Country Creek - The Villages at Country Creek

By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.

The Villages at Country Creek is a single-family neighborhood inside the master-planned community of Country Creek in Estero, Florida. It is the detached-home side of a 966-home bundled-golf community: up to 624 single-family parcels on the Lee County roll (a ceiling, not an exact count), built 1988 to 2001 across five recorded plat units, with 27 Southwest Florida MLS closings at a $355,000 median in the 12 months to September 29, 2026. McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and we are Top 1% Real Estate Agents Nationally Since 2008.

A word on the name, because it is the most crowded name in Estero. "The Villages at Country Creek" is the legal name of the whole community and of its master association, and it is also the name of the single-family neighborhood this page covers, which sits under three Villages homeowners associations. It is not The Villages, the large retirement community in central Florida. It is not Country Creek Master Association, Inc. in Altamonte Springs, whose dues are not these dues. It is not the "Village on Crystal Lake" and "Village on Golden Pond" streets of Breckenridge, and it is not any of the eight wildlife-named "sub-villages" that circulate online, none of which exists in the recorded plats or the state corporate register.

If you own here and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the sections below show what a Villages home costs to buy and to carry, which streets touch the flood zone, what the association is building and litigating right now, and which records you must ask for before you write an offer. Where the public record stops, we say so and name the document that would answer the question.

Why McGreevy and Comisar Are the Best Realtor for The Villages at Country Creek

McGreevy and Comisar are the best realtor for The Villages at Country Creek because the case sits on the record: the #1 team in Southwest Florida since 2012, over $900 million in personal sales, and a neighborhood read built from every recent MLS closing, the county roll street by street, and the state's corporate register.

If you're searching for the best realtor for The Villages at Country Creek in Country Creek, Estero, whether you're ready to sell your Villages at Country Creek home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Sellers and buyers comparing the best real estate agents in Estero should ask each agent to price a specific Villages street from its own recent sales, and we do that below in the open.

Recent Villages at Country Creek track record (last 12 months): In the last 12 months The Villages at Country Creek has seen 27 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026), at a median of $355,000 (n = 27, odd), a range of $195,000 to $560,000, $9,775,900 in total volume, a median of 70 days on market and a median sold-to-list ratio of 94.7%. The highest-priced resale in that window was $560,000 for a four-bedroom, 2,045 square foot home in May 2026. We publish no count of Villages sales we represented, because none is on file for this neighborhood, and we do not dress up a public-record sale as our own deal.

In the last 12 months we tracked every one of the 27 Villages at Country Creek closings in the Southwest Florida MLS, and we tracked all 135 closings the MLS has recorded here in five years. The 52 from the last 24 months are listed below, by month, price, bedrooms and area only.

For Villages at Country Creek sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. At this price rung the marketing has to reach the buyer who wants a one-story home, an executive golf course and no CDD bill, and the paperwork has to be ready early: the master estoppel from the Administration Office, the sub-association estoppel from the right management desk, and a clear statement of the clubhouse assessment position.

For Villages at Country Creek buyers: the first question is which product you are buying, because a 1,200 square foot manor home and a 2,000 square foot estate home a mile apart are different markets in one gate. The second is the assessment, because the association does not publish one and only the estoppel states it. The third is the flood map, because the five streets that carry nearly all of Country Creek's flood-zone parcels are Villages streets.

Honors and recognition:

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

Selling your Villages at Country Creek home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Villages at Country Creek? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Living in The Villages at Country Creek as a Homebuyer

Living in The Villages at Country Creek means a one-story detached home of roughly 1,000 to 2,700 heated square feet on a plat from 1988 to 2001, an association structure of one master plus one of three Villages associations, and an executive golf course, five pools and five tennis courts that every owner already owns a share of.

What Is The Villages at Country Creek Neighborhood?

The Villages at Country Creek neighborhood is the single-family stock of Country Creek: manor homes, patio homes and fairway homes, later marketed as fairway estates, on 17 named streets, sitting in board District 1 of the master association. The Lee County roll cannot split it cleanly from the attached villas, so we bound it: no more than 624 parcels and no fewer than 481.

Three Homeowners Associations, One Master

Every home belongs to the master association plus exactly one sub-association. In this neighborhood that is The Villages at Country Creek I Homeowners Association (Sunbiz N22435, filed September 10, 1987), II (N34630, filed October 10, 1989) or III (N96000000353, filed January 19, 1996). All three are active on the Florida register as of our September 30, 2026 read. I and II are administered by Pegasus Property Management in Bonita Springs, and III by MyTown Communities in Fort Myers.

Who Buys a Villages Home?

The public record supports several uses of the property. The county shows 57 percent of single-family parcels in Country Creek carry a homestead exemption, so the neighborhood is majority primary-residence, and the association states that about 35 percent of residents stay on property through the summer. Others buy for seasonal use or rent. We describe the property, not the people who own or rent it.

A Day in the Neighborhood

Most Villages streets are quiet loops feeding Country Creek Drive and Country Barn Drive. The clubhouse, main pool, tennis courts and golf holes are internal; the front gate opens onto Corkscrew Road between US 41 and Three Oaks Parkway, and a resident-only side gate sits on Three Oaks Parkway. Publix is one to two miles away and I-75 Exit 123 is 1.9 miles.

What the Villages Do Not Have

Six things buyers assume. No guard house: the community has two automated gates and no evidence of a staffed guardhouse or private patrol. No pickleball: the Village of Estero denied it in 2023. No marina or boat access, despite the Estero River view. No spa or dog park. No CDD. No 55-plus restriction. Each is covered in its own section below with the record behind it.

Selling your Villages at Country Creek home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Villages at Country Creek? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

The Villages at Country Creek Market Snapshot: What Homes for Sale Actually Close At

The Villages at Country Creek homes closed 27 times in the Southwest Florida MLS in the 12 months to September 29, 2026, at a $355,000 median and 70 median days on market, the first window that reaches 10 closings. The 24-month median is $373,500 on 52 closings, and the 60-month median is $421,000 on 135.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)

MLS figures use MLS living area; county figures are DOR-qualified recorded sales and are never mixed with MLS square-foot figures. Medians use the mean of the middle pair when n is even, and sales entered after closing are listed but excluded from medians; none of the 135 Villages closings is such an entry. Sold-to-list means sold price over final list price.

The Headline Numbers

The 12-month window totals $9,775,900 in volume, with days on market from 3 to 297 (median 70, mean 84.1) and a mean of the per-sale sold-to-list ratios of 95.0%. Twenty-three of the 27 sold below the final list price, two sold at it and two sold above it. The 24-month window totals $19,514,050 in volume with a mean sold-to-list of 95.5%. The 36-month window totals $30,087,550.

Every Villages at Country Creek MLS Closing, Last 24 Months

Fifty-two closings is enough for a median, but a neighborhood this large is read sale by sale. Here is each one, by month, price, bedrooms and area only, newest first.

The 12-Month Window Alone

In the last 12 months we tracked 27 closings, from $195,000 to $560,000. Nine closed under $300,000, eleven between $300,000 and $399,999 and seven at $400,000 or more. Seven were quick, closing within 30 days of listing, and nine took more than 90 days. Closings clustered in the spring: 17 of the 27 closed between March and June 2026, and October to December 2025 produced only five.

Bedrooms and the Den: What the MLS Shows

The MLS records three bedroom categories that behave differently. Over 24 months the 12 two-bedroom sales had a median of $294,275 (even, the mean of $293,550 and $295,000), the 20 two-bedroom-plus-den sales $371,200 (even, the mean of $370,400 and $372,000), and the 17 three-bedroom sales $406,000. Four-bedroom homes are rare: three in 60 months ($485,900 in 2023, $499,000 and $560,000 in 2026). Every one of the 135 closings is recorded as two baths.

Longer Windows and Why They Differ

The 36-month median ($392,000, n = 76, even, both middle sales at $392,000) and the 60-month median ($421,000, n = 135) sit above the 12-month figure because the older closings came at the 2022 and 2023 peak, when 24 of the 61 sales in those two years closed at $500,000 or more. Read the longer windows as history and the 12-month and 24-month figures as today.

The Price Path, Year by Year

The pattern is a run-up through 2022 and 2023, a slide through 2024 and 2025, and a slower 2026. In 2022, 11 of 27 closings sold above the final list price and the median took 6 days; in 2023 sixteen of 34 closed at $500,000 or more; in 2026 one of 22 has. The median days on market rose from 6 in 2022 to 81 in 2025.

What Is For Sale in The Villages at Country Creek Right Now

On September 29, 2026 the MLS showed nine Villages actives, listed from $219,000 to $475,000 with a median list of $360,000. At the 12-month pace that is about 4.0 months of supply (our arithmetic). Three had sat more than 90 days: the $475,000, $429,000 and $314,900 listings.

The two lowest asks, $219,000 and $239,000, are 1,125 square foot two-bedroom homes; the last comparable closing on that size was $275,000 in October 2025, and the most recent closing of any size was $195,000 on September 28, 2026 for a 1,312 square foot two-bedroom, the lowest price in the 60-month record.

Recorded Sales by Year, County Record

The county's qualified recorded sales cover more years than the MLS. This is the long view. County figures are recorded deed prices flagged as qualified arm's-length sales, for the 624-parcel county profile described below, and are never compared with MLS square-foot figures.

Since September 29, 2025 the county file shows 36 qualified sales at a median of $350,000. The run from a $198,000 median in 2014 to $474,500 in 2023 is a rise of about 140 percent, and the fall from $474,500 to $355,000 in 2026 is about 25 percent. Small counts move medians, so we describe direction and not a precise rate.

A Public-Record Sale, Walked Through: May 2026

This is a public-record sale, not one of ours: a four-bedroom, two-bath, 2,045 square foot home that closed in May 2026 at $560,000 after 70 days on market, against a final list of $587,900. It is the highest price in the last 24 months, at 95.3% of list, and it shows what the top of the neighborhood asks: one of only three four-bedroom closings in five years and the only 2026 closing at $500,000 or more. We describe it by month, price, bedrooms and area only.

For the buyer, that sale carried costs the price does not show: the master assessment, a sub-association assessment, the county solid waste line of $366.39 on a house, and an estoppel process that can take 10 business days.

How We Count: MLS Windows, Medians and Sold-to-List

Every MLS figure on this page is a Southwest Florida MLS Matrix closing in the Villages at Country Creek subdivision field, pulled September 29, 2026, and every figure names its window and its number of sales beside it. A window is counted back from September 29, so the 12-month window covers sales dated October 8, 2025 through September 28, 2026. Sold-to-list means the sold price over the final list price, not the original list price, because a home that was cut twice is measured against the price it last asked.

Why the Lead Window Is 12 Months

We lead with the first window that holds at least 10 closings. For the Villages that is 12 months, with 27 sales, which is enough to read a median without one unusual sale moving it. The Villas need the same 12 months to reach 10 sales, and River's Reach reaches 12, which is why this page compares the three neighborhoods on one shared window.

How We Treat Even Counts and Small Samples

When a window holds an even number of sales there is no single middle sale, so we give the mean of the middle pair and name both prices. When a group holds fewer than 10 sales we label it a small sample and describe direction only. That rule applies to every bedroom, size and street cut on this page.

MLS Sales and County Sales Are Different Files

The MLS covers homes that were marketed through the multiple listing service, and the county file covers every qualified recorded deed. They overlap heavily but not completely, and they carry different dates, so a county median and an MLS median for the same year can differ without either being wrong. We never mix their square-foot figures, and we say which file each number came from.

What We Do Not Publish

We publish no Villages sales count for McGreevy and Comisar, because none is on file for this neighborhood, and we never describe a sale as ours unless it is. Where a page needs an example, it is a public-record sale labeled as not ours and described by month, price, bedrooms and area only, with no address, parcel or owner.

How Did The Villages at Country Creek Come to Be?

The Villages at Country Creek began as a 1987 Florida not-for-profit corporation and a 1985 land purchase by a New Jersey builder, opened its sales office in February 1988, changed hands twice, and was finished by US Home between 1994 and 2001. The county roll dates its 624 single-family parcels from 1988 to 2001.

Weiner Homes and the First 255 Homes, 1985 to 1992

Weiner Homes, a New Jersey company, bought the roughly 283 acres from Winter Park Land Company in March 1985, took title in May 1987, had eight model homes under construction by August 1987, opened its sales office in February 1988 and had 100 homes sold and the golf course open by October 1988, according to the association's published community history. The first Villages homeowners association, now numbered I, was filed with the state on September 10, 1987, the same day as the master association. On the county roll 255 Villages-profile homes carry a 1988 to 1992 year built.

The 1993 Gap, and What Followed

Only one Villages home on the roll carries a 1993 year built. The bulk conveyance out of the Weiner period is recorded at Official Records Book 2376, Page 2561, dated April 2, 1993, for $9,708,500 (Lee County Property Appraiser sales history). The community's history says a land-holding company, C&S Town Home, bought it from Weiner Homes around 1989 to 1990, and that US Home was contracted to finish it and took it over outright on January 21, 1994. After the pause, 368 Villages-profile homes carry a 1994 to 2001 year built, so the newest ground is the US Home ground.

The Build-Out Curve, Year by Year

Read it this way. The Weiner years produced 255 homes in five seasons and then nearly stopped. The US Home years restarted in 1994, peaked at 85 homes in 1997 and closed out in 2001. Builder claims that appear on real-estate portals are not sources for this page; the developers named here come from the association's own history and the recorded conveyance.

The Association Charter Dates

The Villages I Homeowners Association (N22435) was chartered without the numeral and picked it up by a name-change amendment filed April 30, 1992, once a second sub-association existed. The II association (N34630) was filed October 10, 1989 and the III association (N96000000353) on January 19, 1996. The master association turned over from developer control in November 1999, so no Villages owner today buys under a developer-controlled board.

Prices When New

The association's own history preserves two published price ladders. In February 1988 models sold from $89,000 to $148,000 "including equity membership." By 1995, under US Home, manor homes started at $99,400, patio homes at $108,900 and fairway estates at $133,900. A current $355,000 median is roughly 3.6 times the 1995 manor-home starting price, before any inflation adjustment.

Ready to Sell or Buy in The Villages at Country Creek? Talk to the Team That Tracked All 135 Closings

The Villages at Country Creek is the largest of the three neighborhoods inside Country Creek, with up to 624 single-family parcels and 27 MLS closings in the last 12 months at a $355,000 median. A seller who prices to the recent closings on the right street, with the estoppel in hand, is the one who closes.

Selling a Villages home in Country Creek? Get a free Villages at Country Creek home valuation or Call Jesse direct at (239) 898-6072. You can also read our guide to selling a home in Country Creek and see what a Country Creek home is worth.

Buying in The Villages at Country Creek? Call Marc at (239) 287-5873, start with our Country Creek buyer's guide, or read how we represent buyers.

See what your The Villages at Country Creek home is worth today.

The Homes: What Is a Villages at Country Creek Manor, Patio or Fairway Home Like?

A Villages at Country Creek home is a one-story detached house of 982 to 2,699 heated square feet on the county roll, with a median of 1,446, two bedrooms on 378 parcels and three on 235. Built 1988 to 2001, the product runs from manor homes at the entry to fairway estates at the top.

The Four Product Names

The names are the developers' own, preserved in the association's published history: manor homes, the entry single-family product; patio homes; fairway homes, later marketed as fairway estates; and the estate homes of the last phase. The only floor-plan name the community's own record preserves is the Dover, described as a model built in 1994. We publish no floor-plan list because none is documented, and a portal that hands you one has no source we can check.

How Big Are the Homes?

Heated area on the 2026 roll is the only reliable size measure. Of 624 parcels, 104 are under 1,300 square feet, 236 run 1,300 to 1,499, 175 run 1,500 to 1,799 and 109 are 1,800 or larger. The county's separate total-area field adds garage, lanai and enclosure, and it shows a 6,794 square foot building on one estate street that is not a home size; the largest heated home is 2,699 square feet.

Two Bedrooms, Three Bedrooms and the Den

The roll counts 378 two-bedroom, 235 three-bedroom and 11 four-bedroom parcels. The MLS adds a "2 plus den" category, which is a two-bedroom the seller marketed with a flex room; that category sold at a $365,000 median in the last 12 months (n = 9) against $275,000 for plain two-bedrooms (n = 7). Every one of the 135 MLS closings carries two full baths.

Every Home Is One Story

All 746 single-family-coded parcels in Country Creek, which include the villas, are one story, per the county roll. The 1986 zoning approval capped height at two stories and required one story on the perimeter, and only the River's Reach condominium buildings rise to two. For a buyer planning to age in place, a neighborhood of single-level homes is a structural fact of the plat.

Plat Unit by Plat Unit

Unit 5 is the newest and largest ground and carries the estate streets; Unit 2 Replat is the oldest ground and carries the founding street. Units 4 and 6 are split with the Villas, so the counts here are the Villages-profile share only.

The Streets, With County Sales

Street medians rest on small counts. Streets with fewer than 10 sales are small samples, and Old Oak Place's single $150,000 transfer is more likely a family or estate conveyance than a market sale, so we do not treat it as one. The recorded-sales method here counts every qualified recorded sale from January 2023 to July 29, 2026, not only the latest sale on each parcel.

Butchers Holler and Blacksmith Forge, the Founding and Entry Streets

Butchers Holler carries 51 homes built 1988 to 1989, and the association's history says its lots sold first, with residents moving in from May 1988. Blacksmith Forge is the manor-home street: 82 homes built 1988 to 1995, a median 1,200 square feet heated, and the lowest sale median among the streets with 10 or more county sales at $312,500 (n = 14, even, the mean of $295,000 and $330,000). The north branch of the Estero River runs behind it, which matters in the flood section below.

Andiron Place, Persimmon Place, Horse Hame Hollow and Country Walk Way

Andiron Place is the original fairway street, 51 homes built 1988 to 1990, with a county median of $510,000 on 11 sales. Persimmon Place, 51 homes built 1990 to 1997, straddles the Weiner and US Home eras and sold 12 times at $440,000 (even, the mean of $430,000 and $450,000). Horse Hame Hollow (25 homes) and Country Walk Way (18 homes) are the larger-lot interior, low-turnover streets: two county sales each in the window, so no median there is a market statistic.

Rivers Ford, Coach House Lane and Lanthorn Way, the Estate Section

These three streets hold about 157 parcels of the newest, largest product, built 1996 to 2001 under US Home, with median heated area of 1,781, 1,731 and 1,704 square feet. Rivers Ford sold 13 times at a $525,000 median, Coach House Lane 12 times at $483,500 (mean of $467,000 and $500,000) and Lanthorn Way 9 times at $508,000. The two extra estate holes of the 1996 golf re-route were added in this section.

Country Barn Drive, the Street That Mixes Products

Country Barn Drive holds 140 parcels built 1989 to 1998 across three plat units, and villas and single-family homes share it. Its 26 county sales since 2023 have a median of $335,000 (mean of $330,000 and $340,000), and the spread is wide, from $215,000 to $465,000. Never price a Country Barn home from a Country Barn average; price it from the matched product and the matched building type.

View, Pool and Occupancy Facts

Across the 746 single-family-coded parcels, 372 carry a golf-course frontage code (49.9 percent), 62 a creek code and 11 a lake code, so 445 (59.7 percent) carry a water or golf view code. About 25 percent have a private pool (186 of 744 with pool data), running 32 percent in Unit 3, 30 percent in Unit 5 and 15 percent in Unit 2. And 426 of the 746, 57 percent, carry a homestead exemption. These figures include the villas because the roll does not separate them.

Selling your Villages at Country Creek home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Villages at Country Creek? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

How Many Homes Are in The Villages at Country Creek, and Where Is the Line With the Villas?

The Villages at Country Creek holds between 481 and 624 single-family homes, and the county roll cannot narrow it further. The 746 single-family-coded parcels in Country Creek include the attached villas, which run from a floor of 122 on four villa-only streets to a 1994 zoning ceiling of 265.

The Floor, the Ceiling and the Method

The Lee County Property Appraiser codes attached villas and detached homes alike as single-family. Subtract the 122 parcels on Candlewood Hollow, Willow Way, Calico Court and Weathered Vane Way and you have 624, the county profile on this page. Subtract the 265 single-family attached units the 1994 zoning file approved and you have 481. The truth sits between. We call 624 the ceiling for the Villages and never present it as an exact count.

Why Country Barn Drive Is the Problem

Country Barn Drive's 140 parcels are a mix of villa and single-family, and the roll does not split them. Every Country Barn number on this page is therefore a mixed-product number, and every Villages statistic derived from the county profile carries the same caveat. The recorded declarations of the five Villas associations would close the gap parcel by parcel.

What the MLS Adds

The MLS subdivision field is clean where the county roll is not. It splits Country Creek's sales into Villages at Country Creek, River's Reach and Villas at Country Creek with no leftovers: 27, 12 and 9 closings in the 12 months to September 13, 2026, which sum to the community's 48. That is why this page leads with MLS closings for market figures and uses the county profile for parcel, street and age facts.

Where the 966 Comes From

Country Creek's 966 homes are 746 single-family-coded parcels plus 220 River's Reach condominium units, confirmed by four independent counts. Lee County approved 985 units and the cap never moved. For the River's Reach condominiums and The Villas at Country Creek, see their own guides.

Which Association Governs Your Villages at Country Creek Home, and Who Do You Ask for Documents?

Every Villages at Country Creek home belongs to the master association plus exactly one of three Villages homeowners associations, numbered I, II and III, all active on the Florida register. Which one depends on the platted unit, and each sub-association is administered from a different management desk than the master office.

The Three Villages Homeowners Associations

The master, The Villages at Country Creek Master Association, Inc. (N22433), was filed September 10, 1987 and is self-managed at the clubhouse. The state register also carries two look-alike records that are not associations: an inactive "The Villages at Country Creek, Inc." and a realty corporation with a history of name changes. Neither governs a home.

Which Plat Unit Maps to Which Association

The three associations track the platting sequence. Association I lines up with Unit 1 and the Unit 2 Replat, II with Unit 3, and III with Units 4, 5 and 6, because the filing dates line up with the plat dates. That is our reading of two record sets and not a statement in either, so it must be confirmed per parcel: the recorded legal description on the county roll names the unit, and the estoppel names the association.

Where the Villages Sit on the Master Board

The master board's nine seats are apportioned across three voting districts by housing product: District 1 for manor homes and houses, District 2 for villas, District 3 for condominiums, plus three at-large seats. Seven of the nine seats were filled on the 2026 annual report, two of them District 1. The Villages are the District 1 constituency. The association publishes districts by product type and publishes no address-level district map, so we do not draw one.

Three Desks, Not One

The master is self-managed on site. Villages I and II go to Pegasus Property Management in Bonita Springs and Villages III to MyTown Communities in Fort Myers. An estoppel request, a document request and a sale or lease application therefore go to different offices. Sending everything to the Administration Office and waiting is how a closing timeline gets away from people.

The Four Steps for a Specific Address

Pull the parcel record at leepa.org and read the recorded legal, which names the plat unit. Read the use code, since single-family coding places the home in District 1 or District 2. Map the unit to the sub-association above. Confirm with the estoppel certificate, which is the only authoritative step.

Assessment Collection Is Enforced

The Villages I sub-association filed two Lee County Circuit Court matters in May 2026, a foreclosure and a civil real property action, according to the Clerk's public case index as read in our September research. We read that as a sub-association whose budget is being funded, not as trouble, and a buyer should read assessments here as a real obligation with a real enforcement mechanism behind it.

What Amenities Come With a Villages at Country Creek Home?

Every Villages at Country Creek owner shares the master association's amenities: an 18-hole, par 61 executive golf course, five pools, five tennis courts, a fitness center, bocce, horseshoes and a restaurant. All are owned by the 966 owners through the master association, none is reserved to a single neighborhood, and there is no pickleball.

The Course, in Numbers

The club's own Golf page describes a par 61 course of 3,871 yards from the Gold tees, rated 61.1 with a slope of 109, made of eleven par 3s and seven par 4s and no par 5s. The clubhouse was completed in July 1988, the course opened in October 1988 and the clubhouse opened in January 1989. Greens were seeded with champion grass in a 2007 renovation, and course maintenance is outsourced. Seven par 4s at four strokes and eleven par 3s at three make 61 by arithmetic; a par 65 figure that circulates online is not supported.

What an Executive Course Means for a Buyer

An executive course is a full 18 holes at reduced par, weighted to par 3s and short par 4s. A round finishes well under four hours, the course is walkable, and the club prices walking after 3 pm at $10.00 for a member. It is roughly 3,000 yards shorter than the regulation courses at Grandezza, Pelican Sound and Wildcat Run. For a golfer who wants golf every day it is the product, and for a low-handicap player who wants a championship test every round it is not.

The Rate Card: Bundled Does Not Mean Free

Posted conditions on the card include 9 holes only after 3 pm and guest tee times up to 3 days ahead. Whether the $25.00 member fee includes the cart is not stated, since the card prices walking separately and lists a distinct rider fee. The club publishes only this summer card, so in-season November to April rates are not public. Ask the golf shop for the current card before you assume.

Did Villages Homes Ever Come With an Equity Membership?

Yes. Homes were sold in 1988 with an equity membership, and any page that says otherwise is wrong. The amenity property was conveyed into the master association in 1998 (Official Records Book 2993, Page 1338, $289,500), the association passed to resident control at turnover in November 1999, and the Declarant voting class was struck by an amendment filed May 3, 2001. Today the structure is bundled and non-equity: no initiation fee, no membership certificate and no published resale capital fee. We have not read the recorded amendment that ended the original equity membership, so the causal link is a reasonable reading and not a quoted clause.

Semi-Private, and Open to the Public From May to October

The course is open to the public from May 1 through October 31, per the club's own Golf page, and the Lee County visitor directory lists it as a semi-private course. From November through April play is members and guests. The club also sells non-resident memberships for its men's and ladies' leagues; the price is not published. Guest fees and outside play are revenue the 966 owners do not have to assess themselves for.

Tennis and the Five Pools

Tennis is five courts at two locations, four lighted Har-Tru clay-style courts and one hard court on Blacksmith Forge, with a tennis association and a published rulebook. Five pools are open to all residents from dawn to dusk: the main pool behind the clubhouse, a satellite pool by the condominiums on Country Creek Drive, a villa pool on Candlewood Hollow, an estate pool on Rivers Ford, and a fifth that the county roll does not flag separately. Whether any pool is heated is not published.

Fitness, Bocce and Lawn Games

The fitness center is on the clubhouse lower level and 24/7 access is a $25 one-time key card from the Administration Office. Water aerobics runs Monday, Wednesday and Friday mornings at the main pool. Horseshoes were built in 1991 and are free, a cornhole league plays on tennis court 5, and bocce plays at Country Creek and at Estero Park, with the Master Board approving artificial turf for its court.

Clubs, Bridges and Volunteers

Resident clubs cover bridge, duplicate bridge, euchre, hand and foot, canasta, mahjong, poker and book and craft groups. Three vehicular and two golf cart bridges were inspected on April 30, 2026 and found in good working condition for their age, with the prior inspection in 2008. A volunteer landscaping group logged 404 hours over nine months, valued by the association at more than $26,000.

What Is Not Included

There is no pickleball: on July 25, 2023 the Village of Estero Planning, Zoning and Design Board denied a limited development order for one clubhouse tennis court, after 75 of 100 comment cards opposed it. There is no marina, boat ramp or boat storage, no spa or hot tub, no dog park, and no on-site RV or boat storage lot or EV charging in any record we found. Waste Pro collects garbage, recycling and yard waste curbside on Tuesdays.

What Are the HOA Assessments at The Villages at Country Creek, and What Is Actually Documented?

No current assessment figure for The Villages at Country Creek is publicly sourceable, and this page will not publish one. The master association keeps its budget and assessment schedule behind a members-only login, three Villages associations set their own, and every portal dues figure lacks a source document. Only the structure and the route to a real number are publishable.

Where the Number Is Not

The association's site carries amenities and golf rates publicly and puts the budget, the assessment schedule and the document library behind a members-only login. Real-estate sites that quote a Country Creek dues figure show no document and none of them agree. One master plus one of three Villages associations means at least three different combinations of assessment for this neighborhood alone, so no single figure can be right for every address.

The Three Figures That Are Documented

The master association's 2025 Final Operating Budget totals $6,441,410, a figure recited in a Lee County public court record. Divided by 966 residences that is $6,668 a year of gross expense per home, which is arithmetic and not the assessment, because golf, food and beverage revenue sits on the income side. The association states club revenue of about $4.5 million, about $800,000 of it food and beverage, in an undated General Manager posting.

What the Villages Assessments Appear to Cover

Bulk television and internet is Hotwire Communications fiber, confirmed twice from association-published sources, so it is very probably inside the assessment, though we have not read the contract. Common Grounds, meaning entrances, cul-de-sacs, swales, the clubhouse, pools and courts, are maintained by the master out of the master assessment. Sub-association land is maintained by that association. Private lots are the owner's, subject to architectural approval. Single-family owners on larger lots generally do not receive exterior lawn care through the sub-association, which should be confirmed per address.

What Is Definitely Not in the Assessment

Water and sewer is Lee County Utilities, individually metered. Electricity is Florida Power and Light. Solid waste is on the property tax bill at $366.39 for a single-family home in 2025. Golf is bundled into ownership but not free at the tee, as the rate card above shows.

The Fees That Are Documented, and the Ones That Are Not

The Estoppel Is the Number

An estoppel certificate states the exact regular assessment for a home, its frequency, any special assessment and every capital, resale or transfer fee due. Section 720.30851, Florida Statutes, requires a homeowners' association to issue it within 10 business days of a request and states fee caps of $250, plus $100 if expedited within three business days and $150 more if delinquent, adjusted for inflation every five years by the Department of Business and Professional Regulation. Our seller-cost research carries the adjusted caps as $299, $119 and $179; confirm the amount with the association at request. An estoppel is effective for 30 days if hand-delivered or emailed and 35 days by regular mail, so time it to the closing.

Why the Mechanism Beats a Number

A buyer who budgets from a portal number and then reads the estoppel has a problem at the worst moment in a transaction. We would rather tell you how the assessment is structured, which document carries the real number and how long it takes, then order that document and read it with you.

Selling your Villages at Country Creek home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Villages at Country Creek? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Villages at Country Creek Layered Fees: Master, Sub-Association, Golf, Tax and Insurance

Villages at Country Creek owners pay layered costs: a master assessment, one of three sub-association assessments, a per-round golf fee, Lee County property tax with a $366.39 solid waste line, insurance, and one-time charges at closing that the association does not publish. Of these layers, only the tax and the golf fee are public.

Layer 1: The Master Assessment

Paid by all 966 owners and not published. It funds the roads, gates, five bridges, lakes and water management, common-grounds landscaping, the five pools, the tennis courts, the clubhouse, insurance and administration. The estoppel states it.

Layer 2: The Sub-Association Assessment

Villages I, II or III levies its own, and each holds the express power to fix, levy, collect and enforce charges under the Declaration. The amount is not public. Ask Pegasus Property Management (I and II) or MyTown Communities (III) through the estoppel.

Layer 3: Golf Per Round

A member pays $25.00 for 18 holes on the summer card and a guest $45.00. A resident who plays 100 rounds a year at the member rate pays about $2,500 before tax, in addition to the assessment, and one who never plays still owns the course.

Layer 4: One-Time Charges

No capital contribution, transfer fee or application fee is published for the Villages, and we do not state one. The estoppel discloses every such fee. A new owner receives the first gate sticker free, and 24/7 fitness access is $25.

Layer 5: Tax and Solid Waste

Country Creek was taxed at 13.0214 mills for 2025, with one non-ad-valorem line, Lee County Solid Waste, at $366.39 for a single-family home on curbside cart service. There is no CDD line. The full stack is in the tax section below.

Layer 6: Insurance

Every Villages home predates the March 1, 2002 statewide building code, so roof age and wind mitigation drive the premium. The insurance section below sets out the mitigation form, the 15-year roof rule and the January 2027 Citizens flood requirement.

What the Stack Looks Like for a Buyer

Because the assessment is unpublished we do not add the layers into one all-in figure. What we can say is which layers exist, which are public and which document reveals the rest. A buyer who asks for the estoppel before the inspection period ends can price the whole stack.

The Declaration, Covenants and Architectural Review at The Villages at Country Creek

The Villages at Country Creek is governed by the Declaration of Covenants, Conditions and Restrictions for The Villages at Country Creek, recorded at Official Records Book 1940, Page 1328 of the Lee County public records, with the master association's articles and bylaws and the three Villages associations' own instruments. The recorded rules and regulations are the highest-value document.

The Master Declaration

The citation is quoted from Article III(B)(11) of a filed corporate instrument, the 1997 Articles of Incorporation of The Villas at Country Creek V Homeowners Association. The recording date of the master Declaration itself is not established and we publish none. Sections 1.4, 2.1 and 2.5 put maintenance, operation, repair, insurance and control of all Common Areas, the Clubhouse and the Golf Course on the association. Article IV, Section 3 creates the voting districts, and Article VIII, Section 4 permits amendment by written consent of not less than two thirds of the owners.

Articles, Voting and the 2001 and 2004 Filings

Articles of Amendment adopted April 30, 2001 enlarged the board to nine, set quorum at 30 percent of the voting interests and replaced the two-class structure with a flat 965 voting interests, while the county roll carries 966 residential parcels; the likeliest reading is one non-voting or dual-counted parcel, which is an inference from two documents. Amended and Restated Articles filed May 28, 2004 contain no Declarant class.

Architectural Review Takes Two to Three Business Days

The association's own words say completed forms are typically reviewed and decided within two to three business days, unusually fast. Two forms exist: an architectural review form for changes to your own lot and a resident input form for Common Grounds requests. The association keeps an approved-contractor list, obtainable from the Administration Office, which constrains a renovation. Any page saying review takes 30 days is wrong on the association's own record.

Planting Rules

Residents may not plant on Common Grounds, committee approval is required to plant any new tree on a lot, and the committee asks residents not to plant Norfolk Island pines, citing removal estimates of $2,000 to $3,500 per tree. The Common Grounds Committee reported spending over $30,000 in one year removing palms infected with Ganoderma on Common Grounds; a diseased palm on private property is the owner's cost.

Sale and Lease Approval

An approval process for leases and purchases exists per the association's own materials, but its terms are not published. The estoppel form asks whether board approval is required for a transfer and whether a right of first refusal exists, so the answer arrives in writing on every sale.

The One Document Worth More Than the Rest

The recorded Rules and Regulations typically resolve pet limits, vehicles, storage, overnight parking, leasing minimums and gate procedure in one instrument, and nobody publishes it online. We pull it at the Lee County Clerk for clients working a specific address, along with the master Declaration, the applicable sub-association documents and the estoppel.

The Clubhouse Renovation, the $8 Million Plan and the Lawsuit: What a Villages at Country Creek Buyer Should Know

The Villages at Country Creek's master association is renovating its clubhouse under a phased $8 million plan, levied a special assessment for the clubhouse phase, and is defending a January 2026 Lee County lawsuit asking whether a membership vote was required first. The outcome is unknown. Every Villages buyer and seller inherits this as a member.

The Plan in the Association's Words

The association's General Manager recruitment posting says the club is embarking on an $8 million renovation to be executed in phases, the first phase of $2 to $3 million focused on casual and outdoor dining, with greens renovation planned within 18 months and a 30-year capital reserve study entered into. The posting is undated. Demolition began April 13, 2026 with Garrett Construction as general contractor, and the administration office, pro shop, kitchen and dining are operating from temporary facilities as of September 2026. Sunday brunch is on hold.

The Lawsuit, Identified by Docket

An owner filed a verified complaint for declaratory judgment and injunctive relief against the master association in the Circuit Court of the Twentieth Judicial Circuit in Lee County, case 26-CA-000387, on January 21, 2026, with a verified emergency motion for temporary injunction, citing section 720.305(1), Florida Statutes. It asks the court to hold off enforcement of the special assessment for the clubhouse project and related contracts until it decides whether Section 5.1 of the Declaration required a membership vote. We identify the case by docket number, not the parties.

What the Record Does Not Say

The dollar amount of the special assessment is not stated in the portion of the filing on the public record, so we publish none. The outcome is unknown as of September 2026. The Section 5.1 vote threshold is not verified, since the quoted pleading stops mid-sentence, and we do not compute one from it.

Twenty Years of Capital Work

The association has funded large projects in phases for two decades: the 2006 clubhouse renovation, the 2007 greens rebuild, a 2008 reclaimed-water tank funded by a special assessment and partly refunded after a $247,000 water management district grant, a 2009 irrigation rebuild, and in 2026 the bridge inspection and a pump station upgrade. That does not resolve the Section 5.1 question, but it is context.

What This Means If You Are Buying or Selling Now

If you are buying, ask three questions in writing before the inspection period ends: the current special assessment balance on the parcel, whether any portion remains payable after closing, and how it is allocated between the master and the sub-association. If you are selling, the assessment and the construction will surface in every buyer's document review, and a seller with the estoppel and the construction status in hand at listing controls that conversation.

Selling your Villages at Country Creek home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Villages at Country Creek? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Is The Villages at Country Creek a 55+ Community?

The Villages at Country Creek is not a 55-plus community on any record we found: no age restriction appears in any first-party source, and the association markets a general lifestyle community. The recorded Declaration's occupancy article is the affirmative proof, and we describe the property and not who may live in it.

What the Record Shows Instead

The county shows 57 percent of single-family parcels with a homestead exemption, so the neighborhood is majority primary-residence, and the association says about 35 percent of residents stay on property in summer. The amenity calendar is card and lawn-game weighted. Families do live here, and school access is covered below.

What the Federal Rule Requires

Federal fair housing law lets a community that qualifies as housing for older persons restrict occupancy, and it must meet specific published requirements. The Villages at Country Creek neither advertises nor claims that status. A buyer of any age can buy, subject to the association's ordinary approval.

Can You Rent Out a Home at The Villages at Country Creek?

Renting out a home at The Villages at Country Creek appears possible, since a lease requirement and a tenant approval process both exist, but the minimum lease term, the number of leases per year and any waiting period after purchase are not published for the three Villages associations and must be confirmed in writing before you buy for rental.

What Is Established

The association's archived site carried a "Lease Requirement Reminder" announcement and a form titled "Homes for Sale or Rent Owner Usage Guidelines," and the residents' private site states that renters not registered in the official directory will not be approved. Those bodies were login-gated at capture.

What Is Not

Not established and not guessed: minimum term, frequency, waiting period, short-term rental rules and any rental cap. Rentals are common enough to be administered, but competing pages that state a term show no document. Vacation-rental listings are not a source. Treat any stay under a month as not permitted until the association confirms otherwise.

A Landlord's Checklist

Request the leasing rules and the tenant application, ask whether the sub-association or the master approves the tenant, confirm whether the tenant receives amenity and gate access, and ask what any fee is. Then compare the net rent with a sale at the current $355,000 median.

Pet Rules at The Villages at Country Creek

Pets are clearly permitted and common at The Villages at Country Creek, but the pet count limit, weight cap and breed restrictions are not published anywhere reachable and this page states none. The recorded Rules and Regulations and the applicable sub-association documents decide, so a buyer with a large dog should get the rule in writing first.

What the Record Shows

The association's newsletter runs recurring pet-safety items on cane toads and bear attractants, which confirms pets are part of daily life. Pet rules are normally set at two levels, with the Master Declaration setting a floor, and this neighborhood adds three Villages associations that may add their own.

Assistance Animals

Assistance animals for a person with a disability are handled under federal fair housing rules regardless of an association's pet policy, per the U.S. Department of Housing and Urban Development.

How to Get the Answer

Ask the Administration Office for the master rule and the sub-association's management desk for the neighborhood rule. A written answer before you go under contract avoids a surprise at closing.

Flood Zones at The Villages at Country Creek: Which Streets Sit in the Special Flood Hazard Area?

Of 987 parcels tested across Country Creek, 83.4 percent sit in Zone X and 164 sit in the Special Flood Hazard Area, and nearly all 164 are on Villages streets. The governing map is LOMR 25-04-3811P, effective February 5, 2026, so The Villages at Country Creek flood risk depends on the street.

The Governing Map

The Village of Estero's flood page directs owners to the effective FEMA map, and for this ground that is Letter of Map Revision 25-04-3811P, effective February 5, 2026, layered over the 2022 panels 12071C0583G and 12071C0591H. Base flood elevations run 13.7 to 15.0 feet NAVD88. Thirty-four LOMA and LOMR determinations sit on file for the community, so a specific home may already have been removed from the hazard area by a survey.

Flood Exposure by Street

The pattern follows the Estero River branch and the low ground behind the golf course. Blacksmith Forge, the entry-priced manor-home street, is also the most exposed, which is why its $312,500 median must be read with the flood status of the specific parcel in mind.

Why the Flood Zone Changes the Price

A home in the hazard area with a federally backed mortgage must carry flood insurance, while a Zone X home usually does not. That difference alone moves the monthly cost of owning, and it is the first question a cash buyer should ask of an insurance agent. We never price a Villages home without its flood status beside it.

How to Check a Specific Home

Search the address on the FEMA Flood Map Service Center, then ask the seller for any elevation certificate or LOMA. The Village of Estero's flood zones page explains the local floodplain rules, and the county roll shows the flood code for each parcel.

Hurricane Ian, Irma and Evacuation Zone A: What Villages at Country Creek Owners Should Know

The Villages at Country Creek sits in Evacuation Zone A on all 987 tested parcels, the first zone Lee County orders out, while Hurricane Ian left high-water marks 2.9 to 4.2 feet below the base flood elevation. Irma in 2017 remains the flood of record. Read both facts together.

Zone A Is the Lee County Facts

Lee County Emergency Management assigns evacuation zones by storm surge risk, and Zone A is the most exposed. The May research circulating for this neighborhood claimed Zone D or E; that is wrong, and the Country Creek hub page carries the correct Zone A. Zone C starts 300 to 400 feet east of the community. Verify a specific address on the county's zone lookup before you plan an evacuation.

What Ian Did Here

USGS high-water marks near the community read 10.77 to 10.83 feet, which is 2.9 to 4.2 feet below the base flood elevation. The ZIP 33928 average FEMA individual-assistance damage figure of $6,441 covers all of Estero and is not representative of this neighborhood. Damage varied by street and by elevation, and a buyer should ask each seller about Ian directly.

Irma, the Flood of Record

Irma in September 2017 is the highest documented flood in the community's own record. Owners on the low streets remember it, and a seller who disclosed and repaired it well is a stronger seller than one who is silent.

What to Ask a Seller

Ask for the flood claim history, the elevation certificate, any repairs and permits after Ian, and the age and rating of the roof. Florida requires sellers to disclose known material defects, and a flood loss is one.

Insurance, Roofs and Wind at The Villages at Country Creek

Every Villages at Country Creek home was built before the 2002 statewide building code, so roof age, roof shape and wind mitigation drive the premium more than any other factor. Citizens flood coverage phases in fully January 1, 2027, and the Lee County average Citizens multiperil premium was $2,197 as of April 30, 2026.

The Pre-2002 Code Problem

Homes built 1988 to 2001 predate the wind-load requirements that arrived with the 2002 Florida Building Code. That is not a defect, since many were reroofed or retrofitted, but underwriters price by construction year and roof age. A wind mitigation inspection on Form OIR-B1-1802 documents the features that earn credits, and we tell every buyer to order one during the inspection period.

The Roof Rules

Section 627.7011 and the related Florida rules let insurers decline or surcharge older roofs, and a 15-year roof is the common threshold. A 1990 home with its original roof will not insure well, and a 1996 home reroofed in 2020 will. Ask for the roof permit and the date.

Citizens and the Flood Requirement

Citizens Property Insurance phases in a flood requirement that applies fully on January 1, 2027. A buyer relying on Citizens for the wind policy should price the flood add-on now, and the flood status of the street from the table above decides how much it costs.

The Community Credit

Country Creek sits inside the Village of Estero, which holds Community Rating System Class 6, so National Flood Insurance Program policyholders receive a 10 percent discount outside the hazard area and 20 percent inside it. That is a real, documented discount, and agents should apply it.

The 50 Percent Rule

In the hazard area, a renovation or repair that costs 50 percent or more of the building's value triggers the substantial-improvement rule, which requires the whole structure to meet current flood standards. Median building value for a Villages home is $232,312, so the trigger is about $116,200. It bites only on parcels in the hazard area, and every remodeling budget on Blacksmith Forge should be checked against it before a contractor is hired.

Selling your Villages at Country Creek home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Villages at Country Creek? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Property Taxes at The Villages at Country Creek: The 13.0214 Mill Stack, Line by Line

Property in The Villages at Country Creek was taxed at 13.0214 mills for 2025 across 12 taxing authorities, plus a $366.39 solid waste assessment for single-family homes. Because the neighborhood sits inside the Village of Estero, owners pay 0.1791 mills less than an unincorporated Lee County home.

The Twelve Taxing Authorities

What Being Inside the Village Saves

The Village of Estero levies 0.7300 mills, but an unincorporated address pays county municipal-service taxes that add up to more. The net difference is 0.1791 mills in the Village's favor, and the district code for this ground is 316.

Solid Waste and the Condominium Difference

Lee County's solid waste non-ad-valorem assessment is $366.39 for a single-family home and $18.31 for a condominium, a difference that reflects curbside cart service. There is no Community Development District here, so no CDD debt line appears on the bill.

A Worked Parcel on Rivers Ford

A Rivers Ford parcel with a taxable value of $471,102 paid about $6,500 in total in 2025, ad valorem plus the solid waste line. We cite parcels by street only, never by number.

A Worked Parcel on Andiron Place

An Andiron Place parcel with a taxable value of $382,345 paid $5,410.83, and its taxable value is up 74.8 percent since 2012. Homestead owners are capped at 3 percent annual growth in assessed value, and a buyer who does not qualify for homestead is reassessed at market on purchase.

What Resets When You Buy

The Save Our Homes cap resets at sale. A seller with a $200,000 assessed value and a $355,000 market value will see the buyer taxed on something near the purchase price. That is why a buyer must budget from the millage and the price, not from the seller's bill.

Schools Near The Villages at Country Creek: Zoning, Proximity Zones and the Bus Question

No school is zoned to The Villages at Country Creek by address; the Lee County School District assigns by choice zones and proximity zones instead. The proximity assignments are Zone Q for elementary, Zone GG for middle and South Zone Sub-zone 3 for high school. Both nearest elementary schools are over capacity.

Which Schools Serve the Neighborhood

Proximity Zone Q points to Three Oaks Elementary and Pinewoods Elementary, both reported over capacity by the district. Zone GG points to Three Oaks Middle, and the high school assignment is South Zone Sub-zone 3, with Estero High School the closest. Students can also be bused to Bonita Springs High or South Fort Myers High under the choice program.

The Bus Rule

The district's own note says students in the P1 category who live within two miles of their school do not receive bus service. Given the distances from Corkscrew Road to the Three Oaks schools, many Villages families drive or arrange their own transport.

The Lottery Deadline

A family closing after February misses the choice lottery for the following year and takes what the proximity zone offers. A buyer with school-age children should check the Lee County School District's current dates before writing an offer, and we describe the process, not any family.

Verifying Assignment

Use the district's school-locator tool with the street address. Do not rely on a portal's school rating, because assignments change and ratings lag.

Permits and Renovations at The Villages at Country Creek

A Villages at Country Creek owner needs two approvals to renovate: the association's architectural review, typically decided in two to three business days, and a Village of Estero permit. The Village's Community Development department handles permits at 239.221.5036. Both approvals should be in hand before work starts.

The Two-Step Approval

Start with the association's architectural review form, which returns quickly, then file the Village permit with the approved plans. Permits in the Village of Estero are issued through its Community Development office, and the permitting page lists requirements by project type.

Flood-Zone Additions

A project on a hazard-area parcel that reaches the 50 percent substantial-improvement threshold must meet current flood standards. The threshold is about $116,200 for a median Villages home.

Roof, Windows and Doors

Roof replacements, impact windows and garage doors all need permits, and the permit record is what an insurer and the next buyer will ask for. A seller with the permit file organized sells faster.

Unpermitted Work

Unpermitted work surfaces at inspection and can delay a closing. If a home carries an open permit, resolve it before listing.

What Is Being Built Near The Villages at Country Creek

Several projects near The Villages at Country Creek are underway or planned, including TRG Estero with 370 units, Summercrest with 154 townhomes, the Estero SportsPark, and I-75 project 452544-1, with construction starting late fall 2026. None changes the community's gates or boundaries.

Residential Projects

TRG Estero plans 370 units and Summercrest 154 townhomes, both within a few miles. New supply nearby competes for buyers who want newer construction and sets a ceiling on how much a 1990s home commands.

Parks and Recreation

The Estero SportsPark and its High 5 facility are scheduled to add pickleball courts in early 2027, which answers the amenity gap inside Country Creek, since the association's own courts were denied. RiverPark and the Bonita-Estero Rail Trail add walking and biking within a short drive.

Roads

FDOT project 452544-1 covers the I-75 corridor work with construction starting late in fall 2026. A FEMA-funded regional pond on Three Oaks Parkway has a design due date of March 31, 2027 and is not yet built. A Villages at Country Creek Bypass appears on a Village capital improvement sheet, and we report it as listed, not as funded.

What This Means for Values

Growth nearby has supported demand in Estero, but this neighborhood's own data set the price. Read the market snapshot above for what homes here actually close at.

Daily Life and Drive Times From The Villages at Country Creek

The Villages at Country Creek sits on Corkscrew Road, 1 to 2 miles from Publix and 1.9 miles from I-75 Exit 123, with Southwest Florida International Airport about 20 minutes away. The gate segment of Corkscrew Road carries 24,000 vehicles a day, against 38,500 toward I-75.

Drive Times

Corkscrew Road

Traffic counts on Corkscrew Road are 24,000 vehicles a day at the community's gate segment and 38,500 toward I-75. There is no funded widening for the gate segment beyond 2035 in the current plan, so peak-hour congestion is a permanent feature.

Two Gates

The main gate is on Corkscrew Road and a resident-only side gate opens onto Three Oaks Parkway on a barcode sticker, the first one free. Both are automated. We found no evidence of a staffed guardhouse, so we call the community gated, not guard-gated.

Healthcare

Lee Health Coconut Point has an emergency department about 5 miles and 10 minutes away. Proton therapy is about 2 miles away, Gulf Coast Medical Center about 18 minutes and the Bonita Health Center about 4.7 miles.

Shopping and Dining

Publix is the nearest grocery, and the community's own Creekside Restaurant serves residents and guests, currently from temporary facilities during the clubhouse project.

Selling your Villages at Country Creek home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Villages at Country Creek? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

How Does The Villages at Country Creek Compare With the Other Country Creek Neighborhoods?

The Villages at Country Creek is the largest of three Country Creek neighborhoods, with up to 624 single-family homes and 27 MLS closings in 12 months, against 12 for River's Reach and 9 for The Villas. Only River's Reach is a Florida condominium; the Villages and Villas answer to Chapter 720 homeowners' associations.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)

The Three Neighborhoods Side by Side

The community-wide window on the hub page ends September 13, 2026 and counts nine Villas closings; our own window to September 29 picks up a tenth. Both figures are real, and both are small samples for the Villas.

Where the Villages Win

The Villages have the most homes, the widest range of sizes and streets, detached lots and the only estate section. A buyer who wants a detached home inside the gates, with the community's golf, pools and courts, has one neighborhood to choose from, and it is this one. The 12-month median is $355,000 against $301,500 for The Villas.

Where the Villas Win

The Villas are the lower-entry attached product, with uniform 1,293 to 1,412 square foot two-bedroom plans on the county roll and a lower median sale price. For a buyer who wants the club without a detached lot to maintain, they are the alternative.

Where River's Reach Wins

River's Reach is the only condominium regime, carries a lower solid waste line ($18.31 against $366.39) and has the highest turnover of the three. The River's Reach guide covers condominium law, milestone inspections and structural reserves, none of which apply to a Villages home.

The Hub

For the whole community, including the master association, the lawsuit and the flood study, read the Country Creek guide.

The Villages at Country Creek vs The Villas at Country Creek: Which Country Creek Neighborhood Fits You?

Choose The Villages at Country Creek for a detached one-story home on its own lot, with a 12-month median of $355,000 across 27 closings. Choose The Villas at Country Creek for a lower-priced attached villa, median $301,500 across 10 closings, with less to maintain. Both share the golf course and amenities.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)

The Decision Table

Read the Villas column as a small sample: 10 closings in 12 months is at the line for a stable median, and 2 active listings is too few for a supply figure to mean much.

Choose the Villages If

You want a detached home and a lot of your own, a third or fourth bedroom, a garage-forward exterior with a private pool option (about 25 percent of parcels have one), or an estate street on Rivers Ford, Coach House Lane or Lanthorn Way. You can absorb a higher entry price and the flood questions on the low streets.

Choose the Villas If

You want lock-and-leave living with the exterior handled by an association, at a price about $53,500 below the Villages median over the last 12 months. You accept two bedrooms as the norm and a market with fewer sales and longer marketing times.

What They Share

The same master association, the same course, five pools and five tennis courts, the same gates, the same Corkscrew Road, the same 13.0214 mill tax stack and the same clubhouse project and lawsuit. Read the Villas guide for the rest of the Villas story.

Selling your Villages at Country Creek home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Villages at Country Creek? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

How Does Golf Ownership at The Villages at Country Creek Compare With Other Estero Clubs?

A Villages at Country Creek owner pays no initiation fee and a $25 member round, while Pelican Sound charges a $20,300 initiation and $11,495 a year, and Stoneybrook sells public passes at $12,000 single and $20,000 for a couple. Grandezza, Wildcat Run and Shadow Wood publish nothing.

The Published Prices

Those comparison figures come from the Country Creek hub page, which cites each club's own published schedule. They are a published-price comparison, not a product comparison: Country Creek is an executive par 61 course, and the others are regulation courses with different amenities.

What the Comparison Means

For a golfer who wants a short, fast, walkable course and a bundled amenity package, Country Creek costs far less to enter. For a golfer who wants a championship layout, it is not the same product, and a buyer should play both before deciding.

Pros and Cons of Living at The Villages at Country Creek

The Villages at Country Creek offers detached one-story homes, a bundled executive golf course, five pools and five tennis courts at a $355,000 12-month median. Its cons are an unpublished assessment, an active clubhouse project and lawsuit, flood exposure on six streets and Corkscrew Road traffic.

Pros

1. Detached one-story homes across 624 parcels, in sizes from 982 to 2,699 square feet.
2. Golf, five pools and five tennis courts inside the gates, with no initiation fee.
3. Two automated gates, with a resident-only side gate on Three Oaks Parkway.
4. No CDD and a tax stack of 13.0214 mills, 0.1791 below unincorporated Estero.
5. Fast architectural review, typically two to three business days.
6. Central Estero location, 1.9 miles from I-75 Exit 123 and 1 to 2 miles from Publix.
7. A large, liquid market relative to its neighbors: 27 closings in 12 months.

Cons

1. No published assessment. Only the estoppel gives the number.
2. A clubhouse under demolition and a special assessment under court challenge as of September 2026.
3. Flood exposure on six streets, led by Blacksmith Forge at 78 percent of parcels.
4. Pre-2002 construction, which makes roof age and wind mitigation the drivers of insurance.
5. Slower sales lately: 70 median days on market and a 94.7 percent sold-to-final-list ratio in 12 months.
6. Corkscrew Road traffic at 24,000 vehicles a day with no funded widening beyond 2035.
7. No pickleball inside the community.
8. Unpublished rental and pet rules at the three Villages associations.
9. Three separate sub-association desks to deal with at a closing.

Selling your Villages at Country Creek home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Villages at Country Creek? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Thinking of Selling Your Villages at Country Creek Home? List With the #1 Team in Southwest Florida Since 2012

If you're searching for a Villages at Country Creek listing agent, or thinking, 'I need someone to sell my Villages at Country Creek home...' you are selling into Country Creek's largest neighborhood, where the ask against the recent closings and the estoppel decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.

In the last 12 months we tracked all 27 Villages at Country Creek closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 135 the MLS has recorded in the last 60 months. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number.

Honors and recognition:

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

The Villages at Country Creek's Recent Sales, by the Numbers

• MLS closings, 12 months to September 29, 2026: 27, median $355,000, from $195,000 to $560,000.
• Dollar volume, same window: $9,775,900.
• 24 months: 52 closings, median $373,500 (mean of $372,000 and $375,000), $19,514,050 in volume.
• Days on market, 12 months: median 70, mean 84.1, range 3 to 297.
• Sold over final list, 12 months: median 94.7%; 23 sold below list, 2 at list and 2 above.
• County recorded sales since September 29, 2025: 36, median $350,000.
• Represented-sale count: we publish none for the Villages, because none is on file; we walk you through all 27 on request.

Selling in The Villages at Country Creek Is Different in Six Ways

• Three associations, three desks. The master office, Pegasus (Villages I and II) and MyTown Communities (Villages III) each hold part of your paperwork.
• The estoppel is the number. Order it early; it names the assessment, the special assessment and every fee, and it is effective 30 days by hand or email and 35 by mail.
• Flood status by street. Know whether your parcel is in Zone X or the hazard area, and have any LOMA ready.
• Roof and wind papers. The roof permit and the wind mitigation form answer the first insurance question.
• Ask against the recent closings. Three listings have waited more than 90 days, at $475,000, $429,000 and $314,900, while the 12-month median sold at $355,000.
• The clubhouse story. Be ready to explain the project and the pending lawsuit before a buyer asks.

What Is Your Villages at Country Creek Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Villages at Country Creek home valuation. Jesse follows up with the Villages closings that fit your home: the same street, the same plat unit, adjusted for size, condition, updates and pool.

(239) 898-6072, text or call. Confidential conversations welcome. Our The Villages at Country Creek seller's guide walks through the sale step by step, and the The Villages at Country Creek home valuation page shows how homes here are priced.

Is now a good time to sell a Villages at Country Creek home?

For a home priced to the recent closings, the market is workable: 9 active listings against 27 closings a year is about 4.0 months of supply, and 2026 sales have closed at a $360,000 median against $392,000 for 2025. Sellers who ask well above the closings should expect to wait (Southwest Florida MLS, September 29, 2026).

How do I price a Villages at Country Creek home?

Against Villages closings of the same size, on the same kind of street. Homes under 1,300 square feet closed at a $275,000 median in 12 months (n = 8), and homes of 1,800 square feet or more at $512,000 (n = 4, small sample, mean of $499,000 and $525,000).

How long will a Villages at Country Creek home take to sell?

The 12-month median is 70 days, with a range of 3 to 297. Seven of 27 closed within 30 days and nine took more than 90.

Do I need the association's approval to sell?

An approval process for leases and purchases exists, but its terms are not published for the Villages associations. Ask the applicable management desk; the estoppel form asks whether board approval or a right of first refusal applies.

What does the clubhouse project mean for my sale?

Buyers will ask about it. Have the estoppel, the current special assessment status and the construction timeline ready, and disclose what you know.

Can I sell a Villages at Country Creek home with a tenant in it?

Generally yes, subject to the lease and the association's rules. The lease terms and any tenant approval requirements are not published, so confirm with the management desk before you list.

Your Local Real Estate Experts

Villages at Country Creek owners and buyers work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every recent Villages sale and public record in Country Creek before writing this guide.

You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Villages at Country Creek guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, and the team launched in October 2008.

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

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.

What Our Clients Say

McGreevy and Comisar is a top-reviewed Villages at Country Creek realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.

★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Leslie Foster, verified Google review

★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Raoul Grossi, verified Google review

★★★★★ “Marc and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that's gonna treat you like family, well you found them.” stephen joslin, verified Google review

★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review

Contact McGreevy and Comisar

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

Selling your Villages at Country Creek home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Villages at Country Creek? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Licensure, and the Office of Record

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.

• Jesse McGreevy, Florida license SL3101296
• Marc Comisar, Florida license BK3060671
• Brokerage office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Frequently Asked Questions: The Villages at Country Creek Buyer Edition

These are the questions buyers of The Villages at Country Creek ask us most, answered from the county roll, the Southwest Florida MLS as pulled September 29, 2026, the Village of Estero and the association's own published materials. Where the record is silent, we say so and name the document that decides.

Is The Villages at Country Creek a gated community?

It has two automated gates, the Corkscrew Road main gate and a resident-only Three Oaks Parkway side gate opened by a barcode sticker, the first one free. We found no evidence of a staffed guardhouse, so we call it gated and not guard-gated.

How many homes are in The Villages at Country Creek?

Up to 624 single-family homes on the county profile, and no fewer than 481. The county codes attached villas as single-family, so the exact split with The Villas cannot be read from the roll.

What do homes in The Villages at Country Creek sell for?

The 12-month MLS median to September 29, 2026 is $355,000 across 27 closings, ranging from $195,000 to $560,000. The 24-month median is $373,500 (52 closings, mean of $372,000 and $375,000).

What are the HOA fees at The Villages at Country Creek?

No current figure is publicly sourceable. The master association and one of three Villages associations each levy an assessment, and the estoppel certificate states the exact numbers for your home.

Who manages the Villages associations?

Pegasus Property Management in Bonita Springs manages Villages I and II, and MyTown Communities in Fort Myers manages Villages III. The master association is self-managed at the clubhouse.

How much does golf cost?

There is no initiation fee. On the May to October 2026 card a member pays $25.00 for 18 holes and $18.00 for 9, a guest pays $45.00, and a cart rider is $10.00, all before tax.

Is the golf membership equity?

Not today. Homes sold in 1988 came with an equity membership, but the structure is now bundled and non-equity, with no published resale capital fee.

Which streets are in a flood zone?

Six streets carry most of the Special Flood Hazard Area parcels: Blacksmith Forge at 78.0 percent, Winterberry Way 66.7, Lanthorn Way 54.5, Rivers Ford 51.6, Andiron Place 47.1 and Country Walk Way 44.4. Overall 83.4 percent of 987 tested parcels are Zone X.

What evacuation zone is The Villages at Country Creek in?

Zone A, on all 987 tested parcels. Confirm a specific address on the Lee County lookup before you plan.

How much is insurance?

It depends on roof age, wind mitigation and flood status. The Lee County average Citizens multiperil premium was $2,197 as of April 30, 2026; get quotes with a wind mitigation form on Form OIR-B1-1802.

How old are the roofs?

Homes were built 1988 to 2001, and many roofs have been replaced. Ask for the permit date, because insurers commonly price roofs older than 15 years harshly under section 627.7011.

What are the property taxes?

The 2025 rate was 13.0214 mills across 12 authorities, with a $366.39 solid waste line for single-family homes. An Andiron Place parcel with $382,345 taxable value paid $5,410.83.

Is there a CDD?

No. We found no Community Development District, so no CDD debt line appears on the bill.

Is The Villages at Country Creek a 55 and over community?

No age restriction appears in any first-party source we found. The occupancy article of the recorded Declaration is the affirmative proof, and we can pull it for you.

Can I rent my home?

A lease requirement and tenant approval process exist, but the minimum term and frequency are not published. Confirm in writing before buying for rental income.

What are the pet rules?

Pets are common, but count, weight and breed limits are not published. The recorded Rules and Regulations decide; ask for them before you make an offer.

What schools serve the neighborhood?

No school is zoned by address. Proximity Zone Q (elementary), GG (middle) and South Zone Sub-zone 3 (high) apply, pointing to Three Oaks Elementary, Pinewoods Elementary, Three Oaks Middle and Estero High, with the two elementary schools over capacity.

Is there pickleball?

Not inside the community. The Village of Estero Planning, Zoning and Design Board denied a limited development order for one clubhouse court on July 25, 2023. The Estero SportsPark and High 5 are scheduled to add pickleball in early 2027.

What is happening with the clubhouse?

Demolition began April 13, 2026 under a phased $8 million plan, with the first phase estimated at $2 million to $3 million. Dining and offices are in temporary facilities.

Is there a lawsuit?

Yes. Case 26-CA-000387 was filed January 21, 2026 in Lee County, asking whether the Declaration required a membership vote for the clubhouse special assessment. The amount and outcome are not publicly known.

How do I know which association my home belongs to?

Pull the parcel record at leepa.org, read the plat unit in the legal description and map it to Villages I, II or III. The estoppel confirms it.

How fast is architectural approval?

The association says completed forms are typically decided in two to three business days, and an approved-contractor list exists.

How big are the homes?

Heated area runs 982 to 2,699 square feet with a median of 1,446. By count, 104 are under 1,300 square feet and 109 are 1,800 or larger.

Are all homes one story?

Yes, every single-family-coded parcel in Country Creek is one story per the county roll.

How many bedrooms do homes have?

378 have two bedrooms, 235 three and 11 four on the roll. The MLS also markets two-bedroom homes with a den, which sold at a $365,000 median in the last 12 months (n = 9).

Can I use a mortgage on a hazard-area home?

Yes, but a federally backed mortgage on a home in the Special Flood Hazard Area requires flood insurance. Price it before you write an offer.

What is the difference between the Villages and the Villas?

The Villages are detached homes, the Villas attached villas. The 12-month medians are $355,000 and $301,500. See the side-by-side above.

What is the difference between the Villages and River's Reach?

River's Reach is a 220-unit Chapter 718 condominium; the Villages are Chapter 720 homeowners' associations, so there are no milestone inspection or structural reserve rules for a Villages home.

How long does the airport take?

Southwest Florida International Airport is about 20 minutes away, and I-75 Exit 123 is 1.9 miles.

Where is the nearest emergency room?

Lee Health Coconut Point, about 5 miles and 10 minutes away.

Do people live here year-round?

57 percent of single-family parcels carry a homestead exemption, and the association says about 35 percent of residents stay through the summer.

How do I start buying here?

Call Marc at (239) 287-5873 or read how we represent buyers. We start with the estoppel, the flood status of the street and the roof permit, then the closings that match your target home.

Selling your Villages at Country Creek home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Villages at Country Creek? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Frequently Asked Questions: The Villages at Country Creek Seller Edition

These are the questions sellers of The Villages at Country Creek ask us most, answered from the Southwest Florida MLS as pulled September 29, 2026, the county recorded sales and Lee County customary closing practice. The purchase contract controls every cost, and we identify where the record is silent.

What is my Villages at Country Creek home worth?

Start with the 12-month median of $355,000 across 27 closings, then adjust for size, street, condition, pool and flood status. Get a free home valuation and Jesse will send the closings that match your home.

What is the price range of recent sales?

From $195,000 for a 1,312 square foot two-bedroom sold September 28, 2026 to $560,000 for a four-bedroom of 2,045 square feet sold in May 2026. In 12 months, 9 sold under $300,000, 11 from $300,000 to $399,999 and 7 at $400,000 or more.

How long does a Villages home take to sell?

The 12-month median is 70 days, mean 84.1, range 3 to 297 days. Seven of 27 closed within 30 days.

How much below list do homes sell?

The median sold-to-final-list ratio is 94.7 percent over 12 months, with 23 of 27 selling below list, 2 at list and 2 above. That ratio is sold price over the final list price.

Are prices rising or falling?

Falling from the 2023 peak. Calendar-year medians were $489,950 in 2023 (n = 34, mean of $485,900 and $494,000), $436,500 in 2024 (n = 28), $392,000 in 2025 (n = 22) and $360,000 in 2026 through September 29 (n = 22, mean of $355,000 and $365,000).

What time of year sells best?

Spring. March through June 2026 produced 17 of the 27 closings in the 12-month window, and October through December 2025 produced 5.

Who pays the doc stamps?

In Lee County the seller customarily pays documentary stamps on the deed at $0.70 per $100 of price, and the contract controls. At $355,000 that is $2,485.

Who pays for the owner's title policy?

In Lee County the seller customarily pays the owner's policy, and the contract controls. At $355,000 the promulgated premium is about $575 plus $255,000 times $5 per $1,000, which is $1,850.

What is an estoppel and who orders it?

It is the association's certificate stating your assessment, any special assessment and every fee due. Under section 720.30851, Florida Statutes, the association must deliver it within 10 business days of the request.

How much does an estoppel cost?

The statute text states caps of $250, plus $100 if expedited and $150 more if delinquent, and directs the Department of Business and Professional Regulation to adjust them for inflation every five years. Our seller-cost research carries the adjusted amounts as $299, $119 and $179. Confirm the current amount when you request it.

How long is an estoppel good for?

30 days if hand-delivered or emailed and 35 days if mailed, so time it to the closing, not to the first showing.

Which association do I call?

Pegasus Property Management for Villages I and II, MyTown Communities for Villages III and the Administration Office for the master. Each holds part of your paperwork.

Do I need association approval to sell?

An approval process for leases and purchases exists, but the terms are not published. The estoppel form asks whether approval or a right of first refusal applies.

Must I disclose the clubhouse special assessment?

Disclose what you know: the assessment status, any unpaid balance and how it is allocated. The estoppel will show the balance, and a buyer's attorney will ask.

Must I disclose the lawsuit?

Case 26-CA-000387 is in the public record. Discuss disclosure with your closing attorney, and expect informed buyers to raise it.

Must I disclose flood history?

Florida requires sellers to disclose known material facts affecting value, and a flood loss is one. Gather your claim history, any elevation certificate or LOMA and post-Ian repair permits.

Does my flood zone affect my price?

Yes. A hazard-area home requires flood insurance with a federally backed mortgage, and the cost affects what buyers will pay. Blacksmith Forge, at 78 percent hazard-area parcels, is the most exposed street.

Does my roof age matter?

A great deal. Insurers price roofs older than about 15 years harshly under section 627.7011, and every Villages home predates the 2002 code. Have the permit and date ready.

Should I order a wind mitigation inspection before listing?

Often yes. Form OIR-B1-1802 documents credits a buyer's insurer will honor, and it answers the first insurance question at showing.

Do I owe capital gains tax?

Florida has no state income tax. Federal law can exclude up to $250,000 of gain for a single owner and $500,000 for a married couple filing jointly if you owned and lived in the home two of the last five years. Confirm with your tax advisor.

Should I renovate before I sell?

Only where the closings pay. The market splits by size: homes under 1,300 square feet closed at a $275,000 median (n = 8) and homes of 1,500 to 1,799 at $375,000 (n = 7). Check the 50 percent substantial-improvement rule first if you are in the hazard area.

Do open permits hurt a sale?

Yes. Open or unpermitted work surfaces at inspection and can delay a closing. Close them before listing.

How do I price against my listing competitors?

Nine homes were active on September 29, 2026, from $219,000 to $475,000, median list $360,000. Three have waited more than 90 days, at $475,000, $429,000 and $314,900.

Will a golf-course view add to my price?

About half of the single-family parcels carry a golf frontage code, but we could not isolate a premium from 27 sales and do not publish one. A matched comparable on the same street is the best guide.

Should I sell with a pool?

About 25 percent of parcels have a private pool. We do not publish a pool premium for the Villages because the sample is too small to isolate one.

Can I sell while my home is tenant-occupied?

Generally yes, subject to the lease and any association rules. The buyer takes the lease unless it is terminated, so confirm the term and the tenant's notice rights.

Can I sell from out of state?

Yes. Florida allows remote signing and power of attorney closings, and we coordinate the estoppel, showings and inspections locally. About 35 percent of residents stay through summer, so many owners here already manage from a distance.

How does the Villas market compare if I own a villa instead?

Villas closed at a $301,500 median (n = 10, small sample) against $355,000 here. See the Villas guide and our side-by-side above.

What do buyers ask first?

Assessment and estoppel, the clubhouse project, flood status and roof age. A seller with those documents in hand at listing controls the conversation.

How do I get started?

Call Jesse direct at (239) 898-6072 or request a free valuation. See also our guide to selling a home in Country Creek.

What do Villages at Country Creek homes sell for by bedroom count?

In the last 12 months two-bedroom homes closed at a $275,000 median (n = 7, small sample), two-bedroom-plus-den homes at $365,000 (n = 9, small sample) and three-bedroom homes at $360,000 (n = 8, mean of $350,000 and $370,000, small sample).

Does a den add value in The Villages at Country Creek?

The MLS shows a $90,000 gap between two-bedroom and two-plus-den medians over 12 months, but both are small samples and the dens sit in larger homes, so size explains part of it. Compare by living area first.

Do I have to be present at closing?

No. Florida allows remote online notarization and power of attorney closings, and we coordinate the estoppel, the association paperwork and the title company for owners who are out of state.

Is it a bad time to list before hurricane season?

Timing matters less than pricing. March through June produced 17 of 27 closings in the last 12 months, and October to December produced 5, so a home listed in late winter has met the strongest buying months.

Why list a Villages at Country Creek home with McGreevy and Comisar?

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we read the Villages by street, plat unit and flood status instead of by a community average. We publish no Villages sales count because none is on file, and we walk you through all 27 recent closings on request.

Selling your Villages at Country Creek home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Villages at Country Creek? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Sources and Authoritative References

Every fact on this Villages at Country Creek guide traces to a primary record below: the community's own site, Florida state records, Lee County and Village of Estero records, FEMA and federal sources. Parcel and sale facts come from the county roll and the MLS. No brokerage, listing portal or IDX feed is cited.

1. Village of Estero, flood maps and zones (accessed September 30, 2026)
2. Village of Estero, floodplain protection (accessed September 30, 2026)
3. Village of Estero, flood brochure (April 2021) (accessed September 30, 2026)
4. Village of Estero, area-wide traffic study (accessed September 30, 2026)
5. Village of Estero capital improvement sheet, Corkscrew Road widening (accessed September 30, 2026)
6. Village of Estero capital improvement sheet, Corkscrew Road and Three Oaks Parkway intersection (accessed September 30, 2026)
7. Village of Estero capital improvement sheet, Villages at Country Creek Bypass (accessed September 30, 2026)
8. Village of Estero capital improvement sheet, Dry Creek Bed sediment removal (accessed September 30, 2026)
9. Village of Estero capital improvement sheet, Trailside Drive drainage (accessed September 30, 2026)
10. Village of Estero comprehensive plan (accessed September 30, 2026)
11. Village of Estero future land use map, updated September 14, 2023 (accessed September 30, 2026)
12. Village of Estero, disaster recovery permit information (accessed September 30, 2026)
13. Village of Estero, 2024 annual comprehensive financial report (accessed September 30, 2026)
14. Village of Estero, preliminary flood maps (accessed September 30, 2026)
15. Village of Estero, permits and Community Development (accessed September 30, 2026)
16. Lee County Property Appraiser, 2025 taxing district millage book (accessed September 30, 2026)
17. Lee County Property Appraiser, taxes levy data (accessed September 30, 2026)
18. Lee County Property Appraiser, property search (accessed September 30, 2026)
19. Lee County Property Appraiser, subdivision report (accessed September 30, 2026)
20. Lee County Property Appraiser, parcel record (Villages parcel example) (accessed September 30, 2026)
21. Lee County Property Appraiser, parcel record (second example) (accessed September 30, 2026)
22. Lee County Clerk of Court, court records (accessed September 30, 2026)
23. Lee County Planned Development record, DCI86213 (Villages at Country Creek RPD) (accessed September 30, 2026)
24. Lee County zoning case 86-2-13 DCI (accessed September 30, 2026)
25. Lee County zoning case DCI2007-00035 (accessed September 30, 2026)
26. Lee County resolution PD-93-024 (accessed September 30, 2026)
27. Lee County resolution PD-94-008 (accessed September 30, 2026)
28. Lee County resolution PD-94-029 (accessed September 30, 2026)
29. Lee County resolution Z-07-061 (accessed September 30, 2026)
30. Lee County resolution ZAB-86-034 (accessed September 30, 2026)
31. Lee County Department of Transportation, projects and plans (accessed September 30, 2026)
32. Lee County, Corkscrew Road task 1 memo (accessed September 30, 2026)
33. Corkscrew Road widening project (accessed September 30, 2026)
34. Florida DOT, traffic count report, 2024 peak season, District 1 (accessed September 30, 2026)
35. Florida DOT SWFL Roads, project 452544-1 (accessed September 30, 2026)
36. Florida DOT SWFL Roads, Lee County projects (accessed September 30, 2026)
37. Florida Senate, section 720.30851, Florida Statutes (estoppel certificates) (accessed September 30, 2026)
38. Florida Senate, section 720.305, Florida Statutes (association remedies) (accessed September 30, 2026)
39. Florida Senate, section 627.7011, Florida Statutes (homeowner policies) (accessed September 30, 2026)
40. Florida Senate, section 201.02, Florida Statutes (documentary stamp tax on deeds) (accessed September 30, 2026)
41. Florida Senate, section 720.303, Florida Statutes (association powers and duties) (accessed September 30, 2026)
42. Florida Senate, section 720.3085, Florida Statutes (assessments) (accessed September 30, 2026)
43. Florida Statutes, section 189.061 (special district registry) (accessed September 30, 2026)
44. Florida Statutes, section 553.844 (mitigation and building code) (accessed September 30, 2026)
45. Florida Statutes, section 627.0629 (residential rate filings) (accessed September 30, 2026)
46. Florida Office of Insurance Regulation, Uniform Mitigation Verification Inspection Form OIR-B1-1802 (accessed September 30, 2026)
47. Florida Department of Education, school grades results packet (accessed September 30, 2026)
48. Citizens Property Insurance, policies in force, April 30, 2026 (accessed September 30, 2026)
49. Citizens Property Insurance, detail by county, April 30, 2026 (accessed September 30, 2026)
50. Citizens Property Insurance, rate recommendation, December 10, 2025 (accessed September 30, 2026)
51. Florida Division of Corporations, The Villages at Country Creek Master Association, Inc. (N22433) (accessed September 30, 2026)
52. Florida Division of Corporations, The Villages at Country Creek I Homeowners Association, Inc. (N22435) (accessed September 30, 2026)
53. Florida Division of Corporations, The Villages at Country Creek II Homeowners Association, Inc. (N34630) (accessed September 30, 2026)
54. Florida Division of Corporations, master association articles filed 2001 (N22433) (accessed September 30, 2026)
55. Florida Division of Corporations, master association restated articles filed 2004 (N22433) (accessed September 30, 2026)
56. Florida Division of Corporations, master association filing 1996 (N22433) (accessed September 30, 2026)
57. Florida Division of Corporations, Villas V articles filed 1997 (N97000006324) (accessed September 30, 2026)
58. The Villages at Country Creek, official community site (accessed September 30, 2026)
59. The Villages at Country Creek, amenities (accessed September 30, 2026)
60. The Villages at Country Creek, golf (accessed September 30, 2026)
61. The Villages at Country Creek, golf rates (accessed September 30, 2026)
62. The Villages at Country Creek, pro shop (accessed September 30, 2026)
63. The Villages at Country Creek, golf course etiquette (accessed September 30, 2026)
64. The Villages at Country Creek, tennis (accessed September 30, 2026)
65. The Villages at Country Creek, dining (accessed September 30, 2026)
66. Lee County School District, school zones (accessed September 30, 2026)
67. Lee County School District, student enrollment (accessed September 30, 2026)
68. Lee County School District, transportation optimization (accessed September 30, 2026)
69. Lee County School District, 2026-2027 student enrollment plan (accessed September 30, 2026)
70. Lee County School District, 2025-2026 school grades report (accessed September 30, 2026)
71. Lee County School District, open enrollment, January 2026 (accessed September 30, 2026)
72. Lee County School District, registration for 2026-2027 (accessed September 30, 2026)
73. Lee Health, Coconut Point emergency department (accessed September 30, 2026)
74. Lee Health, Coconut Point (accessed September 30, 2026)
75. Lee Health, Gulf Coast Medical Center (accessed September 30, 2026)
76. Lee Health, Bonita Community Health Center (accessed September 30, 2026)
77. Lee Health, Southwest Florida Proton Center (accessed September 30, 2026)
78. Federal Emergency Management Agency, National Flood Hazard Layer (accessed September 30, 2026)
79. Federal Emergency Management Agency, NFIP community status book (accessed September 30, 2026)
80. Federal Emergency Management Agency, housing assistance data for owners (accessed September 30, 2026)
81. Federal Emergency Management Agency, Map Service Center (accessed September 30, 2026)
82. U.S. Geological Survey, Hurricane Ian high-water marks (accessed September 30, 2026)
83. U.S. Geological Survey, daily water data (accessed September 30, 2026)
84. Internal Revenue Service, topic 701, sale of your home (accessed September 30, 2026)
85. U.S. Department of Housing and Urban Development, fair housing (accessed September 30, 2026)
86. Lee County Property Appraiser, 2026 tax roll: 624 Villages-profile residential parcels (use code 01, ZIP 33928) matched by recorded legal description, year built, bedrooms and heated area.
87. Lee County recorded sales, qualified deeds over $50,000, all years on file, newest recording July 29, 2026, as carried in the county sales file.
88. Southwest Florida MLS Matrix, Development Country Creek, Villages at Country Creek closings and actives, pulled September 29, 2026.
89. McGreevy and Comisar sub-community roster for Country Creek, September 2026, including the 27, 12 and 9 closing split for the three neighborhoods.
90. McGreevy and Comisar Country Creek community guide, September 2026, for the flood, evacuation, tax and comparison-club figures cited above.

Downloadable Documents

The key documents for The Villages at Country Creek are published by the State of Florida, Lee County, the Village of Estero and the federal government; the table links each to its issuing authority. The recorded Declaration and Rules and Regulations come through the Lee County Clerk's official records, and the estoppel through the association's management desk.

Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for The Villages at Country Creek. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.