The Reserve at Estero is a gated, all-ages Toll Brothers resort community of about 485 single-family homes on 155 acres with 22 lakes off Corkscrew Road in Estero, Florida, with resort amenities, no CDD tax, and a low-risk FEMA Zone X location. McGreevy and Comisar are the #1 team in Southwest Florida for buying and selling here. Call Jesse at (239) 898-6072.
McGreevy and Comisar are the #1 real estate team in Southwest Florida for buying and selling homes in The Reserve at Estero, the gated, all-ages, Toll Brothers resort community off Corkscrew Road and Three Oaks Parkway in Estero, Florida. If you are searching for the best realtor for The Reserve at Estero, whether you are ready to sell your Reserve at Estero home with the team that knows every floor plan, every lake-view lot, and the full HOA bundle, or buy your next one with insider knowledge of the community, the amenities, and the FEMA Zone X advantage, we are the team that delivers. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012 (Domain Realty Group), with over $2.5 billion in team real estate sold and over $900 million in personal sales between Jesse McGreevy and Marc Comisar.
This page is the most complete published resource on The Reserve at Estero anywhere, deeper than any listing portal, any community website, or any competing agent page. It is built from primary sources: HOA instruments recorded at the Lee County Clerk’s Office, Toll Brothers’ original brochures, FEMA flood-zone data, Lee County school rankings, permit data, and the CC&Rs themselves. It covers the market, the history, the Toll Brothers floor plans, the resort amenities, the HOA fee bundle, the governance and CC&Rs, the rental and pet rules, the storm and insurance reality, the schools, what is around the community, daily logistics, comparable communities, a full buyer FAQ, and a complete seller’s guide. If you want to talk through any of it (an active comp, a lake-view premium, HOA estoppel timing, or what your home is worth today), call or text Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873.
If you are searching for the best realtor for The Reserve at Estero, Florida, for sellers and buyers alike, McGreevy and Comisar is the team that delivers. We have represented buyers and sellers across the Estero and Corkscrew Road corridor for over 15 years, and we bring the full marketing and pricing machine to every Reserve at Estero transaction. As Top 1% Real Estate Agents Nationally Since 2008, we know this Toll Brothers community at a level of detail most agents never reach.
For Reserve at Estero sellers: premium marketing: cinematic listing video, aerial and drone capture of the lake and preserve views, professional architectural photography, a qualified buyer database actively shopping the Estero corridor, and genuine discretion plus off-market capability when a seller wants it. We price a resort-community home correctly, off live comps, the lake-view and lot premiums, and recorded Lee County deeds, not off a generic algorithm.
For Reserve at Estero buyers: insider knowledge of which Toll Brothers floor plans hold their value, which lots carry true lake or preserve frontage, how the no-CDD advantage changes the total cost of ownership, and what the HOA fee actually covers, and what that means for your inspection focus and your carrying-cost math.
Honors and recognition:
Selling your Reserve at Estero home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072. Text or call, and confidential conversations are always welcome.
Buying a home in The Reserve at Estero? Call Marc at (239) 287-5873 for a personalized buyer consultation.
Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135.
By McGreevy and Comisar | Domain Realty Group | Updated July 2026.
This page is deliberately long. Most community pages on The Reserve at Estero are three paragraphs and a photo gallery. This one is the primary-source record: HOA instruments from the Lee County Clerk’s Office, Toll Brothers’ original brochures, FEMA flood-zone data, Lee County school rankings, permit data, and the CC&Rs themselves. Buyers and sellers who read it in full will understand this community better than most agents who have shown a home here.
The Reserve at Estero attracts a specific buyer: someone who wants the design quality and structural integrity of a Toll Brothers product without paying new-construction prices, wants lawn maintenance removed entirely from their to-do list, wants the security of a 24-hour staffed gate without paying a CDD bond off the back of their tax bill, and wants to be within ten minutes of Miromar Outlets, Coconut Point, Florida Gulf Coast University, and some of the best medical care in Southwest Florida, while keeping the car on dry land during a hurricane.
That buyer could be 35 or 75. The Reserve is not age-restricted. Families with school-age children live alongside retirees and snowbirds. The median resident age sits around 65, but that is a reflection of who gravitates here, not a legal requirement. A family moving from the Northeast who wants a turnkey gated community near FGCU and the Estero corridor is just as eligible and just as well served by the community’s design as a retired couple from Ohio who wants a pool and a pickleball court.
The community sits on the east side of Corkscrew Road, a few hundred yards east of the Miromar Outlets interchange. The gate is staffed around the clock. Inside the gates, the streets curve around 22 acres of interconnected lakes, with homes built on standard lots ranging from single-loaded lake-view sites with long views across the water to preserve-edge lots with natural buffer. The architectural theme throughout is Mediterranean: warm stucco exteriors, barrel tile rooflines, arched entries, and covered lanais that face the lake or preserve depending on the lot orientation.
The amenity center anchors the northwest quadrant of the community and includes a resort-style heated pool and spa, a fully equipped fitness center, aerobics studio, billiards room, library, arts and crafts room, card room, business center, tennis courts, pickleball and basketball courts, and a playground. Social programming runs year-round. The community has an activities calendar, an online RSVP system through the HOA portal, and a culture of organized events that gives it the feel of a self-sustaining social ecosystem. This is not a community where amenities exist primarily on paper.
For buyers who want golf, a partnership with Estero Country Club has historically offered optional membership pricing for Reserve residents, but golf is not bundled into the HOA fee. That distinction matters: you are not paying for a golf membership you will not use, and you are not priced out if you are a serious golfer who wants full access at a premium course. The optional arrangement is the best of both worlds. Confirm current terms directly with Estero Country Club, as the partnership is subject to change.
The combination (Toll Brothers quality, no CDD, inland flood zone, 24-hour gate, lawn maintenance included, natural gas, proximity to everything in Estero) is what makes this community one of the most consistently competitive resale products in the Corkscrew Road corridor.
Understanding the numbers is understanding the community. Here is the current market picture, built from primary data sources. Any figure below should be re-verified against current MLS data before it drives an offer or a list price. We pull the live numbers for your specific home.
Metric | Value | Source |
|---|---|---|
Active listings | 11 homes | Southwest Florida MLS Matrix, Development 11657, pulled August 15, 2026 |
Median list price | $499,000 | Southwest Florida MLS Matrix, Development 11657, pulled August 15, 2026 |
Average price per sq ft | $252.98 | Southwest Florida MLS Matrix, Development 11657, pulled August 15, 2026 |
Average days on market | 114 days | Southwest Florida MLS Matrix, Development 11657, pulled August 15, 2026 |
Active listings show what sellers are asking. Closed sales show what buyers actually paid. Both are below, pulled the same day from the same source.
Metric | Value | Source |
|---|---|---|
Closed sales, trailing 12 months | 27 | Southwest Florida MLS Matrix, Development 11657, pulled August 15, 2026 |
Median sale price | $522,000 | Southwest Florida MLS Matrix, Development 11657, pulled August 15, 2026 |
Median sale to list price | 98.1% | Southwest Florida MLS Matrix, Development 11657, pulled August 15, 2026 |
Median days on market | 91 days | Southwest Florida MLS Matrix, Development 11657, pulled August 15, 2026 |
Median price per sq ft | $262 | Southwest Florida MLS Matrix, Development 11657, pulled August 15, 2026 |
Closed price range | $345,000 to $775,000 | Southwest Florida MLS Matrix, Development 11657, pulled August 15, 2026 |
Months of supply | 4.9 | Southwest Florida MLS Matrix, Development 11657, pulled August 15, 2026 |
Every figure below is an actual closed sale from the Southwest Florida MLS, grouped by quarter because monthly volume in a community this size runs as low as one sale and a single closing does not describe a market. Closing counts are shown so you can weigh each number yourself.
Quarter | Closings | Median Sale Price | Median $/Sq Ft |
|---|---|---|---|
Q3 2025 | 5 | $540,000 | $273 |
Q4 2025 | 4 | $544,500 | $275 |
Q1 2026 | 7 | $470,000 | $245 |
Q2 2026 | 9 | $545,000 | $257 |
Q3 2026 (partial, through July) | 2 | $415,000 | $241 |
The 114-day average days on market is the number most buyers notice immediately and most agents breeze past without explaining. Here is the honest read:
The Reserve at Estero is an established resale community where the majority of buyers are not time-pressured and the majority of sellers are not distressed. Many homes here are owned free and clear or with modest mortgages by buyers who purchased during the 2006–2013 build-out at prices materially below current market. There is no urgency to cut price to 60 days. Sellers who price correctly and present well will take 60–90 days. Sellers who price to the top of the market may sit 120–150 days before a price reduction. The 114-day average reflects a buyer’s market in the technical sense: buyers have choice and time to negotiate. That is not a community weakness. It is the second piece of good news for buyers after the no-CDD line item, and it is exactly why disciplined pricing and full-program marketing separate the sale that closes from the listing that lingers.
The price-per-square-foot average of $252.98 sits below comparable gated Estero communities with CDD fees and below newer Toll Brothers product in the region. The entire range of active listings, from starter-tier homes in the mid-$300s to premium lake-view 2,400-plus-sq-ft homes approaching the low $800s, exists simultaneously in this community’s inventory.
If you want a current comp analysis for a specific address or floor plan within The Reserve at Estero, call Jesse at (239) 898-6072 or Marc at (239) 287-5873. We will pull the full sales history, active competition, and price-per-square-foot analysis before you make an offer.
Toll Brothers, Inc. is the parent company, one of the largest luxury homebuilders in the United States, publicly traded on the New York Stock Exchange, and builder of over 100,000 homes in more than 20 states over the course of its history. The company celebrated 40 years of homebuilding as of its 2007 community brochure for The Reserve at Estero and has been building in Southwest Florida since the 1990s.
The local development entity for The Reserve at Estero was Toll FL II Limited Partnership, organized with a Bonita Springs address at 28341 South Tamiami Trail, Suite 4. The local sales entity referenced in Lee County records is Naples TBI Realty, LLC. The general contractor license number on the original build is CGC055953, confirmed from the 2007 lifestyle brochure copyright line. Toll Brothers’ community ID for The Reserve at Estero in their internal content-delivery system is 8128.
The Reserve at Estero’s Homeowners Association was incorporated on May 17, 2005 under Florida non-profit corporation Chapter 617 (Florida Division of Corporations entity number N05000005224). The CC&Rs were recorded at the Lee County Clerk’s Office on May 11, 2005 (Instrument No. 6785615, Official Records Book 04704, Pages 2672–2775), a 104-page foundational governance document prepared by Thomas M. Little, Esquire of Foley & Lardner LLP in Tampa.
Construction began approximately in 2006. Sales were active and accelerating through 2010–2011; the 2011 Toll Brothers lifestyle brochure was produced during an active sales period. By June 7, 2013, according to contemporaneous market blog coverage from that date, only “a few large Ambassador home sites remain” within the community. The Gianna quick-delivery model was projected to complete in August 2013 with a starting price of $272,995. The Mataro model was constructed at 9220 Astonia Way in May 2013 per the News-Press archive (UFDC, 08-29-2013). The community reached full build-out by approximately late 2013 or early 2014.
That is a seven-to-eight-year build-out by one of America’s most disciplined homebuilders, on a 155-acre site with 22 acres of lakes, under the RPD (Residential Planned Development) zoning designation. The community is platted at Lee County Plat Book 82, Pages 51–57 (also referenced in some planning documents under the “Villages of Bernwood” plat designation).
In Toll Brothers communities, the original developer (the “Declarant”) holds enhanced Class B voting rights (10 votes per lot versus 1 vote per lot for homeowners) during the early years of the community’s life. The Class B Control Period for The Reserve at Estero ended when 90% of total units had received Certificates of Occupancy and been conveyed to persons other than builders. With the community fully built out by 2013–2014, the transition to full homeowner governance followed.
Today, the board of directors is comprised entirely of residents, as reflected in the 2026 Annual Report filed with the Florida Division of Corporations on April 7, 2026:
Role | Director |
|---|---|
President | Joey Cope |
Vice President | Pierre Tremblay |
Secretary | Lourdes Sabi |
Treasurer | Louis Apicella |
Director | Richard Brooke |
Director | Jay Darkey |
Director | Kylie Bohn |
Source: Florida Division of Corporations, entity N05000005224, Annual Report 2026 filing.
The HOA’s own materials state 485 single-family homes. Other tracking sites report 492 or 494. The discrepancy likely reflects differences in whether amenity lots, the gatehouse parcel, or model-home parcels are included in the count. 485 is the most authoritative figure, it comes from the HOA’s own materials. Use it as the primary number; note the discrepancy range in any formal research context.
The community sits on approximately 155 acres, with 22 of those acres being lakes, a ratio that gives almost every street in the community a water view or a lake-adjacent lot within eyeshot. According to the Toll Brothers lifestyle brochure, the community pool heating system was originally designed around a natural gas system and subsequently converted to a geothermal heat pump system that extracts heat from the community’s lake water, a detail that reflects Toll Brothers’ sustainability investment in this project.
Eight of nine confirmed floor plan names are documented across MLS listing history and community records. A ninth plan exists but has not been identified by name from available primary sources.
Model Name | Known Details |
|---|---|
Brevia | Approximately 2,000 sq ft; frequently cited in MLS listing descriptions as a “sought-after model” |
Carmona | 2-story configuration; open floor plan; cited in MLS descriptions |
San Remo | 3 bedrooms / 2 bathrooms; approximately 1,982 sq ft per MLS citation |
Massiano | Cited in MLS listing descriptions; exact specs unconfirmed from primary source |
Dolce | Cited in MLS listing descriptions; exact specs unconfirmed from primary source |
San Rio | Cited in MLS listing descriptions; exact specs unconfirmed from primary source |
Gianna | Base price $272,995 in June 2013 (new construction); quick-delivery model completed August 2013; smaller end of the range |
Mataro | Constructed May 2013 at 9220 Astonia Way per News-Press archive; specs unconfirmed from primary source |
Ninth plan | Name unconfirmed; verify with Alliant Property Management or via Lee County MLS history |
The configurations generally run 2–4 bedrooms, 2–2.5 bathrooms, 2-car garage, consistent with a Toll Brothers single-family product in the mid-tier segment.
The 22 acres of lakes spread throughout the community create a meaningful tier structure in the resale market. Lake-view lots command a premium, typically $20,000–$60,000 or more over comparable non-lake-view homes depending on the depth and quality of the view. Preserve-edge lots offer a different kind of natural buffer: quiet, no back neighbors, and wildlife views without the reflective light of the lake. Interior lots (neither lake nor preserve) typically represent the entry point of the market and offer the most competitive price per square foot. When evaluating any specific listing inside The Reserve at Estero, the lot orientation matters as much as the floor plan, and pricing those premiums correctly is exactly where our valuation experience earns its keep.
The Reserve at Estero’s amenity center is the social core of the community and a primary reason the HOA fee earns its keep. The confirmed amenity list, sourced from the official HOA materials and verified against multiple secondary sources, includes:
The Reserve at Estero has historically had a partnership with Estero Country Club offering optional golf memberships to Reserve residents. Golf is not included in the HOA fee; you do not pay for it unless you want it. This is a meaningful structural difference from communities where golf fees are bundled into mandatory dues regardless of usage. Contact Estero Country Club directly for current membership pricing and availability; the partnership terms are subject to change.
The HOA has negotiated a bulk cable and internet service for the community. Whether this is included in the quarterly HOA fee or separately billed is unconfirmed at this time; verify with Alliant Property Management at (239) 454-1101. The HOA references a dedicated bulk-service information page accessible via resident portal login.
The community maintains an activities calendar accessible through the HOA portal. Resident clubs include organized card games, billiards, arts and crafts, and more. The HOA portal includes an online calendar, an RSVP/event system, and a community news section. For a snapshot of current programming, contact Alliant Property Management.
Approximately $933 per quarter (roughly $311/month, or $3,732/year). This figure is consistent with multiple secondary sources. Unconfirmed as the current 2025/2026 official rate; verify with Alliant Property Management at (239) 454-1101 or via an estoppel request before any offer. The HOA references a fee update posted in the member-only payment portal.
One MLS data source has cited a quarterly figure of $1,526; this may reflect a different period, a combined special-assessment figure, or a data-entry error. Do not rely on this higher figure without verification.
Assessment cadence: Quarterly, due in advance. Payments are considered delinquent 15 days after the due date (per Amendment 5 to the CC&Rs, INSTR # 2019000151394). The community’s payment portal is accessible through the HOA member site.
Line Item | Included? |
|---|---|
24-hour staffed gatehouse | Confirmed |
All exterior lawn and landscape maintenance | Confirmed |
Irrigation system operation and maintenance | Confirmed |
Clubhouse access (fitness, pool, spa, tennis, pickleball, courts, etc.) | Confirmed |
Pest control (quarterly) | Per resident sources; verify with Alliant |
Semi-annual HVAC maintenance | Per resident sources; verify with Alliant |
Bulk cable/internet service | Per some descriptions; verify with Alliant |
Reserve fund contributions | Standard for HOAs governed under Florida Chapter 617/720 |
Golf membership | NOT included: optional via Estero Country Club |
The Reserve at Estero has no Community Development District (CDD). Research confirmed: an EMMA/MSRB municipal-bond database search returned no CDD bonds for The Reserve at Estero; the CC&Rs and Articles of Incorporation make no reference to a CDD; and the SFWMD Permit 36-02708-S referenced in the Articles is a stormwater-management permit, not a CDD instrument.
The practical effect: buyers in The Reserve at Estero do not have a CDD assessment line item on their property-tax bill. In comparable Estero and Bonita Springs communities that do carry CDDs, this additional annual obligation typically runs $800–$2,500-plus per year until the CDD bond is retired, which can take 20–30 years from original issue. The absence of that obligation is a meaningful cost advantage for The Reserve at Estero buyers, and it appears consistently in listing-agent marketing language as a top-line selling point.
Verification of no-CDD status can be confirmed via the Florida Auditor General’s special-district registry or the Florida Department of Commerce.
Fee | Amount | Notes |
|---|---|---|
Resale/transfer fee | Approximately $2,500 | Due at closing; per CC&Rs Article VIII, Section 12 as added by Amendment 3 (2015). Verify with Alliant Property Management. |
Application/processing fee | Approximately $150 + $25 | $150 non-refundable application fee + $25 online processing fee. Verify with Alliant Property Management. |
Some sources cite a rental application fee of $60 per adult; this discrepancy may reflect a rule update. Buyers should confirm the current fee structure with Alliant Property Management at (239) 454-1101.
Under Amendment 6 to the CC&Rs (INSTR # 2020000087221, recorded 04/09/2020), the HOA has the right to recover actual compliance costs plus a 15% administration charge plus attorney’s fees when bringing a unit into compliance. This is a standard HOA enforcement mechanism, relevant for buyers who want to understand the consequences of CC&R violations (landscaping, exterior modifications without ARC approval, etc.).
Special assessments are possible under Florida HOA law and the CC&Rs. The Sunbiz record shows a REINSTATEMENT event on 10/05/2022, seven days after Hurricane Ian. The extent of any storm-related special assessments during 2022–2023 is unconfirmed; verify via board-meeting minutes (member login required) or direct inquiry to Alliant.
Alliant Property Management, LLC - Community Office: 9350 La Bianco St., Estero, Florida 33967 - Phone: (239) 454-1101 - Office Hours: Monday–Friday, 9:00 AM – 4:30 PM (closed 12:00–1:00 PM) - Estoppel/Realtor Services: available through the management company’s realtor portal - Buyer Application Portal: available through the management company
The Reserve at Estero Homeowners Association, Inc. (Sunbiz entity N05000005224, incorporated 05/17/2005) is governed by a full suite of recorded instruments on file at the Lee County Clerk’s Official Records:
Document | Recording Reference |
|---|---|
CC&Rs (original, 104 pages) | INSTR # 6785615, OR BK 04704 PG 2672–2775, recorded 05/11/2005 |
Articles of Incorporation | Filed 05/17/2005 |
Bylaws | Amended and filed 2014 |
Amendment 1 | INSTR # 2011000170616, recorded 07/29/2011: common area dedication |
Amendment 2 | INSTR # 2014000148684, recorded 07/17/2014: voting rights |
Amendment 3 | INSTR # 2015000079683, recorded 04/17/2015: use restrictions, resale capital assessment |
Amendment 4 | INSTR # 2017000073664, recorded 04/05/2017: landscaping and trees |
Amendment 5 | INSTR # 2019000151394, recorded 06/26/2019: delinquency and grace period |
Amendment 6 | INSTR # 2020000087221, recorded 04/09/2020: compliance cost recovery |
Amendment 7 | Recorded 06/15/2023: content unconfirmed. Retrieve full text via the Lee County Clerk Official Records search. |
Source: Lee County Clerk of Courts official records; HOA governing-documents materials.
Residential use only: No commercial use of a unit inconsistent with applicable zoning unless approved in writing by the Board.
Pets: Maximum 2 commonly accepted household pets (dogs or cats) per unit. Reasonable numbers of tropical fish or caged birds are also permitted. All pets must be leashed outdoors. Owners must clean up in Common Areas. Commercial pet activities (boarding, breeding, grooming, training for hire) are prohibited. Pets may not be left unattended or leashed in yards, garages, porches, or lanais. The Board may require removal of a pet that becomes an unreasonable annoyance.
Signs: No signs, advertisements, or notices of any type may be displayed on any unit or in any window without prior written Board approval for size, shape, content, and location. One approved HOA “For Sale” sign per listed property; one “Open House” sign outside the front gates (placed by the HOA); no individual realtor signs at the community entrance; no directional signs. An Open House Agreement Form must be submitted to the property manager at least 48 hours prior, no later than Thursday at 1:00 PM.
Vehicles and trailers: Recreational vehicles, boats, watercraft, motorcycles, boat trailers, golf carts, mobile homes, trailers, motor homes, vans over 14 feet in length, trucks over 3/4 ton, ATVs, commercial vehicles, campers, motorized go-carts, motorized skateboards, scooters, and other similar devices may only be stored outside or on a unit for a maximum of 8 hours, but not overnight, unless fully garaged. No boats may be operated on any lakes within the community.
Garages: Garage doors must be kept closed when not in use. Garages cannot be converted to living space, offices, or workshops.
Window treatments: Window coverings visible from public view must be white or off-white.
Fences and walls: No fences, screens, invisible pet fences, or walls may be erected without compliance with Architectural Standards and prior Committee approval. No clotheslines.
Landscaping: The Association maintains exterior landscaping (confirmed by Amendment 4, 2017). Owners may not alter exterior landscaping without Committee approval. Trees and plantings may not be changed without Committee approval.
Satellite dishes: Each owner may maintain a satellite dish provided it complies with ARC Committee location guidelines.
Leases: Minimum lease term of one month (Section 23). The owner must submit a fully executed lease to the Board for approval. The tenant must acknowledge and accept the terms of the Declaration. The Association may collect outstanding assessments from tenants if the owner fails to pay.
No subdividing: No unit may be further subdivided without Board written consent.
Conservation areas: No person may alter Conservation Areas.
Soliciting: No soliciting allowed within the Community.
The ARC reviews all proposed exterior modifications before work begins. Meeting schedule: first and third Tuesday of every month at 5:00 PM. Applications are submitted through the HOA member portal (member login required).
Items requiring ARC approval include: any fence, screen, or wall; satellite-dish placement; exterior lighting changes; outdoor recreational-equipment installation; any landscaping changes by the owner; and trees and plantings changes.
The specific ARC Architectural Standards document (governing permitted fence styles, exterior colors, permitted structures, etc.) is accessible to residents through the member-only section of the HOA site. Not publicly accessible; request from Alliant Property Management if needed for pre-offer due diligence.
The CC&Rs (Article XII, Section 23, as amended by Amendment 3, INSTR # 2015000079683) establish a minimum lease term of one month. No leasing for less than one month without prior written Board approval.
The one-month minimum lease effectively prohibits nightly, weekend, and weekly short-term rentals; those booking types are below the minimum-term threshold. This community is not a short-term rental investment play. If short-term rental income is a primary objective, buyers should look elsewhere.
Observed rental-market activity confirms the monthly-minimum reality. Seasonal rentals in The Reserve at Estero have been listed at approximately $8,500/month for January–April peak season and $4,600/month for annual leases, all monthly-rate leases, consistent with the CC&R minimum. Verify current rental rates with Alliant Property Management or McGreevy and Comisar before relying on them.
If you are buying The Reserve at Estero as a long-term rental investment, the rental math works as a long-stay, seasonal-lease, or annual-lease play. A 3–6 month snowbird lease at $6,000–$8,500/month peak season is realistic for a well-presented 3/2 home. Annual leases at $3,800–$5,000/month are in range for the community’s size tier. Short-term vacation income is not available. This community is better suited to a buyer who wants a primary residence or seasonal base than to a buyer whose financial model depends on short-term rental yield.
The CC&Rs (Article XII, Section 5) permit a maximum of 2 commonly accepted household pets per unit. Dogs and cats are the explicitly named categories. Reasonable numbers of tropical fish or caged birds are also permitted.
Key rules:
Breed/size restrictions: The CC&Rs do not specify breed restrictions or weight limits beyond the “commonly accepted household pets” language. Unconfirmed whether the Board has adopted additional breed or weight restrictions through Rules & Regulations; verify with Alliant Property Management before purchasing if this is relevant to your household.
If the Board has determined that a pet has become an unreasonable annoyance to the community, or if the owner fails to comply with the pet rules, the Board may require the pet’s removal. This is standard HOA enforcement language and is generally invoked only after repeated violations.
The Reserve at Estero is in FEMA Flood Zone X (unshaded), the lowest-risk FEMA flood designation.
Zone X unshaded indicates areas above the 500-year flood elevation. There is no mandatory flood-insurance purchase requirement for federally backed mortgages on Zone X properties. This is confirmed by a property-level record for 19610 Tesoro Way, Estero, FL 33967 (inside the community), which specifically notes the property is in Zone X. Multiple MLS listing descriptions for Reserve at Estero homes use “NO flood zone” or “Flood Zone X (flood insurance not required)” as an explicit marketing point, particularly meaningful in the post-Ian Southwest Florida market where flood-insurance cost and availability are primary buyer concerns.
A FEMA Physical Map Revision effective December 7, 2018 for the Mullock Creek Basin area (which covers much of inland Estero) removed approximately 1,880 structures from Special Flood Hazard Areas. Properties in The Reserve at Estero on well-drained lots above base flood elevation are squarely in Zone X.
To verify the specific FEMA flood zone for any address inside The Reserve at Estero: - FEMA Flood Map Service Center: msc.fema.gov, enter the address - Village of Estero interactive lookup: esterofl.withforerunner.com - Lee County GIS flood-zone map - Lee County contacts: (239) 533-8585 or [email protected]
Both the Village of Estero and unincorporated Lee County participate in FEMA’s National Flood Insurance Program (NFIP) Community Rating System (CRS), which awards premium discounts to policyholders in communities that exceed minimum floodplain-management standards.
The Reserve at Estero is within the incorporated Village of Estero:
For The Reserve at Estero, the practical effect is: if you voluntarily purchase NFIP flood insurance on your Zone X home (not required, but occasionally chosen for peace of mind), you receive a 20% discount from the standard NFIP rate as a Village of Estero policyholder. Zone X NFIP rates typically run $400–$700/year for $250,000 in building coverage under Risk Rating 2.0.
Fort Myers Beach lost its CRS rating entirely post-Ian. Neither Estero nor unincorporated Lee County has lost theirs, a meaningful structural advantage for Reserve at Estero homeowners compared to coastal communities.
Hurricane Ian made landfall near Cayo Costa (Lee County) on September 28, 2022 as a Category 4 storm with sustained winds of 155 mph and storm surge reaching 13–18 feet in coastal areas, the highest storm surge documented in Southwest Florida in 150 years.
The Reserve at Estero is not in a storm-surge zone. The community sits east of US-41, approximately 5–10 miles inland from the Gulf shoreline. The catastrophic flooding and surge destruction from Ian was concentrated on barrier islands (Estero Island/Fort Myers Beach, Sanibel, Captiva, Pine Island) and in low-lying coastal areas within 2–5 miles of the Gulf. Inland Estero communities, including The Reserve at Estero, did not experience storm surge.
What did happen at The Reserve at Estero: No community-specific catastrophic damage reports were located in regional media archives. The absence of specific coverage is itself informative: communities with catastrophic damage generated extensive news cycles, while inland communities with wind-only damage typically did not.
County-wide context: Lee County saw roofing permits surge from approximately 1,500/month pre-Ian to 8,472 in November 2022, 9,355 in December 2022, and a peak of 10,326 in January 2023, totaling 61,122 permits between October 2022 and May 2023. This county-wide surge reflects tile-roof repairs, screen-enclosure damage, and lanai repairs across all inland Lee County communities, including Estero. It is reasonable to expect that some Reserve at Estero homes had wind-related roof or lanai damage consistent with the county-wide experience; no extraordinary community-level event was documented.
Toll Brothers CBS construction (concrete-block exterior, if confirmed) and post-2001 Florida Building Code compliance provide strong baseline wind resistance. Hip roofs, reinforced roof-to-wall connections, and the hurricane strapping required by Code post-2001 give these homes meaningfully better wind performance than older construction.
For any specific home you are considering: request the Lee County building-permit history via the Lee County Accela portal to see whether any post-Ian roofing, AC, or repair permits were pulled. We do this as standard due diligence on every inland Lee County showing.
Florida’s homeowners-insurance market has stabilized in 2025 after several years of post-Ian volatility. Multiple private carriers have re-entered or expanded in Lee County. Citizens Insurance has been actively reducing its policy count as private carriers absorb policies.
Lee County average homeowners-insurance premium (all property types): approximately $3,631/year as of March 2025 per Florida OIR 2025 stability data (year-over-year change: +3.33%).
Estimated range for a $600,000–$800,000 home in The Reserve at Estero (Zone X, inland, CBS construction, hip roof, Toll Brothers 2006–2013 build):
Coverage Tier / Wind-Mitigation Profile | Estimated Annual Premium |
|---|---|
Standard HO-3, no wind-mitigation report | $4,000–$5,500/year |
With wind-mitigation report (hip roof + CBS + hurricane clips) | $3,000–$4,500/year |
Full profile (hip roof + CBS + impact windows + WRP) | $2,700–$3,800/year |
Flood (NFIP, Zone X, voluntary, $250K coverage) | $400–$700/year (additional, optional) |
Carriers writing in Lee County / Estero (2024–2026): State Farm, Universal Property & Casualty, Frontline Insurance, Citizens Property Insurance Corporation, Slide Insurance, Florida Peninsula Insurance, Heritage Property & Casualty, and Chubb (higher-value tier).
Wind-mitigation credits: Florida Statute 627.0629 requires all carriers to apply credits for verified wind-mitigation features. A licensed inspection using form OIR-B1-1802 can document hip roof, CBS construction, hurricane straps/clips, and impact windows, qualifying for a 20–30% total premium reduction in many cases.
My Safe Florida Home program: State grants are available to fund hurricane-resistance improvements, with funding appropriated in the 2025–2026 state budget. See mysafeflhome.com.
Note on wind-mitigation form update: Florida OIR updated the wind-mitigation inspection form as of April 1, 2026 (first major revision in over a decade). If you are purchasing a home with a wind-mitigation report on file, confirm whether it was obtained before or after April 1, 2026; some carriers are requiring the new form for policies written or renewed after that date.
The Reserve at Estero sits in the Lee County School District, Florida’s ninth-largest district. The district participates in a School Choice program giving families options beyond default zone assignments.
Confirm assignments via the Lee County Schools school-finder for any specific address before relying on them; boundaries are subject to change.
Attribute | Detail |
|---|---|
Address | 19600 Cypress View Drive, Fort Myers, FL 33967 |
Grades | PK–5 |
Enrollment | ~927 students |
GreatSchools Rating | 8 / 10 |
SchoolDigger Rank | Top 20% of Florida elementary schools (ranked approximately 381 of 2,258 FL elementary schools) |
3rd Grade ELA Proficiency | 77% (vs. 48% district / 57% state average) |
3rd Grade Math Proficiency | 90% (vs. 56% district / 63% state average) |
Notable Programs | Gifted & Talented; designated “Nation’s First Core Knowledge School” |
Official Website | oak.leeschools.net |
Three Oaks Elementary is in the top 20% of all Florida elementary schools and consistently outperforms both district and state averages on proficiency tests by significant margins. For buyers with elementary-age children, this is the most compelling data point in the schools section.
Attribute | Detail |
|---|---|
Address | 18500 Three Oaks Parkway, Fort Myers, FL 33967 |
Grades | 6–8 |
Enrollment | ~1,100 students |
Student-Teacher Ratio | 23:1 |
GreatSchools Rating | 7 / 10 |
SchoolDigger Rank | 5th among 17 ranked Lee County middle schools; outperforms 70.3% of FL middle schools |
Math Proficiency | 75% (FL state average: 52%) |
Reading Proficiency | 62% (FL state average: 52%) |
Notable Programs | Gifted & Talented, Cambridge International Curriculum, AVID |
Official Website | okm.leeschools.net |
Three Oaks Middle is one of the strongest middle schools in Lee County. The Cambridge International and AVID programs give college-bound students meaningful academic preparation well before high school. The 5th-place ranking among Lee County middle schools is a meaningful credential in a large district.
Attribute | Detail |
|---|---|
Address | 21900 River Ranch Road, Estero, FL 33928 |
Grades | 9–12 |
Enrollment | ~1,358 students |
Student-Teacher Ratio | 26:1 |
GreatSchools Rating | 3 / 10 |
Niche Grade | B |
SchoolDigger | 2 stars of 5 |
Statewide Rank | 437 of 844 FL high schools in 2024–2025 (was 181 of 734 at its 2018–2019 peak) |
Math Proficiency (2024–25) | 41% (vs. 49% district / 60% state) |
Reading Proficiency | 52% |
Algebra 1 Proficiency | 22% (vs. 49% district / 60% state) |
Graduation Rate | 93% |
Average SAT | 1,140 |
Average ACT | 24 |
Notable Programs | Cambridge International, AP courses, 24 varsity sports |
Florida DOE Letter Grade | “A” in 2019 (Village of Estero announcement confirmed); current grade unconfirmed; verify at fldoe.org |
Official Website | est.leeschools.net |
The honest picture on Estero High School: Niche’s B rating reflects parental satisfaction, community reputation, extracurricular breadth, and sports-program quality, categories where the school genuinely performs well. The GreatSchools 3/10 rating reflects standardized test scores, where performance has declined from the school’s 2018–2019 peak. Families with high-school-age students who prioritize academic performance may want to explore the School Choice program and the private-school options listed below. The 93% graduation rate and 24-sport athletics program are genuine strengths.
School | Location | Grades | Niche Grade | Approx. Distance | Key Stat |
|---|---|---|---|---|---|
Canterbury School | 8141 College Pkwy, Fort Myers | Pre-K3–12 | A+ | ~10–15 miles north | SAT avg 1,310; ACT 29 |
Community School of Naples | 13275 Livingston Rd, Naples | PreK–12 | — | ~15–20 miles south | 77 acres; 9:1 ratio; 26 AP courses; 100% college acceptance |
Bonita Springs Charter | 25380 Bernwood Dr, Bonita Springs | K–8 | B | ~5–8 miles | Free public charter; Cambridge/STEM; 65% math proficiency |
Educational Pathways Academy | Estero location (address unconfirmed) | 1–12 | — | Local | Dyslexia/language-learning specialist; 3:1 ratio |
Florida Gulf Coast University is located at 10501 FGCU Blvd South, Fort Myers, FL 33965, approximately 3–5 miles from The Reserve at Estero via Three Oaks Parkway and Ben Hill Griffin Parkway. FGCU’s 15,000-plus student enrollment, diverse continuing-education programs, arts and culture events, and medical and wellness partnerships make it a genuine community asset even for buyers without direct university connections. The FGCU campus is adjacent to Miromar Outlets, Hertz Arena (home of the Florida Everblades), and the I-75 / Corkscrew Road interchange.
The Corkscrew Road / Three Oaks Parkway corridor is one of the most actively developing commercial and residential corridors in all of Southwest Florida in 2025–2026. Buyers should have a clear picture of what is underway before settling in.
This is the single most immediately relevant project for Reserve at Estero residents.
Phase 1 (Ben Hill Griffin Parkway to Bella Terra Boulevard): Widened to 6 lanes. Cost: approximately $27 million. Contractor: Bergeron Land Development, Inc. Status as of 2026: Phase 1 is in final configuration; motorists may encounter isolated flagging operations and periodic lane closures for punch-list work. Essentially complete.
Phase 2 (Bella Terra Boulevard to Alico Road): Scope is 4 lanes with on-road bike lanes, a 10-foot shared-use path on the south side, a 6-foot sidewalk on the north side, street lighting, and a new traffic signal at Alico Road. Cost: approximately $27 million (same contractor). Construction started early 2024. As of February 2026, crews are actively installing drainage and performing earthwork; Wayside Lane was temporarily closed for reconstruction; intermittent daytime flagging operations are ongoing.
Completion estimate: End of 2026, delayed from the original spring 2026 target due to Lee County Utilities additional work and FPL/Lumen power-line relocations.
What this means for Reserve at Estero buyers: In the short term (through end of 2026), expect some construction noise and traffic-pattern changes on Corkscrew Road. When Phase 2 is complete, the corridor improves significantly: four lanes from Bella Terra to Alico Road means materially better east-west connectivity, reduced congestion at the Alico Road intersection, and a dedicated bike lane and multi-use path along the most-traveled route adjacent to the community.
Location: South side of Corkscrew Road, between Three Oaks Parkway and I-75, directly adjacent to The Reserve at Estero’s general neighborhood.
Components: 60,000 sq ft of retail/commercial space plus 306 luxury apartment residences.
Status: Vertical construction underway as of 2025. Developer: Stock Development.
When complete, Estero Crossing will add commercial retail, dining, and services directly adjacent to the community, walkable or a very short drive from the Reserve’s gate. The 306 apartment units will add density to the immediate area.
Location: Corner of Corkscrew Road and Sandy Lane, Estero.
Type: 154 townhomes (reduced from 171 after community feedback).
Status: Construction expected to begin 2025–2026.
This is Toll Brothers returning to the Corkscrew Road corridor, now building townhomes rather than single-family. This is relevant context for Reserve at Estero owners: the same builder that built your community is now adding an adjacent product at a lower price point. This is a sign of continued corridor confidence from Toll Brothers, not a dilutive competition signal.
Location: West side of Via Coconut Point, south of Corkscrew Road.
Type: 330 luxury multifamily units plus 38,000 sq ft commercial/retail.
Status: Ground broke.
Location: Corner of Coconut Road and Three Oaks Parkway (Brooks Town Center area).
Type: 154-unit multifamily.
Status: Under construction.
Gulfshore Business reported in November 2025 that Estero is seeing continued record-level permit activity. The Corkscrew/Three Oaks corridor is attracting density, residential, retail, and mixed-use, because it is one of the best-positioned inland corridors in Lee County: west of I-75, adjacent to FGCU, near RSW Airport, and between Naples and Fort Myers.
For Reserve at Estero buyers, the honest framing is: growth brings services and convenience closer, but also brings construction noise and traffic during build-out. The community’s gate provides a meaningful buffer from that activity. The long-term trajectory, a more service-rich, walkable corridor immediately adjacent to a well-established gated neighborhood, is favorable for resale values. The 18–24 months of construction activity on Corkscrew Phase 2 and adjacent development sites is the short-term cost of that long-term gain.
Trash contractor: Waste Pro ((239) 337-0800) provides Lee County residential curbside collection for ZIP 33967.
Service: Once weekly. All three streams, garbage, recycling, and yard waste, are collected on the same single weekly collection day. Bulk/large-item pickup is available through a separate scheduling process with Waste Pro.
The specific weekly collection day for streets inside The Reserve at Estero requires a direct Waste Pro address lookup; contact Waste Pro at (239) 337-0800 with your specific address or use the Lee County Solid Waste contractor lookup.
Destination | Address | Est. Driving Distance |
|---|---|---|
Miromar Outlets | 10801 Corkscrew Road, Estero FL 33928 | ~0.8 miles |
FGCU (Florida Gulf Coast University) | 10501 FGCU Blvd S, Fort Myers FL 33965 | ~2.5–3 miles |
Estero Community Park | 9200 Corkscrew Palms Blvd, Estero FL 33928 | ~1–2 miles |
Publix at Coconut Point | 23241 Via Villagio, Estero FL 33928 | ~3–4 miles |
Coconut Point Mall | 23106 Fashion Dr, Estero FL 33928 | ~3.5–4 miles |
Gulf Coast Medical Center | 13681 Doctor’s Way, Fort Myers FL 33912 | ~5–6 miles |
RSW International Airport | 11000 Terminal Access Road, Fort Myers FL 33913 | ~7–8 miles |
Bonita Beach (Gulf Coast) | Bonita Beach Road, Bonita Springs | ~15–20 min drive |
All distances are approximate driving estimates from the community centroid at Three Oaks Pkwy / Corkscrew Road. Verify specific addresses for precision.
TECO Gas serves The Reserve at Estero, confirmed across multiple primary sources. This is a premium utility feature in Southwest Florida, where most communities rely on electric-only infrastructure. Gas ranges, gas water heaters, gas dryers, and gas pool heaters are mechanically possible in Reserve homes. Confirm which appliances are actually connected to gas for any specific home at showing.
The HOA has negotiated a bulk cable and internet service agreement for the community. Whether this service is included in the HOA quarterly fee or separately billed to each homeowner is unconfirmed; verify with Alliant before closing. Individual homeowners may also be able to supplement with additional fiber or cable service depending on service-area availability.
Any buyer seriously evaluating The Reserve at Estero should have a clear picture of the nearby alternatives. Here is an honest comparison, and having shown these communities, McGreevy and Comisar can walk you through the real trade-offs.
The profile: Bella Terra is a larger Estero gated community with a broadly family-oriented demographic, an active social calendar, and resort-style amenities including a large pool and water-park features.
Key differences vs. Reserve at Estero: - Bella Terra carries a CDD fee on the tax bill; The Reserve does not; this is a meaningful annual cost differential that buyers often underweight - Bella Terra has a lower price-per-square-foot entry point but a broader price range across its larger footprint - Bella Terra’s amenity footprint (including a dedicated aquatic park) is arguably more expansive for families with children - Both communities offer 24-hour gated access and HOA-managed lawn maintenance
When Bella Terra makes more sense: Buyers with elementary/middle-school-age children who want the most family-oriented social calendar and can accept the CDD.
When Reserve makes more sense: Buyers who want to minimize total cost of ownership (no CDD), who prioritize Toll Brothers construction quality, and who want a slightly more intimate community scale.
The profile: Cascades is a 55+ age-restricted community (legally restricted under HOPA) of 614 homes on 158 acres, off Estero Parkway east of US-41. Built by Levitt & Sons and completed by Medallion Home. HOA fee approximately $1,180–$1,456/quarter with an all-inclusive bundle that includes water, cable, internet, ADT monitoring, and lawn maintenance. No CDD.
Key differences vs. Reserve at Estero: - Age restriction: Cascades requires at least one occupant to be 55+; The Reserve is all-ages - Cascades’s fee bundle is more comprehensive (water, cable, internet, and ADT monitoring included) but the quarterly fee is meaningfully higher - Cascades has a 28,000 sq ft clubhouse with an indoor/outdoor pool, Har-Tru tennis courts, and a Director of Racket Sports, a more comprehensively programmed amenity experience - Both communities are established, fully built-out, no CDD, gated
When Cascades makes more sense: Buyers 55+ who want the most comprehensive all-inclusive HOA bundle and the deepest programmed social life in the Estero 55+ market.
When Reserve makes more sense: Buyers under 55, or buyers over 55 who want all-ages access (grandchildren can live in the home), lower quarterly fees, or Toll Brothers construction.
No community is perfect for every buyer. Here is the honest ledger.
If you are searching for the best Reserve at Estero listing agent, or thinking “I need to sell my Reserve at Estero home” or “I want a listing agent for Estero who actually understands a gated Toll Brothers resort community,” you are in the right place. Selling at The Reserve at Estero is not a generic transaction; it is a resort-community, floor-plan-and-lot sale where the model, the lake-versus-preserve view, the lot position, the interior finish level, and the no-CDD advantage all move the number. McGreevy and Comisar list and sell Southwest Florida homes at every tier, and we bring that machine to every Reserve at Estero seller, whether you are marketing a premium lake-view home, an interior-lot value home, or an updated 4-bedroom Carmona.
Our record on the metrics that matter when you are choosing who lists your home:
A Reserve at Estero home deserves to be marketed properly, and we market it like the Toll Brothers product it is. With over $900 million in personal sales between Jesse and Marc, McGreevy and Comisar do not hand a resort-community home to a junior agent and a phone camera. Every Reserve at Estero listing gets the full program: cinematic listing video, aerial and drone capture of the home, the lake and preserve views, and the community amenities, professional architectural photography that does justice to the interiors and the covered lanai, 3D tours and floor-plan rendering, and placement in front of our qualified buyer database of buyers actively shopping the Estero–Bonita–Naples corridor. For owners who value privacy, we have genuine off-market and discreet “whisper” listing capability, we can quietly market your Reserve at Estero home to vetted buyers without ever putting a public sign at the gate. As Top 1% Real Estate Agents Nationally Since 2008, we sit inside the agent-to-agent network where these buyers actually come from.
Because The Reserve at Estero sells on floor plan, lot position, and view, not on a single flat number, how you price and position a Reserve at Estero listing matters. We do not guess. We price your home off live community comps, the documented lake-view and lot premiums, the recent resale trajectory, and the recorded deeds as they post at the Lee County Clerk. In a patient, buyer-favorable market with a 114-day average days on market, disciplined and defensible pricing is the entire game, and it is what we do.
Curious what your Reserve at Estero home would bring in today’s market? We will prepare a confidential, data-backed valuation that reflects your exact floor plan, lot position, view orientation, square footage, and finish level, not a generic algorithm guess. Request your free Reserve at Estero home valuation and we will walk you through the realistic pricing range, the likely buyer profile, and the marketing plan, with no obligation. Start at mcgreevyandcomisar.com/home-valuation.
When you list The Reserve at Estero with us, you work with Jesse and Marc directly, not a call center. Call or text Jesse at (239) 898-6072. Confidential conversations are always welcome, including quiet, off-market discussions about whether now is the right time to sell. We are Top 1% Real Estate Agents Nationally Since 2008, and we would be glad to earn your listing.
McGreevy and Comisar is a top-reviewed Reserve at Estero and Estero realtor trusted by buyers and sellers across the Estero, Bonita Springs, and Naples corridor, and we have been Top 1% Real Estate Agents Nationally Since 2008. We do not post a number and ask you to trust it; here are real five-star reviews from clients we have represented across Southwest Florida. When you buy or sell a home in The Reserve at Estero, this is the team, Jesse and Marc directly, you work with.
★★★★★ “Jesse was accommodating and very informative … we can always depend on him if ever we have questions at any time, even Sundays. He is the best realtor we ever dealt with.” — Elizabeth P.
★★★★★ “Marc was everything we needed for our house-hunting journey in Southwest Florida. He was incredibly communicative, always quick to respond, keeping us updated every step of the way, and truly listening to our needs and preferences.” — Laura M.
★★★★★ “Marc’s attention to detail and deep understanding of the Southwest Florida market gave us so much confidence.” — Katie W.
★★★★★ “Their professionalism, communication, and dedication to their clients truly stand out. They have a deep caring and true concern for all their client needs.” — Francisco B.
Read more five-star reviews on Google →
Thinking of selling or buying in The Reserve at Estero? Talk to Jesse direct at (239) 898-6072. Text or call.
Buying or selling at The Reserve at Estero requires an agent who knows the difference between a premium lake-view lot and an interior lot, who understands the Toll Brothers floor plans and which models command a resale premium, who has read the CC&Rs and knows the one-month minimum lease and the ARC rules cold, who understands exactly what the HOA fee bundle covers and how the no-CDD advantage changes a buyer’s carrying-cost math, who knows the community sits in FEMA Zone X and what that means for insurance, who can confirm school zoning by address, and who can pull the Lee County recorded deed and resale-comp history on any street in the community. That is a different level of knowledge than a national-brokerage agent who has shown one home in Estero.
McGreevy and Comisar have been the most active and most recognized real estate team in Southwest Florida for over 15 years. Our record on the metrics that matter:
When you call us on The Reserve at Estero, you are getting agents who know the Toll Brothers floor plans, who understand the HOA bundle and the no-CDD advantage, who can pull the FEMA Zone X and resale-comp math on any specific home, and who will tell you honestly whether a specific lake-view premium is worth it before you write a check.
Jesse McGreevy: (239) 898-6072 · [email protected] Marc Comisar: (239) 287-5873 Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135
The Reserve at Estero is a gated, all-ages, master-planned community of approximately 485 single-family homes built by Toll Brothers between 2006 and 2013 in Estero, FL 33967. The community spans 155 acres with 22 acres of lakes off Corkscrew Road and Three Oaks Parkway, features resort-style amenities, and carries no CDD tax.
The Reserve at Estero was built by Toll Brothers, one of the nation’s largest homebuilders, over an approximately 2006–2013 build-out. The local sales entity referenced in Lee County records is Naples TBI Realty, LLC, and the general-contractor license number on the original build is CGC055953.
No. The Reserve at Estero is an all-ages community with no age restrictions. Families with school-age children, working-age couples, retirees, and seasonal residents all live here. The median resident age skews older, but that is a reflection of who gravitates to the community, not a legal requirement.
HOA fees are approximately $933 per quarter (roughly $311/month), subject to change; verify the current amount with Alliant Property Management at (239) 454-1101 or via an estoppel request. Fees are reported to cover the 24-hour staffed gate, all exterior lawn and landscape maintenance, irrigation, clubhouse and amenity access, and reserves. There is no CDD tax.
No. Research confirmed there is no Community Development District: a municipal-bond database search returned no CDD bonds, and the CC&Rs and Articles of Incorporation make no reference to a CDD. That means no CDD assessment line item on your property-tax bill, a meaningful cost advantage over comparable communities that do carry one. Buyers should still confirm independently before an offer.
The Reserve at Estero is designated FEMA Flood Zone X (unshaded), the lowest-risk designation. Flood insurance is not required by mortgage lenders for Zone X properties. The community is inland, east of US-41, and experienced no storm surge during Hurricane Ian in 2022. Always verify the specific flood zone for any individual address through the FEMA Flood Map Service Center at msc.fema.gov.
No storm surge reached The Reserve at Estero. The community sits approximately 5–10 miles inland from the Gulf, outside the storm-surge zone that devastated the barrier islands and low-lying coastal areas. Like most inland Lee County communities, some homes likely had wind-related roof or lanai damage consistent with the county-wide experience, but no catastrophic community-level event was documented. Request the Lee County permit history for any specific home to see post-Ian repairs.
Amenities include a resort-style heated pool, a kiddie pool, a spa/hot tub, a fitness center, an aerobics studio, tennis courts, pickleball and basketball courts, a billiards room, a library, an arts and crafts studio, a business center, a conference room, a playground, and walking/biking paths around 22 acres of lakes. The community is staffed by a 24-hour gatehouse.
No. Golf is not bundled into the HOA fee. The community has historically had a partnership with Estero Country Club offering optional golf memberships to residents, so you pay for golf only if you want it. Confirm current membership pricing and availability directly with Estero Country Club, as the partnership terms are subject to change.
Home prices range from approximately the mid-$300s to the low $800s, with a median around $499,000 (August 2026). The median list price in August 2026 was about $499,000, with an average price per square foot around $253 and an average of roughly 114 days on market. Verify current figures against live MLS data before making an offer.
Homes generally range from about 1,400 to 2,500-plus square feet, with 2–4 bedrooms, 2–2.5 bathrooms, and 2-car garages. The architectural theme is Mediterranean: stucco exteriors, barrel-tile roofs, arched entries, and covered lanais. Confirmed Toll Brothers floor-plan names include the Brevia, Carmona, San Remo, Gianna, and Mataro, among others.
Eight of nine floor-plan names are documented from MLS and community records: Brevia (approximately 2,000 sq ft), Carmona (2-story, open plan), San Remo (3 bed / 2 bath, approximately 1,982 sq ft), Massiano, Dolce, San Rio, Gianna (base $272,995 in 2013), and Mataro. A ninth plan exists but is unconfirmed by name. Exact specs for several models should be verified via Lee County MLS history or Alliant Property Management.
Lake-view lots front the community’s 22 acres of interconnected lakes and command a resale premium, often $20,000–$60,000 or more over comparable non-lake-view homes, depending on the depth and quality of the view. Preserve-edge lots offer a natural buffer with no back neighbors and wildlife views. Interior lots (neither lake nor preserve) are typically the entry point of the market and offer the most competitive price per square foot.
Yes. TECO Gas serves the community, which is a genuine premium in Southwest Florida where many communities are electric-only. Gas ranges, gas water heaters, gas dryers, and gas pool heaters are mechanically possible in these homes. Confirm which appliances are actually connected to gas for any specific home at showing.
Yes, but the CC&Rs establish a minimum lease term of one month, which effectively prohibits nightly, weekend, and weekly short-term rentals. The rental math works as a long-stay, seasonal-lease, or annual-lease play: seasonal rentals have listed around $8,500/month in peak season and annual leases around $4,600/month. If short-term rental income is your primary objective, this is not the community.
The CC&Rs permit a maximum of two commonly accepted household pets (dogs or cats) per unit, plus reasonable numbers of tropical fish or caged birds. All pets must be leashed outdoors, owners must clean up in common areas, and commercial pet activities are prohibited. The CC&Rs do not specify breed or weight limits, but confirm with Alliant Property Management whether the Board has adopted any additional restrictions through Rules & Regulations.
The Reserve at Estero is zoned for Three Oaks Elementary School (GreatSchools 8/10), Three Oaks Middle School (GreatSchools 7/10), and Estero High School, all in the Lee County School District. Three Oaks Elementary ranks in the top 20% of Florida elementary schools. Confirm current attendance-zone assignments through the Lee County Schools school-finder before relying on them, as boundaries can change.
The community is walkable to Miromar Outlets (about 0.8 miles) and is roughly 2.5–3 miles from FGCU, 3–4 miles from Coconut Point Mall and Publix, 5–6 miles from Gulf Coast Medical Center, and about 7–8 miles from Southwest Florida International Airport (RSW). Bonita Beach is roughly a 15–20 minute drive.
Because the community is inland Zone X with CBS construction and hip roofs, homeowners insurance is generally more favorable than at coastal properties. Estimated annual premiums for a $600,000–$800,000 home run roughly $4,000–$5,500 without a wind-mitigation report and $2,700–$4,500 with one. Flood insurance is optional (not required) and typically $400–$700/year if voluntarily purchased. Order a wind-mitigation inspection to capture available credits.
The combination of Toll Brothers construction, no CDD, FEMA Zone X, a 24-hour gate, and a walkable location near Miromar Outlets and FGCU supports durable resale demand. It is best suited to a primary residence or seasonal base rather than a short-term rental play (the one-month minimum lease rules that out). The patient, buyer-favorable market means well-priced, well-presented homes trade steadily. We are glad to model the specific numbers for any home you are considering.
Sources indicate a resale/transfer fee of approximately $2,500 due at closing (per the CC&Rs as amended) plus an application/processing fee of roughly $150 + $25. These figures should be confirmed with Alliant Property Management at (239) 454-1101 before an offer, as fee schedules change and some sources cite different amounts.
We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and we know this Toll Brothers community at a primary-source level: the floor plans, the lake-versus-preserve lot premiums, the HOA bundle, the no-CDD advantage, the FEMA Zone X insurance picture, and the resale-comp history. We pull the full sales history and price-per-square-foot analysis before you make an offer. Call Marc at (239) 287-5873 or Jesse at (239) 898-6072.
If you own at The Reserve at Estero and are weighing a sale, these are the questions sellers actually ask us. Every answer is specific to The Reserve at Estero and its gated, Toll Brothers, resort-community market. For anything involving a hard figure that varies by home (a current HOA fee, a transfer charge, a recorded comp), we confirm the exact number for your specific home before we list. To talk it through, call or text Jesse direct at (239) 898-6072.
McGreevy and Comisar are the listing team Southwest Florida sellers turn to for The Reserve at Estero, and we have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. Selling a gated Toll Brothers resort home is a positioning, finish, and pricing-comp problem, not a yard-sign problem, and that is exactly the kind of listing we run for a living. You work directly with Jesse and Marc, not a junior agent.
Because Reserve at Estero pricing turns on details a general agent will not see: the specific Toll Brothers floor plan, a true lake view versus a preserve or interior lot, the lot position, the finish and update level, and how the no-CDD advantage and HOA bundle are presented to a buyer. We list these homes with the full program and price them off live community comps and recorded deeds. A generalist who has shown one Estero home cannot replicate that, and mispricing a home in a patient, 114-day-DOM market is expensive.
We are Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012 (Domain Realty Group), with over $2.5 billion in team sales and over $900 million in personal sales between Jesse and Marc. That track record sits squarely in the Estero market The Reserve occupies, and inside the agent-to-agent and buyer network these homes actually sell through. We market every listing with cinematic video, drone, professional photography, and a qualified-buyer database.
Yes. McGreevy and Comisar work the full Estero–Bonita–Naples corridor, including the communities The Reserve competes with: Bella Terra, Cascades, and the broader gated-community market. That cross-community fluency lets us position your Reserve at Estero home against its real competitive set and tell a buyer honestly why the Toll Brothers construction, the no-CDD advantage, and the resort amenities justify the number.
Your value depends on the floor plan, lot position (true lake view, preserve, or interior), lot orientation, square footage, and finish and update level; there is no single per-home number. As a frame, the community’s median sat around $518,000–$525,000 in mid-2026, but a premium lake-view home and an interior-lot value home are different markets. We prepare a confidential valuation tied to your specific home, free and with no obligation; request it or call Jesse at (239) 898-6072.
We price off the strongest available evidence: live and recent Reserve at Estero comps, the documented lake-view and lot premiums, the recent resale trajectory, and recorded deeds as they post at the Lee County Clerk. Because model, lot, view, and update level all move the number, we adjust for those specifics rather than applying a flat per-foot figure. Disciplined, defensible pricing is the whole job, especially in a patient market.
The community average was around $253 per square foot in August 2026, but where a specific home lands depends heavily on its floor plan, lot, view, and condition. A premium lake-view home carries a higher effective per-foot number than an interior-lot home. A tailored valuation, not a community average, determines your realistic list price.
We start with a tailored comparative pricing analysis built on live Reserve at Estero comps, the lake-view and lot premiums, and recorded deeds. That drives the list strategy. A formal appraisal usually comes later, ordered by the buyer’s lender. A rigorous listing analysis from day one matters in a buyer-favorable market where an aspirational price simply sits.
If you bought during the 2006–2013 Toll Brothers build-out, your home has very likely seen substantial appreciation, though the post-Ian market and 2025–2026 inventory increase moderated prices off the early-2025 peak. Whether you are sitting on a gain depends on your basis and current comps. We will model your likely net at several price points so you can decide with real numbers rather than a guess.
We run the full program: cinematic listing video, aerial and drone capture of the home, the lake and preserve views, and the community amenities, professional architectural photography of the interiors and lanai, 3D tours, and targeted placement in front of our qualified buyer database and the agent-to-agent network where Estero buyers originate. As Top 1% Real Estate Agents Nationally Since 2008, we market a Reserve at Estero home as the Toll Brothers resort home it is, not as a generic listing.
Yes. McGreevy and Comisar have genuine off-market and discreet “whisper” listing capability, we can quietly market your Reserve at Estero home to vetted, qualified buyers without a public sign at the gate or a portal listing. Owners choose this for privacy, for tenant or family reasons, or to test the market discreetly. We will lay out the trade-offs between a quiet sale and a full public launch so you can decide.
Always, and as part of how we list. Every Reserve at Estero listing includes professional architectural photography, aerial and drone footage of the home, the lake and preserve views, and the amenity center, plus cinematic listing video and 3D and floor-plan tours. A resort-community home shot on a phone leaves money on the table; presentation is part of how a listing achieves its number.
The Reserve draws Naples-corridor, Northeast, and Midwest seasonal and snowbird buyers, and we market into all of them: through our buyer database, our agent-to-agent network, and digital placement tuned to where these buyers research. The Toll Brothers quality, the no-CDD advantage, the FEMA Zone X position, and the walk-to-Miromar location are discovery hooks we lean on because that is exactly what these buyers are searching for.
A Reserve at Estero home should feel light, well-edited, and turnkey, with the lake or preserve view and the lanai as the hero. We advise on decluttering, light staging, and styling that lets the Mediterranean architecture and the outdoor living speak, and we coordinate professional staging when it lifts the number. For an occupied home, we work around your schedule and privacy.
In this community, cost-effective, high-impact updates usually beat major renovations: fresh neutral paint, updated lighting and fixtures, refreshed landscaping curb appeal, a deep clean of the lanai and pool cage, and addressing any deferred roof or AC items that would flag in inspection. We walk your home before listing and tell you honestly which improvements pay back and which do not; we will not send you spending money that the market will not return.
You will need your recorded deed; the governing documents (Declaration/CC&Rs, bylaws, and the recorded amendments); the current HOA budget and any reserve study; recent assessment and fee statements; your survey or floor plan; and any wind-mitigation and roof documentation. The HOA will issue an estoppel certificate at closing. We help you assemble this package up front so a qualified buyer can move quickly.
An estoppel letter (or certificate) is the document the HOA issues stating exactly what you owe (regular dues, any special assessments, and transfer charges) as of the closing date, so the buyer and title company can reconcile the numbers. Yes, the Association (through Alliant Property Management) will provide one; under Florida law associations may charge a capped fee and must deliver it within the statutory window. We order it on the right timeline so it never delays closing.
Sources indicate a resale/transfer capital assessment of approximately $2,500 due at closing, added by an amendment to the CC&Rs, plus application/processing charges. Because these figures have been reported inconsistently, we confirm the exact current transfer and application fees directly with Alliant Property Management before listing, and we build them into your net sheet so there are no closing-table surprises.
We lean into what the newer product down the road cannot match at the price: an established, fully built-out community with mature landscaping, no CDD tax, a 24-hour staffed gate, resort amenities that already exist (not renderings), TECO natural gas, and Toll Brothers CBS construction with a proven inland Zone X storm record. Against a newer townhome or apartment product on the corridor, the value story for a single-family Toll Brothers home with a private lot and lake view is strong, and we tell it.
You should present them clearly, because they are part of what a buyer is committing to. The quarterly HOA fee and what it covers, the no-CDD advantage, the one-month minimum lease, the ARC rules, and the transfer fee are all material facts a serious buyer will ask about, so we present the structure accurately and have the buyer’s questions answered before they ask. Honest, complete disclosure builds buyer trust and protects the deal.
Yes, and it genuinely helps. FEMA Zone X (no required flood insurance) and the community’s no-storm-surge record in Hurricane Ian are among the strongest selling points in the post-Ian Southwest Florida market, where flood cost and availability are top buyer concerns. We put the Zone X status and the inland position front and center in the marketing, and we encourage buyers to verify the specific address at the FEMA Flood Map Service Center.
The Association operates under Florida Statutes Chapters 617 and 720, and Florida’s reserve and disclosure rules generally support a clean sale by giving buyers transparent budget and reserve information. We make the community’s governance and well-run, resident-controlled structure part of the listing narrative, and we have the buyer’s due-diligence questions answered up front rather than letting them surface as a surprise late in the deal.
Lee County and Village of Estero millage, the buyer’s homestead status, and the assessed value all shape a buyer’s carrying cost, and the absence of a CDD assessment is a concrete advantage we quantify against comparable communities that do carry one. We frame the no-CDD savings, the resort amenities, and the inland Zone X position as what the buyer is getting for the carry. Confirm specific figures with the Lee County Property Appraiser and Tax Collector.
Days-on-market depends on the floor plan, lot, view, price tier, and condition, and the community has run around a 114-day average, so we set expectations from live inventory rather than a stale figure. A correctly priced, professionally marketed home can move well inside that average, while an aspirational price sits, which is exactly why disciplined pricing and full-program marketing matter so much here. We give you a realistic timeline for your specific home.
The community’s roughly 114-day average days on market and August 2026 inventory point to a patient, buyer-favorable market with negotiating room, more balanced than the 2021–2022 seller’s market. Well-priced, move-in-ready homes still draw steady demand. We read it against active and pending Reserve at Estero inventory and tell you honestly where the leverage sits before you list.
Southwest Florida’s selling season is weighted toward the winter and early-spring months, when seasonal and snowbird buyers are in town and actively shopping the Estero corridor, so a listing that is prepped, priced, and photographed to hit the market ahead of season often sees the strongest activity. That said, well-presented homes sell year-round, and inventory dynamics matter as much as the calendar. We time your launch around both your goals and the live market.
Your net depends on your sale price, the commission, closing costs, any payoff, the HOA estoppel and transfer charges, and prorated taxes and HOA dues. Before you list, we prepare a detailed seller net sheet for your Reserve at Estero home so you see the bottom-line number at several price points; no surprises at closing. Call Jesse at (239) 898-6072 and we will build it for your exact home.
Commission is a conversation, not a fixed sticker, and it reflects the full program we bring: cinematic video, drone, professional photography, the qualified-buyer database, off-market capability, and the negotiating experience of the #1 Team in Southwest Florida since 2012. We will walk you through exactly what is included and how it is structured against your net sheet, so the value is transparent before you sign anything.
Yes. We routinely list occupied and remotely-owned homes, coordinating showings around a tenant’s or owner’s schedule, handling marketing and negotiations on your behalf, and using electronic signatures and secure document handling so you can sell from anywhere. For a tenant-occupied home we also confirm the one-month-minimum lease provisions and any rental terms in the governing documents so the sale is structured cleanly.
If your Reserve at Estero home is held as an investment property, a 1031 exchange may let you defer capital-gains tax by rolling into a like-kind replacement property within the IRS timelines, and we coordinate the listing with your qualified intermediary and tax advisor so the exchange is not jeopardized. For a primary residence, the federal capital-gains exclusion may apply instead. We are not tax advisors, so we confirm specifics with your CPA, but we structure the sale to support your strategy.
It depends on your goals. Selling now means competing in a more balanced 2026 market with negotiating room but durable demand for quality Toll Brothers homes with the no-CDD and Zone X advantages; waiting carries its own risks around rates, inventory, and insurance trends. We will model both scenarios against your carrying costs (taxes, insurance, and HOA) and the likely buyer pool, so the timing decision is informed rather than a guess.
Yes. In this community, a true lake view is one of the clearest value drivers, and comparable homes on lake-view lots typically sell for a premium over interior lots, often $20,000–$60,000 or more depending on the depth and quality of the view. Preserve-edge lots carry their own quiet-and-privacy premium. We identify exactly where your lot sits in that hierarchy, pull comparable lake-view and interior-lot sales, and price and market the view as the asset it is rather than leaving that money on the table.
The first step is a confidential conversation and a free, home-specific valuation; no obligation. Call or text Jesse direct at (239) 898-6072 or request your Reserve at Estero home valuation, and we will review your floor plan, lot, view, finish level, and goals, then lay out the pricing range and marketing plan. We are Top 1% Real Estate Agents Nationally Since 2008, and we would be glad to earn your listing.
The following primary-source citations are provided for buyers, sellers, researchers, and agents who want to verify the data on this page. No competing brokerage sites or third-party listing portals are cited.
Each document below links to the issuing authority's official copy, so you can verify it at the source:
The documents listed above (entries 77 to 80 in the References block) link to the issuing authority's own published copy wherever one exists. We keep backup copies on file for our clients, but the links here go straight to the source:
The Reserve at Estero is one of the most solidly built, sensibly priced, and genuinely livable gated communities in the Estero corridor. It is a Toll Brothers resort community, and it is not a shopping decision to make blind. The math on the HOA fee bundle, the transfer fee, insurance, and total carrying cost is real and worth doing carefully before you buy or list. The compensating value, the no-CDD advantage, the FEMA Zone X (no required flood insurance) position with a clean Hurricane Ian record, the resort amenities, the 24-hour gate, the TECO natural gas, the Toll Brothers construction, and the walk-to-Miromar location near FGCU and RSW, is also real.
If you are a buyer who has read this far, you are exactly the buyer we are best positioned to help. We know the Toll Brothers floor plans. We know which lots carry a true lake premium and which are interior-lot value. We have pulled the recorded Lee County deed and resale-comp history. We know exactly what the HOA fee covers and how the no-CDD advantage changes your carrying cost. And we will tell you honestly whether a specific home is the right fit for your situation. If you are a seller, we will price your home with the same rigor and market it with the full program: cinematic video, drone, professional photography, a qualified buyer database, and genuine off-market capability.
Jesse McGreevy: (239) 898-6072 · [email protected] Marc Comisar: (239) 287-5873 Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135
We are McGreevy and Comisar, Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally since 2008, 5 Star Award for Customer Satisfaction for 20 straight years (only 5 out of 21,000+ licensees per Gulfshore Life Magazine), $2.5 billion+ in team sales, $900 Million+ in personal sales (Jesse and Marc combined), Nationally Recognized Top Producing Realtors, and Platinum Sales Production Award Winners.
When you call us on The Reserve at Estero, you are getting the agents who know this community at the level of detail this page reflects.
Page prepared by McGreevy and Comisar, Domain Realty Group. Information sourced from primary records: Toll Brothers original brochures, the Lee County Property Appraiser, the Lee County Clerk of Courts, the Florida Division of Corporations, Florida Statutes (Chapters 617 and 720), FEMA, the National Hurricane Center, the Lee County School District, and authoritative regional media. All fees, rules, and association provisions should be independently verified through the recorded governing documents, the current HOA budget, the reserve study, and Alliant Property Management as part of pre-offer or pre-listing due diligence. Market data accurate as of 2026.
This page does not constitute legal, tax, or financial advice. Buyers and sellers should conduct independent due diligence with licensed Florida real estate counsel, a licensed home inspector, a licensed insurance broker, and licensed tax counsel before closing.
Last updated: 2026-07-01 | v2 | McGreevy and Comisar | Domain Realty Group | Bonita Springs, FL.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
McGreevy and Comisar: Best Realtor for The Reserve at Estero. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
1,461 people live in The Reserve at Estero, where the median age is 65 and the average individual income is $63,417. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around The Reserve at Estero, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Kona Ice Ft. Myers Beach-Estero, Hot Stuff Jams N Jellies, and Stoney's Citrus Farms.
| Name | Category | Distance | Reviews |
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| Dining | 1.07 miles | 0 reviews | 0/5 stars | |
| Dining | 1.07 miles | 1 review | 5/5 stars | |
| Dining | 1.12 miles | 0 reviews | 0/5 stars | |
| Dining | 1.18 miles | 0 reviews | 0/5 stars | |
| Dining · $ | 1.25 miles | 4 reviews | 1/5 stars | |
| Shopping | 1.02 miles | 0 reviews | 0/5 stars | |
| Shopping | 1.18 miles | 0 reviews | 0/5 stars | |
| Active | 0.4 miles | 0 reviews | 0/5 stars | |
| Active | 0.89 miles | 0 reviews | 0/5 stars | |
| Active | 0.99 miles | 5 reviews | 5/5 stars | |
| Active | 1.07 miles | 0 reviews | 0/5 stars | |
| Active | 1.07 miles | 0 reviews | 0/5 stars | |
| Active | 1.07 miles | 0 reviews | 0/5 stars | |
| Active | 1.27 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.81 miles | 1 review | 2/5 stars | |
| Beauty | 0.91 miles | 5 reviews | 5/5 stars | |
| Beauty | 0.91 miles | 1 review | 2/5 stars | |
| Beauty | 0.98 miles | 34 reviews | 4.4/5 stars | |
| Beauty | 0.99 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.99 miles | 1 review | 5/5 stars | |
| Beauty | 1.02 miles | 11 reviews | 3.9/5 stars | |
| Beauty | 1.07 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.07 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.17 miles | 1 review | 5/5 stars | |
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The Reserve at Estero has 721 households, with an average household size of 2. Data provided by the U.S. Census Bureau. Here’s what the people living in The Reserve at Estero do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 1,461 people call The Reserve at Estero home. The population density is 3,375 and the largest age group is Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
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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.
