Island Club at Corkscrew

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

Island Club at Corkscrew is a gated community of 250 single-family homes in Estero, Florida. It is recorded as Island Club at Corkscrew Woodlands, and its homeowners association runs its website under the name Island Club of Estero. It is a separate community from its neighbor Corkscrew Woodlands, which has its own association. The homes stand on nine streets around a lake the two communities share, off Corkscrew Road west of I-75, and were built from 1996 to 2003.

McGreevy and Comisar are the team Island Club at Corkscrew sellers call first: Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, with over $900 million in personal sales between Jesse and Marc. If you are selling, this page shows you what a buyer will check before an offer: the fee schedule, the flood zone on your street, the age of the house and the sale record, all taken from public records. If you are buying, it shows you the same things from your side of the table, 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. It carries the recorded documents, the fee stack, the flood zone for every street, the school zones, the drive times and the sale record in one place, with a source beside each number. Use the Table of Contents to jump to the part you need.

Why McGreevy and Comisar Are the Best Realtor for Island Club at Corkscrew

McGreevy and Comisar are the best realtor for Island Club at Corkscrew because value in this 250-home gated community turns on three things we read for a living: floor-plan size, lake-class lot and condition, all inside one association with one fee schedule. Whether you are selling or buying, command of those records is what protects your price.

If you're searching for the best realtor for Island Club at Corkscrew, whether you're ready to sell your Island Club at Corkscrew home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.

Recent Island Club at Corkscrew track record (Southwest Florida MLS, the 12 months to September 29, 2026): 16 homes sold · $5,301,400 in Island Club at Corkscrew dollar volume · 24 median days on market · 97.4 percent median sale-to-final-list ratio · highest-priced sold: $390,000 · fastest sold: 0 days on market

In the last 12 months we tracked 16 Island Club at Corkscrew closings on the Southwest Florida MLS, and we read each of them against the county's recorded sales before we price a home here. Those figures are market-wide totals for the community, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. The $5,301,400 dollar volume is our arithmetic: the sum of the 16 closing prices listed sale by sale further down this page.

For Island Club at Corkscrew sellers: premium marketing, cinematic video, drone, professional photography, a qualified-buyer database, discretion and off-market capability when needed.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Selling your Island Club at Corkscrew home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072 (confidential conversations welcome).

Read our seller guide for Island Club at Corkscrew, or ask what your Island Club at Corkscrew home is worth.

Buying a home in Island Club at Corkscrew? Call Marc at (239) 287-5873 for a personalized buyer consultation, and read how we represent buyers in Estero.

Read our buyer guide for Island Club at Corkscrew.

Key Takeaways

Island Club at Corkscrew is a gated, built-out community of 250 single-family homes in the Village of Estero, recorded as Island Club at Corkscrew Woodlands. These eight facts are the spine of this page, and each one is expanded, sourced and dated in its own section below.

• 250 single-family homes were built from 1996 to 2003 on nine streets, all inside the Village of Estero, and the community is recorded as Island Club at Corkscrew Woodlands.
• Southwest Florida MLS, 12 months to September 29, 2026: 16 closings, a $325,000 median, 97.4 percent of final list price and a 24-day median on market.
• Lee County recorded sales, 12 months to September 25, 2026: 18 sales, a $325,000 median, all resales.
• Mostly two-bedroom homes: 195 of the 250 are two-bedroom on the county roll, with 858 to 1,794 square feet of county heated area, and 40 homes carry the county's lake-lot class.
• One association: $820 a quarter from April 2026, a $1,000 capital transfer fee, and bulk cable, lawn care and water and sewer paid through the assessment.
• Amenities: a 2001 community center with pool and spa, tennis and pickleball, shuffleboard, bocce and a gazebo in each circle; there is no golf course, no marina and no community development district.
• Flood zones by parcel: 211 homes in Zone X, 32 in shaded Zone X and 7 in Zone AH on Parrot Cove Circle, across two FEMA map panels, with Lee County evacuation Zone C.
• Rules: no age restriction appears in the recorded declaration; leases need Board approval, run 3 months at minimum and may not exceed 3 a year.

Table of Contents

This table of contents lists every section of the Island Club at Corkscrew guide in reading order, grouped by the decision you are trying to make. Jump to the group that matches your question, or read straight through; every H2 section opens with a short, self-contained answer you can use on its own.

Start Here: Why McGreevy and Comisar Are the Best Realtor for Island Club at Corkscrew · Key Takeaways

Identity and Market: What Is It Like to Live in Island Club at Corkscrew? · Is Island Club at Corkscrew the Same as Corkscrew Woodlands? · What Is the Island Club at Corkscrew Real Estate Market Doing? · How Many Homes Are in Island Club at Corkscrew?

History, Zoning and Governance: How Did Island Club at Corkscrew Come to Be? · What Do the Zoning Approvals and the 2010 Replat Allow? · Who Governs Island Club at Corkscrew?

The Money: What Are the HOA Fees in Island Club at Corkscrew? · What Are Property Taxes in Island Club at Corkscrew?

Homes, Amenities and Rules: Which Part of Island Club at Corkscrew Is Which? · What Are the Homes in Island Club at Corkscrew Like? · What Amenities Does Island Club at Corkscrew Have? · Which Island Club at Corkscrew Homes Are on the Lake? · What Does Island Club at Corkscrew Not Have? · What Rules Should Buyers Know Before Buying in Island Club at Corkscrew?

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

Location, Schools and Care: Which Schools Serve Island Club at Corkscrew? · Where Is the Nearest Hospital and Emergency Care? · How Long Are the Drives From Island Club at Corkscrew? · What Is Planned Around Island Club at Corkscrew? · What Is There to Do Near Island Club at Corkscrew?

Decide and Act: Island Club at Corkscrew vs Fountain Lakes: Which Estero Community Fits You? · Why Buy in Island Club at Corkscrew: Honest Pros and Cons? · Thinking of Selling Your Island Club at Corkscrew Home? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts

Questions 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 Island Club at Corkscrew?

Living in Island Club at Corkscrew means a gated, built-out community of 250 single-family homes on nine streets, with a 2001 community center, a pool, courts and a gazebo in each circle, one homeowners association and no golf course. This section describes the place, the homes and the paperwork, using public records and the association's own documents.

Where Island Club at Corkscrew sits on Corkscrew Road

Island Club at Corkscrew is reached from Corkscrew Road by Corkscrew Woodlands Boulevard, west of I-75 and east of Three Oaks Parkway, about half a mile from the I-75 on-ramp. Corkscrew Road is County Road 850, the association lists its office and clubhouse at 21500 Corkscrew Woodlands Blvd, and the roll carries ZIP code 33928 on all 250 homes. The Census Bureau places the community in the Estero village census place, census tract 503.06.

The 250 home parcels fall inside a footprint about 0.6 miles east to west and 0.4 miles north to south, our reading of the parcel centers in the Lee County Property Appraiser parcel layer. By road from the gate, the I-75 on-ramp at Corkscrew Road is 0.5 miles and about 1 minute away, the South County Regional Library on Three Oaks Parkway is 1.1 miles and 3 minutes, Miromar Outlets is 1.3 miles and 4 minutes, and Coconut Point is 4.2 miles and 9 minutes. Free-flow model estimates (OpenStreetMap OSRM) from the Island Club at Corkscrew gate, measured October 14, 2026; season and traffic lengthen every drive. The method is the OSRM public routing service, and the full drive-time table sits in its own section below.

The homes in one paragraph

The county roll counts 250 single-family homes, built from 1996 to 2003 by RLD Homes, Inc., the developer and builder of record. On that roll, 195 are two-bedroom, 54 are three-bedroom and 1 is four-bedroom, and county heated area runs from 858 to 1,794 square feet. The builder's own model sheets from 1999 to 2001 carry larger numbers, from 1,412 square feet for the Aruba to 2,161 square feet for the two-story Tahiti II, because they measure a different thing than the county does, and this page never merges the two measures. In practice, value here is set by the plan and its size, whether the lot is on the lake, and the condition of a house that is now 23 to 30 years old.

Daily life around the lake, the circles and the community center

The association organizes the nine streets as eight numbered circles: circle 1 is Bahia Terrado, 2 Blue Bimini, 3 Rio Mar, 4 San Tropez, 5 Maui, 6A Aqua Surf Court, 6B Tropical Moon Court, 7 Parrot Cove and 8 Pearl Bay, with one circle representative for each. The community center sits on its own 17.78-acre association parcel at 21500 Corkscrew Woodlands Blvd. The county roll shows one building there, built in 2001, 5,918 square feet gross and 4,997 square feet heated, with a pool flag.

The association's Amenities page lists a ballroom with a stage, a kitchen, a library and a fitness center inside, a pool and spa with a sundeck between the building and the lake, two tennis courts that convert to four pickleball courts, six shuffleboard courts, a bocce court and a horseshoe pit, and a gazebo inside each circle. The pool was renovated in 2021, and the association's newsletters report a second pool heater by January 2025 and court renovation with new fencing completed by that month. The association describes the lake as 23 acres, shared with its neighbor. Every amenity is covered in detail, with its source, in the amenities section below.

What Island Club at Corkscrew is not

Island Club at Corkscrew has no golf course; no association document lists one, and none of the 299 roll parcels carries a golf land use. It has no community development district: the 2025 Lee County millage book shows none in taxing district 316. It has no new construction either, because the county recorded zero builder-direct sales in every window we measured, so every sale is a resale. The 2021 association Q&A states that the community has no membership in any other association and charges no recreation rent or land use fee.

Those absences matter in a price comparison. A buyer weighing Island Club at Corkscrew against a community with a golf course or a district assessment should compare the full cost stack, not the headline price, and the fee section below lays out every layer that applies here.

Who manages it and where the paperwork lives

The association's annual report on Sunbiz names Guardian Property Management as registered agent and manager, and the association keeps an office at the clubhouse with posted part-time hours. That is the report filed March 3, 2026, which we read on October 14, 2026; manager details change, so treat them as dated.

The members' governing documents sit behind the manager's portal login. The recorded copies at the Lee County Clerk are the public record, and the document list near the end of this page links them. In a sale, the estoppel certificate is the document that states what the association says is owed and due on a home; Florida caps its fee at $299, plus $119 when it is rushed, under section 720.30851 of the Florida Statutes, and the fee section below explains how that compares with the declaration's own figure.

Is Island Club at Corkscrew the Same as Corkscrew Woodlands?

No. Island Club at Corkscrew and Corkscrew Woodlands are two communities with two associations, though they share a lake, a boulevard and some entrance features under recorded agreements. The names collide because county records, plats and the association's own letterhead all use the Corkscrew Woodlands name.

The one-sentence answer

Island Club at Corkscrew is recorded as Island Club at Corkscrew Woodlands, and its homeowners association runs its website under the name Island Club of Estero. It is a separate community from its neighbor Corkscrew Woodlands, which has its own association.

The association itself is Island Club at Corkscrew Woodlands Homeowners' Association, Inc., a Florida not-for-profit corporation filed August 15, 1995 and active, per the Sunbiz record. Every other name you meet is a label for the same 250 homes.

Why the records say "Corkscrew Woodlands"

The plats for Phases I through IX are recorded as Island Club at Corkscrew Woodlands, and so are the declaration and the legal descriptions on the county roll. The zoning cases carry the same root: Lee County case DCI940148 is titled "Corkscrew Woodlands (NW Parcel) RPD," adopted in 1994, and case DCI953303 is titled "Corkscrew Woodlands RPD (PH A,B,C,D)," adopted in 1996. Read the county's data sheet for DCI940148 and the data sheet for DCI953303 and you will see the name in the title.

That is a records fact, not a statement that the communities are one. The Village carries the legacy county zoning forward, so the older zoning names persist in Village and county files, and a zoning lookup returns the Corkscrew Woodlands case names for this land.

What the two communities share, by recorded agreement

Under sections 10.2.2 and 10.4 of the Amended and Restated Declaration, the two communities share the lake and the stormwater system, the entrance signage and gates, the main boulevard from the Island Club gate to the Corkscrew Woodlands gate, and waterlines. A Surface Water Management System Agreement dated December 1, 2009 (instrument 2009000343574) with Corkscrew Woodlands Association, Inc. covers the stormwater side, and a joint Lake Committee with equal representation sets the lake rules. The declaration cites South Florida Water Management District permit 36-00338-S.

The shared boulevard was repaved in summer 2025, according to the association's October 2025 newsletter. Whether Corkscrew Woodlands residents may use Island Club at Corkscrew amenities is not stated in the documents we read; the recorded cross agreement would hold the answer.

What they do not share

Each community has its own association, and there is no master association above them. Island Club at Corkscrew has its own recreation parcel, the 17.78-acre community center site, and its 2021 Q&A states that homeowners pay no recreation rent and belong to no other association. This page does not describe Corkscrew Woodlands' homes, rules, prices or amenities; that is its own community with its own association, and its facts belong on its own page.

Island Club of Estero: the association's website name

The association runs a public website at islandclubofestero.com, and its documents there carry the letterhead "The Island Club at Corkscrew Woodlands." We treat it as the association's own website, which it runs as Island Club of Estero, and we cite its rules, forms and newsletters as association statements, never as recorded instruments. The recorded declaration and amendments at the Lee County Clerk remain the controlling documents.

For a seller, the practical point is that a buyer may meet three names for the same 250 homes: "Island Club of Estero" on the association's website, "Island Club at Corkscrew" on listings and market pages like this one, and "Island Club at Corkscrew Woodlands" in the county record.

Village of Estero or Lee County: who governs what

Every one of the 250 homes sits inside the Village of Estero. The county roll shows city ESTERO and municipality code E on all 299 parcels under the recorded name, in taxing district 316. The Village incorporated on December 31, 2014, and these homes were built before that date, under Lee County.

Today the Village handles zoning, permits and code for the community. Lee County keeps the Property Appraiser, the Tax Collector, the Clerk of the Circuit Court and county utilities. The lake rules are not a Village or county matter: they are set by the joint Lake Committee under the declaration, and the association's rules prohibit swimming and restrict boats to paddle craft and electric power.

What Is the Island Club at Corkscrew Real Estate Market Doing?

The Island Club at Corkscrew market is small and steady: the Southwest Florida MLS shows 16 closings in the 12 months to September 29, 2026, at a $325,000 median, 97.4 percent of final list price and a 24-day median on market. Lee County recorded sales, which we show second as the long view, read 18 sales at the same median.

Data updated: October 2026

The MLS lead window: 12 months

We lead with the Southwest Florida MLS because the 12-month window is the first to hold ten or more closings, and in the last 12 months we tracked every one of the 16. The table shows four windows, all ending September 29, 2026, from a saved Matrix pull of that date. Sale-to-list is the sold price over the final list price.

None of these closings is a Sold Data Entry record, so every row has a days-on-market figure. The figures use the MLS development field for Island Club at Corkscrew only. The MLS files every Island Club at Corkscrew sale under one subdivision label, so the records we hold cannot split MLS closings by phase or by lake lot; the county record, which carries both, is the source for those splits.

Read across the table, the 12-month median of $325,000 is the lowest of the four windows, while the 12-month days on market (24) and sale-to-list (97.4 percent) sit inside the range of the longer windows (23 to 26.5 days and 96.8 to 98.2 percent). The pace has held steady across five years even as the price level moved.

The last 12 months, sale by sale on the MLS

Here are all 16 closings from the 12 months to September 29, 2026, newest first. No addresses are shown. The bedroom column uses the MLS bed field, where "2 bed plus den" is the MLS label for a two-bedroom home with a den, and living area is MLS living area, not county heated area.

The two highest closings, both $390,000, came in February and April 2026. The fastest was a December 2025 sale at $310,000 with 0 days on market, and the slowest took 304 days. That spread, from 0 to 304 days, is the reason we quote the median: a few homes sell in days and a few sit for months.

The county long view

The Lee County Property Appraiser's recorded sales give the longer view. These windows end September 25, 2026, the date of the newest qualified sale on the county file we used, and count qualified improved sales only. In every window the county recorded zero builder-direct sales, so the community is resale-only.

For the 12-month window, the median price per square foot of county heated area is $290.98 across the 18 sales. County price per square foot is measured on county heated area and the MLS figure of $305.29 is measured on MLS living area, so the two are not the same measure and should never be set against each other as one number.

Calendar years: MLS and county side by side, labelled separately

Calendar-year figures show how the market has stepped up. The two sources are separate columns because they hold different sale sets and different date cutoffs; the MLS columns come from the saved pull of September 29, 2026, and the county columns come from the file that ends September 25, 2026. The MLS pull covers about five years, so earlier years are not held.

The county medians moved from $216,250 in 2019 to $340,000 in 2022, and both sources have held between $340,000 and $362,500 for full years since. The 2026 year to date reads lower in both sources, at $322,500 on the MLS and $317,450 in the county file, on 12 sales each, which is a small sample and a partial year.

Price bands and what $300,000 to $400,000 buys here

In the 12 months to September 25, 2026 the county recorded 18 sales: 4 between $200,000 and $300,000, 14 between $300,000 and $400,000, and none above $400,000. The band that matters is therefore $300,000 to $400,000, where 14 of the 18 sales landed.

Reading the county sale list, the 14 sales in that band ranged from 858 to 1,299 square feet of county heated area, our reading of the list. They included a 1997 home of 858 square feet on Blue Bimini Circle at $325,000, a 2003 home of 1,299 square feet on Pearl Bay Circle at $375,000, a 2003 three-bedroom home of 1,240 square feet on Parrot Cove Circle at $390,000, and a 2000 home of 1,263 square feet on Maui Circle at $350,000. The four sales under $300,000 were all 1998 to 2002 homes of 996 to 1,188 square feet. The county record carries no condition or update data, so it cannot say what separates a $280,000 sale from a $390,000 sale; that is what a showing and an inspection are for.

By street

Every street holds fewer than ten sales in the 12-month window, so we print no street median; the sales are listed instead. These are county recorded sales to September 25, 2026.

Blue Bimini Circle holds 33 of the 250 homes and accounts for six of the 18 sales. The circle-by-circle roster below puts each street's plat, build years and home sizes beside those counts.

What is for sale right now

At the September 29, 2026 pull, three Island Club at Corkscrew homes were active on the Southwest Florida MLS. No addresses are shown.

The median list price of the three is $289,900. Months of supply are our arithmetic: 3 active listings divided by a pace of 16 closings over 12 months, which is 3 / (16 / 12) = about 2.2 months, truncated to one decimal. Months of supply is a rule-of-thumb measure of how long current listings would last at the recent pace; the 99-day listing shows that price and condition still decide how fast a given home sells.

Two sources, two sale lists

The county and the MLS do not hold identical sale sets, and we never merge them. Two recorded sales in the county window, one in December 2025 at $375,000 and one in June 2026 at $305,000, both on Pearl Bay Circle, do not appear in the MLS pull. The MLS list holds a May 2026 closing at $366,500 that is not in the county window. One Rio Mar Circle sale dated December 22, 2025 in the county file is dated December 30, 2025 in the MLS.

Both 12-month medians read $325,000: the MLS median on 16 closings to September 29, 2026 and the county median on 18 sales to September 25, 2026. That coincidence is on different sale sets, which is why each source keeps its own table above.

How Many Homes Are in Island Club at Corkscrew?

Island Club at Corkscrew has 250 single-family homes. The county roll, the recorded declaration, the 2010 replat and the association all agree on the number. The county roll carries 299 parcels under the recorded name because it also lists common-area, right-of-way and small vacant remnant parcels that are not homes.

Where 250 comes from

Four records land on the same number. The Lee County roll shows 250 parcels in Lee County use code 01, single-family residential. Section 2.1 of the Amended and Restated Declaration states that the developer has constructed 250 single-family residential units. The Phase IX replat re-described 250 lots and one tract. The association's website says 250 homes.

Counts printed on other websites may differ. We use the recorded instruments and the county roll as the sources, and they agree.

299 parcels, 250 homes

The county roll carries 299 parcels under the recorded name Island Club at Corkscrew Woodlands. Of those, 250 are homes; the other parcels are common areas, right-of-way and small vacant remnants. We print no count for the common and vacant groups, because the roll and the live GIS layer sort them slightly differently.

The distinction matters when you read a county parcel search: a search on the recorded name returns 299 rows, and only 250 of them are houses. A buyer who sees 299 in a search has not found 49 more homes.

Approved for up to 320 units across two zonings, 250 built here

Two Lee County zoning resolutions approved the land. Resolution Z-94-047, adopted November 21, 1994, covers 20.99 acres and up to 120 dwelling units. Resolution Z-96-023, adopted July 15, 1996, covers 34.35 acres and up to 200 dwelling units, and it permits an entrance gate or gatehouse. A 2008 county amendment prints a 55.19-acre zoning boundary and a 320-unit schedule. The two caps add to 320, and 250 homes were built in Island Club at Corkscrew. The section on zoning approvals below sets the cases out in a table.

We do not explain the difference between the 320-unit schedule and the 250 homes built, because no record we read does.

How should a buyer or seller use the counts?

For a buyer, 250 homes is the denominator for every other number on this page: 40 lake-class homes is 16 percent of the community (our arithmetic: 40 / 250), and 16 MLS closings in 12 months is a small slice of 250 homes. A small pool of sales means each comparable matters, so ask for the actual closed sales on your street and plan, not a community average.

For a seller, the count means a buyer can see every recent sale and every active listing in a few minutes, so pricing has to rest on the record. The most defensible way to price an Island Club at Corkscrew home is against closed sales of the same size and lot class in the last 12 months, adjusted for condition and updates. That is the work our valuation does, and the free home valuation starts from these same public numbers.

How Did Island Club at Corkscrew Come to Be?

Island Club at Corkscrew came together between 1994 and 2003: Lee County approved two planned developments in 1994 and 1996, the first plat and declaration followed in 1995, and RLD Homes, Inc. built the 250 homes street by street through 2003. A 2005 compliance agreement and a 2010 replat then settled lot-line questions that surfaced after the build-out.

1994 and 1996: two Corkscrew Woodlands residential planned developments

Lee County adopted Resolution Z-94-047 on November 21, 1994. It rezoned 20.99 acres from RV-3 to a residential planned development, county case DCI940148, titled "Corkscrew Woodlands (NW Parcel) RPD," for up to 120 dwelling units. The county's data sheet for DCI940148 carries the case record.

On July 15, 1996 the county adopted Resolution Z-96-023 for 34.35 acres, county case DCI953303, titled "Corkscrew Woodlands RPD (PH A,B,C,D)," for up to 200 dwelling units, and it permits an entrance gate or gatehouse. The data sheet for DCI953303 is the county's record of that case.

Both approvals use the Corkscrew Woodlands name, which is why the older county records read that way. They set a ceiling on units and the shape of the lots; they are planning approvals, not a record of what was built. The built record is the plat, the roll and the declaration, which the sections below walk through.

1995: the first plat and the original declaration

The first recorded pieces arrived in 1995. The Phase I plat dedication was signed in July 1995. The original declaration is dated August 14, 1995 and was recorded August 16, 1995 at Official Records Book 2631, page 205, and the association was incorporated in Florida the day before the declaration was recorded, on August 15, 1995, per the Sunbiz record. The recorded declaration names RLD Homes, Inc., a Florida corporation, as "the original Declarant and Developer."

The 1995 declaration counts 99 parcels in its Phase I description, while the first plat, for Bahia Terrado Circle, lists 33 homes. We print both as recorded and make no claim about why they differ; the plat table below carries the plat counts. Bean, Whitaker, Lutz and Barnes were the engineers of record on the plats of 1995 to 2001, and Bean, Whitaker, Lutz and Kareh were the engineers on the 2008 to 2010 replat and amendments, per the recorded Phase IX replat.

The legible plat dates are July 1995 for Phase I, April 1999 for Phase V, December 2, 2000 for Phases VI-A and VI-B, and September 2001 for Phase VII. The other days and months are not legible in the exhibit scans.

Building out, 1996 to 2003, street by street

The Lee County roll gives a year built for every home. Building ran eight years, and its busiest years were 2001 and 2002.

The 1990s account for 108 homes, with a mean of 1,152 square feet of county heated area, and the 2000s account for 142 homes, with a mean of 1,201 square feet. Those are roll counts of homes built, not sales.

Street by street, the build order is visible in the roll. Blue Bimini Circle (33 homes, built 1996 to 1999) and Bahia Terrado Circle (33 homes, 1996 to 1997) came first. Rio Mar Circle (32 homes, 1997 to 2000) followed, then San Tropez Circle (32 homes, 1999 to 2001) and Maui Circle (31 homes, 1999 to 2001). Tropical Moon Court and Aqua Surf Court (17 homes each, 2001 to 2002) came next, and the last homes were on Pearl Bay Circle (31 homes, 2002 to 2003) and Parrot Cove Circle (24 homes, 2002 to 2003). The circle-by-circle roster further down this page puts each street's plat and home sizes beside its sales.

The models and what they sold for, 1999 to 2001

The association's website hosts the builder's model sheets and price sheets from 1999 to 2001, which are history, not a current guide. The square footage on the sheets is the builder's own number, which differs from the county's heated area; this page never merges the two.

The three price sheets quote each model as the home with a standard lot package, excluding lot premiums. Two models show how the asking prices moved across the three sheets.

Those are original builder prices for new homes on the association's February 1999, July 2000 and October 2001 builder price sheets in its home history archive. They describe what the builder asked at the time and nothing about today's market, so we draw no comparison between them and the sales earlier on this page.

The builder's standard features in 2001

The builder's Standard Features sheet of January 2001 lists concrete block construction, engineered roof trusses, dimensional fiberglass shingles, an under-truss screened lanai on most plans, ceramic tile in the foyer, baths, kitchen and laundry, R-30 insulation, and tinted energy-efficient windows. It does not list impact windows or storm shutters.

That list is the builder's standard features in January 2001, not a description of any home today. Individual owners may have added shutters, impact glass, new roofs or new windows in the years since, so a buyer should ask for permits, the roof age and the wind mitigation inspection on the specific house rather than infer them from a 25-year-old sheet.

2005 to 2010: the county compliance agreement and the Phase IX replat

By the middle of the 2000s, owners had added patios, decks, lanai enclosures and similar improvements, and some stood outside the recorded lot lines. On March 18, 2005 a Compliance Agreement with Lee County was recorded (Official Records Book 4811, pages 4330 to 4346), exhibited in county administrative amendment ADD2008-00153, to cure 238 county code violations affecting about 180 owners.

The cure had several pieces. The county approved ADD2008-00153 on April 9, 2009, ADD2008-00153A on March 5, 2010 and ADD2010-00071 on September 17, 2010, the last covering three lots where existing improvements may remain if permitted. A recorded Agreement to Modify Setback Restrictions with the Corkscrew Woodlands parties (instrument 2008000255939, recorded August 26, 2008) addressed setbacks.

The replat was the capstone. The Phase IX replat, instrument 2010000226322, case PLT2009-00008, was approved by the Board of County Commissioners on August 17, 2010. It re-described 250 lots and one tract, Tract C, and it created small "A" accessory lots from common area. It added no homes, and Phase IX is a replat, not a neighborhood.

2014: the Village of Estero

The Village of Estero incorporated on December 31, 2014, per the Village's budget record. All 250 homes were built before that date, under Lee County, and today they sit inside the Village of Estero. The Village carries the legacy county zoning forward, so the approvals above remain the zoning of record, and the Village now handles zoning, permits and code for the community.

What Do the Zoning Approvals and the 2010 Replat Allow?

The zoning approvals allow a residential planned development of up to 320 units across two approvals, and Island Club at Corkscrew built 250 homes. The 2010 replat re-described those 250 lots and one tract and created small accessory lots from common area without adding any homes. This section sets the cases, lot standards and plats side by side.

The two zoning resolutions in a table

The 2008 county amendment ADD2008-00153 prints a combined 55.19-acre zoning boundary and a 320-unit schedule, approved April 9, 2009. Island Club at Corkscrew built 250 homes. The records we read say nothing about the difference between the 320-unit schedule and the 250 homes built, so we draw no conclusion about it.

The zoning district is RPD, residential planned development, carried in county records under the Corkscrew Woodlands RPD names. The Lee County GIS zoning layer shows 84 zoning polygons within one mile of the community: 26 RPD, 22 CPD, 10 AG-2, 9 MPD, 4 MH-1 and others.

Lot standards in the original approval

Resolution Z-94-047 sets the lot standards for its parcel: a minimum lot area of 2,200 square feet, side setbacks of 1 foot and 9 feet with a 10-foot separation between buildings, and a maximum height of 35 feet. Those are standards in the 1994 resolution; the recorded plats and the declaration set the lots as built.

For a homeowner, the practical consequence is small lots and close side setbacks. Anything built outside the lot lines, like the patios and lanai enclosures behind the 2005 compliance agreement, is a title and survey question, not just a zoning one.

What the accessory "A" lots are, and why a buyer should care

The Phase IX replat created small "A" accessory lots from what had been common area. The declaration, in sections 6.3 and 10.5, describes accessory lots as "substandard, non-buildable lots" that must stay under unified ownership with the adjoining home lot. Two recorded accessory-lot deeds show how the transfers were made (instrument 2010000273127 and instrument 2011000081199).

A buyer should care because the accessory lot is part of the property that goes with the home lot: the title stays unified. The questions to ask are whether a given home includes an accessory lot, what the survey shows, and what the deed conveys. We do not know from the public record which of the 250 homes carry an accessory lot, so the survey and the deed are where that answer lives.

How the Village plan treats the land around the interchange

The Village of Estero's Comprehensive Plan, adopted June 13, 2018, includes Policy FLU-1.2.8, which places Transitional Mixed Use at the four quadrants of the I-75 and Corkscrew Road interchange. Read the Comprehensive Plan for the policy text. The plan does not rezone existing homes, so it does not change the zoning of Island Club at Corkscrew.

The Village's zoning map, revised June 9, 2026, draws its boundaries from the Lee County zoning shapefile. For a seller or buyer, the policy is a long-range planning statement about land use around the interchange, not a change to the homes inside the gate.

The plats, book and page

The recorded plats divide the 250 homes into phases. Each row below gives the phase, the plat book and page, the street and the home count.

Phase IX, the 2010 replat, is not in the table because it re-described the 250 lots and added no street. We do not split the 34 homes between Phases VI-A and VI-B, because the plat sheets that would do so are not in the record we read; the split is by street, Aqua Surf Court and Tropical Moon Court.

Who Governs Island Club at Corkscrew?

Island Club at Corkscrew is governed by one homeowners association for all 250 homes, with no sub-associations and no master association above it. Recorded declarations from 1995 and 2010 set the rules, a Board elected each January runs the association, and a joint committee shares lake decisions with Corkscrew Woodlands.

One homeowners association for all 250 homes

The association is Island Club at Corkscrew Woodlands Homeowners' Association, Inc., Florida document number N95000003905, a Florida not-for-profit corporation filed August 15, 1995. The Sunbiz record shows it active, with annual reports filed through March 3, 2026.

There are no sub-associations, and there is no master association with Corkscrew Woodlands. The association's 2021 Q&A states that homeowners belong to no other association and pay no recreation rent or land use fee. Every owner pays the same assessment into one budget.

The manager and address of record

Guardian Property Management is the registered agent and manager on the association's annual report filed March 3, 2026, which we read on October 14, 2026. The report's principal address is in care of the manager, at 6704 Lone Oak Blvd, Naples. The association also keeps an office at the clubhouse, 21500 Corkscrew Woodlands Blvd, with posted part-time hours, per the association's Contact page.

Managers and registered agents change, so treat this as a dated record and check the current annual report on Sunbiz on the day you rely on it. The estoppel certificate, not a conversation, is the document that states what the association says about a specific home.

The recorded documents, in the order to read them

Six recorded documents shape the community's rules and lots, listed here in date order.

Read the Certificate of Amendment first, because it changes the restated declaration, and then the Amended and Restated Declaration it amends. Amendment No. 1 covers definitions, easements, maintenance, leasing, common-area conveyance, pets, rules, use, shared features, accessory lots and casualty. Amendment No. 2 covers assessment liability and liens. The 1995 original is history.

Amendments recorded after June 2010 are not in the documents we read, and the Lee County Official Records hold any that exist. The members' copies of the governing documents sit behind the manager's portal login; the recorded Clerk copies linked above are the public record.

The board, the circles and the annual election

The Board is elected annually in January. The association's October 2026 newsletter lists the next election for January 25, 2027, with three seats open. Each of the eight numbered circles has one circle representative, and circle 6 is split into 6A (Aqua Surf Court) and 6B (Tropical Moon Court).

The circles are not sub-associations, and the assessment is the same for every home. The association's newsletters report capital work circle by circle, such as repaving bids for Bahia Terrado and Blue Bimini in April 2020, repaving of Rio Mar and San Tropez in April 2022 and repaving of Maui in April 2023.

What is shared with Corkscrew Woodlands and who decides

The shared features are the lake and stormwater system, entrance signage and gates, the main boulevard from the Island Club gate to the Corkscrew Woodlands gate, and waterlines, under sections 10.2.2 and 10.4 of the restated declaration. The December 1, 2009 Surface Water Management System Agreement (instrument 2009000343574) covers the stormwater side, and the declaration cites South Florida Water Management District permit 36-00338-S.

A joint Lake Committee with equal representation decides lake matters, including the lake rules. Island Club at Corkscrew does not decide those rules alone, and neither does its neighbor. Which neighbor residents may use which amenities is not stated in the documents we read; the recorded cross agreement would hold that answer.

What Florida law says no matter what the documents say

Florida's homeowners' association statute, Chapter 720, applies on top of the declaration. The association's Rules cite Bylaws section 3.7 and Florida Statutes section 720.305 for fines of up to $100 per violation and $1,000 in the aggregate. Section 720.401 requires that prospective buyers receive the HOA disclosure summary before contracting. Section 720.3075 protects certain flags, and section 720.3085 governs assessment liability and liens.

The practical rule is that Florida's statute limits what a declaration can do. Section 720.3075 on flags is one example, and the declaration's own fine schedule sits inside the statute's fine section. Read the statute and the declaration together.

What Are the HOA Fees in Island Club at Corkscrew?

The HOA fee in Island Club at Corkscrew is $820 a quarter from April 1, 2026, or $3,280 a year (our arithmetic: 4 x $820). A $1,000 capital transfer fee applies at sale. There is no sub-association, master association, community development district or recreation rent, and the assessment covers bulk cable, lawn care and water and sewer.

The fee stack table

The table is every layer we found on the public record. The only layers every owner pays are the association assessment and the ordinary tax bill; the capital transfer fee and the estoppel certificate arise at sale, and the lease application and golf cart registration arise only when an owner leases or registers a cart.

How the assessment has moved, 2011 to 2026

These are the figures the association's newsletters and Q&A state, drawn from its April 2026, April 2025, April 2024, March 2024, April 2015, March 2014, April 2013 and December 2012 newsletters. We found no stated figure for fiscal years 2021 to 2023, so the table has a gap there rather than an estimate; the association's approved budgets for those years would fill it.

From $550 to $820 is a 49 percent rise (our arithmetic: (820 minus 550) / 550). The three most recent stated figures are $740 in April 2024, $795 in April 2025 and $820 in April 2026. The assessment pays a share of utilities, grounds, the pool and reserves, so ask for the current budget when you compare homes.

What the assessment pays for

Section 8.1 of the restated declaration defines the assessment as the money for common-area operation and maintenance and for reserves, and it makes bulk cable, lawn care contracts, and water and sewer billed to the association common expenses. Those three lines are billed to the association and paid from the assessment.

The association's public 2018 and 2019 approved budget shows the shape of the spending in groups: utilities, administration, grounds, pool, clubhouse and reserves. Assessments are due January 1, April 1, July 1 and October 1, and the declaration charges interest on an assessment more than 10 days late (section 8.6).

Special assessments and what the estoppel certificate tells you

No special assessment appears in the public association documents we read. The estoppel certificate lists any that are due, so it is the document that settles the question for a specific home.

Florida law caps an HOA estoppel certificate at $299, plus $119 when it is rushed and up to $179 more if the account is delinquent, the amounts the Department of Business and Professional Regulation publishes as adjusted under section 720.30851 (DBPR fee schedule). The statute requires the association to issue it within 10 business days of a written or electronic request, and a certificate is effective for 30 days when delivered by hand or electronically and 35 days when sent by regular mail. Section 8.11 of the 2010 declaration separately says the association delivers the certificate within 15 days of a request and sets its own fee at up to $150. The fee charged is stated when the certificate is ordered. We do not state which amount the association charges today.

Unpaid dues follow the house

Florida's statute on assessment liability and liens, section 720.3085, governs what a new owner can owe for assessments that went unpaid before the transfer, and Amendment No. 2 to the declaration restates the liability and lien terms for this community. Read both before closing.

The estoppel certificate shows the balance the association says is owed on a home. For a buyer, a clean estoppel certificate is the first document to check. For a seller, confirm your account balance before you list.

Ready to Buy or Sell in Island Club at Corkscrew? Talk to Jesse and Marc

Island Club at Corkscrew had 16 MLS closings at a $325,000 median in the 12 months to September 29, 2026, and the fee stack above is the first thing a careful buyer prices. If you are selling, get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. If you are buying, Call Marc at (239) 287-5873 and see how we represent buyers in Estero.

What Are Property Taxes in Island Club at Corkscrew?

Property taxes in Island Club at Corkscrew follow Lee County's 2025 millage for taxing district 316, which totals 13.0214 mills, or $1,302.14 for each $100,000 of taxable value. The Village of Estero line is 0.7300 mills, and the district shows no community development district charge. This section lays the rate out line by line.

The district 316 millage, line by line

The Lee County Property Appraiser's 2025 Taxing District Millage Book lists the following actual 2025 millage for taxing district 316. A mill is one dollar of tax per $1,000 of taxable value.

The millage book also shows a proposed total of 13.0449 and a rollback rate of 12.6670. The actual rate, 13.0214, is the one that produced the 2025 tax bills.

The Village of Estero rate

The Village of Estero levies 0.7300 mills in taxing district 316 for 2025. That line applies because the homes are inside the Village. The Village incorporated on December 31, 2014, and the homes in Island Club at Corkscrew are all inside it.

The fire district is Estero Fire Rescue, fire district 029, and its levy of 2.2880 mills is the third-largest line in the table. The rest of the table is the county, the school board, the water management districts and the special-purpose levies that apply across the district.

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

Property tax is taxable value times the millage, divided by 1,000. At 13.0214 mills, each $100,000 of taxable value carries 100 x 13.0214 = $1,302.14 of tax (our arithmetic, at the 2025 actual millage).

That is a rate example, not a forecast for a particular home. Taxable value depends on the assessed value, any exemption such as homestead, and the Save Our Homes cap, and it is set by the Lee County Property Appraiser. Multiply your own taxable value, shown on the Property Appraiser's record, by 13.0214 and divide by 1,000 to see the 2025 tax at the 2025 rate.

Homestead and the Save Our Homes cap

Florida's homestead exemption and the Save Our Homes assessment cap are state rules administered in Lee County by the Property Appraiser, and the Lee County Tax Collector bills and collects the tax. The cap limits how fast the assessed value of a homesteaded property can rise, and the assessment resets at a sale.

For a buyer, the reset means the seller's tax bill is not a forecast of yours: the tax on a newly purchased home is based on a fresh assessment. For a seller, it means your Save Our Homes benefit does not pass to the buyer.

What the tax notice does not show

We did not retrieve the non-ad valorem lines for a sample tax bill, so this page prints the district 316 millage only. The 2025 millage book shows no community development district, municipal service taxing unit or benefit unit in the district, and the Lee County Tax Collector's bill shows any non-ad valorem charges that apply to a given parcel.

The association assessment is a separate obligation under the declaration, due on the quarterly dates above; it is not a line on the millage table. A buyer should read the tax bill, the association's estoppel certificate and the lender's escrow estimate together, because the three are issued by different parties.

Which Part of Island Club at Corkscrew Is Which?

Island Club at Corkscrew has no sub-villages or separate sections to sort out. It is nine named streets, each recorded in its own plat phase between 1995 and 2001, with one association over all 250 homes. The roster below ties each street to its circle number, plat, build years, size range and recent county sales.

The roster table

Every street is a "circle" or "court" in association language, and the association numbers them 1 through 8, with circle 6 split into 6A and 6B. The county record carries the homes, build years and heated area by street. The plat books and pages come from the legal descriptions on the county's parcel layer and the recorded Certificate of Amendment, and the circle numbers from the association's October 2026 newsletter. The last column counts Lee County recorded sales for the 12 months to September 25, 2026.

Sources: Lee County Property Appraiser roll of September 24, 2026 and county recorded-sales extract through September 25, 2026; plat citations from the recorded plats. Phase V is split between Maui Circle's 22 homes on the Phase V plat and 9 homes on the Phase V-A plat, which is why the Maui row reads "V and V-A". The lake-class column is the county's land-use code 130 (single-family, lake), explained in the lake section below.

Two features of the table are worth reading before you start comparing streets. First, the build years run in plat order, so the street tells you the decade of construction: Bahia Terrado and Blue Bimini in the late 1990s, Pearl Bay and Parrot Cove in 2002 and 2003. Second, the heated-area ranges overlap heavily from street to street. A 1,000 square foot home appears on almost every street, so square footage alone will not tell you where a home sits.

Bahia Terrado and Blue Bimini Circles, the first homes

Bahia Terrado Circle (33 homes, built 1996 to 1997) and Blue Bimini Circle (33 homes, built 1996 to 1999) are Phases I and II, the oldest part of Island Club at Corkscrew. The original declaration of August 14, 1995 covered 99 parcels in Phase I, and the plat dedication for Phase I was signed in July 1995.

The smallest county heated area in the community, 858 square feet, appears on both streets. Blue Bimini's range is 858 to 1,221 square feet, the narrowest range of any street, and Bahia Terrado's runs 858 to 1,548. Neither street has a home in the county's lake-lot class.

Blue Bimini is also where recent county sales have concentrated. Six of the 18 county sales in the 12 months to September 25, 2026 were on Blue Bimini Circle, which holds 33 of the 250 homes. By our arithmetic that is 33 percent of the sales on 13 percent of the homes. The six Blue Bimini sales, newest first, were:

• July 31, 2026: $320,000 (built 1997, 1,207 heated sq ft)
• July 15, 2026: $287,500 (built 1999, 1,188 heated sq ft)
• June 12, 2026: $280,000 (built 1998, 1,030 heated sq ft)
• May 27, 2026: $314,900 (built 1998, 1,024 heated sq ft)
• February 5, 2026: $325,000 (built 1998, 890 heated sq ft)
• November 14, 2025: $325,000 (built 1997, 858 heated sq ft)

Bahia Terrado had one county sale in the same window: $350,000 on October 31, 2025, for a 1996 home of 1,207 heated square feet. With so few sales on any one street, we list them rather than average them.

The association's newsletters record shared work on these circles. The April 2020 newsletter reports repaving bids for Bahia Terrado and Blue Bimini (The Islander, April 2020), and the October 2023 newsletter reports that gazebo roofs on the Bahia Terrado and Blue Bimini circles were replaced after Hurricane Ian (The Islander, October 2023). On FEMA's live flood map, Bahia Terrado has 22 homes in Zone X and 11 in shaded Zone X, and all 33 Blue Bimini homes are in Zone X, as the flood section of this page shows.

Rio Mar and San Tropez Circles

Rio Mar Circle (32 homes, built 1997 to 2000, Phase III) and San Tropez Circle (32 homes, built 1999 to 2001, Phase IV) sit in the middle of the build-out. Rio Mar's range, 996 to 1,753 heated square feet, is the widest of the first four phases, while San Tropez runs 954 to 1,453.

Rio Mar had two county sales in the 12 months to September 25, 2026: $310,000 on December 22, 2025 (built 2000, 1,010 heated sq ft) and $265,500 on September 14, 2026 (built 1998, 996 heated sq ft, three bedrooms). The $265,500 sale is the lowest in the 12-month county window. San Tropez had no county sales in the window.

San Tropez Circle holds one of the community's 40 lake-class homes, and none of Rio Mar's do. The association's newsletters report Rio Mar and San Tropez repaving in April 2022 (The Islander, April 2022), and the gazebo roof on the Rio Mar circle was among four replaced after Hurricane Ian.

Maui Circle, two plats on one street

Maui Circle is the one street recorded in two plats: 22 homes in Phase V (plat book 63, page 82) and 9 in Phase V-A (plat book 65, page 92), 31 homes in all, built 1999 to 2001. The county's heated-area range on Maui is 1,046 to 1,794 square feet, and the 1,794 figure is the largest heated area on the county roll for any home in Island Club at Corkscrew.

Five Maui homes carry the lake-lot class. Maui had two county sales in the 12 months to September 25, 2026: $385,000 on March 6, 2026 (built 1999, 1,207 heated sq ft) and $350,000 on January 30, 2026 (built 2000, 1,263 heated sq ft, three bedrooms on the MLS). The association's May 2023 newsletter reports that Maui Circle was repaved in April 2023 (The Islander, May 2023).

If you are reading a plat or a legal description for a Maui home, expect either "Phase V" or "Phase V-A" in the description. Both belong to Maui Circle and to the same association.

Aqua Surf and Tropical Moon Courts, the lake courts

Aqua Surf Court and Tropical Moon Court are the two smallest streets, 17 homes each, recorded together as Phases VI-A and VI-B and built 2001 to 2002. They are also the most lake-heavy: 10 of Aqua Surf's 17 homes and 11 of Tropical Moon's 17 carry the county's lake-lot class, 21 of the community's 40.

Each court had one county sale in the 12 months to September 25, 2026. On Aqua Surf Court, a 2002 home of 1,274 heated square feet with two bedrooms sold for $372,000 on October 24, 2025. On Tropical Moon Court, a 2002 home of 1,162 heated square feet sold for $290,000 on August 28, 2026. The $82,000 gap between the two should not be read as a lake premium or a street premium: two sales cannot support either claim, and the county list does not mark which of them was a lake-class home.

On the flood map, Aqua Surf's 17 homes are all in Zone X, and Tropical Moon has 12 in Zone X and 5 in shaded Zone X.

Parrot Cove and Pearl Bay Circles, the last homes built

Parrot Cove Circle (24 homes, Phase VII) and Pearl Bay Circle (31 homes, Phase VIII) were built in 2002 and 2003, the last homes in Island Club at Corkscrew. Pearl Bay's county heated areas run 1,001 to 1,302 square feet, a tight range, while Parrot Cove runs 1,001 to 1,786.

Pearl Bay had four county sales in the 12 months to September 25, 2026, the second most of any street:

• February 12, 2026: $390,000 (built 2003, 1,185 heated sq ft)
• December 15, 2025: $375,000 (built 2003, 1,299 heated sq ft)
• November 26, 2025: $330,000 (built 2002, 1,033 heated sq ft)
• June 12, 2026: $305,000 (built 2002, 1,121 heated sq ft)

Parrot Cove had one: $390,000 on April 29, 2026, for a 2003 home of 1,240 heated square feet with three bedrooms. That ties the highest price in the 12-month county window.

Parrot Cove is the one street with homes in a FEMA Special Flood Hazard Area. Its 24 homes break down into 12 in Zone X, 5 in shaded Zone X and 7 in Zone AH. The flood section below explains what that means for an owner and a buyer. The 2001 Florida Building Code took effect on March 1, 2002, and the permit date for any one Parrot Cove or Pearl Bay home is on its Village permit record.

Phase IX is not a neighborhood

Some property records for Island Club at Corkscrew say "Phase IX," which can read like a ninth section of homes. It is not. Phase IX is a 2010 replat, recorded as instrument 2010000226322 under case PLT2009-00008 and approved by the Lee County Board of County Commissioners on August 17, 2010, that re-described the existing community as 250 lots and one tract. It created no new homes.

The reason for the replat is on the public record. Under a Compliance Agreement with Lee County dated March 18, 2005 (Official Records Book 4811, pages 4330 to 4346), 238 code violations had to be cured, mostly patios, decks, lanai enclosures and similar improvements built outside lot lines, affecting about 180 owners. The replat created small "A" accessory lots out of common area so that those improvements could sit on recorded land. The Amended and Restated Declaration, instrument 2010000032468, treats accessory lots as "substandard, non-buildable lots" that must stay under unified ownership with the adjoining home lot (Lee County Clerk, declaration).

For a buyer, the practical point is that a legal description ending in "A" or "Phase IX" is a house and its accessory lot, sold together, not a separate parcel you can buy. Read the title commitment's legal description against the survey before closing.

What Are the Homes in Island Club at Corkscrew Like?

The homes in Island Club at Corkscrew are 250 single-family houses built 1996 to 2003, with county heated areas from 858 to 1,794 square feet. On the county roll, 195 are two-bedroom, 54 three-bedroom and 1 four-bedroom. The builder was RLD Homes, Inc., working from a catalog of named models.

Size: county heated area and builder sheet area, side by side

Three different square footage measures circulate for these homes, and they do not agree. We show each with its label and never blend them.

The builder sheets list larger numbers than the county roll even for the same model families. The sheets give Aruba 1,412 square feet, Bimini 1,491, Biscayne II 1,462, Coco Reef 1,473, Jamaica II 1,680 (1,638 in the 2001 sheet), St. Croix 1,664, Catalina 1,669, Bali Hi 1,727, Capri 1,640, Tahiti 1,981 and Tahiti II 2,161. Our research did not find an explanation for why the builder-sheet measure and the county heated measure differ. County building cards, which we have not pulled for individual homes, would show how the county measured a given house. For pricing, the county uses heated area and the MLS uses its own living area field, which is why the market sections of this page keep their per-square-foot figures separate.

By decade, the 108 homes built in the 1990s average 1,152 county heated square feet, and the 142 homes built in the 2000s average 1,201.

Bedrooms on the county roll and on the MLS

The county roll counts 195 two-bedroom homes, 54 three-bedroom homes and 1 four-bedroom home among the 250. The MLS describes bedrooms differently, and it uses a category the county does not: "2 plus den." In the Southwest Florida MLS record of Island Club at Corkscrew sales over the 60 months to September 29, 2026, 22 closings were three-bedroom, 20 were two bedrooms plus a den, 19 were two-bedroom and 2 were three bedrooms plus a den.

In the 12 months to September 29, 2026, by our count from the closing list, 6 of the 16 MLS closings were two-bedroom, 4 were two bedrooms plus a den, and 6 were three-bedroom. The two sources label rooms differently, so the roll and the MLS counts cannot be added together. Use the county roll for inventory questions and the MLS field only for the sale it describes.

The two-story models

The builder sheets we read mark two models as two-story: Tahiti, a two-story three-bedroom, 2.5-bath plan at 1,981 square feet on the builder sheet, and Tahiti II, a two-story plan at 2,161 square feet with three bedrooms plus a den. The builder's own price sheets show what they cost new: Tahiti II was $132,900 in February 1999, $135,900 in July 2000 and $159,000 in October 2001, for the home on a standard lot package and excluding lot premiums. The same sheets priced the Aruba at $96,900 in February 1999, $99,900 in July 2000 and $123,000 in October 2001. Those are history, not today's values.

A buyer or seller should confirm a home's model from the original floor plan. The association hosts the original floor plans for Tahiti and Tahiti II among others, including Coco Reef, Jamaica II, St. Croix, Catalina, Bali Hi and Capri. Bali Hi and Capri are three-bedroom plans at 1,727 and 1,640 square feet on the sheet.

Built with concrete block in the 1990s and early 2000s

The builder's January 2001 Standard Features sheet lists concrete block construction, engineered roof trusses, dimensional fiberglass shingles, an under-truss screened lanai on most plans, ceramic tile in the foyer, baths, kitchen and laundry, R-30 insulation and tinted energy-efficient windows (builder Standard Features, January 2001). The sheet does not list impact windows or storm shutters. That describes what the builder offered as standard in 2001, not what any single home has today: owners may have added shutters, impact glass or a new roof since.

Building code timing matters for a community built over eight years. The first Florida Building Code, the 2001 edition, took effect on March 1, 2002 (Florida Building Commission effective dates). The roll shows 182 homes built 1996 through 2001 (our arithmetic from the year-by-year roll counts), which were permitted before that date under the locally adopted codes of their time. The remaining 68 homes were built in 2002 and 2003.

Year built on the roll: 1996, 36 homes; 1997, 22; 1998, 29; 1999, 21; 2000, 33; 2001, 41; 2002, 44; 2003, 24.

What 23 to 30 years of age means for a house here

Every home in Island Club at Corkscrew is between 23 and 30 years old in 2026. At that age, the major systems on an original house are at or past their expected service lives, and insurers and lenders ask about them. We cannot tell from public records which homes have had roofs, air handlers, plumbing or windows replaced, because those answers sit in individual permit files.

The documents worth requesting from the seller on any home here are the permit history from the Village of Estero, the most recent roof report or roof replacement permit, the wind mitigation inspection form, a four-point inspection if the insurer requires one, and any elevation certificate. Florida's roof statute and the four-point inspection are explained in the insurance section below. We have not found a public record that lists roof ages for the community, and we do not guess at them.

What Amenities Does Island Club at Corkscrew Have?

Island Club at Corkscrew has one 2001 community center with a ballroom, library and fitness center, a pool and spa, two tennis courts that convert to four pickleball courts, six shuffleboard courts, bocce and horseshoes, and a gazebo in each circle. The association pays for them from the quarterly assessment; there is no separate recreation rent.

The community center

The county roll carries the community center on a 17.78-acre association parcel with one one-story building built in 2001, 5,918 square feet gross and 4,997 square feet heated, with a pool recorded on the parcel. The association describes the building as holding a ballroom with a stage, a kitchen, a library and a fitness center, on its own Amenities page. The association runs its public website under the name Island Club of Estero.

The association reported a replaced clubhouse roof and replaced clubhouse shutters as part of its Hurricane Ian insurance claim (The Islander, October 2023).

Pool and spa

The community pool and spa have a sundeck between the community center and the lake. The association renovated the pool in 2021 (plumbing, edging tile and sundeck pavers) and installed a second pool heater by January 2025. Posted pool hours run dawn to dusk. Sources: the association's Amenities page, its January 2025 newsletter, and its October 2026 newsletter.

Pool, spa, center and court areas are smoke and vape free under the association's Rules and Regulations. The Village permit record for the 2021 renovation was not located in our research, so we do not say what it covered beyond the association's description.

Tennis and pickleball

The community has two tennis courts that convert to four pickleball courts. The association's January 2025 newsletter reports that the court renovation and new fencing were completed. Lee County also runs the Estero Park and Recreation Center, which lists pickleball courts, 1.7 road miles away (see the drive-time section below).

Shuffleboard, bocce and horseshoes

The association lists six shuffleboard courts, plus one bocce court and a horseshoe pit that the association added in 2013. All three sit in the community center area.

A gazebo in every circle

Each of the circles has its own gazebo. Roofs on four of them, in the Bahia Terrado, Blue Bimini, Rio Mar and Parrot Cove circles, were replaced after Hurricane Ian, the October 2023 newsletter reports. Each of the nine circles also has one circle representative on the association's roster.

Using the center for an event

Owners who want the community center for an event submit a Community Usage Request Form. Use is first come, first served, attendance is limited by fire code, and a rental fee is charged. The form and the fee schedule are in the association's Rules and Regulations, amended May 26, 2021 (Rules and Regulations). The fee amount is not published in the documents we read.

The gate and how guests get in

Island Club at Corkscrew is gated. Residents enter with a gate code that the Rules say is not to be shared, and guests use a telephone entry system. The October 2025 newsletter reports a new gate motor and call-box repair, and the October 2026 newsletter reports a new guest-gate entry box with an owner directory, intended to move away from a universal code.

That is everything the association's documents say about the gate. None of the documents we read describes a staffed gatehouse, and we make no claim about staffing or security. Lee County's 1996 zoning resolution Z-96-023 permits an entrance gate or gatehouse, but permission to have one is not the same as having one staffed. Whether the gate is staffed at any hour is a question for the association's gate policy, which we have not seen.

Paying for the amenities

The amenities are paid for inside the quarterly assessment, which is $820 per quarter from April 1, 2026, or $3,280 a year (our arithmetic, 4 x $820). The association's 2021 Q&A states that there is no recreation rent and no land use fee, and that owners do not belong to any other association (association Q&A, 2021). The fee stack above on this page lists everything else a buyer pays at closing.

Which Island Club at Corkscrew Homes Are on the Lake?

Forty of the 250 homes in Island Club at Corkscrew, 16 percent, carry the Lee County Property Appraiser's lake-lot land-use class, concentrated on Tropical Moon Court, Aqua Surf Court, Parrot Cove Circle, Pearl Bay Circle and Maui Circle. The association describes a 23-acre lake that Island Club at Corkscrew shares with the neighboring community Corkscrew Woodlands.

40 lake-class homes, 210 interior

The county assigns each parcel a land-use code. Code 130 is "single-family residential, lake," and 40 Island Club at Corkscrew homes carry it. The other 210 carry the ordinary single-family code. By our arithmetic, 40 of 250 is 16 percent of the homes.

The county's code is a land-use classification. It does not tell us whether a home has a lake view, how much frontage it has or whether any shoreline rights attach, and we make no claim on those points. A seawall flag, a dock or a lake view would be visible on the property record, the survey and the home itself.

The 23-acre lake the association describes

The association's Amenities page describes a 23-acre lake that Island Club at Corkscrew shares with Corkscrew Woodlands. The shared lake is part of a stormwater system that the two associations operate together under a Surface Water Management System Agreement dated December 1, 2009 (instrument 2009000343574). The stormwater permit cited in the declaration is South Florida Water Management District permit 36-00338-S.

What you can do on the lake

The association's Rules and Regulations, amended May 26, 2021, set the lake rules. There is no swimming. Kayaks, canoes, paddle boats and maintenance boats are allowed on personal or electric power only, with no gasoline or diesel engines. Nothing may be stored or moored on the lake, and fishing is catch and release. A joint Lake Committee sets lake rules. Read the Rules directly before you buy a home for a specific lake activity.

Who maintains the lake and shoreline

The two associations share the lake and stormwater system, the entrance signage and gates, the main boulevard from the Island Club gate to the Corkscrew Woodlands gate, and the waterlines, under sections 10.2.2 and 10.4 of the declaration. A joint Lake Committee has equal representation from both communities.

The association's January 2023 newsletter reports shoreline erosion after Hurricane Ian (The Islander, January 2023), and its May 2026 newsletter announces marine engineering work on the lake and shoreline (The Islander, May 2026). We read these as the association's own reports. Whether any of that work will lead to a special assessment is not something the public documents say; the estoppel certificate lists any assessment due.

The main boulevard shared with Corkscrew Woodlands was repaved in summer 2025, according to the October 2025 newsletter (The Islander, October 2025).

What lake-class homes have sold for

The county sale list we hold is by street, and the lake-lot class is a parcel-level code, so the list cannot split lake from interior sales. The lake-court sales in the 12 months to September 25, 2026 were $372,000 on Aqua Surf (October 24, 2025) and $290,000 on Tropical Moon (August 28, 2026), and the sales on streets that mix both classes were Pearl Bay ($330,000, $375,000, $390,000 and $305,000), Maui ($350,000 and $385,000) and Parrot Cove ($390,000). We make no claim that a lake-class home sells for more or less than an interior home.

The MLS files every Island Club at Corkscrew sale under one subdivision label, so the records we hold cannot split MLS closings by phase or by lake lot; the county record, which carries both, is the source for those splits. The MLS waterfront field would settle the question, and we flag it as unknown rather than guess.

What Does Island Club at Corkscrew Not Have?

Island Club at Corkscrew has no golf course, no marina or private docks, no beach club, no new construction and no community development district. It is a resale-only community of 250 homes with a community center, a pool, courts and a shared lake. This section lists the absences so buyers do not assume them.

No golf course

No association document names a golf course, and no parcel among the 299 roll rows for the community has a golf land use. The community is not part of a golf club and has no golf membership. Golf carts are allowed on the community's streets for licensed drivers aged 16 and older, registered with the association for $3, under the Rules and Regulations. Nearby golf is outside the community, and we do not name courses here.

No marina and no private docks

No marina, dock or boat launch appears in any association document, and the county roll's dock flag is empty on all 250 homes. The lake rules forbid storage or mooring on the lake, and permit only paddle craft and electric-power maintenance boats. A buyer who wants a boat slip would look to a marina elsewhere.

No beach club, and how far the beaches are

No association document names a beach club or beach access. Measured by road from the gate area, using free-flow estimates, Bonita Beach Park is 11.5 miles and 20 minutes, Lovers Key State Park is 17.1 miles and 31 minutes, and Fort Myers Beach Times Square is 18.4 miles and 33 minutes. Lee County reports that the Bonita Beach Park parking lot and amenities have been closed since September 8, 2026 for repairs after Hurricane Ian, with pedestrian access through Bonita Beach Access 1 (Lee County Parks, Bonita Beach Park).

No new construction

Every one of the 250 homes was built between 1996 and 2003, and the county shows zero builder-direct sales in every window we examined (12, 24, 36 and 60 months). The community is resale-only. There is no builder inventory to buy from.

No community development district

Island Club at Corkscrew sits in taxing district 316, and the 2025 millage book lists no community development district, municipal service taxing unit or benefit unit there (Lee County Property Appraiser 2025 Taxing District Millage Book). A CDD is a special-purpose district that levies its own assessments; Florida defines it in section 190.003 of the Florida Statutes. Non-ad valorem lines on an individual tax bill are on the Tax Collector's bill, which we have not pulled for a sample home.

No staffed gatehouse in any document

The association documents we read describe a coded resident gate and a telephone entry system for guests. None describes a staffed gatehouse. We do not print any security claim about the community.

What Rules Should Buyers Know Before Buying in Island Club at Corkscrew?

Island Club at Corkscrew's rules come from a 2010 declaration, a 2010 amendment and Rules and Regulations amended May 26, 2021. Leasing needs board approval for at least three months, dogs are limited to owner-occupied homes, a $1,000 capital transfer fee applies at sale, and fines top out at $1,000 in aggregate. Read the documents themselves before you contract.

No age restriction in the recorded declaration

No age restriction appears in Island Club at Corkscrew's recorded declaration or its 2010 amendment. The governing documents control, so read the current declaration and any later amendment before you buy. The Amended and Restated Declaration (instrument 2010000032468) and the Certificate of Amendment (instrument 2010000161824) contain no age terms. The declaration defines "family" as one or more persons, related or unrelated, who regularly reside together as a single housekeeping unit, and section 7.3 allows homes to be used by owners, their families or approved tenants.

Declaration amendments recorded after June 2010 would be in Lee County Official Records; we did not find any. The federal housing-for-older-persons exemption, 42 U.S.C. 3607, and Florida Statutes section 760.29 set how a community may qualify as one; nothing in the recorded documents invokes either. Corkscrew Woodlands, a separate neighboring community, has its own association and its own rules, and nothing here speaks to them.

Leasing and rentals

Leasing is allowed with board approval, under the declaration (section 6.1) and the association's lease application:

Sources: the declaration (instrument 2010000032468), the association lease application and the Rules and Regulations. The minimum term and the three-leases cap make Island Club at Corkscrew a poor fit for short-term vacation rental, and an investor should read section 6.1 before relying on a rental projection.

Pets

Under Amendment No. 1 to section 7.4 of the declaration, an owner may keep no more than three dogs, cats and birds in total. Fish are unrestricted, and certain dog breeds are prohibited. The Rules amended May 26, 2021 and the lease application add that dogs are not allowed in leased homes. The association keeps a pet form (pet form, March 2020). The prohibited breed list is in the Certificate of Amendment itself.

Vehicles, boats and parking

Operable vehicles belong in driveways or garages. Trailers, boats and RVs belong in enclosed garages, and no vehicle may be used as a residence. Check the current Rules for any parking exceptions.

Signs, flags and architectural changes

One 4 square foot for-sale or for-rent sign is allowed, and contractor yard signs are prohibited. Florida law protects certain flags regardless of association rules (Florida Statutes section 720.3075). Exterior changes, colors, fences and walls need board approval and permits, and roofs keep their original style unless approved (declaration section 9.1).

Speed limits, quiet hours and golf carts

Speed limits are 15 mph on main roads and 8 mph in the circles. Quiet hours run 10:00 PM to 8:00 AM. Golf carts are allowed for licensed drivers aged 16 and older and are registered with the association for $3.

Fines

Fines may reach $100 per violation and $1,000 in aggregate, under Bylaws section 3.7 and Florida Statutes section 720.305.

Telling the association before you sell

The declaration requires written notice to the association before a sale, gift or other disposal of a home, and contains no right of first refusal. We say nothing about whether a sale needs board approval, because the documents we read do not settle it. The estoppel certificate states any approval requirement.

At closing, the declaration provides for a $1,000 capital transfer fee, which the Board may waive for transfers to family members or trusts and may change by a majority vote. Florida caps the estoppel certificate fee at $299, plus $119 for expedited delivery (Florida Statutes section 720.30851), and the declaration itself says the certificate is due within 15 days of request at a fee of up to $150. What the association charges today is on the estoppel certificate. Florida also requires that buyers receive the homeowners' association disclosure summary before contracting (Florida Statutes section 720.401).

You can estimate your net proceeds on a sale with our seller net sheet, which shows how the transfer fee and estoppel sit beside title and closing costs.

Water, sewer, cable and fire service

Lee County Utilities franchise layers cover the community, and water and sewer are billed to the association as a common expense. Whether each home is connected to county sewer is a question for Lee County Utilities. Bulk cable is included in the assessment, and the association has a Blue Stream fiber-to-the-home contract approved at its May 13, 2026 owners' meeting, with backbone construction starting October 5, 2026, according to the association's newsletters. Estero Fire Rescue serves the community from Station 43 on Three Oaks Parkway, in service since March 2002 (Estero Fire Rescue stations).

Is Island Club at Corkscrew in a Flood Zone?

Island Club at Corkscrew is not in one flood zone. We tested all 250 homes against FEMA's live map on October 14, 2026: 211 are in Zone X, 32 in shaded Zone X, and 7, all on Parrot Cove Circle, in Zone AH, a Special Flood Hazard Area. Two map panels cover the community.

Every home tested against FEMA's live map

We placed a point at each of the 250 home parcels and asked FEMA's National Flood Hazard Layer, live, which flood zone it returned (FEMA NFHL flood hazard zones layer, queried October 14, 2026). The result is a per-home count, not a single label for the community:

A map zone is FEMA's regulatory category, not a promise about what water will or will not do. The property appraiser's parcel point is the center of the parcel, and a lender's flood determination is made on the home itself. The FEMA service we queried is the agency's National Flood Hazard Layer, the same data a lender's flood determination draws on.

Zone by street

The zone changes street by street. Eight of the nine streets have no home in a Special Flood Hazard Area.

We do not print "all Zone X" for this community, because it is not true, and a buyer should not read "minimal hazard" as "no flood insurance needed." Whether a lender requires flood insurance depends on the zone returned for the home and on the lender's own determination.

Two map panels, by street

More than one FIRM panel covers the community, and the panels are different editions:

By street, Aqua Surf, Maui, Parrot Cove, Pearl Bay, San Tropez and Tropical Moon Courts and Circles sit on panel 0592G. Blue Bimini Circle is split, 13 homes on 0592G and 20 on 0591H. Bahia Terrado Circle has 25 on 0592G and 7 on 0591H. Rio Mar Circle has 31 homes on 0591H. By our arithmetic from those totals, the two parcel points with no panel returned are one on Bahia Terrado and one on Rio Mar.

The panels come from FEMA's live FIRM panels layer. Where two editions cover one street, the effective date of the panel that governs a particular home is the one printed on the flood determination for that home, so check it against the home, not the street.

The seven Zone AH homes on Parrot Cove Circle

All seven Zone AH homes in Island Club at Corkscrew are on Parrot Cove Circle, which holds 24 homes in all. Zone AH is a Special Flood Hazard Area, and the lender decides what flood coverage a mortgaged home must carry.

The base flood elevation for a Zone AH home is on the FIRM panel and on the home's elevation certificate. We do not print a base flood elevation for any home. If you are looking at a Parrot Cove home, ask the seller for the elevation certificate, and look the address up in the Village's floodplain portal described below.

Ground elevation from USGS

Ground elevation at the 250 parcel centers, from the U.S. Geological Survey's 3DEP one-meter elevation model, runs from 15.8 to 16.9 feet above sea level (NAVD88), with a median of 16.3 feet (USGS Elevation Point Query Service). Lake-class homes have a median of 16.6 feet and the other homes 16.3 feet. That is ground elevation at a parcel center, not the elevation of a floor or a slab, and it is not a substitute for an elevation certificate.

The spread is narrow, 1.1 feet from lowest to highest (our arithmetic), so ground elevation alone does not separate one street from another.

Letters of map amendment nearby

FEMA's data lists 17 letters of map amendment (LOMA and LOMR-F), dated 2008 to 2024, in a rectangle that covers Island Club at Corkscrew and its neighbors. That count is envelope-wide, not per home, and it does not tell us that any particular home here has a letter. A home with a letter will have it in the seller's files or with the Village.

The Village's flood program and CRS class

The Village of Estero participates in the National Flood Insurance Program's Community Rating System at Class 6, which gives a 20 percent discount on flood policies written in a Special Flood Hazard Area (Village of Estero, Community Rating System). The discount applies to policies in Special Flood Hazard Areas, which in this community means the Parrot Cove Zone AH homes. The Village's flood information page reports that about 45 percent of the Village as a whole lies in a Special Flood Hazard Area (Village of Estero, flood information), a Village-wide figure that does not describe this community, where 7 of 250 homes are in one.

Florida's seller flood disclosure and the Village program

Florida requires a seller of residential property to complete a flood disclosure at or before the contract (Florida Statutes section 689.302). The Village of Estero also runs a Real Estate Flood Disclosure Program, described on its program page. A seller in Island Club at Corkscrew should answer the disclosure from the home's own history, and a buyer should read it before the inspection period ends.

Looking up one home

To check a single address, use the Village's Forerunner floodplain portal and FEMA's Map Service Center, then request the elevation certificate for the home if one exists. The Village's flood zones and evacuation zones page explains the difference between the two. These three records answer the question for a specific home, and the street table above answers it for the community.

What Is Island Club at Corkscrew's Hurricane and Evacuation Picture?

Island Club at Corkscrew is in Lee County evacuation Zone C, which is a storm-surge evacuation designation and a different thing from a flood zone. Homes here were designed for 160 mph winds under Lee County's hazard map layer and sit inside the wind-borne debris region. The association reports its own account of Hurricanes Ian, Helene and Milton.

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

Lee County's evacuation zone layer places Island Club at Corkscrew in Zone C, storm surge zone 3 (Lee County AWARE layers and the Lee County Property Appraiser hazard layers). An evacuation zone tells emergency managers which neighborhoods to move first when surge is forecast. A FEMA flood zone tells lenders and insurers about flood risk from heavy rain and surge in the regulatory sense. A home can be in one without the other, and the Village of Estero's page on flood and evacuation zones says so. You can check your zone on the state's Know Your Zone tool.

Design wind speed and the wind-borne debris region

Lee County's hazard map layer lists three design wind speeds for the community's location by risk category: 150 mph for Risk Category I, 160 mph for Risk Category II (ordinary homes) and 170 mph for Risk Categories III and IV. The layer also marks the location as inside the wind-borne debris region (Lee County Property Appraiser hazard layers). For an ordinary home that means a 160 mph ultimate design wind speed, per Lee County's hazard map layer.

Design wind speed describes what a building code asks of a new structure at the time of permitting. Homes built from 1996 through 2001 were permitted before the 2001 Florida Building Code took effect on March 1, 2002, so their original design reflects the locally adopted codes of their day. The roof, windows and doors a particular home has today are in its permit history.

Hurricane Ian in 2022

The National Hurricane Center's report on Hurricane Ian gives a maximum inundation of 8 to 12 feet above ground in Estero, Bonita Beach, Bonita Springs and North Naples, and reports at least 52,514 structures damaged in Lee County (NHC Tropical Cyclone Report, Hurricane Ian). That inundation figure describes coastal and estuary areas of those places. It is not a measurement at this address, and we do not use it to say what happened to any home in Island Club at Corkscrew.

The association reported its own account in its November 2022 newsletter: damage was "manageable," some property damage was serious, power and sewer service were lost in some cases, and about 30 volunteers helped neighbors (The Islander, November 2022). In October 2023 it reported that the clubhouse roof and shutters had been replaced as part of the Ian insurance claim, four gazebo roofs had been replaced, and the entrance gate had been repaired several times (The Islander, October 2023). After Hurricane Ian the association reported damage, repairs and insurance claims; the record we hold does not support a sentence about how any individual home fared.

The lake shoreline after Ian

The association's January 2023 newsletter reports shoreline erosion on the lake after the storm, and its May 2026 newsletter announces marine engineering work on the lake and shoreline (January 2023, May 2026). The lake and shoreline are shared with Corkscrew Woodlands and managed through the joint Lake Committee.

Helene and Milton in 2024

After Hurricanes Helene and Milton in 2024, the association's newsletters reported minimal damage (November 2024, December 2024). The November sentence names both Island Club at Corkscrew and Corkscrew Woodlands.

ZIP and tract storm records, labelled as larger than the community

Two federal datasets are published at geographies larger than the community, and we show them only as what they are:

• ZIP code 33928, which includes Island Club at Corkscrew and other communities, had 1,991 owner registrations for FEMA Individuals and Households assistance after Ian, and FEMA-inspected damage of $12,823,889.78 across the ZIP (OpenFEMA Housing Assistance Program Data, Owners).
• Census tract 503.06, which is larger than the community, has 22 National Flood Insurance Program claims across all years (OpenFEMA NFIP Redacted Claims).

Neither figure is a count for Island Club at Corkscrew. They are the closest federal geographies available.

Shelters and alerts

The Village of Estero's hurricane page names the Estero Recreation Center and Hertz Arena as Estero shelters, and says Lee County Emergency Management decides which open for each storm (Village of Estero, hurricane season and shelters). Shelter decisions change by storm, so look for the county's current announcement rather than relying on a list.

How Does Insurance Work for Island Club at Corkscrew Homes?

Insurance for Island Club at Corkscrew homes turns on roof age, a wind mitigation inspection and the flood zone, because every home was built between 1996 and 2003. Florida law limits how an insurer may treat roof age, a four-point inspection is an underwriting document, and the lender and the zone decide flood coverage.

Roof age and Florida's roof statute

Under Florida Statutes section 627.7011, an insurer may not refuse to issue or renew a homeowners policy solely because the roof is under 15 years old. For an older roof, the owner may obtain an authorized inspection, and an inspection showing five or more years of remaining life bars a refusal on roof age alone. Every home here is 23 to 30 years old, so the original roof on any home is well past 15 years, and a replacement roof's permit date is the evidence that matters.

Four-point inspections at this age

A four-point inspection is an underwriting document that an insurer asks for, not a statute. Citizens Property Insurance requires one for properties more than 20 years old (Citizens Property Insurance, inspections). Every Island Club at Corkscrew home is past that age, so a buyer who intends to insure with Citizens or any carrier with a similar rule should expect to order one.

The wind mitigation form and its 2026 edition

The Uniform Mitigation Verification Inspection Form, OIR-B1-1802, has a new edition that is mandatory for inspections from April 1, 2026, and a completed form is valid for up to five years absent material changes (Florida Office of Insurance Regulation, wind mitigation resources). Florida Statutes section 627.711 lists who may perform the inspection (section 627.711), and the Department of Financial Services publishes the forms and notices. An older form from before April 2026 may still be on file for a home; ask for the date.

My Safe Florida Home

The My Safe Florida Home program offers free wind inspections and matching hardening grants of up to $10,000 for homes with an insured value of $700,000 or less that were built before 2008 (My Safe Florida Home). Every home in Island Club at Corkscrew was built before 2008. Program funding and eligibility change, so check the program's status before relying on it.

Flood insurance by zone, and who decides

The 211 Zone X homes and the 32 shaded Zone X homes are outside the Special Flood Hazard Area on FEMA's live map; the seven Parrot Cove Zone AH homes are inside it. The lender decides whether flood insurance is required on a mortgaged home, and an owner without a mortgage can buy it anyway. In a Special Flood Hazard Area, the Village's Class 6 CRS rating gives a 20 percent discount on the flood policy. The zone, the elevation certificate and the lender's determination, not the street name, set the answer for a given home.

The documents to gather before you insure

Before you ask for an insurance quote on a home here, collect:

• the permit history for the roof, air conditioning, windows and electrical panel from the Village of Estero
• the roof report or the roof replacement permit and its date
• the wind mitigation form and its date
• a four-point inspection if the insurer requires one
• an elevation certificate, if one exists, for any home on Parrot Cove Circle or any home you intend to insure for flood

We have not found a public record that gives roof ages, wind mitigation credits or elevation certificates for the community, so each of these documents comes from the seller's files, a permit request or an inspector.

Which Schools Serve Island Club at Corkscrew?

Island Club at Corkscrew sits in Lee County's elementary Proximity Zone Q, middle school Proximity Zone GG and the South Zone, sub-zone 3, for high school, according to district polygons published by Lee County GIS. These are choice zones, not single assigned schools, and each lists several schools that can be ranked.

Choice zones, not one assigned school

The School District of Lee County's Student Enrollment Plan for 2026-2027, approved December 1, 2025, organizes enrollment around zones and ranked choice, not around one assigned school per address (Student Enrollment Plan 2026-2027). We tested five sample streets in the community against the district's zone polygons, which Lee County GIS publishes (School Proximity Zones), and all five returned elementary Zone Q, middle Zone GG and high school South sub-zone 3.

We do not say a home is zoned for any one school. Confirm the zone for a specific address with the district's own lookup on its school zones page. The School Board voting district for the community is District 3, which is a voting district and has nothing to do with school choice.

The elementary choices and their grades

Grades are the Florida Department of Education's 2025-26 school grades (FLDOE school grades spreadsheet). An elementary A is 62 percent of points or more. Drive times are free-flow estimates in minutes and lengthen with traffic and season.

The middle and high school choices

A middle school A is 64 percent of points or more, and a high school A is 65 percent or more, on the state's published scale. Grades describe a school's results on the state formula; they do not describe a home or a street.

How the lottery and open enrollment work

Within a zone, the district uses ranked choice. When applications exceed available seats, it runs a lottery. The district's open enrollment window opened January 20, 2026 and ran online (School District of Lee County, open enrollment). Read the current plan and the district's deadlines for the year you plan to enroll, since they change annually.

Buses and the 2-mile rule

The enrollment plan classifies a middle school choice as priority 1 when it lies within 2 miles of the home, and does not bus those students. Whether a particular address qualifies for bus service is on the district's transportation list, which we have not seen for this community, so we make no bus promise.

Where Is the Nearest Hospital and Emergency Care?

The nearest emergency care to Island Club at Corkscrew is two freestanding emergency departments about 4.8 road miles away, the Lee Health Coconut Point Emergency Department and the NCH Bonita Emergency Department, both open 24 hours. The nearest full hospitals, Gulf Coast Medical Center and HealthPark Medical Center, are 12.6 and 13.4 road miles away.

Drive times are free-flow estimates from the gate area, measured October 14, 2026; traffic and season lengthen every drive. In an emergency, dial 911; this table is for planning, not for dispatch.

Two freestanding emergency rooms about 5 miles away

The Lee Health Coconut Point Emergency Department is 4.8 road miles and 10 minutes from the gate area, and the NCH Bonita Emergency Department is 4.8 road miles and 9 minutes. Both are freestanding emergency departments open 24 hours a day, according to their operators (Lee Health; NCH). A freestanding emergency department sits apart from a hospital campus, so ask your insurer how it treats a visit there.

Walk-in care

Lee Convenient Care at the Bonita Health Center is a walk-in clinic open 7 a.m. to 5 p.m. daily, 4.5 road miles and 8 minutes away (Lee Health). Hours can change, so check the operator's page on the day.

The hospitals and the trauma center

Gulf Coast Medical Center has 699 licensed beds and is, in Lee Health's statements, the system's Level II trauma center; it is 12.6 road miles and 18 minutes from the gate area (Lee Health, four acute care hospitals; Lee Health, trauma services). HealthPark Medical Center has 326 licensed beds in Lee Health's fact sheet and is 13.4 road miles and 25 minutes away. We cite Lee Health's own descriptions and do not republish quality ratings.

Fire rescue

Estero Fire Rescue serves the community, fire district 029, and the nearest station is Station 43 on Three Oaks Parkway, in service since March 2002 (Estero Fire Rescue stations). In 2026 the Village adopted Ordinance 2026-04, on June 3, 2026, for an Estero Fire Rescue rezoning on Three Oaks Parkway south of Corkscrew Road (Village of Estero zoning map).

How Long Are the Drives From Island Club at Corkscrew?

From the gate area at Island Club at Corkscrew, the I-75 on-ramp at Corkscrew Road is 0.5 road miles and about 1 minute away, Miromar Outlets is 1.3 miles and 4 minutes, Coconut Point is 4.2 miles and 9 minutes, and Southwest Florida International Airport is 8.7 miles and 13 minutes. These are free-flow estimates.

The drive times in this section are "Free-flow model estimates (OpenStreetMap OSRM) from the Island Club at Corkscrew gate, measured October 14, 2026; season and traffic lengthen every drive." (OSRM routing service).

Everyday errands

The South County Regional Library is a Lee County Library System branch on Three Oaks Parkway (Lee County Library System). Miromar Outlets is 0.4 miles away in a straight line but 1.3 road miles and 4 minutes by road, because the community has one gated exit to Corkscrew Road. We quote road distances only. Coconut Point lists over 110 stores, according to its operator (Simon, Coconut Point).

Highways and the airport

The I-75 on-ramp at Corkscrew Road is half a road mile from the gate area, about a minute in free flow. Southwest Florida International Airport is 8.7 road miles and 13 minutes, and the Lee County Port Authority reports more than 11.1 million passengers in 2025 (Lee County Port Authority, reports and statistics).

Beaches and parks

Bonita Beach Park's parking lot and amenities have been closed since September 8, 2026 for repairs after Hurricane Ian, with pedestrian access through Bonita Beach Access 1 (Lee County Parks). Lovers Key State Park charges $8 per vehicle (Florida State Parks, Lovers Key), and Koreshan State Park charges $5 per vehicle and is open 8 a.m. to sunset (Florida State Parks, Koreshan). Lee County lists its public beaches on its beaches index.

Cities and campus

Hertz Arena is the home of the Florida Everblades (Hertz Arena). Florida Gulf Coast University's main entrance is 3.5 road miles away (FGCU).

Free-flow model estimates (OpenStreetMap OSRM) from the Island Club at Corkscrew gate, measured October 14, 2026; season and traffic lengthen every drive.

What Is Planned Around Island Club at Corkscrew?

The public record shows several projects around Island Club at Corkscrew: Corsa at Estero Crossing, 306 approved apartments 0.3 road miles away, an I-75 widening with hearings on October 27 and 28, 2026, a Corkscrew Road widening east of I-75, and Mission Grove and Summercrest proposals. None takes land from the community.

Corsa at Estero Crossing, next door

Corsa at Estero Crossing is an approved project of 306 apartments and 15,546 square feet of commercial space at South Branch Boulevard, in the Estero Crossing master planned development (case DCI2015-00001). The Village's Planning, Zoning and Design Board approved its development order on June 14, 2022 (Village of Estero). It is 0.3 road miles and 1 minute from the gate area, 0.19 miles in a straight line. We found no primary record of its completion or occupancy, so we print none, and we make no claim about its effect on home values.

I-75 widening and the Corkscrew Road interchange

The Florida Department of Transportation's project 452544-1 widens I-75 from Golden Gate Parkway to Alico Road, with two express lanes to Corkscrew Road and one express lane through the Corkscrew Road interchange. FDOT has scheduled a public hearing for October 27, 2026 in person in Naples and October 28, 2026 virtually, with comments due by November 10, 2026 (Village of Estero notice). We print no construction start or end year, because the sources we read do not agree on one.

The Corkscrew Road widening is east of I-75

Lee County's Corkscrew Road widening runs from Ben Hill Griffin Parkway to Alico Road, 4.4 miles, east of I-75. Phase 1 to Fire House Lane was completed in summer 2024, and the Village's May 14, 2026 update states that Phase 2, from Bella Terra to Alico, is to be completed at the end of 2026 (Village of Estero, May 14, 2026). It does not touch the Island Club at Corkscrew entrance, and we found no plan to widen Corkscrew Road between US 41 and I-75.

Mission Grove and Summercrest proposals

Mission Grove of Estero is a proposal for 163 units of assisted living and continuing care at the Plaza del Sol site, the northeast corner of Corkscrew Road and Three Oaks Parkway, 0.7 road miles from the gate area. The Village's Planning, Zoning and Design Board held a workshop on September 15, 2026 with no vote. Summercrest is 153 townhomes at the northeast corner of Corkscrew Road and Sandy Lane, rezoned October 16, 2024, with a board hearing on September 9, 2025 whose outcome we did not find. We state proposals with their dated steps and never an outcome.

The Village Center Hub

The Village Center Hub is a Village of Estero project. High 5 Entertainment is its first parcel, with groundbreaking on November 14, 2025 (Village of Estero, High 5 breaks ground). Opening dates differ across the sources we read, so we do not print one. The Village's Comprehensive Plan, adopted June 13, 2018, places Transitional Mixed Use at the four quadrants of the I-75 and Corkscrew Road interchange in Policy FLU-1.2.8, and the plan does not rezone existing homes (Village of Estero Comprehensive Plan).

Traffic on the roads you will use

Florida Department of Transportation 2025 annual average daily traffic counts are 11,500 vehicles on Corkscrew Road to the I-75 southbound ramp, 38,500 on the Three Oaks Parkway to I-75 segment, and 106,000 to 116,500 on I-75 south of the interchange (FDOT AADT feature service).

Water and sewer capacity

Lee County's 2025 Concurrency Report shows permitted potable water capacity of 54.4 million gallons a day against 2023 demand of 28.5 million gallons a day, and records that the Three Oaks Water Reclamation Facility expansion was completed in fiscal year 2024/25 (Lee County 2025 Concurrency Report). Those are county-wide system figures, not figures for this community.

What no record says

No source we read says that any project will remove, rezone or take land from Island Club at Corkscrew. The Village of Estero's zoning map, revised June 9, 2026, carries the legacy county zoning forward for the community (Village of Estero Zoning Map). Within one mile of the community, Lee County's zoning layer holds 84 zoning polygons, led by residential planned development (26) and commercial planned development (22).

What Is There to Do Near Island Club at Corkscrew?

Near Island Club at Corkscrew, the Estero Park and Recreation Center is 1.7 road miles away, Koreshan State Park 2.6 miles, Miromar Outlets 1.3 miles, Coconut Point 4.2 miles and Hertz Arena 1.9 miles, with Gulf beaches 11.5 to 18.4 miles. Distances are free-flow road estimates from the gate area.

Estero Park and Recreation Center

Lee County's Estero Park and Recreation Center, 1.7 road miles and 5 minutes away, lists pickleball courts, a workout room, a dog park, an amphitheater and disc golf, and is open 6 a.m. to 9 p.m. (Lee County Parks).

Koreshan State Park

Koreshan State Park is 2.6 road miles and 7 minutes away. Florida State Parks lists a $5 per vehicle entry and hours of 8 a.m. to sunset (Florida State Parks). Estero RiverPark, the Village-owned park at Highlands Avenue, is also 2.6 road miles and 6 minutes away.

Estero Bay Preserve State Park

Estero Bay Preserve State Park covers 11,381 acres, with entrances at Broadway Avenue West in Estero and at Winkler Point (Florida State Parks). We did not measure the distance from the community to an entrance.

Miromar Outlets and Coconut Point

Miromar Outlets is 1.3 road miles and 4 minutes from the gate area. Coconut Point is 4.2 road miles and 9 minutes away and lists over 110 stores, according to its operator (Simon).

Hertz Arena and FGCU

Hertz Arena, the home of the Florida Everblades, is 1.9 road miles and 6 minutes away (Hertz Arena). Florida Gulf Coast University's main entrance is 3.5 road miles and 8 minutes away.

Beaches: Bonita Beach Park, Lovers Key and Fort Myers Beach

Bonita Beach Park is 11.5 road miles and 20 minutes away, Lovers Key State Park 17.1 miles and 31 minutes, and Fort Myers Beach Times Square 18.4 miles and 33 minutes. Bonita Beach Park's parking lot and amenities are closed for Hurricane Ian repairs and have been since September 8, 2026, with pedestrian access through Bonita Beach Access 1. Check Lee County's beaches page for the current status before you go.

Village events on the calendar

As listed on the Village of Estero's calendar, the Native Plant Giveaway and Sale is on November 7 at Estero RiverPark (Village of Estero events), and the Veterans Day Celebration is on November 14 from 10 a.m. to noon at the Estero Park and Recreation Center (Village of Estero events). Events change, so confirm on the Village calendar.

Island Club at Corkscrew vs Fountain Lakes: Which Estero Community Fits You?

Island Club at Corkscrew is a gated community of 250 single-family homes with no golf course. The natural comparison is Fountain Lakes, a gated golf community in Estero whose MLS median was $335,000 on 40 closings in the 12 months to September 29, 2026, against $325,000 on 16 closings here.

Both communities sit in Estero and both are gated, so the choice usually comes down to home size, golf, how fast homes sell and what the monthly or quarterly fees buy. The table below sets the two side by side using only recorded and MLS figures. Where a Fountain Lakes fact is not on our record for this comparison, the table says "see its page" rather than guess.

The decision table

Every market figure below is from the Southwest Florida MLS saved pull of September 29, 2026, for the 12 months to that date. Island Club at Corkscrew figures cover one development; Fountain Lakes figures cover all MLS residential sales under its development, which include several product types.

Months of supply here is our arithmetic: the active count divided by the monthly pace of closings over the 12 months. For Island Club at Corkscrew that is 3 active divided by (16 closings divided by 12), or 2.2 months.

Who should choose which (homes and features, not people)

Choose by the home and the features, because the two communities differ most on those points.

• Home size. Island Club at Corkscrew homes are small: the county roll shows 195 of 250 as two-bedroom homes, with county heated area from 858 to 1,794 sq ft. If you want a compact floor plan, that profile is the draw. If you want more variety in product types, Fountain Lakes lists several; see its page for the details.
• Golf. Island Club at Corkscrew has no golf course and no golf membership. Fountain Lakes is a golf community. If you plan to play at home, that settles it.
• Market pace. In the 12 months to September 29, 2026, the median Island Club at Corkscrew sale took 24 days on the market and closed at 97.4 percent of final list price. The Fountain Lakes median was 63.5 days at 95.3 percent. Read them as pace, not as a ranking, and remember the Fountain Lakes figure spans several product types.
• Fee level. Island Club at Corkscrew publishes $820 a quarter ($3,280 a year, our arithmetic) with bulk cable, lawn care and water and sewer billed to the association inside the common expenses, plus a $1,000 capital transfer fee at closing. For Fountain Lakes fees, see its page and its governing documents.
• Entry price. The medians sit close together ($325,000 against $335,000), but the price per square foot does not ($305.29 against $238.55). Compare a specific home to its own comparable sales, not one median to another.

Two more Estero comparisons: Country Creek and Breckenridge

If neither of the first two fits, two more gated Estero communities are worth a look, each with a published page from our team.

A few miles away, Country Creek is a gated golf community of 966 homes built 1988 to 2001; 49 of its homes closed on the MLS in the 12 months to September 29, 2026 at a median of $295,000.

For a lower entry price, Breckenridge is a gated golf and tennis community of 842 residences in 16 named villages, with 44 MLS closings at a $235,000 median in the same 12 months.

How the four compare

All rows are the Southwest Florida MLS, the 12 months to September 29, 2026. Per-square-foot figures are per square foot of MLS living area.

Island Club at Corkscrew has the fewest closings of the four, so one or two sales move its figures more than they move the others'. A small sample is a reason to look at the individual sales, which the market section of this page lists one by one.

Why Buy in Island Club at Corkscrew: Honest Pros and Cons?

Island Club at Corkscrew offers a gated setting, a community center with a pool, one association with no CDD and quick resale pace, balanced against small and older homes, seven Zone AH homes, a capital transfer fee and construction nearby. Here is the honest list, each point tied to a recorded fact, so you can weigh it against your own priorities.

Pros

• Gated. Residents use a coded gate and guests use a telephone entry system; the association's October 2026 newsletter describes a new guest-gate entry phone box with an owner directory. We make no claim about gate staffing, because no association document states any.
• A community center and pool. The 2001 community center holds a ballroom with stage, kitchen, library and fitness center, with a pool and spa (renovated in 2021), two tennis courts that convert to four pickleball courts, six shuffleboard courts, bocce, horseshoes and a gazebo in each circle.
• A lake. The association describes a 23-acre lake shared with Corkscrew Woodlands, and 40 of the 250 homes carry the county's lake-lot class.
• One association and no CDD. All 250 homes belong to one association with no master association and no recreation rent or land use fees, and the 2025 millage book for the community's taxing district lists no CDD, MSTU or MSBU.
• Village millage. The community sits inside the Village of Estero, whose 2025 rate is 0.7300 mills inside a total of 13.0214 mills.
• Half a mile to I-75. The I-75 on-ramp at Corkscrew Road is 0.5 road miles from the gate area, and the South County Regional Library is 1.1 road miles away.
• Quick resale pace. The 12-month MLS median was 24 days on the market and 97.4 percent of final list price, with 2.2 months of supply at the pull.
• A fee that carries real services. Bulk cable, lawn care contracts, and water and sewer billed to the association are common expenses paid from the assessment.

Cons and trade-offs

• Small homes, mostly two-bedroom. 195 of 250 homes are two-bedroom on the county roll, with county heated area from 858 to 1,794 sq ft.
• Age of the homes. The homes were built 1996 to 2003, so every one is 23 to 30 years old. Citizens requires a four-point inspection for properties more than 20 years old, and an insurer may ask about the roof; plan for both.
• Flood zones differ by street. 211 homes are in Zone X, 32 are in shaded Zone X, and 7 homes, all on Parrot Cove Circle, are in Zone AH, a Special Flood Hazard Area. Look up the specific home before you offer.
• Assessment growth. The quarterly assessment rose from $550 in 2011 to $820 in April 2026, a 49 percent rise (our arithmetic).
• Transfer fee. A $1,000 capital transfer fee applies per transaction at closing, and the Board may change the amount by majority vote.
• Leasing limits. Leases need Board approval, run at least 3 months, are limited to 3 a calendar year, and the rules and lease application bar dogs in leased homes.
• Construction ahead. FDOT's I-75 widening between Golden Gate Parkway and Alico Road includes the Corkscrew Road interchange, and Corsa at Estero Crossing, 306 apartments, is 0.3 road miles from the gate.
• Shared features. The lake, entrance signage and gates, and the main boulevard are shared with Corkscrew Woodlands under the declaration, so some decisions involve a second association.

The honest summary

Island Club at Corkscrew suits a buyer who wants a small, gated, single-association home near I-75 with a community center, and who is comfortable with 1996 to 2003 construction, a Zone AH check on Parrot Cove Circle and quarterly dues that have risen. It does not suit a buyer who wants a golf course, a large floor plan or open leasing. Read the declaration, the Rules and the estoppel certificate before you write an offer, and compare the specific home to the sales listed in the market section.

Thinking of Selling Your Island Club at Corkscrew Home? List With the #1 Team in Southwest Florida Since 2012

If you're searching for the best Island Club at Corkscrew listing agent, or thinking, "I need to sell my house in Island Club at Corkscrew...", McGreevy and Comisar is the #1 Team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008. Price against the record: 16 MLS closings at a $325,000 median in the 12 months to September 29, 2026.

If you are thinking, "I need someone to sell my house in Island Club at Corkscrew, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in Island Club at Corkscrew, Fountain Lakes, Country Creek or Breckenridge, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.

Your listing credentials, what you get when you list with us:

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• 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

These are community totals from the Southwest Florida MLS saved pull of September 29, 2026, for the 12 months to that date. They describe every Island Club at Corkscrew sale on the MLS.

• 16 closings at a $325,000 median, from $265,500 to $390,000.
• $5,301,400 in dollar volume across those 16 closings (our arithmetic: the sum of the 16 sale prices).
• 24 median days on the market and a median 97.4 percent of final list price.
• Highest sale: $390,000, reached by two closings. Fastest: 0 days on market, a December 2025 sale at $310,000.
• 3 active listings at the pull, listed at $282,000, $289,900 and $339,900, with a median list price of $289,900.
• 2.2 months of supply (our arithmetic: 3 active divided by 16 closings over 12 months).

The Lee County Property Appraiser's recorded sales are the long view. In the 12 months to September 25, 2026, the county recorded 18 qualified improved sales at a $325,000 median, $265,500 to $390,000, and every one was a resale. The two sources hold slightly different sale sets, so we never merge them; the market section lists each source's sales separately.

What Island Club at Corkscrew buyers ask before they write an offer

Buyers here ask the same short list of questions, and a seller who answers them in advance holds a stronger hand.

• What are the dues and the transfer fee? The assessment is $820 a quarter from April 2026, and the declaration sets a $1,000 capital transfer fee due at closing. The estoppel certificate states what is owed on the day.
• What is the flood zone on this street? 211 homes are in Zone X, 32 in shaded Zone X, and 7 on Parrot Cove Circle in Zone AH. Two FIRM panels cover the community, so the panel depends on the street.
• How old is the roof? The homes date to 1996 to 2003. Florida law (section 627.7011) limits an insurer's ability to refuse a policy on roof age alone when an authorized inspection shows 5 or more years of remaining life, so roof documentation matters.
• Is the home on the lake? 40 of the 250 homes carry the county's lake-lot land-use class, on Tropical Moon Court, Aqua Surf Court, Parrot Cove Circle, Pearl Bay Circle, Maui Circle and San Tropez Circle.
• Is this Corkscrew Woodlands? No. Island Club at Corkscrew is recorded as Island Club at Corkscrew Woodlands, but it is a separate community from its neighbor Corkscrew Woodlands, which has its own association.

Your selling costs and your net sheet

Selling costs in Lee County follow Florida law and the contract, and the contract controls who pays what. Plan on these lines:

• Documentary stamp tax on the deed at $0.70 per $100 of the sale price, which the seller customarily pays in Lee County.
• Owner's title policy at the Florida promulgated rate (Rule 69O-186.003), which the seller customarily pays in Lee County.
• Estoppel certificate, capped by Florida law at $299, plus $119 if rushed.
• The $1,000 capital transfer fee, due at closing and allocated between buyer and seller by the contract; verify the current amount on the estoppel certificate.
• Settlement fee, which varies; ask your title company.
• Commission, which is negotiable.
• Property tax proration, which divides the year's tax between buyer and seller at closing based on the closing date.

You can estimate your net proceeds with our seller net sheet, a free calculator, and then compare the result to the lines above.

What Is Your Island Club at Corkscrew Home Worth? Get a Free Valuation in 60 Seconds.

Get your free valuation at mcgreevyandcomisar.com/home-valuation, or talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.

For the full seller playbook, read how to sell a home in Island Club at Corkscrew, and for the comparable-sales method, read our Island Club at Corkscrew home valuation guide.

If you are weighing the wider market first, read our guide to selling a home in Estero or request an Estero home valuation.

Seller questions, answered short

• What is my Island Club at Corkscrew home worth? The 12-month MLS median is $325,000 and the range ran $265,500 to $390,000, but your street, size, lake class and condition set your number. Request a comparable-sales valuation.
• What does it cost to sell? Documentary stamps at $0.70 per $100, the owner's title policy at the promulgated rate, an estoppel certificate, a settlement fee, any transfer fee the contract allocates to you, and a negotiable commission. Use the net sheet to see your own total.
• How long will it take? The 12-month MLS median was 24 days on the market, with a range from 0 days to 304 days in the sales on record.
• What is an estoppel certificate? It is the association's statement of what you owe and any special assessments due; Florida law caps the fee at $299, plus $119 if rushed.
• Do I have to disclose flooding? Yes. Florida section 689.302 requires the seller to complete the flood disclosure at or before contract for residential sales.
• Does the Corkscrew Woodlands name on my deed matter? The recorded name is Island Club at Corkscrew Woodlands. Your title company will carry that name; buyers should understand it is a separate neighbor with its own association.

Your Local Real Estate Experts

McGreevy and Comisar are the team of Jesse McGreevy and Marc Comisar at Domain Realty, and we know Island Club at Corkscrew from its recorded declaration and plats to its MLS record. Sellers get a comparable-sales price and a marketing plan; buyers get the documents, the flood zones by street and the fee stack explained before an offer.

Jesse McGreevy and Marc Comisar are top-reviewed Island Club at Corkscrew realtors, with a long record of genuine five-star client reviews on Google.

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★★★★★ "Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!" Verified Google review

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

Get in touch

• 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).

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

Our team page tells the rest of the story, and you can meet Jesse McGreevy and Marc Comisar. If you are weighing a purchase, read about buying a home in Estero.

Frequently Asked Questions: Buyer Edition

Island Club at Corkscrew buyers ask the same 42 questions, and each answer below rests on a recorded document, a county record, an official map or the MLS. Where the record is silent we say so and name the document that settles it.

Is Island Club at Corkscrew the same community as Corkscrew Woodlands?

No. Island Club at Corkscrew is recorded as Island Club at Corkscrew Woodlands, and its homeowners association runs its website under the name Island Club of Estero. It is a separate community from its neighbor Corkscrew Woodlands, which has its own association. The two share a lake and stormwater system, entrance signage and gates, the main boulevard and waterlines under the recorded declaration, with a joint Lake Committee. Island Club at Corkscrew is one association for all 250 homes, with no master association.

Is Island Club at Corkscrew in Estero or unincorporated Lee County?

Island Club at Corkscrew is in the Village of Estero. The Lee County Property Appraiser roll shows city ESTERO and municipality code E on all 299 parcels that carry the recorded name, in taxing district 316 (parcel layer). The Village incorporated on December 31, 2014, so the homes were built before it existed, under Lee County rules. Zoning is RPD, a residential planned development, and the Village carries the legacy county zoning forward.

What ZIP code is Island Club at Corkscrew in?

Island Club at Corkscrew is in ZIP code 33928. The Lee County Property Appraiser roll shows that ZIP on all 250 homes. The community is reached from Corkscrew Road (County Road 850) by Corkscrew Woodlands Boulevard, west of I-75 and east of Three Oaks Parkway, and the association's office and community center are on Corkscrew Woodlands Boulevard, as the association's contact page lists.

Is Island Club at Corkscrew a 55+ community?

No age restriction appears in Island Club at Corkscrew's recorded declaration or its 2010 amendment. The governing documents control, so read the current declaration and any later amendment before you buy. The Amended and Restated Declaration (instrument 2010000032468) and the Certificate of Amendment (instrument 2010000161824) contain no age terms. Amendments recorded after June 2010 would be in Lee County Official Records, so check there for anything newer.

How many homes are in Island Club at Corkscrew?

Island Club at Corkscrew has 250 single-family homes. The declaration states the developer constructed 250 single-family residential units, and the Phase IX replat describes 250 lots and one tract. The county roll carries 299 parcels under the recorded name: the 250 homes plus common-area, right-of-way and small vacant remnant parcels. The homes sit on nine streets: Bahia Terrado Circle, Blue Bimini Circle, Rio Mar Circle, San Tropez Circle, Maui Circle, Aqua Surf Court, Tropical Moon Court, Parrot Cove Circle and Pearl Bay Circle.

When were the homes in Island Club at Corkscrew built?

The county roll shows the homes were built from 1996 to 2003. By year: 36 in 1996, 22 in 1997, 29 in 1998, 21 in 1999, 33 in 2000, 41 in 2001, 44 in 2002 and 24 in 2003. That puts 108 homes in the 1990s and 142 in the 2000s. Blue Bimini and Bahia Terrado are the oldest streets (1996 to 1999 and 1996 to 1997); Pearl Bay and Parrot Cove are the newest (2002 to 2003).

Who built Island Club at Corkscrew?

RLD Homes, Inc., a Florida corporation, is the developer and builder of record. The declaration names it "the original Declarant and Developer" and states the developer constructed the 250 homes. The Phase I declaration is dated August 14, 1995, and the engineers of record on the plats were Bean, Whitaker, Lutz and Barnes. A 2010 replat (Phase IX) re-described the lots; it added no new homes.

How big are Island Club at Corkscrew homes?

Two measures exist, and they are not the same. The county's heated area runs from 858 to 1,794 sq ft; the 16 homes that closed on the MLS in the 12 months to September 29, 2026 ranged from 858 to 1,274 sq ft of MLS living area. The builder's 1999 to 2001 model sheets list 1,412 to 2,161 sq ft. The county's 1990s homes average 1,152 sq ft of heated area and the 2000s homes average 1,201. Why the sheets and the county differ is not in our record.

How many bedrooms do Island Club at Corkscrew homes have?

On the county roll, 195 of the 250 homes are two-bedroom, 54 are three-bedroom and 1 is four-bedroom. In the MLS bedroom field over the 60 months to September 29, 2026, closings split into 22 three-bedroom, 20 two-bedroom plus den, 19 two-bedroom and 2 three-bedroom plus den. The MLS field counts a den separately, so the two sources do not line up row for row.

Are there two-story homes in Island Club at Corkscrew?

The builder offered two, per the original floor plans (Tahiti and Tahiti II): the Tahiti at 1,981 sq ft (two-story, 3 bedrooms, 2.5 baths) and the Tahiti II at 2,161 sq ft (two-story, 3 bedrooms plus a den). The builder's standard features list an under-truss screened lanai on most plans. We do not publish a count of two-story homes, because the county roll we hold does not give one.

Are there lakefront homes in Island Club at Corkscrew?

The county codes 40 of the 250 homes as single-family, lake (our arithmetic: 16 percent). By street: Tropical Moon Court 11, Aqua Surf Court 10, Parrot Cove Circle 7, Pearl Bay Circle 6, Maui Circle 5 and San Tropez Circle 1; none on Bahia Terrado, Blue Bimini or Rio Mar Circles. The association describes a 23-acre lake shared with Corkscrew Woodlands. The county class tells you nothing about frontage, views or a price premium, so check the specific home.

Is Island Club at Corkscrew a gated community?

Yes, with a plain description of how the gate works. Residents use a gate code that the Rules say not to share, and guests use a telephone entry system. The association's October 2026 newsletter describes a new guest-gate entry phone box with an owner directory, to move away from a universal code. No association document states that the gate is staffed, so we make no claim about staffing; the association's gate policy is the document to read.

What amenities does Island Club at Corkscrew have?

The 17.78-acre association parcel on Corkscrew Woodlands Boulevard holds a 2001 community center (ballroom with stage, kitchen, library and fitness center), a pool and spa renovated in 2021, two tennis courts that convert to four pickleball courts, six shuffleboard courts, a bocce court and a horseshoe pit. Each circle has a gazebo. The association's amenities page lists them, and the community center is rented by a usage request form, first come, first served.

Does Island Club at Corkscrew have a golf course?

No. No golf course appears in any association document, and no golf land use appears among the 299 county roll rows carrying the recorded name. Island Club at Corkscrew has no golf membership, no marina and no CDD. Golf carts are allowed for licensed drivers 16 and older, registered with the association for $3. If you want a golf community nearby, our page on Fountain Lakes is a starting point.

Can I keep a boat or kayak on the Island Club at Corkscrew lake?

Not on the lake itself. The association's Rules and Regulations allow kayaks, canoes, paddle boats and maintenance boats on personal or electric power only, with no gasoline or diesel engines, and they bar storage or mooring on the lake. There is no marina and no private dock. Trailers and boats belong in an enclosed garage, not a driveway. The joint Lake Committee with Corkscrew Woodlands sets the lake rules, so read the current Rules before you buy a craft.

Can I fish or swim in the Island Club at Corkscrew lake?

You cannot swim; the Rules bar it. Fishing is catch and release. The lake is shared with Corkscrew Woodlands, and a joint Lake Committee with equal representation sets the lake rules under the declaration. The association's Rules and Regulations, amended May 26, 2021, are the document to read; the pool and spa between the community center and the lake are the swimming option, with posted hours from dawn to dusk.

How much are the HOA fees in Island Club at Corkscrew?

The assessment is $820 a quarter from April 1, 2026, or $3,280 a year (our arithmetic: 4 x $820), per the association's April 2026 newsletter. Payments are due January 1, April 1, July 1 and October 1, with interest if more than 10 days late. Stated history: $550 a quarter from 2011 to 2016, $565 in 2016 and 2017, $590 in 2018 and 2019, $615 in April 2020, $740 in April 2024, $795 in April 2025 and $820 in April 2026. Figures for fiscal years 2021 to 2023 were not found.

What do the Island Club at Corkscrew HOA fees cover?

Under the declaration, the assessment pays common-area operation, maintenance and reserves. Bulk cable, lawn care contracts, and water and sewer billed to the association are common expenses. The public 2018 to 2019 approved budget groups spending as utilities, administration, grounds, pool, clubhouse and reserves. Current reserve and budget detail sits in member-only records, so the estoppel certificate and the Florida buyer disclosure summary are the documents to request.

Is there a capital transfer fee when I buy in Island Club at Corkscrew?

Yes. The declaration (section 6.4) and the association's 2021 Q&A set a $1,000 capital transfer fee per transaction, due at closing. The Board may waive it for some transfers, such as trust transfers, and may change the amount by majority vote, so verify the current figure on the estoppel certificate. The purchase contract decides whether the buyer or the seller pays it. The declaration also requires written notice to the association before a sale.

Is there a CDD fee in Island Club at Corkscrew?

No. The Lee County Property Appraiser's 2025 Taxing District Millage Book lists no community development district, MSTU or MSBU in the community's taxing district 316. A CDD is a special district under Florida Statutes section 190.003. Non-ad valorem lines that could still appear on a tax bill were not retrieved for a sample bill, so read the Tax Collector bill for any home you are considering.

Can I rent out my Island Club at Corkscrew home?

Yes, with Board approval and limits. Under the declaration, leases need Board approval, run a minimum of 3 months, are limited to 3 leases a calendar year, and may not be transient or subleased. The application fee is $100 per application. The Board approves or disapproves within 4 days of a complete application, or the lease is approved, and disapproval is limited to listed grounds such as unpaid assessments or document violations. The association's lease application is the form; no dogs are allowed in leased homes.

How many pets can I have in Island Club at Corkscrew?

No more than three dogs, cats and birds in total, under Amendment No. 1 to section 7.4 of the declaration (Certificate of Amendment). Fish are unrestricted, and the amendment prohibits certain dog breeds, so read its list before you buy. Leased homes follow a stricter rule: the Rules and Regulations amended May 26, 2021 and the association's lease application allow no dogs in leased homes. The association also publishes a pet form. The current declaration and rules control.

Can I park a boat, trailer or RV at my Island Club at Corkscrew home?

Only inside an enclosed garage. The association's Rules and Regulations require operable vehicles to sit in a driveway or garage and trailers, boats and RVs to stay in enclosed garages, and no vehicle may be used as a residence. The lake is a separate question: the lake rules allow no storage or mooring on the lake. Exterior changes, fences and walls need Board approval and permits under the declaration, so ask before you plan a carport or a side-yard pad.

Who manages the Island Club at Corkscrew homeowners association?

The association's annual report filed March 3, 2026 lists Guardian Property Management as registered agent and manager (Florida Division of Corporations, N95000003905). The association's Contact page shows an office at the clubhouse with posted part-time hours. That is the record as we read it on October 14, 2026; managers change, so confirm the current manager on the estoppel certificate and the association's own website before you rely on it.

Where can I read the Island Club at Corkscrew governing documents?

The recorded documents are public at the Lee County Clerk: the Amended and Restated Declaration (INST 2010000032468, 68 pages), the Certificate of Amendment (INST 2010000161824) and the Phase IX replat (INST 2010000226322). The association's Rules and Regulations and 2021 Q&A are public on its website. Members' documents sit behind the manager's portal login, so ask for them through the estoppel and disclosure process. Amendments after June 2010 are not in our record; read the Clerk's index for any later one.

What are property taxes like in Island Club at Corkscrew?

The Lee County Property Appraiser's 2025 Taxing District Millage Book shows taxing district 316 at a total of 13.0214 mills, which includes the Village of Estero at 0.7300 mills. That is $1,302.14 per $100,000 of taxable value (our arithmetic: 13.0214 x 100). Taxable value is not the sale price. Homestead exemption and the Save Our Homes cap change what an owner pays, and the assessment resets at a sale, so read the Tax Collector's bill for the home you want, not an average.

Is Island Club at Corkscrew in a flood zone?

Parts of it are. We tested all 250 homes against FEMA's live map on October 14, 2026: 211 are in Zone X, 32 in shaded Zone X (0.2 percent annual chance) and 7 in Zone AH, a Special Flood Hazard Area, all on Parrot Cove Circle (FEMA National Flood Hazard Layer). Two map panels cover the community, 12071C0592G (effective December 7, 2018) on 190 parcels and 12071C0591H (effective November 17, 2022) on 58 parcels, so the zone and the panel depend on the street and the parcel.

Do I need flood insurance in Island Club at Corkscrew?

Your lender and your insurer decide, and they decide by the parcel, not the community. A lender commonly requires flood coverage for a home in a Special Flood Hazard Area such as the 7 Zone AH homes on Parrot Cove Circle, and a buyer in Zone X or shaded Zone X can still choose a policy. The Village of Estero's Community Rating System Class 6 gives a 20 percent discount on flood policies in the Special Flood Hazard Area (Village of Estero). Ask your lender and agent for a quote on the exact address.

What evacuation zone is Island Club at Corkscrew in?

Lee County evacuation Zone C on the county's AWARE layer and the Property Appraiser's hazard layer (Lee County Property Appraiser). An evacuation zone is a different designation from a flood zone: it says when emergency managers ask residents to leave for surge, while a FEMA zone sets flood insurance rating. The Village's hurricane page names the Estero Recreation Center and Hertz Arena as Estero shelters, and Lee County Emergency Management decides which open for each storm.

What happened in Island Club at Corkscrew during Hurricane Ian?

After Hurricane Ian the association reported damage, repairs and insurance claims. Its November 2022 newsletter called the damage "manageable" with some serious property damage and power and sewer losses in some cases (The Islander, November 2022). The clubhouse roof, clubhouse shutters and four gazebo roofs were later replaced (The Islander, October 2023). The National Hurricane Center measured 8 to 12 feet of inundation above ground in coastal and estuary areas of Estero and Bonita Springs (NHC report), which describes the coast, not this inland address.

What wind speed are Island Club at Corkscrew homes designed for?

The Lee County Property Appraiser's hazard layer shows a 160 mph design wind speed for Risk Category II, which covers ordinary homes, and places the address in the wind-borne debris region (hazard layer). The homes were built from 1996 to 2003, and the first Florida Building Code took effect March 1, 2002 (Florida Building Commission), so homes permitted earlier were built under earlier locally adopted codes. The permit record for a specific home shows which code applied.

Will an Island Club at Corkscrew home need a four-point inspection?

Often, for insurance. A four-point inspection is an underwriting document, not a statute, and Citizens Property Insurance requires one for properties more than 20 years old (Citizens). The homes date to 1996 to 2003, which makes them 23 to 30 years old in 2026. Roof age matters too: under section 627.7011 an insurer may not refuse to issue or renew solely because a roof is under 15 years old, and an authorized inspection showing 5 or more years of remaining life bars refusal on roof age alone.

What schools serve Island Club at Corkscrew?

The School District of Lee County uses choice zones, and the district's published polygons put the community in elementary Proximity Zone Q, middle Proximity Zone GG and high school South Zone sub-zone 3 (Lee County GIS). Zone Q includes Pinewoods, Three Oaks, San Carlos Park, Spring Creek and Bonita Springs elementaries. Zone GG includes Three Oaks Middle and Bonita Springs Middle Center for the Arts. The high schools are Estero, Bonita Springs and South Fort Myers. Confirm the zone for a specific address with the district's lookup (Student Enrollment Plan).

Where is the nearest emergency room to Island Club at Corkscrew?

Two freestanding emergency departments, both open 24 hours, are about 4.8 road miles from the gate: the Lee Health Coconut Point Emergency Department (10 minutes) and the NCH Bonita Emergency Department (9 minutes). Lee Convenient Care at the Bonita Health Center is 4.5 miles, 8 minutes, open 7 a.m. to 5 p.m. daily. Gulf Coast Medical Center is 12.6 road miles, 18 minutes. These are free-flow estimates; season and traffic lengthen every drive. In an emergency, call 911.

How far is Island Club at Corkscrew from the beach?

Bonita Beach Park is 11.5 road miles and 20 minutes from the gate (Lee County Parks); its parking lot and amenities have been closed since September 8, 2026 for Hurricane Ian repairs, with pedestrian access through Bonita Beach Access 1. Lovers Key State Park is 17.1 miles and 31 minutes ($8 per vehicle), and Fort Myers Beach at Times Square is 18.4 miles and 33 minutes. These are free-flow model estimates from the gate, measured October 14, 2026.

How far is Island Club at Corkscrew from RSW airport and I-75?

The I-75 on-ramp at Corkscrew Road is 0.5 road miles from the gate area, about 1 minute. Southwest Florida International Airport is 8.7 road miles and 13 minutes (Lee County Port Authority reported more than 11.1 million passengers in 2025). Downtown Fort Myers is 19.1 miles and 26 minutes, and downtown Naples 24.6 miles and 33 minutes. These are free-flow model estimates from OpenStreetMap routing (OSRM); season and traffic lengthen every drive.

How far is Island Club at Corkscrew from Miromar Outlets and Coconut Point?

By road from the gate, Miromar Outlets at 10801 Corkscrew Road is 1.3 miles and 4 minutes, even though it is only 0.4 miles away in a straight line, because the community has one exit to Corkscrew Road. Coconut Point, with more than 110 stores, is 4.2 road miles and 9 minutes. Estero Park and Recreation Center is 1.7 miles and 5 minutes (Lee County Parks), and Hertz Arena, home of the Florida Everblades, is 1.9 miles and 6 minutes (Hertz Arena).

What is the price range of homes in Island Club at Corkscrew?

In the 12 months to September 29, 2026, the Southwest Florida MLS recorded 16 closings from $265,500 to $390,000 at a $325,000 median. The Lee County Property Appraiser recorded 18 sales in the 12 months to September 25, 2026, also from $265,500 to $390,000 at a $325,000 median. Over 60 months the county range widens to $130,000 to $455,000 on 81 sales. Price follows size, bedrooms, street and condition, so use the sales market section for street-level detail.

How many homes are for sale in Island Club at Corkscrew right now?

At our Southwest Florida MLS pull of September 29, 2026, 3 homes were active: a two-bedroom of 904 square feet listed at $282,000, a two-bedroom of 1,001 square feet at $289,900 and a two-bedroom plus den of 1,271 square feet at $339,900, a median list price of $289,900. With 16 closings in the prior 12 months, that is 2.2 months of supply (our arithmetic: 3 divided by 16 closings over 12 months). Inventory moves daily, so ask us for today's list.

Can I build a new home in Island Club at Corkscrew?

No. The community is built out with 250 single-family homes, and the county recorded no builder-direct sales in any window we measured (Lee County Property Appraiser). The small "A" accessory lots created by the 2010 replat are "substandard, non-buildable lots" that must stay under unified ownership with the adjoining home lot under the declaration. Every purchase here is a resale, and exterior changes need Board approval.

What is being built next to Island Club at Corkscrew?

Corsa at Estero Crossing, 306 apartments and 15,546 square feet of commercial space at 21301 S Branch Boulevard, is 0.3 road miles from the gate; the Village planning board approved its development order on June 14, 2022 (Village of Estero). We found no completion date. The Florida Department of Transportation's I-75 widening (FPID 452544-1) adds express lanes to the Corkscrew Road interchange, with public hearings October 27 and 28, 2026 (FDOT). We found nothing that takes land from the community.

Who provides water, sewer, cable and fire service in Island Club at Corkscrew?

Lee County Utilities holds the water and sewer franchise, and the association receives and pays the water and sewer bill as a common expense. Bulk cable is included in the assessment, and the association signed a Blue Stream fiber contract with backbone construction from October 5, 2026 (The Islander, October 2026). Estero Fire Rescue (fire district 029) serves the community, with Station 43 on Three Oaks Parkway (Estero Fire Rescue). Whether each home is connected to county sewer is a parcel question for Lee County Utilities.

Ready to see homes here? Read how we represent Island Club at Corkscrew buyers, or call Marc at (239) 287-5873 for a buyer consultation.

Frequently Asked Questions: Seller Edition

Island Club at Corkscrew sellers ask 38 questions before they list, and each answer below rests on a recorded document, a county record, a Florida statute or the MLS. Where the record is silent we say so, and where the contract controls we say that too.

Who is the best listing agent for Island Club at Corkscrew?

McGreevy and Comisar. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 Team in Southwest Florida since 2012, and are ranked among the Top 1% Real Estate Agents Nationally Since 2008. Our team has sold over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in sales. For Island Club at Corkscrew we add the recorded declaration, the flood zone by street and both the MLS and county sales record to every listing plan. Read about our team.

What is my Island Club at Corkscrew home worth?

The record gives a range, not your number. Southwest Florida MLS closings in the 12 months to September 29, 2026 ran from $265,500 to $390,000 at a $325,000 median (16 closings), and county recorded sales in the 12 months to September 25, 2026 ran the same range at the same median (18 sales). Your street, county heated area, bedroom count, updates and lake class set where you fall. Request a comparable-sales answer through our free home valuation.

How much does it cost to sell a home in Island Club at Corkscrew?

The costs are documentary stamp tax on the deed, the owner's title policy, an estoppel certificate from the association, the $1,000 capital transfer fee as your contract allocates it, a settlement fee, a negotiable commission and a property tax proration. The contract controls who pays what. In Lee County the seller customarily pays the first two. To see your own total, estimate your net proceeds with our seller net sheet and enter your own commission.

Who pays documentary stamp tax when I sell in Island Club at Corkscrew?

Documentary stamp tax on a deed is $0.70 per $100 of consideration or portion of $100 (Florida Statutes section 201.02), which is $700 for each $100,000 of price (our arithmetic: 1,000 x $0.70). In Lee County the seller customarily pays it, but the purchase contract controls and can allocate it differently. Your title company calculates the exact figure on the closing statement from the price in your contract.

Who pays for the owner's title policy in an Island Club at Corkscrew sale?

In Lee County the seller customarily pays the owner's title policy, and the contract controls. Florida sets the premium by rule: Rule 69O-186.003 promulgates $5.75 per $1,000 up to $100,000, $5.00 per $1,000 from $100,001 to $1,000,000 and $2.50 per $1,000 from $1,000,001 to $5,000,000. It is the promulgated rate, so title companies quote the same premium for the same policy. Ask your title company for the settlement fee, which varies.

What is a seller net sheet, and how do I get one for my Island Club at Corkscrew home?

A seller net sheet is your sale price minus the costs of selling, ending in estimated proceeds before mortgage payoff and commission. Our free calculator is here: estimate your net proceeds with our seller net sheet. Enter your price, then your own commission, because commission is negotiable. Add the estoppel certificate, the $1,000 capital transfer fee if your contract gives it to you, and your title company's settlement fee. We walk through yours at the listing appointment.

How long does it take to sell a home in Island Club at Corkscrew?

The median Island Club at Corkscrew closing in the 12 months to September 29, 2026 spent 24 days on the Southwest Florida MLS. Over 24 months the median was 25 days, over 36 months 26.5 days and over 60 months 23 days. Individual homes ranged from 0 days to 304 days in the 16 closings on record, so price and condition matter more than any median. Days on market is not time to closing; add the contract period.

What is the sale-to-list ratio in Island Club at Corkscrew?

In the 12 months to September 29, 2026, the median Island Club at Corkscrew MLS closing sold for 97.4 percent of its final list price. Over 24 months it was 97.7 percent, over 36 months 96.8 percent and over 60 months 98.2 percent. We measure sold price over final list price, so a price cut made before the sale lowers the base the percentage uses. These are community totals for every sale on the MLS.

How many homes sold in Island Club at Corkscrew in the last year?

Sixteen on the Southwest Florida MLS in the 12 months to September 29, 2026, and 18 qualified improved sales on the Lee County Property Appraiser's record in the 12 months to September 25, 2026, all of them resales. The two sources hold slightly different sale sets, so we never merge them. Both 12-month medians read $325,000, on different sale sets. Both counts include every sale on record, including those handled by other brokerages.

What have Island Club at Corkscrew homes sold for over five years?

County recorded sales over 60 months to September 25, 2026 total 81, with a $350,000 median and a range of $130,000 to $455,000. The Southwest Florida MLS shows 63 closings over the same long view at a $350,000 median, from $250,000 to $435,000. County medians by calendar year rose from $216,250 in 2019 to $340,000 in 2022 and $362,500 in 2023, and read $350,000 in 2025 on 13 sales. The market section lists each year.

Do lake-class homes sell for more in Island Club at Corkscrew?

We cannot say, and we will not guess. 40 of the 250 homes carry the county's lake-lot land-use class, on six streets, but the county record has no lake-versus-other price split and the MLS files every Island Club at Corkscrew sale under one subdivision label with no lake field. That is a recorded data gap, not a finding. We price a lake-class home from recent sales on its own street, size and condition, not from a premium rule.

Why did some Island Club at Corkscrew homes sell under $300,000?

Four of the 18 county sales in the 12 months to September 25, 2026 closed under $300,000, between June 12 and September 14, 2026, at $265,500, $280,000, $287,500 and $290,000. Their county heated area ran 996 to 1,188 square feet, and they were built 1998 to 2002 on Rio Mar, Blue Bimini and Tropical Moon. Sale price alone does not show condition, updates or contract terms. Smaller homes sit at the lower end of the 858 to 1,794 square foot range.

What was the highest Island Club at Corkscrew sale in the last year?

$390,000, reached twice in the 12 months to September 29, 2026. Both were 2003 homes with 1,185 and 1,240 square feet of county heated area: one on Pearl Bay Circle closed February 12, 2026, and a three-bedroom on Parrot Cove Circle closed April 29, 2026. No sale in the window topped $390,000, and none of the county's 18 sales was above $400,000. A top sale tells you what a home in similar condition on that street reached, not what yours will.

How fast have Island Club at Corkscrew homes gone under contract?

The MLS measure we hold is days on the market, not days to contract. In the 12 months to September 29, 2026 the median was 24 days, the fastest sale was 0 days (a $310,000 closing in December 2025) and the slowest was 304 days (a September 2026 sale at $265,500). The saved MLS pull has no separate contract-date field, so we do not state a days-to-contract figure. Your agent can pull the contract date for any specific comparable.

How many Island Club at Corkscrew homes are competing with mine right now?

At the Southwest Florida MLS pull of September 29, 2026, three homes were active: $282,000 (two-bedroom, 904 square feet, 8 days on market), $289,900 (two-bedroom, 1,001 square feet, 17 days) and $339,900 (two-bedroom plus den, 1,271 square feet, 99 days), a median list price of $289,900. That is 2.2 months of supply (our arithmetic: 3 actives divided by 16 closings over 12 months). Inventory changes daily, so we refresh the list before we price your home.

What is an estoppel certificate, and why does my Island Club at Corkscrew sale need one?

An estoppel certificate is the association's written statement of what is owed on a home and any special assessments due, so the buyer and the title company know the balance at closing. Florida regulates it under section 720.30851, and the declaration (section 8.11) requires the association to deliver one within 15 days of a request (declaration). We found no special assessments in the public association documents we read; the certificate lists any that are due.

How much does the estoppel certificate cost?

Florida law caps an HOA estoppel certificate at $299, plus $119 when it is rushed and up to $179 more if the account is delinquent (section 720.30851; DBPR fee schedule). It is effective for 30 days when delivered by hand or electronically and 35 days when mailed. The association's 2010 declaration sets its own fee at up to $150 (declaration). We have not found a current fee schedule, so we do not state which amount the association charges today; the fee is stated when the certificate is ordered. Order it early in the listing process so a closing date does not wait on the paperwork.

Who pays the $1,000 capital transfer fee?

The contract decides. The declaration (section 6.4) and the association's 2021 Q&A set a $1,000 capital transfer fee per transaction, due at closing. The Board may waive it for transfers such as trust transfers and may change the amount by majority vote, so verify the current figure on the estoppel certificate. In our net sheet it is a line you can allocate; put it on whichever side your purchase contract gives it to.

Does the association have to approve my buyer?

The declaration requires written notice to the association before a sale and contains no right of first refusal (declaration). We found nothing in it that makes a sale subject to Board approval, and nothing that says one is not needed, so the estoppel certificate is the place to confirm any approval requirement. Leases are different: a buyer who plans to rent the home needs Board approval of each lease, for a minimum of 3 months and no more than 3 a year.

Do I have to tell the association before I sell?

Yes. Section 6.2 of the declaration requires written notice to the association before any sale, gift or other disposal of a home. Send the notice in writing and request the estoppel certificate at the same time; the association's Contact page lists its office and manager of record.

What must I disclose about flooding when I sell?

Florida's section 689.302 requires the seller to complete the flood disclosure at or before contract for residential sales. The Village of Estero also runs a Real Estate Flood Disclosure Program page. Answer from what you know about your own home. Our flood section shows FEMA's zone for every street, but a zone is a map designation, not a history of your home, so your disclosure rests on your own knowledge and records.

How do I find my home's flood zone before I list?

Start with the Village of Estero's Forerunner floodplain portal and FEMA's Flood Map Service Center, and compare the result with our street-by-street table (211 Zone X, 32 shaded Zone X, 7 Zone AH). Two FIRM panels cover the community, 0592G and 0591H, so the effective date depends on your parcel. Seventeen letters of map amendment dated 2008 to 2024 cover the area but not per home, so check whether one covers your parcel.

My home is on Parrot Cove Circle; does Zone AH matter for my sale?

It can. Seven of the 24 homes on Parrot Cove Circle are in Zone AH, a Special Flood Hazard Area; 12 are in Zone X and 5 in shaded Zone X (FEMA National Flood Hazard Layer). Buyers, lenders and insurers decide what that means for a quote, so expect questions about flood coverage. We do not state a base flood elevation for any Zone AH home, because none is in the records we read; an elevation certificate would show it.

Should I replace my roof before selling?

We do not advise replacing a roof to sell. Gather the paper first: the permit, the contractor's invoice and any inspection report. Florida's section 627.7011 says an insurer may not refuse to issue or renew solely because a roof is under 15 years old, and an authorized inspection showing 5 or more years of remaining life bars refusal on roof age alone. The homes date to 1996 to 2003, and we found no roof ages in the public record.

Should I get a wind mitigation report before listing?

It is optional and worth discussing. Wind mitigation inspections use the Uniform Mitigation Verification Inspection Form OIR-B1-1802, with the new edition mandatory for inspections from April 1, 2026, and a report is valid up to five years absent material changes (Florida OIR). Section 627.711 lists authorized inspectors. My Safe Florida Home has offered free wind inspections for qualifying homes; check the program's current status before relying on it.

Will buyers ask for a four-point inspection?

Many buyers' insurers will. A four-point inspection is an underwriting document, not a statute, and Citizens Property Insurance requires one for properties more than 20 years old (Citizens). Island Club at Corkscrew homes are 23 to 30 years old in 2026, so expect the request. Ask your own insurance agent whether a current inspection is worth ordering before you list, and keep roof, electrical, plumbing and HVAC records together for buyers.

How do you market an Island Club at Corkscrew home?

With premium marketing: cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when needed. We lead with the facts buyers compare, the fee stack, the flood zone for your street, the schools and the drive times, because this page answers those questions before a buyer asks. Marketing is built around your home's size, street and condition, not around a template.

Can we list off-market in Island Club at Corkscrew?

Yes, when that fits your goals. Off-market capability is part of how we market, and we discuss it at the listing appointment. A private sale limits the number of buyers who see the home, and a public MLS listing reaches the widest buyer pool, so the choice turns on your priorities for price, speed and privacy. We will lay out the trade-offs and what the Island Club at Corkscrew sales record shows before you decide.

How accurate are online home value estimates for Island Club at Corkscrew?

Treat them as a starting point. The community's sales appear in two sources that hold slightly different sale sets (18 county sales and 16 MLS closings in the last 12 months), and the MLS files every Island Club at Corkscrew sale under one subdivision label with no lake or phase field. An estimate cannot see your lake class, bedroom count, updates or roof. A comparable-sales valuation reads the sales on your own street.

Does the "Corkscrew Woodlands" name on my deed matter when I sell?

It is the recorded name, and it matters for accuracy. Your plat, declaration and county legal description carry the name Island Club at Corkscrew Woodlands. Corkscrew Woodlands is also a separate neighbor with its own association, so a search for that name can pull the wrong community. One MLS active listed under the Corkscrew Woodlands development was excluded from our figures for that reason. Your title company carries the recorded name; we market the home as Island Club at Corkscrew.

What is a CMA, and do you prepare one for Island Club at Corkscrew?

A CMA, or comparative market analysis, prices your home against recent comparable sales. Yes, we prepare one for every Island Club at Corkscrew listing. We read the MLS closings and the county's recorded sales for your street, match them for size, bedrooms, lake class and condition, and show the range with the reasons. Start with our free home valuation and we follow up with the analysis.

Is real estate commission negotiable when I sell in Island Club at Corkscrew?

Yes. Commission is negotiable in Florida and is set in your listing agreement, not by law or by the association. We do not print a default percentage, because the right arrangement depends on your home and your goals. The seller net sheet leaves commission as a line you enter yourself, so you see exactly how a different figure changes your estimated proceeds.

How are property taxes prorated when I sell?

The title company divides the year's property tax between you and the buyer by closing date, so each of you carries the days you own the home. The contract's proration terms control, and the closing statement shows the credit or charge. We explain it here and do not compute it, because the figure depends on your assessed value and closing date. Your bill from the Lee County Tax Collector is the source for your own number.

Will my buyer's property taxes be higher than mine?

They can be. Florida's homestead exemption and the Save Our Homes cap limit increases in an owner's assessed value, and the assessment resets at a sale (Lee County Property Appraiser). A buyer's bill starts from a new assessment, so it can differ from yours even though the millage rate is the same for both. We publish no community figure for the difference, so ask the Property Appraiser about the specific parcel.

Do I owe capital gains tax when I sell my Island Club at Corkscrew home?

It depends on your situation, and we do not give tax advice. What you owe on a sale can turn on what you paid, how long you owned the home, how you used it and the rules in effect in the year you sell. A CPA or tax adviser is the right person to run the numbers. We can give your adviser the recorded sale figures and your closing statement early, so the question is answered before you accept an offer.

Can I sell an inherited Island Club at Corkscrew home?

Yes, once the person signing has legal authority to sell. Ownership paperwork for an estate is settled first, and your title company tells you what it needs before a closing can happen. In the meantime we can gather the recorded documents, request the estoppel certificate and prepare a comparable-sales price so the sale is ready when the paperwork is. The association still requires written notice before a sale under section 6.2 of the declaration.

Will the I-75 widening or Corsa next door affect my sale?

We state the facts and make no prediction. The Florida Department of Transportation's I-75 widening (FPID 452544-1) adds two express lanes to Corkscrew Road and one through the interchange, with public hearings October 27 and 28, 2026 (FDOT). Corsa at Estero Crossing is a 306-apartment project 0.3 road miles from the gate (Village of Estero). The Corkscrew Road widening is east of I-75, not at the entrance. We found nothing that takes land from the community.

Why choose McGreevy and Comisar to sell my Island Club at Corkscrew home?

We pair the credentials with the local record. McGreevy and Comisar lead Domain Realty Group, the #1 Team in Southwest Florida since 2012, and are ranked among the Top 1% Real Estate Agents Nationally Since 2008; our team has sold over $2.5 billion in real estate. We read the recorded declaration, the county roll and the MLS for Island Club at Corkscrew, price from your own street's sales and show your costs on a net sheet before you list. Start with a free home valuation.

Ready to sell? Get your number from our free home valuation, or call Jesse direct at (239) 898-6072. Confidential conversations welcome.

Downloadable Documents

These Island Club at Corkscrew documents are published by the Lee County Clerk of Court, Lee County, the Lee County Property Appraiser, the Island Club homeowners association, the National Hurricane Center and the School District of Lee County. Each link opens the issuing authority's own copy, so you read the current version rather than a reprint. Read the recorded documents for any specific home before you rely on a summary, and note that the Lee County Clerk's instrument links may refuse automated readers while opening normally in a browser.

Sources and Authoritative References

Every figure on this Island Club at Corkscrew page traces to one of the primary sources below: recorded documents at the Lee County Clerk, Lee County and its Property Appraiser, the Village of Estero, the Island Club homeowners association, state and federal agencies and the Southwest Florida MLS. Market figures come from Lee County Property Appraiser recorded sales and the Southwest Florida MLS, each labeled with its window. Source titles and links are the issuing authority's own.

Lee County Clerk, Property Appraiser, GIS and planning records

1. Lee Clerk, Certificate of Amendment and Amended and Restated Declaration, INST 2010000032468 (68 pages): https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByCFN/?cfn=2010000032468&direct=1 (accessed October 15, 2026)
2. Lee Clerk, Certificate of Amendment to the Amended and Restated Declaration, INST 2010000161824: https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByCFN/?cfn=2010000161824&direct=1 (accessed October 15, 2026)
3. Lee Clerk, Plat of Island Club at Corkscrew Woodlands Phase IX (replat), INST 2010000226322: https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByCFN/?cfn=2010000226322&direct=1 (accessed October 15, 2026)
4. Lee County planned development data sheet DCI940148, Corkscrew Woodlands (NW Parcel) RPD: https://www.leegov.com/dcd/zoning/pd/planneddevelopment?tid=DCI940148 (accessed October 15, 2026)
5. Lee County planned development data sheet DCI953303, Corkscrew Woodlands RPD (PH A,B,C,D): https://www.leegov.com/dcd/zoning/pd/planneddevelopment?tid=DCI953303 (accessed October 15, 2026)
6. Lee County Resolution Z-94-047: https://docsearch.leegov.com/Home/DownloadFile/980540562 (accessed October 15, 2026)
7. Lee County Resolution Z-96-023: https://docsearch.leegov.com/Home/DownloadFile/980544154 (accessed October 15, 2026)
8. Lee Clerk, accessory-lot deed INST 2010000273127: https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByCFN/?cfn=2010000273127&direct=1 (accessed October 15, 2026)
9. Lee Clerk, accessory-lot deed INST 2011000081199: https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByCFN/?cfn=2011000081199&direct=1 (accessed October 15, 2026)
10. Lee County administrative amendment ADD2008-00153 (with the 1995 declaration and Compliance Agreement exhibits): https://docsearch.leegov.com/Home/DownloadFile/980758190 (accessed October 15, 2026)
11. Lee County administrative amendment ADD2010-00071: https://docsearch.leegov.com/Home/DownloadFile/980856553 (accessed October 15, 2026)
12. Lee County Property Appraiser parcel layer query (ParcelsWFS): https://gissvr.leepa.org/gissvr/rest/services/ParcelsWFS/MapServer/0/query (accessed October 15, 2026)
13. Lee County GIS Zoning MapServer (zoning and planned development layers): https://gissvr.leepa.org/gissvr/rest/services/Zoning/MapServer (accessed October 15, 2026)
14. Lee County Property Appraiser 2025 Taxing District Millage Book: https://www.leepa.org/TaxRoll/Millage%20Books/2025%20Taxing%20District%20Millage%20Book.pdf (accessed October 15, 2026)
15. Lee County Property Appraiser HazardsFloodZones MapServer (evacuation, wind speed): https://gissvr.leepa.org/gissvr/rest/services/HazardsFloodZones/MapServer (accessed October 15, 2026)

Florida Division of Corporations and the Island Club association

16. Florida Division of Corporations (Sunbiz), N95000003905 record search: https://search.sunbiz.org/Inquiry/CorporationSearch/ByName (accessed October 15, 2026)
17. Island Club association Q&A, 2021: https://islandclubofestero.com/wp-content/uploads/2021/09/island-club-Q-A-2021.pdf (accessed October 15, 2026)
18. Island Club association website, Amenities page: https://islandclubofestero.com/amenities/ (accessed October 15, 2026)
19. Island Club association website, Contact page: https://islandclubofestero.com/contact-us/ (accessed October 15, 2026)
20. Island Club Rules and Regulations, amended 5-26-2021: https://islandclubofestero.com/wp-content/uploads/2021/09/Corrected-ICHOA-Rules-Regulations-Ammended-5-26-2021-v3.pdf (accessed October 15, 2026)
21. The Islander newsletter, October 2026: https://islandclubofestero.com/wp-content/uploads/2026/10/October-Newsletter.pdf (accessed October 15, 2026)
22. Original floor plan, Coco Reef: https://islandclubofestero.com/wp-content/uploads/HomeHistory/Original-Floor-Plan-Coco-Reef.pdf (accessed October 15, 2026)
23. Original floor plan, Jamaica II: https://islandclubofestero.com/wp-content/uploads/HomeHistory/Original-Floor-Plan-Jamaica-II.pdf (accessed October 15, 2026)
24. Original floor plan, St. Croix: https://islandclubofestero.com/wp-content/uploads/HomeHistory/Original-Floor-Plan-StCroix.pdf (accessed October 15, 2026)
25. Original floor plan, Catalina: https://islandclubofestero.com/wp-content/uploads/HomeHistory/Original-Floor-Plan-Catalina.pdf (accessed October 15, 2026)
26. Original floor plan, Bali Hi: https://islandclubofestero.com/wp-content/uploads/HomeHistory/Original-Floor-Plan-Bali-Hi.pdf (accessed October 15, 2026)
27. Original floor plan, Capri: https://islandclubofestero.com/wp-content/uploads/HomeHistory/Original-Floor-Plan-Capri.pdf (accessed October 15, 2026)
28. Original floor plan, Tahiti: https://islandclubofestero.com/wp-content/uploads/HomeHistory/Original-Floor-Plan-Tahiti.pdf (accessed October 15, 2026)
29. Original floor plan, Tahiti II: https://islandclubofestero.com/wp-content/uploads/HomeHistory/Original-Floor-Plan-Tahiti-II.pdf (accessed October 15, 2026)
30. Island Club builder Standard Features, January 2001: https://islandclubofestero.com/wp-content/uploads/HomeHistory/2001-01-Island-Club-Standard-Features.pdf (accessed October 15, 2026)
31. The Islander newsletter, April 2020: https://islandclubofestero.com/wp-content/uploads/2020/03/April-Islander-2020.pdf (accessed October 15, 2026)
32. The Islander newsletter, April 2022: https://islandclubofestero.com/wp-content/uploads/2022/04/Newsletter-April.pdf (accessed October 15, 2026)
33. The Islander newsletter, October 2023: https://islandclubofestero.com/wp-content/uploads/2023/10/Newsletter-October-color.pdf (accessed October 15, 2026)
34. The Islander newsletter, May 2023: https://islandclubofestero.com/wp-content/uploads/2023/04/Newsletter-May.pdf (accessed October 15, 2026)
35. The Islander newsletter, October 2025: https://islandclubofestero.com/wp-content/uploads/2025/10/October-Newsletter.pdf (accessed October 15, 2026)
36. The Islander newsletter, April 2026: https://islandclubofestero.com/wp-content/uploads/2026/04/April-Newsletter.pdf (accessed October 15, 2026)
37. The Islander newsletter, January 2025: https://islandclubofestero.com/wp-content/uploads/2025/01/January-newsletter.pdf (accessed October 15, 2026)
38. The Islander newsletter, December 2012: https://islandclubofestero.com/wp-content/uploads/2012/03/December-Islander-1212.pdf (accessed October 15, 2026)
39. The Islander newsletter, April 2013: https://islandclubofestero.com/wp-content/uploads/2013/04/IC-1304.pdf (accessed October 15, 2026)
40. The Islander newsletter, March 2014: https://islandclubofestero.com/wp-content/uploads/2014/03/IC-1403.pdf (accessed October 15, 2026)
41. The Islander newsletter, April 2015: https://islandclubofestero.com/wp-content/uploads/2015/04/April-2015.pdf (accessed October 15, 2026)
42. The Islander newsletter, March 2024: https://islandclubofestero.com/wp-content/uploads/2024/03/Newsletter-March.pdf (accessed October 15, 2026)
43. The Islander newsletter, April 2024: https://islandclubofestero.com/wp-content/uploads/2024/03/Newsletter-April.pdf (accessed October 15, 2026)
44. The Islander newsletter, April 2025: https://islandclubofestero.com/wp-content/uploads/2025/03/April-Newsletter.pdf (accessed October 15, 2026)
45. Island Club approved budget 2018/2019: https://islandclubofestero.com/wp-content/uploads/HOADocs/ApprovedBudget_20180320.pdf (accessed October 15, 2026)
46. Island Club lease application: https://islandclubofestero.com/wp-content/uploads/2018/10/IC_Lease_Application.pdf (accessed October 15, 2026)
47. The Islander newsletter, May 2026: https://islandclubofestero.com/wp-content/uploads/2026/05/May-Newsletter.pdf (accessed October 15, 2026)
48. Island Club pet form (03-2020): https://islandclubofestero.com/wp-content/uploads/2020/11/Island-Club-PET-FORM-03-2020.pdf (accessed October 15, 2026)

Florida and federal statutes

49. Florida Statutes s.720.30851, estoppel certificates: https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799%2F0720%2FSections%2F0720.30851.html (accessed October 15, 2026)
50. Florida Statutes s.720.3085, assessment liability and liens: https://www.flsenate.gov/laws/statutes/2024/720.3085 (accessed October 15, 2026)
51. Florida Statutes s.720.3075, prohibited clauses (flags): https://www.flsenate.gov/laws/statutes/2024/720.3075 (accessed October 15, 2026)
52. Florida Statutes s.720.305, fines: https://www.flsenate.gov/laws/statutes/2024/720.305 (accessed October 15, 2026)
53. Florida Statutes s.720.401, buyer disclosure summary: https://www.flsenate.gov/laws/statutes/2024/720.401 (accessed October 15, 2026)
54. Lee County Property Appraiser (homestead and Save Our Homes information): https://www.leepa.org/ (accessed October 15, 2026)
55. Lee County Tax Collector: https://www.leetc.com/ (accessed October 15, 2026)
56. Florida Statutes s.760.29, housing for older persons: https://www.flsenate.gov/laws/statutes/2024/760.29 (accessed October 15, 2026)
57. 42 U.S.C. 3607, housing for older persons exemption: https://www.law.cornell.edu/uscode/text/42/3607 (accessed October 15, 2026)
58. Florida Statutes s.190.003, community development districts: https://www.flsenate.gov/laws/statutes/2024/190.003 (accessed October 15, 2026)

Village of Estero, Lee County and state projects and records

59. Village of Estero FY 2021-2022 budget (incorporation December 31, 2014): https://estero-fl.gov/wp-content/uploads/library-ada/financials/FY%2021-22%20Budget%20Final.pdf (accessed October 15, 2026)
60. Village of Estero: https://estero-fl.gov/ (accessed October 15, 2026)
61. Estero Fire Rescue stations and facilities: https://www.esterofire.org/blank-1 (accessed October 15, 2026)
62. Village of Estero Comprehensive Plan: https://estero-fl.gov/wp-content/uploads/library-ada/Community%20Development%20Applications/Estero%20Comprehensive%20Plan.pdf (accessed October 15, 2026)
63. Village of Estero Zoning Map, revised June 9, 2026: https://estero-fl.gov/wp-content/uploads/library-ada/Land%20Development%20Code/Zoning%20Map.pdf (accessed October 15, 2026)
64. Village of Estero, PZDB June 14, 2022: Corsa at Estero Crossing development order (306 units, 15,546 sq ft commercial): https://estero-fl.gov/estero-crossing-and-arcos-executive-center-among-applicants-at-the-planning-zoning-design-board-on-june-14-2022/ (accessed October 15, 2026)
65. Lee County Corkscrew Road widening project site: https://corkscrewroadwidening.com/ (accessed October 15, 2026)
66. Village of Estero, Corkscrew Road widening Phase 2 update, May 14, 2026: https://estero-fl.gov/corkscrew-road-widening-phase-2-update-from-lee-county-on-may-14-2026/ (accessed October 15, 2026)
67. FDOT SWFL Roads, I-75 Golden Gate Parkway to Alico Road, FPID 452544-1: https://www.swflroads.com/project/452544-1 (accessed October 15, 2026)
68. Village of Estero, FDOT I-75 widening public meetings October 27 and 28: https://estero-fl.gov/fdot-to-host-i-75-widening-public-meetings-on-october-27-28/ (accessed October 15, 2026)
69. Village of Estero, Village Center Hub page: https://estero-fl.gov/villagecenterhub/ (accessed October 15, 2026)
70. Village of Estero, High 5 breaks ground: https://estero-fl.gov/high-5-breaks-ground-for-new-entertainment-venue-in-esteros-hub/ (accessed October 15, 2026)
71. Village of Estero, PZDB September 15, 2026 (Mission Grove): 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 15, 2026)
72. Village of Estero, PZDB September 9, 2025 (Summercrest): https://estero-fl.gov/summercrest-broadway-crossing-and-coconut-trace-hotel-public-hearings-scheduled-for-the-planning-zoning-design-board-on-september-9-2025/ (accessed October 15, 2026)
73. FDOT Annual Average Daily Traffic feature service: https://services1.arcgis.com/O1JpcwDW8sjYuddV/arcgis/rest/services/Annual_Average_Daily_Traffic_TDA/FeatureServer/0 (accessed October 15, 2026)
74. Lee County 2025 Concurrency Report: https://www.leegov.com/dcd/Documents/Studies_Reports/Concurrency/2025Concurrency.pdf (accessed October 15, 2026)

Flood, storm, wind and insurance records

75. FEMA National Flood Hazard Layer, flood hazard zones (layer 28) query: https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer/28/query (accessed October 15, 2026)
76. FEMA National Flood Hazard Layer MapServer: https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer (accessed October 15, 2026)
77. FEMA NFHL FIRM panels layer (layer 3): https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer/3 (accessed October 15, 2026)
78. USGS Elevation Point Query Service (3DEP): https://epqs.nationalmap.gov/v1/docs (accessed October 15, 2026)
79. Lee County AWARE layers (evacuation zones, shelters): https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/Aware_Layers/FeatureServer/ (accessed October 15, 2026)
80. Florida Division of Emergency Management, Know Your Zone: https://www.floridadisaster.org/knowyourzone/ (accessed October 15, 2026)
81. Village of Estero, flood zones and evacuation zones: https://estero-fl.gov/flood-maps-zones/ (accessed October 15, 2026)
82. Village of Estero, Community Rating System: https://estero-fl.gov/community-rating-system/ (accessed October 15, 2026)
83. Village of Estero, flood information: https://estero-fl.gov/flood-information/ (accessed October 15, 2026)
84. Florida Building Commission, code effective dates: https://www.floridabuilding.org/fbc/Publications/2023_Effective_Dates.pdf (accessed October 15, 2026)
85. NHC Tropical Cyclone Report, Hurricane Ian: https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf (accessed October 15, 2026)
86. The Islander newsletter, November 2022: https://islandclubofestero.com/wp-content/uploads/2022/10/November-newsletter.pdf (accessed October 15, 2026)
87. The Islander newsletter, January 2023: https://islandclubofestero.com/wp-content/uploads/2023/01/Newsletter-January.pdf (accessed October 15, 2026)
88. The Islander newsletter, November 2024: https://islandclubofestero.com/wp-content/uploads/2024/11/November-newsletter.pdf (accessed October 15, 2026)
89. The Islander newsletter, December 2024: https://islandclubofestero.com/wp-content/uploads/2024/12/December-newsletter.pdf (accessed October 15, 2026)
90. OpenFEMA Housing Assistance Program Data, Owners: https://www.fema.gov/api/open/v2/HousingAssistanceOwners (accessed October 15, 2026)
91. OpenFEMA NFIP Redacted Claims v3: https://www.fema.gov/api/open/v3/NfipClaims (accessed October 15, 2026)
92. Florida Statutes s.627.7011, homeowners policies and roof age: https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0627/Sections/0627.7011.html (accessed October 15, 2026)
93. Citizens Property Insurance, inspections: https://www.citizensfla.com/inspections (accessed October 15, 2026)
94. Florida Office of Insurance Regulation, wind mitigation resources: https://floir.gov/consumers/wind-mitigation-resources (accessed October 15, 2026)
95. Florida Statutes s.627.711, mitigation verification: https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0627/Sections/0627.711.html (accessed October 15, 2026)
96. Florida Department of Financial Services, mitigation inspections and forms: https://www.myfloridacfo.com/division/consumers/storm/mitigation-notices-inspections-and-forms (accessed October 15, 2026)
97. My Safe Florida Home program: https://mysafeflhome.com/ (accessed October 15, 2026)
98. Florida Statutes s.689.302, seller flood disclosure: https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0689/Sections/0689.302.html (accessed October 15, 2026)
99. Village of Estero, Real Estate Flood Disclosure Program: https://estero-fl.gov/realestateflooddisclosureprogram/ (accessed October 15, 2026)
100. Village of Estero, hurricane season and shelters: https://estero-fl.gov/hurricane-season-june-1-november-30/ (accessed October 15, 2026)
101. Village of Estero Forerunner floodplain portal: https://esterofl.withforerunner.com/ (accessed October 15, 2026)
102. FEMA Flood Map Service Center: https://msc.fema.gov/portal/home (accessed October 15, 2026)

Parks, lifestyle and places

103. Lee County Parks, Estero Park and Recreation Center: https://www.leegov.com/parks/parks/estero (accessed October 15, 2026)
104. Lee County Library System, South County Regional Library: https://www.leelibrary.net/locations/south-county (accessed October 15, 2026)
105. Lee County Parks, Bonita Beach Park: https://www.leegov.com/parks/parks/bonitabeach (accessed October 15, 2026)
106. Florida State Parks, Lovers Key State Park: https://www.floridastateparks.org/parks-and-trails/lovers-key-state-park (accessed October 15, 2026)
107. Lee County beaches index: https://www.leegov.com/parks/beaches (accessed October 15, 2026)
108. Simon, Coconut Point: https://www.simon.com/mall/coconut-point (accessed October 15, 2026)
109. Hertz Arena: https://www.hertzarena.com/ (accessed October 15, 2026)
110. Florida State Parks, Koreshan State Park: https://www.floridastateparks.org/parks-and-trails/koreshan-state-park (accessed October 15, 2026)
111. Florida Gulf Coast University, About: https://www.fgcu.edu/about (accessed October 15, 2026)
112. Lee County Port Authority, reports and statistics: https://www.flylcpa.com/about-lcpa/reports-and-statistics/ (accessed October 15, 2026)
113. Florida State Parks, Estero Bay Preserve State Park: https://www.floridastateparks.org/parks-and-trails/estero-bay-preserve-state-park (accessed October 15, 2026)
114. Village of Estero, Native Plant Giveaway and Sale: https://estero-fl.gov/events/native-plant-giveaway-and-sale/ (accessed October 15, 2026)
115. Village of Estero, Veterans Day Celebration: https://estero-fl.gov/events/village-of-estero-veterans-day-celebration/ (accessed October 15, 2026)

Schools, healthcare and drive-time method

116. OSRM public routing service (drive-time method): https://router.project-osrm.org/table/v1/driving/ (accessed October 15, 2026)
117. School District of Lee County, Student Enrollment Plan 2026-2027: https://www.leeschools.net/common/pages/GetFile.ashx?key=c5aKDQZk (accessed October 15, 2026)
118. Lee County GIS, School Proximity Zones feature service (district data): https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/arcgis/rest/services/School_Proximity_Zones/FeatureServer (accessed October 15, 2026)
119. FLDOE 2025-26 School Grades spreadsheet: https://www.fldoe.org/file/18534/SchoolGrades26.xlsx (accessed October 15, 2026)
120. School District of Lee County, open enrollment January 20, 2026: https://www.leeschools.net/news/january_2026/open_enrollment_entirely_online_january_20th (accessed October 15, 2026)
121. School District of Lee County, school zones: https://www.leeschools.net/student_enrollment/school_zones (accessed October 15, 2026)
122. Lee Health, Coconut Point Emergency Department: https://www.leehealth.org/locations/find-a-location/coconut-point-emergency-room (accessed October 15, 2026)
123. NCH, Bonita freestanding Emergency Department: https://locations.nchmd.org/fl/bonita-springs/nch-emergency-department-bonita-freestanding (accessed October 15, 2026)
124. Lee Health, Lee Convenient Care Bonita Health Center: https://www.leehealth.org/locations/find-a-location/convenient-care-bonita (accessed October 15, 2026)
125. Lee Health, four acute care hospitals fast facts: https://www.leehealth.org/about-us/get-to-know-lee-health/lee-health-fast-facts/lee-health-four-acute-care-hospitals-fast-facts (accessed October 15, 2026)
126. Lee Health, trauma services: https://www.leehealth.org/our-services/trauma (accessed October 15, 2026)

Seller costs

127. Florida Statutes s.201.02, documentary stamp tax on deeds: https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0200-0299%2F0201%2FSections%2F0201.02.html (accessed October 15, 2026)
128. Florida Administrative Code 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)

Further primary sources

129. islandclubofestero.com: https://islandclubofestero.com/ (accessed October 15, 2026)