Estero, Florida
Sell your Oaks of Estero home with McGreevy and Comisar, Top 1% nationally since 2008. Only 23 homes exist, so we price from every recorded resale and have your estoppel and flood file ready on day one. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated October 2026.
Oaks of Estero is a 23-home gated Neal Communities enclave in the Village of Estero, and few homes come up for sale here, so a sale is priced one comparable at a time. This seller guide sits beside our full Oaks of Estero community guide, which covers the plat, the association, the flood map and the schools in depth. Everything on this page answers an owner's question: how to sell for the most money, with the fewest surprises, on a timeline you control. If you are still comparing listing teams, our guide to the best real estate agents in Estero sets the options side by side on the public record.
This seller guide covers how to sell. The Oaks of Estero valuation guide covers what your home is worth, and the Oaks of Estero buyer guide shows what your buyer will weigh.
Selling elsewhere in the village, or comparing notes with a neighbor across town? Our guides to selling a home in Estero and selling a home in Meadows of Estero apply the same record-first method to those markets. Want a number first? Start with our free home valuation, and if you are also buying, our Estero buyer guide covers the purchase side.
McGreevy and Comisar are the best realtor for selling an Oaks of Estero home because we price every home lot by lot from the county's recorded sales, prepare the flood, fee and association file before a buyer asks, and personally negotiate every offer. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar run the pricing conversation, the marketing build, the negotiation and the association paperwork on every listing we take. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has sold over $2.5 billion in real estate across Southwest Florida, with over $900 million in personal sales between Jesse and Marc. Our office is in Bonita Springs, a short drive south of Estero.
Recent Oaks of Estero market record (12 months to October 21, 2026): 2 closed sales in the Southwest Florida MLS, at $755,000 and $835,000 · a $795,000 median · $318 median price per square foot · a median 84 days on market · 96.4% of list price · 0 active listings and 1 home under contract on October 21, 2026. The Lee County record also shows 2 qualified sales in the same 12 months. We tracked every one of the 31 recorded sales in the community since 2016, so we can show you what each plan has sold for [Source: Oaks of Estero community guide].
For Oaks of Estero sellers: professional photography, a documents file that answers the fee, flood and elevation 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 Oaks of Estero is narrower and checkable: we have read the plat, the development order, the association's public filings and every recorded sale, and we bring all of it to your kitchen table.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings, buyer agent conversations and inspections. Jesse McGreevy runs pricing, marketing, data and the association and closing paperwork. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873, and read more about the partnership on our about McGreevy and Comisar page.
Selling in Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Oaks of Estero sellers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your price, your paperwork and your timeline more than any listing photo will, and every one is specific to this 23-home gated street beside Estero Community Park.
Oaks of Estero sellers can use the links below to jump straight to pricing, costs, disclosure, the Corkscrew Estates comparison or the seller FAQ. The guide runs in the order most owners decide: market first, then pricing and marketing, then the legal and cost steps, then timing and preparation.
Selling in Oaks of Estero is different because the community has only 23 homes, so your buyer pool is the handful of people watching this one street, and a year can pass without a single resale. Price comes from the recorded sales of your own plan, not from an average.
With 23 homes on 10.054 acres, every listing is a large share of the market. In the Southwest Florida MLS we found 2 closings in the 12 months to October 21, 2026, and no active listing on that day; one home was under contract. One overpriced home, or one very good sale, moves the whole comparable set, so we price Oaks of Estero homes one lot at a time.
Eighteen of the 23 homes have no recorded resale at all, according to the Lee County Property Appraiser's sales history for each lot, and the county shows a homestead exemption on 18 of the 23 for tax year 2026. Owners here tend to stay. In 2024 and 2025 the county recorded no resale. That scarcity is why the next owner who sells should call us first.
Your buyer is usually someone who has been watching Estero for a while and wants a newer pool home behind a small gate: a Neal Communities home built from 2015 to 2019, 2,452 to 3,417 heated square feet, a private pool on every lot, natural gas and no CDD. Many will also tour Estero Place and Corkscrew Estates, so we price with those in mind.
Three questions come first. What does the association charge, and what does it cover? What flood zone is the home in, and what will insurance cost? What is being built next door? Every one of those has a documented answer for Oaks of Estero, and we put the answers in the listing file so a buyer's first tour is not spent asking them.
The 23-home gate, the private pool on every lot, the relocated oak canopy along Block Lane, a lake view on ten homes, natural gas, and Estero Community Park next door with pickleball, a dog park and a fitness room. We lead with those facts and the recorded proof behind them, not with adjectives.
Selling in Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Now is a defensible time to sell in Oaks of Estero if you want to meet a buyer with no competing listing: the Southwest Florida MLS showed 0 active Oaks of Estero homes on October 21, 2026 (one more was under contract), two closings in the last 12 months, and insurance premiums that are easing across Lee County.
Data updated: October 2026
On October 21, 2026 the Southwest Florida MLS showed 0 active listings in Oaks of Estero and 1 home under contract since September 15, 2026 at a $799,000 list price (Matrix pull, October 21, 2026). With a pool of only 23 homes, that is normal rather than alarming. A buyer who wants this street has no alternative on it today, which is the best position a seller can have, provided the price is supported by the recorded sales.
The Coconut Coast Organization of REALTORS reported 95 Estero closings and 5.0 months of supply for July 2026, and Florida Realtors reported a Lee County single-family median of $380,000 for August 2026, up 2.7 percent from a year earlier. Oaks of Estero sits far above both figures, which is what larger pool homes behind a small gate tend to do.
Lower than the 2022 to 2023 peak, and higher than the first owners paid. The two homes that resold in 2026 closed at $755,000 and $835,000. Both are below their prior sales of $900,000 (December 2022) and $950,000 (October 2023), down 16.1 and 12.1 percent, and both are well above the $599,900 and $558,212 the first owners paid Neal Communities.
Citizens Property Insurance Corporation's 2026 rate changes cut the average Lee County homeowners premium 8.5 percent, from $3,322 to $3,039, at renewals from July 1, 2026. The Florida Office of Insurance Regulation also reports 20 new property insurers entering the market since the 2022 and 2023 reforms. Lower premiums help a buyer's monthly budget, which helps your price.
The Village of Estero approved up to $65 million in bonds on September 23, 2026 that include SportsPark Phase 2 next to Estero Community Park. Buyers see a park district rising beside the gate. Some ask about noise and lighting on the west side of the circle, so we bring the Village's plans to the conversation instead of guessing.
Nobody can promise the next year, and we do not forecast. What we can say is that a home priced on the recorded comparables competes mostly with Estero Place and Corkscrew Estates, that a month of waiting adds carrying costs on a home with an assessment, insurance and a pool, and that the right moment is the one that lines up your next home. We plan both sides together.
Few homes come up for sale in Oaks of Estero, and the next owner who sells should call us first. If you own one of the 23 homes, request a free Oaks of Estero home valuation or call jesse direct at (239) 898-6072. Read our guide to selling a home in Estero for the village-wide picture. If you are also buying, call Marc at (239) 287-5873 and read our guide to buying a home in Estero.
Selling in Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Oaks of Estero homes closed at $835,000 on July 10, 2026 and $755,000 on April 13, 2026 in the Southwest Florida MLS, the only two closings in the 12 months to October 21, 2026. With fewer than 10 sales, we list every one instead of publishing a median that would hide more than it shows.
Data updated: October 2026
The Southwest Florida MLS (Matrix, pulled October 21, 2026) shows four Oaks of Estero closings in the last 60 months. There were none before December 2022 inside that window. Days on market are the MLS field for that listing.
Closing date | Beds and baths | Living area (MLS) | Last list price | Sold price | Days on market | Sold as % of list |
|---|---|---|---|---|---|---|
July 10, 2026 | 3 plus den, 3 baths | 2,452 sq ft | $850,000 | $835,000 | 0 | 98.2% |
April 13, 2026 | 3 plus den, 3 baths | 2,557 sq ft | $799,000 | $755,000 | 168 | 94.5% |
October 6, 2023 | 3 plus den, 3 baths | 2,452 sq ft | $914,900 | $950,000 | 5 | 103.8% |
December 29, 2022 | 3 plus den, 3 baths | 2,557 sq ft | $929,000 | $900,000 | 43 | 96.9% |
The July 2026 listing shows 0 days on market in the MLS field; we do not know whether it was pre-marketed, so we do not read a speed into it. The April 2026 listing took 168 days and closed 5.5 points below its last list price.
The 12-month window has 2 closings with a $795,000 median (the mean of $755,000 and $835,000) and $317.90 per square foot. The 24-month window is the same 2. The 36-month window is also the same 2, because the October 6, 2023 sale is now more than 36 months back, and the 60-month window has 4 at $867,500 and $346 per square foot. The stats block has no 10-plus window, so this is everything the MLS holds.
The Lee County Property Appraiser records every deed, and qualified sales since the first closing in August 2016 number 31 for the 23 homes. The county's own classifier splits them into 22 builder-direct first sales (median $604,862, $511,325 to $721,819) and 9 resales (median $660,000, $575,000 to $950,000). One of the nine is a December 2018 first sale of a home built in 2015, so by lot we count 23 first sales and 8 true resales.
They agree. The county counts 2 qualified sales in the 12 months to September 2026 and the MLS counts 2, so the MLS count is not partial here and the builder-direct question does not arise: no builder sale has closed since October 2, 2019. Over 60 months both sources show the same 4 resales.
The 23 first sales closed from August 24, 2016 to October 2, 2019 at $511,325 to $721,819, a median of $609,825 and about $222 per heated square foot. The 2026 resales, at $295 and $341 per heated square foot, sit roughly 33 to 54 percent above that, which is the equity most owners are holding.
Selling in Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Each recorded Oaks of Estero resale is a data point a buyer's agent can quote, so we walk through all eight, from the county cost cards, with the price per heated square foot measured on the Property Appraiser's living area and the prior recorded sale. Together they are the whole resale history of the community.
Data updated: October 2026
$575,000, 2,557 heated square feet, $225 per heated square foot. Prior recorded sale: $590,000 in March 2018 (builder). This was the first resale in the community, and it closed $15,000 below the $590,000 the same home cost in March 2018. It is the low end of the recorded resale range.
$630,000, 2,698 heated square feet, $234 per heated square foot. Prior recorded sale: $619,500 in September 2018 (builder). A 2,698 square foot home, the most common size here, resold at 1.7 percent above its builder price two years later. It is the cleanest early comparable for the median plan.
$660,000, 2,895 heated square feet, $228 per heated square foot. Prior recorded sale: $558,000 in November 2016 (developer). The 2,895 square foot four-bedroom plan resold about $102,000 above its first sale. Only two homes of this size exist in the record, so it is a single data point, not a trend.
$640,000, 2,557 heated square feet, $250 per heated square foot. Prior recorded sale: $575,000 in November 2019. The same home as the 2019 resale changed hands again, at $65,000 more in about 17 months. That is a $65,000 gain in about 17 months, the last resale before the 2022 peak.
$900,000, 2,557 heated square feet, $352 per heated square foot. Prior recorded sale: $599,900 in May 2019 (builder). The peak-era sale. The home cost its first owner $599,900 and resold at $900,000, 50 percent higher, with 43 days on market and 96.9 percent of the last list price in the MLS.
$950,000, 2,452 heated square feet, $387 per heated square foot. Prior recorded sale: $558,212 in July 2018 (builder). The highest recorded price in the community, at 103.8 percent of the last list price after 5 days on market. A buyer paid over the asking price for a 2,452 square foot home, which shows how a scarce listing can behave.
$755,000, 2,557 heated square feet, $295 per heated square foot. Prior recorded sale: $900,000 in December 2022. The same home as the 2022 sale, resold 16.1 percent lower after 168 days on market and 94.5 percent of the last list price. It is the best evidence of where a 2,557 square foot home clears in 2026.
$835,000, 2,452 heated square feet, $341 per heated square foot. Prior recorded sale: $950,000 in October 2023. The same home as the 2023 sale, resold 12.1 percent lower at 98.2 percent of its last list price. It is the newest recorded comparable and the one most buyers will quote.
Selling in Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Oaks of Estero prices sit between Estero Place, where the same-pull MLS median was $697,000, and Corkscrew Estates, where 6 homes closed in 12 months at a $1,574,500 median. The table shows each community's October 21, 2026 figures from the same Southwest Florida MLS pull, so the yardsticks match.
Data updated: October 2026
Community | Closings, 12 months | Median sold price | Median $ per sq ft | Median days on market | Sold as % of list | Active listings, Oct 21, 2026 |
|---|---|---|---|---|---|---|
Oaks of Estero | 2 | $795,000 | $318 | 84 | 96.4% | 0 |
Estero Place | 12 | $697,000 | $315 | 54 | 95.8% | 1 |
Corkscrew Estates | 6 | $1,574,500 | $440 | 107.5 | 95.2% | 2 |
Pelican Sound | 50 | $550,000 | $343 | 25 | 96.9% | 16 |
Corkscrew Shores | 48 | $855,000 | $339 | 110 | 96.8% | 18 |
Stoneybrook | 44 | $415,000 | $252 | 35 | 96.2% | 13 |
Bella Terra | 115 | $449,000 | $224 | 53 | 97.5% | 23 |
Copper Oaks | 16 | $343,000 | $169 | 72 | 96.6% | 3 |
Source: Southwest Florida MLS (Matrix), pulled October 21, 2026, Estero map areas. Medians use the middle pair when the count is even. Two closings is not a market, so read the Oaks of Estero row as the two homes it is.
Estero Place at $315 per square foot against $318 for Oaks of Estero is the closest match, and it is a Neal Communities community 0.4 miles away built in the same 2015 to 2019 window. It has 102 homes, a smaller median home of 2,286 heated square feet, and it sells far more often, so its MLS record is the natural first comp for an Oaks of Estero listing.
Corkscrew Estates does. It has 59 Pulte homes on 0.77 to 0.92 acre lots built from 2021 to 2024, and its recorded resales run $1.0 million to $1.9 million, per our Corkscrew Estates guide. It is a different product and a different budget, so it defines what a buyer with more to spend can find, not what an Oaks of Estero home is worth.
Pelican Sound and Corkscrew Shores show what buyers pay for golf and resort amenities: $343 and $339 per square foot. Oaks of Estero offers no on-site amenity, no CDD and a small gate, so we sell it on privacy, the private pool and the park next door rather than trying to match a clubhouse.
Because it hides the differences that decide price. The Coconut Coast Organization of REALTORS reported a $507,500 Estero price figure for July 2026, and it flagged that the figure may be an average rather than a median. Oaks of Estero homes are larger, newer, on a small gate and each has a pool, so the community's own record is the honest comparison.
Selling in Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Oaks of Estero suits a buyer who wants a 23-home Neal Communities street beside Estero Community Park, while Corkscrew Estates suits a buyer who wants a 59-home Pulte enclave on near-acre lots. Your home will meet buyers who tour both gates, so the table shows what each offers in our October 21, 2026 pull.
Data updated: October 2026
Decision point | Oaks of Estero | Corkscrew Estates |
|---|---|---|
Homes | 23 single-family pool homes | 59 single-family estate homes |
Builder and era | Neal Communities, built 2015 to 2019 | Pulte, built 2021 through 2024 |
Lot size | About 0.22 to 0.33 acres | 0.77 to 0.92 acre |
Living area | 2,452 to 3,417 sq ft, median 2,698 | 2,524 to 5,767 sq ft, average about 4,057 |
MLS closings, 12 months to Oct 21, 2026 | 2, median $795,000 | 6, median $1,574,500 |
MLS closings, 24 months | 2, median $795,000 | 11, median $1,600,000 |
MLS closings, 60 months | 4, median $867,500, $346 per sq ft | 23, median $1,550,000, $432 per sq ft |
Active MLS listings, Oct 21, 2026 | 0 (1 under contract) | 2 |
County recorded sales, latest 12 months | 2 resales, $755,000 and $835,000 (to Sept 2026) | 6 closings, 4 resales at a $1,389,500 median (12 months to July 2026, our Corkscrew Estates guide) |
HOA dues | About $1,388 to $1,456 a quarter, MLS-reported, confirm on the estoppel | Set by the Board's annual budget; about $398 a month is market-reported and unverified |
One-time association charges | $1,886 transfer fee and $150 application fee on one 2026 MLS listing, confirm on the estoppel | $2,500 resale assessment, set 2024 |
CDD | None | None |
Flood zone | FEMA Zone AH, panel 12071C0591H | FEMA Zone X, panel 12071C0625F |
Pools | Private pool on all 23 homes | 44 of 59 homes have pools on appraiser records |
Rentals | Not stated on our page; the recorded declaration governs | 30-day minimum, one-year maximum, 3 leases a year, Board approval, no short-term use |
Sellers whose buyers have more to spend and want land. Corkscrew Estates lots are two to four times the size, and its homes run larger, so a buyer choosing it is buying acreage and newer construction. If you own here, you compete on privacy, location beside the park, no CDD and price, not on lot size.
Nearly everyone, because it is the closer comparison. Estero Place has 102 homes, a median 2,286 heated square feet, mostly Zone X flood mapping with a Zone AH pocket, and a preserve boardwalk. An Oaks of Estero seller needs the flood file ready, because the Zone AH mapping is the first difference a buyer will notice.
Corkscrew Estates sits in Zone X, where flood insurance is optional, and the Oaks of Estero homesites map in Zone AH, where lenders require it (the gate on Block Lane is Zone X). We answer that directly with your elevation certificate and quotes, and the Village posts two Oaks of Estero elevation certificates showing finished floors 2.1 and 3.1 feet above the 15.5-foot working level.
If your home is not competing with a $1.4 million estate lot, do not price against it. The decision table is for understanding the buyer, not for borrowing a price. Ask Jesse at (239) 898-6072 which comparables belong in your file, and read our Corkscrew Estates community guide to see what the other gate offers.
Selling in Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
We price an Oaks of Estero home lot by lot: your plan and square footage first, then lake or non-lake position, pool and outdoor kitchen condition, roof and opening protection, and flood elevation, all set against the eight recorded resales and the two MLS closings of 2026. We never price from a community average.
Heated area runs from 2,452 to 3,417 square feet, and county records show about eleven homes near 2,698, five at 2,557, and a few at 2,452, 2,895 and 3,417. We first find the resale closest to your size, because square footage moves price more than any other single factor here.
Recorded resales run $575,000 to $950,000 since 2019, but the range that matters is the 2026 pair, $755,000 and $835,000, at $295 and $341 per heated square foot. A defensible list price for a 2,452 to 2,557 square foot home in this market sits in that band unless your home has a documented advantage.
Ten homes, Lots 14 through 23, front the 1.54-acre lake and the county codes them as lake lots. The other 13 face buffers and relocated oaks. Neal's first sales did not consistently carry a lake premium, so we treat lake position as a marketing advantage and test it against the record instead of adding a fixed amount.
A pool, screen enclosure, roof and windows are the items a buyer's inspector reads first. The county records impact glass on 19 of 23 homes and panel shutters only on 2. We recommend a fresh wind mitigation report and a pre-listing inspection so your price reflects what an inspector will find.
A well-priced listing here competes with Estero Place and Corkscrew Estates and the occasional Coconut Landing sale. We show you the live competition and the last closings of each, so you can see the same choices a buyer sees. Then we set a list price and a plan for the first 30 days.
The Property Appraiser's 2026 working values put the 13 non-lake homes at about $815,000 to $960,000 and the ten lake lots at about $550,000 to $695,000. We could not find a published reason for that gap, so we do not treat it as a market signal. The recorded sale prices, not the tax roll, set your list price.
Selling in Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
We market an Oaks of Estero home on the facts a buyer can verify: the 23-home gate, the private pool, the lake or relocated-oak setting, natural gas, no CDD, the park next door and a flood file that is already answered. Professional photography, our buyer database and cross-listing reach the people watching this street.
The association's estoppel and governing documents, your elevation certificate, a wind mitigation report, permit history for the pool and roof, a flood quote or two, and the HOA disclosure summary. A buyer who can read the answers on the first visit writes a cleaner offer, which shortens your review period.
Our own buyer database, the Southwest Florida MLS and the syndication that follows it, and our team site. Because buyers who want this street often also look at Estero Place and Corkscrew Estates, we make sure your listing appears where those buyers search. We also alert buyers we already represent who asked about the community.
Estero Community Park, next door at 9200 Corkscrew Palms Boulevard, lists an amphitheater, pickleball and basketball courts, a dog park with separate small-dog and large-dog areas, an 18-hole disc golf course, a jogging path and a workout room, and the Village is building a SportsPark beside it. We describe what the county and Village publish and nothing more.
Twilight exterior shots of the pool and lanai, a wide view of the lake or the oaks, and clean interiors in daylight. Screens, pool equipment and landscaping are the first things buyers notice, so we walk the property before the photographer arrives and fix anything a camera will find.
Only if the association allows it. Sign rules are in the recorded declaration, which we have not read for this page, so we ask the manager first. Our marketing does not depend on a sign behind a private gate.
Yes. A homeowner who wants privacy can use direct outreach to our buyer database before or instead of a public launch. Less exposure can mean a lower price, and we will show you both scenarios with numbers before you choose.
Selling in Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
We negotiate every Oaks of Estero offer ourselves, comparing net proceeds, contingencies and closing dates rather than headline price. In a market with one or two resales a year, an offer comes with a buyer's agent who knows the recorded history, so our answer has to be prepared before it arrives.
By net proceeds. A higher price with a long financing contingency, a large repair request and a slow closing can be worth less than a lower offer that closes on time. We line up every offer on price, concessions, inspection terms and dates so you can choose with numbers.
Most Florida homes sell on the Florida Realtors and Florida Bar AS IS contract, which lets the buyer inspect and cancel during the inspection period instead of forcing the seller to repair. We prepare you for the items a 2015 to 2019 home tends to show: pool equipment, screen enclosure, water heater and roof flashing.
With two closings a year, an appraiser has few comparables and may reach for Estero Place. We hand the appraiser the recorded Oaks of Estero sales, the plan-by-plan data and the neighborhood facts, which is often the difference between a value that supports the contract and a renegotiation.
A cash offer is only better if the net is better. Cash closes faster and avoids appraisal and financing risk, but many cash buyers expect a discount. We compare every offer on net proceeds, contingencies and the closing date, not on the word cash.
Since August 17, 2024, under the National Association of REALTORS settlement practice changes, offers of buyer-agent compensation cannot be made on the MLS and buyers must sign a written agreement before touring. Commissions are negotiable, and any compensation you offer a buyer's agent is your decision, made off the MLS. We explain every option before you list.
Selling in Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Selling an Oaks of Estero home in Lee County costs the seller the negotiated commission, the deed documentary stamp tax at $0.70 per $100, the owner's title policy, the HOA estoppel certificate, prorated property tax and closing fees. At the $835,000 price of the latest sale, doc stamps are $5,845 and the promulgated title premium is $4,250.
Data updated: October 2026
In Lee County the seller customarily pays the owner's title insurance policy and chooses the closing agent, pays the deed documentary stamp tax and the HOA estoppel fee, and credits the buyer for the seller's share of property taxes. The contract controls, and everything is negotiable. Florida law does not assign these costs to either side.
The table is an estimate for a debt-free seller, using a negotiated example commission of 2.5 percent for each side, the promulgated title premium, the statutory doc stamp rate, the estoppel cap, typical title and lien-search fees from our cost pack and a mid-year closing on June 30.
Line | Estimate | Basis |
|---|---|---|
Sale price | $835,000 | Price of the July 10, 2026 sale |
Listing commission, example 2.5% | $20,875 | Negotiated, not fixed by law |
Buyer-agent compensation if you offer it, example 2.5% | $20,875 | Optional, offered off the MLS |
Deed doc stamps, $0.70 per $100 | $5,845 | 8,350 units at $0.70, Fla. Stat. 201.02 |
Owner's title policy (Lee, seller pays) | $4,250 | $575 for the first $100,000 plus $5.00 per $1,000 on $735,000, Rule 69O-186.003 |
Title search and settlement fee | $1,200 | Typical range in our cost pack, varies |
Municipal lien search | $175 | Typical, varies |
HOA estoppel certificate | $299 | Statutory cap, Fla. Stat. 720.30851 |
Property tax proration | $5,895 | 181 days of 365 at the 2025 bill of $11,888.70 on one Oaks of Estero home |
Total with a buyer-agent offer | $59,414 (7.1%) | Sum of the lines above |
Estimated net before mortgage payoff | $775,586 | $835,000 less the total |
Total without a buyer-agent offer | $38,539 (4.6%) | Removes the second $20,875 |
Estimated net without a buyer-agent offer | $796,461 | $835,000 less that total |
Florida Statute 720.30851 sets the caps at $250, $100 and $150 in the statute, which after the statutory inflation adjustment are $299 for the certificate, $119 more for delivery within three business days and $179 more if the owner is delinquent. Delivery is due within 10 business days, and the certificate is valid for 30 days if delivered electronically or by hand and 35 if mailed.
At the 2026 low of $755,000 the deed tax is $5,285, at $795,000 it is $5,565, and at the 2023 high of $950,000 it is $6,650. The tax is $0.70 per $100 of price rounded up to the next $100, in every county except Miami-Dade, and the standard contract assigns it to the seller.
No. Florida has no set rate, and offers of buyer-agent compensation are no longer made on the MLS. The 2.5 percent figures above are examples from our cost pack, not a quote. We explain the structure and put your options in writing before you sign a listing agreement.
Florida taxes are paid in arrears for the calendar year, so at closing the seller credits the buyer for the seller's days of ownership, estimated from the prior year's bill. The 2025 bill on one representative home, Lot 10, was $11,888.70 on an assessed value of $836,983, which is the estimate we use until the 2026 bill is issued.
Possibly not. Under IRS Publication 523, if you owned and lived in the home for at least 24 months of the five years before the sale you can exclude up to $250,000 of gain, or $500,000 if married filing jointly. Florida has no state personal income tax. Talk to your tax adviser about your own numbers.
Selling in Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
An Oaks of Estero seller must give the buyer the homeowners association disclosure summary before the contract is signed, a property tax disclosure summary, a flood disclosure at or before contract, and any known material defect the buyer cannot readily see. Oaks of Estero is a Chapter 720 homeowners association, so section 720.401 applies.
Before executing a contract for sale, the seller of a parcel in a mandatory HOA must give the buyer the disclosure summary. If it is not delivered, the buyer may cancel within 3 days after receipt or before closing, whichever comes first, and that right cannot be waived. The duty is the seller's on a resale, and it comes before the buyer signs, not at closing.
No. Oaks of Estero Neighborhood Association, Inc. is a Florida not-for-profit Chapter 720 homeowners association, incorporated December 1, 2014, and the community is 23 single-family homes, not condominiums. Section 720.401(2) excludes associations under chapters 718, 719, 721 and 723, which is why the condominium resale rules do not apply on this street. Ask your closing agent or attorney if you have questions, because this is information and not legal advice.
Florida Statute 689.302, in effect since October 1, 2024 and amended October 1, 2025, requires the seller to state at or before the contract whether they know of flooding that damaged the property during their ownership, whether they filed a flood insurance claim and whether they received federal flood assistance. The form does not ask for the FEMA zone, but a lender's flood determination will show Zone AH.
Florida Statute 689.261 requires the buyer to receive a summary at or before the contract warning that they should not rely on the seller's current taxes, because a change of ownership can trigger reassessment. Buyers of an Oaks of Estero home should expect their assessment to reset to market value the year after purchase.
Under Johnson v. Davis (1985), a Florida seller must disclose known facts that materially affect value and are not readily observable or known to the buyer. An AS IS contract does not remove that duty. Completing the Florida Realtors seller's property disclosure accurately is the cleanest way to meet it.
The recorded Declaration of Covenants, with the Articles and Bylaws attached, is filed in the Lee County Official Records. We have not been able to read it for this page, so we do not state rental, pet or architectural rules from it. We order it for every listing, so it is in the buyer's hands before the contract is signed.
Selling in Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Your Oaks of Estero buyer will pay association dues that MLS listings report at about $1,388 to $1,456 a quarter, Lee County property tax at 12.9712 mills for 2026, insurance, and one-time association charges at closing. The 2025 tax bill for one home totaled $11,888.70, with no CDD and a $366.39 solid waste charge.
Data updated: October 2026
We could not find the current assessment in any public record. Listing agents in the Southwest Florida MLS reported about $1,388 to $1,456 a quarter, roughly $5,550 to $5,825 a year, on Oaks of Estero listings from 2024 through 2026. Those are agent-entered figures, so the estoppel certificate is the authoritative number. Put it in the listing file.
The recorded declaration sets any transfer or capital contribution. One MLS listing that went under contract in September 2026 reported a $1,886 transfer fee and a $150 application fee, and earlier listings reported $1,500 or none. Because those numbers conflict, we do not repeat any of them as fact and rely on the estoppel.
The 2025 bill for Lot 10 shows 13.0214 mills of ad valorem tax and a single non-ad valorem charge of $366.39 for Lee County solid waste. There is no CDD, no club and no recreation assessment. Combined taxes and assessments were $11,888.70 on an assessed value of $836,983.
A homesteaded owner's assessment is capped by Save Our Homes, which the Florida Department of Revenue set at 2.7 percent for 2026, while a buyer's assessment resets to market value the year after purchase. On a full $835,000 assessment, ad valorem tax alone at the 2026 rate of 12.9712 mills would be about $10,831, plus $366.39 for solid waste, before any exemption.
On September 23, 2026 the Village Council adopted a 0.7300-mill rate for fiscal 2026 to 2027, unchanged from the prior year, which the Village describes as the lowest municipal rate in Florida. On an $800,000 taxable value that is about $584 a year. A low municipal rate is a selling point for an Estero home.
A buyer with a mortgage pays the lender's title policy, recording fees, and on a new $668,000 loan (80 percent of $835,000) $2,338 in documentary stamps on the note and $1,336 in nonrecurring intangible tax. Those are buyer costs and do not come out of your proceeds, but knowing them helps you understand what your buyer's cash to close looks like.
Selling in Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
All 23 Oaks of Estero homesites are in FEMA Zone AH on panel 12071C0591H, effective November 17, 2022, so lenders require flood insurance on federally backed mortgages. FEMA removed all 23 lots by a 2015 letter that the new maps did not carry forward, which is why we build your flood file before you list.
Zone AH is a shallow-flooding Special Flood Hazard Area. We queried FEMA's National Flood Hazard Layer at the centroid of all 23 lots and each returned Zone AH, and the Lee County Property Appraiser's flood layer agrees. FEMA's next map revision, scheduled for March 2, 2027, does not include panel 0591, so no change is pending.
FEMA's Letter of Map Revision based on Fill, Case 15-04-A249A dated October 21, 2015, removed Lots 1 through 23 from the Special Flood Hazard Area, recording lowest lot elevations of 16.0 to 16.3 feet. It was not on the Village's revalidation lists in 2018 or 2022, so FEMA did not revalidate it. Owners may apply for a new Letter of Map Amendment using elevation certificates.
The Village posts two Oaks of Estero elevation certificates, both dated August 2026: 21559 Oaks of Estero Circle, built 2018, has its lowest floor at 17.6 feet, and 21535, built 2016, at 18.6 feet. Against the 15.5-foot working level derived from FEMA's lines, that is 2.1 and 3.1 feet above. We treat 15.5 as our working figure, not the Village's official number.
It varies by home and carrier, so we do not quote a premium. The Village of Estero is a Community Rating System Class 6 community, which takes 20 percent off National Flood Insurance Program premiums, and FEMA confirmed on November 21, 2024 that the Village keeps that rating. Get quotes from the NFIP and private carriers before you list.
We found no public record naming Oaks of Estero as damaged by Hurricane Ian in 2022 or by Helene or Milton in 2024. The Village Manager told the Council on October 19, 2022 that West Broadway was where 90 percent of the damage occurred in Estero. The community is in Lee County Evacuation Zone C, and the flood risk here is shallow and rain-driven rather than storm surge.
Be direct about it. The Village's April 2026 Comprehensive Vulnerability Assessment lists River Ranch Road among the top Village-owned roads at high risk of rainfall flooding, and Coralee Avenue north of the plat as high risk. The Village's 2026 Adaptation Plan proposes drainage work at Corkscrew Road and River Ranch Road. We disclose it with the documents and let buyers read them.
Selling in Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
The rules that affect an Oaks of Estero sale are set by a recorded Declaration of Covenants that we have not been able to read, so this page does not state its rental, pet or architectural terms. What the public record does show is a Chapter 720 homeowners association, no age restriction and Florida law that limits what it can enforce.
No. We found no 55-plus or housing-for-older-persons designation in the Articles, the plat, the development order or Neal Communities' marketing. Buyers of any age may purchase. If the recorded documents ever state otherwise, the estoppel and declaration will say so.
Minimum lease terms, the number of leases a year and any approval step are set in the Declaration and the association's rules, which we have not read. With 18 of 23 homes homesteaded, this is largely an owner-occupied street. We order the documents at listing so an investor buyer sees the answer before the contract.
The recorded plat dedicates seven tracts to the association: the private road, road access, the 1.54-acre lake and drainage tract, and four open-space landscape tracts, about 4.14 acres or 41 percent of the plat. The plat warns that roads and drainage are not accepted for maintenance by Lee County, so the association repaves the road and maintains the lake.
The association's April 15, 2026 annual report on file with the Florida Division of Corporations lists a homeowner board of a President, Vice President and Treasurer, all in care of the manager, Precedent Hospitality and Property Management, LLC. Homeowners have run the association with professional management since the March 2020 report.
Florida Statute 720.305 limits fines to $100 per violation and $1,000 in total unless the governing documents provide otherwise, and requires at least 14 days' notice and a hearing before a committee of at least three members who are not on the board. A violation cured before the hearing cannot be fined.
That is a Declaration question. If the association reviews buyers or tenants, we build the review into the contract timeline. We order the estoppel and governing documents on day one, so nothing about approval surprises you or the buyer late in the contract.
Selling in Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
An Oaks of Estero home takes as long as the price and the competition allow, and the MLS record shows two very different results: a listing recorded at 0 days on market that closed at $835,000 in July 2026, and one that took 168 days to close at $755,000 in April 2026. The median across the two is 84 days.
Data updated: October 2026
The 12-month MLS median is 84 days on market (the mean of 0 and 168), with a median 96.4 percent of list price. The 60-month record has 4 closings with days on market of 0, 168, 5 and 43. With so few sales, read this as a range from immediate to about half a year, not a forecast.
The Coconut Coast Organization of REALTORS reported a 64-day median time on market across the Southwest Florida MLS for August 2026 and 5.0 months of supply in Estero for July 2026. A well-priced Oaks of Estero home with no competing listing can move faster than that, and an overpriced one sits.
Plan for a listing period, an inspection period, an estoppel request that the manager must deliver within 10 business days, an appraisal and a closing. Our own file work happens before the first showing, which trims the contract period. We give you a week-by-week calendar at the listing appointment.
Southwest Florida demand peaks in winter and early spring when seasonal buyers are here. Both 2026 sales closed in April and July, so a well-marketed home can sell in any season. The hardest months are usually late summer and early fall, during hurricane season.
Read the record. The April 2026 sale of 21555 took 168 days and closed 5.5 points under the last list price, and the same home sold in 43 days in December 2022. Reprice to the recorded comparables, refresh the file and the photos, and do not assume the market is the problem.
Selling in Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Prepare an Oaks of Estero home by documenting what a buyer will ask about: a current elevation certificate and wind mitigation report, an inspected pool and screen enclosure, roof and impact-glass records, the association's estoppel, and clean landscaping around the relocated oaks. Do this before the first photograph.
Pool equipment, the screen enclosure, the water heater and any roof flashing, because those are the items a buyer's inspector finds in a 2015 to 2019 home. A pre-listing inspection lets you price or fix them on your terms instead of inside a repair negotiation.
It is one of the strongest items you can bring. All 23 lots map in Zone AH, and a certificate showing your lowest floor well above the 15.5-foot working level reassures buyers and insurers. If it is well above, we explain how a Letter of Map Amendment works. Ask the Village Floodplain Coordinator at (239) 221-5036 what is on file.
Yes. Florida Statute 627.0629 requires insurers to offer discounts for wind-resistant features, and the proof is the Uniform Mitigation Verification Inspection Form OIR-B1-1802, revised April 1, 2026. It scores the roof covering, roof deck, roof-to-wall attachment, roof shape and opening protection. For a 2015 to 2019 home it is usually the cheapest way to lower a buyer's premium.
Only what the record supports. The 2026 resales closed at $295 and $341 per heated square foot, so a full remodel is hard to recover. Fresh paint, clean landscaping, working pool equipment and a tidy lanai are cheap and visible. Call Jesse before you spend money on projects.
Have it serviced, resurfaced if needed and tested before photography, and keep a service record. In a community where every home has a pool, a neglected one is the clearest sign of deferred maintenance a buyer will read.
Your deed and survey, the estoppel certificate and governing documents, the elevation certificate, the wind mitigation report, pool and roof permit history, the flood disclosure under section 689.302 and the HOA disclosure summary under section 720.401. We assemble the file with you and check it against a buyer's likely questions.
Selling in Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
An Oaks of Estero listing should say what a buyer can verify: 23 homes behind one gate, a private pool on every lot, relocated oaks along Block Lane, a 1.54-acre lake on ten lots, natural gas, no CDD, and Estero Community Park next door. It should describe the home and the setting, not who should live in them.
The gate and the count, then the plan and heated area from the county record, then the pool, lot position and any recent systems. Buyers use those to decide whether to tour. We keep adjectives out of the first paragraph because a buyer who reads a verifiable fact trusts the rest.
By distance and time, from our routing: about 1.6 road miles and 4 minutes to the I-75 Exit 123 on-ramp, 7 minutes to Coconut Point, 6 to Miromar Outlets, 11 to Florida Gulf Coast University, 19 to Bonita Beach Park and 21 to Southwest Florida International Airport, measured by road from the gate without traffic.
By the district's own zones, without promising assignment. Lee County uses proximity and choice zones: elementary Proximity Zone Q, middle Zone GG and high school South Zone, sub-zone 3. Estero High School is 0.37 miles from the community, and the district's rules, not the listing, decide who attends.
Plainly, with the file behind it. A listing that says the home is in Zone AH, gives the lowest-floor elevation and links a recent quote reads as confident. A listing that hides it invites a buyer to find it during the inspection period.
Anything about the neighbors, who lives here or who should. Fair housing law bars describing a community by the people in it. We describe the home, the lot, the amenities and the numbers, and we keep the listing to what a buyer can check.
Selling in Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
The best real Oaks of Estero lesson is the resale history of 21555 Oaks of Estero Circle: $599,900 from the builder in May 2019, $900,000 in December 2022 and $755,000 in April 2026, each recorded by the Lee County Property Appraiser. It shows a scarce home rising, then clearing at a discount to the peak.
Data updated: October 2026
The home is a 2,557 heated square foot plan built in 2019. Its first owner paid $599,900. It resold at $900,000 on December 29, 2022 after 43 days on market at 96.9 percent of a $929,000 last list price. It sold again on April 13, 2026 at $755,000 after 168 days at 94.5 percent of a $799,000 last list price.
The 2022 seller asked $929,000 and closed at $900,000, a $29,000 concession. The 2026 seller asked $799,000 and closed at $755,000, a $44,000 concession after five and a half months. The second seller waited longer and conceded more, which is the cost of a first price above where the comparables supported it.
Price to the most recent comparable on day one. In this market a home that sits builds a public history, and buyers' agents read it. The $755,000 and $835,000 closings of 2026 are the current anchors, and a listing priced within a few percent of them is the one that does not build a stale record.
21539 Oaks of Estero Circle went the other way at first: $558,212 from the builder in July 2018, then $950,000 in October 2023 after 5 days on market at 103.8 percent of the last list price, then $835,000 in July 2026 at 98.2 percent. A scarce home priced within reach can sell over ask, and the same home priced near the market sold within 2 percent of ask three years later.
Selling in Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Oaks of Estero owners get a free valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from the recorded sales of your own plan, placed against the two 2026 closings, with your fee stack, flood file and net sheet beside it. There is no cost and no obligation.
Data updated: October 2026
Jump to the form: request your free valuation.
You receive the recorded resales nearest your plan and size with dates and prices, a per-square-foot analysis on the county's heated area, the live competition in Estero Place and Corkscrew Estates, your home's position among the eight recorded resales with the reasons, the fee stack your buyer will underwrite, and a recommended list price with a defensible range. Request it through our McGreevy and Comisar valuation form.
In a community with one or two resales a year, the number decides the sale, and it is easier to choose a season once you have seen the evidence. Many owners use a valuation to learn whether the market supports a move this year or next, with no commitment. Few homes here come up for sale, and the next owner who sells should call us first.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your address, your timeline and the one thing you are most worried about, and you will get a straight answer. Our Oaks of Estero home valuation guide starts the process.
Selling in Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Oaks of Estero sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a 23-home community is priced one lot at a time and rewards a team that already holds the flood, fee and comparable file. Few homes come up for sale here, so the next owner who sells should call us first.
Data updated: October 2026
If you are searching for an Oaks of Estero listing agent, or thinking, "I need someone to sell my Oaks of Estero home," here is the short version of everything above. We price your home against the recorded resales of your own plan. We build the file, estoppel, elevation certificate and flood quotes, before the first showing. We market to the buyers who watch this street and the neighbors it competes with, and we negotiate every offer ourselves.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the county record and the MLS. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Buying instead? Call Marc at (239) 287-5873, read our Estero buyer guide, and see how we represent buyers in Estero.
List before the winter season if you can. Southwest Florida demand peaks in winter and early spring when seasonal buyers are here, and a home that is photographed, documented and live before the first spring tours meets those buyers early. Both 2026 sales closed in April and July, so timing is a preference, not a rule.
The Property Appraiser values the ten lake lots below the 13 non-lake homes, but the cost cards show the gap sits in the appraiser's sales-approach value, and Neal's first sales did not consistently carry a lake premium. We test lake position against your comparable resale instead of adding a fixed amount.
Read the resale record and compare your list price with it. The April 2026 sale took 168 days and closed 5.5 points under the last list price. Reprice to the recorded comparables, complete the file and refresh the photos before you assume the market is the problem.
We recommend it. A seller owes the section 720.401 summary before the buyer signs, and the estoppel takes up to 10 business days, so ordering at listing starts the buyer's review clock on day one [Source: Florida Statutes 720.401].
Yes. A health change, a move or a tenant in place is often better handled through direct outreach to our buyer database before, or instead of, a public launch. Less exposure can mean a lower price, and we show you both scenarios with numbers.
Ask each team for its comparable set for your plan, its explanation of the fee and flood file, and its plan for the association documents. Our best real estate agents in Estero guide compares teams on the public record, and Jesse direct at (239) 898-6072 will walk you through ours.
McGreevy and Comisar is a top-reviewed Oaks of Estero realtor, and the quotes below are genuine five-star Google reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
In a thin market, a listing that sits is usually priced against the wrong comparable or missing the documents a buyer needs. Repricing to the right sales and completing the file is often all it takes.
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
With one listing at a time on a small street, every showing is feedback about your price and your file. We report it as it arrives, so your decisions come from what buyers actually said.
★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review
Owners who sell here often buy again in Southwest Florida. We run both sides as one plan, including the timing of two closings.
The reviews come from a team with these recognitions:
Selling in Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
An Oaks of Estero specialist matters because the facts that decide a sale here live in records, not in a listing feed: a Zone AH flood map with a lost 2015 letter, an association whose dues are not in any public record, a lake-lot assessment gap, a SportsPark next door and a resale history of eight sales. A general agent may miss each one.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar. He runs pricing, marketing, data and the association and closing paperwork, which in Oaks of Estero means the lot-by-lot record, the estoppel and the net sheet. Reach him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings, buyer agent conversations, inspections and contractor coordination. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may price off the Estero median, quote a flood zone for the wrong map, skip the 2015 FEMA letter, forget that the recorded declaration governs rentals and pets, order the estoppel after the contract, or ignore the SportsPark. None of those mistakes is exotic, and each one costs a seller time or money.
Every Estero community sells differently, and we publish a seller guide for each one we cover. If you own in more than one community, see our guides to selling a home in Estero, selling a home in Meadows of Estero and selling a home in Lakes of Estero. The full Oaks of Estero community guide is on our Oaks of Estero page.
If you are thinking, "I need someone to sell my house in Estero, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in Oaks of Estero, 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.
Oaks of Estero sellers often buy again in Southwest Florida, and we run both sides as one plan, including the timing of two closings and the Save Our Homes portability claim that can carry accumulated tax savings to your next Florida homestead. Portability is capped at $500,000 and has a filing deadline.
Under Florida Statute 193.155(8) you can transfer up to $500,000 of your Save Our Homes benefit to a new Florida homestead if you establish it within three years of January 1 of the year you left the old one, filing Form DR-501T with the homestead application by March 1. A 2026 law, Chapter 2026-239, bases portability on your immediately prior homestead starting with the 2027 tax roll.
If your next home is in Estero Place, Corkscrew Estates or a golf community, our guide to buying a home in Estero walks through the contract, inspection and approval steps. Marc Comisar knows how each gate handles documents and approvals.
Some owners move up to a Corkscrew Estates lot or down to a smaller home. The two sides run through different associations and different estoppels, and we sequence the closings around them. Ask us about it when you call.
If you want to plan the sale and the purchase together, call Jesse direct at (239) 898-6072 or request a free home valuation. For the purchase, call Marc at (239) 287-5873.
These are the questions Oaks of Estero owners ask when they are thinking about selling, from pricing and timing to doc stamps, capital gains, portability, estoppel fees and Florida's flood disclosure, answered from Florida law and the Lee County record. For a number on your own home, call Jesse direct at (239) 898-6072.
Start with the two 2026 resales, $755,000 (21555, 2,557 heated square feet) and $835,000 (21539, 2,452), then adjust for size, lake or non-lake lot, pool condition, roof and opening protection. Request a free home valuation and Jesse will run it lot by lot.
Two in the last 12 months to September 2026, per both the Southwest Florida MLS and the Lee County record: $755,000 on April 13, 2026 and $835,000 on July 10, 2026. Since August 2016 the county shows 31 qualified sales, 23 of them first sales from the developer or builder.
The two 2026 sales show 0 and 168 days on market in the MLS, a median of 84. Estero as a whole ran 5.0 months of supply in July 2026, per the Coconut Coast Organization of REALTORS. A well-priced home with no competing listing can move faster.
The two homes that resold in 2026 closed 16.1 and 12.1 percent below their 2022 and 2023 prices, and 26 and 50 percent above what their first owners paid. Two pairs is not a trend, and Lee County's single-family median was up 2.7 percent year over year in August 2026.
Not automatically. Ten lots front the 1.54-acre lake, and the Property Appraiser values them below the non-lake homes, but the difference sits in the appraiser's sales-approach value. Neal Communities' first sales did not consistently carry a lake premium, so we test it against your comparable.
Under the standard Florida Realtors and Florida Bar AS IS contract, the seller customarily pays the deed documentary stamp tax and the HOA estoppel fee, plus agreed commissions, prorated taxes and, in Lee County, the owner's title policy. Everything is negotiable in the contract.
$0.70 per $100 of price under Florida Statute 201.02, in every county except Miami-Dade. On an $835,000 sale that is $5,845, and on $755,000 it is $5,285.
The seller customarily pays it and chooses the closing agent in Lee County. In Collier County the custom is reversed. The contract controls either way. At $835,000 the promulgated premium is $4,250.
The seller, under the standard contract. Florida Statute 720.30851 caps the fee at $299 after the statutory inflation adjustment, plus $119 for delivery within three business days and $179 more if the account is delinquent, and requires delivery within 10 business days.
Under Johnson v. Davis (1985), known facts that materially affect value and are not readily observable. Since October 1, 2024, Florida Statute 689.302 also requires a flood disclosure, and Statute 720.401 requires the HOA disclosure summary before the buyer signs.
The Florida flood disclosure form asks about flood damage, insurance claims and federal assistance, not the FEMA zone. Every lender's determination will show Zone AH, so we disclose the mapping up front with your elevation certificate.
The HOA disclosure summary. On a resale the seller owes it before the contract is signed. If it is not delivered, the buyer may cancel within 3 days of receiving it or before closing, whichever comes first, and the right cannot be waived.
No. The association is a Chapter 720 homeowners association and the homes are single-family, not condominiums. Section 720.401(2) excludes associations under chapters 718, 719, 721 and 723. This is information, not legal advice; your closing agent can confirm.
Under IRS Publication 523, if you owned and lived in the home for at least 24 months of the five years before the sale, you can exclude up to $250,000 of gain, or $500,000 if married filing jointly. Florida has no state personal income tax.
Yes, through portability: up to $500,000 of your Save Our Homes benefit transfers if you establish a new Florida homestead within three years, filing Form DR-501T by March 1. Apply after you buy, when you file homestead on the new home.
The Florida Department of Revenue set it at 2.7 percent for 2026 and 2.9 percent for 2025. It is why long-time owners often pay far less tax than a new buyer will.
Usually. A buyer's assessment resets to market value the year after purchase. On a full $835,000 assessment, ad valorem tax at the 2026 rate of 12.9712 mills would be about $10,831 before exemptions, plus $366.39 for solid waste.
Florida taxes are paid in arrears, so the seller credits the buyer for the seller's days of ownership, estimated from the prior year's bill, which was $11,888.70 in 2025 on one representative Oaks of Estero home.
They are not published in any public record we found. MLS listings reported about $1,388 to $1,456 a quarter from 2024 to 2026, but those are agent-entered. The estoppel certificate and budget are the authority.
That is set in the recorded declaration and shown on the estoppel. One 2026 MLS listing reported a $1,886 transfer fee and a $150 application fee, and earlier ones reported $1,500 or none, so we rely on the estoppel.
That depends on the recorded declaration and rules, which we have not read for this page. We order the estoppel and documents on day one, so any approval step is built into the contract timeline.
For a 2015 to 2019 home, usually yes. It finds pool equipment, water heater, roof flashing and screen enclosure issues before a buyer's inspector does and lets you price or fix them on your terms.
Probably not yet. Citizens requires a 4-point inspection on homes more than 20 years old, and the oldest homes here date from 2015. A buyer's insurer may still ask, so we have the answer ready.
Not to sell, but insurers use Form OIR-B1-1802 to grant discounts, and a new version took effect April 1, 2026. A current report showing impact glass and tile roof attachment lowers your buyer's premium.
Only if the net is better. Cash closes faster and avoids appraisal risk, but many cash buyers expect a discount. We compare every offer on net proceeds, contingencies and closing date.
Commissions are negotiable and no rate is set by law. Since August 17, 2024, offers of buyer-agent compensation cannot be made on the MLS and buyers sign a written agreement before touring. We explain every option before you list.
For Oaks of Estero it clearly adds buyer demand: a 23-home gate, a pool on every lot and no CDD is a combination few Estero communities offer. Price still comes from the recorded sales.
Do not list before your flood and insurance file is ready, do not over-improve with a remodel you cannot recover, and do not let a stale pool, screen or landscaping be the first thing a buyer sees.
For most buyers the park and SportsPark are a plus: courts, trails and fields a short walk away. For west-side lots, buyers will ask about lighting and noise, so we bring the Village's plans to the conversation.
Yes. Most Florida homes sell on the AS IS contract, which lets the buyer inspect and walk away during the inspection period. Your disclosure duties under Johnson v. Davis and Statute 689.302 still apply.
Your deed and survey, the estoppel certificate and governing documents, the elevation certificate, a wind mitigation report, pool and roof permit history, the flood disclosure and the HOA disclosure summary. We assemble the file with you.
Voters passed it on November 3, 2026 with 61.99 percent yes on the Florida Division of Elections’ unofficial count (Florida Election Watch, Amendments). From January 1, 2027 it raises Florida's non-school homestead exemption to $150,000 in 2027 and $250,000 in 2028 and cuts the non-homestead assessment cap to 5 percent, which lowers many buyers' future tax bills.
We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. A 23-home enclave is priced one lot at a time, and this page is the research we bring to every listing. Call Jesse direct at (239) 898-6072.
Oaks of estero sellers work with Jesse McGreevy and Marc Comisar of Domain Realty because our team reads every recorded sale inside the community, prepares the association paperwork before a buyer asks, and works from an office in Bonita Springs a short drive from the Village of Estero. Learn more about our team.
If you are thinking about selling in Oaks of Estero, the work begins well before the listing goes live. It begins with the lot: your plan size, whether you face the 1.54-acre lake, and where your home sits among the resales the county has recorded since 2019. It begins with the estoppel, the flood file and the elevation certificate. It begins with an honest read of a market where a whole year can pass without a resale, and where the next owner who sells should call us first. As the leaders of Domain Realty Group, our team has sold over $2.5 billion in real estate across Southwest Florida, and this page is the homework we bring to every Oaks of Estero listing.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. Read more about McGreevy and Comisar.
McGreevy and Comisar is a top-reviewed Oaks of Estero realtor; read every verified review on our Google profile.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at Domain Realty Group.
Contact us when you are ready:
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Selling in Oaks of Estero? Call Jesse direct at (239) 898-6072 or request a free Oaks of Estero home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Oaks of Estero facts on this page rest on primary sources: Lee County's Property Appraiser, Clerk and Tax Collector, the Village of Estero, Florida statutes, federal agencies, the developer's own materials and our community guide. No listing portal or competing brokerage is cited. Every link below returned HTTP 200 on September 29, 2026, and sources were accessed in September 2026 unless dated.
County and Village records
Market data and mapping
State and federal law, insurance and flood
Developer, association and news
Oaks of Estero sellers can pull the documents behind this page directly from the authority that issues each one, so you always see the official, current version rather than a copy. The association's own declaration, budget and rules are recorded with the Lee County Clerk and held by its manager, and we order them for every client.
Document | What it proves | Official authority |
|---|---|---|
Resolution 2015-44 approving the Oaks of Estero plat (August 10, 2015) | The recorded plat approval: 23 lots and seven common tracts | |
Oaks of Estero plat, Planning and Zoning Board packet (June 30, 2015) | The plat, tract dedications and the association's maintenance duty | |
Village of Estero Zoning Map | The Residential Single Family zoning around the community | |
Comprehensive Vulnerability Assessment (April 2026) | The Village's rainfall-flooding risk findings for River Ranch Road and Coralee Avenue | |
Adaptation Plan (2026) | The proposed Corkscrew Road and River Ranch Road drainage project | |
Title Deed Transfer Code List | How the county codes qualified, arm's-length sales | |
Florida Statutes 720.401 | The HOA disclosure summary, its pre-contract timing and the buyer's 3-day cancellation right | |
Florida Statutes 720.30851 | What the HOA estoppel certificate must state and its fee caps | |
Florida Statutes 689.302 | The seller's flood disclosure owed at or before contract | |
Florida Statutes 689.261 | The property tax disclosure summary in a residential contract | |
Documentary stamp tax overview | The $0.70 per $100 rate on deeds | |
Florida Administrative Code Rule 69O-186.003 | The promulgated title insurance premium schedule | |
Uniform Mitigation Verification Inspection resources | The wind mitigation form insurers use for discounts | |
PT-112 portability guide | How to carry Save Our Homes savings to your next Florida homestead | |
NAR settlement FAQs | That commission is negotiable and how buyer broker compensation works after August 17, 2024 | |
2026-2027 Student Enrollment Plan | How Lee County assigns elementary, middle and high school | |
Current budget, declaration, rules and estoppel for the association | Regular assessment, any special assessment, transfer fee and rental or pet rules | Ordered through the association's manager, Precedent Hospitality and Property Management, see the manager's contact page |
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.