Oaks of Estero
Oaks of Estero is a 23-home gated Neal Communities enclave in Estero, built 2015 to 2019, with a private pool on every home, ten lake lots and no CDD, beside Estero Community Park. Selling or buying? Call McGreevy and Comisar.
Oaks of Estero is a 23-home gated Neal Communities enclave in Estero, built 2015 to 2019, with a private pool on every home, ten lake lots and no CDD, beside Estero Community Park. Selling or buying? Call McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Thinking about selling your Oaks of Estero home, or buying one of only 23? McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, is the team to call first. Call Jesse direct at (239) 898-6072 if you are selling, or call Marc at (239) 287-5873 if you are buying. Oaks of Estero is a 23-home gated Neal Communities enclave on about 10 acres in the Village of Estero, Florida, set on Block Lane just west of River Ranch Road and sharing its west line with Estero Community Park. Every home has its own pool, every lot carries a Lee County record we have read, and the whole community has changed hands only 31 times since the first closing in August 2016. That scarcity is why an Oaks of Estero sale is priced one comparable at a time, and why this guide exists.
What follows is the deepest public record of Oaks of Estero anywhere: the recorded plat, the development order, the homeowners association filings, every recorded sale on all 23 lots, the FEMA flood map for each homesite, the school zones the district itself returns for the street, and the Village projects rising next door. Where a fact lives only in a document we could not read, we say so and name the document. If you are a seller, start with the free home valuation. If you are a buyer, our buyer guide and a call to Marc are the fastest way in.
If you're searching for the best realtor for Oaks of Estero in Estero, Florida, whether you're ready to sell your Oaks of Estero 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 with our Domain Realty Group colleagues and $900 million in personal sales between Jesse and Marc.
Recent Oaks of Estero track record (last 12 months): In the last 12 months Oaks of Estero has seen 2 recorded resales, 21555 Oaks of Estero Circle at $755,000 on April 13, 2026 and 21539 Oaks of Estero Circle at $835,000 on July 10, 2026, per the Lee County Property Appraiser. We tracked every one of the 31 recorded home sales in the community since 2016, which is the only honest way to price a 23-home enclave where a whole year can pass without a single resale (2024 and 2025 had none). If you are comparing agents before you call, our review of the best real estate agents in Estero lays out how Estero agents compare on the public record.
Honors and recognition:
Jesse McGreevy is a top-reviewed Oaks of Estero realtor, and so is Marc Comisar. Here is what clients say on Google:
★★★★★ "He helped us purchase in Corkscrew Shores in Estero and clearly explained pricing and market trends. His insight into nearby Bonita Springs gave us total confidence." Verified Google review
★★★★★ "I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end." Verified Google review
★★★★★ "Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please." Verified Google review
Selling your Oaks of Estero home? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Oaks of Estero? Call Marc at (239) 287-5873 for a personalized buyer consultation, and read our guide to buying a home in Estero.
Oaks of Estero in eight lines, each traceable to a public record cited in the Sources section at the bottom of this page. These are the facts buyers and sellers ask us about first, and the ones that decide price.
Oaks of Estero is a quiet, gated street of 23 single-family pool homes built by Neal Communities between 2015 and 2019 in the Village of Estero, Florida. It has one private loop road, one 1.54-acre lake, no clubhouse and no golf, and it sits beside Estero Community Park, about 1.6 road miles from the I-75 Corkscrew Road interchange.
The appeal is scale. With 23 homes, Oaks of Estero is the smallest standalone gated single-family enclave in the Village by unit count, based on the Lee County neighborhood layer, which also shows the next-smallest Village enclaves at 32 homes (Estero Palms, directly south) and 20 homes (Coconut Landing, a 2023 build farther away). Most owners have been there since the builder handed over the keys: 18 of the 23 homes have no recorded resale at all, according to the Lee County Property Appraiser's sales history for each lot.
The Lee County Property Appraiser shows a homestead exemption on 18 of the 23 homes for tax year 2026, so this is overwhelmingly a year-round, owner-occupied street rather than a seasonal or rental enclave. The homes are large for Estero, with a median of 2,698 heated square feet across the 23 parcels, three-car garages on most plans and pools on every lot, which draws move-up families, relocating professionals and retirees who want space without a country club bill.
The name is literal. In 2014 and 2015 Neal Communities root-pruned 67 laurel and live oaks on the site and relocated them along Block Lane, at the entrances and inside the community; by November 2015, 62 had been transplanted and 2 were lost, according to Florida Weekly's report on the project. Those oaks, now a decade older, frame a single circle of 60-foot-wide homes with concrete tile roofs and stucco over concrete block, all recorded on the Property Appraiser's cost cards.
The gate sits on Block Lane about 0.16 road miles west of River Ranch Road, at roughly 26.426 N, 81.797 W. River Ranch Road runs north 0.36 miles to Corkscrew Road, the main east-west corridor through the Village. The plat's legal description puts Estero Palms on the south line and River Ranch Estates, a small acre-lot neighborhood, on the north line. Estero Community Park, at 9200 Corkscrew Palms Boulevard, adjoins the west side.
A 23-home gate, a private pool on every lot and a lake view on ten of them, inside the Village with Florida's lowest municipal tax rate (0.7300 mills for fiscal 2026-2027), five minutes from Coconut Point, Miromar Outlets and I-75, with a park and a new 100-acre sports district on the other side of the fence.
Three things surprise buyers most. First, there is no community pool or clubhouse, because each home has its own pool. Second, the current FEMA map places every lot in Zone AH, a shallow-flooding zone where lenders require flood insurance, even though the finished floors we have seen on the Village's posted elevation certificates sit two to three feet above the mapped flood level. Third, homes almost never come to market: 2024 and 2025 passed without a single recorded resale. If you want in, call Marc at (239) 287-5873 before the next listing appears, not after.
Oaks of Estero's two 2026 resales closed at $755,000 and $835,000, and a year can pass with none at all. We are Top 1% Real Estate Agents Nationally Since 2008, and if you own here, a pricing conversation starts with the lot-by-lot record on this page: call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. If you want to buy, call Marc at (239) 287-5873 and read our Estero buyer's guide so you are ready when a home appears.
Oaks of Estero homes resold for $755,000 and $835,000 in 2026, the only two recorded resales in the last 12 months, according to the Lee County Property Appraiser. Across all eight resales since 2019 the range is $575,000 to $950,000. With so few sales, we publish every one instead of a median.
Data updated: September 2026
We tracked all 31 recorded sales on the 23 lots for this page. Because only eight resales exist in the whole history of the community, a median would hide more than it shows. The rule we follow is simple: under ten sales, list the sales. Here is every recorded resale, with price per square foot measured on the Property Appraiser's heated living area (not total area under roof).
# | Closing date | Address | Price | Heated sq ft (Property Appraiser) | Price per heated sq ft | Prior recorded sale |
|---|---|---|---|---|---|---|
1 | Nov 27, 2019 | 21551 Oaks of Estero Cir | $575,000 | 2,557 | $225 | $590,000, Mar 2018 (builder) |
2 | Sep 15, 2020 | 21514 Oaks of Estero Cir | $630,000 | 2,698 | $234 | $619,500, Sep 2018 (builder) |
3 | Nov 20, 2020 | 21531 Oaks of Estero Cir | $660,000 | 2,895 | $228 | $558,000, Nov 2016 (developer) |
4 | Apr 14, 2021 | 21551 Oaks of Estero Cir | $640,000 | 2,557 | $250 | $575,000, Nov 2019 |
5 | Dec 29, 2022 | 21555 Oaks of Estero Cir | $900,000 | 2,557 | $352 | $599,900, May 2019 (builder) |
6 | Oct 6, 2023 | 21539 Oaks of Estero Cir | $950,000 | 2,452 | $387 | $558,212, Jul 2018 (builder) |
7 | Apr 13, 2026 | 21555 Oaks of Estero Cir | $755,000 | 2,557 | $295 | $900,000, Dec 2022 |
8 | Jul 10, 2026 | 21539 Oaks of Estero Cir | $835,000 | 2,452 | $341 | $950,000, Oct 2023 |
Source: Lee County Property Appraiser cost cards for folios 10571288 to 10571310, sales history, pulled September 24, 2026. All eight are recorded as qualified, arm's-length sales of improved property.
Two homes that sold near the 2022 to 2023 peak have resold in 2026 for less: 21555 went from $900,000 to $755,000 (down 16.1 percent) and 21539 from $950,000 to $835,000 (down 12.1 percent). That is two pairs, not a trend line, but it matches the broader Estero picture, where prices have been flat to soft since the 2022 run-up. Both 2026 resales still closed well above what their first owners paid Neal ($599,900 and $558,212).
The Lee County record shows 31 home sales since 2016: 23 first sales from the developer or builder and 8 resales. By year: 8 in 2016, 2 in 2017, 8 in 2018, 6 in 2019, 2 in 2020, 1 in 2021, 1 in 2022, 1 in 2023, none in 2024, none in 2025 and 2 so far in 2026. A single 2017 deed that moved 13 vacant lots between the land owner and Neal is excluded, because no house changed hands.
The 23 first sales closed between August 24, 2016 and October 2, 2019 at $511,325 to $721,819, with a median of $609,825 (n = 23, odd, so the middle sale). Measured on the Property Appraiser's heated area, that works out to about $229 per square foot. Neal advertised the community "from the $400s" in November 2015 and listed base prices of $425,990 to $518,990 in June 2017, before lot premiums, pools and options.
In July 2026 the Coconut Coast Organization of REALTORS (formerly Bonita Springs-Estero REALTORS) reported a $507,500 Estero price figure, 95 closings and 5.0 months of supply across Estero, and flagged in its own article that the figure may be an average rather than a median. Florida Realtors reported a Lee County single-family median of $380,000 for August 2026, up 2.7 percent year over year. Oaks of Estero's 2026 resales sit well above both, which is what 2,450 to 3,400 square feet, a pool on every lot and a 23-home gate buy.
The Property Appraiser's 2026 working values put the 13 non-lake homes between about $815,000 and $960,000, but the ten lake lots between about $550,000 and $695,000, roughly a third below the non-lake homes. The gap is not new: the cost cards show the same market values for 2025, and the cost-approach values of lake and non-lake homes are within a few thousand dollars of each other, so the difference sits entirely in the Appraiser's sales-approach value. We could not find the reason in the Appraiser's published notes, so we do not treat it as a market signal. Owners of lake lots who want to understand their TRIM notice should ask the Lee County Property Appraiser directly before the petition deadline.
We pulled every Oaks of Estero listing in the Southwest Florida MLS on September 26, 2026: 29 listings since 2016. None was active that day, and one home was under contract, pending with contingencies since September 15, 2026. The eight resales that closed through the MLS since 2019 sold at a median 97.0 percent of their final list price (range 94.5 to 103.8 percent) after a median 83.5 cumulative days on market; the two 2026 resales closed at 94.5 and 98.2 percent of list. With one or two sales in a typical year, read these as a range rather than a trend. For the latest listing count, call Jesse direct at (239) 898-6072. Every price on this page comes from the recorded deed, the most complete record for a community this small, because it captures every sale, including any that closed off the MLS.
Selling an Oaks of Estero home? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying? Read our Estero buyer's guide or call Marc at (239) 287-5873.
Oaks of Estero was created on a 10-acre tract off Block Lane that TerraCap's Palms of Estero, LLC bought for $1,459,190 in February 2012, then developed with Neal Communities under a lot take-down joint venture. Lee County issued the development order in 2014, the new Village of Estero approved the plat in August 2015, and the first home closed in August 2016.
The recorded sales history carried on every lot's cost card traces the parent land back to 1986, when part of it sold as vacant acreage for $70,000. It sold again in 1989 ($460,000), 2002 ($250,000) and 2005 ($550,000), then for $3,000,000 in June 2007 at the top of the last boom. On February 22, 2012, Palms of Estero, LLC, an entity managed by TerraCap Management principals Walter S. Hagenbuckle and Robert M. Gray, bought it for $1,459,190, which TerraCap itself described as 51 percent below the 2007 price.
In March 2015 TerraCap announced an infrastructure lot take-down agreement with Neal Communities and described itself as the land owner "in a joint venture with Neal Communities." Palms of Estero, LLC signed the plat as owner and dedicator, and it deeded the first 10 homes to buyers in 2016 and 2017. On December 27, 2017 a single $1,235,000 deed moved the remaining 13 lots to a Neal entity, which then built and sold them through October 2019.
Lee County Development Order DOS2014-00071, filed September 2, 2014, approved "a 23 unit subdivision with roadway infrastructure, turn lane improvements at the eastern entrance to Block Lane, a roundabout at the western entrance to Block Lane, a project fence, entrance gates," stormwater, water and sewer, and landscaping. A later minor change added natural gas mains. Because Estero incorporated while the project was underway (its first Council meeting was March 17, 2015), the plat went to the new Village: the Planning and Zoning Board recommended it on June 30, 2015 and the Village Council approved it by Resolution 2015-44 on August 10, 2015.
The trees are the story in the name. Starting in October 2014, months before clearing, Neal root-pruned 67 laurel and live oaks, some with canopies over 30 feet, so they could survive a move. The relocation ran through November 2015 at a reported $500 to $1,500 per tree; 62 were transplanted and 2 were lost, about 3 percent. Neal's regional president at the time said the goal was to "assure future residents at Oaks of Estero of having a fabulous, forested environment." The trees were moved, not left in place, which matters if you read older marketing that calls them preserved.
The Florida Division of Corporations filings show Neal appointees on the board from 2015 through the February 2019 annual report. The March 2020 report lists homeowner officers, a new manager and new counsel, which lines up with the last builder closing on October 2, 2019. The turnover meeting minutes are the record that would give the exact date.
Oaks of Estero is 23 concrete-block, concrete-tile-roof pool homes built by Neal Communities from 2015 to 2019: 20 one-story and 3 two-story. Heated living area runs from 2,452 to 3,417 square feet with a median of 2,698, on lots of about 0.22 to 0.33 acres, according to Lee County Property Appraiser records.
Neal marketed Oaks of Estero as "an intimate community of only 23 Single Family Homes" with 60-foot-wide homes, three-car garages on most plans, natural gas and "oversized homesites that offer lake or preserve views," per its June 2017 community page as archived by the Internet Archive.
Neal's June 2017 community page listed six plans. Prices were base prices at the time, before lot premiums, pools and options.
Plan | Advertised living sq ft | Beds | Baths | Garage | Stories | 2017 base price |
|---|---|---|---|---|---|---|
Pine Island | 2,266 | 3 | 2 | 2-car | 1 | $425,990 |
Sanibel | 2,453 | 3 | 3 | 3-car | 1 | $444,990 |
Captiva | 2,698 | 3 | 2.5 | 3-car | 1 | $469,990 |
Hatteras | 2,895 | 4 | 3 | 3-car | 1 | $479,990 |
Palm Island | 3,117 | 3 | 3 | 3-car | 1 | $499,990 |
Seabrook | 3,346 | 4 | 4 | 3-car | 2 | $518,990 |
Source: Neal Communities, Oaks of Estero community page, Internet Archive capture of June 23, 2017.
Neal's plan names are not recorded on the county cost cards, but the square footage is. Matching the Property Appraiser's heated area to Neal's advertised sizes suggests about eleven Captivas (2,698 to 2,704 square feet), two Hatteras (2,895), two Sanibels (2,452) and three two-story Seabrooks (recorded at 3,417). Five homes are recorded at 2,557 square feet, a size that matches none of the 2017 plans, so they are likely a later or modified plan. Treat this as our reading of the record, not a recorded fact; the original building permit plans would settle it.
The Captiva was the model. Florida Weekly described it in July 2015 as "2,698 square feet of air-conditioned living space" with three bedrooms, a den and a three-car garage, and an extended lanai "with space for an optional pool and outdoor kitchen." Neal's 2018 "Once in a Lifetime" sales event advertised "Captiva #22" at $628,499 after a $50,000 discount; Lot 22 closed on September 5, 2018 at $619,500.
The Property Appraiser's cost cards record exterior walls of stucco over concrete block and concrete tile roofs on all 23 homes, and a private pool on all 23. The hurricane-protection field records impact glass (with or without shutters) on 19 homes, panel shutters only on 2, and no protection recorded on 2. A buyer should confirm opening protection with a wind mitigation inspection, because insurers price on what the inspector documents, not on the county field.
Ten homesites, Lots 14 through 23 (addresses 21510 to 21524 and 21564 to 21580), are coded "SFR Lake" by the Property Appraiser and front the association's 1.54-acre lake. The other 13 face landscaped buffers and the relocated oaks. In Neal's original first sales, lake lots did not consistently carry a premium: the highest first sale, $721,819 in November 2016, was a lake lot, but so was one of the lowest.
On the Property Appraiser's heated area, the 23 first sales averaged about $229 per square foot. The two 2026 resales closed at $295 and $341 per heated square foot. That spread, roughly 30 to 50 percent above what the first owners paid, is the equity story most Oaks of Estero owners are sitting on today.
Yes. Lee County's development order record for the project carries a minor change titled "Add natural gas mains to project's infrastructure," and Neal's own community page advertised "the energy efficiency of natural gas." Natural gas is uncommon in Southwest Florida neighborhoods and matters to buyers who want gas cooking, a gas pool heater or a gas water heater.
Own one of these homes? A free valuation prices it against the plan-by-plan record, or call Jesse at (239) 898-6072. Shopping for one? Our guide for buyers and a call to Marc at (239) 287-5873 get you ready.
Oaks of Estero is governed by one homeowners association, Oaks of Estero Neighborhood Association, Inc., a Florida not-for-profit Chapter 720 HOA filed December 1, 2014 (document N14000010931). It is resident-run and professionally managed by Precedent Hospitality and Property Management, and it owns the private road, lake and buffers.
The association's April 15, 2026 annual report on file with the Florida Division of Corporations lists a homeowner board: President Paul Theberge, Vice President Steven Ledger and Treasurer Marie Dellavalle, all in care of the manager. The manager of record is Precedent Hospitality and Property Management, LLC, whose Fort Myers office is at 6216 Whiskey Creek Drive, Suite A (239-344-8733). Earlier managers, per the same filings, were Sterling Property Services (2015), Vesta Property Services (2017 to 2019) and Condominium Associates (2020). The association's registered agent is Simons Law Group in Fort Myers.
The recorded plat dedicates seven tracts to the association with the duty to maintain them: Tract R (the private road right-of-way, 1.46 acres), Tract A (private road access, 0.50 acre), Tract W (the 1.54-acre lake and drainage), and open-space Tracts O-1 through O-4 for landscaping, together with the drainage, irrigation and landscape buffer easements. That is 4.14 acres, about 41 percent of the plat. The plat also warns that the roads, drainage, water and sewer facilities are not accepted for maintenance by Lee County, which means the association, not the government, repaves the road and maintains the lake.
We could not find the current Oaks of Estero assessment in any public record. Listing agents in the Southwest Florida MLS reported dues of about $1,388 to $1,456 a quarter, roughly $5,550 to $5,825 a year, on Oaks of Estero listings from 2024 through 2026; those are agent-entered figures, so confirm them. The authoritative number is in the association's annual budget and on the estoppel certificate the manager issues for every sale under Florida Statute 720.30851. If you are buying, the estoppel certificate gives the exact regular assessment, any special assessment and any transfer or capital contribution due at closing. If you are selling, we order it for you early so nothing surprises a buyer at the closing table.
That fee, if any, is set in the recorded Declaration of Covenants and is shown on the estoppel certificate. We have not been able to read the Declaration (see the covenants section below), but the Southwest Florida MLS listing that went under contract in September 2026 reports a $1,886 transfer fee and a $150 application fee; earlier listings reported $1,500 or none, so the estoppel certificate is the number to rely on. For context, our neighboring Neal community page, Estero Place, documents a one-time transfer fee and application fee at closing there; Oaks of Estero's figures, if any, may differ.
Florida Statute 720.30851 caps the estoppel fee and requires delivery within 10 business days. The statute's base figures are $250, plus $100 for delivery within three business days and up to $150 more if the owner is delinquent; after the statutory inflation adjustment the caps in effect are $299, $119 and $179, according to the Florida House staff analysis of HB 979 (2024). The certificate is valid for 30 days if delivered electronically or by hand and 35 days if mailed. Under the standard Florida Realtors and Florida Bar "AS IS" contract, the seller pays the estoppel fee.
Florida's 2024 HOA law (HB 1203, Chapter 2024-221) requires associations with 100 or more parcels to post official records on a website by January 1, 2025. With 23 homes and 7 tracts, Oaks of Estero is below that line, so owners request records from the manager under Florida Statute 720.303 rather than downloading them.
Selling? We order the estoppel and governing documents on day one: request a free home valuation or call Jesse at (239) 898-6072. Buying? Marc walks you through the HOA package before you sign: see our buyer's guide or call (239) 287-5873.
No. Oaks of Estero has no community development district. The 2025 Lee County tax bill for a representative home (Lot 10) shows 13.0214 mills of ad valorem tax and a single non-ad valorem charge, $366.39 for Lee County solid waste, with no CDD, no club and no recreation assessment.
The 2025 bill for Lot 10 lists these levies: Lee County general revenue 3.7623 mills; school, local board 2.2480; school, state law 3.0710; Village of Estero 0.7300; library 0.4218; South Florida Water Management District 0.0948, Everglades construction 0.0327 and Okeechobee basin 0.1026; Estero Fire Rescue District 2.2880; hyacinth control 0.0192; mosquito control 0.2116; and West Coast Inland Navigation District 0.0394, a total of 13.0214 mills. On an assessed value of $836,983 the combined 2025 taxes and assessments were $11,888.70. A homesteaded owner's bill is lower than a new buyer's will be, because the buyer's assessment resets to market value the year after purchase.
On September 23, 2026 the Village Council adopted a 0.7300-mill rate for fiscal 2026-2027, the same as the prior year, which the Village describes as the lowest municipal tax rate in Florida. On an $800,000 taxable value, the Village's share is about $584 a year. Lee County held its countywide general revenue rate at 3.7623 mills for 2026-2027.
Layer | Amount | Period | What it covers | Source |
|---|---|---|---|---|
HOA regular assessment | About $1,388 to $1,456 a quarter (MLS-reported, 2024 to 2026) | Set by annual budget | Road, gate, lake, buffers, landscaping of common tracts, management | Association budget and estoppel (F.S. 720.30851) |
HOA transfer or capital contribution | $1,886 transfer fee plus $150 application fee (2026 MLS listing) | One time, at closing | As set in the Declaration | Recorded Declaration, estoppel |
Estoppel certificate | Up to $299 (plus $119 rush, $179 if delinquent) | Per sale | Written statement of amounts owed | F.S. 720.30851; House staff analysis, HB 979 (2024) |
CDD | None | None | None | 2025 Lee County tax bill, Lot 10 |
Solid waste (non-ad valorem) | $366.39 | Annual, 2025 | Curbside garbage, recycling, yard waste | 2025 Lee County tax bill, Lot 10 |
Ad valorem property tax | 13.0214 mills | Annual, 2025 | County, schools, Village, fire, water management and districts | 2025 Lee County tax bill, Lot 10 |
Club or amenity fee | None | None | No club exists | Recorded plat (no recreation tract) |
Oaks of Estero's rules live in a recorded Declaration of Covenants with the association's governing articles and bylaws attached, as the association's own 2014 Articles of Incorporation state. We have not been able to read that Declaration, so this page does not quote rental, pet or architectural rules from it. Here is what the public record does establish.
The Articles, filed December 1, 2014, state the association's purpose as serving "as a Ch. 720 FS homeowners association to operate and maintain common property," and say the Articles "shall be supplemented, amended and restated by those Articles attached to the Declaration." Directors are elected "as provided for in the bylaws." The original registered agent was Neal Communities of Southwest Florida, LLC, and the incorporator was the Bradenton law firm Vogler Ashton PLLC.
The Declaration and any amendments are recorded in the Lee County Clerk of Court's Official Records. The plat itself warns that the lots may be subject to "additional restrictions that are not recorded on this plat that may be found in the public records." Buyers receive the governing documents during the contract period, and under Florida Statute 720.401 a seller must deliver the HOA disclosure summary before the contract is signed; if it is not delivered, the buyer may cancel within three days of receiving it or before closing, whichever comes first.
Even before you read the Declaration, Chapter 720 sets guardrails. Under Florida Statute 720.3035, architectural rules must be stated or reasonably inferred from the recorded documents. Under 720.3045, an association cannot prohibit items that are not visible from the street, a neighboring property or the common areas. And since July 1, 2026 (Chapter 2026-63), a Florida HOA cannot require an owner to obtain a government building permit before the association reviews the owner's plans.
Florida Statute 720.305 limits HOA fines to $100 per violation and $1,000 in total unless the governing documents provide otherwise, and requires at least 14 days' notice and a hearing before a committee of at least three members who are not on the board. A violation cured before the hearing cannot be fined. New directors must complete education within 90 days, and associations under 2,500 parcels require four hours of continuing education a year under 720.3033.
Oaks of Estero is not marketed or recorded as a 55+ community: Neal sold it to all ages, the association's Articles describe an ordinary Chapter 720 HOA, and the Property Appraiser shows families and retirees alike. Rental and pet rules are set in the recorded Declaration, which is the document to read before you buy.
We found no 55+ or "housing for older persons" designation in the Articles, the plat, the development order or Neal's marketing. A community that claims the 55+ housing exemption must publish and follow an age-verification policy; nothing in the record suggests Oaks of Estero did.
Minimum lease terms, how many times a year a home can be leased and whether tenants must be approved are all set in the Declaration and the association's rules. Neal-built single-family HOAs in Southwest Florida commonly set a minimum lease term and a registration step, but the only authoritative answer for Oaks of Estero is the recorded Declaration and the rules the manager provides. With 18 of 23 homes homesteaded, this is a street of owner-occupants, not an investor enclave.
Pet limits, leash rules and any breed or size limits are also Declaration and rules items. Next door, Estero Community Park's K-9 Corral has separate small-dog and large-dog areas and a dog wash, which makes Oaks of Estero one of the most practical places in Estero to own a dog.
Oaks of Estero's amenities are private and next door rather than shared: every one of the 23 homes has its own pool, ten homes face the 1.54-acre lake, and the community's west line borders Estero Community Park. There is no clubhouse, community pool, fitness center, golf course or tennis court inside the gate.
A gated entry on Block Lane with a divided entry and exit, a private asphalt loop road, the lake, landscaped buffers and the relocated oaks. The Lee County neighborhood layer flags the community as gated, and the county's development order approved "entrance gates" and "a project fence." We could not confirm from a record whether the gate is a call box, a card reader or a remote; buyers should ask the manager for the gate access policy.
Lee County lists the park's amenities at 9200 Corkscrew Palms Boulevard as an amphitheater, basketball courts, bocce, charcoal grills, an 18-hole disc golf course, the K-9 Corral dog park, fishing, horseshoes, a jogging and walking path, pavilions, pickleball courts, a playground, sand volleyball, showers and a workout room. The recreation center charges a one-time $10 individual or $25 family lifetime membership, with the fitness center an extra $20 a month, $80 for six months or $120 a year. Park hours are 6 a.m. to 9 p.m. The park also holds the 1904 Estero Creek Schoolhouse and the 1906 Hall, Hanson and Collier House, run by the Estero Historical Society.
Neal's and TerraCap's 2015 announcements described a sidewalk connection from Oaks of Estero to the park. Whether that connection is open, gated or keyed today is not in a public record we could read, so walk it or ask the manager before you count on it.
Estero RiverPark (formerly Estero on the River), a roughly 62.5-acre Village park on the Estero River that opened its first phase in 2026 with a pedestrian bridge, boardwalks and trails, is about 2.2 road miles away. Koreshan State Park is 2.3 miles, the Happehatchee Center's forest parcels on Corkscrew Road are 1.4 miles, and the Estero Bay Preserve State Park's Estero River Scrub area off Broadway West is about 3.9 miles.
Selling a home next to the park? Get a free home valuation or call Jesse at (239) 898-6072. Buying for the lifestyle? Start with our Estero buyer's guide and call Marc at (239) 287-5873.
The biggest change coming to Oaks of Estero is next door: the Village of Estero is building a roughly 100-acre SportsPark and Entertainment District on the land around Estero Community Park, with fields, a lake, a driving range and an indoor entertainment partner, funded in part by bonds the Council approved on September 23, 2026.
On November 6, 2024 the Village Council approved buying about 25.5 acres of Estero Community Park from Lee County for $700,000, "the last element to be included in the Estero Sports Entertainment Park which, combined, is a total of 99.56 acres." The purchase closed on March 21, 2025, and Lee County continues to run the remaining 48 acres of the park. The Council approved the SportsPark master plan on January 22, 2025, describing about 100 acres north of Williams Road and east of Via Coconut Point and the railroad right-of-way.
The Village's SportsPark page (updated April 23, 2026) lists completed work, including the Estero High School turf stadium (2024), a new maintenance facility and renovated hard courts (2025), and planned features: a lake and ponds with walking paths, pavilions, a boardwalk, an event lawn, a playground, multi-use fields with stadium seating, baseball fields, a golf driving range and an indoor dining and entertainment partner, High 5. The September 23, 2026 bond resolution (Resolution 2026-24, up to $65 million) funds SportsPark Phase 2: two full-size synthetic multi-use fields (up to four softball or baseball fields), an event lawn, paths, two restroom buildings, a pavilion, a maintenance facility, a roadway extension and parking.
Both, and we tell buyers and sellers the same thing. The upside is walkable recreation that most Estero communities have to drive to, next to a Village that has shown it will invest. The watch items are event traffic, field lighting and noise, and the exact placement of fields relative to the Oaks of Estero west line, which the published pages do not show. The master plan and its permit set are the documents to read, and we pull them for any client buying on the west side of the circle.
The same bond issue includes buying about 4.1 miles of rail corridor inside the Village for the Bonita Estero Rail Trail. The Council approved a change order for River Ranch Road traffic calming and safety improvements on May 6, 2026. The Village's 2026 Adaptation Plan proposes drainage improvements at Corkscrew Road and River Ranch Road, including backflow prevention from the Estero River South Branch. FDOT is widening I-75 through the Village, and the Council asked for noise walls in Resolution 2026-22 on September 9, 2026. A Block Lane sidewalk easement item was deferred by the Council on November 6, 2024.
Within one mile, the Lee County Property Appraiser's zoning layer shows low-density single-family and agricultural acreage to the north (River Ranch Estates and Coralee Avenue), park and school land to the west (Estero Community Park and Estero High School, zoned Parks and Community Facilities), residential planned developments in every direction, and commercial planned developments toward Corkscrew Road and US 41. Nothing in the record suggests high-density or industrial development at the Oaks of Estero fence line.
Every one of the 23 Oaks of Estero homesites is in FEMA Zone AH on the current Flood Insurance Rate Map, panel 12071C0591H, effective November 17, 2022. Zone AH is a shallow-flooding Special Flood Hazard Area, so lenders require flood insurance on federally backed mortgages, even though the posted finished floors sit two to three feet above the mapped flood level.
Data updated: September 2026
We queried FEMA's National Flood Hazard Layer at the centroid of all 23 residential lots and at the corners of the plat. All 23 returned Zone AH inside the Special Flood Hazard Area, and the Lee County Property Appraiser's flood layer returns the same zone. FEMA's flooding source for this area is the South Branch of the Estero River. The map revision FEMA has scheduled for March 2, 2027 does not include panel 0591, so no change is pending for Oaks of Estero.
The Village of Estero issues official per-parcel base flood elevations on request through its Floodplain Coordinator (239-221-5036). On FEMA's map, the base flood elevation lines surrounding the plat on every side are 15.5 feet NAVD88, stepping down to 15.0, 14.5 and 14.0 feet farther east. We use 15.5 feet as the working figure and label it as derived from FEMA's lines, not as the Village's official number.
They were, in 2015. FEMA's Letter of Map Revision based on Fill, Case 15-04-A249A dated October 21, 2015, removed "Lots 1 through 23, Oaks of Estero" from the Special Flood Hazard Area, recording lowest lot elevations of 16.0 to 16.3 feet NAVD88. But that letter was not on either of the Village's FEMA revalidation lists when the maps were updated in 2018 and 2022, and FEMA's revalidation letter says determinations not listed are not revalidated. Under the effective 2022 map, all 23 lots are back in Zone AH. Owners can apply for a new Letter of Map Amendment using their elevation certificates.
The Village posts elevation certificates on its public flood portal. Two Oaks of Estero certificates are posted, both dated August 2026: 21559 Oaks of Estero Circle (built 2018) has its lowest floor at 17.6 feet NAVD88, 2.1 feet above the 15.5-foot working level, and 21535 Oaks of Estero Circle (built 2016) is at 18.6 feet, 3.1 feet above. Both exceed the Village's standard of the base flood elevation plus one foot of freeboard. Elevation certificates for the other 21 homes are held by the owners or the Village.
The Village of Estero is a Community Rating System Class 6 community, which takes 20 percent off National Flood Insurance Program premiums. FEMA announced in March 2024 that it planned to drop the Village's discount, then notified the Village on November 21, 2024 that it would keep the Class 6 rating and the 20 percent discount. Under current NFIP pricing the CRS discount applies to every Regular Program policy in the community.
Lee County Evacuation Zone C, which corresponds to Storm Surge Zone 3, at every point we queried inside the plat. Zones A and B are ordered out first. FEMA's map shows no coastal (VE or Coastal A) zone here; the flood risk is shallow, rain-driven and riverine rather than storm surge from the Gulf.
We found no public record naming Oaks of Estero as damaged by Hurricane Ian in 2022 or by Helene or Milton in 2024. After Ian, the Village Manager told the Council on October 19, 2022 that West Broadway "is where 90 percent of the damage occurred in Estero," with other hard-hit areas west of US 41 along Williams and Coconut Roads. Oaks of Estero is east of US 41 and south of Corkscrew Road, outside every area named.
Yes, and a buyer should read this before relying on the elevation certificates alone. The Village's April 2026 Comprehensive Vulnerability Assessment lists River Ranch Road among the top Village-owned roads at high risk of rainfall-induced and compound flooding, and Coralee Avenue, the street just north of the plat, as high risk from future rainfall. The Village's 2026 Adaptation Plan models a potential flow path from the Estero River South Branch across River Ranch Road toward Coralee Avenue and proposes a Corkscrew Road and River Ranch Road drainage project with backflow prevention. The Adaptation Plan also cites about 20 inches of rain over 20 days in August and September 2017 that caused prolonged flooding along the Estero River branches.
Florida Statute 689.302, in effect since October 1, 2024 and amended October 1, 2025, requires a residential seller to give a flood disclosure at or before the contract is signed. The seller states whether they know of flooding that damaged the property during their ownership, whether they filed a flood insurance claim, including with the NFIP, and whether they received federal flood assistance, including from FEMA. The form does not ask whether the home is in a FEMA flood zone, but the Zone AH mapping will surface in any lender's flood determination, so we put it on the table early.
Selling? Bring your elevation certificate and we will build the flood file with you: free home valuation or Jesse at (239) 898-6072. Buying? Get flood quotes before you offer; our buyer's guide and Marc at (239) 287-5873 can help.
Oaks of Estero homes were built from 2015 to 2019 under the modern Florida Building Code, of concrete block with concrete tile roofs, in a 160 mph design-wind zone that is also a wind-borne debris region. That combination usually earns strong wind mitigation credits, and Florida's insurance market has been easing through 2026.
The Florida Building Code 5th Edition (2014) took effect June 30, 2015 and the 6th Edition (2017) on December 31, 2017, according to the Florida Building Commission. The 13 homes built from 2015 to 2017 were most likely permitted under the 5th Edition, and the 10 built in 2018 and 2019 under the 5th or 6th, depending on each permit's application date. All 23 are post-2002 statewide-code construction.
The Lee County Property Appraiser's wind layers put Oaks of Estero at 160 mph for Risk Category II (residential) construction, and inside the wind-borne debris region, which means the code required impact-rated glazing or shutters on openings at permit. The exact wind-load figure on each home's permit file is in the Village's permit records.
Florida Statute 627.0629 requires insurers to offer discounts for construction features that reduce wind loss, and since October 1, 2023 insurers must post those discounts online. The proof is the state's Uniform Mitigation Verification Inspection Form, OIR-B1-1802, revised effective April 1, 2026 and valid for up to five years if the structure does not change. It scores the building code, roof covering, roof deck attachment, roof-to-wall attachment, roof shape, secondary water resistance and opening protection. For a 2015 to 2019 Oaks of Estero home, a fresh wind mitigation report is usually the single cheapest way to cut the premium.
Citizens Property Insurance Corporation's approved 2026 rate changes, effective at renewal from July 1, 2026, cut the average Lee County homeowners multiperil (HO-3) premium 8.5 percent, from $3,322 to $3,039, across 5,586 policies. Citizens' policy count has fallen to 336,000 statewide, down 76 percent from its October 2023 peak of 1.41 million. The Florida Office of Insurance Regulation reports 20 new property insurers entering the market since the 2022 and 2023 reforms, and a 30-day average homeowners rate request of minus 4.8 percent as of September 22, 2026. Premiums on large pool homes like these vary widely, so get quotes before you write an offer.
Citizens requires a 4-point inspection on homes more than 20 years old, so Oaks of Estero homes, the oldest built in 2015, are not there yet. Citizens also requires proof of at least five years of remaining life on tile roofs more than 50 years old, which does not apply here. Florida Statute 627.7011(5) bars an insurer from refusing or non-renewing a policy solely because a roof is less than 15 years old; Oaks of Estero's original tile roofs date from 2015 to 2019.
Our checklist: the wind mitigation report (opening protection is the big variable, since the county field records impact glass on 19 of 23 homes), the elevation certificate or a new survey, flood insurance quotes on both NFIP and private carriers, the pool equipment and screen enclosure, and whether the home ever filed a flood claim, which the seller's 689.302 disclosure will answer.
Oaks of Estero students are assigned through the School District of Lee County's 2026-2027 choice plan: elementary Proximity Zone Q, middle Proximity Zone GG and high school South Zone, sub-zone 3. Estero High School is 0.37 miles from the community, and the zone's elementary choices include A-rated Pinewoods and Three Oaks Elementary.
Lee County does not use a single assigned school per address. Its 2026-2027 Student Enrollment Plan uses a Proximity Plan for elementary and middle school, where families rank schools in their proximity zone and a lottery applies preferences (programs, siblings, Proximity 1 for homes within two miles of the school, then Proximity 2 for the nearest school). High school uses Residential Choice Zones with sub-zones. Students living inside a school's walk zone are not provided a district bus. We pulled the zones for 21550 Oaks of Estero Circle from the district's own 2026-2027 School Enrollment Zones service.
Level | Zone | Schools in the zone | 2025-26 state grade | Straight-line miles |
|---|---|---|---|---|
Elementary | Proximity Zone Q | Three Oaks Elementary | A | 1.93 |
Elementary | Proximity Zone Q | Pinewoods Elementary | A | 2.52 |
Elementary | Proximity Zone Q | San Carlos Park Elementary | A | 4.23 |
Elementary | Proximity Zone Q | Spring Creek Elementary | B | 4.09 |
Elementary | Proximity Zone Q | Bonita Springs Elementary | C | 6.49 |
Middle | Proximity Zone GG | Three Oaks Middle | A | 3.11 |
Middle | Proximity Zone GG | Bonita Springs Middle Center for the Arts | B | 5.62 |
High | South Zone, sub-zone 3 | Estero High | B | 0.37 |
High | South Zone, sub-zone 3 | Bonita Springs High | B | 4.75 |
High | South Zone, sub-zone 3 | South Fort Myers High | C | 8.26 |
Sources: School District of Lee County, Student Enrollment Plan 2026-2027 and School Enrollment Zones 2026/2027; grades are the Florida Department of Education's 2025-26 school grades, released July 1, 2026, checked school by school against the Department's SchoolGrades26 file (grades as of September 1, 2026); distances are straight-line from the Lee County Property Appraiser's school locations layer.
Pinewoods Elementary earned an A in each year from 2021-22 through 2025-26. Three Oaks Elementary earned an A in each of the last three years. Three Oaks Middle earned an A in 2025-26 and 2024-25 and a B in 2023-24. Estero High has earned a B every year from 2021-22 through 2025-26 (the state issued no grade for it in 2020-21). The Lee County district earned a B for 2025-26, with 33 A schools, 29 B schools, 35 C schools and no D or F schools, per the Florida Department of Education's 2025-26 results packet.
Estero High School's campus at 21900 River Ranch Road is 0.37 miles in a straight line from the middle of Oaks of Estero, which almost certainly places the community inside the school's walk zone, so no district bus. The district's safe-walk polygons, published in its School Site Locator, are the record to confirm it for Three Oaks Elementary as well.
3 Oaks Academy, a private K-12 school for students with learning differences and gifted and twice-exceptional learners, is at 21101 Design Parc Lane in Estero. Acton Academy Estero is a learner-driven K-12 school on a working farm. The Florida Department of Education's private school directory lists the rest.
Selling to a family? The school zones are part of your story: free home valuation or Jesse at (239) 898-6072. Buying for schools? See our buyer's guide or call Marc at (239) 287-5873.
Daily life at Oaks of Estero runs on Village of Estero services and Lee County utilities: Lee County Utilities for water and sewer, Florida Power and Light for electric, Waste Pro under the Lee County contract for trash on a single weekly day, and Estero Fire Rescue for fire and EMS, all within a five-minute drive of I-75.
Lee County's franchise layers place Oaks of Estero inside the Lee County Utilities water and wastewater service areas (239-533-8845), not the Florida Governmental Utility Authority, and inside Florida Power and Light's electric territory. Natural gas mains were added to the project by a development order change. The Village lists Comcast, Frontier, CenturyLink and Summit Broadband as internet and phone providers in Estero; the FCC's National Broadband Map is the place to check which serve this street.
The Village does not run its own hauler; garbage, recycling and yard waste are handled by Lee County Solid Waste through Waste Pro, and Estero moved to single-day collection on May 16, 2022. Lee County's collection layers show Monday for garbage, recycling and yard waste at Oaks of Estero; confirm your address on Lee County Solid Waste's lookup, because routes are redrawn from time to time.
Estero Fire Rescue (the Estero Fire District, headquarters at 21500 Three Oaks Parkway, 239-390-8000) covers the community, and its levy of 2.2880 mills is on the tax bill. The Lee County Sheriff's Office provides law enforcement in the Village.
From the gate it is 0.16 miles on Block Lane to River Ranch Road, 0.52 miles to Corkscrew Road, and about 1.6 miles to the I-75 Exit 123 on-ramp, roughly four minutes without traffic. US 41 at Corkscrew Road is 1.5 miles west. Williams Road, reached by River Ranch Road to the south, is the back way to Coconut Point and US 41.
Oaks of Estero is about 7 minutes from Coconut Point, 6 from Miromar Outlets, 11 from Florida Gulf Coast University, 19 from Bonita Beach Park and 21 from Southwest Florida International Airport, measured by road from the gate without traffic. In season, add time.
From the Oaks of Estero gate to | Road miles | Minutes, no traffic |
|---|---|---|
Corkscrew Road at River Ranch Road | 0.5 | 1 to 2 |
I-75 Exit 123 on-ramp | 1.6 | 4 |
Happehatchee Center | 1.4 | 3 |
Estero Park and Recreation Center (by car) | 1.2 | 5 |
Estero RiverPark | 2.2 | 5 |
Miromar Outlets | 2.3 | 6 |
Koreshan State Park | 2.3 | 8 |
Coconut Point | 3.0 | 7 |
Lee Health Coconut Point | 3.1 | 8 |
Hertz Arena | 3.1 | 9 |
Estero Bay Preserve State Park (Estero River Scrub) | 3.9 | 11 |
Florida Gulf Coast University | 4.8 | 11 |
Gulf Coast Town Center | 6.7 | 13 |
Gulf Coast Medical Center | 10.2 | 18 |
Bonita Beach Park | 10.4 | 19 |
Southwest Florida International Airport (RSW) | 13.0 | 21 |
NCH North Naples Hospital | 15.8 | 22 |
Lovers Key State Park | 15.7 | 33 |
Downtown Fort Myers | 20.1 | 28 |
Downtown Naples | 25.7 | 35 |
Method: road distances and free-flow times computed September 24, 2026 with the OSRM routing engine on OpenStreetMap roads from the gate at 26.42598 N, 81.79723 W. Free-flow times assume no traffic or signal delay.
Lee Health Coconut Point, about 3.1 miles and 8 minutes away, is the nearest Lee Health campus. The nearest full hospitals are Gulf Coast Medical Center (about 18 minutes north) and NCH North Naples Hospital (about 22 minutes south).
Coconut Point, the open-air regional center on US 41, and Miromar Outlets on Corkscrew Road are both inside ten minutes. Gulf Coast Town Center at Alico Road is 13 minutes up I-75. Hertz Arena, home of the Florida Everblades, is 9 minutes away.
Oaks of Estero is zoned Residential Single Family (RSF) under Village of Estero authority, with no planned development ordinance: it was built through a conventional Lee County development order (DOS2014-00071) and a Village-approved plat (Resolution 2015-44). Building permits since 2015 are issued by the Village of Estero.
The Property Appraiser's land lines code 22 of 23 lots RSF, the Village's Residential Single Family district, but Lot 13 and road Tracts A and R still carry RS-1, the Lee County single-family code in effect when the project was approved in 2014 and 2015, and buffer Tract O-4 carries PCF (Parks and Community Facilities), likely an edge effect from the park next door. The Village's official zoning map, revised June 3, 2026, is the authority. The Lee County zoning layer for 21550 Oaks of Estero Circle returns RSF with the Village of Estero as the authority.
The Village of Estero's Building Department issues permits through its Gov-easy portal, which requires a login to search by address; the permit history for any Oaks of Estero home can be requested from Village Community Development (239-221-5036). Village-wide annual permit reports show the post-storm roof cycle: 1,118 residential roof permits in 2018 after Hurricane Irma and 1,051 in 2023 after Ian. Because Oaks of Estero's tile roofs date only from 2015 to 2019, most have not reached a replacement cycle.
The Lee County Property Appraiser's soils layer maps Immokalee sand, a flatwoods soil described as 20 to 40 percent hydric, under the community. That is typical of inland Estero, and it is why the site was filled and why stormwater drains to the association's lake.
Oaks of Estero and Estero Place are both gated Neal Communities neighborhoods in the Village of Estero, about 0.4 miles apart and built in the same 2015 to 2019 window. Oaks of Estero is the smaller, larger-home, pool-on-every-lot option; Estero Place is the larger, more affordable community with a preserve boardwalk and more homes coming to market.
Buyers who find one almost always ask about the other, so here they are side by side. Estero Place figures come from our own Estero Place guide and the Lee County parcel records; Oaks of Estero figures come from the records cited on this page.
Decision factor | Oaks of Estero | Estero Place |
|---|---|---|
Builder | Neal Communities (land owner TerraCap, joint venture) | Neal Communities |
Homes | 23 | 102 |
Year built (Lee County records) | 2015 to 2019, median 2017 | 2015 to 2017, median 2016 |
Median heated sq ft (Lee County records) | 2,698 | 2,286 |
Private pools | 23 of 23 | 89 of 102 |
Community pool or clubhouse | None | None |
Signature feature | Relocated oak canopy, 1.54-acre lake, park next door | Preserve boardwalk, two lakes, Three Oaks Parkway bike path |
CDD | None | None |
Recorded sales, last 12 months | 2 resales ($755,000 and $835,000) | 9 sales, median $740,000 (MLS, July 2026 page) |
FEMA flood zone | Zone AH on all 23 lots | Mostly Zone X with a Zone AH pocket |
Natural gas | Yes | Yes |
Choose Oaks of Estero if you want one of the biggest homes in the Block Lane and River Ranch cluster, a private pool as standard, a gate shared with only 22 neighbors, and a walk to the park, courts and the coming SportsPark. Accept in return that homes rarely come up, that the whole community maps in Zone AH, and that you will likely pay more per home.
Choose Estero Place if you want a Neal home for less, a larger pool of listings to pick from, preserve and boardwalk views, and a flood map that is mostly Zone X. Accept in return smaller median homes, more neighbors and a pool that is optional rather than standard.
Estero Palms, 32 homes built mostly 2006 to 2010, sits directly south of Oaks of Estero on the plat line. Colonial Oaks, 99 homes from 2002 to 2004, has a recreation parcel and a 3.14-acre lake about a third of a mile away. Both are older, generally smaller homes at lower price points. If you are weighing Oaks of Estero against a golf or amenity community, see our guides to Stoneybrook and Wildcat Run below.
Oaks of Estero is the smallest standalone gated single-family enclave in the Village of Estero by unit count and, with Coconut Landing, among the newest, and it has the largest median home of the nearby Block Lane and River Ranch cluster. Here it is benchmarked against Estero communities buyers most often cross-shop, on one yardstick: Lee County parcel records.
Community | Builder | Single-family homes | Year built (median) | Median heated sq ft | Private pools | Shared amenity | Distance from Oaks of Estero |
|---|---|---|---|---|---|---|---|
Oaks of Estero | Neal Communities | 23 | 2017 | 2,698 | 23 of 23 | None on site; park next door | 0 |
Estero Palms | Not in record read | 32 | 2009 | 2,268 | 22 of 32 | None coded; 1.0-acre lake | 0.12 mi |
Colonial Oaks | Not in record read | 99 | 2003 | 2,160 | 77 of 100 | Recreation parcel; 3.14-acre lake | 0.36 mi |
Estero Place | Neal Communities | 102 | 2016 | 2,286 | 89 of 102 | Preserve boardwalk; lakes | 0.40 mi |
Estates at Estero River | Not in record read | 94 | 2005 | 2,928 | 72 of 94 | 21 river lots | 0.62 mi |
Copper Oaks | Not in record read | 292 | 2007 | 2,006 | 45 of 295 | 2 recreation parcels; CDD | 1.17 mi |
Stoneybrook | Not in record read | 911 | 2001 | 2,002 | 489 of 918 | 18-hole golf, clubhouse, pool; CDD | 2.18 mi |
Wildcat Run | Not in record read | 311 | 2000 | 3,103 | 309 of 313 | Private club, Arnold Palmer course | 3.37 mi |
Corkscrew Shores | Cameratta Companies | 647 | 2017 | 2,488 | 517 of 649 | 240-acre lake, resort pool, clubhouse | 4.78 mi |
Method: unit counts and gated status from the Lee County "Residential Neighborhoods and Commercial Areas" GIS layer; year built, heated area and pools from the Lee County parcel layer (Property Appraiser data), queried September 24, 2026; distances are straight-line between community centroids. Pool counts can exceed home counts where the layer includes a few non-home parcels.
Enclave | Homes | Median year built | Private pools | Distance |
|---|---|---|---|---|
Oaks of Estero | 23 | 2017 | 23 of 23 | 0 |
Estero Palms | 32 | 2009 | 22 of 32 | 0.12 mi |
Torrey Pines (inside Pelican Sound) | 24 | 2000 | 19 of 24 | 1.94 mi |
Heron Cove (inside Pelican Landing) | 22 | 1996 | 22 of 22 | 2.55 mi |
Coconut Landing | 20 | 2023 | 18 of 18 | 2.69 mi |
Wildcat Cove | 40 | 2001 | 41 of 41 | 3.39 mi |
Torrey Pines and Heron Cove are neighborhoods inside larger golf communities, and Wildcat Cove sits in the Wildcat Run area, so each carries a parent association. Coconut Landing is the only other standalone gated enclave this small, and it is six to eight years newer.
Copper Oaks is the other "Oaks" community buyers confuse it with. It is a much larger, older community of about 292 single-family homes plus townhomes, built mostly around 2005 to 2007, with shared recreation parcels and a community development district that owns its lakes. Oaks of Estero has 23 homes, no CDD and a pool on every lot.
Corkscrew Shores is the amenity-rich alternative: 647 homes by Cameratta Companies around a 240-acre lake with a resort pool and clubhouse, in unincorporated Lee County east of I-75 rather than in the Village. Buyers who want a lifestyle calendar pick Corkscrew Shores; buyers who want privacy and a lower-fee, lower-density gate pick Oaks of Estero.
For a buyer who wants a newer, larger, pool home behind a gate in the Village, inside a few minutes of I-75, the short list is Oaks of Estero, Coconut Landing and a handful of homes in Estates at Estero River. Among those, Oaks of Estero has the smallest home count and the park next door. For the full list of Estero neighborhoods we cover, see our Estero community guide, and to see how Estero agents stack up against each other, read our comparison of the best real estate agents in Estero, compared on the public record.
Oaks of Estero's strengths are scarcity, space, a private pool on every lot, no CDD and a Village tax rate that is Florida's lowest; its trade-offs are a Zone AH flood map on every lot, no shared amenities inside the gate, very few resales to price against, and a large public sports district being built next door.
Selling? We present the pros and answer the cons before a buyer raises them: free home valuation or Jesse at (239) 898-6072. Buying? Weigh the list with Marc at (239) 287-5873 and our buyer's guide.
If you're searching for an Oaks of Estero listing agent, or thinking, 'I need someone to sell my Oaks of Estero home...', McGreevy and Comisar prices a 23-home enclave the only defensible way: lot by lot, from the recorded sales on this page, with the flood, insurance and SportsPark questions answered before a buyer asks them. Call Jesse direct at (239) 898-6072, text or call.
Jesse and Marc bring these listing-agent credentials to every Oaks of Estero sale:
In the last 12 months Oaks of Estero has seen 2 recorded resales, totaling $1,590,000: 21555 Oaks of Estero Circle at $755,000 ($295 per heated square foot) on April 13, 2026, and 21539 Oaks of Estero Circle at $835,000 ($341 per heated square foot) on July 10, 2026, per the Lee County Property Appraiser. Over the last five years the four resales run $755,000 to $950,000.
Four things. First, scarcity: with a resale about once a year, your buyer pool is people who have been waiting for this street, and your listing has to reach them before they settle for Estero Place or Coconut Landing. Second, the flood map: every lot is Zone AH, so we get your elevation certificate and a flood quote in hand before listing, and if your floor is well above 15.5 feet we explain a new Letter of Map Amendment to buyers. Third, the pool, the natural gas and the lot: lake lots and non-lake lots are valued differently by the county today, and buyers will ask why. Fourth, the SportsPark: we present it as the amenity it is becoming, with the Village's own plans.
Start with our free home valuation, or our Estero home valuation page, then let Jesse refine it against the lot-by-lot record for Oaks of Estero.
Florida Realtors reported Lee County single-family sales up 2.8 percent year over year in August 2026 at a $380,000 median, and insurance rates are falling, which is bringing buyers back. Oaks of Estero's own recent resales closed below their 2022 and 2023 peaks but well above their original prices. If you have owned for more than two years and lived in the home, federal law lets you exclude up to $250,000 of gain, or $500,000 if married filing jointly, and Florida has no state income tax. The right timing is the one that lines up your next home, and we plan both sides together.
That depends on price and competition more than season. With usually one Oaks of Estero home on the market at a time, a home priced on the recorded comparables competes mainly with Estero Place and Coconut Landing listings, and the Coconut Coast Organization of REALTORS reported 5.0 months of supply across Estero in July 2026.
We market the facts on this page: the 23-home gate, the pool, the lake or oak view, natural gas, no CDD, the park and SportsPark, and a flood file that is already answered. We put your home in front of our buyer database and the other Estero communities' buyers, and we cross-list it with our team site so buyers searching homes for sale in Oaks of Estero find it.
McGreevy and Comisar are Jesse McGreevy and Marc Comisar, the partners who lead Domain Realty Group from our office at 24031 S Tamiami Trl #101 in Bonita Springs, a short drive south of Oaks of Estero. We have spent our careers selling Estero and Bonita Springs homes, and this page is the kind of homework we do for every listing.
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).
Jesse McGreevy leads our listing side. Sellers call him first for pricing, preparation and negotiation: call Jesse direct at (239) 898-6072.
Marc Comisar leads our buyer side and is often the first call for relocating buyers who want to know Estero street by street: call Marc at (239) 287-5873.
Before we price any Oaks of Estero home we pull the lot's cost card, its full sales history, its FEMA zone and elevation certificate, the association's estoppel figures, and the latest county value, then compare it only to Oaks of Estero resales and the closest Neal peers. That is the method behind every number on this page, and it is what we will do for your home. Learn more about our team.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
These are the questions buyers ask most about Oaks of Estero and Estero, harvested from Google's People Also Ask results and answered from the records cited on this page. Each answer is self-contained, so you can jump to the one you need.
Twenty-three. The recorded plat, Lee County Instrument 2015000181966, creates 23 single-family lots and 7 common tracts on 10.054 acres, and the Village of Estero approved it as "a 23 lot residential subdivision" by Resolution 2015-44 on August 10, 2015. All 23 lots have homes.
Yes. Lee County's development order approved "entrance gates" and "a project fence," the county neighborhood layer flags the community as gated, and the single entry on Block Lane is a divided, private entrance. Ask the manager, Precedent Hospitality and Property Management, for the current gate access policy.
Neal Communities built all 23 homes between 2015 and 2019 in a joint venture with TerraCap, whose Palms of Estero, LLC owned the land and signed the plat. The last builder closing was October 2, 2019.
The current assessment is not published in any public record we could find, and we do not repeat listing-portal figures. The association's budget and the estoppel certificate issued at every sale under Florida Statute 720.30851 give the exact amount. There is no CDD and no club fee.
No. There is no community pool, clubhouse or fitness center inside the gate. Every one of the 23 homes has its own private pool, and Estero Community Park, with pickleball, basketball, a dog park and a fitness room, is next door.
FEMA Zone AH, a shallow-flooding Special Flood Hazard Area, on all 23 lots, on panel 12071C0591H effective November 17, 2022. The base flood elevation lines around the plat are 15.5 feet NAVD88, and the two elevation certificates the Village posts show finished floors at 17.6 and 18.6 feet.
If you have a federally backed mortgage, yes, because the lots are mapped in a Special Flood Hazard Area. The Village of Estero's CRS Class 6 rating takes 20 percent off NFIP premiums, and a home with a floor well above the base flood elevation often rates favorably. Cash buyers should still insure.
Lee County Evacuation Zone C, which corresponds to Storm Surge Zone 3. Zones A and B are ordered to evacuate first. The flood risk here is shallow and rain-driven rather than Gulf storm surge.
No place in Southwest Florida is safe from hurricanes, but inland Estero east of US 41 fared far better than the coast in Ian. The Village Manager reported that about 90 percent of Estero's Ian damage was on West Broadway; we found no record naming Oaks of Estero as damaged. The homes are 2015 to 2019 concrete block built for 160 mph design winds.
Lee County's 2026-2027 zones for the street are elementary Zone Q (including A-rated Three Oaks and Pinewoods Elementary), middle Zone GG (including A-rated Three Oaks Middle) and high school South sub-zone 3 (Estero High, rated B, 0.37 miles away). Lee County assigns by choice and lottery within those zones.
Bonita Beach Park is about 10.4 road miles and 19 minutes from the gate without traffic, and Lovers Key State Park is about 15.7 miles and 33 minutes. Expect longer drives in peak season.
Southwest Florida International Airport (RSW) is about 13 road miles and 21 minutes by I-75, measured from the gate without traffic.
Yes. The I-75 Exit 123 on-ramp at Corkscrew Road is about 1.6 road miles and four minutes from the gate.
The park itself is free, with free parking and Wi-Fi. The recreation center requires a one-time lifetime membership of $10 per individual or $25 per family, and the fitness center costs an additional $20 a month, $80 for six months or $120 a year, according to Lee County Parks and Recreation.
The Village of Estero's roughly 100-acre SportsPark and Entertainment District, including multi-use fields, baseball fields, a lake with paths, a golf driving range and an indoor entertainment partner, High 5. The Council approved up to $65 million in bonds on September 23, 2026 that include SportsPark Phase 2.
No. The 2025 tax bill for a representative lot shows no community development district, and the only non-ad valorem charge is $366.39 for solid waste.
The 2025 millage was 13.0214 mills. On one home assessed at $836,983, 2025 taxes and assessments totaled $11,888.70. A buyer's taxes reset to market value the year after purchase, less any homestead exemption and portability the buyer qualifies for.
Estero is one of Southwest Florida's more affluent places, with gated golf and lakefront communities, Florida's lowest municipal tax rate at 0.7300 mills, and home prices above the Lee County median: the Coconut Coast Organization of REALTORS reported a $507,500 Estero price figure for July 2026 against Florida Realtors' $380,000 Lee County single-family median for August 2026.
Estero homes cost more than the Lee County median, but Estero's Village tax rate is the lowest municipal rate in Florida and many communities, including Oaks of Estero, carry no CDD. At Oaks of Estero the two 2026 resales closed at $755,000 and $835,000.
Estero prices have been flat to soft since the 2022 to 2023 peak. At Oaks of Estero, the two homes that resold in 2026 closed 12 to 16 percent below their 2022 and 2023 sale prices, though well above what their first owners paid. Lee County single-family prices were up 2.7 percent year over year in August 2026.
It depends on what you want. Estero is inland, newer, has the lower municipal tax rate and sits beside I-75, Coconut Point and FGCU; Bonita Springs has the beaches and an older, more varied housing stock. Oaks of Estero is a 19-minute drive to Bonita Beach Park.
No. Estero is its own incorporated village in Lee County, whose first Village Council met on March 17, 2015. Naples is in Collier County, about 35 minutes south of Oaks of Estero.
Neal Communities is a Lakewood Ranch-based builder that has built across Southwest Florida for decades, and at Oaks of Estero every home was built of concrete block with a concrete tile roof, with impact glass recorded on 19 of 23 homes. Neal's currently published warranty is a 10-year structural and 2-year mechanical warranty; the 2015 to 2019 Oaks of Estero warranties have now largely run out, so inspect accordingly.
Florida does not set one warranty period for every new home; the builder's written warranty governs, and Neal's currently published terms are 10 years structural and 2 years mechanical. Oaks of Estero homes, built 2015 to 2019, are past most mechanical warranty periods.
Use the Lee County Property Appraiser's tax estimator at leepa.org for a projected bill and the Lee County Tax Collector's site for actual bills. For Oaks of Estero, search by address on Oaks of Estero Circle or by the subdivision name.
It usually refers to Florida's five-year statute of limitations for actions founded on a written contract, Florida Statute 95.11(2)(b), which courts apply to lawsuits enforcing recorded covenants: an association that waits more than five years after a violation begins can lose the right to sue over it. The rule that matters most to an Oaks of Estero buyer is Statute 720.401: you must receive the HOA disclosure summary before you sign, or you can cancel.
Call Marc at (239) 287-5873, part of a team of Top 1% Real Estate Agents Nationally Since 2008, and ask to be put on our Oaks of Estero watch list. With about one resale a year, the buyers who get these homes are usually the ones already waiting when a seller calls us.
These are the questions Oaks of Estero owners ask when they are thinking about selling, from pricing and timing to doc stamps, capital gains, portability, estoppel fees and Florida's flood disclosure, answered from Florida law and the Lee County record. For a number on your own home, call Jesse direct at (239) 898-6072.
Start with the two 2026 resales, $755,000 (21555, 2,557 heated square feet) and $835,000 (21539, 2,452 heated square feet), then adjust for size, lake or non-lake lot, pool and kitchen updates and roof and opening protection. Request a free home valuation and Jesse will run it lot by lot.
The Coconut Coast Organization of REALTORS reported a 64-day median time on market across the Southwest Florida MLS in August 2026 and 5.0 months of supply in Estero in July 2026. A well-priced Oaks of Estero home, with little competing inventory, can move faster; an overpriced one sits.
At Oaks of Estero, the two 2026 resales closed below the same homes' 2022 and 2023 prices, by 16.1 and 12.1 percent, but 26 and 50 percent above their first sales from the builder. Lee County's single-family median was up 2.7 percent year over year in August 2026.
Florida Realtors described the statewide market as leveling off in August 2026, with a $415,000 statewide single-family median, up 1.2 percent year over year. Nobody can promise the next year, which is why we price Oaks of Estero homes off the recorded sales, not forecasts.
Southwest Florida demand peaks in winter and early spring, when seasonal buyers are here. Both 2026 Oaks of Estero resales closed in April and July, so a well-marketed home can sell in any season; the hardest months are usually late summer and early fall, during hurricane season.
Under the standard Florida Realtors and Florida Bar "AS IS" contract (ASIS-7), the seller customarily pays the deed documentary stamp tax and the HOA estoppel fee, plus any agreed commissions, the seller's title and closing charges and prorated taxes. Everything is negotiable in the contract; our guide to seller closing costs in Florida walks through each line.
Florida's deed stamp tax is $0.70 per $100 of the price under Florida Statute 201.02, in every county except Miami-Dade. On an $835,000 sale that is $5,845.
The Florida Department of Revenue says all parties are liable for the tax, but the standard Florida Realtors and Florida Bar "AS IS" contract assigns the deed stamps to the seller, and that is the custom in Lee County.
Under IRS Publication 523, if you owned and lived in the home for at least 24 months of the five years before the sale, you can exclude up to $250,000 of gain, or $500,000 if married filing jointly. Florida has no state personal income tax under Article VII, Section 5 of the Florida Constitution. Talk to your tax adviser about your own numbers.
The IRS exclusion requires at least two years (24 months) of ownership and two years of use as your main home within the five years before the sale, and you can use it once every two years. Most Oaks of Estero owners, 18 of 23 still in their first-purchase homes, easily meet the test.
Yes, through portability. Under Florida Statute 193.155(8) you can transfer up to $500,000 of your Save Our Homes benefit to a new Florida homestead if you establish it within three years of January 1 of the year you left the old one, filing Form DR-501T with your homestead application by March 1. The Lee County Property Appraiser accepts portability filings online, by email, in person and by mail.
After. You apply when you file homestead on your new home, by March 1 of the first year you qualify there. A 2026 law (Chapter 2026-239) bases portability on your immediately prior homestead starting with the 2027 tax roll; the $500,000 cap is unchanged.
Florida's Save Our Homes cap limits annual increases in a homesteaded home's assessed value to the lower of 3 percent or inflation; the Florida Department of Revenue set it at 2.7 percent for 2026 and 2.9 percent for 2025. It is why long-time Oaks of Estero owners often pay far less tax than a new buyer will.
Florida is a disclosure state for known defects: under Johnson v. Davis (1985), a seller must disclose known facts that materially affect value and are not readily observable or known to the buyer. Since October 1, 2024, Florida Statute 689.302 also requires a flood disclosure about known flood damage, flood claims and federal flood assistance.
The Florida flood disclosure form asks about flood damage during your ownership, flood insurance claims and federal flood assistance; it does not ask for the FEMA zone. But every lender's flood determination will show Zone AH, so we disclose the mapping up front with your elevation certificate, which usually reassures buyers.
Under the standard Florida Realtors and Florida Bar "AS IS" contract the seller pays. Florida Statute 720.30851 caps the fee, currently $299 after the statutory inflation adjustment, plus $119 for delivery within three business days and $179 more if the account is delinquent, and requires delivery within 10 business days.
Whether the association approves buyers or tenants is set in its recorded Declaration and rules. We order the estoppel certificate and the governing documents early, so any approval step is built into the contract timeline.
For a 2015 to 2019 home, usually yes. A pre-listing inspection finds pool equipment, water heater, roof flashing and screen enclosure issues before a buyer's inspector does, and lets you price or fix them on your terms instead of in a repair negotiation.
Probably not yet. Citizens requires a 4-point inspection on homes more than 20 years old, and the oldest Oaks of Estero homes date from 2015. A buyer's insurer may still ask for one, so we have the answer ready.
It is not required to sell, but insurers use Form OIR-B1-1802 to grant wind discounts, and a new version took effect April 1, 2026. A current wind mitigation report showing impact glass, tile roof attachment and hip roof features lowers your buyer's premium, which helps your price.
A wind mitigation inspection does not pass or fail; it documents features that earn discounts. A 4-point inspection flags roof, electrical, plumbing and HVAC condition, and insurers may decline obsolete panels, leaking plumbing or a roof at the end of its life. Oaks of Estero's 2015 to 2019 systems are usually in good standing.
A cash offer is only better if the net is better. Cash closes faster and avoids appraisal and financing risk, but many cash buyers expect a discount. We compare every offer on net proceeds, contingencies and closing date, not on the word cash.
Commissions are negotiable, and there is no set rate in Florida. Since August 17, 2024, under the National Association of REALTORS settlement practice changes, offers of buyer-agent compensation cannot be made on the MLS and buyers must sign a written agreement before touring. We walk you through every option before you list.
For Oaks of Estero it clearly does in buyer demand: a 23-home gate, pool on every lot and no CDD is a combination few Estero communities offer, and it is the story we market. Price still comes from the recorded comparable sales.
Do not list before your flood and insurance file is ready, do not over-improve with a full remodel you cannot recover, and do not let a stale pool, screen or landscaping be the first thing a buyer sees. Call Jesse before you spend money on projects.
For most buyers the park and SportsPark are a plus: courts, trails, fields and events a short walk away. For west-side lots, buyers will ask about lighting and noise, so we bring the Village's plans to the conversation instead of guessing.
The Property Appraiser values the ten lake lots roughly a third below the non-lake homes, in 2025 and again in 2026, and we found no published reason; the cost cards show the gap sits in the sales-approach value, not in building cost. Assessed values do not set market prices; recorded sales do. If your lake lot's value looks wrong, ask the Property Appraiser, and remember that buyers pay for the lake view.
Yes, most Florida homes sell on the "AS IS" contract, which lets the buyer inspect and walk away during the inspection period rather than forcing the seller to repair. Your disclosure duties under Johnson v. Davis and Statute 689.302 still apply.
Your deed and survey, the HOA estoppel certificate and governing documents, the elevation certificate, a wind mitigation report, the pool and roof permit history if you have it, the flood disclosure under Statute 689.302 and the HOA disclosure summary under Statute 720.401. We assemble the file with you.
Florida property taxes are paid in arrears, so at closing the seller credits the buyer for the seller's share of the current year's taxes, estimated from the prior year's bill, which was $11,888.70 in 2025 on one representative Oaks of Estero home.
Your buyer's assessment resets to market value the year after purchase, so a buyer paying $835,000 will likely pay more tax than a long-time homesteaded owner. The Property Appraiser's online tax estimator gives a realistic figure, and we include it in our marketing so buyers budget correctly.
Amendment 3, on the November 2026 ballot, would raise Florida's non-school homestead exemption to $150,000 in 2027 and $250,000 in 2028 and cut the non-homestead assessment cap to 5 percent. It is not law unless voters approve it; if it passes, it would lower buyers' future tax bills.
We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. A 23-home enclave is priced one lot at a time, and this page is the research we bring to every listing: every recorded sale, the flood file, the fee stack and the SportsPark answered before your buyer asks. Call Jesse direct at (239) 898-6072 or text anytime.
Every fact on this page comes from a primary public record, the developer, the association's official filings or independent news. Sources were accessed on September 24, 2026 unless another date is shown.
These are the official public documents behind this page, linked at their source authority.
Document | Authority | Link |
|---|---|---|
Resolution 2015-44 approving the Oaks of Estero plat (August 10, 2015) | Village of Estero | |
Oaks of Estero plat, Planning and Zoning Board packet (June 30, 2015) | Village of Estero | |
Articles of Incorporation, Oaks of Estero Neighborhood Association, Inc. (December 1, 2014) | Florida Division of Corporations | |
Comprehensive Vulnerability Assessment (April 2026) | Village of Estero | |
Adaptation Plan (2026) | Village of Estero | |
Student Enrollment Plan 2026-2027 | School District of Lee County | |
Village of Estero Zoning Map | Village of Estero | |
Florida Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation |
Community sales figures on this page are from Lee County Property Appraiser recorded sales, pulled September 24, 2026.
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Oaks of Estero. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
