Estero, Florida
Sell your condo at River's Reach at Country Creek in Estero with McGreevy and Comisar, Top 1% nationally since 2008. Priced from the 12 closings of the last year, with your phase's estoppel ready on day one. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026.
River's Reach at Country Creek is the 220-unit condominium neighborhood inside Country Creek in Estero, Florida: two-bedroom, two-bath condos in two-story buildings, built 1994 to 1999, run by five condominium corporations under one master association. This is the seller guide to it. Our full River's Reach at Country Creek neighborhood guide documents the phases, buildings, flood record and amenities, and this page answers one owner's question: how to sell a condo for the most money, with the fewest surprises, on a timeline you control.
In the 12 months to October 21, 2026, the Southwest Florida MLS recorded 12 River's Reach closings at a $225,000 median, and ten of the twelve sold below the final list price. If you are still choosing a listing team, our guide to the best real estate agents in Estero sets the options side by side on the public record. Selling elsewhere in the gate? Read our Country Creek seller guide or the neighboring guide to selling in The Villas at Country Creek.
Two companion pages follow this one: our River's Reach at Country Creek home valuation guide shows how a unit is priced from its own closings, and our buyer guide to River's Reach at Country Creek covers the other side of the same sale. Call Jesse McGreevy direct at (239) 898-6072. We are Top 1% Real Estate Agents Nationally Since 2008,.
McGreevy and Comisar are the best realtor for selling a condo at River's Reach at Country Creek because we price against the unit-by-unit closings, order the right association's estoppel before a buyer asks and personally negotiate every offer. We are the #1 Team in Southwest Florida since 2012, and we say plainly where the public record runs out.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through August 20, 2026)
Jesse McGreevy and Marc Comisar run the pricing conversation, the marketing build, the negotiation and the association paperwork on every listing we take. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has sold over $2.5 billion in real estate across Southwest Florida, with over $900 million in personal sales between Jesse and Marc. Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities.
Recent River's Reach market record (last 12 months, Southwest Florida MLS, pulled October 21, 2026): 12 resales, a $225,000 median, a range of $195,000 to $245,000, $2,679,400 in closed volume, a median of 96 days on market and a median sold-to-list ratio of 95.8%. We tracked every one of those 12 closings, and all 52 the MLS has recorded here in the 60 months to October 21, 2026. One sale the MLS files under River's Reach is not a River's Reach condo, and we left it out, as the county section below explains.
Honors and recognition:
What we claim about River's Reach is narrower and checkable: we have read every MLS closing in five years, the county roll unit by unit and the state's corporate register for all five phase corporations.
You get Jesse and Marc, not an assistant with a template. Marc runs the field side: showings, buyer-agent conversations, contractor coordination, inspections and the walk-throughs that let an owner who lives out of state sell without flying down. Jesse 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 how the partnership works on our about McGreevy and Comisar page.
River's Reach 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 they are specific to this two-story condominium neighborhood in Estero.
Selling at River's Reach at Country Creek differs from most Estero sales in six ways: five condominium corporations stand where a buyer expects one, phase numbers do not follow build order, the condominium statute applies here and not elsewhere in the gate, the buildings are two stories, every unit has a carport and golf is bundled.
The Florida Division of Corporations lists five active corporations: River's Reach at Country Creek, Inc. (N94000000513), River's Reach II (N95000000765), River's Reach III (N97000004077), River's Reach IV (N96000004936) and River's Reach V (N98000001357). No umbrella entity sits above them. A unit owner belongs to the master association plus exactly one phase corporation, so your leasing rules, reserves, estoppel and board are properties of your phase. Our neighborhood guide lists each filing.
Do not guess your phase from your building number, because the buildings were not numbered in phase order. Read the declaration book number in your legal description on the Lee County Property Appraiser parcel page: Official Records book 2560 is Phase I, 2608 is Phase II, 2914 is Phase III, 2816 is Phase IV and 3087 is Phase V. The five phases hold 48, 56, 36, 40 and 40 units, 220 in all.
The county year-built field dates Phase IV to 1997 and Phase III to 1998, and the declaration recording dates agree. Treat a phase number as a name, not a timeline: age drives insurance, roof and plumbing.
River's Reach is the condominium part of Country Creek, so Chapter 718 of the Florida Statutes governs its resales, including the Section 718.503 document package. The villas and detached homes elsewhere in the gate sit under Chapter 720 homeowners' association law, which has its own disclosure summary. If a neighbor tells you what a buyer must be handed, check which side of the gate the neighbor lives on. Our Villas at Country Creek guide and Villages at Country Creek guide cover that side.
The county roll records a maximum of two stories on all 220 parcels. There are 110 ground-floor and 110 second-floor units, every unit has a carport, no unit has a garage and no building has an elevator. A second-floor unit is an exterior stair climb, which is a property fact a showing makes obvious and a listing should state plainly.
Country Creek's golf comes with ownership and has no documented buy-in, and members still pay a green fee. The River's Reach pool sits on a 16.01-acre common element titled jointly to the five corporations.
Now is a workable but not a strong time to sell in River's Reach at Country Creek: 12 closings in 12 months at a $225,000 median, a 96-day median on the market, 95.8% sold-to-list and two active listings. Buyers are negotiating, so a unit priced to the recent closings sells and one priced to 2023 sits.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
From October 22, 2025 to October 21, 2026 the MLS recorded 12 closings totaling $2,679,400, from $195,000 to $245,000 with a $225,000 median and $188.24 per MLS square foot. The first closing was November 10, 2025 and the last October 16, 2026. Twelve sales is a small sample, not a forecast.
| Window | Closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months (Oct 22, 2025 to Oct 21, 2026) | 12 | $225,000 | $188.24 | 96 | 95.8% |
| 24 months | 24 | $239,950 | $198.00 | 89 | 95.4% |
| 36 months | 34 | $262,000 | $215.35 | 79.5 | 95.9% |
| 60 months | 52 | $285,000 | $236.31 | 42 | 96.6% |
The 60-month window includes the 2022 and 2023 peak, which is why it reads $285,000 against $225,000 for the last year.
Ten of the twelve sold below the final list price, two sold at it and none sold above. One closed in 30 days or less and six took more than 90 days. A slow sale did not buy a better percentage: the unit that closed after 207 days sold at 90.7% of its final list price.
| List price on October 21, 2026 | Beds/baths (MLS) | MLS sq ft | Days on market |
|---|---|---|---|
| $230,000 | 2+Den/2 | 1,237 | 6 |
| $224,900 | 2 Bed/2 | 1,161 | 154 |
Two actives against 12 closings a year is 2.0 months of supply (2 divided by 12 months of sales, our arithmetic). That sounds tight, but the $224,900 listing had already sat 154 days, so a buyer sees one fresh listing and one that has been tried.
Freddie Mac's 30-year fixed average was 7.24% for the week of October 29, 2026, against 7.32% the week before and 6.17% a year earlier. On a $180,000 loan, which is 80% of $225,000, principal and interest is about $1,227 a month at 7.24% and about $1,099 at the year-earlier rate, a difference of $128 a month.
If you must sell, the market will absorb a correctly priced unit. If you can wait, the 2023 peak is not coming back this season, and waiting buys you more months of association costs and insurance renewals.
River's Reach condos have sold for a median of $298,500 in 2022, $303,500 in 2023, $290,000 in 2024, $245,000 in 2025 and $225,000 in 2026 to October 21, according to the Southwest Florida MLS. The county's recorded sales show the same arc, with a 2023 peak of $308,250.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; county figures are Lee County Property Appraiser recorded sales through August 20, 2026)
| MLS calendar year | Closings | Median | Low | High | Median days on market | Median sold-to-list | Sold above list |
|---|---|---|---|---|---|---|---|
| 2021 (two closings in the pull) | 2 | $240,000 | $230,000 | $250,000 | 4 | 97.6% | 1 |
| 2022 | 9 | $298,500 | $270,000 | $362,500 | 6 | 100.9% | 5 |
| 2023 | 8 | $303,500 | $285,000 | $395,000 | 29.5 | 96.5% | 0 |
| 2024 | 11 | $290,000 | $277,000 | $340,000 | 68 | 96.7% | 0 |
| 2025 | 13 | $245,000 | $195,000 | $312,325 | 86 | 93.8% | 0 |
| 2026 (to October 21) | 9 | $225,000 | $201,500 | $239,900 | 83 | 95.7% | 0 |
This is the MLS table: condo units on Country Creek Drive only, counted by the year of the closing. The 2021 row holds only the closings in our 60-month pull, which begins in November 2021, so it is not a full year. In 2022 five of nine sold above list. Since 2023 none has.
| County recorded year | Recorded sales | Median | Low | High | Median $ per heated sq ft |
|---|---|---|---|---|---|
| 2019 | 18 | $175,750 | $155,000 | $187,000 | $142.7 |
| 2020 | 20 | $172,688 | $152,000 | $181,500 | $141.3 |
| 2021 | 28 | $182,250 | $152,500 | $250,000 | $154.0 |
| 2022 | 15 | $290,000 | $255,000 | $362,500 | $248.9 |
| 2023 | 14 | $308,250 | $150,000 | $395,000 | $266.2 |
| 2024 | 16 | $290,000 | $277,000 | $340,000 | $245.9 |
| 2025 | 12 | $250,000 | $195,000 | $312,325 | $203.2 |
| 2026 (recorded through August 20) | 9 | $225,000 | $201,500 | $239,900 | $191.6 |
This is the county table: DOR-qualified, improved sales recorded by the Lee County Property Appraiser, deduplicated by parcel and date, recorded through August 20, 2026. It counts sales the MLS does not carry and omits sales the county marks unqualified, so the two tables differ by design.
The county median moved from $182,250 in 2021 to $290,000 in 2022, a regime change in a single year that matches the Southwest Florida surge and not any change in the buildings. The 2023 median of $308,250 is the peak. From 2023 to 2026 the county median fell from $308,250 to $225,000, a decline of 27.0%, and the median per heated square foot fell from $266.2 to $191.6, a decline of 28.0%.
An owner who bought near the peak is selling into a market $78,500 under the 2023 MLS median ($303,500 less $225,000, our arithmetic). The county's repeat-sale pairs show that the sign of an owner's result depends almost entirely on the year bought: purchases in 2021 or earlier are up, and purchases in mid-2022 are down.
The sales that matter most to your River's Reach price are the 12 closings of the last year, sorted by plan size: three at 1,125 square feet, four at 1,161 to 1,163 and five at 1,237 to 1,238. Those 12 medians sit within $2,500 of each other, so condition, floor and timing separate one unit from another.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
| Closing month | Beds/baths (MLS) | MLS sq ft | List price | Sold price | Days on market |
|---|---|---|---|---|---|
| October 2026 | 2 Bed/2 | 1,161 | $230,000 | $225,000 | 45 |
| August 2026 | 2 Bed/2 | 1,163 | $239,900 | $230,000 | 83 |
| July 2026 | 2 Bed/2 | 1,125 | $219,000 | $208,000 | 210 |
| May 2026 | 2+Den/2 | 1,238 | $240,000 | $228,000 | 16 |
| April 2026 | 2 Bed/2 | 1,161 | $219,000 | $201,500 | 109 |
| March 2026 | 2+Den/2 | 1,237 | $240,000 | $237,000 | 114 |
| March 2026 | 2+Den/2 | 1,238 | $235,000 | $225,000 | 74 |
| February 2026 | 2 Bed/2 | 1,125 | $239,900 | $239,900 | 76 |
| January 2026 | 2 Bed/2 | 1,125 | $245,000 | $225,000 | 271 |
| November 2025 | 2+Den/2 | 1,238 | $215,000 | $195,000 | 207 |
| November 2025 | 2 Bed/2 | 1,238 | $225,000 | $220,000 | 48 |
| November 2025 | 2 Bed/2 | 1,163 | $245,000 | $245,000 | 175 |
| September 2025 | 2 Bed/2 | 1,161 | $239,900 | $230,000 | 7 |
| May 2025 | 2+Den/2 | 1,237 | $279,990 | $269,000 | 153 |
| May 2025 | 2 Bed/2 | 1,238 | $250,000 | $242,000 | 46 |
| May 2025 | 2 Bed/2 | 1,212 | $274,500 | $255,000 | 96 |
| May 2025 | 3 Bed/2 | 1,310 | $305,000 | $285,000 | 13 |
| May 2025 | 2+Den/2 | 1,238 | $299,000 | $245,000 | 200 |
| April 2025 | 2 Bed/2 | 1,262 | $319,900 | $300,000 | 86 |
| April 2025 | 2+Den/2 | 1,237 | $319,900 | $300,000 | 35 |
| March 2025 | 2+Den/2 | 1,238 | $264,900 | $240,000 | 39 |
| February 2025 | 2 Bed/2 | 1,161 | $319,500 | $312,325 | 92 |
| December 2024 | 2+Den/2 | 1,237 | $319,900 | $290,000 | 144 |
| November 2024 | 2 Bed/2 | 1,125 | $286,000 | $277,000 | 99 |
The list is newest first. Beds and baths are as the MLS reports them, and "2+Den" is a labeling difference, not a different building. The first twelve rows are the last 12 months.
| MLS sq ft | Closings (24 months) | Median sold | Median $ per sq ft |
|---|---|---|---|
| 1,125 | 4 | $232,450 | $206.62 |
| 1,161 to 1,163 | 6 | $230,000 | $197.93 |
| 1,237 to 1,238 | 11 | $240,000 | $193.86 |
| 1,212 (single closing) | 1 | $255,000 | $210.40 |
| 1,262 (single closing) | 1 | $300,000 | $237.72 |
| 1,310 (single closing) | 1 | $285,000 | $217.56 |
The 24-month window gives 4 closings at 1,125 square feet, 6 at 1,161 to 1,163 and 11 at 1,237 to 1,238, plus three one-off sizes the MLS reports that do not match a plan on the county roll. Price per square foot is highest on the smallest plan and lowest on the largest.
| Plan size | MLS 12-month closings | MLS median sold | MLS median $ per sq ft |
|---|---|---|---|
| 1,125 sq ft | 3 | $225,000 | $200.0 |
| 1,161 to 1,163 sq ft | 4 | $227,500 | $195.8 |
| 1,237 to 1,238 sq ft | 5 | $225,000 | $181.7 |
In the last 12 months the three plan sizes trade within $2,500 of each other at the MLS median ($225,000 to $227,500). A seller should not assume the larger plan earns a size premium in this market. With only three to five closings in each row, treat it as direction.
| Heated area on the Lee County roll | Units out of 220 |
|---|---|
| 1,125 sq ft | 59 |
| 1,161 sq ft | 24 |
| 1,237 sq ft | 77 |
| 1,238 sq ft | 60 |
Every one of the 220 parcels is two bedrooms and two baths, and the roll records four heated areas. The MLS also reports 1,163, 1,212, 1,262 and 1,310 on some listings. We read 1,163 as a variant of the 1,161 plan, and the declaration's plan sheets settle the others for your unit.
No stable premium shows. In the 12-month window the 2-bed median was $225,000 against $226,500 for 2+Den, a difference of 0.7%. Compared at constant size (1,237 to 1,238 square feet only), the 60-month median for 2+Den was $290,000 against $294,000 for a 2-bed. A den label attaches almost entirely to the 1,237 to 1,238 plan, so it explains size and not extra value.
The county's 2026 just values show a median of $214,441 for ground-floor units and $216,798 for second-floor units, about one percent apart. That is the assessor's number, not the market's. With no elevator in any building, a ground-floor unit with no stairs reaches a wider group of buyers than a second-floor unit, and we test that against your street's closings before we price.
County recorded sales add the phase, the heated square footage and a complete count to the MLS picture. Since October 22, 2025 the county file shows 12 recorded sales at a $225,000 median, from $195,000 to $245,000, matching the MLS range, and it is the only source that tells you which of the five phases each sale came from.
Data updated: November 2026 (Lee County Property Appraiser recorded sales through August 20, 2026)
| Recorded | Phase | Heated sq ft | Price | $ per sq ft |
|---|---|---|---|---|
| August 20, 2026 | V | 1,125 | $230,000 | $204.44 |
| July 15, 2026 | II | 1,125 | $208,000 | $184.89 |
| May 21, 2026 | II | 1,238 | $228,000 | $184.17 |
| April 21, 2026 | III | 1,125 | $218,900 | $194.58 |
| April 17, 2026 | IV | 1,161 | $201,500 | $173.56 |
| March 10, 2026 | II | 1,237 | $237,000 | $191.59 |
| March 6, 2026 | II | 1,238 | $225,000 | $181.74 |
| February 20, 2026 | IV | 1,125 | $239,900 | $213.24 |
| January 5, 2026 | V | 1,125 | $225,000 | $200.00 |
| November 21, 2025 | II | 1,238 | $195,000 | $157.51 |
| November 17, 2025 | III | 1,238 | $220,000 | $177.71 |
| November 10, 2025 | V | 1,238 | $245,000 | $197.90 |
The newest recorded sale in the file is August 20, 2026, so the October 2026 MLS closing is not yet recorded. These are DOR-qualified, improved sales, one row per parcel and date, and they carry the phase read from the legal description and the heated area from the roll.
We keep sales the county flags as qualified, of improved property, with a day-precise recording date and a price above $10,000, and we count each parcel and date once. County rows at month precision with a price of zero or $100 are placeholders, so we drop them. Matching to the MLS is one-to-one on identical price and a recording within 60 days of the closing. In the 24-month dated window the MLS captured 21 of 27 county qualified sales (78%), and 21 of 23 MLS rows (91%) found a county twin, so the two sources describe the same market.
| Phase | Units | Built (Lee roll) | Florida corporation number | Declaration (Official Records book) | County recorded sales since Nov 1, 2023, at median |
|---|---|---|---|---|---|
| I | 48 | 1994 (8 units), 1995 (40) | N94000000513 | 2560 | 9 at $289,000 |
| II | 56 | 1995 (24), 1996 (32) | N95000000765 | 2608 | 12 at $270,000 |
| III | 36 | 1998 | N97000004077 | 2914 | 4 at $231,000 |
| IV | 40 | 1997 | N96000004936 | 2816 | 8 at $293,450 |
| V | 40 | 1999 | N98000001357 | 3087 | 6 at $262,500 |
The county's recorded sales by phase since November 1, 2023 are shown in the last column. Phase IV (1997) is older than Phase III (1998), and the state register files Phase IV under the wrong county, so search by name.
The MLS files a $500,000 February 2026 sale at Rivers Ford under River's Reach. The Lee County roll classes that property as a detached home of 2,059 square feet on a Villages at Country Creek lot built in 1999, not as a condominium. Including it would lift the 12-month range with a sale no River's Reach seller can compare to, so we leave it out.
A buyer comparing River's Reach at Country Creek with The Villas at Country Creek is choosing between a two-story condominium with a carport, a Chapter 718 package and a $225,000 12-month median, and a one-story attached villa under Chapter 720. Your condo is priced against that trade, not against the whole gate.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; River's Reach figures only)
| River's Reach at Country Creek | The Villas at Country Creek | |
|---|---|---|
| Product | Condominium units in two-story buildings, each with a carport | Attached villas, one story, per our Villas guide |
| Florida statute that governs resale paperwork | Chapter 718 (condominium); the Section 718.503 package and its 7-day cancel window | Chapter 720 (homeowners' association); the Section 720.401 disclosure summary |
| Associations | Five condominium corporations (I to V) plus the master association | Five villa associations plus the master association |
| Milestone inspection and SIRS | Not required: buildings are two stories, and the contract must say so | Not a condominium regime; see the Villas guide |
| Heated sizes on the roll | 1,125, 1,161, 1,237 and 1,238 sq ft (220 units) | Two bedrooms; sizes are in the Villas guide |
| 12-month MLS closings and median | 12 at $225,000 | See the Villas seller guide for its own window |
| Where the estoppel comes from | Your own phase corporation | Your own villa association |
| Shared with the other side of the gate | Bundled, non-equity golf, the master amenities and the clubhouse project | The same golf, amenities and clubhouse project |
Both share the Country Creek gate, the same golf, the same clubhouse project and the same master association. Our Villas at Country Creek neighborhood guide documents the villa side, and the seller version of this page for that side is selling in The Villas at Country Creek. We do not print a Villas price here, because those figures belong to that page and its own MLS window.
A buyer who wants a two-bedroom, two-bath unit in a gated Estero address, no yard to maintain and the shared pool and bundled golf will choose a River's Reach condo. That buyer compares carport, floor and stairs, so your listing should state the floor and the carport plainly and show the closings that support the price.
A River's Reach buyer receives the Section 718.503 package and has a 7-day cancel window under Chapter 718. A villa buyer receives the Section 720.401 summary under Chapter 720. A buyer who has bought on the other side of the gate expects the wrong list of papers from you, so we hand over the right one early.
We price a River's Reach condo from the closings inside River's Reach first, adjusted for plan size, floor, condition, carport and the paperwork a buyer will read. The 12-month median is $225,000 on 12 sales, but your unit is priced against the two or three closings that match it, not the community median.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
A lender's appraiser starts with sales inside the same condominium project, and so do we. For a 220-unit project the 12 closings of the last year are the evidence, then the 24-month list, then the rest of Country Creek, then similar-age Estero condominiums.
At the 12-month median of $188.24 per MLS square foot, the arithmetic gives about $212,000 for 1,125 square feet, about $219,000 for 1,161 and about $233,000 for 1,237 to 1,238. Use that as a cross-check, not a price.
A ground-floor unit and a second-floor unit have the same assessed value to within about one percent, and the market may differ. We price the floor against closings, not on assumption. Whether your carport is assigned to your unit is a declaration question that can differ by phase, so we confirm it before the listing says "assigned".
Take a 1,161 square foot unit. The nearest closings are $225,000 in October 2026 after 45 days, $230,000 for a 1,163 square foot unit in August 2026 after 83 days and $201,500 in April 2026 after 109 days. A price at or just above the middle of those three starts a conversation, while a list price above $245,000, the 12-month high, asks the market to do something it has not done in the window.
We market a River's Reach condo by listing it on the Southwest Florida MLS with a price built from the closings, photographing the unit, the carport, the pool and the golf setting, and putting the association documents in the buyer's agent's hands before the first showing. The goal is a buyer who has no unanswered question.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; distances from our neighborhood guide)
We shoot the interior, the unit's exterior stair or ground-floor entry, the carport and the walk to the pool.
River's Reach is the northernmost neighborhood in Country Creek. From the address it is about 2.0 miles to Miromar Outlets, 4.0 to Coconut Point, 3.0 to Lee Health Coconut Point, 12.7 to Southwest Florida International Airport and 10.4 to Barefoot Beach, all measured in the neighborhood guide. It is not on the Estero River despite the name, so a listing must not imply river frontage; a buyer will check.
The golf is bundled with ownership and non-equity, with no documented buy-in, and members still pay a green fee. The master association offers five pools, five tennis courts and a restaurant, and the clubhouse is being renovated.
We negotiate a River's Reach contract knowing that the recent norm is below list: ten of the last twelve sold under the final list price at a 95.8% median. We separate price from credits, protect the cancel window and keep the lender's project review on schedule, so a good offer does not die in week three.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
At a 95.8% sold-to-list ratio, a $225,000 sale corresponds to a list price of about $234,900 (225,000 divided by 0.958, our arithmetic). The two exceptions in the last 12 months sold at list, and one of them, at the 12-month high of $245,000, sat 175 days to get there.
A price cut and a credit are not the same to a lender or to an appraiser. A credit toward closing costs or repairs can keep the recorded price closer to the comparable closings, but it can also be capped by the loan program. We model both for you before you answer.
Buyers will ask about the air conditioner, water heater, plumbing, panel and any water intrusion in a unit built between 1994 and 1999. Decide in advance which repairs you will make, credit or decline.
The buyer may cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after receiving the required documents, unless the documents were delivered more than 7 such days before signing. We deliver the packet with the offer, so the window starts early and closes before the inspection period ends.
Commission is negotiated and never set by law. Since the 2024 changes a seller may still offer compensation to the buyer's agent off the MLS or offer buyer concessions, and a seller who offers nothing can still receive offers. We explain each choice in writing before you sign, and the cost table below prices both.
Selling a condo at River's Reach costs the listing commission you negotiate, doc stamps of $0.70 per $100 on the deed, the owner's title policy a Lee County seller customarily pays, the estoppel fee and prorations. At a $225,000 price our illustration runs 4.20% to 5.42% with no buyer-agent offer, before payoff. The contract controls every line.
Data updated: November 2026 (Florida statutes and DBPR 2026 fee sheet; price illustration uses the October 2026 MLS 12-month median)
Section 201.02 sets the tax at $0.70 per $100 of consideration, with a fraction of $100 counted as a full $100. On $225,000 that is 2,250 units and $1,575.00. Lee County custom puts it on the seller, but the statute only says the tax is due and the contract allocates it.
Florida's promulgated premium is $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1 million. On $225,000 that is $575.00 plus $625.00, or $1,200.00. A prior policy may earn a reissue credit. In Lee County the seller customarily pays, and the executed contract controls.
The Division of Florida Condominiums sets the caps, and the DBPR 2026 sheet shows $299 for preparation and delivery, $119 more if delivered within 3 business days and $179 more if the unit is delinquent. The statute text still prints the 2017 base amounts, which DBPR indexes; the next update is due by July 1, 2027. If the association misses its 10-business-day deadline, it may not charge a fee at all.
Florida property tax is paid in arrears for the calendar year, so the seller credits the buyer for the days owned. The table shows the credit for each $1,000 of annual tax.
| Closing date (non-leap year) | Seller days in the tax year | Credit per $1,000 of annual tax | With the 4% November discount convention |
|---|---|---|---|
| March 15 | 72 | $197.26 | $189.37 |
| June 30 | 180 | $493.15 | $473.42 |
| October 15 | 286 | $783.56 | $752.22 |
| November 30 | 333 | $912.33 | $876.00 |
The discount column applies the 4% November discount convention that title agents use when the current bill is not yet issued. After the bill is issued, a closing in November or December normally pays the actual bill at the discount in force. Association assessments are prorated the same way.
No commission rate is set by law. The commission lines in the table below are examples at 2.5% and 3.0% only, and a buyer-agent offer is optional.
| Line at a $225,000 price | Low | High | Basis |
|---|---|---|---|
| Deed documentary stamp tax | $1,575.00 | $1,575.00 | 2,250 units of $100 at $0.70; Lee custom: seller |
| Owner's title policy (promulgated rate) | $1,200.00 | $1,200.00 | $575.00 plus $625.00; Lee custom: seller |
| Association estoppel, current account, standard delivery | $299.00 | $299.00 | DBPR 2026 cap; $119 more if expedited, $179 more if delinquent |
| Closing or settlement fee (estimate) | $500.00 | $1,500.00 | Title agent estimate |
| Title search or exam (estimate) | $150.00 | $500.00 | Title agent estimate |
| Municipal lien search (estimate) | $100.00 | $250.00 | Title agent estimate |
| Subtotal before commission, proration and payoff | $3,824.00 | $5,324.00 | 1.70% to 2.37% of $225,000 |
| Expedited estoppel add-on (high column only) | $0 | $119.00 | DBPR 2026 cap |
| Listing commission, illustration only | $5,625 (2.5%) | $6,750 (3.0%) | Negotiable, never set by law |
| All-in with no buyer-agent offer | $9,449 (4.20%) | $12,193 (5.42%) | Low: 3,824 + 5,625. High: 5,324 + 119 + 6,750 |
| Buyer-agent compensation, only if you choose to offer it | $5,625 (2.5%) | $5,625 (2.5%) | Optional and negotiable |
| All-in with a 2.5% buyer-agent offer | $15,074 (6.70%) | $17,818 (7.92%) | Adds $5,625 to each |
These are estimates for illustration and not a quote. The all-in lines exclude any mortgage payoff, association items beyond the estoppel, repairs and the tax proration above. Ask us for a net sheet on your own price with your payoff and your proration.
A River's Reach seller must hand the buyer, at the seller's expense, the declaration, articles, bylaws and rules, the annual financial statement and budget, the frequently asked questions document and the state governance form. The buyer may cancel within 7 days, excluding Saturdays, Sundays and legal holidays, unless the documents arrived more than 7 such days before signing.
Data updated: November 2026 (Florida Statutes 718.503, 718.116 and 718.111 as published November 1, 2026)
Section 718.503(2) requires a unit owner who is not a developer to provide a current copy of these before the sale:
The buyer is also entitled to the state governance form that summarizes the board's role, meeting notice, owner record rights, maintenance duties, assessments, voting and enforcement. We do not expect a milestone summary, a reserve study or a post-2023 turnover report for these two-story buildings.
The contract must carry one of two conspicuous clauses: the buyer acknowledges receiving the documents more than 7 days, excluding Saturdays, Sundays and legal holidays, before signing, or the agreement is voidable by written notice within 7 such days after signing and receipt. A waiver is of no effect, the buyer may extend closing by up to 7 such days after receipt, and the right ends at closing.
Since 2025, a resale contract must state in conspicuous type whether the association is required to have a milestone inspection or a structural integrity reserve study. For a two-story building the statement says it is not. We explain the reason, the statute's three-story line, so it reads as a fact.
Under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), a seller who knows of facts that materially affect value and are not readily observable must disclose them, and an "as is" clause does not remove that duty. Complete the seller's property disclosure honestly, including roof, water intrusion and storm repairs. This is information, not legal advice.
No, neither the milestone inspection nor the structural integrity reserve study applies to River's Reach, because both Florida requirements reach buildings of three habitable stories or more and every River's Reach building is two stories. The reserves for roof, paint and paving still exist, and buyers still ask about them.
Data updated: November 2026 (Florida Statutes 553.899 and 718.112 as published November 1, 2026)
Section 553.899(3)(a) applies to a condominium building "three habitable stories or more in height," with a milestone inspection due by December 31 of the year the building reaches 30 years of age and every 10 years after. A two-story building is outside the sentence.
The structural integrity reserve study provision applies to each building "three habitable stories or higher," and paragraph 5 adds that it "does not apply to buildings less than three stories in height."
The statute still expects each association to budget reserves for roof replacement, building painting and pavement resurfacing. Fannie Mae's full review looks for a budgeted reserve allocation of at least 10% of the annual budget, so ask your association for its latest budget and any voluntary reserve study.
Insurance, flood zone and roof age affect a River's Reach sale because buyers ask about all three before they offer. All five phases are Zone X under the map revision effective February 5, 2026, the master policy covers the building, the buyer's HO-6 covers the interior, and roof age is a per-building fact we pull for your address.
Data updated: November 2026 (FEMA map determinations through June 12, 2026; Lee County permit feed 2016 to 2026)
All five phases are in Zone X, an area of minimal flood hazard outside the Special Flood Hazard Area, with no base flood elevation applying. The governing map is Letter of Map Revision 25-04-3811P, the Estero River Redelineation, issued September 23, 2025 and effective February 5, 2026. The determination is documented in our neighborhood guide and on FEMA's flood map service.
FEMA issued 14 map-change determinations naming River's Reach, and each is association-level, naming the declaration and the buildings it removes. Since the February 2026 revision only Phase II has re-filed, in case 26-04-4011A dated June 12, 2026, while Phases I, III, IV and V hold letters of 2024 vintage. The zone has not changed, but ask your board whether a refresh is planned.
A condominium association carries the policy on the building under Section 718.111(11), and a unit owner buys an HO-6 for interior features, contents and liability. Citizens describes its HO-6 as covering certain interior features and contents but not the building exterior. We ask for the master policy's declarations page, a one-page document, and the owner's own HO-6 quote to give buyers real carrying costs.
Roof age is the question that decides many River's Reach deals, and the public county record cannot answer it. The county's permit feed holds 96 records across 220 units from 2016 to 2026, with one roof permit, on Building 32 in January 2026. That is a limitation of the data and not a maintenance record, so we pull the Village of Estero permit file and the association's board minutes for your building before you list.
Your buyer will pay property tax of roughly $2,900 a year on a $225,000 taxable value at the 2025 millage, plus a solid waste line of $18.31, a master policy cost inside association dues and their own HO-6 insurance. River's Reach sits in no community development district. No dues figure is printed here, because dues differ by phase.
Data updated: November 2026 (2025 Taxing District Millage Book; Lee County Property Appraiser 2026 millage book of October 9, 2026)
| Illustration on a $225,000 taxable value | Annual tax | Basis |
|---|---|---|
| 2025 billed millage, Village of Estero and Estero Fire (district 316) | $2,929.82 | 13.0214 mills, 2025 Taxing District Millage Book |
| Same, plus the Lee solid waste line | $2,948.12 | Adds $18.31, the solid waste amount on a 2025 River's Reach bill |
| Homestead illustration at the 2026 rate of 12.9712 mills ($225,000 assessed) | $2,390.87 | $200,000 school taxable at 5.2710 mills plus $173,589 non-school taxable ($225,000 less $25,000 and $26,411) at 7.7002 mills |
| 2026 millage | $2,918.52 | 12.9712 mills, Lee County Property Appraiser 2026 millage book, printed October 9, 2026 (12.9827 was the August proposal) |
River's Reach sits in Lee taxing district 316, Village of Estero and Estero Fire, and the only non-ad-valorem line on the 2025 bill we reviewed was the $18.31 solid waste assessment. These are arithmetic illustrations on a $225,000 value, not a bill. The 2026 line uses the applied rate from the county's October 9, 2026 millage book.
In much newer Southwest Florida inventory the non-ad-valorem section carries a district assessment that can run into four figures a year. River's Reach has none, and a buyer comparing it with newer communities should see that on your tax bill. We point it out in the listing.
Florida's Save Our Homes cap limits a homestead's annual assessment increase to the lower of 3% or the change in the CPI, which is 2.7% for 2026, and the cap does not transfer to a new owner. A homestead is assessed at just value as of January 1 of the year after a change of ownership. On the 2026 roll, 45 of the 220 parcels carry a capped assessed value below just value, so on roughly one unit in five the seller's bill understates the buyer's.
No association dues or assessment amount appears on this page. Each of the five corporations sets its own budget, and the master association levies its own. We pull your phase's budget and the estoppel and give buyers those documents.
The association rules that affect a River's Reach sale are each phase's sale approval, right of first refusal, leasing and pet rules, plus the master association's architectural review. Those rules sit in each phase's declaration, which is not on the public site, so we pull it for your unit. A state cap of $184 per applicant limits any approval fee.
Data updated: November 2026 (Florida Statutes 718.112 and DBPR 2026 fee sheet; association public pages read November 1, 2026)
Whether any of the five corporations requires board approval of a sale or holds a right of first refusal is set by its declaration, and it is not published on the association's public pages. Per your phase declaration; we pull it for your unit. The estoppel also answers it, because the statutory form asks whether the rules require approval and whether a right of first refusal exists.
Under Section 718.112(2)(k) an association may charge a transfer fee only if it is required to approve the transfer and the declaration, articles or bylaws provide for the fee. DBPR's 2026 cap is $184 per applicant, with spouses or a parent and dependent children counting as one applicant. If a declaration does not require approval of sales, no transfer fee can lawfully be charged on a sale.
Leasing minimums, rental caps and pet limits are properties of each phase's declaration and rules. Per your phase declaration; we pull it for your unit. A buyer who plans to rent the unit asks about them first, so we put the answer in the listing package and not in a surprise at inspection.
For an attached unit in an established project, Fannie Mae's Selling Guide page of August 5, 2026 lists a full review through its Condo Project Manager, FHA project approval or a streamlined review. We have not confirmed the FHA, VA or Fannie Mae status of the five corporations and will not imply approval. Information not available at time of publishing (checked 2026-11-01). A buyer's lender sends the questionnaire to your association, so we ask early how fast it answers.
It takes a median of 96 days on the market to sell a River's Reach condo, based on the last 12 months of MLS closings, with six of twelve taking more than 90 days and one closing in 30 days or less. The 24-month median is 89 days. Document readiness moves the number more than the season does.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
Twelve closings ran from 16 days to 271 days on the market. Six took more than 90 days, and the three slowest, at 207, 210 and 271 days, closed at $195,000, $208,000 and $225,000. A 2+Den unit closed in 16 days at $228,000, so the days follow the price.
| Closing month | Nov 2025 | Dec | Jan 2026 | Feb | Mar | Apr | May | Jun | Jul | Aug | Sep | Oct |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| MLS closings in the 12-month window | 3 | 0 | 1 | 1 | 2 | 1 | 1 | 0 | 1 | 1 | 0 | 1 |
Three of the twelve closed in November 2025, and none in December, June or September. With 12 sales we draw no seasonal conclusion from this row. The longer record points the same way as the common view: of the 52 closings in 60 months, 21 (40%) closed in March through May, and the county's recorded sales show 43 of 94 (46%) in those months.
Prepare a River's Reach condo for sale by ordering the estoppel, assembling the five-document packet, fixing what an inspector will find in a 1990s unit and photographing it with its floor, carport and stairs shown plainly. A prepared unit answers the buyer's first five questions before they are asked.
The association must issue the certificate within 10 business days of a written request, and it is valid for 30 days, or 35 if mailed. Ordering it at listing tells you now whether there is a balance, an open assessment or a rule violation.
Assemble your phase's reserve schedule and any voluntary reserve study, board minutes covering roof and plumbing work, the Village of Estero permit file for your building address, your building's current FEMA determination letter and the Section 718.503 documents. An unanswerable roof or plumbing question is the fastest way to lose a buyer, and two weeks of notice prevents it.
Fix active leaks, damaged flooring, failing fixtures and non-working appliances before photography. Collect receipts and permits for the air conditioner, water heater and remodels, because a buyer asks about plumbing and the electrical panel in a unit built between 1994 and 1999.
Clear the stair, the landing and the carport. State whether the carport is assigned only after we confirm the declaration, and put the floor in the first line of the remarks.
The MLS records teach that River's Reach resales split by pricing discipline and timing: a 2+Den unit listed at $240,000 closed in 16 days at $228,000, while a 1,125 square foot unit listed at $245,000 sat 271 days and closed at $225,000. These are anonymized cases from the 24-month table, with no unit numbers.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
In January 2026 a 1,125 square foot two-bedroom listed at $245,000 closed at $225,000 after 271 days, which is 91.8% of list (our arithmetic). The same plan, 1,125 square feet, sold at $239,900 in February 2026 after 76 days. The difference was not the building. It was where the first price sat against the closings.
In May 2026 a 1,238 square foot 2+Den listed at $240,000 closed at $228,000 after 16 days, 95.0% of list (our arithmetic). It was the fastest closing of the last 12 months.
A 2+Den of 1,238 square feet listed at $215,000 closed at $195,000 in November 2025 after 207 days, the lowest sale of the last 12 months. A 1,163 square foot two-bedroom listed at $245,000 closed at $245,000 in the same month after 175 days, the highest. Both sat for months, and the outcomes differed by $50,000. The MLS record does not show condition, which is why we walk each unit before we advise on a price.
You get a free River's Reach home valuation by calling Jesse McGreevy direct at (239) 898-6072 or using our home valuation request. We follow up with the closings that fit your unit: the same plan, adjusted for floor, condition, carport and asking history. There is no cost and no obligation.
The closings that match your unit, the adjustments and why we made them, your phase's recorded sales, a net sheet and a recommended list range with a floor and a stretch. As Top 1% Real Estate Agents Nationally Since 2008, we hand you more than a number.
You should know what your condo is likely to sell for, what it will cost and how long it may take before you decide who lists it. Our River's Reach at Country Creek home valuation guide shows the method in full, and our free home valuation starts it.
If you're searching for a River's Reach at Country Creek listing agent, or thinking, "I need someone to sell my River's Reach condo," you are selling into an entry-price condominium neighborhood where the ask against the recent closings and the paperwork decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
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 and Collier County. Whether you are selling in Country Creek, Breckenridge, Grandezza, West Bay Club or Miromar Lakes, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
Start with a free River's Reach at Country Creek home valuation, or read what a River's Reach at Country Creek condo is worth first. Jesse follows up with the closings that fit your unit, and you can Call Jesse direct at (239) 898-6072. (239) 898-6072, text or call.
Listing in late fall meets the winter-season buyer first, and the March 2026 pair of closings shows that winter buyers close. Waiting has a cost too, because the market has stepped down since 2025 and each month adds association costs and an insurance renewal.
We recommend ordering it at listing. The certificate is effective for 30 days, or 35 if mailed, so we time the order against your expected contract date and reorder if it lapses.
Your own phase corporation, not River's Reach as a whole and not the master. We read the declaration book number in your legal description to identify the phase, then ask that corporation for the estoppel, budget and rules.
Tell the buyer it is a public court and association matter, share the estoppel and the current assessment position in writing, and do not speculate about the outcome. Our Country Creek guide covers what the master association has published.
Yes, where a seller wants discretion, a listing can be worked before it is public. Talk to Jesse about timing and the trade-off in exposure.
Ask each for the recent River's Reach closings by plan size, the pricing logic and the paperwork plan. We publish ours above, and our guide to the River's Reach neighborhood shows the property facts we start from.
Sellers who work with McGreevy and Comisar describe the same things: follow-through, honest advice and a team that handles the details. McGreevy and Comisar is a top-reviewed Estero listing agent on Google, and the quotes below are genuine client reviews, reproduced in the reviewer's own words.
We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
★★★★★ “Marc made an extremely stressful time of selling my parents' house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation.” Verified Google review
★★★★★ “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
These reviews are not about River's Reach at Country Creek specifically, and we do not present them as if they were. They describe how we work with sellers anywhere in Southwest Florida.
Many River's Reach sellers are also buying, and we handle both sides of the move. Our buyer guide to River's Reach at Country Creek explains how we represent buyers here, and our Country Creek buyer guide covers the whole gate.
Coordinate the two closings, and we will time the listing so the sale and the purchase land together. Read our River's Reach buyer guide for how buyers evaluate a unit here, and our buying guide for the process.
Some sellers move to the villa or detached side. See the Villas at Country Creek and Villages at Country Creek guides, read about Country Creek as a whole, and call Marc at (239) 287-5873 to walk through the comparison.
River's Reach owners work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every recent River's Reach sale and public record before writing this guide. Learn more about our team.
McGreevy and Comisar are the Domain Realty team behind this River's Reach guide and our neighborhood guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, and the team launched in October 2008. 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.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Selling your River's Reach condo? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission.
These are the questions sellers ask most about selling a River's Reach at Country Creek condo in Estero, answered from the recent closings and the public record. For a number on your unit, use the free home valuation or Call Jesse direct at (239) 898-6072. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Start from the 12-month MLS median of $225,000 on 12 closings, which ran from $195,000 to $245,000, then adjust for plan size, floor, condition, carport and asking history. For a number on your unit, use our valuation guide.
Twelve in the Southwest Florida MLS in the 12 months to October 21, 2026, 24 in 24 months and 52 in 60 months. The county file shows 12 recorded sales since October 22, 2025, recorded through August 20, 2026.
The 12-month median is 96 days on the market, and six of the twelve took more than 90. Document readiness moves the number more than the season does, because a buyer who waits on the association loses momentum.
Yes. Section 718.503 requires a non-developer unit owner to provide the declaration, articles, bylaws and rules, annual financial statement and budget, the frequently asked questions document and the state governance form at the seller's expense, and the contract must carry the cancel-window clause.
A contract that does not conform is voidable by the buyer before closing, and the buyer may cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after receiving the documents. A waiver has no effect. Some web pages still say 3 days, which is the old rule.
Your own phase corporation, not River's Reach as a whole and not the master. The declaration book number in your legal description identifies it: 2560 is Phase I, 2608 is II, 2914 is III, 2816 is IV and 3087 is V.
Ten business days after a written or electronic request, and if it misses the deadline it may not charge a fee. The certificate is valid for 30 days if hand delivered or sent electronically and 35 days if mailed, so we time the order against your contract.
The DBPR 2026 sheet caps it at $299, plus $119 if delivered within 3 business days and $179 if the unit is delinquent. The statute still prints the 2017 base figures of $250, $100 and $150, which DBPR indexes. The next update is due by July 1, 2027.
That depends on your phase's declaration, which is not on the association's public pages. Per your phase declaration; we pull it for your unit. The estoppel also answers it, because the statutory form asks whether the rules require approval of a transfer.
Only if it must approve the transfer and its declaration, articles or bylaws provide for a fee. DBPR's 2026 cap is $184 per applicant under Section 718.112(2)(k). If your phase does not require approval of sales, no transfer fee can lawfully be charged on a sale.
No. Section 553.899 reaches buildings of three habitable stories or more, and Section 718.112(2)(g) says it does not apply to buildings of fewer than three stories. The contract must still say so in conspicuous type.
Lee County custom puts both on the seller, and the executed contract controls. At $225,000 the deed doc stamps are $1,575.00 and the promulgated owner's title premium is $1,200.00, before any reissue credit.
Our $225,000 illustration, before payoff and proration, runs $9,449 (4.20%) to $12,193 (5.42%) with no buyer-agent offer, and $15,074 (6.70%) to $17,818 (7.92%) with a 2.5% buyer-agent offer. Commission is negotiable, and the cost table above shows every line.
Florida taxes are paid in arrears, so the seller credits the buyer for the days owned. A March 15 closing is 72 seller days, or $197.26 for each $1,000 of annual tax. The Lee Tax Collector discounts 4% in November, 3% in December, 2% in January and 1% in February.
That is a lender-side project review, not a filing you make. For an attached unit in an established project, Fannie Mae's guide lists a full review, FHA approval or a streamlined review. We do not know any phase's status and will not imply one, but we ask the association early how fast it answers questionnaires.
We have not confirmed it. The HUD lookup is an interactive form that returned no rows to a plain fetch, and approval can expire on a fixed clock, so a missing result says little about quality. Information not available at time of publishing (checked 2026-11-01). A lender can confirm your phase.
All five phases are in Zone X, outside the Special Flood Hazard Area, under the map revision effective February 5, 2026. The determinations also carry the caution that portions of a parcel can remain in the hazard area, so we state it precisely.
It helps. A letter for your building removes the federal flood insurance requirement, and if no one hands it to the lender, the lender's determination service may require a policy your buyer does not need. Phase II re-filed in 2026, while the others hold 2024 letters.
Federal law lets you exclude up to $250,000 of gain on your main home, or $500,000 if filing jointly, if you owned and used it as your main home at least two of the last five years. Other situations differ, so ask your CPA about your own return.
The buyer generally must withhold 15% of the amount realized under FIRPTA, which on $225,000 would be $33,750. A reduced rate or exception can apply, including when the amount realized is $300,000 or less and the buyer will live in the unit. Your attorney or CPA must confirm.
Under Section 193.155(8), a person who establishes a new homestead and held a homestead exemption as of January 1 of any of the 3 preceding years can carry up to $500,000 of the accumulated difference. You claim it with the new county's property appraiser.
Not on the evidence. At constant size the 60-month 2+Den median was $290,000 against $294,000 for a 2-bed, and in the last 12 months the two sit $1,500 apart. A den label attaches to the 1,237 to 1,238 plan and mostly explains size.
The county's 2026 just values are about one percent apart, $214,441 for ground floor and $216,798 for second floor. The market may weigh stairs more, because there are no elevators, so we test the floor against closings before pricing.
No. The 2023 MLS median was $303,500 and the 2026 median to October 21 is $225,000, so a 2023 comparison overprices by a wide margin. Use the last 12 months of closings in your plan size and leave room to negotiate.
Not reliably. With 12 sales in a year a model has few same-project comparables, and it cannot see condition, floor, the paperwork or the roof. A federal rule effective October 1, 2025 requires lenders using such models to test them, which tells you they err.
It can appear on the buyer's lender questionnaire, and an owner has asked the circuit court whether a membership vote was required. We print no assessment amount, because none is published for your phase. Knowing your position beats being surprised by it.
Yes, an owner may sell without a licensee, but the Section 718.503 package, the estoppel timing, the cancel window and the lender's questionnaire do not go away. We earn the fee by pricing against the closings and keeping those items from stalling a contract.
The roof age, the last replacement and whether the pipes were replaced. The county feed shows one roof permit in the whole community, so the answer must come from board minutes, the Village of Estero permit file and the reserve schedule. We pull them for your building.
Village of Estero Community Development has been the building department for this address since May 2016, and a public records request under Chapter 119 reaches the file for your building address. Do it before you list so no inspection surprises you.
Golf is bundled with ownership and non-equity, with no documented buy-in, and members still pay a green fee. The course is an 18-hole, par 61 executive layout of 3,871 yards owned by the master association, so there is no separate membership asset to transfer.
Every fact on this River's Reach seller guide traces to a primary record below: Florida statutes and agencies, Lee County records, FEMA, federal sources, the master association's own pages and the Southwest Florida MLS. No brokerage, listing portal or IDX feed is cited. Each source was accessed November 1, 2026 unless stated.
River's Reach's key documents are published by the State of Florida, FEMA, the federal government and Lee County, and the table links each to its issuing authority. The recorded declarations are in the Lee County Clerk's official records, and the estoppel comes from your own phase corporation.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Florida Statutes 718.503, resale disclosure | Florida Legislature | 2026 | Statute text |
| Florida Statutes 718.116, estoppel certificates | Florida Legislature | 2026 | Statute text |
| Estoppel certificate and transfer fee caps | Florida DBPR | 2026 | Fee sheet, PDF |
| Florida Statutes 718.112, bylaws, reserves and transfer fees | Florida Legislature | 2026 | Statute text |
| 2025 Taxing District Millage Book | Lee County Property Appraiser | 2025 | Millage book, PDF |
| Selling your home, Publication 523 | Internal Revenue Service | current | Publication 523 |
| Condominium project standards, Selling Guide B4-2.1-01 | Fannie Mae | August 5, 2026 | Selling Guide page |
| FHA-approved condominium lookup | U.S. Department of Housing and Urban Development | current | HUD lookup |
| National Flood Hazard Layer | Federal Emergency Management Agency | current | Flood map service |
| River's Reach corporation records, phases I to V | Florida Division of Corporations | filed 1994 to 1998 | Corporation search |
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.