Estero, Florida
Sell your Corkscrew Estates home with McGreevy and Comisar, Top 1% nationally since 2008. Only 59 homes exist, so we price from every recorded sale and have your estoppel and flood file ready on day one. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated September 2026.
Corkscrew Estates is a gated Pulte enclave of 59 estate homes on 0.77 to 0.92 acre lots in Estero, and homes here change hands only a few times a year, so a sale is priced one comparable at a time. This seller guide sits beside our full Corkscrew Estates community guide, which covers the plat, the association, the flood map and the schools in depth. Everything on this page answers an owner's question: how to sell for the most money, with the fewest surprises, on a timeline you control. If you are still comparing listing teams, our guide to the best real estate agents in Estero sets the options side by side on the public record.
Corkscrew Estates has an Estero mailing address but sits in unincorporated Lee County, outside the Village of Estero: the Lee County roll places every parcel in taxing district 079 and zones them AG-2.
This seller guide covers how to sell. The Corkscrew Estates valuation guide covers what your home is worth, and the Corkscrew Estates buyer guide shows what your buyer will weigh.
Selling elsewhere in the village, or comparing notes with a neighbor in another gate? Our guides to selling a home in Estero and selling a home in Meadows of Estero apply the same record-first method to those markets. Want a number first? Start with our free home valuation, and if you are also buying, our Estero buyer guide covers the purchase side.
McGreevy and Comisar are the best realtor for selling a Corkscrew Estates home because we price every home from the county's recorded sales lot by lot, prepare the association, flood and resale-assessment file before a buyer asks, and personally negotiate every offer. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar run the pricing conversation, the marketing build, the negotiation and the association paperwork on every listing we take. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has sold over $2.5 billion in real estate across Southwest Florida, with over $900 million in personal sales between Jesse and Marc. Our office is in Bonita Springs, a short drive south of Estero.
Recent Corkscrew Estates market record (Lee County recorded sales, 12 months to October 17, 2026): 5 recorded sales, Pulte's final new home at $1,760,000 and 4 resales from $1,000,000 to $1,900,000 at a $1,525,000 resale median. Our August 1, 2026 Southwest Florida MLS pull showed 5 closings in the prior 12 months, at a $1,500,000 median, each matching its recorded deed. The MLS misses builder-direct sales, so the county count leads. We tracked every one of the 73 recorded sales in the community from June 2022 to October 17, 2026 (Source: Corkscrew Estates community guide and the Lee County Property Appraiser sales file).
For Corkscrew Estates sellers: professional photography, a documents file that answers the resale-assessment, rental-rule and flood questions before they are asked, a regional buyer database, and discreet off-market options when a seller wants privacy.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Corkscrew Estates is narrower and checkable: we have read the recorded plat, the 115-page Declaration and its 2024 amendment, and the county's record of every sale, and we bring all of it to your kitchen table.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings, buyer agent conversations and inspections. Jesse McGreevy runs pricing, marketing, data and the association and closing paperwork. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873, and read more about the partnership on our about McGreevy and Comisar page.
Selling in Corkscrew Estates? Call Jesse direct at (239) 898-6072 or request a free Corkscrew Estates home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Corkscrew Estates sellers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your price, your paperwork and your timeline more than any listing photo will, and every one is specific to this 59-home gated Pulte enclave off Corkscrew Road.
Corkscrew Estates sellers can use the links below to jump straight to pricing, costs, disclosure, the Oaks of Estero comparison or the seller FAQ. The guide runs in the order most owners decide: market first, then pricing and marketing, then the legal and cost steps, then timing and preparation.
Selling in Corkscrew Estates is different because the community has only 59 homes, mostly 3,000 to 5,000 square feet on near-acre lots, so your buyer pool is a small group of people watching one gate and a handful of comparable sales. Price comes from the recorded sale of your own plan, not from an average.
With 59 homes, every listing is a visible share of the market. The county recorded 3 sales in 2026 through May, and one overpriced listing or one unusually strong closing moves the whole comparable set. We price Corkscrew Estates homes one lot at a time, starting from the deeds and adding the MLS fields the deeds do not carry.
The community finished building out in 2025, and the county's sales history shows 73 qualified sales from June 2022 to October 17, 2026: 59 first sales from Pulte and 14 resales. The resale count was 1 in 2023, 6 in 2024, 4 in 2025 and 4 through October 17, 2026. That scarcity is why the next owner who sells should call us first.
Your buyer is usually someone who wants land and privacy behind a gate without a club: a Pulte home built from 2021 to 2024, 2,524 to 5,767 heated square feet, on 0.77 to 0.92 acre, in a community with no CDD. Many will also tour Corkscrew Shores, WildBlue and Oaks of Estero, so we price with those in mind.
Four questions come first. What are the dues, and what is the resale assessment? What can I do with the home as a rental? What is the flood zone and what will insurance cost? What is being built along Corkscrew Road? Every one has a documented answer for Corkscrew Estates, and we put the answers in the listing file.
The 59-home gate, lots of three-quarters of an acre to nearly a full acre, private pools on 44 of the 59 homes, lake and preserve tracts, current-code construction and no CDD. We lead with those facts and the recorded proof behind them, not with adjectives.
Selling in Corkscrew Estates? Call Jesse direct at (239) 898-6072 or request a free Corkscrew Estates home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Now is a defensible time to sell in Corkscrew Estates if you want to meet buyers with almost no competing resale supply: the county recorded 6 sales from September 2025 to May 2026, the newest in the county file is May 29, 2026, and the Corkscrew Road corridor is finishing a widening while Verdana Village and Kingston add demand.
Data updated: September 2026
Our Southwest Florida MLS pull of September 29, 2026 showed no Corkscrew Estates listing, but that pull is partial for this community, so we do not read it as zero inventory. Our community guide recorded 2 active listings on July 28, 2026, asking $1,599,000 and $1,899,000. Either way, a buyer who wants this gate has very few choices.
Mixed, and plan-dependent. Of 13 resales with a prior recorded sale on the same lot, 9 closed above the previous price and 4 below, a median change of 4.6 percent. The 4,389 square foot home at 19730 Panther Island Blvd resold at $1,900,000 in May 2026 against $1,817,361 in 2022, while the 2,786 square foot home at 19720 resold at $1,000,000 against $1,147,881.
Section 627.0629 requires insurers to offer wind-mitigation credits, and every Corkscrew Estates home was built from 2021 to 2024 to the current Florida Building Code; the wind mitigation report sets the actual credit. That is a listing fact worth putting in front of every buyer.
Both. Lee County's four-lane widening of Corkscrew Road was scheduled to finish around summer 2026, Verdana Village (2,400 homes) has a Publix at 19050 Corkscrew Road, and Kingston (about 10,000 homes) held its groundbreaking in November 2025. Buyers see services arriving, and some ask about construction traffic, so we bring the schedules to the conversation instead of guessing.
Nobody can promise the next year, and we do not forecast. What we can say is that a home priced on the recorded comparables competes with very few resales, that a month of waiting adds carrying costs on a large home with a pool, insurance and an association, and that the right moment is the one that lines up your next home. We plan both sides together.
Selling in Corkscrew Estates? Call Jesse direct at (239) 898-6072 or request a free Corkscrew Estates home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Corkscrew Estates recorded 5 sales in the 12 months to October 17, 2026: Pulte's final home at $1,760,000 and 4 resales from $1,000,000 to $1,900,000. With fewer than 10 sales in that window, we list every sale instead of publishing a median that would hide more than it shows.
Data updated: September 2026
The Lee County Property Appraiser's qualified sales file, built September 27, 2026, shows these six sales from September 2025 on. The county file flags one as builder-direct (the September 19, 2025 sale); our community guide counts the November 5, 2025 sale of the 5,767 square foot home as Pulte's final closing.
Recorded date | Address | Heated area | Beds | Sold price | Price per heated sq ft |
|---|---|---|---|---|---|
May 29, 2026 | 19730 Panther Island Blvd | 4,389 sq ft | 5 | $1,900,000 | $433 |
May 8, 2026 | 19720 Panther Island Blvd | 2,786 sq ft | 3 | $1,000,000 | $359 |
March 5, 2026 | 19749 Panther Island Blvd | 3,338 sq ft | 4 | $1,500,000 | $449 |
November 5, 2025 | 19770 Panther Island Blvd | 5,767 sq ft | 5 | $1,760,000 | $305 |
September 30, 2025 | 19570 Panther Island Blvd | 3,304 sq ft | 4 | $1,279,000 | $387 |
September 19, 2025 | 14111 Calaveras Ct | 5,013 sq ft | 5 | $1,725,000 | $344 |
The five sales total $7,710,000. The four resales ran $1,000,000 to $1,900,000 with a $1,525,000 median.
The Southwest Florida MLS (Matrix, pulled August 1, 2026, Sub/Condo Name CORKSCREW ESTATES) shows 5 closings in the prior 12 months, $1,000,000 to $1,900,000, a $1,500,000 median, a median 95.0% of list and a median 180 days on market. The MLS misses builder-direct sales, so the county count leads. Each of those closings matches its recorded deed, and we lead with the county count and never quote months of supply from the MLS figure here.
The 12 closings in the MLS pull, with days on market and the share of the last list price the home sold for, are below. Two more rows carry the status flag SDE and are left out of the 12, as the stats block does.
Closing date | Beds and baths | Living area (MLS) | Last list price | Sold price | Days on market | Sold as % of list |
|---|---|---|---|---|---|---|
September 19, 2025 | 5 plus den, 6 baths | 5,098 sq ft | $1,979,990 | $1,725,000 | 251 | 87.1% |
February 7, 2025 | 4 plus den, 3 baths | 3,297 sq ft | $1,775,000 | $1,600,000 | 201 | 90.1% |
October 11, 2024 | 5 plus den, 5 baths | 5,226 sq ft | $2,239,000 | $1,850,000 | 163 | 82.6% |
May 29, 2024 | 6 or more, 5 baths | 4,750 sq ft | $1,850,000 | $1,750,000 | 170 | 94.6% |
May 1, 2024 | 4 plus den, 4 baths | 3,320 sq ft | $1,450,000 | $1,290,000 | 112 | 89.0% |
February 6, 2024 | 4 bed, 3 baths | 3,301 sq ft | $1,320,000 | $1,275,000 | 15 | 96.6% |
January 23, 2024 | 5 plus den, 5 baths | 5,226 sq ft | $1,940,259 | $1,775,409 | 27 | 91.5% |
November 3, 2023 | 5 plus den, 4 baths | 3,627 sq ft | $1,579,562 | $1,586,122 | 53 | 100.4% |
July 24, 2023 | 3 plus den, 3 baths | 2,778 sq ft | $1,096,775 | $1,067,627 | 63 | 97.3% |
June 15, 2023 | 3 plus den, 3 baths | 2,778 sq ft | $1,222,750 | $1,200,979 | 77 | 98.2% |
December 19, 2022 | 3 plus den, 3 baths | 2,708 sq ft | $1,272,097 | $1,250,000 | 46 | 98.3% |
October 14, 2022 | 4 plus den, 4 baths | 3,351 sq ft | $1,388,000 | $1,300,000 | 120 | 93.7% |
Across the five closings in the August 1, 2026 MLS pull, the median was 180 days on market and 95.0% of list. Read them as a sample of five closings, not as a forecast.
The county file shows 73 qualified sales from June 2022 to October 17, 2026: 59 Pulte first sales from $1,067,627 to $2,026,626 and 14 resales from $1,000,000 to $1,900,000. The highest recorded price is $2,026,626, paid on April 16, 2024. Most new homes here sold direct from Pulte and never reached the MLS in the same way, which is why the county record is the sales record.
Recorded sales by year: 8 in 2022, 25 in 2023, 31 in 2024, 5 in 2025 and 3 through May 2026. The builder-direct share fell from 24 of 25 in 2023 to 1 of 5 in 2025, and every 2026 sale so far is a resale. Corkscrew Estates is now a resale market.
Few homes come up for sale in Corkscrew Estates, and the next owner who sells should call us first. If you own one of the 59 homes, request a free Corkscrew Estates home valuation or call Jesse direct at (239) 898-6072. Read our guide to selling a home in Estero for the village-wide picture. If you are also buying, call Marc at (239) 287-5873 and read our guide to buying a home in Estero.
Selling in Corkscrew Estates? Call Jesse direct at (239) 898-6072 or request a free Corkscrew Estates home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
The recent Corkscrew Estates resales that matter most are the recorded sales of the 12 months to October 17, 2026, because a buyer's agent will quote them first. Each is a data point on price per heated square foot and on how a plan cleared against its own earlier sale, taken from the county record.
Data updated: September 2026
$1,900,000, 4,389 heated square feet, $433 per square foot. It sold for $1,817,361 direct from Pulte in June 2022, so the resale was 4.5 percent higher. It is the top of the recorded resale range and the strongest comparable for a large plan.
$1,000,000, 2,786 heated square feet, $359 per square foot, the lowest recorded resale. It cost $1,147,881 new in September 2022, so it resold 12.9 percent below its first price. It is the best evidence of where the smallest plans clear today.
$1,500,000, 3,338 heated square feet, $449 per square foot. It sold for $1,300,000 in October 2022, so the resale was 15.4 percent higher after three and a half years. A 3,338 square foot plan is one of the most common sizes here.
$1,760,000, 5,767 heated square feet, $305 per square foot, the largest home in the community. Our community guide treats it as Pulte's final closing, while the county file classifies it as a resale because it was built in 2021. Either way, it shows that the largest plan trades at the lowest price per square foot.
$1,279,000, 3,304 heated square feet, $387 per square foot. It sold for $1,156,780 new in March 2024, so it resold 10.6 percent higher in about 19 months. In the MLS pull, a 3,297 square foot home also closed at $1,600,000 in February 2025 after 201 days on market.
$1,725,000, 5,013 heated square feet, $344 per square foot. The MLS shows a last list price of $1,979,990 and 251 days on market, so it closed at 87.1 percent of list. It is a reminder that a large home listed near the top of the range took the longest to sell.
Across the 14 recorded resales the median price per heated square foot is $435, against the 59 first sales from Pulte. Resale prices per square foot ran $305 to $531, and the highest are on the smaller plans.
Selling in Corkscrew Estates? Call Jesse direct at (239) 898-6072 or request a free Corkscrew Estates home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Corkscrew Estates prices sit far above nearby Estero communities: its 12-month MLS median was $1,500,000 (August 1, 2026 pull), against $795,000 for Oaks of Estero over 12 months and $1,400,000 for WildBlue. The table shows each community's September 2026 figures from the Southwest Florida MLS pull, except Corkscrew Estates, which uses the August 1, 2026 pull.
Data updated: September 2026
Community | Closings, 12 months | Median sold price | Median $ per sq ft | Median days on market | Sold as % of list | Active listings, Sept 29, 2026 |
|---|---|---|---|---|---|---|
Corkscrew Estates | 5 (August 1, 2026 pull) | $1,500,000 (August 1, 2026 pull) | $369 (August 1, 2026 pull) | not stated | not stated | 0 (partial) |
WildBlue | 19 | $1,400,000 | $519 | 80 | 96.2% | 19 |
Corkscrew Shores | 49 | $875,000 | $343 | 102 | 96.5% | 13 |
Oaks of Estero | 2 | $795,000 | $318 | 84 | 96.4% | 0 |
RiverCreek | 43 | $759,900 | $260 | 69 | 99.2% | 24 |
Preserve at Corkscrew | 15 | $627,800 | $297 | 84 | 97.0% | 3 |
Estero Place | 11 | $694,000 | $317 | 56 | 96.0% | 1 |
Source: Southwest Florida MLS (Matrix), pulled September 29, 2026, Estero map areas. Medians use the middle pair when the count is even. The Corkscrew Estates row uses the August 1, 2026 pull; the county record shows 5 sales in the 12 months to October 17, 2026.
WildBlue, the big-water amenity community on the same corridor, is the nearest by median price at $1,400,000 over 12 months and $519 per square foot, with far more sales. Corkscrew Estates offers larger lots and no club, so a buyer choosing it is choosing land and privacy over amenities.
Oaks of Estero is a 23-home gated street on lots of about 0.22 to 0.33 acre, with two MLS closings in the last 12 months at a $795,000 median. It is a different product and budget, so it shows what a buyer with less to spend can find, not what a Corkscrew Estates home is worth.
Corkscrew Shores and WildBlue show what buyers pay for lake and resort amenities on the same corridor. Corkscrew Estates offers no clubhouse, no community pool and no golf, so we sell it on land, privacy, no CDD and a lean fee structure rather than trying to match a campus.
Because it hides the differences that decide price. Corkscrew Estates homes average about 4,057 heated square feet on near-acre lots, so the community's own record is the honest comparison.
Selling in Corkscrew Estates? Call Jesse direct at (239) 898-6072 or request a free Corkscrew Estates home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Corkscrew Estates suits a buyer who wants a 59-home Pulte enclave on near-acre lots, while Oaks of Estero suits a buyer who wants a 23-home Neal Communities street beside Estero Community Park. Your home will meet buyers who tour both gates, so the table shows what each offers in our September 2026 pull.
Data updated: September 2026
Decision point | Corkscrew Estates | Oaks of Estero |
|---|---|---|
Homes | 59 single-family estate homes | 23 single-family pool homes |
Builder and era | Pulte, built 2021 through 2024 | Neal Communities, built 2015 to 2019 |
Lot size | 0.77 to 0.92 acre | About 0.22 to 0.33 acres |
Living area | 2,524 to 5,767 sq ft, average about 4,057 | 2,452 to 3,417 sq ft |
MLS closings, 12 months to Aug 1, 2026 | 5, median $1,500,000 | 2, median $795,000 |
2, median $795,000 | ||
County recorded sales, 12 months to Oct 17, 2026 | 5 sales; resale median $1,525,000 | 2 resales, $755,000 and $835,000 |
HOA dues | Board-set; the estoppel certificate states the current amount | About $1,388 to $1,456 a quarter, MLS-reported, confirm on the estoppel |
One-time association charge | $2,500 resale assessment, set 2024 | Confirm on the estoppel |
CDD | None, and no master association | None |
Flood zone | FEMA Zone X, panel 12071C0625F | FEMA Zone AH, panel 12071C0591H |
Pools | 44 of 59 homes on appraiser records | Private pool on all 23 homes |
Rentals | 30-day minimum, one-year maximum, 3 leases a year, Board approval, no short-term use | Not stated on our page; the recorded declaration governs |
Sellers whose buyers have less to spend and want a smaller gate beside a park. If you own in Corkscrew Estates, you compete on land, privacy, newer construction and Zone X, not on a park next door, and your price band is roughly double.
Corkscrew Estates sits in Zone X, where flood insurance is optional, and Oaks of Estero maps in Zone AH, where lenders require it. For a Corkscrew Estates seller that is an advantage, and we document it with the FEMA panel and your lender's determination.
Both communities have no CDD. In Corkscrew Estates the buyer also pays a $2,500 resale assessment, so we put that number in the listing file next to the estoppel. A buyer who sees the whole stack early writes a cleaner offer.
If your home is not competing with a $750,000 pool home, do not price against it. The decision table is for understanding the buyer, not for borrowing a price. Ask Jesse at (239) 898-6072 which comparables belong in your file, and read our Oaks of Estero community guide to see the other gate.
Selling in Corkscrew Estates? Call Jesse direct at (239) 898-6072 or request a free Corkscrew Estates home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
We price a Corkscrew Estates home lot by lot: your plan and square footage first, then lot tier, water or preserve position, pool and outdoor living, and systems, all set against the 14 recorded resales and the sales of the 12 months to October 17, 2026. We never price from a community average, because the average spans homes from 2,524 to 5,767 square feet.
Heated area runs from 2,524 to 5,767 square feet, and the county roll shows 27 one-story and 32 two-story homes. Pulte's confirmed plan names are Aventura, Regalia, Madeira, Oakley and Sanibel. We first find the resale closest to your size, because square footage moves price more than any other single factor here.
Recorded resales run $1,000,000 to $1,900,000, but the range that matters is the recent one: $1,000,000 for 2,786 square feet, $1,279,000 and $1,500,000 for 3,300 to 3,340 square feet, and $1,900,000 for 4,389 square feet. Price per heated square foot ranged from $305 to $531 across the 14 resales, and the largest home sits at the low end.
The parcel roll shows two lot tiers, about 0.77 acre and about 0.91 acre, and the plat dedicates three lakes and two preserve tracts, so a large share of homes back to water or preserve. At least nine lots are flagged on county land-use records as lake lots. We test position against your comparable resale instead of adding a fixed amount.
44 of the 59 homes have a private pool on appraiser records, and there is no community pool, so the private pool is the pool. Roof, impact openings, pool equipment and screen enclosure are the items a buyer's inspector reads first. We recommend a fresh wind mitigation report and a pre-listing inspection so your price reflects what an inspector will find.
A well-priced listing here competes with Corkscrew Shores, WildBlue and the occasional Oaks of Estero sale, and with the other Corkscrew Estates homes on the market. We show you the live competition and the last closings of each so you see the same choices a buyer sees. Then we set a list price and a plan for the first 30 days.
The Lee County roll's 2025 assessed values run roughly $952,000 to $1,457,000, an average of about $1.22 million, below recent sale prices, as expected. The recorded sale prices, not the tax roll, set your list price.
Selling in Corkscrew Estates? Call Jesse direct at (239) 898-6072 or request a free Corkscrew Estates home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
We market a Corkscrew Estates home on the facts a buyer can verify: the 59-home gate, the near-acre lot, the private pool, water or preserve views, current-code construction, no CDD and a file that already answers the association questions. Professional photography, our buyer database and cross-listing reach the people watching this corridor.
The association's estoppel and governing documents, the recorded Declaration and 2024 amendment, a wind mitigation report, permit history for the pool and roof, the FEMA flood determination and the HOA disclosure summary. A buyer who can read the answers on the first visit writes a cleaner offer, which shortens your review period.
Our own buyer database, the Southwest Florida MLS and the syndication that follows it, and our team site. Buyers who want land here often also look at Corkscrew Shores and WildBlue, so we make sure your listing appears where those buyers search. We also alert buyers we already represent who asked about the community.
Twilight exterior shots of the pool and lanai, a wide view of the lake or preserve, and clean interiors in daylight. On a 0.77 to 0.92 acre lot the grounds are part of the product, so landscaping, irrigation and pool equipment get a walk-through before the photographer arrives.
The recorded Declaration requires prior Board consent for signs, including realtor signs, so we do not rely on a sign behind a private gate. Our buyers come from search, our database and this page.
Yes. A homeowner who wants privacy can use direct outreach to our buyer database before or instead of a public launch. Less exposure can mean a lower price, and we will show you both scenarios with numbers before you choose.
Selling in Corkscrew Estates? Call Jesse direct at (239) 898-6072 or request a free Corkscrew Estates home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
We negotiate every Corkscrew Estates offer ourselves, comparing net proceeds, contingencies and closing dates rather than headline price. In a market with a handful of resales a year, an offer comes with a buyer's agent who knows the recorded history, so our answer has to be prepared before it arrives.
By net proceeds. A higher price with a long financing contingency, a large repair request and a slow closing can be worth less than a lower offer that closes on time. We line up every offer on price, concessions, inspection terms and dates so you can choose with numbers.
Most Florida homes sell on the Florida Realtors and Florida Bar AS IS contract, which lets the buyer inspect and cancel during the inspection period instead of forcing the seller to repair. We prepare you for the items a 2021 to 2024 home tends to show: pool equipment, screen enclosure, irrigation and roof flashing.
With three to six resales a year, an appraiser has few comparables and may reach to Corkscrew Shores. We hand the appraiser the recorded Corkscrew Estates sales, the plan-by-plan data and the lot facts, which is often the difference between a value that supports the contract and a renegotiation.
A cash offer is only better if the net is better. Cash closes faster and avoids appraisal and financing risk, but many cash buyers expect a discount. We compare every offer on net proceeds, contingencies and the closing date, not on the word cash.
Since August 17, 2024, under the National Association of REALTORS settlement practice changes, offers of buyer-agent compensation cannot be made on the MLS and buyers must sign a written agreement before touring. Commissions are negotiable, and any compensation you offer a buyer's agent is your decision, made off the MLS. We explain every option before you list.
Selling in Corkscrew Estates? Call Jesse direct at (239) 898-6072 or request a free Corkscrew Estates home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Selling a Corkscrew Estates home in Lee County costs the seller the negotiated commission, the deed documentary stamp tax at $0.70 per $100, the owner's title policy, the HOA estoppel certificate, prorated property tax and closing fees. At the $1,500,000 price of the March 2026 sale, doc stamps are $10,500 and the promulgated title premium is $6,325.
Data updated: September 2026
In Lee County the seller customarily pays the owner's title insurance policy and chooses the closing agent, pays the deed documentary stamp tax and the HOA estoppel fee, and credits the buyer for the seller's share of property taxes. The contract controls, and everything is negotiable. Florida law does not assign these costs to either side.
The table is an estimate for a debt-free seller, using a negotiated example commission of 2.5 percent for each side, the promulgated title premium, the statutory doc stamp rate, the estoppel cap and typical title and lien-search fees from our cost pack. It leaves out the property tax proration, which depends on your own 2025 bill.
Line | Estimate | Basis |
|---|---|---|
Sale price | $1,500,000 | Price of the March 5, 2026 sale |
Listing commission, example 2.5% | $37,500 | Negotiated, not fixed by law |
Buyer-agent compensation if you offer it, example 2.5% | $37,500 | Optional, offered off the MLS |
Deed doc stamps, $0.70 per $100 | $10,500 | 15,000 units at $0.70, Fla. Stat. 201.02 |
Owner's title policy (Lee, seller pays) | $6,325 | $575 for the first $100,000, $5.00 per $1,000 to $1,000,000, $2.50 per $1,000 above, Rule 69O-186.003 |
Title search and settlement fee | $1,200 | Typical figure in our cost pack, varies |
Municipal lien search | $175 | Typical, varies |
HOA estoppel certificate | $299 | Statutory cap, Fla. Stat. 720.30851 |
Total with a buyer-agent offer | $93,499 (6.2%) | Sum of the lines above |
Estimated net before mortgage payoff and tax proration | $1,406,501 | $1,500,000 less the total |
Total without a buyer-agent offer | $55,999 (3.7%) | Removes the second $37,500 |
Estimated net without a buyer-agent offer | $1,444,001 | $1,500,000 less that total |
Florida Statute 720.30851 sets the caps at $250, $100 and $150 in the statute, which after the statutory inflation adjustment are $299 for the certificate, $119 more for delivery within three business days and $179 more if the owner is delinquent. Delivery is due within 10 business days, and the certificate is valid for 30 days if delivered electronically or by hand and 35 if mailed.
The 2024 recorded amendment set a one-time $2,500 resale assessment on each resale, due from the buyer at closing, with the Board allowed to raise it up to 10 percent a year. It does not come out of your proceeds, but a buyer's cash to close includes it, so we show it in the listing file.
At the $1,000,000 low of May 2026 the deed tax is $7,000, at $1,279,000 it is $8,953, at $1,900,000 it is $13,300 and at $2,026,626, the highest recorded price, it is $14,187. The tax is $0.70 per $100 of price rounded up to the next $100, in every county except Miami-Dade, and the standard contract assigns it to the seller.
No. Florida has no set rate, and offers of buyer-agent compensation are no longer made on the MLS. The 2.5 percent figures above are examples from our cost pack, not a quote. We explain the structure and put your options in writing before you sign a listing agreement.
Florida taxes are paid in arrears for the calendar year, so at closing the seller credits the buyer for the seller's days of ownership, estimated from the prior year's bill. Your own 2025 bill is the estimate we use until the 2026 bill is issued, and the Lee County Tax Collector publishes the schedule.
Possibly not. Under IRS Publication 523, if you owned and lived in the home for at least 24 months of the five years before the sale you can exclude up to $250,000 of gain, or $500,000 if married filing jointly. Florida has no state personal income tax. Talk to your tax adviser about your own numbers.
Selling in Corkscrew Estates? Call Jesse direct at (239) 898-6072 or request a free Corkscrew Estates home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
A Corkscrew Estates seller must give the buyer the homeowners association disclosure summary before the contract is signed, a property tax disclosure summary, a flood disclosure at or before contract, and any known material defect the buyer cannot readily see. Corkscrew Estates is a Chapter 720 homeowners association, so section 720.401 applies.
Before executing a contract for sale, the seller of a parcel in a mandatory HOA must give the buyer the disclosure summary. If it is not delivered, the buyer may cancel within 3 days after receipt or before closing, whichever comes first, and that right cannot be waived. The duty is the seller's on a resale, and it comes before the buyer signs, not at closing.
No. Corkscrew Estates Homeowners Association, Inc. is a Florida not-for-profit corporation formed by Pulte in 2021 under Chapter 720, and the community is 59 single-family homes, not condominiums. Section 720.401(2) excludes associations under chapters 718, 719, 721 and 723, which is why the condominium resale rules do not apply on this street. Ask your closing agent or attorney if you have questions, because this is information and not legal advice.
Our community guide does not report that the recorded Declaration restates the section 720.401 duty, so we rely on the statute. The Declaration does set the $2,500 resale assessment through its 2024 amendment, which yields a clean split: the seller owes the disclosure summary before the contract, and the buyer owes the resale assessment at closing.
Florida Statute 689.302, in effect since October 1, 2024 and amended October 1, 2025, requires the seller to state at or before the contract whether they know of flooding that damaged the property during their ownership, whether they filed a flood insurance claim and whether they received federal flood assistance. The form does not ask for the FEMA zone; a lender's determination will show Zone X for Corkscrew Estates.
Florida Statute 689.261 requires the buyer to receive a summary at or before the contract warning that they should not rely on the seller's current taxes, because a change of ownership can trigger reassessment. Buyers of a Corkscrew Estates home should expect their assessment to reset to market value the year after purchase.
Under Johnson v. Davis (1985), a Florida seller must disclose known facts that materially affect value and are not readily observable or known to the buyer. An AS IS contract does not remove that duty. Completing the Florida Realtors seller's property disclosure accurately is the cleanest way to meet it.
Selling in Corkscrew Estates? Call Jesse direct at (239) 898-6072 or request a free Corkscrew Estates home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Your Corkscrew Estates buyer will pay association dues set by the Board's annual budget, Lee County property tax with no CDD line, insurance, and a one-time $2,500 resale assessment at closing. The recorded Declaration states no dollar figure for regular dues, so the estoppel certificate is the authoritative number.
Data updated: September 2026
The Declaration deliberately leaves the dollar amount to the Board's annual budget, payable monthly or quarterly. The estoppel certificate states the current amount. Put the current estoppel in the listing file.
From the recorded plat and Declaration: the gated entry and private roads, the three lakes and drainage tracts, the conservation and preservation tracts, the surface water management system under South Florida Water Management District permit 36-06026-P, common-area landscaping, and association administration and insurance. There is no clubhouse or amenity campus to fund.
We found no recorded special assessment in the Lee Clerk name search for this association. The Declaration authorizes them by Board process, so the estoppel is where a current or pending one would appear.
Corkscrew Estates has no CDD, so there is no Community Development District line on the property tax bill and no second-tier master association invoice above the HOA. The Lee County Tax Collector publishes the bill schedule, and the Property Appraiser's 2025 assessed values ran about $952,000 to $1,457,000.
A homesteaded owner's assessment is capped by Save Our Homes, which resets to market value the year after a purchase. A buyer of a $1,500,000 home should expect a larger tax bill than the seller's, which is why we suggest buyers use the Property Appraiser's tax estimator.
A buyer with a mortgage pays the lender's title policy, recording fees, documentary stamps on the note at $0.35 per $100 (capped at $2,450) and nonrecurring intangible tax at $0.002 per $1 of the loan. Those are buyer costs and do not come out of your proceeds, but knowing them helps you understand what your buyer's cash to close looks like.
Selling in Corkscrew Estates? Call Jesse direct at (239) 898-6072 or request a free Corkscrew Estates home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
The whole Corkscrew Estates community sits in FEMA Flood Zone X, an area of minimal flood hazard outside any Special Flood Hazard Area, verified against FEMA's National Flood Hazard Layer on panel 12071C0625F, effective August 28, 2008. Flood insurance is optional here, which is a selling point you can document.
Zone X, minimal hazard. The community's panel is coded by FEMA as countywide and not printed because it contains no Special Flood Hazard Areas, and every point we checked across the community returned Zone X. A buyer with a conventional mortgage faces no federal flood-insurance mandate.
It varies by home and carrier, so we do not quote a premium. Optional flood coverage is inexpensive in Zone X, and Lee County holds a Community Rating System Class 5, which delivers a 25 percent National Flood Insurance Program discount. We re-verify the current panel on every transaction.
Ian's damage was overwhelmingly coastal storm surge on the barrier islands and immediate coast, per the National Hurricane Center. Corkscrew Estates sits well east of I-75, where hurricane winds and heavy rainfall were the concern. For Milton, the state's post-storm assessment found Lee County's major structural damage confined to the Coastal Building Zone. We make no claim about individual homes in either storm.
Every home was built from 2021 to 2024 to the current Florida Building Code. Under section 627.0629, insurers must offer credits for wind-resistant construction features, and a current wind mitigation report shows which ones a home earns. We do not quote premium dollars, but a Zone X, current-code home is close to the Southwest Florida insurance best case.
Not to sell, but insurers use the Uniform Mitigation Verification Inspection form to grant wind-mitigation credits, and a current report showing impact openings and roof attachment lowers your buyer's premium. It is the cheapest way to document what the construction era already earned.
Selling in Corkscrew Estates? Call Jesse direct at (239) 898-6072 or request a free Corkscrew Estates home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
The rules that affect a Corkscrew Estates sale come from the recorded Amended and Restated Declaration (Lee County Clerk instrument 2021000356365, 115 pages, recorded October 29, 2021) and its 2024 amendment: rental limits, a $2,500 resale assessment, architectural approval, pet and vehicle rules and sign limits.
Within firm limits. The Declaration sets a 30-day minimum and one-year maximum lease, no more than 3 leases in a calendar year, entire-home leases only, and prior written Board approval with at least 20 business days' notice. It bars Airbnb-style transient use. That works for a seasonal tenant and closes the short-term-rental market, so we price and market to end users and patient landlords.
The 2024 amendment (instrument 2024000184874, recorded June 28, 2024) sets a one-time $2,500 resale assessment on each transfer, payable by the buyer, with the Board allowed to raise it up to 10 percent a year. Budget for it on either side of the deal.
Exterior changes need prior written approval and an owner deposit of up to $1,500 plus a contractor deposit. Recorded design rules include no garage conversions, no sheds, no above-ground pools, see-through picket-style fences with approval and no roof-mounted satellite dishes where visible. Covenants run 30 years from recording and renew in 10-year periods.
Up to 3 pets per home (tropical fish excluded), no aggressive breeds or wolf hybrids, and leashes in common areas. Boats and RVs, limited to 2 per parcel, must be stored in an enclosed garage or structure. Golf carts must be garaged overnight.
Corkscrew Estates Homeowners Association, Inc. (Florida document N21000011200, filed September 21, 2021) is managed by Signature One LLC of Venice, with Becker and Poliakoff, P.A. as registered agent, per its current state filing. The Declaration's developer-control provisions are tied to conveyance thresholds under section 720.307, and with all 59 homes closed the community is past the pure developer era. Confirm current board composition in the disclosure package.
Florida Statute 720.305 limits fines to $100 per violation and $1,000 in total unless the governing documents provide otherwise, and requires at least 14 days' notice and a hearing before a committee of at least three members who are not on the board. Late fees under the Declaration are the greater of $25 or 5 percent, with 18 percent annual interest on delinquencies.
Our community guide does not state an age restriction, and we found no 55-plus designation in the sources we reviewed. Buyers of any age may purchase unless the recorded documents say otherwise, and the estoppel and Declaration will show it.
Selling in Corkscrew Estates? Call Jesse direct at (239) 898-6072 or request a free Corkscrew Estates home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
A Corkscrew Estates home takes as long as price and competition allow, and the August 1, 2026 MLS pull shows five closings at a median 180 days on market. Homes priced near the market moved in weeks, while large homes listed near the top of the range took as long as eight months.
Data updated: September 2026
In the 12-closing MLS sample, the shortest was 15 days (a 3,301 square foot home, February 2024) and the longest 251 (a 5,098 square foot home, September 2025). This is the partial MLS record, so read it as a range from a few weeks to about eight months, not a forecast.
The three slowest closings were 251 days at 87.1 percent of list, 201 days at 90.1 percent and 170 days at 94.6 percent. The three fastest closed in 15, 27 and 46 days, at 96.6, 91.5 and 98.3 percent of list, so price against the recorded sales on day one.
Plan for a listing period, an inspection period, an estoppel request that the manager must deliver within 10 business days, an appraisal and a closing. Our own file work happens before the first showing, which trims the contract period. We give you a week-by-week calendar at the listing appointment.
Southwest Florida demand peaks in winter and early spring when seasonal buyers are here. The 2026 county sales closed in March and May, and 2025 sales closed in February, May, September and November, so a well-marketed home can sell in any season. The hardest months are usually late summer and early fall.
Read the record. A home that sat 251 days sold at 87.1 percent of its last list price. Reprice to the recorded comparables, refresh the file and the photos, and do not assume the market is the problem.
Selling in Corkscrew Estates? Call Jesse direct at (239) 898-6072 or request a free Corkscrew Estates home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Prepare a Corkscrew Estates home by documenting what a buyer will ask about: the estoppel, the resale assessment, a wind mitigation report, permit history for the pool and roof, and grounds that photograph well on a near-acre lot. Do this before the first photograph.
Pool equipment, the screen enclosure, irrigation and any roof flashing, because those are the items a buyer's inspector finds in a 2021 to 2024 home. A pre-listing inspection lets you price or fix them on your terms instead of inside a repair negotiation.
On 0.77 to 0.92 acre, landscaping is a large share of what a buyer sees. Trim, mulch, irrigation checks and lake or preserve edges matter, and the Declaration's rules on fences and structures mean you should confirm any planned change with the architectural review process first.
Only what the record supports. Resales here ran $305 to $531 per heated square foot, so a full remodel is hard to recover. Fresh paint, clean landscaping, working pool equipment and a tidy lanai are cheap and visible. Call Jesse before you spend money on projects.
Have it serviced, resurfaced if needed and tested before photography, and keep a service record. With 44 of 59 homes carrying a private pool and no community pool, a neglected one is the clearest sign of deferred maintenance a buyer will read.
Your deed and survey, the estoppel certificate and governing documents, the wind mitigation report, pool and roof permit history, the flood disclosure under section 689.302 and the HOA disclosure summary under section 720.401. We assemble the file with you and check it against a buyer's likely questions.
Selling in Corkscrew Estates? Call Jesse direct at (239) 898-6072 or request a free Corkscrew Estates home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
A Corkscrew Estates listing should say what a buyer can verify: 59 homes behind one gate, lots of 0.77 to 0.92 acre, private pools on 44 homes, lakes and preserve tracts, current-code construction and no CDD. It should describe the home and the setting, not who should live in them.
The gate and the count, then the plan and heated area from the county record, then the pool, lot position and any recent systems. Buyers use those to decide whether to tour. We keep adjectives out of the first paragraph because a buyer who reads a verifiable fact trusts the rest.
By what is close: the Publix at Verdana Village, 19050 Corkscrew Road, I-75 Exit 123, Miromar Outlets and the Lee Health Coconut Point emergency department, and about 24 minutes (15 road miles) to Southwest Florida International Airport in free-flowing traffic. We state drive times from our own routing and never promise them.
By the district's own zones, without promising assignment. Lee County uses choice zones: Corkscrew Estates reads Elementary Zone Q, Middle Zone GG and High School South Sub-zone 3, and Pinewoods Elementary, Three Oaks Middle and Estero High are among the closest schools by road. Confirm the current year with the School District of Lee County. The district's rules, not the listing, decide who attends.
Plainly, with the file behind it. A listing that says the home is in Zone X and links the FEMA panel reads as confident. It is one of the strongest facts you have.
Anything about the neighbors, who lives here or who should. Fair housing law bars describing a community by the people in it. We describe the home, the lot, the amenities and the numbers, and we keep the listing to what a buyer can check.
Selling in Corkscrew Estates? Call Jesse direct at (239) 898-6072 or request a free Corkscrew Estates home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
The best real Corkscrew Estates lesson is the pair of May 2026 resales: a 2,786 square foot home at 19720 Panther Island Blvd closed at $1,000,000 on May 8, and a 4,389 square foot home at 19730 closed at $1,900,000 on May 29. Both are recorded by the Lee County Property Appraiser, three weeks apart.
Data updated: September 2026
19720 was built in 2022 and sold new for $1,147,881 in September 2022. It resold at $1,000,000, 12.9 percent lower. 19730, also built in 2022, sold new for $1,817,361 in June 2022 and resold at $1,900,000, 4.5 percent higher. Two homes from the same builder and year, three weeks apart, opposite directions.
Price to your own plan, not the community. Larger plans have held or gained against their first price, and the smallest plans are the soft end of the market. A listing priced off the average would have been wrong for both homes.
19589 Panther Island Blvd, a 2,658 square foot home built in 2024, sold direct from Pulte for $1,241,961 on March 20, 2024 and resold at $1,360,000 on April 26, 2024, 9.5 percent higher in five weeks. The county record shows that a home can trade up quickly when the price is right.
It sold new for $1,464,511 in December 2023 and resold at $1,290,000 on May 1, 2024, 11.9 percent lower. In the MLS pull the same closing took 112 days at 89.0 percent of a $1,450,000 last list price. A first buyer who sells within months should expect to price against new-construction competition.
Selling in Corkscrew Estates? Call Jesse direct at (239) 898-6072 or request a free Corkscrew Estates home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Corkscrew Estates owners get a free valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from the recorded sales of your own plan, placed against the most recent recorded sales, with your fee stack, flood file and net sheet beside it. There is no cost and no obligation.
Data updated: September 2026
Jump to the form: request your free valuation.
You receive the recorded resales nearest your plan and size with dates and prices, a per-square-foot analysis on the county's heated area, the live competition in Corkscrew Shores and WildBlue, your home's position among the 14 recorded resales with the reasons, the fee stack your buyer will underwrite, and a recommended list price with a defensible range. Request it through our McGreevy and Comisar valuation form.
In a community with a handful of resales a year, the number decides the sale, and it is easier to choose a season once you have seen the evidence. Many owners use a valuation to learn whether the market supports a move this year or next, with no commitment. Few homes here come up for sale, and the next owner who sells should call us first.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your address, your timeline and the one thing you are most worried about, and you will get a straight answer. Our home valuation guide starts the process.
Selling in Corkscrew Estates? Call Jesse direct at (239) 898-6072 or request a free Corkscrew Estates home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Corkscrew Estates sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a 59-home community is priced one lot at a time and rewards a team that already holds the association, flood and comparable file. Few homes come up for sale here, so the next owner who sells should call us first.
Data updated: September 2026
If you are searching for a Corkscrew Estates listing agent, or thinking, "I need someone to sell my Corkscrew Estates home," here is the short version of everything above. We price your home against the recorded sales of your own plan. We build the file, estoppel, resale assessment and flood determination, before the first showing. We market to the buyers who watch this corridor and the neighbors it competes with, and we negotiate every offer ourselves.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the county record and the MLS. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Buying instead? Call Marc at (239) 287-5873, read our Estero buyer guide, and see how we represent buyers in Estero.
List before the winter season if you can. Southwest Florida demand peaks in winter and early spring when seasonal buyers are here, and a home that is photographed, documented and live before the first spring tours meets those buyers early. County sales here closed in every season, so timing is a preference, not a rule.
Not automatically, and we do not add a fixed amount. At least nine lots are flagged as lake lots and many back to preserve, but recorded prices are driven first by plan and size. We test position against your comparable resale.
Read the resale record and compare your list price with it. A 5,098 square foot home took 251 days and closed at 87.1 percent of its last list price. Reprice to the recorded comparables, complete the file and refresh the photos before you assume the market is the problem.
We recommend it. A seller owes the section 720.401 summary before the buyer signs, and the estoppel takes up to 10 business days, so ordering at listing starts the buyer's review clock on day one (Source: Florida Statutes 720.401).
Yes. A health change, a move or a tenant in place is often better handled through direct outreach to our buyer database before, or instead of, a public launch. Less exposure can mean a lower price, and we show you both scenarios with numbers.
Ask each team for its comparable set for your plan, its explanation of the fee and rental-rule file, and its plan for the association documents. Our best real estate agents in Estero guide compares teams on the public record, and Jesse direct at (239) 898-6072 will walk you through ours.
McGreevy and Comisar is a top-reviewed Corkscrew Estates realtor, and the quotes below are genuine five-star Google reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
In a thin market, a listing that sits is usually priced against the wrong comparable or missing the documents a buyer needs. Repricing to the right sales and completing the file is often all it takes.
★★★★★ "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." Verified Google review
With one listing at a time in a small gate, every showing is feedback about your price and your file. We report it as it arrives, so your decisions come from what buyers actually said.
★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review
Owners who sell here often buy again in Southwest Florida. We run both sides as one plan, including the timing of two closings.
The reviews come from a team with these recognitions:
Selling in Corkscrew Estates? Call Jesse direct at (239) 898-6072 or request a free Corkscrew Estates home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
A Corkscrew Estates specialist matters because the facts that decide a sale here live in records, not in a listing feed: a 115-page Declaration with rental limits, a $2,500 resale assessment, Board-set dues that no public record states, a name that collides with Corkscrew Shores and a county sales file that shows what MLS-only tools miss. A general agent may miss each one.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar. He runs pricing, marketing, data and the association and closing paperwork, which in Corkscrew Estates means the lot-by-lot record, the estoppel and the net sheet. Reach him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings, buyer agent conversations, inspections and contractor coordination. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may quote an online HOA directory that copied Corkscrew Shores amenities onto Corkscrew Estates, confuse this community with the separate 13-lot acreage tract on Corkscrew Estates Ct, use MLS data alone where builder-direct sales never reached it, forget the $2,500 resale assessment, or price off a community average. None of those mistakes is exotic, and each costs a seller time or money.
Every Estero community sells differently, and we publish a seller guide for each one we cover. If you own in more than one community, see our guides to selling a home in Estero, selling a home in Meadows of Estero and selling a home in Lakes of Estero. The full Corkscrew Estates community guide is on our Corkscrew Estates page.
If you are thinking, "I need someone to sell my house in Estero, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in Corkscrew Estates, The Brooks, Bella Terra, Corkscrew Shores, Grandezza, Wildcat Run, West Bay Club, Pelican Sound, Shadow Wood, or Miromar Lakes, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
If you are ready to talk, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying rather than selling, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Corkscrew Estates sellers often buy again in Southwest Florida, and we run both sides as one plan, including the timing of two closings and the Save Our Homes portability claim that can carry accumulated tax savings to your next Florida homestead. Portability is capped at $500,000 and has a filing deadline.
Under Florida Statute 193.155(8) you can transfer up to $500,000 of your Save Our Homes benefit to a new Florida homestead if you establish it within three years of January 1 of the year you left the old one, filing Form DR-501T with the homestead application by March 1.
If your next home is in Oaks of Estero, Corkscrew Shores or a golf community, our guide to buying a home in Estero walks through the contract, inspection and approval steps. Marc Comisar knows how each gate handles documents and approvals.
Some owners move to a smaller home in a community with a club, and others move up to acreage. The two sides run through different associations and different estoppels, and we sequence the closings around them. Ask us about it when you call.
If you want to plan the sale and the purchase together, call Jesse direct at (239) 898-6072 or request a free home valuation. For the purchase, call Marc at (239) 287-5873.
These are the questions Corkscrew Estates owners ask when they are thinking about selling, from pricing and timing to doc stamps, resale assessments, rental rules, portability and Florida's flood disclosure, answered from Florida law and the Lee County record. For a number on your own home, call Jesse direct at (239) 898-6072.
Start with the recent recorded sales: $1,900,000 (4,389 heated square feet), $1,500,000 (3,338), $1,550,000 (3,895, September 25, 2026) and $1,000,000 (2,786), then adjust for size, lot position, pool condition and systems. Request a free home valuation and Jesse will run it lot by lot.
The Lee County record shows 5 sales in the 12 months to October 17, 2026 and 73 qualified sales since June 2022. The August 1, 2026 MLS pull shows 5 closings in the prior 12 months, at a $1,500,000 median.
In the August 1, 2026 MLS pull the five closings had a median 180 days on market and 95.0% of list. Homes priced near the market sold in weeks and large homes listed near the top of the range took as long as eight months.
Mixed. Of 13 resales with a prior recorded sale on the same lot, 9 closed above it and 4 below, a median change of 4.6 percent. In May 2026 one home resold 12.9 percent below its 2022 price and another 4.5 percent above.
Not automatically. At least nine lots are flagged as lake lots and many back to preserve, but recorded prices are driven first by plan and size. We test position against your comparable instead of adding a fixed amount.
Under the standard Florida Realtors and Florida Bar AS IS contract, the seller customarily pays the deed documentary stamp tax and the HOA estoppel fee, plus agreed commissions, prorated taxes and, in Lee County, the owner's title policy. Everything is negotiable in the contract.
$0.70 per $100 of price under Florida Statute 201.02, in every county except Miami-Dade. On a $1,500,000 sale that is $10,500, and on $1,000,000 it is $7,000.
The seller customarily pays it and chooses the closing agent in Lee County. In Collier County the custom is reversed. The contract controls either way. At $1,500,000 the promulgated premium is $6,325.
The seller, under the standard contract. Florida Statute 720.30851 caps the fee at $299 after the statutory inflation adjustment, plus $119 for delivery within three business days and $179 more if the account is delinquent, and requires delivery within 10 business days.
A one-time $2,500 charge on each resale, set by the 2024 recorded amendment (Lee Clerk instrument 2024000184874) and payable by the buyer, with the Board allowed to raise it up to 10 percent a year. Confirm the current figure on the estoppel.
Under Johnson v. Davis (1985), known facts that materially affect value and are not readily observable. Since October 1, 2024, Florida Statute 689.302 also requires a flood disclosure, and Statute 720.401 requires the HOA disclosure summary before the buyer signs.
The Florida flood disclosure form asks about flood damage, insurance claims and federal assistance, not the FEMA zone. Corkscrew Estates is in Zone X, which a lender's determination will show, and we document it up front with the FEMA panel.
The HOA disclosure summary. On a resale the seller owes it before the contract is signed. If it is not delivered, the buyer may cancel within 3 days of receiving it or before closing, whichever comes first, and the right cannot be waived.
No. The association is a Chapter 720 homeowners association and the homes are single-family, not condominiums. Section 720.401(2) excludes associations under chapters 718, 719, 721 and 723. This is information, not legal advice; your closing agent can confirm.
Within limits. The recorded Declaration sets a 30-day minimum and one-year maximum lease, no more than 3 leases per calendar year, Board approval and no Airbnb-style use. Investor buyers should read those terms before they offer.
The recorded rule is about leases: an owner needs prior written Board approval to lease. Our community guide does not report a buyer-approval step for a sale, so we confirm it in the estoppel and governing documents on day one.
The Declaration sets no dollar figure; the Board sets dues through its annual budget, payable monthly or quarterly. The estoppel certificate states the current amount.
We found none in the Lee Clerk name search for this association. The Declaration allows the Board to levy them by process, so a current or pending one would appear on the estoppel.
Under IRS Publication 523, if you owned and lived in the home for at least 24 months of the five years before the sale, you can exclude up to $250,000 of gain, or $500,000 if married filing jointly. Florida has no state personal income tax.
Yes, through portability: up to $500,000 of your Save Our Homes benefit transfers if you establish a new Florida homestead within three years, filing Form DR-501T by March 1. Apply after you buy, when you file homestead on the new home.
Usually. A buyer's assessment resets to market value the year after purchase, while a homesteaded owner's assessment is capped by Save Our Homes. Corkscrew Estates has no CDD, so there is no extra district line on the bill.
Florida taxes are paid in arrears, so the seller credits the buyer for the seller's days of ownership, estimated from the prior year's bill. Your own 2025 bill is the estimate until the 2026 bill is issued.
It is in FEMA Zone X, minimal flood hazard, on panel 12071C0625F effective August 28, 2008, with no Special Flood Hazard Area. Flood insurance is optional for a conventional mortgage.
Every home was built from 2021 to 2024 to the current code, and a wind mitigation report documents the credits an insurer must offer. A current wind mitigation report proves it.
For a 2021 to 2024 home, usually yes. It finds pool equipment, irrigation, roof flashing and screen enclosure issues before a buyer's inspector does and lets you price or fix them on your terms.
Only if the net is better. Cash closes faster and avoids appraisal risk, but many cash buyers expect a discount. We compare every offer on net proceeds, contingencies and closing date.
Commissions are negotiable and no rate is set by law. Since August 17, 2024, offers of buyer-agent compensation cannot be made on the MLS and buyers sign a written agreement before touring. We explain every option before you list.
For Corkscrew Estates a 59-home gate on near-acre lots with no CDD is a combination few Estero communities offer, and it adds buyer demand. Price still comes from the recorded sales.
No. Corkscrew Shores is a separate Pulte community built around a large lake with a resort amenity campus. Corkscrew Estates is the 59-home gated enclave on Panther Island Blvd with no shared amenities, and some online directories mix the two up.
Yes. A separate 13-lot acreage subdivision on Corkscrew Estates Ct has its own 1998 association. It is a different place from the Pulte community, and the market data on this page does not describe it.
Yes. Most Florida homes sell on the AS IS contract, which lets the buyer inspect and walk away during the inspection period. Your disclosure duties under Johnson v. Davis and Statute 689.302 still apply.
Your deed and survey, the estoppel certificate and governing documents, a wind mitigation report, pool and roof permit history, the flood disclosure and the HOA disclosure summary. We assemble the file with you.
The MLS misses builder-direct sales. The county's recorded sales, which include builder-direct deals, are the count we lead with.
We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. A 59-home enclave is priced one lot at a time, and this page is the research we bring to every listing. Call Jesse direct at (239) 898-6072.
Corkscrew Estates sellers work with Jesse McGreevy and Marc Comisar of Domain Realty because our team reads every recorded sale inside the community, prepares the association paperwork before a buyer asks, and works from an office in Bonita Springs a short drive from the Village of Estero. Learn more about our team.
If you are thinking about selling in Corkscrew Estates, the work begins well before the listing goes live. It begins with the lot: your plan size, your position among the lakes and preserve tracts, and where your home sits among the resales the county has recorded since 2023. It begins with the estoppel, the resale assessment and the flood file. It begins with an honest read of a market where a handful of homes change hands each year, and where the next owner who sells should call us first. As the leaders of Domain Realty Group, our team has sold over $2.5 billion in real estate across Southwest Florida, and this page is the homework we bring to every Corkscrew Estates listing.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. Read more about McGreevy and Comisar.
McGreevy and Comisar is a top-reviewed Corkscrew Estates realtor; read every verified review on our Google profile.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at Domain Realty Group.
Contact us when you are ready:
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Selling in Corkscrew Estates? Call Jesse direct at (239) 898-6072 or request a free Corkscrew Estates home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Corkscrew Estates facts on this page rest on primary sources: the Lee County Property Appraiser's sales file, the recorded plat and Declaration held by the Lee County Clerk, the Florida Division of Corporations, the Village of Estero, Florida statutes, federal agencies and our community guide. No listing portal or competing brokerage is cited. Every link below returned HTTP 200 between September 29 and 30, 2026. The recorded instruments are cited by instrument number: plat 2007000298830, Declaration 2021000356365 and 2024 amendment 2024000184874, searchable at the Lee County Clerk's official records.
County, Village, school and utility records
State and federal law, insurance and flood
Market data, corridor growth and local news
Corkscrew Estates sellers can pull the documents behind this page directly from the authority that issues each one, so you always see the official, current version rather than a copy. The association's recorded Declaration, plat and amendment are held by the Lee County Clerk under the instrument numbers below, and its articles are on file with the Florida Division of Corporations; we order the current budget and estoppel for every client.
Document | What it proves | Official authority |
|---|---|---|
Recorded plat "Corkscrew Ranch," instrument 2007000298830 | Lots 1 through 59 and the six common tracts | Lee County Clerk of Court official records, by instrument number |
Amended and Restated Declaration, instrument 2021000356365 (115 pages) | Rental limits, architectural rules, assessments and use restrictions | Lee County Clerk of Court official records, by instrument number |
2024 Amendment, instrument 2024000184874 | The $2,500 resale assessment | Lee County Clerk of Court official records, by instrument number |
Articles of Incorporation, document N21000011200 | The association's 2021 charter | Florida Division of Corporations, Sunbiz, by document number |
Title Deed Transfer Code List | How the county codes qualified, arm's-length sales | |
Comprehensive Vulnerability Assessment (April 2026) | The Village's flood and storm risk findings | |
Adaptation Plan (2026) | The Village's proposed drainage and resilience projects | |
FEMA National Flood Hazard Layer | The Zone X determination for the community | |
NFIP Community Rating System guide | Lee County's Class 5 rating and 25 percent flood premium discount | |
Premium discounts for hurricane loss mitigation | The wind-mitigation credits for current-code homes | |
Florida Statutes 720.401 | The HOA disclosure summary, its pre-contract timing and the buyer's 3-day cancellation right | |
Florida Statutes 720.30851 | What the HOA estoppel certificate must state and its fee caps | |
Florida Statutes 689.302 | The seller's flood disclosure owed at or before contract | |
Florida Statutes 689.261 | The property tax disclosure summary in a residential contract | |
Documentary stamp tax overview | The $0.70 per $100 rate on deeds | |
Florida Administrative Code Rule 69O-186.003 | The promulgated title insurance premium schedule | |
PT-112 portability guide | How to carry Save Our Homes savings to your next Florida homestead | |
NAR settlement FAQs | That commission is negotiable and how buyer broker compensation works after August 17, 2024 | |
2026-2027 Student Enrollment Plan | How Lee County assigns elementary, middle and high school |
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.