Estero, Florida
Sell your Country Creek home with McGreevy and Comisar, Top 1% nationally since 2008. Village-by-village pricing from 49 MLS closings, 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.
Country Creek owners sell into three markets behind one gate: 746 single-family parcels and villas governed by the Villages and Villas associations, and 220 River’s Reach condominiums under Chapter 718, all inside one master association that owns the golf course. In the 12 months to September 29, 2026, the Southwest Florida MLS recorded 49 Country Creek closings at a $295,000 median. This seller guide sits beside our full Country Creek community guide, which documents the plats, associations, golf, flood record and schools in depth, and it answers one owner’s question: how to sell a Country Creek home for the most money, with the fewest surprises, on a timeline you control.
This seller guide covers how to sell. The Country Creek valuation guide covers what your home is worth, and the Country Creek buyer guide shows what your buyer will weigh.
If you are still choosing a listing team, our guide to the best real estate agents in Estero sets the options side by side on the public record. Selling elsewhere in the village? See our seller guides for selling a home in Estero, selling a home in Meadows of Estero and selling a home in Lakes of Estero. The condominium side has its own guide, River’s Reach at Country Creek. Our Country Creek home value guide and buyer guide follow this page; until they publish, our free home valuation is the fastest way to a number.
Call Jesse McGreevy direct at (239) 898-6072. We have been Top 1% Real Estate Agents Nationally Since 2008, and before you list we will tell you which of Country Creek’s three price ladders your home sits on, what your buyer will read in the estoppel, and what the clubhouse project and the flood map mean for your listing.
McGreevy and Comisar are the best realtor for selling a Country Creek home because we price every listing against its own product family, ready the association documents 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. Jesse has lived two miles from the Country Creek gate since 2004, and our office is in Bonita Springs, a short drive south of Corkscrew Road. 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.
Recent Country Creek market record (Southwest Florida MLS, 12 months to September 29, 2026): 49 closed sales · $15,658,200 in closed volume · $295,000 median sold price · $224.68 median price per square foot · 81 days median time on market · 94.9% median sale-to-list · top sale $560,000 · 12 active listings on September 29, 2026, asking $219,000 to $475,000. In the last 12 months we tracked all 49 of those Country Creek closings, village by village and bedroom count by bedroom count, so we can show you what your home’s closest matches are trading for right now [Source: Southwest Florida MLS, Matrix pull of September 29, 2026]. (County recorded sales for the same period are shown separately below, with their own count.)
For Country Creek sellers: professional photography, aerial and video, a documents file that answers the assessment, flood and roof 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 Country Creek is narrower and checkable: we have read every MLS closing and every county recorded sale in the community, the association’s published statements, the Florida Statutes that govern the paperwork, and the FEMA record for the parcels, 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, contractor coordination, inspections and the walk-throughs that let a seasonal owner sell without flying down. 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 your Country Creek home? Call Jesse direct at (239) 898-6072 or start with a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Country Creek 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 of them is specific to this 966-home community on Corkscrew Road.
Country Creek sellers can use the links below to jump straight to pricing, costs, disclosure, the Breckenridge 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.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Country Creek · Key Takeaways
The Essentials: What Makes Selling in Country Creek Different? · Is Now a Good Time to Sell in Country Creek? · What Have Country Creek Homes Sold For Since 2021? · Which Recent Country Creek Sales Matter Most to Your Price? · What Do County Recorded Sales Add to the MLS Picture? · How Do Country Creek Prices Compare With Nearby Estero Communities? · Country Creek vs Breckenridge: Which Buyer Will Your Home Meet? · How Do We Price a Country Creek Home?
The Details: How Do We Market a Country Creek Home? · How Do We Negotiate a Country Creek Contract? · What Does It Cost to Sell a Home in Country Creek? · What Must a Country Creek Seller Disclose Under Florida Law? · How Does the Clubhouse Renovation and Special Assessment Affect a Sale? · How Do the Flood Zone and Evacuation Zone Affect Selling a Country Creek Home? · How Does Insurance and Roof Age Affect Your Sale Price? · What Will Your Buyer Pay to Own a Country Creek Home?
Questions, Contacts and Sources: Do Florida’s Condo Laws Help or Hurt a River’s Reach Sale? · How Is Selling a Villages House Different From Selling a Villa or a Condominium? · Which Country Creek Rules Affect a Sale? · How Long Does It Take to Sell a Country Creek Home? · How Should You Prepare a Country Creek Home for Sale? · What Should Your Listing Say About Life in Country Creek? · What Do the MLS Records Teach About a Real Country Creek Resale? · How Do You Get a Free Country Creek Home Valuation?
More: Thinking of Selling Your Country Creek Home? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a Country Creek Specialist Matter When You Sell? · Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Selling a Home in Country Creek · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
Country Creek differs from most Estero sales in six ways: fourteen associations share one name, golf is bundled but still pay to play, the clubhouse is being rebuilt, a special assessment is in dispute, the flood and evacuation maps point in opposite directions, and every home predates the current building code.
Every Country Creek home belongs to the master association plus exactly one of thirteen sub-associations: three Villages homeowners associations, five Villas homeowners associations and five River’s Reach condominium associations [Source: Country Creek community guide, citing Florida Division of Corporations records for master association N22433]. A single dues figure quoted online cannot be right for any specific address, which is why we read the estoppel for your home rather than repeat a number.
A golf membership comes with ownership, there is no equity membership or initiation fee, and no resale capital fee is published. Members still pay per round: $25.00 for 18 holes and $18.00 for 9 on the May to October 2026 rate card, before tax [Source: Country Creek golf rates]. Your listing has to say both halves, because buyers who assume “bundled means free” feel misled at the first tee.
Demolition began on April 13, 2026, and the administration office, pro shop, kitchen and dining are operating from temporary facilities while the work continues [Source: The Villages at Country Creek Master Association]. Sunday brunch is on hold. Buyers touring in season will see a building site beside the first tee, and a seller who explains the scope up front keeps the showing on the house.
The master association has an $8,000,000 phased renovation plan, and an owner filed case 26-CA-000387 in Lee County Circuit Court on January 21, 2026, asking whether a membership vote was required before the assessment for the clubhouse project [Source: Country Creek community guide, citing the Lee County Clerk of Court public case record]. The outcome is not known. We cover how to handle it in its own section below.
FEMA puts 83.4% of Country Creek parcels in Zone X, while Lee County puts every parcel in hurricane evacuation Zone A. They are different maps for different purposes, and an honest listing shows both side by side. We cover the flood file below.
Country Creek was built from 1988 to 2001, before Florida’s March 1, 2002 statewide building code, with a median year built of 1996. That fact drives insurance credits and the roof conversation on every sale, and we treat the roof permit date as a pricing input, not a footnote.
Country Creek is a moderate-supply, price-sensitive market right now: 49 closings in 12 months at a $295,000 median, 12 active listings, a median 81 days on market and 94.9% median sale-to-list. Correctly priced homes sell; homes that start above their village’s band sit, and the record below shows how long.
Data updated: September 2026
From September 29, 2025 to September 29, 2026 the MLS recorded 49 closed sales totaling $15,658,200, with a $295,000 median and a $319,555 mean, from $195,000 to $560,000. The median price per square foot was $224.68 and the mean living area was 1,423 square feet. Median time on market was 81 days and the mean was 104 days, which tells you a minority of homes sat far longer than typical [Source: Southwest Florida MLS, Matrix pull of September 29, 2026].
Eleven of 49 closings sold within 30 days on market, 21 took more than 90 days and 8 took more than 180. The fastest was 3 days and the slowest 329 days. Speed is mostly a pricing outcome: the median sale-to-list was 95.0% for the 11 fast closings and 94.7% for the 21 slow ones, so a slow sale did not buy a better percentage, it only cost months of carrying cost and showings.
The median closing was 94.9% of the list price in the MLS record and the mean was 95.1%. Only 7 of 49 sold at or above list. In a market like this the starting price does most of the work, because a home that starts above the band tends to find the bottom of it after months of exposure, and every buyer can see the age of a listing.
Twelve homes were active on September 29, 2026, against a 12-month pace of about 4.1 closings a month, which is 2.9 months of supply. Nine of the twelve are in the Villages, two in the Villas and one in River’s Reach. Their median list price is $319,950 and their median time listed so far is 92.5 days, so your listing will meet real competition in the Villages and very little in River’s Reach.
Twenty-one of the 49 closings fell between January and April 2026, and March was the busiest month with 10 closings and August the quietest with 1. Contracts written in the winter season close in the first months of the year, so a home that is photographed, priced and live by early January meets the seasonal buyer on the first tour, not the fifth.
The median is lower than a year ago, and buyers know it. Price against the closings of the last six months in your village and bedroom count, not against 2023 headlines. We will show you the closings that matter and the ones that do not, and we will tell you plainly if the number you hoped for is a 2023 number.
Country Creek homes have sold at a $371,200 median over the last 60 months, $350,000 over 36 months, $321,000 over 24 and $295,000 over the last 12, so the market has stepped down each year since the 2022 to 2023 block while the number of closings stayed between 38 and 50 a year.
Data updated: September 2026
The table names its window on every row. Each window counts closed MLS sales back from September 29, 2026. The 12-month window already holds more than 10 closings, so the longer windows are context, not a substitute.
| Window (closings since) | Closed sales | Median sold price | Median $ per sq ft |
|---|---|---|---|
| 12 months (since Sep 29, 2025) | 49 | $295,000 | $224.68 |
| 24 months (since Sep 29, 2024) | 91 | $321,000 | $234.44 |
| 36 months (since Sep 29, 2023) | 132 | $350,000 | $247.16 |
| 60 months (since Sep 29, 2021) | 220 | $371,200 | $262.35 |
Splitting the five years into consecutive 12-month blocks shows the shape more clearly than the rolling windows do. The peak block was months 37 to 48, September 2022 to September 2023, at a $437,500 median and 13 median days on market. The latest block is $295,000 and 81 days.
| Year of sale (counted back from Sep 29, 2026) | Closed sales | Median sold price | Median $ per sq ft | Median days on market |
|---|---|---|---|---|
| Months 1 to 12 (Sep 2025 to Sep 2026) | 49 | $295,000 | $224.68 | 81 |
| Months 13 to 24 (Sep 2024 to Sep 2025) | 42 | $356,000 | $245.70 | 49 |
| Months 25 to 36 (Sep 2023 to Sep 2024) | 41 | $380,000 | $274.60 | 28 |
| Months 37 to 48 (Sep 2022 to Sep 2023) | 50 | $437,500 | $288.77 | 13 |
| Months 49 to 60 (Sep 2021 to Sep 2022) | 38 | $377,075 | $266.59 | 5 |
If you bought in Country Creek in the 2022 to 2023 block, your home may be worth less than the median of that year’s closings, and you should hear that from us before you hear it from an offer. If you bought before 2021, you are almost certainly selling well above your basis. Either way the number that matters is your village’s recent closings, in the next section.
Splitting by the MLS subdivision field shows why a community average is the wrong tool here.
| MLS subdivision | Closed, 12 months | Median sold | Low to high | Median $ per sq ft | Median living area (sq ft) | Median days on market | Median sale to list | Active listings |
|---|---|---|---|---|---|---|---|---|
| Villages at Country Creek | 27 | $355,000 | $195,000 to $560,000 | $243.20 | 1,442 | 70 | 94.7% | 9 |
| Villas at Country Creek | 10 | $301,500 | $210,000 to $355,000 | $211.70 | 1,372 | 96 | 93.7% | 2 |
| River’s Reach | 12 | $226,500 | $195,000 to $500,000 | $188.20 | 1,200 | 111.5 | 95.6% | 1 |
| All Country Creek | 49 | $295,000 | $195,000 to $560,000 | $224.68 | not stated | 81 | 94.9% | 12 |
The same three families, over the four windows.
| MLS subdivision | 12 months | 24 months | 36 months | 60 months |
|---|---|---|---|---|
| Villages at Country Creek | 27 sales, median $355,000 | 52 sales, median $373,500 | 76 sales, median $392,000 | 135 sales, median $421,000 |
| Villas at Country Creek | 10 sales, median $301,500 | 15 sales, median $329,900 | 22 sales, median $347,500 | 33 sales, median $355,000 |
| River’s Reach | 12 sales, median $226,500 | 24 sales, median $241,000 | 34 sales, median $273,000 | 52 sales, median $285,000 |
Read the River’s Reach row with one caution: one MLS record filed under River’s Reach (February 27, 2026, $500,000, 2,059 square feet) does not fit the county’s 1,125 to 1,238 square foot range for the 220 condominiums, so the River’s Reach median is best read together with the county record below.
The Country Creek sales that matter most to your price are the closings from the last six months in your own village with your bedroom count and living area, not the community median. The tables below list individual closings so you can see the top, the bottom and the most recent for yourself.
Data updated: September 2026
| Closing date | MLS subdivision | Beds and baths | Living area (sq ft) | List price | Sold price | Sale to list | Days on market |
|---|---|---|---|---|---|---|---|
| Sep 28, 2026 | Villages at Country Creek | 2 bed, 2 bath | 1,312 | $215,000 | $195,000 | 90.7% | 87 |
| Sep 16, 2026 | Villas at Country Creek | 2 bed plus den, 2 bath | 1,361 | $225,000 | $210,000 | 93.3% | 21 |
| Aug 20, 2026 | River’s Reach | 2 bed, 2 bath | 1,163 | $239,900 | $230,000 | 95.9% | 83 |
| Jul 15, 2026 | River’s Reach | 2 bed, 2 bath | 1,125 | $219,000 | $208,000 | 95.0% | 210 |
| Jul 2, 2026 | Villages at Country Creek | 2 bed, 2 bath | 1,271 | $299,900 | $275,000 | 91.7% | 61 |
| Jun 16, 2026 | Villages at Country Creek | 2 bed, 2 bath | 1,656 | $395,000 | $415,000 | 105.1% | 19 |
| Jun 16, 2026 | Villages at Country Creek | 3 bed, 2 bath | 1,241 | $279,900 | $268,000 | 95.7% | 4 |
| Jun 12, 2026 | Villages at Country Creek | 3 bed, 2 bath | 1,200 | $299,000 | $275,000 | 92.0% | 56 |
| Jun 9, 2026 | Villas at Country Creek | 2 bed, 2 bath | 1,310 | $269,900 | $260,000 | 96.3% | 117 |
| Jun 8, 2026 | Villages at Country Creek | 2 bed, 2 bath | 1,199 | $265,000 | $251,000 | 94.7% | 136 |
Seven of the eight highest closings are Villages at Country Creek homes, from a $415,000 sale of a 1,656 square foot two-bedroom to a $560,000 four-bedroom. The eighth is the River’s Reach-filed record noted above. The $415,000 sale closed at 105.1% of list in 19 days, the only sale of the year above 105%.
| Closing date | MLS subdivision | Beds and baths | Living area (sq ft) | List price | Sold price | Sale to list | Days on market |
|---|---|---|---|---|---|---|---|
| Jun 16, 2026 | Villages at Country Creek | 2 bed, 2 bath | 1,656 | $395,000 | $415,000 | 105.1% | 19 |
| May 8, 2026 | Villages at Country Creek | 4 bed, 2 bath | 2,045 | $587,900 | $560,000 | 95.3% | 70 |
| Apr 2, 2026 | Villages at Country Creek | 4 bed, 2 bath | 2,195 | $530,000 | $499,000 | 94.2% | 96 |
| Mar 2, 2026 | Villages at Country Creek | 2 bed plus den, 2 bath | 1,697 | $500,000 | $470,000 | 94.0% | 81 |
| Feb 27, 2026 | River’s Reach | 2 bed plus den, 2 bath | 2,059 | $524,000 | $500,000 | 95.4% | 255 |
| Feb 20, 2026 | Villages at Country Creek | 3 bed plus den, 2 bath | 1,693 | $479,000 | $467,000 | 97.5% | 49 |
| Dec 4, 2025 | Villages at Country Creek | 3 bed, 2 bath | 2,065 | $539,000 | $525,000 | 97.4% | 268 |
| Nov 18, 2025 | Villages at Country Creek | 2 bed plus den, 2 bath | 1,855 | $499,000 | $499,000 | 100.0% | 3 |
The bottom of the range is River’s Reach and the smaller Villas and Villages homes. Every one of these sold below 95% of list except the July River’s Reach sale, which closed at 95.0%.
| Closing date | MLS subdivision | Beds and baths | Living area (sq ft) | List price | Sold price | Sale to list | Days on market |
|---|---|---|---|---|---|---|---|
| Sep 28, 2026 | Villages at Country Creek | 2 bed, 2 bath | 1,312 | $215,000 | $195,000 | 90.7% | 87 |
| Sep 16, 2026 | Villas at Country Creek | 2 bed plus den, 2 bath | 1,361 | $225,000 | $210,000 | 93.3% | 21 |
| Jul 15, 2026 | River’s Reach | 2 bed, 2 bath | 1,125 | $219,000 | $208,000 | 95.0% | 210 |
| Apr 20, 2026 | River’s Reach | 2 bed, 2 bath | 1,161 | $219,000 | $201,500 | 92.0% | 109 |
| Feb 19, 2026 | Villas at Country Creek | 2 bed, 2 bath | 1,304 | $245,000 | $215,000 | 87.8% | 329 |
| Nov 20, 2025 | River’s Reach | 2 bed plus den, 2 bath | 1,238 | $215,000 | $195,000 | 90.7% | 207 |
Across the year, 2 bed 2 bath homes closed at a $248,000 median (18 sales), 2 bed plus den homes at $350,000 (19 sales), 3 bed homes at $350,000 (9 sales) and the two 4 bed homes at a $529,500 median. Bedroom count and living area explain more of the spread than the community name does.
Country Creek is a community where the generic answer is almost always wrong, because a Villages house, a Villas villa and a River’s Reach condominium carry different associations, a $348.08 solid waste difference on the tax bill ($366.39 against $18.31) and different flood determinations. If you are selling, get a free Country Creek home valuation or call Jesse direct at (239) 898-6072; if you are buying, start your Country Creek home search with Marc at (239) 287-5873. Read more on selling a home in Estero and buying a home in Estero.
County recorded sales count every qualified improved transfer in the Lee County Property Appraiser’s files, and for Country Creek they show 54 sales in the 12 months from September 2025 at a $311,500 median, against 49 MLS closings. The two counts measure different populations and neither replaces the other.
Data updated: September 2026
Our county pull matched 988 Country Creek parcels: the 966 homes plus association-owned tracts. It returned 54 DOR-qualified improved sales (transfer codes 01 and 02) since September 2025, with a $311,500 median, a $150,000 low and a $560,000 high; the newest recorded sale in the file is July 21, 2026. The MLS count is 49 closed listings over the 12 months to September 29, 2026. The county count is 10.2% higher, below the 20% test for a builder-heavy community [Source: Lee County Property Appraiser sales qualification codes].
The county file flags no builder-direct sales, because Country Creek was built out in 2001 and nothing residential has been built inside the gates since. Every sale is a resale, so the split that matters on this page is by village, not by seller type.
The county file records private transfers, estate conveyances and cash sales that never appeared in the MLS, and it carries the recorded price, which anyone can verify by folio number. It carries no list price, no days on market and no sale-to-list ratio. The low end of the county range ($150,000) is more likely a family or estate transfer than a market price, and we do not use it to price your home.
Our Country Creek community guide publishes street-level county medians for sales recorded from 2023 through 2026, from $283,000 on the River’s Reach condominium spine to $500,000 to $525,000 on Rivers Ford, Coach House Lane and Lanthorn Way, in the estate section. Read those as tier indicators, because each street’s median is the most recent recorded sale on each parcel and a street with one or two sales carries a median that is really a single data point [Source: Country Creek community guide].
County sales from 2023 through 2026 against units run from 23.2% in River’s Reach (51 sales on 220 units) and 22.0% on Butchers Holler to 5.6% on Country Walk Way, with zero recorded sales on Bantams Roost and Apple Butter Lane. Low turnover cuts both ways: no recent comparable on the street, and no competing listing either.
Country Creek’s $295,000 median sits in the middle of Estero’s value tier: above Breckenridge at $235,000 and Villagio at Estero at $270,000, below Fountain Lakes at $335,000 and Copper Oaks at $346,000, and far below Stoneybrook at $420,000 and Pelican Sound at $550,000, all from the same September 2026 pull.
Data updated: September 2026
Every row below is 12 months of closed MLS sales to September 29, 2026, pulled in the same Matrix session, with the same definitions.
| Community | Closed sales, 12 months | Median sold price | Median $ per sq ft | Median days on market | Median sale to list | Active listings | Months of supply |
|---|---|---|---|---|---|---|---|
| Country Creek | 49 | $295,000 | $224.68 | 81 | 94.9% | 12 | 2.9 |
| Breckenridge | 44 | $235,000 | $206.48 | 55.5 | 95.8% | 16 | 4.4 |
| Pelican Sound | 50 | $550,000 | $343.44 | 25 | 96.9% | 12 | 2.9 |
| Stoneybrook | 43 | $420,000 | $250.00 | 36 | 96.3% | 10 | 2.8 |
| Rookery Pointe | 20 | $515,250 | $233.66 | 65.5 | 96.8% | 1 | 0.6 |
| Villagio at Estero | 31 | $270,000 | $189.60 | 88 | 96.2% | 8 | 3.1 |
| Fountain Lakes | 40 | $335,000 | $238.55 | 63.5 | 95.3% | 16 | 4.8 |
| Copper Oaks | 15 | $346,000 | $169.17 | 76 | 96.7% | 3 | 2.4 |
Country Creek takes longer to sell than the communities either side of it on price: 81 median days against 55.5 at Breckenridge, 88 at Villagio at Estero, 63.5 at Fountain Lakes and 25 at Pelican Sound, and 8 Country Creek closings took more than 180 days. Buyers shopping this tier compare the whole set above, so your price has to make sense against it.
Country Creek’s structure gives a seller three provable talking points against communities that charge a club buy-in: no documented initiation fee, no CDD line on the tax bill, and an Estero address inside the Village of Estero, whose municipal rate is 0.7300 mills [Source: WGCU Public Media, Village of Estero 2025-26 budget]. Pelican Sound’s published closing costs include a $20,300 initiation for a first-time owner or an $11,495 resale capital fee, which is the comparison your buyer may be making.
Country Creek and Breckenridge are both gated, bundled-golf communities in Estero, so your buyer often tours both. Country Creek offers 966 homes across five housing products at a $295,000 median with pay-to-play golf; Breckenridge offers 842 residences in 16 villages at a $235,000 median with no resident green fees. Both figures are 12-month closed MLS sales to September 29, 2026.
| Decision point | Country Creek | Breckenridge |
|---|---|---|
| Homes | 966 homes: 746 single family and villa parcels, 220 condominiums | 842 residences in 16 named villages |
| Built | 1988 to 2001 on 282.33 acres | Roughly 1987 to 2005, per our Breckenridge guide |
| Median sold price, 12 months to Sep 29, 2026 | $295,000 (49 closings) | $235,000 (44 closings) |
| Median price per square foot | $224.68 | $206.48 |
| Median days on market | 81 | 55.5 |
| Median sale-to-list | 94.9% | 95.8% |
| Active listings, Sep 29, 2026 | 12 (2.9 months of supply) | 16 (4.4 months of supply) |
| Highest closing, 12 months | $560,000 | $420,000 |
| Golf | Bundled, non-equity, no documented initiation fee, member pays $25.00 for 18 holes (May to October 2026 card); par 61 executive | Bundled, no equity buy-in, no resident green fees; par 54 executive, per our Breckenridge guide |
| Assessments | Not publicly sourceable; master plus one of thirteen sub-associations; the estoppel gives the number | Master dues of roughly $2,800 a year plus village dues of roughly $300 to $500 or more, per our Breckenridge guide |
| CDD | None | None |
| Flood | 83.4% of parcels Zone X; 16.6% Zone AE or floodway; every parcel evacuation Zone A | Great majority Zone X, with AE confined to internal lakes and drainage, per our Breckenridge guide |
| Gated | Yes | Yes |
Country Creek suits a buyer who wants a wider mix of housing, from one-story single-family homes to attached villas and two-story condominiums, a lower carrying story than a club with a buy-in, and a course finished in under four hours. If your home is a one-story house or an estate-section home, that is the buyer you are pricing for, and the $355,000 Villages median and the higher closings above it are your comparables.
Breckenridge suits a buyer whose first filter is the lowest entry price and no per-round green fee. A Country Creek River’s Reach condominium at a $226,500 median competes directly with that buyer, so if you own one, price it knowing the buyer has Breckenridge’s $235,000 median in the other tab. Read the Breckenridge community guide for the other side of this table.
The closest overlap is at the entry end. A two-bedroom Country Creek condominium or villa and a Breckenridge two-bedroom condominium are on the same buyer’s shortlist, and the deciding facts are the green fee, the association structure and the clubhouse timeline. We prepare a one-page comparison for your buyer’s agent so your listing answers the question before it is asked.
We price a Country Creek home by placing it on its own village’s ladder of recent closings, adjusting for bedroom count, living area, view, pool, condition and roof age, and then testing that number against the live competition. A community average is never the starting point, because a River’s Reach condominium and a Rivers Ford estate home are separate markets behind one gate.
Villages at Country Creek, Villas at Country Creek and River’s Reach are the three MLS subdivision names in the record, and they closed 27, 10 and 12 sales at $355,000, $301,500 and $226,500 medians. Your comparable set starts in your own family, then narrows to matching bedroom count and living area, then to the last six months.
Inside a family, size explains most of the spread. The Villages closings run from a $195,000 two-bedroom of 1,312 square feet to a $560,000 four-bedroom of 2,045 square feet. We price per square foot only against matching homes, because the community median of $224.68 per square foot hides a $188.20 River’s Reach median and a $243.20 Villages median.
Half of the single-family parcels carry a golf-course frontage code (372 of 746), 62 carry a creek code and 11 a lake code, and about 25% of single-family homes have a private pool (186 of 744 with pool data), with Unit 3 at 32% and Unit 5 at 30% [Source: Lee County Property Appraiser, Country Creek parcel roll]. Those features move a price, and we document each one with a photograph and a county record line.
An online estimate averages a community that mixes one-story houses on lots, attached villas and two-story condominiums, and it cannot read a roof permit, a view code or an association desk. It also cannot see that the clubhouse is being rebuilt. Our written valuation shows the comparable sales, the adjustments and the range, and we explain every line.
The county’s 2026 just value has a median of about $280,600 across all 966 dwellings and $304,868.50 on the 746 single-family parcels, but the median taxable value on single-family parcels is $248,921, because 426 of them carry a homestead exemption [Source: Lee County Property Appraiser]. A tax bill on a homesteaded home is a capped number, not a market value, and we never price off it.
Twelve listings were active on September 29, 2026, from $219,000 to $475,000, and the buyer sees your home beside them. We list the active homes in your family and bedroom count, with their days on market so far, and we decide with you whether to price under them, beside them or above them with a reason a buyer can see.
| MLS subdivision | Beds and baths | Living area (sq ft) | List price | Days on market so far |
|---|---|---|---|---|
| Villages at Country Creek | 2 bed, 2 bath | 1,125 | $219,000 | 18 |
| River’s Reach | 2 bed, 2 bath | 1,161 | $224,900 | 132 |
| Villages at Country Creek | 2 bed, 2 bath | 1,125 | $239,000 | 21 |
| Villas at Country Creek | 2 bed, 2 bath | 1,310 | $249,900 | 129 |
| Villages at Country Creek | 2 bed plus den, 2 bath | 1,138 | $299,000 | 24 |
| Villages at Country Creek | 2 bed plus den, 2 bath | 1,381 | $314,900 | 164 |
| Villas at Country Creek | 2 bed plus den, 2 bath | 1,382 | $325,000 | 174 |
| Villages at Country Creek | 3 bed, 2 bath | 1,443 | $360,000 | 56 |
| Villages at Country Creek | 2 bed, 2 bath | 1,300 | $389,000 | 53 |
| Villages at Country Creek | 3 bed, 2 bath | 1,655 | $429,000 | 151 |
| Villages at Country Creek | 3 bed, 2 bath | 1,382 | $469,900 | 21 |
| Villages at Country Creek | 2 bed, 2 bath | 1,677 | $475,000 | 196 |
We market a Country Creek home by leading with the four provable facts buyers compare on, which are the golf structure, the tax and CDD story, the Estero address inside the Village, and the price against nearby communities, and by putting professional photography, aerial, video and a documents file in front of the regional buyer pool. The buyers here are choosing among communities, so the listing has to win a comparison.
Data updated: September 2026
The buyers are people choosing among Estero’s value-tier communities, buyers who want golf they can walk in under four hours, owners who spend the winter season here, and owners moving within the community from a condominium to a house. We describe the home and the community, not the buyer, and we let the numbers do the qualifying.
Country Creek has 21 streets, a golf course covering 30.1% of the site and one-story houses on lots, so aerial and twilight photography sell a setting that a ground photo cannot. We shoot every listing professionally, and where the clubhouse construction is visible from a room or a lanai, we choose angles honestly and say what is being built.
We assemble the file before the first showing: the estoppel, the recorded declaration for your sub-association, the current adopted budget and reserve schedule if the association releases it, the rules and regulations, the roof permit and wind mitigation report, and any FEMA Letter of Map Amendment. A buyer who finds the answers in the first hour does not renegotiate at day twelve.
The listing goes to the Southwest Florida MLS and syndicates from there, is presented to our buyer database, and is shown to the agents who sell in the neighboring communities where a Country Creek buyer is also looking. Because the buyer is comparing, we send your buyer’s agent our one-page comparison against Breckenridge and the other value-tier communities.
Country Creek’s roadways are private and association-maintained, and the master association publishes no security role on its staff roster. We arrange access for showings the way the community requires, confirm it with your association desk, and keep the schedule simple for a seasonal owner who is out of town.
An estate, a health change, a tenant in place or a wish for privacy is often better handled through direct agent outreach and our own buyer database before, or instead of, a public launch. Less exposure can mean a lower price, and we show both scenarios with numbers before you choose.
We negotiate a Country Creek contract personally, at partner level, because the terms that decide the sale here are the inspection response, the insurance quote, the estoppel and the closing date, not just the price. Jesse and Marc handle every offer, so the answers a buyer gets are the ones you would give yourself.
You get a partner on every call. That matters in a community where 7 of 49 closings reached full list price and the median closing was 94.9% of list, because the negotiation is usually about a few thousand dollars and a few dates, and the person negotiating should know your priorities.
A buyer’s inspector will ask the age of the roof, the air conditioner and the water heater. Every original roof in the community is now 25 to 38 years old, so most sold homes have been re-roofed at least once, and the permit date decides how the buyer’s insurer reads it. We hand over the permit and the wind mitigation report so the conversation starts with paper.
Buyers now get their quote inside the inspection period. A roof under 15 years old carries statutory protection against non-renewal on age alone; an older roof gives the insurer room to require replacement after the owner’s right to an inspection [Source: Section 627.7011, Florida Statutes]. Knowing that before the offer keeps a high quote from becoming a re-trade.
The estoppel states the regular assessment, any special assessment, any capital contribution or transfer fee, whether board approval is required for the transfer, and whether a right of first refusal exists [Source: Section 720.30851, Florida Statutes]. Country Creek has an approval process for leases and purchases, so we ask the question early and put the answer in the contract timeline.
A buyer who finds a repair often asks for a credit or a price reduction. A credit can protect your recorded sale price, which is the number the next owner’s comparable will show, while a reduction changes it. We work through both against your net, and we tell you which one costs you less.
Selling a Country Creek home in Lee County costs the seller documentary stamp tax on the deed at $0.70 per $100, the owner’s title insurance premium, the estoppel fee, any commission you agree, closing and lien search fees, and prorated taxes and assessments. On a $295,000 sale those hard costs total about $13,352.50 before commission on the buyer’s side.
Data updated: September 2026
The deed carries $0.70 per $100 of price, rounded up to the next $100, and Florida sellers customarily pay it. On $295,000 that is 2,950 units, or $2,065.00 [Source: Florida Department of Revenue, documentary stamp tax].
In Lee County the seller customarily selects the closing agent and pays for the owner’s title policy, at the promulgated premium: $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 above that, up to $1,000,000. On $295,000 that is about $1,550. The contract controls, and the buyer pays the lender’s policy [Source: Florida Office of Insurance Regulation, title insurance rates].
The association may charge up to $250 for the base certificate when no delinquency is owed, an additional $100 for delivery within 3 business days, and up to $150 more if a delinquent amount is owed. It is due within 10 business days of a written or electronic request and is effective 30 days if hand-delivered or emailed and 35 days by regular mail [Source: Section 720.30851, Florida Statutes]. River’s Reach condominiums run under the parallel caps in section 718.116(8) [Source: Section 718.116, Florida Statutes].
Country Creek has three administrative desks, not one. The master association is self-managed on site, Villages I and II are administered by Pegasus Property Management in Bonita Springs, and Villages III and Villas I by MyTown Communities in Fort Myers; the managers of record for Villas II through V are confirmed per transaction [Source: Country Creek community guide, citing Florida Division of Corporations records]. Sending everything to one office is how a closing timeline slips.
Florida property taxes are paid in arrears, so the seller credits the buyer for the days owned from January 1 to closing, usually estimated from the prior year’s bill. Association assessments are prorated through the closing date, and the Lee County solid waste line ($366.39 for a house, $18.31 for a River’s Reach condominium in 2025) rides on the tax bill [Source: Country Creek community guide, citing 2025 Lee County tax bills].
Commission is negotiable and set by no law. Since August 17, 2024 offers of compensation to a buyer’s broker can no longer be advertised on the MLS, and a seller may still choose to offer compensation or concessions off the MLS [Source: National Association of REALTORS, settlement FAQs]. We put the commission conversation in writing at the listing appointment.
These are estimates for illustration, using the shared Florida cost model and example commissions of 2.75% for the listing side and 2.5% for an offered buyer-agent contribution. Mortgage payoff, prorations and any association capital contribution are excluded, and the actual figures come from the title company’s settlement statement.
| Item | On a $295,000 sale (12-month median) | On a $525,000 sale (Villages, December 4, 2025) |
|---|---|---|
| Deed documentary stamp tax ($0.70 per $100) | $2,065.00 | $3,675.00 |
| Owner’s title insurance premium (Lee County custom) | $1,550.00 | $2,700.00 |
| Estoppel certificate (statutory cap, no delinquency) | $250.00 | $250.00 |
| Title search and settlement fee (estimate) | $1,200.00 | $1,200.00 |
| Municipal lien search (estimate) | $175.00 | $175.00 |
| Listing commission (example 2.75%) | $8,112.50 | $14,437.50 |
| Costs without a buyer-agent contribution | $13,352.50 (4.5% of price) | $22,437.50 (4.3% of price) |
| Buyer-agent contribution (example 2.5%, off-MLS) | $7,375.00 | $13,125.00 |
| Costs with a buyer-agent contribution | $20,727.50 (7.0% of price) | $35,562.50 (6.8% of price) |
| Estimated net before payoff and prorations | $274,272.50 to $281,647.50 | $489,437.50 to $502,562.50 |
Source for the model: our shared Florida seller cost research, which cites the Florida Department of Revenue, Florida Administrative Code 69O-186.003, the estoppel statutes and NAR.
A Country Creek seller has two disclosure regimes to satisfy, because Country Creek mixes homeowners’ associations under Chapter 720 with five River’s Reach condominium associations under Chapter 718. Both put paperwork duties on the seller, both are timed before or at contract, and neither is waivable, so the right documents go in the contract package.
For a Villages or Villas home, the HOA disclosure summary must be presented to the buyer before the contract is signed, the disclosure “must be supplied by the developer, or by the parcel owner if the sale is by an owner that is not the developer,” and the contract must carry a conspicuous clause making it voidable by the buyer within 3 days after receipt of the summary or before closing, whichever comes first, a right that cannot be waived and ends at closing [Source: Section 720.401, Florida Statutes]. On a resale the seller supplies it, and the timing is pre-contract, never at closing.
Section 720.401(2) states that the section does not apply to associations regulated under chapters 718, 719, 721 or 723. A River’s Reach seller is therefore under Chapter 718, and the resale package rules of section 718.503 apply instead [Source: Section 720.401, Florida Statutes]. This page is information, not legal advice, and your closing agent or attorney confirms which regime applies to your specific unit.
A non-developer condominium seller must give the buyer, at the seller’s expense, the declaration, articles, bylaws and rules, the annual financial statement and budget, any milestone inspection summary if applicable, the most recent structural integrity reserve study or a statement that none has been completed, and the frequently asked questions and answers document. The contract must carry a clause giving the buyer 7 days, excluding Saturdays, Sundays and legal holidays, to cancel after signing and receiving the documents [Source: Section 718.503, Florida Statutes].
Florida requires a seller of residential property to complete and provide a flood disclosure at or before the time the sales contract is executed, stating whether the seller has knowledge of flooding that damaged the property, whether a flood claim was filed and whether flood assistance was received [Source: Section 689.302, Florida Statutes]. On a Zone AE street this disclosure is a real conversation, so we prepare it with the flood file described below.
A buyer must receive the property tax disclosure summary at or before signing, warning that the seller’s current taxes are not a guide to the buyer’s, because a change of ownership can trigger reassessment [Source: Section 689.261, Florida Statutes]. In Country Creek that matters on more than half the single-family stock, because 426 of 746 parcels carry a homestead exemption and the seller’s capped bill understates what a new buyer will pay.
A Florida seller who knows of facts materially affecting value that are not readily observable and not known to the buyer must disclose them, and an “as is” clause does not remove that duty for a known latent defect [Source: Johnson v. Davis, 480 So. 2d 625 (Fla. 1985)]. We help you list what you know, including roof, plumbing, screen enclosure and post-storm repair history, on the Florida Realtors seller disclosure form.
The master declaration is recorded at Official Records Book 1940, Page 1328 et seq., in the Lee County public records, and we pull it alongside the sub-association documents for each client. Whether the recorded declaration restates the seller’s disclosure duty, and who owes what at closing, is not established from anything published, so we read the instrument itself and do not state it from memory.
The Village of Estero requires permits for roof repairs, structural screen enclosure and pool cage components, drywall, electrical and whole windows and door frames, and asks that emergency work be applied for within 24 hours where possible [Source: Village of Estero, disaster recovery guidance]. A re-screened lanai is the usual place an unpermitted repair hides, so we ask the permit question before the buyer’s inspector does.
The clubhouse renovation and its special assessment are the most consequential current facts about selling in Country Creek, because every serious buyer’s document review will surface them. The association describes an $8,000,000 phased plan, the first phase of $2,000,000 to $3,000,000 covers dining, and an owner’s January 2026 lawsuit asks whether a membership vote was required. The outcome is unknown.
Data updated: September 2026
The association’s own General Manager posting describes an $8,000,000 phased renovation plan, a first phase of $2,000,000 to $3,000,000 for casual and outdoor dining, greens renovation in the following 18 months and a 30-year capital reserve study; the posting is undated [Source: Country Creek community guide, citing the association’s General Manager recruitment posting]. Demolition on the clubhouse began April 13, 2026, with Garrett Construction as general contractor.
Case 26-CA-000387 was filed January 21, 2026 in the Circuit Court of the Twentieth Judicial Circuit in and for Lee County, seeking declaratory and injunctive relief and asking the court to decide whether a membership vote is required under Section 5.1 of the Declaration before the clubhouse assessment. The dollar amount of the assessment, the vote threshold and the outcome are not verified from the public record, and we publish none of them.
Order the estoppel at listing, read the special assessment line and the pending assessment line, ask the association for the current construction status and put both in the documents file. A buyer who discovers an open assessment at day twelve of a thirty-day inspection period renegotiates; a buyer who was told at the showing does not.
The association has funded large capital work in phases before: the 2006 clubhouse renovation, the 2007 tee and green rebuild, the 2008 reclaimed-water tank funded by a special assessment of which a portion was refunded after a $247,000 water management district grant, and a five-bridge inspection completed April 30, 2026 [Source: Country Creek community guide]. That pattern does not resolve the Section 5.1 question, and we offer it as context, not as an answer.
Sunday brunch is on hold, and the interim dining and administration areas run reduced hours on a schedule published May 4, 2026. We tell buyers exactly that, point them to the association’s weekly Tuesday Clubhouse Report and keep the showing focused on the home, the golf course, which is not part of the construction, and the pools and courts.
Country Creek is 83.4% Zone X on FEMA’s flood map, with 164 of 987 tested parcels in Zone AE or the regulatory floodway, and every parcel is in Lee County evacuation Zone A. A seller who shows both maps, the governing February 2026 revision and any Letter of Map Amendment removes the objection before it is raised.
Data updated: September 2026
Of 987 parcels tested against FEMA’s National Flood Hazard Layer, 668 (67.7%) are unshaded Zone X, 155 (15.7%) are shaded Zone X, 131 (13.3%) are Zone AE and 33 (3.3%) are Zone AE floodway. There is no Zone A, AH, AO, V or VE inside the community [Source: FEMA National Flood Hazard Layer]. The test runs at the parcel centroid, so a surveyed structure or an elevation certificate governs for an individual home.
Blacksmith Forge (78.0% of its parcels in the special flood hazard area), Rivers Ford (51.6%), Lanthorn Way (54.5%), Andiron Place (47.1%) and Country Walk Way (44.4%) carry nearly all of it. The condominium spine along Country Creek Drive and the eastern half of the community are effectively all Zone X. If your home is on one of the five streets, we prepare the flood file before listing.
Letter of Map Revision case 25-04-3811P, effective February 5, 2026, is the source of the flood zone geometry now covering every Country Creek parcel; the underlying effective panels are 12071C0583G and 12071C0591H, both effective November 17, 2022 [Source: FEMA National Flood Hazard Layer]. A determination pulled from a stale dataset can be wrong in either direction, so we pull it for your specific address.
FEMA has issued 34 map-change determinations naming Country Creek properties from December 2008 through June 2026, and 21 removed a structure from the special flood hazard area. All five River’s Reach phases have been mapped out that way. A Letter of Map Amendment stays with the property, but the buyer has to know it exists and give it to the lender, so we put it in the documents file.
Lee County’s evacuation zones return Zone A and Surge Zone 1 on all 987 parcels, and the Florida Division of Emergency Management layer returns Lee A. Zone C begins roughly 300 to 400 feet east of the community’s boundary. The evacuation zone and the flood zone are different maps by different agencies for different purposes, and a buyer needs both.
USGS surveyed Hurricane Ian high water marks on the Estero River at the US 41 bridge on October 3, 2022 at 10.77 and 10.83 feet NAVD88, against local base flood elevations of 13.7 to 15.0 feet, and Hurricane Irma in 2017, not Ian, is the flood of record on both USGS gages bracketing the community [Source: USGS National Water Information System]. We say “no documented structural damage” from Ian, not “no impact,” because debris and tree damage did occur.
The Village of Estero is a Class 6 community, worth 20% off NFIP premiums inside the special flood hazard area and 10% outside it, while unincorporated Lee County is Class 5 [Source: FEMA NFIP Community Status Book]. Because Country Creek is inside the Village, any page applying Lee County’s discount here overstates it.
A flood file for a Country Creek listing holds the parcel’s zone on the February 2026 map, any Letter of Map Amendment, an elevation certificate if one exists (issued by Lee County before 2016 and the Village after), any flood insurance declarations page, and the completed flood disclosure. On a Zone X parcel it is one page; on an AE parcel it is the page that closes the sale.
Insurance and roof age affect a Country Creek sale because every building here was built from 1988 to 2001, before the March 1, 2002 statewide building code, so the home cannot claim the building-code mitigation credit, and the roof permit date decides which credits and protections apply. A documented roof and a current wind mitigation report help the price.
Of 970 buildings on the roll, the median year built is 1996, 156 were built in 1988 or 1989, 774 from 1990 through 1999 and 40 in 2000 or 2001 [Source: Lee County Property Appraiser]. That is a structural disadvantage against communities built after 2002 for the wind mitigation building-code credit.
Florida requires actuarially reasonable discounts for windstorm mitigation features, documented on the Uniform Mitigation Verification Inspection form OIR-B1-1802, which the Office of Insurance Regulation revised in April 2026 [Source: Florida Office of Insurance Regulation, form OIR-B1-1802]. A report ordered by the seller on the current revision hands the buyer an answer instead of a question.
An insurer may not refuse to issue or renew a policy solely on roof age if the roof is under 15 years old; for a roof at least 15 years old, the insurer must allow an inspection at the homeowner’s expense before requiring replacement [Source: Section 627.7011, Florida Statutes]. A roof replaced 2011 or later is under 15 years old in 2026, and one replaced 2004 to 2006 is past it.
Under section 553.844(5), where a roof was built, repaired or replaced to the 2007 Florida Building Code or later, only the repaired portion must meet current code when 25% or more of the roof is repaired; an original 1988 to 2001 roof does not qualify for that exception [Source: Section 553.844, Florida Statutes]. A re-roofed home gets the exception, which is one more reason the permit date is a price fact.
Citizens Property Insurance requires flood insurance on all of its policies, regardless of value or flood zone, from January 1, 2027, with unit-owner condominium policies carved out; the median single-family building value here is below the $400,000 threshold that applied in 2026, so most single-family homes are swept in [Source: Citizens Property Insurance Corporation]. A buyer who places wind with Citizens should budget flood coverage even in Zone X, and we say so up front.
Lee County reported 283,003 Hurricane Ian claims, the highest of any Florida county, and Citizens had 6,508 personal residential multiperil policies in force in the county on April 30, 2026 at an implied average premium of $2,197. Country Creek is priced inside a county rating territory shaped by coastal losses, which is why a documented roof and mitigation credits matter more here than the physical risk alone would suggest.
A Country Creek buyer pays property tax at 13.0214 mills for tax year 2025, one Lee County solid waste assessment, a master association assessment and one sub-association assessment, plus member golf fees per round and a one-time $25 fitness key card, and no CDD. The association assessment is not published, so the estoppel is the number.
The 2025 rate was 13.0214 mills across twelve taxing authorities, read off two Lee County Tax Collector bills: public school 5.3190 mills (40.8% of the bill), Lee County general revenue 3.7623, Estero Fire Rescue District 2.2880, the Village of Estero 0.7300 and smaller levies [Source: Lee County Property Appraiser, 2025 Taxing District Millage Book]. A total of 13.0449 mills also circulates; that is the proposed rate, not the billed one.
Country Creek pays 0.1791 mills less than an otherwise identical property in unincorporated Estero-addressed pockets, because the Village’s 0.7300 mill levy replaces two county levies totaling 0.9091 mills. On the community’s median just value of about $280,600 that is roughly $50 a year. A buyer who assumes a city tax on top of the county’s is wrong, and you can show them the millage book.
Two real 2025 bills illustrate the range: a single-family home on Andiron Place with a taxable value of $382,345 paid $5,410.83, and a River’s Reach condominium at $226,746 paid $2,970.85. A buyer’s first bill is not the seller’s last one, because the prior owner’s capped value does not transfer with the deed, and 426 of 746 single-family parcels are homesteaded.
The only non-ad-valorem line on a Country Creek tax bill is Lee County Solid Waste: $366.39 for a single-family home on curbside cart service and $18.31 for a River’s Reach unit on shared container service, a $348.08 annual difference. There is no CDD, no street-lighting unit and no sewer taxing unit.
The master association owns and maintains the roads, gates, bridges, lakes, five pools, tennis courts, clubhouse and golf course. Bulk television and internet appear to be inside the assessment through Hotwire Communications Fision fibre, though the package is not published. Water and sewer (Lee County Utilities), electricity (FPL) and solid waste (the tax bill) are not.
A member pays $25.00 for 18 holes and $10.00 to walk after 3 pm on the May to October 2026 card, a guest pays $45.00, and the fitness center 24/7 key card is $25 once at the Administration Office. No initiation fee, resale capital fee or membership certificate is published, and the estoppel confirms what is due at closing.
Put the honest one-liner in the listing: taxes at the 2025 billed rate of 13.0214 mills, a solid waste line, a master assessment and a sub-association assessment per the estoppel, golf at $25.00 a round with no initiation fee, and no CDD. It is longer than most listings’ fee line, and it wins the buyer who has been burned by a fee surprise elsewhere.
Florida’s milestone inspection and structural integrity reserve study requirements attach to buildings of three habitable stories or more, and River’s Reach buildings are two stories, so the 220 condominiums sit outside that mandatory regime by height. A River’s Reach seller can say that carefully, with a caveat to confirm the current statute for the specific building.
Section 553.899 applies to a building “three habitable stories or more in height,” and section 718.112(2)(g) does not apply to buildings less than three stories [Source: Section 553.899, Florida Statutes]. The county roll counts 221 two-story building records in Country Creek, and they are the River’s Reach buildings.
We write “outside the mandatory milestone inspection and structural integrity reserve study regime by height” and add that an association may still commission a study voluntarily. Section 718.503(2)(e) requires the resale contract to state whether the association is required to have a milestone inspection or a structural integrity reserve study, so the sentence has to match the contract [Source: Section 718.503, Florida Statutes].
River’s Reach is five separate Florida corporations with five recorded declarations: phase I with 48 units, II with 56, III with 36, IV with 40 and V with 40, totaling 220. Phase IV was built before phase III (1997 against 1998), so never recite the phases as a build sequence. All five share one pool at 20842 Country Creek Drive.
The county’s 2026 just-value medians by phase run from $203,065 (I) to $217,448 (III), a $14,383 spread, so a claim that one phase commands a premium is not supported by the assessment record. Read the River’s Reach at Country Creek guide for the condominium side in detail.
River’s Reach recorded 51 county sales from 2023 through 2026 on 220 units, a 23.2% turnover rate, the highest in the community, and the MLS shows 12 closings in the last 12 months at a $226,500 median. It is the most liquid product and the one where a seller faces the most direct competition, so preparation and price both matter.
Selling a Villages house, a Villas villa and a River’s Reach condominium differs in association, lawn care, solid waste line, view codes, comparables and buyer pool. The Villages are one-story houses in 27 recent sales at a $355,000 median, the Villas are attached homes in 10 sales at $301,500 and River’s Reach is 12 sales at $226,500.
All 746 single-family homes are one story, built 1988 to 2001, and 372 carry a golf-course frontage code. The Villages associations are administered by two management companies, and the house is generally responsible for its own lot. A one-story house in a gated golf community is a structural feature for a buyer who wants to stay in one floor, and we say it as a feature of the home.
The attached villas run along Candlewood Hollow (93), Willow Way (19), Calico Court (8) and Weathered Vane Way (2), with a measured floor of 122 exclusively-villa homes and a satellite pool at 20661 Candlewood Hollow. The roll cannot split the Villages and Villas inside the 746, so we confirm the association for your address from the recorded legal description.
The 220 units are two-bedroom, 1,125 to 1,238 square feet, in two-story buildings with a shared pool, and exterior grounds are generally maintained through the sub-association. Solid waste is $18.31 on the tax bill, and the estoppel runs under section 718.116(8). For the comparison your buyer is making, see River’s Reach at Country Creek.
Rivers Ford (61 homes), Coach House Lane (51) and Lanthorn Way (44) hold 156 estate homes built 1996 to 2001, with 2026 median just values of $390,342 to $416,669 and county sale medians of $500,000 to $525,000 from 2023 to 2026. The MLS files these homes under Villages at Country Creek, so their sales lift the Villages median.
Blacksmith Forge has 82 manor homes built 1988 to 1995 at a 2026 median just value of $248,182 and a $312,500 county sale median, with the north branch of the Estero River behind it and 78.0% of its parcels in the flood hazard area. It is the lowest single-family tier, and the flood file matters most here.
The MLS median days on market was 70 in the Villages, 96 in the Villas and 111.5 in River’s Reach, against 81 community-wide. Speed follows price and supply: River’s Reach has the most turnover and a low price, and the Villages have the most competing listings, nine of the twelve.
Country Creek rules that affect a sale include an approval process for leases and purchases, architectural review that the association says typically takes two to three business days, an approved-contractor list, planting restrictions and vehicle rules; lease minimums and pet limits are not published anywhere reachable, so we read the recorded documents rather than repeat guesses.
An approval process exists for leases and purchases, and the estoppel asks whether board approval is required for the transfer and whether it was given [Source: Section 720.30851, Florida Statutes]. We ask the association desk for your sub-association’s process on day one and build the closing date around it.
A lease requirement exists and the association reminds owners of it. The minimum lease term, the number of leases per year and any waiting period after purchase are not verified from a recorded document, and we do not state them. If your buyer is an investor, the answer comes from the recorded declaration and rules, pulled at the Lee County Clerk.
Pets are clearly permitted and common, but pet count limits, weight caps and breed restrictions are not published. Golf carts may not park in car spaces, bicycles use the racks, and rules on commercial vehicles, recreational vehicles, boats and overnight street parking are not published. We confirm them from the recorded Rules and Regulations.
The association says completed architectural forms are typically reviewed and decided within two to three business days, and it keeps an approved-contractor list obtainable from the Administration Office. Planting on a lot needs committee approval for any new tree. Finish exterior work before you list, with the approval on file.
If a tenant occupies the home, the lease, the association’s lease approval and the tenant’s notice rights all shape the timeline, and showings need the tenant’s cooperation. We coordinate access, and we show you the price difference between a vacant and a tenant-occupied sale.
A Country Creek home takes a median of 81 days on market to close in the current MLS record, plus the contract period, and the estoppel alone can take 10 business days from request. A realistic plan from listing to closing runs several months, and a home priced to its village’s recent closings moves faster than one that starts high.
Data updated: September 2026
By family, the median days on market was 70 in the Villages, 96 in the Villas and 111.5 in River’s Reach. Eleven closings took 30 days or fewer, 21 took more than 90, and the fastest was 3 days. The slowest was 329 days, on a Villas listing that started at $245,000 and closed at $215,000.
Week 1: valuation, documents file, estoppel request, photography. Weeks 2 to 12: showings and price review at the 30 and 60 day marks against new closings. After the contract: inspection and insurance window, the buyer’s 3-day or 7-day statutory cancellation rights where the documents were late, estoppel effectiveness of 30 or 35 days, approval if required, and closing.
The association says approximately 35% of residents stay on property in the summer months, so many owners are away. Marc runs showings, contractors and walk-throughs, and we manage signatures, notary and title remotely. You do not need to fly down to sell.
Prepare a Country Creek home by fixing what an inspector will flag, finishing exterior work with association approval on file, collecting the roof permit, wind mitigation report and any Letter of Map Amendment, ordering the estoppel, and staging for the buyer who is comparing communities. Preparation is cheaper than renegotiation.
Most Country Creek homes are original 1990s interiors, and the buyer’s comparison is with the recently updated home two streets away. We price the refreshed and the original version of your home for you, and we recommend paint, floors, fixtures and lighting before we recommend structural remodeling, especially on an Zone AE lot where the 50 percent rule can cap a large renovation.
On the 164 Zone AE parcels, a project or repair that exceeds 50% of the building’s Property Appraiser value must bring the structure to current floodplain standards, which at the community’s median building value of $219,317 means about $109,700 [Source: Village of Estero, disaster recovery guidance]. A seller should know that before pricing a renovation buyer’s offer.
Stage to the golf-course, pool and single-level living the buyer came for, keep the lanai clean and the screens intact, and let the light in. A buyer shopping Country Creek against Breckenridge and Pelican Sound is deciding on feeling as well as numbers.
Your Country Creek listing should say what the community documents: an 18-hole, par 61 executive golf course of 3,871 yards that opened in 1988, five pools, five tennis courts, a fitness center, bocce, horseshoes and cornhole, all owned by the master association, inside the Village of Estero and under two miles from a Publix. Say what is true and what is under construction.
The community sits on 282.33 acres in Sections 27 and 34 with the golf course occupying 30.1% of the site and a gross density of 3.42 homes per acre as built. The streets follow a colonial and agrarian naming theme, and the Estero River’s north branch runs through the western part.
The main gate is on Corkscrew Road between US 41 and Three Oaks Parkway, west of I-75: the Publix at Corkscrew Village is 1 to 2 miles away, I-75 exit 123 is 1.9 miles, Miromar Outlets is under 2 miles and Southwest Florida International Airport is about 20 minutes in free-flow traffic [Source: Country Creek community guide]. Add time in season, when the Corkscrew corridor runs 16 to 23% above the annual average in March.
Do not say “guard-gated,” “championship golf,” “pickleball,” “no assessments,” “no special assessments ever,” or “zoned for” a named school. There is no security role on the association’s staff roster, the course is executive length, pickleball was denied at the clubhouse in 2023, and Lee County assigns students through a proximity lottery. Every one of those is a claim a buyer’s agent can check.
We describe the home and its features and never who should live there. Fair housing law prohibits describing a community by the family status, age, religion, race or national origin of the buyer, and our listing copy follows it.
The MLS records teach that two similar Country Creek homes can close 294 days apart. Two Villages three-bedroom homes of about 1,440 square feet closed in 2026, one in 3 days at full list price and one in 145 days at 93.0% of list, and the difference was the starting price and the days that followed it.
Data updated: September 2026
On March 31, 2026 a 1,443 square foot Villages three-bedroom listed at $395,000 sold at $395,000 after 3 days on market. On May 8, 2026 a 1,442 square foot Villages three-bedroom listed at $398,000 sold at $370,000 after 145 days. The two homes were nearly the same size at nearly the same list price.
We cannot know the condition of either home from the record, and we do not claim to. What the record shows is that the second listing sat for 145 days and closed 7.0% below its list price. A price check against the March sale at the 30-day mark is the kind of correction we make on every listing.
The highest closing of the year, $560,000 on May 8, 2026 for a 2,045 square foot four-bedroom in the Villages, was 95.3% of a $587,900 list after 70 days. The top of the ladder is thin, and a home priced above its village’s recent closings needs a feature a buyer can see.
Country Creek 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 closings in your own village and bedroom count, with your fee structure, flood file and net sheet beside it. There is no cost and no obligation.
Data updated: September 2026
You receive the recent closings that match your home with dates and prices, a per-square-foot analysis that never mixes families, the live competition with days on market, your home’s position on its ladder with the reasons, the estoppel and flood questions your buyer will raise, and a recommended list price with a defensible range. Start with the McGreevy and Comisar valuation form.
In a community where a similar three-bedroom home sold for $395,000 in 3 days and another for $370,000 in 145 days, the starting price decides the sale. We would rather you see the evidence and the number before you commit to anything, and many Country Creek owners use the valuation to decide whether to sell this season or next.
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.
Country Creek sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a 966-home community with three price ladders, fourteen associations and a live clubhouse project rewards precise pricing and a documents file ready on day one. Median sales ranged from $226,500 to $355,000 by family in one year.
Data updated: September 2026
If you are searching for the best Country Creek listing agent, or thinking, “I need to sell my home in Country Creek,” here is the short version of everything above. We place your home on its own family’s ladder of MLS closings. We build the documents file (estoppel, declaration, roof permit, wind mitigation, flood file, disclosure) before the first showing. We market to the buyers who actually choose this tier, and we negotiate every offer ourselves, through the inspection, the insurance quote and the closing table.
Listing-team credentials:
Start with our free home valuation; we follow up with a written comparable set from the MLS and county record. (239) 898-6072, text or call. Confidential conversations welcome.
Buying instead? Call Marc at (239) 287-5873 and see how we represent buyers in Estero.
List before January if you can. Twenty-one of the 49 closings in our 12-month pull fell between January and April, with 10 in March, which means contracts written in the winter season [Source: Southwest Florida MLS, Matrix pull of September 29, 2026]. A home that is photographed, documented and live by early January meets the seasonal buyer on the first tour.
Per square foot, the MLS says yes: a $188.20 median for River’s Reach against $211.70 for the Villas and $243.20 for the Villages over the last 12 months [Source: Southwest Florida MLS, Matrix pull of September 29, 2026]. Total price follows size and product, and we price your unit against matching sales.
Hand over the estoppel and the current construction update, and say what is documented: an $8,000,000 phased plan, an assessment for the clubhouse project and a January 2026 case asking whether a vote was required. Do not guess the outcome or the amount, and let the buyer’s agent read the association’s documents.
We recommend it. The association has 10 business days to deliver it and it is effective for 30 or 35 days, so ordering at listing means a current certificate is ready when a contract arrives [Source: Section 720.30851, Florida Statutes]. If it lapses before closing, it can be refreshed.
Yes. An estate, a divorce, a health change or a tenant in place is often better handled through direct agent outreach and our own buyer database before, or instead of, a public launch. Less exposure can mean a lower price in a community with 12 active listings, and we show both scenarios with numbers.
Ask each team for its comparable set for your family, its plan for the estoppel and the clubhouse question, and its position on roof and flood documents. Our best real estate agents in Estero guide compares teams on the public record, and Jesse at (239) 898-6072 will walk you through ours.
McGreevy and Comisar is a top-reviewed Country Creek 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 McGreevy and Comisar Google reviews profile.
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Verified Google review
Many Country Creek owners are away for the summer, and a seller who is out of the area needs someone who keeps the moving parts moving.
★★★★★ “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 market with a 81-day median time on market and a long tail past 180 days, a listing that sits is usually priced against the wrong rung of the ladder. Repricing to the right comparables 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
Follow-through is the difference between a listing and a closing, especially when an estoppel, an approval and an insurance quote all run on different clocks.
Country Creek specialists matter because the facts that decide a sale here live in documents, not in a listing feed: fourteen associations, an estoppel that carries the only real assessment figure, a clubhouse assessment, a February 2026 flood map, a roof permit date and three price ladders behind one gate.
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 Country Creek means the village ladders, the estoppel and the net sheet. He has lived two miles from the gate since 2004. 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, contractors and the on-site management that lets a seasonal owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may quote one community-wide HOA figure that cannot be right for any address, describe the golf as free, send the estoppel request to the wrong desk, repeat a school zone that no longer exists, cite the superseded 2022 flood panels, hand a River’s Reach seller the HOA disclosure summary under the wrong chapter or price a condominium off a Villages median. Each mistake costs a seller time or money.
Every Estero community sells differently, and we publish a seller guide for each one we cover. See our guides to selling a home in Meadows of Estero, selling a home in Lakes of Estero and selling a home in Estero. The wider village picture is on our Estero community hub, and the community we compare most often is covered in our Breckenridge guide.
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 Country Creek, 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.
Country Creek sellers often buy again in Southwest Florida, sometimes inside the community, trading a condominium for a house. 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.
Florida’s portability rule lets a homestead owner who establishes a new Florida homestead within the statutory window transfer the difference between just value and capped assessed value, up to $500,000, to the new home [Source: Florida Department of Revenue, PT-112 portability guide]. Homestead status is fixed on January 1 each year, so we sequence both closings around it.
Some owners move from River’s Reach to a Villages house, or the reverse. Both sales and purchases run through the same master association, though the sub-association desks differ, which makes a same-community move simpler than it sounds. If your next home is here, our Country Creek buyer guide follows this page.
If your next home is a house, a golf community or a newer condominium, our guide to buying a home in Estero walks through the contract, inspection and approval steps, and our Estero HOA and CDD fee guide compares carrying costs across the village.
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 side, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Country Creek owners ask these questions before they list. Each answer is one paragraph, written for a Lee County seller, with its source where one exists.
Data updated: September 2026
Sellers list with McGreevy and Comisar because the answers below show up in the price:
Nothing here is legal or tax advice; confirm anything that affects your sale with your closing agent, attorney or CPA.
Start with a written valuation built from closings in your own product family, then build the documents file before you list. That file holds the estoppel, the recorded declaration, your roof permit and wind mitigation report, the flood file and the current clubhouse update. Price on your village’s ladder, market to buyers comparing communities, and deliver the correct disclosure package with the contract [Source: Section 720.401, Florida Statutes]. Call Jesse direct at (239) 898-6072 to begin.
Hire a team that prices by product family, knows both the Chapter 720 and Chapter 718 resale rules, and personally negotiates your offer. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and Jesse and Marc handle every listing themselves. Test any team on its Villages, Villas and River’s Reach comparables and on its plan for the clubhouse question. Our best real estate agents in Estero guide compares teams on the public record.
Country Creek closings in the 12 months to September 29, 2026 ran from $195,000 to $560,000 with a $295,000 median, and the family decides the starting point. Villages homes sold at a $355,000 median, Villas at $301,500 and River’s Reach at $226,500 [Source: Southwest Florida MLS]. Size, view, pool, roof age and condition move you up or down your ladder. Our written valuation places your home.
Forty-nine homes closed in the 12 months to September 29, 2026, for $15,658,200 in total volume, and 12 were active at the end of the window [Source: Southwest Florida MLS]. That is about 5% of the community’s 966 homes. Twenty-seven were Villages homes, 10 were Villas and 12 were River’s Reach condominiums, so each family has enough recent evidence to price from.
The highest closing in the 12 months was $560,000, for a 2,045 square foot four-bedroom in the Villages on May 8, 2026, at 95.3% of a $587,900 list after 70 days [Source: Southwest Florida MLS]. The Villages estate section also holds a $525,000 sale on December 4, 2025. These are the top rungs of a thin ladder, not the median.
The lowest closings were $195,000, for a 1,312 square foot Villages two-bedroom on September 28, 2026 and a 1,238 square foot River’s Reach two-bedroom with a den on November 20, 2025 [Source: Southwest Florida MLS]. Both closed at 90.7% of list, after 87 and 207 days on the market.
The median was 81 days on market over the 12 months, with a 104 day mean, and 11 of 49 closings took 30 days or fewer while 21 took more than 90 [Source: Southwest Florida MLS]. Villages homes took a median of 70 days, Villas 96 and River’s Reach 111.5. Speed follows price and supply more than season.
The median closing was 94.9% of list price, and 7 of 49 closed at or above list [Source: Southwest Florida MLS]. Homes that closed in 30 days or fewer reached 95.0% of list and homes that took more than 90 days reached 94.7%, so speed did not buy a much better ratio here. The gap comes from where the list price started.
The record says supply is moderate, at 2.9 months of supply from 12 active listings against roughly 4 closings a month, and Breckenridge has 4.4 months [Source: Southwest Florida MLS]. Twenty-one closings fell between January and April 2026, with 10 in March. A home documented and live by early January meets the seasonal buyer on the first tour.
List before January if the home and the documents file are ready. Buyers who tour in season write contracts in season, and the estoppel and any approval take weeks to clear, so a listing that starts in November can close in the first quarter. If your home needs repairs or a roof permit gathered first, ready is better than early.
On a $295,000 sale the hard costs are about $13,352.50 before any buyer-agent contribution and about $20,727.50 with a 2.5% contribution, using example commissions and a shared Florida cost model. The largest lines are commission, the deed documentary stamp tax of $2,065.00 and the owner’s title policy of about $1,550 [Source: Florida Department of Revenue]. The title company’s settlement statement gives the exact figure.
Lee County custom is that the seller selects the closing agent and pays for the owner’s title policy, and the buyer pays the lender’s policy, but the contract controls. The premium is promulgated: $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 above that [Source: Rule 69O-186.003, Florida Administrative Code].
The deed carries $0.70 per $100 of price, rounded up to the next $100, and Florida sellers customarily pay it. On $525,000 that is $3,675.00 [Source: Florida Department of Revenue, documentary stamp tax]. The rate is set in statute and does not change with the association or the village.
An estoppel certificate is the association’s signed statement of what the home owes, whether any special assessment or approval applies and whether there is a right of first refusal. The base fee is capped at $250 with no delinquency, plus $100 for delivery within 3 business days and up to $150 more when an amount is owed [Source: Section 720.30851, Florida Statutes]. River’s Reach units follow the parallel caps in section 718.116(8).
The association has 10 business days from a written or electronic request to deliver it, and it is effective for 30 days if hand-delivered or emailed and 35 days if mailed [Source: Section 720.30851, Florida Statutes]. Because Country Creek has three administrative desks, we send the request to the correct one on the first day.
The master association is self-managed on site, Villages I and II are administered by Pegasus Property Management in Bonita Springs, and Villages III and Villas I by MyTown Communities in Fort Myers; managers for Villas II through V and the five River’s Reach associations are confirmed per transaction [Source: Country Creek community guide]. We identify your desk before the listing goes live.
If your home is in a Villages or Villas homeowners association under Chapter 720, yes: the summary must reach the buyer before the contract is signed, the contract must carry the conspicuous 3-day voidability clause, and the buyer’s right is not waivable [Source: Section 720.401, Florida Statutes]. On a resale the owner supplies it. This is information, not legal advice; your closing agent confirms.
No. Section 720.401 states that it does not apply to associations regulated under chapters 718, 719, 721 or 723, and River’s Reach is five Chapter 718 condominium associations [Source: Section 720.401, Florida Statutes]. A River’s Reach seller instead delivers the section 718.503 documents, with a 7-day cancellation right for the buyer.
A non-developer seller must give the declaration, articles, bylaws and rules, the annual financial statement and budget, the frequently asked questions document and the reserve and inspection statements, and the contract must carry the 7-day cancellation clause [Source: Section 718.503, Florida Statutes]. We assemble them before the first showing so the clock is never disputed.
At or before contract, a Florida residential seller must state whether they know of flood damage, whether a flood claim was filed and whether flood assistance was received [Source: Section 689.302, Florida Statutes]. In Country Creek 164 of 987 tested parcels sit in Zone AE or the floodway, so we prepare the file before listing.
Yes, when the problem is known to you, materially affects value and is not readily observable, and an “as is” clause does not cure a known latent defect [Source: Johnson v. Davis, 480 So. 2d 625 (Fla. 1985)]. Roof leaks, plumbing repairs, screen enclosure damage and storm repairs belong on the seller disclosure form.
It affects the estoppel and the buyer’s questions, not the golf course, which is not part of the construction. The association describes an $8,000,000 phased plan with a first phase of $2,000,000 to $3,000,000, demolition began April 13, 2026, and the assessment amount is not published [Source: Country Creek community guide]. We put the current status in the documents file.
Say only what the record shows. Case 26-CA-000387 was filed January 21, 2026 in Lee County Circuit Court and asks whether a membership vote was required under Section 5.1 of the Declaration; the outcome is unknown [Source: Country Creek community guide]. Do not guess the amount or the result, and let the buyer’s agent read the association’s documents.
The association has funded large capital work before, including a 2008 reclaimed-water tank paid by special assessment, and a clubhouse assessment is now part of the record. The current amount and payment terms are not published, so the estoppel is the only reliable answer for your address. We request it at listing.
Mostly no: 83.4% of tested parcels are Zone X, and 164 of 987 are Zone AE or floodway [Source: FEMA National Flood Hazard Layer]. Blacksmith Forge, Rivers Ford, Lanthorn Way, Andiron Place and Country Walk Way carry nearly all of the hazard area. Your address decides, and we pull the determination on the February 2026 revision.
A Letter of Map Amendment is FEMA’s determination that a specific structure is above the base flood elevation, and it stays with the property. FEMA has issued 34 map-change determinations naming Country Creek properties, 21 of which removed a structure from the special flood hazard area [Source: FEMA National Flood Hazard Layer]. If you have one, it goes in the documents file.
Lee County evacuation Zone A, on all 987 tested parcels, and the flood zone is a separate map by a separate agency [Source: Village of Estero, flood zones and evacuation zones]. A buyer needs both, and we show them side by side.
A roof under 15 years old carries statutory protection against non-renewal on age alone, and a roof re-done to the 2007 code or later gets the 25% repair exception under section 553.844 [Source: Section 627.7011, Florida Statutes]. Every original roof here is 25 to 38 years old, so the permit date is a price fact.
It is not required, but we recommend it. Insurers give windstorm mitigation credits documented on form OIR-B1-1802, revised in April 2026, and every Country Creek structure predates the 2002 statewide code, so the report is often where a buyer’s premium is won [Source: Form OIR-B1-1802, Florida Office of Insurance Regulation].
Citizens will require it on its policies beginning January 1, 2027, regardless of zone, with unit-owner condominium policies carved out [Source: Citizens Property Insurance Corporation]. A lender requires it in Zone AE. We tell buyers to budget for it and get the quote in their inspection period.
The 2025 billed rate was 13.0214 mills, and the only non-ad-valorem line is Lee County Solid Waste at $366.39 for a house and $18.31 for a River’s Reach unit [Source: 2025 Taxing District Millage Book]. There is no CDD. A homesteaded seller’s bill is capped, and the buyer’s first bill resets.
No. There is no community development district, no CDD debt and no CDD line on the tax bill, which is a real selling point against newer Estero communities [Source: 2025 Taxing District Millage Book]. Say it in the listing.
The assessment is not published. It differs by sub-association and the estoppel states it for your address, so we never quote a single community-wide figure. Golf is separate: $25.00 for 18 holes for a member and $45.00 for a guest on the May to October 2026 card, with no initiation fee published [Source: Golf rates, Country Creek Golf Club].
A golf membership comes with ownership, with no equity membership or initiation fee published, and members pay per round. Whether any transfer fee applies at closing is answered by the estoppel, so we read it before we describe golf in your listing [Source: Golf rates, Country Creek Golf Club].
Commission is negotiable and set by no law, and since August 17, 2024 offers of compensation cannot be advertised on the MLS, though a seller may still offer compensation or concessions [Source: NAR settlement FAQs]. We put the number in writing at the listing appointment.
It depends on your goals. In a market with 12 active listings and a 94.9% median sale-to-list, a contribution can widen the buyer pool, and our net sheet shows the cost at 2.5% on a $295,000 sale as $7,375.00. We model both versions with you and you choose.
Yes. About 35% of residents stay on property in the summer, so many owners are away, and we manage showings, contractors, signatures and closing remotely. Marc handles walk-throughs and access, and title can close by mail with a remote notary.
The lease, the association’s lease approval and the tenant’s notice rights all shape the timeline. The minimum lease term and any waiting period are not verified from a recorded document, so we read the declaration for your sub-association. We coordinate showings with the tenant.
An approval process exists for leases and purchases, and the estoppel states whether approval is required for the transfer [Source: Section 720.30851, Florida Statutes]. We ask your desk on day one and build the closing date around it.
Refresh before you remodel. Paint, floors, fixtures and lighting usually earn more than they cost against a buyer comparing an original 1990s interior with an updated home two streets away. On Zone AE lots the 50 percent rule can turn a large renovation into a floodplain rebuild, so we check first [Source: Village of Estero, disaster recovery guidance].
Possibly not. If you meet the ownership and use tests, you may exclude the first $250,000 of gain ($500,000 for many joint filers) from income [Source: IRS Publication 523, Selling Your Home]. Confirm your facts with a CPA; this is information, not tax advice.
Often, yes. A homestead owner who establishes a new Florida homestead within the statutory window can transfer up to $500,000 of accumulated savings to the new home [Source: PT-112, Florida Department of Revenue]. We sequence both closings around January 1.
Buyers ask about the clubhouse assessment and lawsuit, the roof age and insurance quote, the flood zone and evacuation zone, the estoppel and approval process, and what golf really costs. Buyers also ask how Country Creek compares with Breckenridge, which has 842 residences, no CDD and a par 54 all-par-3 course. We answer each in the documents file.
Breckenridge closed 44 sales at a $235,000 median in the same window with a 55.5 day median, against Country Creek’s $295,000 and 81 days. Country Creek’s executive par 61 course and Estero address meet a buyer willing to pay for the golf structure, and Breckenridge meets the buyer who wants the lowest price. See the comparison section above.
Request a free valuation. Call Jesse direct at (239) 898-6072 or use the McGreevy and Comisar valuation form, and you will receive the matching closings, your position on your ladder, the estoppel and flood questions your buyer will raise, and a recommended price range with reasons.
Country Creek sellers and buyers work with Jesse McGreevy and Marc Comisar of Domain Realty because the team reads every recorded closing in the community, prepares the association paperwork before a buyer asks, and works from an office in Bonita Springs a short drive from the Corkscrew Road gate. Learn more about our team.
If you are thinking about selling in Country Creek, the work begins well before the listing goes live. It begins with the ladder, whether your home is a Villages house, a Villas villa or a River’s Reach condominium, and where it sits among that family’s recent closings. It begins with the estoppel, the roof permit and the flood file. It ends with a negotiated contract that survives its inspection, insurance and closing timeline. As leaders of Domain Realty Group, our team has sold over $2.5 billion in real estate, and we bring that preparation to every Country Creek listing.
McGreevy and Comisar is a top-reviewed Country Creek realtor; read verified Google reviews on their Google reviews profile.
Follow our latest listings on Instagram. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Contact us when you are ready:
Selling in Country Creek? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
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). Read more about McGreevy and Comisar.
Country Creek facts on this page rest on primary sources: the master association and its published pages, Lee County’s Property Appraiser and zoning records, the Village of Estero, Florida statutes, federal agencies and our own guides. No listing portal or competing brokerage is cited. Sources were accessed in September 2026 unless dated.
Country Creek 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 last rows name the records that are not public and the office that holds them.
| Document | What it proves | Official authority |
|---|---|---|
| Florida Statutes 720.401 | The HOA disclosure summary before contract and the 3-day voidability clause, and its exclusion of chapter 718 condominiums | Florida Legislature |
| Florida Statutes 718.503 | The documents a River’s Reach seller delivers and the buyer’s 7-day cancellation right | Florida Legislature |
| Florida Statutes 720.30851 | Estoppel timing, effective period and fee caps for a Villages or Villas home | Florida Legislature |
| Florida Statutes 718.116 | Estoppel rules and fee caps for a condominium unit | Florida Legislature |
| Florida Statutes 689.302 | The seller’s flood disclosure owed at or before contract | Florida Legislature |
| Florida Statutes 689.261 | The property tax disclosure summary the buyer receives | Florida Legislature |
| Florida Statutes 627.7011 | The 15-year roof rule for homeowner policies | Florida Legislature |
| Form OIR-B1-1802 | The wind mitigation inspection form insurers use for credits | Florida OIR (PDF) |
| Documentary stamp tax brochure GT-800014 | The $0.70 per $100 deed rate | Florida Department of Revenue (PDF) |
| PT-112 portability guide | How to carry Save Our Homes savings to your next Florida homestead | Florida Department of Revenue (PDF) |
| 2025 Taxing District Millage Book | The 13.0214 mill rate and twelve taxing authorities | Lee County Property Appraiser (PDF) |
| Real Property Transfer Codes | How qualified sales are coded in the county record | Lee County Property Appraiser (PDF) |
| Citizens detail by county, April 30, 2026 | Citizens policies in force in Lee County | Citizens Property Insurance (PDF) |
| Disaster recovery guidance | Village of Estero permit and 50 percent rule guidance after a storm | Village of Estero (PDF) |
| NAR settlement FAQs | That commission is negotiable and how buyer broker compensation works after August 17, 2024 | National Association of REALTORS |
| IRS Publication 523 | The home sale gain exclusion rules | Internal Revenue Service |
| Recorded master declaration, Official Records Book 1940, Page 1328 | The recorded covenants and any seller-side disclosure text, which we do not restate from memory | Lee County Clerk official records; also in the resale package |
| Estoppel certificate, current budget, reserve schedule and rules | Balances owed, any special assessment, capital contribution or approval requirement | Ordered from the correct association desk |
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.