Estero, Florida
Sell your home in The Preserve at Corkscrew with McGreevy and Comisar, Top 1% nationally since 2008. Pricing from 15 closed sales, with the estoppel, CDD and association documents ready on day one. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated October 2026.
The Preserve at Corkscrew owners sell into a gated, sold-out community of 441 single-family homes on Corkscrew Road, and 15 of those homes closed on the Southwest Florida MLS in the 12 months to October 21, 2026. This seller guide sits beside our full The Preserve at Corkscrew community guide, which covers the history, amenities, schools and storm record in depth, and it answers one owner's question: how to sell here 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 The Preserve at Corkscrew valuation guide covers what your home is worth, and the The Preserve at Corkscrew buyer guide shows what your buyer will weigh.
Selling elsewhere in Estero, or comparing notes with a neighbor across town? Our guides to selling a home in Estero, selling a home in Meadows of Estero and selling a home in Lakes of Estero apply the same record-first method to those markets. Want a number first? Start with our free home valuation, and if you are also buying, our Estero buyer guide covers the purchase side.
McGreevy and Comisar are the best realtor for selling a home in The Preserve at Corkscrew because we read the layers that decide value here, a $810 quarterly association fee, a Cypress Shadows CDD assessment on the tax bill and a lot-width price ladder, before we set a price. 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 closed over $2.5 billion in real estate across Southwest Florida. Our office is in Bonita Springs, and Estero is a market we work every week, including the Corkscrew Road corridor east of I-75.
Recent The Preserve at Corkscrew market record (12 months to October 21, 2026): 15 closed sales on the Southwest Florida MLS · $627,800 median sold price · $297 median price per square foot of living area · a range of $490,000 to $802,500 · a median 84 days on market · a median 97.0% of list price. County record for the same 12 months: 17 qualified recorded sales, median $627,800. Source: Southwest Florida MLS (Matrix), pulled October 21, 2026, and the Lee County Property Appraiser sales file, indexed September 27, 2026 [Source: The Preserve at Corkscrew community guide]. We keep these numbers current so your pricing conversation starts from fact, not guesswork.
For The Preserve at Corkscrew sellers: professional photography, aerial and video, a documents file that answers the association, CDD, flood and rules 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 The Preserve at Corkscrew is narrower and checkable: we have read the recorded Master Declaration, the rules, the architectural guidelines, the district's adopted budgets and its assessment methodology report, 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 home in The Preserve at Corkscrew? 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.
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 sold-out, single-family community on Corkscrew Road.
Start Here: Why McGreevy and Comisar Are the Best Realtor for The Preserve at Corkscrew · Key Takeaways
The Essentials: What Makes Selling in The Preserve at Corkscrew Different? · Is Now a Good Time to Sell in The Preserve at Corkscrew? · What Have The Preserve at Corkscrew Homes Sold For Since 2021? · How Many Homes Really Sell Here? The MLS Count and the County Record · Which Recent The Preserve at Corkscrew Sales Matter Most to Your Price? · How Do The Preserve at Corkscrew Prices Compare With Nearby Corkscrew Road Communities? · The Preserve at Corkscrew vs The Place at Corkscrew: Which Buyer Will Your Home Meet? · How Do We Price a Home in The Preserve at Corkscrew?
The Details: How Do We Market a Home in The Preserve at Corkscrew? · How Do We Negotiate a Contract in The Preserve at Corkscrew? · What Does It Cost to Sell a Home in The Preserve at Corkscrew? · What Must a Seller Disclose Under Florida Law in The Preserve at Corkscrew? · What Will Your Buyer Pay to Own a Home in The Preserve at Corkscrew? · How Do the Flood Zone and Storm Record Affect Selling a Home in The Preserve at Corkscrew? · Which The Preserve at Corkscrew Rules Affect a Sale?
Questions, Contacts and Sources: How Long Does It Take to Sell a Home in The Preserve at Corkscrew? · How Should You Prepare a Home in The Preserve at Corkscrew for Sale? · What Should Your Listing Say About Life in The Preserve at Corkscrew? · What Does the MLS Record Teach About a Real Resale in The Preserve at Corkscrew? · How Do You Get a Free Home Valuation in The Preserve at Corkscrew? · Thinking of Selling Your Home in The Preserve at Corkscrew? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a The Preserve at Corkscrew Specialist Matter When You Sell? · Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Selling a Home in The Preserve at Corkscrew · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
Selling in The Preserve at Corkscrew differs from most Estero sales in six ways: two governing layers sit over every home, the product is single-family only, three lot widths set the price ladder, the homes were built in one 2011 to 2015 window by two builders, one manned gate controls every showing, and the community is sold out, so every listing is a resale.
The Preserve at Corkscrew Master Association, Inc. is the homeowners association, incorporated with the State of Florida on April 10, 2012 and managed by Vesta Property Services. The Cypress Shadows Community Development District is a separate Chapter 190 public special district that levies its own assessment [Source: The Preserve at Corkscrew community guide]. The association bills dues. The district bills through the Lee County tax collector. Both belong in your listing.
All 441 homes are detached single-family houses, and the CDD's own assessment roll sorts them into 197 lots of 50 feet, 179 of 60 feet and 65 of 75 feet, with no attached product anywhere in the district records [Source: The Preserve at Corkscrew community guide]. For a seller that means one association, one set of resale documents and no condominium regime to untangle.
Pulte and Lennar built on three lot widths of about 50, 60 and 75 feet, and the CDD assessment varies with lot width and the bond series that covers the street. A buyer's lender reads that line even when a portal estimate does not, so the lot width belongs on the first page of your listing file.
Cameratta Companies selected Pulte Homes and Lennar Homes as the two builders. Site clearing began on August 9, 2011, the first phase of 116 lots was targeted for January 2012, and the community's build window runs from 2011 to 2015 [Source: Cameratta Companies, groundbreaking announcement]. That puts the original roof and air conditioning systems between roughly 11 and 15 years old, and some owners have replaced one or both, so a buyer's insurance agent will ask about dates first.
The community has a single manned gatehouse on Corkscrew Road. Visitors, contractors and vendors present a valid driver's license, the resident notifies the gate in advance, and passes run for a maximum of three days [Source: Community Rules and Regulations, approved May 23, 2019]. Every showing, inspection and appraisal passes through it, so your access plan is part of your marketing.
There is no developer inventory and no announced future phase, so your listing competes with other resales, not with a builder's incentives [Source: The Preserve at Corkscrew community guide]. The county record agrees: it shows 0 builder-direct sales in the last 12 months. Scarcity helps you only when your price matches the record.
If you want to know how these six differences apply to your own home, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing The Preserve at Corkscrew, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
The Preserve at Corkscrew is a workable place to sell right now for an owner who prices to the current record. In the 12 months to October 21, 2026, 15 homes closed at a $627,800 median, at a median 84 days on market and 97.0% of list, which describes buyers who negotiate rather than buyers who have left.
Data updated: October 2026
Window | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
Last 12 months (Oct 21, 2025 to Oct 21, 2026) | 15 | $627,800 | $297 | 84 | 97.0% |
Last 24 months | 46 | $605,000 | $279 | 79.5 | 96.8% |
Last 36 months | 64 | $664,500 | $301 | 58 | 97.2% |
Last 60 months | 113 | $670,000 | $313 | 36 | 98.1% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside The Preserve at Corkscrew, pulled October 21, 2026 by McGreevy and Comisar; windows are counted back from that date, and the 12-month window already holds 10 or more closings. [Source: The Preserve at Corkscrew community guide]
The 12-month window holds 15 closings, above the 10-closing floor we use, so we lead with it and show the longer windows for context. The 60-month median of 35 days on market includes the fast 2021 to 2023 market, when the oldest year block below shows an 11-day median, and it should not be read as a forecast.
On October 21, 2026 the MLS pull showed 5 homes listed in The Preserve at Corkscrew, at $495,000, $609,000, $639,000, $729,000 and $775,000, a median asking price of $639,000, which works out to about 4.0 months of supply against 15 closings. Our July 2026 community guide counted 3 active listings at $495,000 to $659,000, so the shelf has been thin all summer. Two of the five have been listed 20 days or fewer.
The latest 12-month median of $627,800 sits about 25% below the $839,000 of the block from 37 to 48 months back and about 6% below the $667,500 of the oldest block, though it is above the $550,000 of the block just before it. Volume matters too: 15 closings in the latest year against 30 in the year before it. A buyer's appraiser reads recent sales of your size and lot, which is why the next sections split the record apart.
The honest read is that the market pays for condition and correct pricing. Across the 15 closings, 6 took longer than 90 days to sell and 4 sold within 30 days, 3 sold below 95% of list and 1 sold at or above list. Waiting for the 2023 and 2024 prices to return is a forecast, not a plan. Pricing to the last six to twelve months of sales at your size is a plan.
If you are weighing a sale this season, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
The Preserve at Corkscrew's median sold price ran $667,500 in the oldest 12-month block of the last 60 months, peaked at $839,000 in the block from 37 to 48 months back, and was $627,800 in the latest block, per the Southwest Florida MLS. Median days on market moved from 11 to 84 over the same five years.
Data updated: October 2026
12-month block | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
Year 1: the latest 12 months | 15 | $627,800 | $297 | 84 | 97.0% |
Year 2: months 13 to 24 back | 31 | $550,000 | $277 | 66 | 96.7% |
Year 3: months 25 to 36 back | 18 | $754,500 | $342 | 29 | 98.0% |
Year 4: months 37 to 48 back | 21 | $839,000 | $324 | 37 | 98.2% |
Year 5: months 49 to 60 back | 28 | $667,500 | $319 | 11 | 100.0% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside The Preserve at Corkscrew, pulled October 21, 2026; blocks are counted in 365-day steps back from October 21, 2026. [Source: The Preserve at Corkscrew community guide]
Year 5 tells the story of the fastest market: 27 sales at a median of 11 days and 100.0% of list, with 19 of the 27 selling at or above list. By years 3 and 4 the median had risen to $754,500 and $839,000 with median days on market of 29 and 37. Year 2 was the softest, with 31 closings at $550,000. The latest block is a partial recovery at $627,800, but with days on market at 84 and the ratio of sold price to list at 97.0%, it is a negotiated market.
Sold price band (last 12 months) | Closed sales | Share of the 15 |
|---|---|---|
Under $500,000 | 1 | 7% |
$500,000 to $599,999 | 4 | 27% |
$600,000 to $699,999 | 8 | 53% |
$700,000 to $799,999 | 1 | 7% |
$800,000 and up | 1 | 7% |
The community trades in a narrow band: 12 of the 15 sales landed between $500,000 and $699,999, one sold under $500,000, one between $700,000 and $799,999 and one at $800,000 or more, the top one at $802,500. A listing that fits one band has a very different buyer from a listing in the next.
If you bought in year 5's fast market, the block median was $667,500, above today's $627,800. If you bought in years 3 or 4, the community medians were $754,500 and $839,000, and today's median sits below both. A buyer's appraiser will use the last six to twelve months of sales at your size, so a list price anchored to your purchase price will be tested. We show you all five blocks so you can see where your purchase year sits, then price from the sales that will decide the appraisal.
If you own in The Preserve at Corkscrew and want to see where your purchase year sits, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying and want the same history for a home you are considering, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
The Preserve at Corkscrew had 15 closings in the September 2026 MLS pull and 17 qualified recorded sales in Lee County's public sales file for the same 12 months. We show both with their own labels because each answers a different question: the MLS gives days on market and list price, and the county gives the recorded price.
Data updated: October 2026
Measure | Sales | Median | Low | High |
|---|---|---|---|---|
County recorded sales, DOR-qualified, 12 months since September 2025 | 17 | $627,800 | $482,000 | $802,500 |
Builder-direct (first sale of a new home) | 0 | n/a | n/a | n/a |
Resale | 17 | $627,800 | $482,000 | $802,500 |
Southwest Florida MLS closings, same 12 months | 15 | $627,800 | $490,000 | $802,500 |
Source: Lee County Property Appraiser public sales files, qualified improved sales only, matched on the legal description "PRESERVE AT CORKSCREW" with use code 01 (438 parcels against 441 stated homes), index built September 27, 2026, newest recorded sale August 6, 2026; Southwest Florida MLS (Matrix), pulled October 21, 2026. [Source: Real property transfer and sale qualification codes]
Builder-heavy communities show a county count well above the MLS count because new homes sell direct from the builder. That is not the case here: the county shows 0 builder-direct sales, the community sold out years ago, and all 17 recorded sales were resales. The 2-sale gap between 17 and 15 is small, 13% above the MLS count and inside the 20% test we use, so we treat the MLS pull as complete for this community and do not flag it as partial.
Use the county figure for what recorded homes actually sold for, and use the MLS rows for days on market and the ratio of sold price to list price, because the county file cannot supply those. The county's lowest sale, $482,000, is not among the 15 MLS closings, so at least one recorded sale never carried an MLS row. When we build your pricing, we work from the MLS rows for your plan and check every comparable against the recorded price.
Our community guide, last refreshed from a July 8, 2026 pull, cites 23 closings and a $585,000 median for the 12 months to that date. This page uses the newer October 21, 2026 pull, whose 12-month window holds 15 closings at a $627,800 median. The windows are different and so are the pulls, and where they disagree this page is the newer figure. We have queued a full re-pull to settle it.
If you want the recorded sales behind your own street, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying and want the county record checked against the MLS, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
The Preserve at Corkscrew sales that matter most to your price are the recent closings at your size and bedroom count. In the 12 months to October 21, 2026, 15 homes sold from $490,000 to $802,500, and the tables below break the record apart by living area and bedrooms over 60 months, then by quarter, before listing every 12-month sale with its date, size, price and days on market.
Data updated: October 2026
Living area | Closed sales | Median sold price | Median $ per sq ft | Lowest sale | Highest sale | Median days on market |
|---|---|---|---|---|---|---|
Under 2,000 sq ft | 36 | $565,105 | $317 | $427,500 | $715,000 | 37 |
2,000 to 2,399 sq ft | 48 | $691,750 | $310 | $470,000 | $890,000 | 38.5 |
2,400 to 2,799 sq ft | 10 | $818,750 | $321 | $455,000 | $990,000 | 22 |
2,800 sq ft and up | 19 | $942,000 | $292 | $600,000 | $1,290,000 | 34 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside The Preserve at Corkscrew, 113 sales in the 60 months to October 21, 2026; living area is the MLS figure, not the county's total area under roof. The 12-month window is too thin to split by size, so this table uses 60 months. [Source: The Preserve at Corkscrew community guide]
The two largest groups by count sit at under 2,000 square feet with 36 sales at a $565,105 median and at 2,000 to 2,399 square feet with 48 sales at $691,750. The $132,290 gap between those medians shows how much the size line matters. The 2,400 to 2,799 group holds only 10 sales over five years, so a home in it has few direct comparables and needs a pricing argument, not a guess. At the top, the three sales of $1,210,000 to $1,290,000 were all the same 3,078 square foot four-bedroom-plus-den plan.
Bedrooms as the MLS reports them | Closed sales | Median sold price | Median $ per sq ft | Median days on market |
|---|---|---|---|---|
3 bedrooms (with or without a den) | 64 | $645,000 | $317 | 27 |
4 bedrooms (with or without a den) | 41 | $685,000 | $309 | 48 |
5 bedrooms (with or without a den) | 8 | $719,500 | $214 | 34 |
The three- and four-bedroom homes carry the market: 105 of the 113 sales. The five-bedroom group holds 8 sales at a $719,500 median but only $214 per square foot, so a large plan needs the pricing and the marketing to match its smaller buyer pool.
Quarter of the 12-month window | Closed sales | Median sold price | Median days on market |
|---|---|---|---|
Latest three months (about Jul 22 to Oct 21, 2026) | 3 | $627,500 | 25 |
Months 4 to 6 back | 3 | $560,000 | 95 |
Months 7 to 9 back | 3 | $627,800 | 92 |
Months 10 to 12 back | 6 | $659,500 | 86.5 |
The latest three months show only 3 closings, at a $627,500 median, and the months 10 to 12 back show the most, 6 closings. With counts this small, a single sale moves a quarter, so we read quarters as a tendency and never as a trend.
The Preserve at Corkscrew has 441 single-family homes, so pricing here rewards local knowledge of lot width and view. If you are selling a home in Estero, get a free home valuation or call Jesse direct at (239) 898-6072. If you are also buying a home in Estero, call Marc at (239) 287-5873 and see how we represent buyers.
Beds and baths are as the MLS reports them: 3+Den/2(0) means three bedrooms plus a den and two full baths. Owner names are not in the MLS record and are not shown.
Sold | Beds / baths | Living area (sq ft) | Sold price | $ per sq ft | Days on market | Sold as % of list |
|---|---|---|---|---|---|---|
Sep 30, 2026 | 3+Den/2(1) | 2,361 | $627,500 | $266 | 11 | 96.7% |
Sep 3, 2026 | 3+Den/2(0) | 1,911 | $610,000 | $319 | 25 | 97.0% |
Aug 6, 2026 | 3+Den/3(0) | 2,554 | $802,500 | $314 | 77 | 94.5% |
Jun 11, 2026 | 3+Den/2(0) | 1,912 | $490,000 | $256 | 133 | 96.1% |
May 13, 2026 | 4 Bed/3(0) | 2,032 | $560,000 | $276 | 95 | 95.7% |
May 5, 2026 | 3+Den/3(0) | 2,377 | $739,000 | $311 | 79 | 98.7% |
Mar 4, 2026 | 3+Den/2(0) | 1,911 | $640,000 | $335 | 92 | 97.1% |
Feb 17, 2026 | 3+Den/2(0) | 1,906 | $627,800 | $329 | 9 | 100.0% |
Jan 27, 2026 | 4 Bed/3(0) | 2,032 | $585,000 | $288 | 190 | 93.8% |
Jan 9, 2026 | 3+Den/2(0) | 1,906 | $669,000 | $351 | 80 | 98.5% |
Dec 1, 2025 | 4 Bed/3(0) | 2,271 | $675,000 | $297 | 89 | 97.8% |
Nov 26, 2025 | 3+Den/3(0) | 2,377 | $650,000 | $273 | 178 | 96.3% |
Nov 21, 2025 | 4 Bed/3(0) | 2,606 | $550,000 | $211 | 84 | 94.8% |
Nov 13, 2025 | 4 Bed/3(0) | 2,271 | $690,000 | $304 | 189 | 100.1% |
Nov 12, 2025 | 3+Den/2(0) | 1,906 | $510,000 | $268 | 18 | 98.5% |
The Preserve at Corkscrew sits at the affordable end of its Corkscrew Road neighbors on price and near the bottom on sales volume. Its $627,800 median for the 12 months to October 21, 2026 compares with $449,000 to $1,280,000 across the six communities below, and its 15 closings trail all of them.
Data updated: October 2026
The yardstick is closed sales in the last 12 months from one Southwest Florida MLS pull, October 21, 2026, so every row uses the same dates and the same method. Prices are not adjusted for home size, and each community's product mix differs. Months of supply is active listings divided by closings over 12. The Place at Corkscrew row uses the same October 21 pull, which adds the Fort Myers MLS map area an earlier pull missed: it counts 103 closings against 107 qualified sales in the county file, so we now quote its months of supply.
Community | Closed sales, 12 months (MLS) | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list | Active listings, Oct 21, 2026 | Months of supply |
|---|---|---|---|---|---|---|---|
The Preserve at Corkscrew | 15 | $627,800 | $297 | 84 | 97.0% | 5 | 4.0 |
103 | $695,000 | $296 | 66 | 96.8% | 12 | 1.4 | |
48 | $855,000 | $339 | 110 | 96.8% | 18 | 4.5 | |
115 | $449,000 | $224 | 53 | 97.5% | 23 | 2.4 | |
61 | $1,280,000 | $509 | 66 | 95.5% | 32 | 6.3 | |
105 | $615,000 | $262 | 51 | 96.7% | 40 | 4.6 | |
33 | $575,000 | $258 | 90 | 95.0% | 12 | 4.4 |
Source: Southwest Florida MLS (Matrix), closed and active residential listings, pulled October 21, 2026, each community computed the same way; The Place at Corkscrew county count from the Lee County Property Appraiser sales file, indexed September 27, 2026. [Source: Estero HOA and CDD fees guide]
A buyer who has toured Bella Terra sees a $449,000 median and 53 days on market; your home answers with an all single-family community of 441 homes and a clubhouse, pool and courts bundled into dues. A buyer who has toured Corkscrew Shores sees an $855,000 median at 110 days; your home competes at $627,800 and 84 days. A buyer who has toured The Place at Corkscrew sees a county median of $709,000. Each of those buyers needs a different first paragraph.
Median days on market ran 84 here against 53 at Bella Terra, 51 at Verdana Village, 66 at The Place and 110 at Corkscrew Shores. A home that lists near the median waits about three months for an offer on the record. More time on market means a longer stretch of competing with newer listings along the same road, which is why we read every active listing's size and price history before we set your number.
If you are weighing a sale against your neighbors' asking prices, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying and want the same benchmark for a home you are considering, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
The Preserve at Corkscrew and The Place at Corkscrew are both gated Corkscrew Road communities built by Pulte and Lennar with no golf, but The Preserve is a 441-home community built 2011 to 2015 with a $627,800 median, and The Place is a 1,325-home resort campus built 2017 to 2023 with a $709,000 county median. Your listing has to win that comparison.
Data updated: October 2026
Question a buyer asks | The Preserve at Corkscrew | |
|---|---|---|
What am I buying? | 441 single-family homes on roughly 510 acres, no villas, coach homes or condominiums | 1,325 platted single-family homes on 1,361 acres (1,316 on the Lee County certified roll) |
When was it built? | Pulte and Lennar, a 2011 to 2015 construction window | Pulte and Lennar, 2017 to 2023 |
What has sold recently? | 15 MLS closings, $627,800 median, $490,000 to $802,500; 17 county sales (MLS 12 months to Oct 21, 2026) | 107 county-recorded sales, $709,000 median, $455,000 to $1,390,000; the MLS shows 103 closings at a $695,000 median |
Price per square foot | $297 median | $296 median on the MLS |
Time on market and list ratio | 84 days, 97.0% of list | 66 days, 96.8% of list on the MLS |
Supply on Oct 21, 2026 | 5 active, about 4.0 months | 12 active, about 1.4 months |
Recurring association fee | $810 per quarter ($3,240 per year) | $1,220.46 per quarter ($4,881.84 per year), including landscaping and irrigation on every private lot |
CDD | Cypress Shadows CDD, about $2,644 to $3,480 per lot per year in FY2026 | Corkscrew Farms CDD; a 52-foot lot pays $1,152.64 in Phase 1 or $1,365.41 in Phase 2 (FY2026) |
Golf and club model | No golf and no marina; clubhouse, pool, tennis and pickleball bundled into dues | No golf; resort amenity campus with an HOA-owned restaurant and a $480 per year food and beverage minimum |
Gates | One manned gatehouse on Corkscrew Road | Two manned gatehouses (West Gate and East Gate) |
Flood zone | Generally mapped in FEMA Flood Zone X | The whole community is a single FEMA Zone X polygon |
Sources: The Preserve at Corkscrew figures from the The Preserve at Corkscrew community guide and the October 21, 2026 Southwest Florida MLS pull; The Place at Corkscrew figures from the The Place at Corkscrew community guide, the Lee County Property Appraiser sales file and the same MLS pull; both communities' fee lines as each guide states them.
The Place's association fee is $1,641.84 a year higher than The Preserve's $3,240 ($4,881.84 against $3,240), but The Preserve's CDD line is higher, roughly $2,644 to $3,480 against $1,152.64 to $1,684.56 there. Add the two lines and The Preserve runs $5,884 to $6,720 a year, against $6,034.48 to $6,566.40 at The Place before its $480 food and beverage minimum. A seller who states the whole stack in one line lets the buyer compare like with like.
The Preserve at Corkscrew suits the buyer who wants a smaller community of 441 homes, quarterly dues of $810 with the clubhouse and pool included and a lower median price, and who accepts a separate Cypress Shadows CDD assessment on the tax bill and resale-only inventory. Our The Preserve at Corkscrew community guide covers each of those points.
The Place at Corkscrew suits the buyer who wants a larger 1,325-home campus with a restaurant, a 2017 to 2023 build and a $709,000 county median, and who accepts $1,220.46 quarterly dues and a separate Corkscrew Farms CDD assessment. When we list a home in The Preserve, we do not argue with that buyer; we find the other one.
Your buyer has very likely seen a Place listing. A Preserve home at $650,000 sits near The Place's $709,000 county median while carrying older systems, and that buyer will compare age, fees and amenities line by line. Your listing has to state the fee stack, the square footage and the 2011 to 2015 build year plainly, then let the buyer do the arithmetic. If you own in either community and want to know which buyer pool your home will meet, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer choosing between them, call Marc at (239) 287-5873 and see how we represent buyers in Estero.
McGreevy and Comisar price a home in The Preserve at Corkscrew against recent closings at the same plan, size and bedroom count, then adjust for lot width, lake or preserve position, roof and air conditioning age, and approved improvements. We never start from the community median, a portal estimate or the asking prices next door.
Data updated: October 2026
The MLS record shows size groups that behave differently over 60 months: 36 sales under 2,000 square feet at a $565,105 median, 48 at 2,000 to 2,399 at $691,750, 10 at 2,400 to 2,799 at $818,750 and 19 at 2,800 and up at $942,000. Over the last 12 months the closings cluster in a handful of plans, so we take the last 6 to 12 months of closings at your plan, rank them, and ask where your home belongs.
The community has 197 lots of 50 feet, 179 of 60 feet and 65 of 75 feet on the CDD's assessment roll, and the CDD assessment, about $2,644 to $3,480 per lot per year in FY2026, depends on lot width and on which bond series covers the street [Source: Cypress Shadows CDD FY2026 final adopted budget]. Two homes of the same plan can carry different tax-bill lines, and a buyer's lender sees the difference even when a model does not.
Portal estimates, including the best-known portal estimate, blend a 1,677 square foot three-bedroom that sold for $427,500 and a 3,078 square foot four-bedroom-plus-den that sold for $1,290,000 into one number. They cannot see lot width, the CDD line on the tax bill, the bond series or the quarterly dues. A buyer sees the same estimate you do, so your list price needs a written, sourced rationale built from closings that match your home.
On October 21, 2026 the MLS pull showed five listings, priced from $495,000 to $775,000. We read each competing listing's size, condition and price history, and we set your number where it wins the comparison on the first day rather than where it merely matches it.
Beds / baths | Living area (sq ft) | List price | List price per sq ft | Days on market so far |
|---|---|---|---|---|
3+Den/2(0) | 1,911 | $495,000 | $259 | 33 |
4 Bed/3(0) | 2,271 | $609,000 | $268 | 35 |
3+Den/2(0) | 1,907 | $639,000 | $335 | 128 |
4 Bed/3(0) | 2,271 | $729,000 | $321 | 20 |
4 Bed/3(0) | 2,606 | $775,000 | $297 | 8 |
Source: Southwest Florida MLS (Matrix), active residential listings inside The Preserve at Corkscrew, pulled October 21, 2026. [Source: The Preserve at Corkscrew community guide]
The 1,907 square foot listing at $639,000 has sat 128 days, while the listings at $495,000 and $609,000 have been listed 33 and 35 days and two newer ones at $729,000 and $775,000 just 20 and 8. In the closed record, six homes of about 1,910 square feet sold between $490,000 and $669,000, so a $639,000 ask sits near the top of that range and has not found its buyer.
If you want your home placed on its plan ladder before you decide anything, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying and want the same analysis on a home you are considering, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
McGreevy and Comisar market a home in The Preserve at Corkscrew to the buyers actually buying here: people who want a gated, single-family community with a clubhouse, resort-style pool and racquet courts bundled into dues and no golf assessment. That means professional photography, aerial and video, a documents file ready on day one and database outreach beyond the gate.
Data updated: October 2026
The MLS record shows where buyers land on price: in the last 12 months, 1 sale under $500,000, 5 between $500,000 and $599,999, 7 between $600,000 and $699,999, 1 between $700,000 and $799,999 and 1 at $800,000 or more. We market each home to the buyer for its band, and we describe the home and the amenities and let the buyer decide whether they fit. We do not describe who should live here.
The community's strengths are clearer from above: a gated site with more than 360 acres held as natural preserve, lakes and open space, 16 lakes and a resort-style pool and spa with cabanas and an outdoor fireplace [Source: The Preserve at Corkscrew HOA amenities page]. Professional photography, aerial capture, twilight exteriors, a measured floor plan and a video walk-through are standard on every McGreevy and Comisar listing, not an upgrade.
The strongest marketing piece for a home here is a folder, not a photo. Ours holds the association estoppel, your lot width and bond series, the CDD's current assessment and payoff-quote contact, the fee stack in one table, the flood zone check, the Architectural Review Committee approvals, equipment dates and any wind mitigation report [Source: Cypress Shadows CDD documents index]. A buyer who never has to ask those questions writes an offer sooner.
The listing goes into the Southwest Florida MLS and out through its syndication, onto our own sites, and into targeted email and social campaigns to our database of Southwest Florida contacts, including out-of-state and Canadian seasonal buyers. Follow our current listings on Instagram.
Every showing agent, open house visitor and inspector needs to be cleared through the manned gatehouse, with a valid driver's license and a resident notification, and passes are approved for a maximum of three days [Source: Community Rules and Regulations, approved May 23, 2019]. The association manages visitors through its DwellingLIVE system. We set up showing access before launch so no buyer waits at the gate. Marc handles the field side, and for seasonal owners we keep a key protocol, a showing log and feedback after every visit.
The publicly posted Rules and Regulations cover amenity and facility conduct and do not state a yard-sign policy, and we have not confirmed one in the Declaration or the architectural guidelines. We confirm the current sign rule with the association before we plan around a yard sign, and we market as if the sign will not carry the listing.
Not every seller wants a public launch. An estate sale, a health change or a tenant in place is often better handled quietly, through direct agent-to-agent outreach and our own buyer database. Less exposure can mean a lower price, and we will tell you plainly which way that trade lands for your home.
If you want to see the marketing plan for your home before you commit, call Jesse direct at (239) 898-6072 or start with a free home valuation. If you are a buyer who wants early notice when a home comes to market here, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Jesse McGreevy and Marc Comisar negotiate every offer in The Preserve at Corkscrew themselves. In a community with a homeowners association, a CDD assessment and an estoppel, negotiation runs past price into the disclosure delivery, the inspection, the buyer's insurance quote and the closing date, and each is a point where a seller's money is protected or given away.
The person who priced your home is the person across the table from the buyer's agent. Offers are not relayed by a coordinator and counters are not written from a template. That matters most where the buyer's agent cites the lowest sale at a plan and we cite the ones that match your home's size, lot and condition.
In the last 12 months the median sold price was 97.0% of list, 1 of 15 homes sold at or above list and 3 sold below 95%. That is a market where buyers expect a conversation, so we plan the first counter before the first offer arrives and decide in advance which concessions cost us least.
Because the association is a Chapter 720 homeowners association, the buyer's cancellation right runs 3 days from receiving the section 720.401 disclosure summary or until closing, whichever comes first, if the summary was not provided before contract [Source: Florida Statutes 720.401]. We deliver the summary with or before the contract, so the clock starts and ends early.
A buyer's inspector will date the roof, air conditioning system and water heater in a home built between 2011 and 2015. A pre-listing inspection finds those items on your schedule, not inside the buyer's inspection window. When a repair request arrives, we compare the cost of the fix with the cost of a credit and answer with numbers.
The buyer's homeowners premium depends on the roof, the openings, the wind mitigation features and the carrier. Florida requires insurers to offer discounts for windstorm-mitigation features such as opening protection and roof-deck attachment [Source: Florida Statutes 627.0629]. Homes here were built with impact-resistant windows and doors under the Florida Building Code's wind-borne debris rules, and a wind mitigation report in the file often turns an insurance objection into a smaller number.
The estoppel certificate is where an unpaid assessment, a fine or a balance shows, and Florida law caps the fee and sets its turnaround [Source: Florida Statutes 720.30851]. We order it at listing and settle any balance before a buyer's agent finds it.
Some concessions cost a seller less than the headline suggests. Covering a buyer's estoppel fee, crediting a water heater replacement or paying for a roof certification can be cheaper than a price cut of the same size, and it does not lower the recorded sale price the next appraisal will read. We model each option before we answer an offer.
If you have an offer in hand or expect one, call Jesse direct at (239) 898-6072 or request a free home valuation to test it. If you are a buyer preparing an offer here, call Marc at (239) 287-5873 and see how we represent buyers in Estero.
Selling a home in The Preserve at Corkscrew costs the negotiated brokerage commission, Florida documentary stamp tax on the deed at $0.70 per $100 of price, the owner's title policy customarily paid by the seller in Lee County, the association estoppel certificate, and prorated property taxes, CDD and association assessments. At the $627,800 median, doc stamps are $4,394.60 and the promulgated title premium is about $3,214.
Data updated: October 2026
Florida charges documentary stamp tax of $0.70 per $100 of consideration, or portion thereof, on a deed, and the seller customarily pays it on a Florida resale [Source: Florida Statutes 201.02] [Source: Florida Department of Revenue, documentary stamp tax]. At the $627,800 12-month median it is $4,394.60, and it appears on your closing statement as one line.
In Lee County, the seller customarily chooses the title company and pays for the buyer's owner's title policy, the reverse of the Collier County habit. The premium is promulgated by the state under Florida Administrative Code Rule 69O-186.003, so the base rate is the same at every title company, but the contract controls who pays [Source: Florida Administrative Code Rule 69O-186.003] [Source: Florida Department of Financial Services, title insurance overview]. A buyer relocating from Collier may assume the opposite, so we confirm the allocation in writing at offer.
An estoppel certificate states what is owed on your home and any fees due at transfer. Florida caps the homeowners association fee at a base of $250 when the account is current, $100 more for delivery within three business days and $150 more if the account is delinquent, adjusted every five years for inflation, and the certificate is valid for 30 days; Florida DBPR publishes the adjusted amounts as $299, $119 and $179, which the issuing association confirms [Source: Florida Statutes 720.30851] [Source: HB 979 (2024) staff analysis]. The association's own estoppel fee is not published in any document we could reach, so we do not print one.
The association's recorded governing documents include a 2015 Master Declaration amendment titled around a resale cap. We have not extracted its terms from the recorded instrument, so we do not print an amount, who owes it or when [Source: Master Declaration Amendment 2, 2015]. Read it before you sign a listing agreement, and treat any resale charge as a negotiable item until you have.
Florida property tax is assessed on a calendar year and paid in arrears, so a seller closing before the bill is issued credits the buyer with the seller's share of the year, days owned divided by 365 times the annual tax, usually estimated from the prior year's bill [Source: Florida Department of Revenue, taxpayer information]. The CDD assessment is collected on the same tax bill under the uniform method, so it prorates the same way, and the quarterly association assessment is prorated as your contract directs [Source: Florida Statutes 197.3632].
Since August 17, 2024, offers of buyer broker compensation may not be advertised in the MLS, buyers sign written agreements with their own agents before touring, and every commission is negotiable and not set by law [Source: National Association of REALTORS, settlement FAQs] [Source: National Association of REALTORS, written buyer agreements]. What you negotiate with us is the listing side. Whether to offer anything toward the buyer's agent is a separate decision we make together, off the MLS, based on the buyers your home is likely to meet. Florida law also requires us to disclose the brokerage relationship [Source: Florida Statutes 475.278].
Sale price | Doc stamps at $0.70 per $100 | Promulgated owner's title premium (Lee, seller pays) | Estoppel cap, current account (adjusted) | Each 1% of price |
|---|---|---|---|---|
$490,000 (low end of the 12-month range) | $3,430 | $2,525 | $299 | $4,900 |
$627,800 (12-month median) | $4,394.60 | $3,214 | $299 | $6,278 |
$700,000 (upper-middle) | $4,900 | $3,575 | $299 | $7,000 |
$802,500 (top of the 12-month range) | $5,617.50 | $4,087.50 | $299 | $8,025 |
Sources: Florida Statutes 201.02 and 720.30851 with the adjusted estoppel cap published by Florida DBPR; Florida Administrative Code Rule 69O-186.003 premium schedule of $5.75 per $1,000 to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000, applied as $575 plus $5.00 per $1,000 above $100,000; our arithmetic. Estimates for illustration, and your closing agent's statement controls. [Source: Florida Statutes 201.02]
Line, illustrative sale at $627,800 | Who pays | Amount |
|---|---|---|
Documentary stamp tax on the deed | Seller, by custom | $4,394.60 |
Owner's title policy | Seller, by Lee County custom | About $3,214 |
Title search and settlement fee | As the contract assigns | About $650 to $2,000 combined, varies by title company |
Municipal lien search | Seller, by custom | About $100 to $250 |
Association estoppel certificate | As the contract assigns | Up to $299, more if rushed or delinquent |
Property tax and CDD proration | Seller credits buyer | Days owned divided by 365, times the annual amount |
Brokerage commission | Seller | As negotiated in your listing agreement; each 1% is $6,278 |
Mortgage payoff, if any | Seller | Per lender payoff letter |
Sources: Florida Statutes 201.02 and 720.30851; the shared 2026 cost-of-selling research on title, settlement and lien-search ranges, which the title company confirms. [Source: Florida Department of Revenue, documentary stamp tax]
Your own net sheet uses your contract price, your tax bill, your CDD assessment and your closing date, and we build it with you before you sign a listing agreement. For the statewide breakdown of every line, see our guide to seller closing costs in Florida.
If you want your net sheet built before you decide, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying and want the buyer's side of these costs, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
A seller in The Preserve at Corkscrew supplies the section 720.401 homeowners association disclosure summary before the buyer signs, and every Florida seller gives the property tax summary in section 689.261, the flood disclosure in section 689.302 and known material defects. The community is a Chapter 720 association of single-family homes with no condominium ownership.
Section 720.401 sets four facts a seller should know. First, timing: the disclosure is due before the buyer executes the contract, not at closing. Second, who supplies it: on a resale, the owner who is not the developer. Third, the contract must carry the statute's voidability clause in conspicuous type. Fourth, if the disclosure was not provided, the buyer may cancel within 3 days after receiving it or before closing, whichever comes first, and that right cannot be waived and ends at closing [Source: Florida Statutes 720.401]. The association is a Florida not-for-profit corporation with a recorded Master Declaration from 2012, amended in 2014, 2015 and 2016, and bylaws amended in 2014, 2016 and 2017, and homeowners pay it dues, so we treat it as a Chapter 720 association and ask your closing agent to confirm the form.
Section 720.401(2) says the summary does not apply to associations regulated under chapters 718, 719, 721 or 723. That fork matters in a master community that mixes condominiums, but The Preserve at Corkscrew has none: the CDD's assessment zones are organized by single-family lot width with no attached product, so Chapter 718 resale documents do not apply here. If you own a home elsewhere that sits under a condominium association, your closing agent or attorney will tell you which regime governs. This is information, not legal advice.
We have not confirmed whether the recorded Master Declaration, Lee County Instrument 2012000094216, restates the disclosure duty or names who owes it, because we have not read that section of the recorded instrument, and we do not publish a reading we have not done [Source: Master Declaration, Instrument 2012000094216]. What the statute does show is the split that matters: the seller owes the disclosure before contract. Any transfer or resale charge under the 2015 amendment is a separate question, unread, so we do not assign it to either side.
Section 689.261 requires that a buyer of residential property receive a property tax disclosure summary at or before contract, warning that the buyer should not rely on the seller's current taxes because a change of ownership can trigger reassessment [Source: Florida Statutes 689.261]. In this community the Cypress Shadows CDD assessment also appears on the Lee County tax bill, so your buyer should see that line beside the ad valorem tax.
Florida's residential flood disclosure requires a seller to give the buyer, at or before contract, answers on known flooding during ownership, flood insurance claims and federal assistance [Source: Florida Statutes 689.302]. The honest answers depend on your own home's history, and your zone belongs next to them.
Under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), a seller who knows of facts materially affecting a home's value that are not readily observable must disclose them. Here that means known leaks, roof or systems problems, storm damage and repairs, insurance claims, open permits, unapproved exterior work and pending assessments you know about. Transaction brokers carry a matching duty [Source: Florida Statutes 475.278].
Nothing in this section is legal advice; confirm the forms with your closing agent or attorney. If you want your disclosure file assembled before you list, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer who wants help reading a resale package, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
A buyer in The Preserve at Corkscrew pays $810 per quarter to the association ($3,240 per year), a Cypress Shadows CDD assessment of about $2,644 to $3,480 a year on the tax bill, and any resale charge the recorded documents require, plus property tax, insurance and utilities. The two fixed lines add up to $5,884 to $6,720 a year.
Data updated: October 2026
The association figure is the current dues amount shown on MLS listing sheets on July 8, 2026, and the CDD figure is the district's FY2026 adopted budget; the current numbers come off the estoppel, which is why a seller who orders it first controls the conversation.
Layer | Amount | Period | Who owes it and when | Source |
|---|---|---|---|---|
Association assessment | $810 per quarter ($3,240 per year) | Quarterly | Owner, from closing forward; seller pays through closing | |
CDD assessment, FY2026 | About $2,644 to $3,480 per lot per year by lot width and bond series | Annual, on the Lee County tax bill | Owner of record; prorated at closing | |
Fixed total before tax, insurance and utilities | $5,884 to $6,720 per year | Annual | Owner | |
Resale charge under the 2015 amendment | Not extracted from the recorded instrument | At transfer, if any | Unread, so not assigned to either side | |
Property tax | Reset for the buyer after a sale | Annual | Owner of record; prorated at closing | |
Cable and internet | Individually contracted; no bulk arrangement found, not confirmed by the association | Monthly | Owner | |
Trash and recycling | Lee County Solid Waste Division curbside service | Per county schedule | Owner | |
Homeowners and wind insurance, flood insurance if elected | Quote-dependent | Annual | Buyer |
The dues fund the clubhouse and its fitness center, yoga room and gathering room, the resort-style pool and spa, two tennis courts, four pickleball courts and the playground, plus the rules, architectural review and day-to-day management by Vesta Property Services. Listings widely report lawn care and exterior pest control as included, but we have not confirmed the itemized coverage against the Master Declaration, so we say so and ask the association for its coverage list before we print one [Source: The Preserve at Corkscrew HOA amenities page].
In Florida a change of ownership resets a homestead's assessed value to just value as of the next January 1, and the seller's Save Our Homes cap does not transfer with the home [Source: Florida Statutes 193.155]. So your current bill is not what a new owner will pay. Showing that math before the buyer's lender does builds trust.
The CDD assessment has two parts, an operations portion that can move with the district's budget and a debt service portion that repays bonds issued for roads, lakes and the gatehouse, typically fixed for the life of the bond. Which bond series covers your street changes the number. A payoff figure is parcel-specific and routine to request from the district manager, Inframark, and we order it for clients before an offer goes in [Source: Cypress Shadows CDD questions page].
If you want the fee stack for your home set out before you list, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer who wants the numbers checked line by line, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
The Preserve at Corkscrew is generally mapped in FEMA Flood Zone X, the lower-risk classification, and no major Hurricane Ian, Helene or Milton damage is documented for the community. That is a favorable story to put in the listing file, and a buyer's insurance agent will ask for each piece of it, including the limits of what we can say.
The community's Corkscrew Road location sits outside the Special Flood Hazard Area that runs along the Estero River corridor, per the Village of Estero's flood hazard mapping [Source: Village of Estero, flood zones and evacuation zones]. We describe the zone as generally X because zone lines can vary lot to lot and we have not confirmed each parcel. Print the zone for your address from FEMA's Flood Map Service Center and put it in the file.
All of Lee County sits in the state's Wind-Borne Debris Region, and homes here were built with concrete block and impact-resistant windows and doors for their 2011 to 2015 build era [Source: The Preserve at Corkscrew community guide]. A wind mitigation inspection documents what your home actually has, and it often earns an insurance discount.
There is no documented record of major flooding or structural damage specific to The Preserve at Corkscrew from Hurricane Ian in 2022 or Hurricanes Helene and Milton in 2024, and the community sits roughly two miles east of I-75 and well inland. That is an absence of documented reports, not a certified damage assessment, so we say exactly that and never promise a buyer no impact [Source: Lee County, Hurricanes Helene and Milton after action report].
The rules that affect a sale in The Preserve at Corkscrew are the architectural approval file, the pet and vehicle rules, the gate and visitor rules, golf cart registration and the leasing terms, which are not fully verified. Each one appears in a buyer's questions or your closing file.
The recorded Master Declaration establishes an Architectural Review Committee, with a 30-day deemed-approval clock if the committee does not respond and a 15-day appeal window to the Board if a request is denied, and the landscape guidelines require at least 75 percent native vegetation in approved landscaping [Source: Architectural and Landscape Guidelines, Revision F, April 13, 2023]. An open application, an unmet condition or unapproved work will surface, so we audit the file before listing.
Pets must be leashed at all times outside the home, with a leash not exceeding eight feet, and cannot be left unattended on lanais, porches, courtyards or garages. Pets are not allowed in the clubhouse, on the courts or in the pool and spa area, with service animals permitted on the pool deck. Commercial pet activity, reptiles, amphibians, poultry and livestock are prohibited, and the rules state no numeric cap on the number of pets or breed list [Source: Community Rules and Regulations, approved May 23, 2019]. A buyer with several pets should confirm with the association.
Unless garaged, RVs, trailers, boats and registered commercial vehicles cannot be parked anywhere in the community, including driveways, without approval, and overnight street parking is prohibited from midnight to 7:00 a.m. Golf carts are allowed with annual registration, a valid license and operation only on community roadways. The posted speed limit is 25 miles per hour. A buyer with a work truck or a boat will ask, so we say it up front.
Visitors, contractors and vendors present a valid driver's license and must be cleared by the resident, USPS, UPS and FedEx vehicles are exempt from the pass requirement, and the DwellingLIVE system runs resident and visitor management. Plan the vendor list for your pre-listing repairs around it.
Leasing is permitted and lessees are recognized as full residents with the same facility-use rights as owners, but the association requires a tenant application and approval process. The minimum lease term, any annual rental cap and any short-term rental rule sit in the recorded Declaration and its 2015 amendment, which we have not extracted. We will not print a number. If a buyer wants to rent the home, we read the recorded instruments and confirm with Vesta Property Services before you promise anything.
Homes in The Preserve at Corkscrew sold in a median 84 days on market over the last 12 months, and 42 of the 113 closings in the last 60 months landed in May, March and August. Allow a contract period of 30 to 60 days after that for the documents, inspection, insurance and the estoppel.
Data updated: October 2026
Closing month | Closed sales, last 60 months (to Oct 21, 2026) |
|---|---|
January | 9 |
February | 11 |
March | 14 |
April | 9 |
May | 16 |
June | 9 |
July | 6 |
August | 12 |
September | 7 |
October | 4 |
November | 8 |
December | 8 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside The Preserve at Corkscrew, 113 sales in the 60 months to October 21, 2026. [Source: The Preserve at Corkscrew community guide]
May, March and August carried 42 of the 113 closings, about 37%, and October had the fewest with 4, then July with 6. The 60-month window includes the 2021 to 2023 rush, so treat the calendar as a tendency, not a rule.
Of the 15 closings in the last 12 months, 3 sold within 30 days, 6 took 31 to 90 days and 6 took longer than 90 days, with the longest at 190 days and the shortest at 9. A home that sits that long is usually priced against the wrong rung of its plan ladder or missing the paperwork a buyer needs.
Many owners are seasonal or relocating, and a sale can run without you flying down. Documents are signed electronically or with a mobile notary, the title company can close by mail, and the association documents are ordered online. Marc manages showings, vendor visits and storm checks on site. If you are a foreign seller, the federal FIRPTA withholding rules apply, and your closing agent and tax adviser should see them early [Source: Internal Revenue Service, FIRPTA withholding].
If you want a calendar built backward from your target closing, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer timing a purchase, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Homes in The Preserve at Corkscrew sell best when the paperwork is finished before the photographs. Clear the architectural file, settle the association account, date the roof and air conditioning, document the storm protection, fix what an inspector will flag, order the association documents, then stage and photograph. The steps below run in that order.
Data updated: October 2026
Fix what an inspector will flag: leaks, failing equipment, damaged screens, open permits. Refresh what a buyer sees first: paint, lighting, dated flooring, hardware. Think carefully before a full remodel. The 12-month record shows the market paying for condition, with six homes of about 1,910 square feet selling from $490,000 to $669,000, but a remodel costs time and money and has to be priced against the top of your plan ladder. We tell you which dollars come back.
A buyer walking a 1,911 square foot home wants to see the kitchen, the great room and the lanai, and to know what the lake or preserve position gives them. Decide early whether furniture stays, because it changes the comparable set and the buyer pool. Stage the lanai and the view, which are what a buyer at this price actually walks toward.
If you want a walk-through with a prioritized repair list, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer who wants to know what a well-prepared home here looks like before you tour, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Listings in The Preserve at Corkscrew should sell the gated setting and the bundled amenities before anything else: a single-family community of 441 homes, a clubhouse with fitness center and yoga room, a resort-style pool, tennis and pickleball, 16 lakes, no golf assessment and a location about two miles east of I-75 on Corkscrew Road.
The amenity center includes a clubhouse with a fitness center, a yoga room and a gathering room, a resort-style pool and spa with cabanas and an outdoor fireplace, two tennis courts, four pickleball courts and a playground, all bundled into HOA dues with no separate club membership [Source: The Preserve at Corkscrew HOA amenities page]. The pool runs daylight to dusk, the clubhouse and fitness room from 5:00 a.m. to 11:00 p.m. and the courts until 10:00 p.m., subject to seasonal adjustment.
The community sits about two miles east of I-75 at the Corkscrew Road interchange. Lee Health Coconut Point emergency department is roughly a ten-minute drive, Southwest Florida International Airport is roughly 10 to 14 miles away or 15 to 20 minutes, Bonita Beach is about 8 miles away and Barefoot Beach about 10 [Source: The Preserve at Corkscrew community guide]. Corkscrew Road is under active widening, so say that traffic and lane shifts are part of the picture today [Source: Village of Estero, Corkscrew Road widening update].
The Preserve at Corkscrew addresses sit in the School District of Lee County's elementary Proximity Zone Q, middle Zone GG and High School South Zone, Sub-zone 3 on the district's 2026 to 2027 map, read at our sample points on October 17, 2026. Zone Q elementary schools are Bonita Springs, Pinewoods, San Carlos Park, Spring Creek and Three Oaks; Zone GG middle schools are Bonita Springs Middle and Three Oaks Middle; South 3 high schools are Bonita Springs High, Estero High and South Fort Myers High. Families rank the schools in their zone and the district places students by preference, proximity and lottery, so no school is assigned by address; confirm yours with the district's school locator. State it as a choice system and point families to the district's zone lookup.
Say what the record supports: two governing layers, a CDD assessment on the tax bill, a generally Zone X location, a 2011 to 2015 build and a single-family-only community. Do not say "no CDD" or "no HOA," do not promise a golf course or a marina, do not confuse the community with Corkscrew Swamp Sanctuary, and do not promise short-term rental income. Our Estero community guide covers the wider village for buyers who are new to the area.
If you want your listing remarks drafted from the record, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer who wants the honest version of the community before a showing, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
The most instructive recent sales in The Preserve at Corkscrew are six homes with the same three-bedroom-plus-den, two-bath layout of about 1,910 square feet that sold between $490,000 and $669,000 in 12 months, with days on market from 9 to 133. This guide does not cite a Preserve closing of our own, so we teach from the public MLS record.
Data updated: October 2026
We will be straight with you: the market pull behind this page is the community's closed MLS record, not our transaction file, and we do not present a sale of our own here that we cannot show you. We would rather say that than dress up a story. The record teaches the same lessons a first-hand story would, and every figure in it can be checked against the MLS.
Between November 12, 2025 and September 3, 2026, six homes with three bedrooms plus a den and two baths and 1,906, 1,911 or 1,912 square feet of listed living area closed at $510,000 after 18 days, $669,000 after 80, $627,800 after 9, $640,000 after 92, $490,000 after 133 and $610,000 after 25. Their median was $610,000, and two sold at or below $510,000 while two sold at $640,000 or more.
We do not know any of those sellers' circumstances, the MLS row does not show condition, lot or pool, and a long listing can be the right answer for an estate or a home that needs work. But the numbers frame the choice any owner here faces: the same listed plan sold for $490,000 in June and $669,000 in January. An owner who knows the ladder before listing can decide which rung to aim for instead of discovering it in the offers.
The same lesson shows in the four-bedroom, three-bath plans. Two homes of 2,271 square feet sold for $690,000 on November 13, 2025 after 189 days and $675,000 on December 1, 2025 after 89 days, while two of 2,032 square feet sold for $585,000 on January 27, 2026 after 190 days and $560,000 on May 13, 2026 after 95 days. The two 2,271 square foot homes closed within $15,000 of each other, and the active 2,271 square foot listing is now asking $609,000.
At the other end, a 3+Den, 3-bath home of 2,554 square feet sold for $802,500 on August 6, 2026 after 77 days, at 94.5% of an $849,000 list, the top sale in the 12-month window. Only 1 of the 15 sales reached $800,000. The fastest sale was 9 days: a 3+Den, 2-bath home of 1,906 square feet at $627,800 on February 17, 2026, against a $627,900 list. Over 60 months the record tops out at $1,290,000 for a 3,078 square foot home in May 2023.
If you want to know which rung your home sits on, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer looking for a home with room to improve, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
The Preserve at Corkscrew 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 closed sales at your plan and size, placed on the community's price ladder, with your fee stack, flood file and net sheet beside it. There is no cost and no obligation.
Data updated: October 2026
You receive the recent closed sales in your size range with dates and days on market, a per-square-foot analysis based on MLS living area, the live competition with price histories, your home's position on the community ladder 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 where six homes of the same 1,910 square feet sold between $490,000 and $669,000 in 12 months, the price decides the sale. We would rather you see the evidence and the number before you commit to anything, and many 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.
Sellers in The Preserve at Corkscrew get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a 441-home community with two governing layers and a lot-width price ladder rewards a documents file that is ready on day one. In one year, homes of the same plan sold $179,000 apart.
Data updated: October 2026
If you are searching for the best The Preserve at Corkscrew listing agent, or thinking, "I need to sell my home in The Preserve at Corkscrew," here is the short version of everything above. We place your home on the community's ladder of closed sales at its plan and size. We build the documents file (estoppel, architectural approvals, flood disclosure, equipment dates) before the first showing. We market to the buyers who actually buy here, and we negotiate every offer ourselves, through the review window and the closing table.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS record and current listings. 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.
Spring carries much of the record. Our tabulation of the MLS record shows 30 of the 113 closings in the last 60 months in March and May, with May alone at 16 and August adding 12 [Source: The Preserve at Corkscrew community guide]. A home that is photographed, documented and live by early February meets the first spring buyers on the first tour, not the fifth.
Not always. Over the last 60 months, homes under 2,000 square feet had a $314 median per square foot, homes of 2,000 to 2,399 square feet $311 and homes of 2,800 square feet and up $285, per the MLS record. In total dollars the larger plans sell higher, but the smaller plans held their price per foot, so a small home is priced on its own rung, not the community median.
Read the closed sales at your plan and size, then compare your list price with them. Six of the 15 sales in the last 12 months took more than 90 days, and six homes of about 1,910 square feet sold between $490,000 and $669,000. Reprice to the right rung, complete the documents file and refresh the photos before you assume the market is the problem.
We recommend it. A homeowners association seller owes the section 720.401 summary before the buyer signs, so ordering the estoppel and the governing documents at listing starts the buyer's review clock on day one [Source: Florida Statutes 720.401]. In this community there is one master association and one CDD, so it is two sets.
Yes. An estate, 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, and we will show you both scenarios with numbers before you choose.
Ask each team three things: its comparable set for your plan and size, its explanation of the association and CDD layers, 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 The Preserve at Corkscrew 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 community where the same plan sold across a $179,000 range, a listing that sits is usually priced against the wrong rung or missing the documents a buyer needs. Repricing to the right comparables and completing the file is often all it takes.
★★★★★ "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 sales in Estero are handled by owners who live elsewhere. We coordinate the home on site, keep the seller informed at every step and manage the paperwork remotely.
★★★★★ "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 or sell again in Southwest Florida. We run both sides as one plan, including the timing of two closings.
A specialist in The Preserve at Corkscrew matters because the facts that decide a sale here live in documents, not in a listing feed: a quarterly association fee, a CDD assessment that varies by lot width and bond series, a 2015 resale cap amendment, an architectural review process and a price range from $490,000 to $802,500 in the last year.
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 here means the plan ladders, 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, 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 price a home off the community median, list without the lot width and CDD line, wait until contract to order the estoppel, overlook the 2015 resale cap amendment, forget to check the exterior paint palette before a repaint, or assume a yard sign is allowed. 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, or you are comparing notes with a neighbor, 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 wider market picture for the village is on our Estero community hub, and the neighbor we compare most often is covered in our The Place at Corkscrew 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 The Preserve at Corkscrew, The Place at Corkscrew, Corkscrew Shores, Bella Terra, Grandezza, Wildcat Run, Verdana Village, or WildBlue, 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.
Sellers in The Preserve at Corkscrew often buy again in Southwest Florida, sometimes closer to the beach, sometimes in the same corridor. 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 Statutes 193.155] [Source: Florida Department of Revenue, PT-112 portability guide]. The January 1 test matters, because homestead status is fixed on that date each year. We sequence both closings around it.
Some owners move between The Preserve at Corkscrew and its neighbors for a different size or a different fee stack. The table earlier on this page sets six nearby communities side by side, and our The Place at Corkscrew guide covers the closest one in depth.
If your next home is a golf community, a newer single-family house or a 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.
Owners in The Preserve at Corkscrew ask these questions before they sell, and each answer below is written for a Lee County seller in a gated community with one master association and one CDD, in a single paragraph with its source. They cover price, timing, the association documents, the estoppel, disclosure, costs and the choices around renting and preparing.
Data updated: October 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 closed sales at your plan and size, then build the documents file before you list. That file holds the estoppel, the governing documents, architectural approvals, the flood disclosure, equipment dates and a wind mitigation report. Price the home on the community's ladder, market it, and deliver the section 720.401 summary with the contract. Call Jesse direct at (239) 898-6072 to begin.
Hire a team that prices from the closed record at your plan, knows the Chapter 720 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. Our best real estate agents in Estero guide compares teams on the public record.
Most homes sold between $490,000 and $802,500 in the 12 months to October 21, 2026, and plan and size decide the starting point. The overall median was $627,800, and over 60 months homes under 2,000 square feet had a $565,105 median, 2,000 to 2,399 square feet $691,750 and 2,800 and up $942,000, per the Southwest Florida MLS. A written valuation through our free home valuation places your home.
Fifteen homes closed in the 12 months to October 21, 2026, for $9,425,800 in total volume, per the Southwest Florida MLS. That is about 3.4% of the community's 441 homes. The county's public sales file shows 17 qualified recorded sales in the same 12 months, and we show both counts side by side.
The median sold price was $627,800 over the last 12 months, with a range of $490,000 to $802,500 and a median of $297 per square foot. Over 24 months the median was $605,000, over 36 months $664,500 and over 60 months $670,000, per the Southwest Florida MLS pull of October 21, 2026.
The median home spent 84 days on market in the last 12 months. Three of the 15 sold within 30 days, six took 31 to 90 days and six took more than 90, the longest 190 days. Over 60 months the median was 35 days, but that window includes the fast 2021 to 2023 market.
It is a balanced market that leans to buyers on price. Five active listings against 15 closings is about 4.0 months of supply, but homes sold at a median 97.0% of list after 84 days, and only 1 of 15 sold at or above list. A well-priced, well-documented home still sells, and an overpriced one sits.
The median home sold at 97.0% of its final list price over the last 12 months, and four of 15 sold below 95%. The ratio was 100.0% in the oldest 12-month block of the last five years, so the negotiating room has grown as the market has cooled.
Our community guide was last refreshed from a July 8, 2026 pull that cited 23 closings and a $585,000 median, while this page uses the newer October 21, 2026 pull with 15 closings and a $627,800 median. The pulls and windows differ, the county's 17 qualified sales sits between them, and a full re-pull is queued to settle it.
Expect the negotiated commission plus documentary stamp tax at $0.70 per $100, the owner's title policy that Lee County sellers customarily pay, an estoppel fee and prorated taxes and assessments. At the $627,800 median that is $4,394.60 in doc stamps and about $3,214 for title, before commission. Each 1% of commission is $6,278. See our seller closing costs guide.
In Lee County the seller customarily chooses the title company and pays for the buyer's owner's title policy, the reverse of the Collier County habit. Nothing in Florida law dictates it, so the contract controls. The premium is set by state rule at the same rate for every title company, about $3,214 at the $627,800 median.
Florida's documentary stamp tax on a deed is $0.70 per $100 of consideration, and the seller customarily pays it. At $627,800 that is $4,394.60, at $490,000 it is $3,430 and at $802,500 it is $5,617.50. It appears on your closing statement as one line.
Association dues are $810 per quarter, $3,240 per year, as shown on MLS listing sheets on July 8, 2026, and the association's management company, Vesta Property Services, confirms the current amount. We order the estoppel early so the number in your contract is the number on the certificate.
The Cypress Shadows Community Development District is a Chapter 190 public special district that levies about $2,644 to $3,480 per lot per year in FY2026, depending on lot width and bond series, collected on the Lee County tax bill. A buyer's lender counts it, so we state it in the listing, next to the dues, and the total fixed line of $5,884 to $6,720 a year.
Yes, as a practical matter and often as a legal one. Florida requires the section 720.401 disclosure summary before contract, the section 689.261 property tax disclosure and disclosure of known material facts under Johnson v. Davis. The CDD line and the dues are known financial obligations a buyer needs, so we put both in the listing file.
Section 720.401 requires the disclosure summary before the buyer signs, and on a resale the owner who is not the developer supplies it. If it was not provided, the buyer may cancel within 3 days after receiving it or before closing, whichever comes first, and that right cannot be waived. We deliver it with the contract.
No. All 441 homes are detached single-family houses, and the CDD's assessment zones are organized by single-family lot width with no attached product, so the Chapter 718 condominium resale rules do not apply to your sale. If you own a condominium elsewhere, your closing agent tells you which regime governs.
An estoppel certificate is the association's written statement of what a seller owes and any fees due at transfer. Section 720.30851 caps the fee, sets its turnaround and makes the certificate valid for 30 days, and the closing agent or listing agent usually requests it from the management company. We order it at listing and settle any balance first.
It is a recorded amendment to the Master Declaration, titled around a resale cap. We have not extracted its terms, so we do not print a number or say who owes it. Read the instrument before you sign a listing agreement, and treat any resale charge as a negotiable item until you have.
The publicly posted rules do not state a buyer-approval requirement, and we have not confirmed one in the Declaration. Many Florida homeowners associations do not require approval of a buyer, but leasing needs a tenant application. We confirm the current position with Vesta Property Services before you accept an offer.
Leasing is permitted, and lessees are recognized as full residents with the same facility-use rights as owners, but the association requires a tenant application. The minimum lease term, any annual cap and any short-term rental rule are not confirmed, so a buyer who plans to rent should have those read from the recorded documents before contract.
Yes for exterior changes. The recorded Declaration establishes the committee, with a 30-day deemed-approval clock and a 15-day appeal window to the Board, and the landscape guidelines require at least 75 percent native vegetation. Finish approvals before you list, because an open application will surface at the estoppel or inspection.
Only if it helps your price, and only with an approved palette. The association publishes 18 approved exterior palettes dated August 5, 2021, and a repaint outside them needs committee approval. We compare the cost of paint with the price of your plan's top comparables before you spend.
We have not confirmed a yard-sign policy. The posted Rules and Regulations cover amenity and facility conduct, not signage, so the rule likely sits in the Declaration or the architectural guidelines. We confirm it with the association first and market as if the sign will not carry the listing.
The community has a single manned gatehouse. Visitors, contractors and vendors present a valid driver's license, the resident notifies the gate in advance, and passes run up to three days, with USPS, UPS and FedEx exempt. We set up showing access before launch so no buyer or inspector waits at the gate.
The community is generally mapped in FEMA Flood Zone X, the lower-risk classification, but zone lines can vary lot to lot and we have not confirmed each parcel. It matters to a buyer's lender and insurance agent, so print the zone for your address from the FEMA Flood Map Service Center and put it in the file.
You do not need one to list, but with a 2011 to 2015 build window, buyers' insurance carriers increasingly ask for a wind mitigation report and roof and systems information. A pre-listing inspection lets you answer on your timeline and often earns your buyer an insurance discount.
There is no single right answer. A four-point or wind mitigation inspection can take weeks to schedule in peak season, and some buyers hesitate to close during active storms. Our 60-month record shows March, May and August as the busiest closing months, so listing in winter for a spring closing is common.
Winter and spring listings tend to close in March, May and August, the three busiest closing months in the last 60 months, with 42 of 113 closings. Snowbird season, roughly November through April, also puts seasonal buyers in the state. Your timeline and your home decide, so talk with Jesse.
Yes. An estate, a health change or a tenant in place is often better handled through direct agent outreach and our own buyer database. Less exposure can mean a lower price, so we show you both scenarios with numbers before you choose.
Yes. In Florida a change of ownership resets a homestead's assessed value to just value as of the next January 1, and section 689.261 requires a disclosure summary saying so. The CDD assessment rides the same tax bill, so show the buyer both lines.
Often yes. Portability lets a homestead owner who establishes a new Florida homestead within the statutory window transfer up to $500,000 of the difference between just value and capped assessed value. The January 1 homestead test matters, so we sequence your two closings around it.
Yes. Documents are signed electronically or with a mobile notary, the title company can close by mail and the association documents are ordered online. Marc manages showings and vendors on site, and a foreign seller should see the FIRPTA withholding rules early.
The Preserve has 441 homes, $810 quarterly dues, a Cypress Shadows CDD line of about $2,644 to $3,480 and a 2011 to 2015 build, against The Place's 1,325 homes, $1,220.46 quarterly dues, a lower CDD line and a 2017 to 2023 build. The Place's county median was $709,000 against $627,800 here, so your buyer will compare age and fees.
Fix what an inspector will flag, such as leaks, failing equipment, damaged screens and open permits, and refresh what a buyer sees first, such as paint, lighting and hardware. Roof age, impact windows and doors and air conditioning age carry weight with insurers. A pre-listing walk-through with your agent shows which dollars come back.
The MLS row we pulled does not carry a view field, so we do not quote a premium. What we do is compare your home with sold homes of the same plan and view type, because more than 360 acres of the community are natural preserve, lakes and open space and buyers pay attention to what they look at.
Request a free home valuation or call Jesse direct at (239) 898-6072. Bring your address, your timeline and the one thing you are most worried about, and you will get a straight answer with the closed sales behind it.
Sellers and buyers in The Preserve at Corkscrew work with Jesse McGreevy and Marc Comisar of Domain Realty because the team reads every closed sale inside the community, prepares the association and district paperwork before a buyer asks, and works from an office in Bonita Springs. Learn more about our team.
If you are thinking about selling in The Preserve at Corkscrew, the work begins well before the listing goes live. It begins with the plan: a 1,906-square-foot three-bedroom-plus-den or a 3,078-square-foot four-bedroom-plus-den, and where yours sits on the community's ladder of closed sales. It begins with the estoppel, the architectural file and the two bills your buyer will price, the association dues and the Cypress Shadows CDD line on the tax bill. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate doing exactly this kind of preparation across Southwest Florida.
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 on our about page, and follow our latest listings on Instagram.
McGreevy and Comisar is a top-reviewed The Preserve at Corkscrew 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 DomainRealtyGroup.com.
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).
Facts on this page rest on primary sources: the association and its published documents, the Cypress Shadows Community Development District, Lee County's Property Appraiser, Lee County government, Florida statutes, federal agencies and our own guides. No listing portal or competing brokerage is cited. Sources were accessed in September 2026 unless dated.
Sellers in The Preserve at Corkscrew 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 row names the record that comes from the association and the office that holds it.
Document | What it proves for a The Preserve at Corkscrew seller | Official authority |
|---|---|---|
Florida Statutes 720.401, disclosure summary for prospective purchasers in a mandatory homeowners association | The HOA disclosure summary, its pre-contract timing and the buyer's 3-day cancellation right | |
Florida Statutes 720.30851, homeowners association estoppel certificates | What the HOA estoppel certificate must state and its fee caps | |
Florida Statutes 689.302, flood disclosure | The seller's flood disclosure owed at or before contract | |
Florida Statutes 689.261, property tax disclosure summary | 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, title insurance rates | The promulgated title insurance premium schedule | |
NAR settlement FAQs | That commission is negotiable and how buyer broker compensation works after August 17, 2024 | |
PT-112 portability guide | How to carry Save Our Homes savings to your next Florida homestead | |
Master Declaration of Covenants, Conditions and Restrictions, Lee County Instrument 2012000094216, recorded April 27, 2012 | The recorded Master Declaration, Instrument 2012000094216, and the association's original governing documents | |
Master Declaration Amendment 2, 2015, resale cap | The 2015 amendment titled around a resale cap, to read before you list | |
Preserve at Corkscrew Master Association Community Rules and Regulations, approved May 23, 2019 | Gate, pet, parking, golf cart and amenity rules | |
Architectural and Landscape Guidelines, Revision F, April 13, 2023 | The exterior approval process, its 30-day clock and the 75 percent native vegetation rule | |
Approved exterior paint colors, 18 palettes, August 5, 2021 | The 18 approved exterior palettes | |
FY 2026 Cypress Shadows CDD final adopted budget | The CDD assessment by lot width and bond series | |
Cypress Shadows CDD assessment methodology report, updated June 12, 2024 | How the 441-lot assessment roll and per-lot tiers are calculated | |
Current estoppel and Declaration for your home | Fees, any balance and the leasing terms |
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.