market, across 23 closings (Southwest Florida MLS, our analysis). The 4 closings in the last 12 months are too few homes to treat as a trend, so we print no median for that window. The one active listing at the pull, at $700,000, had been on the market 308 days, so price and condition matter more than timing alone.

What is the sale-to-list ratio in Estates at Estero River?

The median Estates at Estero River sale closed at 97.4 percent of its final list price over the 60 months to September 29, 2026, across 23 closings (Southwest Florida MLS, our analysis; sold over final list). The shorter windows hold 3 to 8 closings, so we print no median ratio for them. The ratio measures how close the sale price was to the final list price, not the original asking price, so a home that was reduced first can still show a high ratio.

How many homes sold in Estates at Estero River in the last year?

Four. The Southwest Florida MLS recorded 4 closings in the 12 months to September 29, 2026, from $548,000 to $660,000, and the Lee County record shows the same count in the 12 months to August 21, 2026: $635,000 on November 17, 2025, $548,000 on June 23, 2026, $660,000 on June 26, 2026 and $560,000 on August 4, 2026, all resales on Estero River Cir. With 4 sales we print a list, not a median (Lee County Property Appraiser).

What have Estates at Estero River homes sold for in the last five years?

Across the 60 months to September 29, 2026 the Southwest Florida MLS recorded 23 closings from $548,000 to $858,000, with a $680,000 median. By year the MLS counted 1 closing in 2021, 11 in 2022, 3 in 2023, 2 in 2024, 3 in 2025 and 3 in 2026 through September 29. The Lee County record for the 60 months to August 21, 2026 shows 25 sales and a $665,000 median, 22 of them between $500,000 and $750,000 (our analysis).

Do the river-edge homes sell for more in Estates at Estero River?

The record cannot say directly. The MLS records carry no lot field, and the county's sales are not tagged by lot here, so a sale cannot be assigned to the river-edge row. What the record does show is that those 29 homes are larger, with a 3,169 square foot median against 2,840, and hold 12 of the 20 homes of 3,500 square feet and up, and that larger homes sold higher (Lee County Property Appraiser roll, our analysis).

Does a bigger home sell for more in Estates at Estero River?

Generally yes. In the county's 60 months to August 21, 2026, homes of 2,500 to 2,999 square feet sold at a $640,000 median on 15 sales, homes of 3,000 to 3,499 at $707,500 on 2 sales, and homes of 3,500 and up at $848,000 on 5 sales, per county heated area. Homes under 2,500 square feet had 3 sales at a $665,000 median. The small bands are thin, so read them as direction, not a price list (Lee County Property Appraiser, our analysis).

Why did a 5-bedroom home sell for less than some 3-bedroom homes in Estates at Estero River?

Because size tracks price more closely than bedroom count here. In the county's 60 months to August 21, 2026, 3-bedroom homes had a $680,000 median on 6 sales, 4-bedroom homes $685,000 on 12 and 5-bedroom homes $600,000 on 7. Several of the 5-bedroom sales are 2,500 to 2,600 square foot homes whose fifth room is a den, which the roll can count as a bedroom. Price a home by its heated area first (Lee County Property Appraiser, our analysis).

What was the highest Estates at Estero River sale in the last five years?

The highest was $858,000, recorded December 14, 2021 for a 3,557 square foot home on Estero River Cir, and it is also the top of the 60-month MLS range. The next two were $850,900 on June 13, 2022 (3,507 square feet) and $848,000 on March 31, 2023 (3,574 square feet). All three were over 3,500 square feet (Lee County Property Appraiser recorded sales, 60 months to August 21, 2026; Southwest Florida MLS, our analysis).

How many homes are competing with mine right now in Estates at Estero River?

At the September 29, 2026 pull, one home was active, listed at $700,000 with 4 bedrooms, 2,954 square feet of living area and 308 days on the market. Against the 4 closings of the last 12 months, that is 3.0 months of supply (our arithmetic: 1 divided by 4 over 12). Listings change daily, so we check the live MLS before we set your price (Southwest Florida MLS, our analysis).

What is an estoppel certificate, and why does my Estates at Estero River sale need one?

An estoppel certificate is the association's written statement of what a home owes and what a buyer will owe. Under Florida Statutes 720.30851 it states the assessment, the paid-through date, amounts owed and any capital contribution or transfer fee, and it must be delivered within 10 business days of a request. It stays valid 30 days if delivered electronically or by hand, and 35 days if mailed, so we time the request to the closing (Florida Statutes 720.30851).

How much does the estoppel certificate cost?

Florida caps the fee at up to $299 when the account is current, plus $119 if it is delivered within 3 business days, plus up to $179 if the account is delinquent, under the law in effect since July 1, 2024. What this association charges is not published, so we read it on the certificate. The contract decides who pays, and a seller commonly orders it early to keep the closing on schedule (HB 979 (2024) staff analysis).

Will my buyer owe a capital contribution to the association?

Per the association, verify. Any capital contribution or transfer fee for Estates at Estero River is not published on a public page we found, and the estoppel certificate is the document that states one. We request the certificate early so the amount is on the net sheet and in front of the buyer before the offer is accepted. We do not estimate an amount we cannot source (Florida Statutes 720.30851).

Does the association have to approve my buyer in Estates at Estero River?

Whether the Estates at Estero River association reviews buyers is not published. The Declaration governs, and the recorded Declaration and the association rules are the documents to read, along with the estoppel certificate, which states any capital contribution or transfer fee. We ask for all three at the start of a listing so a buyer's lender, title company and agent do not discover a requirement late (Lee County Clerk of Courts; Florida Division of Corporations).

What must I disclose about flooding when I sell in Estates at Estero River?

Florida law requires a seller to disclose known flood damage, flood claims filed and federal flood assistance received, under Florida Statutes 689.302. Disclose what you know about your own house, not what a map says about the community: FEMA reads Zone X at five points in Estates at Estero River, yet 63 of the 94 lots touch Zone AE or the floodway, so the address matters. We help you gather the claim history before you list (Florida Statutes 689.302).

How do I find my Estates at Estero River home's flood zone before I list?

Start with the FEMA Flood Map Service Center and the National Flood Hazard Layer for your address, then Lee County's flood zone pages. Because 63 of the 94 lots touch Zone AE or the regulatory floodway somewhere on the parcel, and FEMA reads Zone X at five sample points on panel 12071C0591H, the parcel outline matters more than a single point. A lender's flood determination and your elevation certificate, where one exists, give the exact answer (FEMA Map Service Center; Lee County flood zones).

Should I find my elevation certificate before listing in Estates at Estero River?

Yes, it is worth a look. Buyers and insurers ask for the elevation of the structure. Elevation certificates for structures built before May 9, 2016 are on file, if any exist, with Lee County's flood section, and later ones go through the Village of Estero's Forerunner portal. Every home here was first built in 2004 to 2006, and whether certificates exist for these homes was not found, so we search the county file for yours (Lee County flood documents).

Should I replace my roof before selling in Estates at Estero River?

We do not advise replacing a roof by default. Start with documentation: roof ages are not in the public record we read, and the permit history holds them. Under Florida Statutes 627.7011 an insurer may not refuse to write or renew solely because a roof is under 15 years old, and for a roof 15 years or older it may not refuse if an inspection shows 5 or more years of remaining life. Citizens asks for the same 5-year proof on shingle roofs over 25 years (Florida Statutes 627.7011).

Should I get a wind mitigation report before listing in Estates at Estero River?

It is a low-cost document that can support a buyer's insurance quote. Florida Statutes 627.0629 requires insurers to give wind mitigation discounts for verified features, and a wind mitigation report is how features such as roof shape, deck attachment and opening protection are verified. My Safe Florida Home offers a free wind inspection to owner-occupied homestead homes, and grants for homes built before 2008, though funding status is not confirmed (Florida Statutes 627.0629; My Safe Florida Home).

Will buyers ask for a four-point inspection of my Estates at Estero River home?

Expect it. Every Estates at Estero River home was first built in 2004, 2005 or 2006, and Citizens Property Insurance asks for a four-point inspection on homes older than 20 years, covering the roof, electrical, plumbing and HVAC systems. Other insurers set their own rules. Having a recent inspection in hand, with roof age documented, answers the question before a buyer's insurance quote arrives (Citizens Property Insurance).

Will buyers ask about the Summercrest construction when I sell in Estates at Estero River?

Yes, so be ready with facts and no predictions. Summercrest is a 153-townhome Toll Brothers community along the south line, with an 8-foot wall on the side facing Estates at Estero River. Site work and models use Corkscrew Road, and vertical construction uses Sandy Lane, the only road out. A $75,000 payment toward a future crosswalk was added to its 2024 approval (Toll Brothers Summercrest page).

How do you market an Estates at Estero River home?

Premium marketing: cinematic video, drone, professional photography, a qualified-buyer database, and discretion and off-market capability when needed. For Estates at Estero River we also put the facts a buyer checks into the listing: the home's county heated area and pool, the association and the estoppel certificate, the flood paperwork for the address, the roof and four-point documents, and how the river edge works. That removes the questions that slow an offer and keeps showings focused on buyers who qualify.

Can we list off-market in Estates at Estero River?

Yes. Off-market and confidential sales are part of how we sell when a seller wants discretion. The trade-off is fewer buyers seeing the home, which can affect price and speed, so we explain it with the MLS pace first: the median Estates at Estero River home sold in 56 days in the 60 months to September 29, 2026 (Southwest Florida MLS, our analysis). Call Jesse direct at (239) 898-6072, text or call, for a confidential conversation.

How accurate are online home value estimates for Estates at Estero River?

Treat them as a starting point. The MLS records for Estates at Estero River carry no lot field, so an automated estimate cannot tell a river-edge row home from an interior home, and size moves price here: the county's 60-month median was $640,000 on 15 sales at 2,500 to 2,999 square feet and $848,000 on 5 sales at 3,500 and up. With only 4 sales in 12 months, estimates rest on thin data. Ask for a free home valuation.

What is a CMA, and do you prepare one for Estates at Estero River?

A CMA, or comparative market analysis, is a price opinion built from recent comparable sales. For Estates at Estero River we build it from the MLS closings and the county's recorded sales for homes of your size, then adjust for year built, lot position, pool, roof age, condition and flood paperwork, and set it beside any active listing. It is free, and it comes with a written pricing plan. Request it through our free home valuation.

Is real estate commission negotiable when I sell in Estates at Estero River?

Yes. Real estate commission is negotiable in Florida, and no rate is set by law or by the association. We discuss our fee at the listing meeting and show it as a line on your net sheet, so you can enter your own number and see the effect on your proceeds. Use our seller net sheet to compare scenarios before you decide.

How are property taxes prorated when I sell in Estates at Estero River?

At closing, the title company divides the year's property tax between you and the buyer by the days each of you owns the home, and the contract controls the method. Florida taxes are billed for the calendar year. In district 316 the 2025 millage was 13.0214 mills, or $1,302.14 per $100,000 of taxable value (our arithmetic), so the proration depends on your taxable value and exemptions. We show an estimate on the net sheet, not a computed figure here (Lee County Property Appraiser 2025 millage book).

Will my buyer's property taxes be higher than mine in Estates at Estero River?

It can be. After a sale, a buyer's assessed value resets to market value, and the Save Our Homes cap applies from the next homestead year, so the buyer's bill can differ from yours. The millage is the same for both: district 316 totals 13.0214 mills for 2025 and 12.9827 proposed for 2026. We do not compute a buyer's bill here, because it turns on assessed value and exemptions (Florida Department of Revenue exemptions).

Do I owe capital gains tax when I sell my Estates at Estero River home?

That depends on your gain, how long you owned the home, whether it was your main home and the rules in effect when you sell. The IRS explains the exclusion for a main home in Topic 701. We give no tax advice and print no tax figures here. Bring your purchase closing statement and your improvement records to a tax adviser before you list, and we will work the result into your net sheet, which shows proceeds before tax (IRS Topic 701).

Can I sell an inherited Estates at Estero River home?

Yes. The title company tells us what documents it needs to show who has authority to sign for the property, which depends on how the home was held and on the estate. The estoppel certificate, the tax bill and the flood paperwork still apply. We gather the association documents and the county records early, so the sale does not wait on paperwork, and we coordinate with the title company on the estate steps.

Can I sell my Estates at Estero River home while living out of state?

Yes. We manage showings, vendor access, inspections, association paperwork and the closing remotely, with closing documents handled by mail and e-signature through the title company. Because the buyer's title company requests the estoppel certificate, most steps run by email, and we arrange a local contact for the house while it is listed. The Declaration and the association rules decide what upkeep a vacant home still needs.

What is the current market for sellers in Estates at Estero River?

It is a thin market. In the 60 months to September 29, 2026, the MLS recorded 23 closings at a $680,000 median, 97.4 percent of final list price and 56 days on the market. Only 4 closed in the last 12 months, with 1 active listing, about 3.0 months of supply. County calendar-year sales were 11 in 2022, 3 in 2023, 2 in 2024 and 3 in 2025, so a few sales move any average (Southwest Florida MLS and Lee County Property Appraiser, our analysis).

Why choose McGreevy and Comisar to sell my Estates at Estero River home?

We read the record. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and have over 45 years of combined direct experience. We price from size and lot position, put the estoppel certificate, the flood paperwork and the roof documents in the listing, and show you a written net sheet before you accept an offer. Start with our free home valuation.

Selling your Estates at Estero River home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.

Downloadable Documents

These Estates at Estero River documents come from Lee County, the Lee County Property Appraiser, the Village of Estero, the School District of Lee County, the State of Florida and federal agencies. Each link opens the issuing authority's own copy, so you read the current version, not a reprint. Read the recorded documents for any parcel before you buy.

County sales from Lee County Property Appraiser public files, analyzed October 2026. MLS figures from the Southwest Florida MLS, saved pull of September 29, 2026. Brokered by Domain Realty.

Sources and Authoritative References

Every figure on this Estates at Estero River page traces to a primary source below: Lee County and its Property Appraiser, the Village of Estero, the association and its manager, Florida statutes, FEMA and federal agencies, and the School District of Lee County. Market figures come from the Southwest Florida MLS and Lee County recorded sales.

Source titles and links are the issuing authority's own.

Market data

1. Southwest Florida MLS (Matrix), saved Estero pull of September 29, 2026, our analysis (member system, no public link)
2. Lee County Property Appraiser public parcel and sales files (parcel roll of October 1, 2026; recorded sales through August 21, 2026), our analysis: https://www.leepa.org/ (accessed October 15, 2026)

Lee County Property Appraiser, Clerk and records

3. Lee County Property Appraiser GIS services (parcel, subdivision, flood and hazard layers): https://gissvr.leepa.org/gissvr/rest/services (accessed October 15, 2026)
4. Lee County Property Appraiser, 2025 Taxing District Millage Book: https://leepa.org/TaxRoll/Millage%20Books/2025%20Taxing%20District%20Millage%20Book.pdf (accessed October 15, 2026)
5. Lee County Property Appraiser (parcel roll of October 1, 2026 and recorded sales): https://www.leepa.org/ (accessed October 15, 2026)
6. Lee County Clerk of Courts (official records and plats): http://www.leeclerk.org/ (accessed October 14, 2026)
7. Florida Division of Corporations, entity name search: https://search.sunbiz.org/Inquiry/CorporationSearch/ByName (accessed October 14, 2026)
8. Florida Division of Corporations, Coastal Living Homes, LLC record: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults?inquiryType=EntityName&searchTerm=COASTAL%20LIVING%20HOMES (accessed October 14, 2026)

Lee County planning, utilities, parks and flood

9. Resolution Z-98-093, Board of County Commissioners, March 15, 1999 (Kristen Woods): https://docsearch.leegov.com/Home/DownloadFile/980545165 (accessed October 15, 2026)
10. Resolution Z-05-039, August 15, 2005 (Design Parc): https://docsearch.leegov.com/Home/DownloadFile/980545765 (accessed October 15, 2026)
11. Resolution Z-00-077, January 29, 2001 (single-family on Tract A): https://docsearch.leegov.com/Home/DownloadFile/980545937 (accessed October 15, 2026)
12. Resolution Z-05-038, August 15, 2005 (Galleria at Corkscrew): https://docsearch.leegov.com/Home/DownloadFile/980546284 (accessed October 15, 2026)
13. Administrative amendment ADD2005-00038, March 15, 2005 (lot coverage): https://docsearch.leegov.com/Home/DownloadFile/980547437 (accessed October 15, 2026)
14. Lee County planned development data sheet DCI960701: https://www.leegov.com/dcd/zoning/pd/planneddevelopment?tid=DCI960701 (accessed October 15, 2026)
15. Lee County Parks and Recreation: https://www.leegov.com/parks (accessed October 15, 2026)
16. Lee County Solid Waste: https://www.leegov.com/solidwaste (accessed October 15, 2026)
17. Lee County Utilities: https://www.leegov.com/utilities (accessed October 15, 2026)
18. Lee County flood section, building improvements and substantial damage: https://www.leegov.com/dcd/flood/building/improvements (accessed October 15, 2026)
19. Lee County flood section, flood documents and elevation certificates: https://www.leegov.com/dcd/flood/documents (accessed October 15, 2026)
20. Lee County flood section, FIRM zones: https://www.leegov.com/dcd/flood/firm/zones (accessed October 15, 2026)
21. Lee County flood section, 2026 FEMA map changes: https://www.leegov.com/dcd/flood/floodways/femamapchanges2026 (accessed October 15, 2026)
22. Lee County Emergency Management, Zone A fact sheet: https://www.leegov.com/publicsafety/Documents/Emergency%20Management/ZONE%20A.pdf (accessed October 15, 2026)
23. Lee County Emergency Management: https://www.leegov.com/publicsafety/emergencymanagement (accessed October 15, 2026)
24. Corkscrew Road widening project (Lee County): https://corkscrewroadwidening.com/ (accessed October 15, 2026)
25. Lee County Port Authority (Southwest Florida International Airport): https://flylcpa.com/ (accessed October 14, 2026)

State statutes, rules and agencies

26. Florida Statutes 197.3632, non-ad valorem assessments: http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0100-0199/0197/Sections/0197.3632.html (accessed October 15, 2026)
27. Florida Statutes 201.02, documentary stamp tax on deeds: http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0200-0299/0201/Sections/0201.02.html (accessed October 15, 2026)
28. Florida Statutes 627.0629, wind mitigation discounts: http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0627/Sections/0627.0629.html (accessed October 15, 2026)
29. Florida Statutes 627.7011, roof underwriting: http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0627/Sections/0627.7011.html (accessed October 15, 2026)
30. Florida Statutes 720.303, association records, budgets and meetings: http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.303.html (accessed October 15, 2026)
31. Florida Statutes 720.305, association fines: http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.305.html (accessed October 15, 2026)
32. Florida Statutes 720.306, amendments, quorum and rentals: http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.306.html (accessed October 15, 2026)
33. Florida Statutes 720.3075, prohibited clauses in association documents: http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.3075.html (accessed October 15, 2026)
34. Florida Statutes 720.3085, assessments and liens: http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.3085.html (accessed October 15, 2026)
35. Florida Statutes 720.30851, estoppel certificates: http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.30851.html (accessed October 15, 2026)
36. Florida Department of Revenue, property tax exemptions: https://floridarevenue.com/property/Pages/Taxpayers_Exemptions.aspx (accessed October 15, 2026)
37. Florida Department of Education, school grades: https://www.fldoe.org/accountability/accountability-reporting/school-grades/ (accessed October 14, 2026)
38. Florida Rule 69O-186.003, title insurance premium rates: https://www.flrules.org/gateway/RuleNo.asp?title=Title%20Insurance%20Rules&ID=69O-186.003 (accessed October 15, 2026)
39. Florida Administrative Code Rule 68C-22.005, Lee County manatee protection zones: https://www.flrules.org/gateway/ruleNo.asp?id=68C-22.005 (accessed October 15, 2026)
40. Florida Statutes 689.302, residential flood disclosure: https://www.flsenate.gov/Laws/Statutes/2025/689.302 (accessed October 15, 2026)
41. Florida House staff analysis, 2014 HB 1373 (Estero incorporation): https://www.flsenate.gov/Session/Bill/2014/1373/Analyses/h1373z.LFAC.PDF (accessed October 15, 2026)
42. Florida House staff analysis, 2024 HB 979 (estoppel certificate fee caps): https://www.flsenate.gov/Session/Bill/2024/979/Analyses/h0979b.JDC.PDF (accessed October 15, 2026)
43. Internal Revenue Service, Topic 701, sale of your home: https://www.irs.gov/taxtopics/tc701 (accessed October 14, 2026)
44. Florida DBPR, homeowners' associations: https://www2.myfloridalicense.com/condos-timeshares-mobile-homes/homeowners-associations/ (accessed October 15, 2026)
45. Florida Building Commission: https://www.floridabuilding.org (accessed October 15, 2026)
46. Florida Division of Emergency Management, Know Your Zone: https://www.floridadisaster.org/knowyourzone/ (accessed October 15, 2026)
47. My Safe Florida Home: https://mysafeflhome.com (accessed October 15, 2026)
48. Citizens Property Insurance: https://www.citizensfla.com (accessed October 15, 2026)
49. Florida DEP, aquatic preserves: https://floridadep.gov/rcp/aquatic-preserve (accessed October 15, 2026)
50. Florida DEP, Estero Bay and River paddling guide: https://floridadep.gov/sites/default/files/Estero%20Guide_1.pdf (accessed October 15, 2026)

Village of Estero

51. Village of Estero, capital improvement plan: https://estero-fl.gov/capital-improvement-plan/ (accessed October 14, 2026)
52. Village of Estero, Corkscrew Road widening Phase 2 update from Lee County, May 14, 2026: https://estero-fl.gov/corkscrew-road-widening-phase-2-update-from-lee-county-on-may-14-2026/ (accessed October 14, 2026)
53. Village of Estero, FY 2026/27 budget and tax rate, September 23, 2026: https://estero-fl.gov/council-adopted-fy-26-27-budget-and-lowest-tax-rate-in-the-state-on-september-23/ (accessed October 14, 2026)
54. Village of Estero, history and incorporation: https://estero-fl.gov/estero-history/ (accessed October 14, 2026)
55. Village of Estero, Land Development Code: https://estero-fl.gov/land-development-code/ (accessed October 14, 2026)
56. Village of Estero, Planning Zoning and Design Board, September 15, 2026: https://estero-fl.gov/mission-grove-of-estero-home-base-estero-and-woodfield-addressed-by-the-planning-zoning-design-board-on-september-15-2026/ (accessed October 14, 2026)
57. Village of Estero, planning and zoning: https://estero-fl.gov/planning-zoning/ (accessed October 14, 2026)
58. Village of Estero, Estero RiverPark land purchase: https://estero-fl.gov/public-works/land-purchase/ (accessed October 14, 2026)
59. Village of Estero, council meeting of June 17, 2026: https://estero-fl.gov/sportspark-septic-to-sewer-and-high-5-among-many-topics-addressed-by-council-on-june-17-2026/ (accessed October 14, 2026)
60. Village of Estero, Planning Zoning and Design Board, May 19, 2026: https://estero-fl.gov/zoning-applications-addressed-by-the-planning-zoning-design-board-on-may-19-2026/ (accessed October 14, 2026)

Flood, storm and insurance

61. USGS 3DEP Elevation Point Query Service (ground elevation at the 94 home locations): https://epqs.nationalmap.gov/v1/json (accessed October 14, 2026)
62. FEMA National Flood Hazard Layer (live map service): https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer (accessed October 15, 2026)
63. FEMA Map Service Center: https://msc.fema.gov/portal/home (accessed October 15, 2026)
64. USGS Hurricane Ian high-water marks (Short-Term Network): https://stn.wim.usgs.gov/STNServices/HWMs/FilteredHWMs.json?Event=325&StateName=FL (accessed October 15, 2026)
65. FEMA, Risk Rating 2.0: https://www.fema.gov/flood-insurance/risk-rating (accessed October 14, 2026)
66. FEMA, Community Rating System: https://www.fema.gov/floodplain-management/community-rating-system (accessed October 14, 2026)
67. FloodSmart, National Flood Insurance Program (address without trailing slash): https://www.floodsmart.gov (accessed October 15, 2026)
68. FloodSmart, National Flood Insurance Program: https://www.floodsmart.gov/ (accessed October 15, 2026)
69. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian: https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf (accessed October 15, 2026)
70. National Hurricane Center, Tropical Cyclone Report, Hurricane Helene: https://www.nhc.noaa.gov/data/tcr/AL092024_Helene.pdf (accessed October 15, 2026)
71. National Hurricane Center, Tropical Cyclone Report, Hurricane Milton: https://www.nhc.noaa.gov/data/tcr/AL142024_Milton.pdf (accessed October 15, 2026)

Schools, healthcare and fire

72. School District of Lee County, School Proximity Zones service: https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/arcgis/rest/services/School_Proximity_Zones/FeatureServer (accessed October 15, 2026)
73. South Florida Hospital News, Lee Health Coconut Point emergency department opening, December 26, 2018: https://southfloridahospitalnews.com/2018/12/26/lee-health-opens-countys-first-freestanding-emergency-department-in-estero/ (accessed October 15, 2026)
74. Estero Fire Rescue: https://www.esterofire.org/ (accessed October 15, 2026)
75. Florida Gulf Coast University: https://www.fgcu.edu/ (accessed October 15, 2026)
76. Lee Health, fast facts: https://www.leehealth.org/about-us/get-to-know-lee-health/lee-health-fast-facts (accessed October 14, 2026)
77. Lee Health, Coconut Point emergency room: https://www.leehealth.org/locations/find-a-location/coconut-point-emergency-room (accessed October 14, 2026)
78. Lee Health, convenient care Bonita: https://www.leehealth.org/locations/find-a-location/convenient-care-bonita (accessed October 14, 2026)
79. School District of Lee County: https://www.leeschools.net/ (accessed October 14, 2026)
80. School District of Lee County, Student Enrollment Plan 2026-27: https://www.leeschools.net/common/pages/GetFile.ashx?key=c5aKDQZk (accessed October 14, 2026)
81. School District of Lee County, 2025-26 school grades report: https://www.leeschools.net/news/july_2026/2025-2026_school_grades_report (accessed October 14, 2026)
82. NCH Healthcare System: https://www.nchmd.org/ (accessed October 15, 2026)
83. School site locator, Lee County: https://www.schoolsitelocator.com/apps/leecounty/ (accessed October 15, 2026)

Association, builder, river, parks and neighbors

84. NextGen Community Management: https://nextgcm.com/ (accessed October 14, 2026)
85. NextGen Community Management, CINC WebAxis owner portal: https://ngcm.cincwebaxis.com/cinc/home/ (accessed October 15, 2026)
86. OpenStreetMap OSRM routing service (free-flow drive times): https://router.project-osrm.org/ (accessed October 14, 2026)
87. Bergeron Land Development, Corkscrew Road project: https://www.bergeronlanddev.com/corkscrew-road/ (accessed October 15, 2026)
88. Florida State Parks, Koreshan State Park: https://www.floridastateparks.org/parks-and-trails/koreshan-state-park (accessed October 14, 2026)
89. Florida State Parks, Lovers Key State Park: https://www.floridastateparks.org/parks-and-trails/lovers-key-state-park (accessed October 14, 2026)
90. Hertz Arena: https://www.hertzarena.com/ (accessed October 14, 2026)
91. Miromar Outlets: https://www.miromaroutlets.com/ (accessed October 15, 2026)
92. PaddleFlorida: https://www.paddleflorida.net (accessed October 15, 2026)
93. Simon, Coconut Point: https://www.simon.com/mall/coconut-point (accessed October 15, 2026)
94. The Estates at Estero River Community Association website: https://www.theestatesatesteroriver.com/ (accessed October 15, 2026)
95. Toll Brothers, Summercrest: https://www.tollbrothers.com/luxury-homes-for-sale/Florida/Summercrest-by-Toll-Brothers (accessed October 15, 2026)
96. Estero River Outfitters: https://esteroriveroutfitters.com (accessed October 15, 2026)