Estero, Florida
Sell your Summercrest townhome with McGreevy and Comisar, Top 1% nationally since 2008. We price against Toll Brothers pricing and nearby Estero townhome closings, with the HOA disclosure and estoppel ready on day one. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated September 2026.
Summercrest is not a resale market yet, and that is exactly why its first owners should read this page now. Toll Brothers opened this 153-townhome community for sale in September 2026, no home has closed, and the first people who will ever list a Summercrest townhome are buying today. This seller guide sits beside our full Summercrest community guide and answers one question: how will a Summercrest home sell against the builder that made it? If you are comparing listing teams, our guide to the best real estate agents in Estero lays the options side by side, and our neighboring seller guides for Estero, Meadows of Estero and Lakes of Estero show how we price other Estero communities. Our matching Summercrest valuation and buyer guides will follow this page.
This seller guide covers how to sell. The Summercrest valuation guide covers what your home is worth, and the Summercrest buyer guide shows what your buyer will weigh.
McGreevy and Comisar are the best realtor for a Summercrest seller because a community with no closings cannot be priced from its own history, so we price it from builder pricing, the nearest comparable Estero townhome resales and the recorded documents. We are the #1 Team in Southwest Florida since 2012, and Top 1% Real Estate Agents Nationally Since 2008.
Jesse McGreevy and Marc Comisar run the pricing conversation, the marketing build, the negotiation and the association paperwork on every listing we take. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has sold over $2.5 billion in real estate across Southwest Florida, with over $900 million in personal sales between Jesse and Marc. Our office is in Bonita Springs, a short drive south of Corkscrew Road, and Estero is a market we work every week.
Summercrest market record (Southwest Florida MLS pull, October 21, 2026): 0 closed sales in the trailing 12, 24, 36 and 60 months · 5 active listings asking $599,000 to $830,000 · $775,000 median list price · a median 30 days on market for those five. Lee County recorded sales (search of every Summercrest parcel, index as of September 27, 2026): 0 qualified sales across 168 recorded parcels, meaning 153 townhome lots and 15 common-area tracts [Source: Lee County parcel service]. Because nothing has closed, we show no Summercrest median, no price per square foot and no days on market for closed sales. Anyone who does is describing a different community.
For Summercrest sellers: professional photography, aerial and video, a documents file that answers the association, tax and flood questions before a buyer asks, a regional buyer database, and quiet off-market options when a seller wants privacy.
Honors and recognition:
Top 1% Real Estate Agents Nationally Since 2008 is a career honor, and those honors are earned across Lee and Collier County, not a claim about any one community, and we say so on purpose. What we claim about Summercrest is narrower and checkable: we have read the rezoning ordinance, the recorded plat, the association's Articles of Incorporation, the millage book and the builder's own pricing, 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 a home near Summercrest, or planning ahead for one of its townhomes? 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.
Summercrest sellers who read nothing else on this page should know these eight 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 153-townhome community at Corkscrew Road and Sandy Lane.
Summercrest sellers can use the links below to jump straight to the market record, the builder comparison, costs, disclosure or the seller FAQ. The guide runs in the order most owners decide: what the record shows first, then pricing and marketing, then the legal and cost steps, then timing and preparation.
Summercrest is covered below section by section. Jump to any part of this seller guide.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Summercrest · Key Takeaways
The Essentials: What Makes Selling in Summercrest Different? · What Does the Market Record Say About Summercrest Right Now? · How Will Summercrest Resales Compete With Toll Brothers New Homes? · What Have Comparable Estero Townhomes Sold For? · How Do Summercrest Prices Compare With Estero Attached Resales? · Summercrest vs Kingston: Which Buyer Will Your Home Meet? · How Will We Price a Summercrest Home for Resale? · How Will We Promote a Summercrest Home?
The Details: How Will We Negotiate a Summercrest Resale Contract? · What Does It Cost to Sell a Home in Summercrest? · What Must a Summercrest Seller Disclose Under Florida Law? · How Does an Estoppel Certificate Work for a Summercrest Seller? · What Will Your Buyer Pay to Own a Summercrest Home? · How Do the Flood Zone and Evacuation Zone Affect Selling a Summercrest Home? · How Do Concrete Block, Wind Design and Insurance Help a Summercrest Sale? · Which Summercrest Rules Will Affect a Sale?
Questions, Contacts and Sources: What Should First Owners Do Now to Protect a Future Sale? · How Long Will a Summercrest Resale Take? · What Should Your Listing Say About Life in Summercrest? · Do You Own Nearby Attached Property in Estero? What a New Toll Community Does to Your Sale · How Do You Get a Free Summercrest Home Valuation? · Thinking of Selling Your Summercrest Home? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a Summercrest Specialist Matter When You Sell?
More: Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Selling a Home in Summercrest · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
Selling in Summercrest differs from selling in an established Estero community in five ways: no home has closed, the builder is still selling next door, the association is builder controlled, the amenity centre is not yet built, and the community is 153 fee simple townhomes on 21.3602 acres with just under half the land in common tracts.
Summercrest opened for sale in September 2026 with the builder's own counters reading zero sold and zero closed on September 16, 2026, and the county roll still coding every lot as vacant residential and developer owned. A future Summercrest seller will therefore price against the builder, against resale townhomes elsewhere in Estero and, eventually, against neighbors' closings that we expect to appear from late 2026 [Source: Toll Brothers Summercrest community page].
Toll Brothers released 25 of the 153 home sites at opening, reserved 1 and had 119 not yet released, so the builder will keep selling new homes on the same streets for a period we cannot predict. Every resale listing shares a street with a builder that can offer rate buydowns, closing cost credits and design studio allowances. We treat that as the central fact of a Summercrest resale [Source: Toll Brothers Summercrest community page].
Summercrest Property Owners Association, Inc. (Florida document N26000002858, filed March 3, 2026) is controlled by Toll Brothers until turnover, and the earliest headline turnover trigger is three months after 90 percent of units convey, which at 153 lots means 138 closings. Your buyer will underwrite a budget the builder wrote, and we prepare you to explain it [Source: Articles of Incorporation, Florida Division of Corporations].
Toll Brothers describes a clubhouse, pool, spa, fitness centre and social room as future amenities, and its only clubhouse image is captioned as a future amenity. A seller who lists before the amenity centre opens is asking a buyer to pay for something that cannot yet be toured, and we plan the listing around that fact [Source: Toll Brothers Summercrest community page].
The things a resale buyer values are already fixed by the entitlement: concrete block construction required by Village of Estero Ordinance 2024-13, a gated community with no CDD, all 168 parcels in FEMA flood Zone X shaded, and a site 0.32 miles east of US 41. Those are seller strengths, and we put them in the listing with the document that proves each one [Source: Ordinance 2024-13, Village of Estero].
The market record for Summercrest is five active MLS listings, zero closed MLS sales in any window up to 60 months and zero qualified county sales across 168 parcels. Our Southwest Florida MLS pull of October 21, 2026 lists the five homes below, all new homes.
Data updated: October 2026
| MLS number | Plan and size | Beds and baths | List price | Price per sq ft | Days on market |
|---|---|---|---|---|---|
| 2026044359 | 2,395 sq ft | 4 bed, 3.5 bath | $830,000 | $346.56 | 0 |
| 2026039477 | 2,422 sq ft | 4 bed, 3.5 bath | $797,000 | $329.07 | 30 |
| 2026039444 | 2,422 sq ft | 4 bed, 3.5 bath | $775,000 | $319.98 | 33 |
| 2026038404 | 2,156 sq ft | 3 bed, 2.5 bath | $611,000 | $283.40 | 37 |
| 2026040543 | 1,944 sq ft | 3 bed, 2.5 bath | $599,000 | $308.13 | 26 |
The median list price is $775,000 at a median $319.98 per square foot and a median 30 days on market. Price per square foot is our arithmetic on list price and the MLS living area. These are asking prices on unfinished or newly finished homes, and an asking price is not a sale price. MLS 2026039237, the 2,395 square foot home that asked $843,000 on September 29, is not active, pending or closed in the October 21 pull, and a new 2,395 square foot listing, MLS 2026044359 at 21250 Estiva Villa Circle, asks $830,000; the export does not show whether it is the same home relisted. [Source: Southwest Florida MLS, Matrix, pulled October 21, 2026].
The MLS returned 0 closed Summercrest sales in the trailing 12, 24, 36 and 60 months, and 0 sold data entry records. Under our stats-window rule we widen the window until a community has 10 closings, and here the window never gets there, so we list individual homes and, below, individual comparable sales instead of a median [Source: Southwest Florida MLS, Matrix, pulled October 21, 2026].
Our search of Lee County's recorded, Department of Revenue qualified sales matched all 168 Summercrest parcels (153 lots and 15 tracts, which agrees with the 153 homes the community page states) and found 0 sales, 0 builder-direct and 0 resale, in all recorded history to the index date of September 27, 2026. There is no builder-direct versus resale split to show yet, and no MLS count that could be partial [Source: Lee County Property Appraiser sales data].
The Gardener at 9032 Summercrest Boulevard, MLS 2026038404, asked $664,000 when we read the builder's record on September 16, 2026, $629,000 in our September 29 pull and $611,000 in our October 21 pull, $53,000, or 8.0 percent, below its first price. It is no longer the only one. All four listings that were active on both September 29 and October 21 cut their asking price in those three weeks: $852,000 to $797,000, $829,000 to $775,000, $629,000 to $611,000 and $619,000 to $599,000, reductions of $18,000 to $55,000, or 2.9 to 6.5 percent. That is four builder listings over three weeks, not a resale market, but it tells a future seller that builder asking prices move, and so far they have moved down [Source: Southwest Florida MLS, Matrix, pulled October 21, 2026; Toll Brothers quick move in home 287621].
A Summercrest resale competes with a new Toll Brothers home on price, condition, timing and incentives, and it wins by selling what the builder cannot: a finished lot, mature landscaping, upgrades already paid for, a known association fee and a closing date measured in weeks rather than months. The builder's own guidance is that building a home takes six to twelve months.
Data updated: October 2026
A buyer at the sales center at 21254 Estiva Villa Circle sees eight plans from 1,944 to 2,570 square feet with base prices from $549,995 to $699,995, quick move in homes with options already included, and incentives tied to the builder's affiliated lender. Your listing is priced against that total, not against a base price on a sign [Source: Toll Brothers Estero home designs].
On September 16, 2026, the builder's seven quick move in homes ran $664,000 to $852,000, a median $773,000, and sat $89,005 to $192,005 above the base price of their plan, a median 25.6 percent. That is the price a resale buyer can pay today for a brand new home with options included, so it caps what a resale of the same plan can ask [Source: Toll Brothers Summercrest community page].
At Verdana Village, another Corkscrew Road community, our Kingston research found 67 builder sales closed at a sale-to-list ratio of exactly 100.00 percent while 98 resales closed at 96.19 percent. A new-build buyer rarely gets a lower price from a builder, and a resale buyer expects the discount the builder does not give. We price the discount into your list price on day one [Source: Kingston community guide].
Speed and certainty. A quick move in home is targeted for December 2026 and January 2027, and a build to order home takes six to twelve months by the builder's own general guidance. A resale seller can close on a home the buyer can walk through today, on a timeline measured in weeks, and that difference is worth real money to a buyer who has sold a home elsewhere [Source: Toll Brothers corporate FAQ].
Summercrest has 153 homes, 25 released at opening and none closed, so the next owner who sells here should call us first. Start with our free home valuation and Call Jesse direct at (239) 898-6072. Buying instead? Read how we represent buyers and Call Marc at (239) 287-5873.
The nearest resale townhome evidence in our October 21, 2026 Southwest Florida MLS pull comes from two Estero townhome neighborhoods our own guides document: Heatherstone in Rookery Pointe and Lost Creek Village in The Vines. Eight closings in the last 12 months ran from $185,000 to $390,000 with a median $310,000, and both neighborhoods are decades older than Summercrest.
Data updated: October 2026
| MLS number | Neighborhood | Beds and baths | Living area | Sold price | Sold date | Days on market |
|---|---|---|---|---|---|---|
| 2025006891 | Heatherstone, Rookery Pointe | 3 bed, 2.5 bath | 2,042 sq ft | $352,000 | December 11, 2025 | 69 |
| 225064462 | Heatherstone, Rookery Pointe | 3 bed, 2.5 bath | 1,766 sq ft | $317,000 | February 4, 2026 | 117 |
| 226000119 | Heatherstone, Rookery Pointe | 3 bed, 2.5 bath | 1,705 sq ft | $310,000 | June 24, 2026 | 128 |
| 2026011709 | Heatherstone, Rookery Pointe | 3 bed, 2.5 bath | 1,820 sq ft | $305,000 | August 14, 2026 | 124 |
| 226020448 | Lost Creek Village, The Vines | 3 bed plus den, 2.5 bath | 2,168 sq ft | $390,000 | August 7, 2026 | 33 |
| 225074623 | Lost Creek Village, The Vines | 3 bed plus den, 2.5 bath | 2,428 sq ft | $310,000 | January 27, 2026 | 81 |
| 224065558 | Lost Creek Village, The Vines | 2 bed, 2 bath | 1,700 sq ft | $235,000 | December 9, 2025 | 367 |
| 225082974 | Lost Creek Village, The Vines | 3 bed plus den, 2.5 bath | 2,169 sq ft | $185,000 | July 10, 2026 | 165 |
Heatherstone's four sales have a $313,500 median and Lost Creek Village's four a $272,500 median. Each row is a single sale in an old, small enclave, so read them as a floor for Estero attached resale, not as a Summercrest forecast [Source: Southwest Florida MLS, Matrix, pulled October 21, 2026; Rookery Pointe community guide; The Vines community guide].
Heatherstone and Lost Creek Village were built decades before Summercrest, Lost Creek Village in the 1980s and Heatherstone in the early 2000s, under earlier building codes, and neither carries a new builder warranty. They show what Estero townhome buyers pay for older product. They do not show what a buyer pays for a new one, and we never present them as if they do.
Our Mirasol at Coconut Point guide, built on county recorded sales, shows the 1,616 square foot townhouse units there selling at a $384,000 median across 5 sales in the last 36 months, at $237.62 per square foot. It is a smaller, newer product than Heatherstone and a useful reference for what newer attached units resell for [Source: Mirasol at Coconut Point community guide].
Summercrest builder base prices sit a median $212,495 above the median size matched Estero attached resale: $609,995 on a median 2,262.5 square feet against $397,500 on a median 2,252.5 square feet. Per square foot that is $270.75 against $181.23, a 49.4 percent premium, measured in our September 16, 2026 attached pull.
Data updated: September 2026
Our September 16, 2026 Southwest Florida MLS pull, filtered to townhouse and villa attached product in Estero over a trailing 365 days, returned 166 closings at a $363,250 median. Filtering to the 1,944 to 2,570 square foot range of the Summercrest plans left 36 closings, a $397,500 median, a median 48 days on market and a 96.49 percent median sale-to-list ratio [Source: Summercrest community guide].
The premium is real, but new construction carries a premium over resale everywhere, and most new-construction closings never enter the MLS, so no one can quote a credible new-construction median for Estero. The comparison measures the gap between builder asking prices and resale closings. It does not decide whether the gap is justified, and a resale seller's job is to make the newer, finished home worth the difference to one buyer.
If Summercrest resales trade at a discount to builder pricing, as new-build resales generally do, the discount will come from the same items every buyer weighs: lot, options, remaining builder incentives and condition. A seller who spent $150,000 on options at the design studio should expect to recover part, not all, and the section on options below shows which parts recover best.
Summercrest and Kingston both sell new construction on Corkscrew Road, and a Summercrest resale seller will meet buyers who are also touring Kingston. Summercrest offers 153 gated townhomes inside the Village of Estero with no CDD, while Kingston offers a master plan approved for 10,000 dwelling units with a CDD assessment. Neither has a closed sale.
Data updated: September 2026
| Decision point | Summercrest | Kingston |
|---|---|---|
| Homes and size | 153 fee simple townhomes, eight plans | Approved for 10,000 dwelling units; villas, executive, manor and estate homes, single-family homes and condominiums |
| Status | Open for sale since September 2026, no closings | Groundbreaking November 13, 2025, no home closed |
| Builders | Toll Brothers | Lennar, Pulte Homes, Neal Communities and Taylor Morrison in Phase 1, Kolter Homes in Phase 2 |
| Published base prices | $549,995 to $699,995 (observed September 16, 2026) | $329,999 to $870,900 (builder sites, read September 26, 2026) |
| MLS active listings, October 21, 2026 pull | 5 active, $599,000 to $830,000, 0 closed in 60 months | 15 active (8 Esplanade at Kingston, 7 Kingston South), $360,999 to $1,543,227, 6 under contract, 0 closed |
| HOA | $272 a month as entered on the first MLS listing | Master dues not published |
| CDD | None | Kingston One CDD, proposed FY2027 assessments $1,244.68 on a condominium to $2,563.83 on a single-family 72 foot lot, Assessment Area One only |
| Gated | Two unmanned gated access points | Pulte's 320 homes and Esplanade at Kingston are gated; the master community's gate status is not confirmed |
| Flood zone | FEMA Zone X shaded on all 168 parcels; Evacuation Zone A | No zone stated; no FEMA panel pulled |
| Location | Northeast corner of Corkscrew Road and Sandy Lane, 0.32 miles east of US 41 | Corkscrew Road, unincorporated Lee County, about 12 miles east of I-75 |
Our October 21, 2026 MLS pull adds the Fort Myers map area that holds part of Kingston, so every Kingston listing on the MLS is counted, at Esplanade at Kingston and at Kingston South; homes a builder sells off the MLS are not [Source: Southwest Florida MLS, Matrix, pulled October 21, 2026; Kingston community guide].
A buyer who compares the two will see two different purchases. Summercrest is a small, gated townhome community about a third of a mile from US 41. Kingston is a very large master plan about 12 miles east of the interstate with a CDD line on the tax bill. Your listing wins the buyer who wants the location and the short fee stack, and it needs to make that case in the first paragraph [Source: Summercrest community guide].
On September 26, 2026, Taylor Morrison's Esplanade at Kingston page showed quick move in homes marked down $50,000 to $95,000 from earlier list prices, plus a month-end purchase credit. That is the incentive environment a Summercrest resale enters, and it is why we never price a resale off a builder base price alone [Source: Kingston community guide].
Kingston's 33 Lennar and Esplanade plans with exact published prices have a $555,900 median base price at $234.87 per square foot. Summercrest's eight base prices run a $609,995 median at $270.75 per square foot in our earlier cut, so Toll Brothers is asking more per square foot than the Kingston builders [Source: Kingston community guide; Summercrest community guide].
We price a Summercrest resale by building the price from first principles: the plan and square footage, the lot position, the options the owner paid for, the builder's current price for the same plan, and the nearest comparable townhome closings, because a community median will not exist for years. We then set the price against the total a buyer would pay the builder.
Every Summercrest plan has a published base price: Hines $549,995, Gardener $574,995, Largo $579,995, Minneola $604,995, Mandarin $614,995, Minneola Elite $645,995, Mandarin Elite $659,995 and Bismarck Elite $699,995, observed September 16, 2026. Your plan's base price plus what a buyer would pay to reach your options is the ceiling, and we document it on the day we list [Source: Toll Brothers Estero home designs].
Our reading of the builder's site plan puts roughly 18 of the 153 lots, numbers 68 through 85, on the central lake and lots 126 through 153 in the southern row behind the Corkscrew Road wall. No lot premium schedule has been published, so we price a lake lot above a Corkscrew Road lot on the evidence of your contract and closing statement, not on a rumor [Source: Toll Brothers site plan drawing, version 4].
On the seven quick move in homes we read, options and finishes sat a median 25.6 percent above the plan's base price. We ask each seller for the option list, the design studio receipts and the structural change orders, because structural and functional items such as an additional bedroom and bath recover best and finish level selections recover least.
We then test the number against the eight Heatherstone and Lost Creek Village closings, the $397,500 size matched attached median and the five active Summercrest listings. A price that sits far above the resale evidence needs a specific reason a buyer will accept, and we would rather tell you that before you list than after 60 days on market.
We deliver a recommended list price with a defensible range and a written view of how the builder's incentives at that moment move it. The range is dated, because a Summercrest resale price in 2027 will be set against a different builder price sheet than the one in September 2026.
We market a Summercrest resale by leading with what a builder brochure cannot show: a finished home on a real lot, a documented association budget, a flood and evacuation explanation, and the concrete block and 2026 code facts, all presented with the recorded document behind each claim. Professional photography, aerial and video, and our buyer database do the rest.
A townhome sells on light, layout and the finished outdoor space, and we shoot for those. Aerial photography shows the lake, the corner parks and the position 0.32 miles from US 41, which a buyer cannot see from a sales center rendering.
Our listing describes the home, not the buyer. It leads with the plan and size, the lot position, the block construction the Village required, the HOA fee and the absence of a CDD, and it links the documents. Every claim is one a buyer's agent can verify in minutes.
Summercrest resale buyers are usually comparing three things: this home, the builder's quick move in homes and other Estero attached product. We put the comparison in the listing presentation so the buyer sees the finished-home advantage, the price difference and the closing date side by side.
Summercrest is marketed as a lock and leave community, and the buyers who want that are often seasonal. We show what the association is expected to maintain once the declaration is in the resale package, because "low maintenance" is a marketing phrase until the recorded document says what it covers.
We negotiate a Summercrest resale from the numbers on the table: the builder's current price and incentives, the appraisal risk in a community with thin closings, and the association documents the buyer must receive before signing. Jesse and Marc handle every offer personally, through the inspection period and the closing table.
A buyer will compare your net price against a builder offer that may include a rate buydown or closing cost credit. We quantify the builder's incentive, convert it to dollars and answer it with a price, a credit or a faster closing, whichever the buyer values most.
In a community with few closings, an appraiser has thin comparable data, and builder sales are often entered late or never enter the MLS. We hand the appraiser the plan, the option receipts, the lot position, the builder's price sheet and our comparable set so the number is supported by paper.
New construction is not flawless and a resale buyer's inspector will find items. We inspect first, tell you what the builder's warranty may still owe you and fix what is cheap before the buyer's inspector writes it up.
The buyer's cancellation right under section 720.401 runs three days from receipt of the disclosure summary, or until closing, whichever comes first, when the seller has not delivered it before contract. We deliver it first, so the clock never becomes a surprise.
A Summercrest seller pays the negotiated listing commission, Florida documentary stamp tax of $0.70 per $100 on the deed, the owner's title insurance policy that Lee County custom places on the seller, the association estoppel fee and a property tax proration. On an illustrative $700,000 sale those items total about $51,500, or 7.4 percent, with a buyer agent offer, and about $34,000, or 4.9 percent, without.
Data updated: September 2026
| Cost | Who customarily pays in Lee County | Rate or amount |
|---|---|---|
| Listing commission | Seller | Negotiated, not set by law |
| Optional buyer agent compensation | Seller, if offered, off the MLS | Negotiated |
| Deed documentary stamp tax | Seller | $0.70 per $100 of price |
| Owner's title insurance premium | Seller, by Lee County custom | Promulgated rate |
| Association estoppel certificate | Seller | Capped by section 720.30851 |
| Property tax proration | Credit from seller to buyer | Seller's days of ownership divided by 365 |
| Deed recording fee | Buyer | About $18.50 to $35.50 |
Every allocation is custom, and the purchase contract controls. In Lee County the seller customarily selects the closing agent and pays the owner's policy, which differs from Collier County, where the buyer customarily pays it [Source: Seller closing costs in Florida, McGreevy and Comisar].
This is an illustration built from statutory rates, not a Summercrest forecast, because no Summercrest home has resold. At $700,000 the deed stamps are $4,900 (7,000 units at $0.70) and the promulgated owner's policy is about $3,575. A 2.75 percent listing commission is $19,250, a 2.5 percent buyer agent offer is $17,500, title search and settlement fees are about $1,300, a municipal lien search about $175, the estoppel $299 and a tax proration of about $4,495 on 180 days of Summercrest's $9,079.84 non homestead ad valorem tax at that price. The total is about $51,494 with a buyer agent offer, or 7.4 percent, leaving about $648,506, and about $33,994, or 4.9 percent, without it, leaving about $666,006, before any mortgage payoff [Source: Seller closing costs in Florida, McGreevy and Comisar].
Since August 17, 2024, an offer of compensation to a buyer's agent cannot be advertised on the MLS, and a buyer's agent must have a written agreement with the buyer before touring a home. Commissions are negotiable, and we will show you in writing what each choice costs and what it may do to the buyer pool [Source: What the NAR settlement means for sellers, NAR].
The first MLS record for Summercrest, 2026038404, showed $3,015 in one time fees for a buyer: a $1,500 fee labeled recreation lease fee, a $1,250 fee labeled other and a $265 special assessment. A resale buyer will ask whether a resale carries the same charges, and we ask the association for the answer in writing before we list.
A Summercrest seller owes the buyer the section 720.401 homeowners' association disclosure summary before the buyer signs the contract, plus the section 689.261 property tax disclosure and the flood disclosure required at or before contract, plus any known material defect under Johnson v. Davis. The buyer may cancel within three days of receiving a late summary.
Section 720.401 requires the prospective buyer to receive a disclosure summary before executing the contract, supplied by the parcel owner when the sale is by an owner other than the developer. The contract must carry the conspicuous voidability clause, and if the summary is not delivered first the buyer may cancel within 3 days after receipt or before closing, whichever comes first, a right that cannot be waived [Source: Section 720.401, Florida Statutes].
Summercrest is a homeowners' association under Chapter 720 with 153 platted fee simple lots, and its Articles of Incorporation cite sections 720.303 and 720.307 and no condominium statute. The condominium resale rules in Chapter 718 do not apply to it, and we say that plainly because many Florida disclosure guides assume the opposite [Source: Articles of Incorporation, Florida Division of Corporations].
A recorded declaration of covenants, conditions and restrictions governs leasing, pets, architectural review, insurance responsibility and assessments, and it was not publicly retrievable when we researched this page. We do not guess at what it says. We obtain the current recorded declaration and the association's resale documents before we list and give them to the buyer with the summary.
Section 689.261 requires that the buyer be given a property tax disclosure summary at or before signing, warning that the seller's current taxes are not a forecast of the buyer's. At Summercrest this matters more than usual, because the first owner's bill reflects a new-construction reassessment and is not a forecast for the next buyer [Source: Section 689.261, Florida Statutes].
Section 689.302 requires the seller's flood disclosure at or before contract, and Johnson v. Davis makes a seller liable for known, non-obvious facts that materially affect value, even in an as-is sale. We complete the seller's property disclosure honestly and attach the elevation certificate, the wind mitigation report and the builder warranty paperwork [Source: Johnson v. Davis, Florida Supreme Court (1985)].
A Summercrest seller orders an estoppel certificate from the association under section 720.30851, and the association may charge up to $299 for a standard certificate, $119 more if delivered within three business days and $179 more if the account is delinquent. The certificate states what is owed on your lot and is valid for 30 days.
Data updated: September 2026
The estoppel states the regular assessment, any special assessment, any transfer or capital contribution, any unpaid fines and the account balance. In Summercrest's first years that includes confirming whether the $3,015 in one time charges the builder entered on the first MLS record is repeated on a resale [Source: Section 720.30851, Florida Statutes].
We order the certificate when we list, not when we have a contract, because a certificate is valid for 30 days and a buyer will ask for it in the first week. Ordering early also shows us any balance or violation that could surprise a buyer, while there is still time to fix it [Source: HB 979 (2024) staff analysis, Florida House].
A Summercrest buyer pays ad valorem property tax at a total 12.9712 mills for 2026 in Lee County District 316, a solid waste assessment near $366 a year, and an HOA fee the builder entered as $272 a month, with no CDD and no club dues. Your buyer's annual carrying cost is a tax bill and one association line, plus insurance.
Data updated: September 2026
A new-construction purchase resets the assessed value, and Save Our Homes does not lower the first year's assessment. At the 2026 rate of 12.9712 mills a $700,000 non homesteaded purchase carries about $9,079.84 in ad valorem tax and $368.94 in solid waste, and full homestead lowers the ad valorem figure to $8,552.19. Your resale buyer sees the number on the tax collector's site before they call you [Source: Lee County Property Appraiser 2025 Taxing District Millage Book].
On a $664,000 home with no homestead, the ad valorem tax is about $8,612.88, solid waste about $368.94 and the HOA fee $3,264, about $12,246 a year before insurance, or about $11,718 with full homestead. We give buyers that arithmetic in the listing packet for your actual price, so the fee stack is a fact, not an objection.
There is no CDD, no MSTU, no MSBU, no golf or club membership, no initiation fee and no equity deposit. The parcel's taxing district lists twelve authorities and none is a CDD. We show that with the millage book, because buyers who have toured the Corkscrew corridor's CDD communities notice the difference at once [Source: Lee County special districts roster].
Summercrest sits entirely outside the FEMA Special Flood Hazard Area, with all 168 recorded parcels in Zone X shaded, and also in Lee County Hurricane Evacuation Zone A, Surge Zone 1. Both are true. A seller who explains the two maps side by side removes the objection buyers raise most often.
FEMA flood panel 12071C0591H, effective November 17, 2022, as revised by Letter of Map Revision case 25-04-3811P effective February 5, 2026, places all 153 lots and all 15 tracts in Zone X shaded, with no parcel spanning a second zone and no base flood elevation assigned. No federal flood insurance mandate attaches, though a lender or the association may still require coverage [Source: FEMA National Flood Hazard Layer].
Evacuation zones decide who leaves first ahead of a specific storm, and Lee County places the site in Zone A, Surge Zone 1, near the inland edge of that zone, with Zone C beginning about a mile east along Corkscrew Road. We tell buyers that Zone X answers an insurance question and Zone A answers a life safety question, and we never suggest that one replaces the other [Source: Lee County evacuation zones service].
A shaded X zone does not require an elevation certificate for insurance rating, but it converts "we are not in a flood zone" into a number a buyer's insurer can use. We ask the builder for the finished floor elevation on the approved plans and the certificate at your closing, and we hand both to your buyer. Because this zone rests on a February 2026 map revision, we cite the panel and revision case whenever we state it.
The Village of Estero is its own National Flood Insurance Program community, number 120260, rated Class 6, which gives a 10 percent discount on a flood premium outside the Special Flood Hazard Area, not the 20 percent inside it that most pages quote. That is the right number for a Summercrest listing [Source: Village of Estero flood information].
Concrete block, current code opening protection and a new roof make a Summercrest home one of the easier attached homes to insure, and Village of Estero Ordinance 2024-13 requires block construction by law. The site's interpolated design wind speed is roughly 157 miles per hour, inside the wind borne debris region, so every glazed opening must be impact rated or shuttered.
Condition 9 of Ordinance 2024-13 states that buildings will be concrete block, not wood frame, and the Village's findings say the same for sustainability. Toll Brothers does not advertise the words concrete block on its Summercrest pages, so a seller who leads with it and cites the ordinance is telling the buyer something the sales center did not [Source: Ordinance 2024-13, Village of Estero].
In an attached home, the party wall is the difference between a home a buyer loves and one they regret, and a block demising wall transmits far less sound than a wood framed wall. The builder publishes no sound rating or fire rating for Summercrest, so we argue the assembly and ask the builder for the specification rather than promise a number.
Florida law requires residential rate filings to include windstorm mitigation credits, including for features that meet the Florida Building Code minimum, so a 2026 code home earns them by construction. We publish no premium and no percentage, because none is authoritative for one community, and we recommend a completed mitigation inspection in the listing file so a buyer's quote comes back before they get nervous [Source: Section 627.0629, Florida Statutes].
In a Chapter 720 community, Florida law does not dictate whether the association or the owner insures the building shell, so the declaration decides. Because the declaration was not publicly retrievable when we researched this page, we obtain the association's insurance summary before listing and tell the buyer where the association's coverage stops and theirs begins.
The Summercrest rules that will most affect a sale are the association's leasing and pet rules, its assessment formula, the builder's control of the board until turnover, and the obligation to maintain two donated public corner parks in perpetuity. The declaration governing most of these was not public when we researched this page.
Data updated: September 2026
Until turnover, Toll Brothers holds three votes per unit against an owner's one and appoints a majority of the board, and the board alone may amend the Articles by simple majority. The headline turnover trigger is three months after 90 percent of units convey, which at 153 lots means 138 closings, so a resale seller in the first years sells into a builder controlled association [Source: Articles of Incorporation, Florida Division of Corporations].
Condition 8a of Ordinance 2024-13 requires the West Corner Park and East Corner Park, 0.7323 acres together, to be built and donated to the Village of Estero and maintained by the applicant or its successors in perpetuity. The obligation runs to the association and so to owners, and a buyer comparing assessments should know it. We explain it before they find it.
The association also maintains 4.23 acres of private street, two unmanned gated access points, a 1.19 acre lake with two fountains, two dry detention basins and roughly 195 perimeter trees and palms, all funded by assessments. That is the reason the $272 monthly figure is a number to test against the adopted budget, not a number to promise.
Leasing rules, pet rules, architectural review, the insurance split and any capital contribution live in the recorded declaration and the association's rules. If you plan to rent before you sell, or if your buyer plans to rent, we read those provisions first. Until the declaration is public, we give no answer on rentals rather than a guess.
First owners protect a future Summercrest sale by keeping every option and lot premium receipt, choosing structural items that a later buyer cannot add, reading the declaration before the inspection period ends, and asking the builder about assignment, occupancy and resale restrictions in the purchase contract, which is not a public document.
Design studio selections, structural change orders, the Designer Appointed document if your home is a quick move in, permits and the warranty booklet all belong in one file. The builder's investor reporting puts options and lot premiums at about 25 percent of home sales revenue company wide, and a resale buyer will ask which part of your price was options [Source: Toll Brothers investor relations, fiscal 2026 second quarter].
Structural options such as an additional bedroom and bath, a first floor primary suite plan or an extra garage bay recover better at resale than finish choices, which recover least because taste changes. Summercrest builds every plan with one Mediterranean elevation, so the choices that differentiate one home from the next are indoors and structural.
Toll Brothers publishes a limited warranty on a one, two and ten structure: one year on materials and workmanship, two years on mechanical systems and ten years structural. Ask for the Florida booklet and the transfer terms before contract, because a buyer of your resale will ask what coverage remains [Source: Toll Brothers home care and warranty portal].
Builder purchase agreements sometimes carry occupancy or assignment provisions, and certain government backed loan programs carry a 90 day resale rule that affects who can buy from you. The Summercrest purchase agreement is not public, so we review it with you before you sign, not before you list.
There is no Summercrest days-on-market figure yet, so we use the nearest evidence: Estero attached homes closed at a median 56 days on market in our September 16, 2026 pull, 48 days in the size range of the Summercrest plans, and the eight older townhome closings above took from 33 to 367 days. A correctly priced, documented listing sells in a season, not a year.
Data updated: September 2026
The September 16, 2026 pull found a median 56 days on market across 166 Estero attached closings, excluding five builder data entry closings, and a median 48 days across the 36 size matched closings. Heatherstone's four closings took 69, 117, 128 and 124 days, and Lost Creek Village's took 33, 81, 367 and 165 days. Our own view is that price and documents, not the calendar, explain that spread [Source: Summercrest community guide; Southwest Florida MLS, Matrix, pulled October 21, 2026].
Southwest Florida buyers are most numerous from about November through April. Lee County's permanent count station on Corkscrew Road west of I-75 recorded seasonal factors of 1.13 in February and 0.87 in July in 2025, and we treat that as a rough guide to how many people are physically here, not a promise about buyer demand [Source: Lee County 2025 Permanent Count Station Report].
Prepare the file two to four weeks before you list, go live with the estoppel and disclosure summary ready, expect the inspection period and appraisal to run a few weeks, and plan for a closing around 30 days after a contract if the buyer is financing. The calendar in your own contract controls, and we will map it for you before you list.
Your Summercrest listing should say what a buyer can verify: the site is 0.32 miles east of US 41, 0.4 miles from a Publix, 2.4 miles from Interstate 75 Exit 123, 3.4 miles from a 24 hour emergency room and 1.6 miles from Estero High School, with a gated community, block construction and no CDD. Every one of those is a measured figure.
Our routing measurements from the Corkscrew Road frontage put Publix at 1.2 minutes and 0.4 miles, Estero High at 4.5 minutes and 1.6 miles, Interstate 75 Exit 123 at 5.2 minutes and 2.37 miles, Lee Health Coconut Point's 24 hour emergency room at 6.5 minutes and 3.4 miles and Southwest Florida International Airport at 20.5 minutes and 13.2 miles. They are free flow times and are closest to reality from June through September [Source: Lee Health Coconut Point].
The Village of Estero's SportsPark and entertainment district is under construction about 0.40 miles south southeast, Village Hall is 0.26 miles away and Coconut Point and Miromar Outlets are under seven minutes by car. We describe the neighborhood as it is today, and we label anything still under construction as such [Source: Village of Estero SportsPark].
Lee County assigns schools by proximity choice and lottery, so we never promise a specific school. We say that the address falls in elementary Proximity Zone Q, middle Zone GG and the South high school zone, that Estero High is 1.6 miles away, and that families should confirm with the district [Source: School District of Lee County Student Enrollment Plan 2026-2027].
We do not describe Summercrest as a retirement or active adult community, because it has no age restriction, and we do not describe any lot as preserve view, because the builder's site plan shows no preserve. Fair housing law also means our listings describe the home, never the kind of person who should live there.
A new 153-home Toll Brothers community changes the comparison set for every attached seller in Estero. During the sales period Summercrest competes on newness, warranty and incentives, and after build out it becomes a source of comparable sales. Estero attached homes closed at a $363,250 median across 166 closings in the 365 days to September 16, 2026.
Data updated: September 2026
In our September 16, 2026 pull, 166 Estero attached closings had a $363,250 median, a median 1,582 square feet, a median 56 days on market and a 96.41 percent median sale-to-list ratio against the list price of record, with 43 active listings and about 3.1 months of supply, up from about 2.8 a month earlier. On August 14, 2026 the same pull read 164 closings at a $360,000 median and 38 actives [Source: Summercrest community guide].
Summercrest's first homes are targeted for December 2026 and January 2027, and most of the community is unreleased, so we expect a long sales period. If you own an attached home nearby and plan to sell, the question is whether to list before builder inventory grows or after builder pricing settles, and we run both scenarios with numbers before you decide.
Many Estero owners will sell an older home to buy at Summercrest. Builder contracts generally do not accept a home sale contingency, so the plan is either a bridge facility, a contingency free listing that gets you under contract first or timing the builder's schedule against your listing date. We plan both closings together.
Summercrest owners and buyers under contract get a free valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion built from the builder's current price for your plan, your options and lot, the nearest resale evidence and the live competition, with a net sheet beside it. There is no cost and no obligation.
Data updated: September 2026
You receive the builder's current published price for your plan, an analysis of your options and lot position, the nearest comparable townhome closings with dates and MLS numbers, the live Summercrest and Estero competition, the fee stack your buyer will underwrite and a recommended list price with a defensible range. Start with our free home valuation or call Jesse direct.
In a community with no closed sales, 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 list this season or after the builder finishes selling.
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.
Summercrest owners get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a resale competing with a builder rewards documented, plan-level pricing and a resale file ready on day one, and we are Top 1% Real Estate Agents Nationally Since 2008. Our listing plan starts before the first home closes.
Data updated: September 2026
If you are searching for the best Summercrest listing agent, or thinking, "I need to sell my Summercrest townhome," here is the short version. We price your plan against the builder's current price, your options and the nearest resale evidence. We build the documents file before the first showing: disclosure summary, estoppel, elevation certificate, wind mitigation report and warranty paper. We market to buyers who are also touring new homes, and we negotiate every offer ourselves, through the inspection period and the closing table.
Listing-team credentials:
Start with our free home valuation, and we follow up with a written comparable set built from the builder's price sheet, the MLS and the county record. (239) 898-6072, text or call. Confidential conversations welcome.
Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Usually, yes. A resale competes with builder incentives such as rate buydowns and design studio credits, and the builder had released only 25 of 153 home sites when it opened. The answer is to sell what the builder cannot, a finished home with a known fee, and to price against the builder's total.
Possibly, but it is a contract question first. Builder agreements can restrict assignment, and a home that has not closed has no deed to transfer. If you need to leave a contract, bring us the agreement before you sign anything with the builder.
If you are selling a resale in Summercrest, the seller supplies it before the buyer signs, and the buyer has a non-waivable three-day cancellation right if it is late. We prepare it with the recorded declaration before your listing goes live.
Possibly not enough of them early on, because most new-construction closings never reach the MLS. We give the appraiser an option list, lot position, the builder's price sheet and our comparable set so the number rests on paper.
Presentation beats renovation in a newer home. Correct anything the builder's warranty still owes you, clean up landscaping and photograph it professionally. Save the renovation budget unless one item is costing you buyers.
Ask each team how it will comp a community with no closings, what it will do about builder competition, and which documents it will assemble before the first showing. Our best real estate agents in Estero guide compares teams on the public record.
McGreevy and Comisar is a top-reviewed Summercrest 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 our Google reviews 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
A listing that sits is usually priced against the wrong comparison or missing documents a buyer needs. In a community where the builder sets the reference price, repricing to the right comparison and completing the file is often all it takes.
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
Pricing is the decision that matters most in a builder-led community, and it is the one we show our work on.
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
For a seasonal owner who is not in Estero when the showings happen, the feedback loop is the difference between guessing and deciding.
Summercrest specialists matter because the facts that decide a resale live in documents, not in a listing feed: a Chapter 720 disclosure, a builder-entered association fee, a recorded plat, an ordinance that requires block construction and two public parks, and two flood maps that answer different questions.
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. Reach him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings, buyer agent conversations, inspections and 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 Summercrest resale off the builder's base price, hand the buyer the wrong disclosure, describe the community as a retirement community, quote a lower Community Rating System discount than applies or answer the "is it a flood zone" question with only half the story. None of those mistakes is exotic, and each one costs a seller time or money.
Every Estero community sells differently, and we publish a seller guide for each one we cover. If you own in more than one community, see our guides to selling a home in Estero, selling a home in Meadows of Estero and selling a home in Lakes of Estero. The Corkscrew Road neighbor we compare most often is on our Kingston community 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 Summercrest, The Brooks, Bella Terra, Corkscrew Shores, Grandezza, Wildcat Run, West Bay Club, Pelican Sound, Shadow Wood, or Miromar Lakes, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
If you are ready to talk, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying rather than selling, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Summercrest sellers often buy again in Southwest Florida, and many Estero owners who sell an older home are the ones buying into Summercrest. 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 accumulated Save Our Homes savings, up to $500,000, to the new home [Source: Section 193.155, Florida Statutes] [Source: PT-112 portability guide, Florida Department of Revenue]. The January 1 test fixes homestead status each year, and we sequence both closings around it.
If your next home is a Summercrest townhome or another new build, name your agent on your first contact with the builder, because registration policies can limit adding representation later. Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
If your next home is a single-family house, a golf community or a resale townhome, 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.
These are the questions Summercrest owners and nearby Estero sellers actually ask, answered from the recorded documents, the builder's own published data, the Southwest Florida MLS and the county record. No Summercrest resale exists yet, so most answers describe how a resale will work, and where no authoritative figure exists we say so instead of estimating.
No Summercrest home has closed, so there is no community median, price per square foot or comparable sale here. We build value from the builder's current price for your plan, your options and lot, the nearest resale townhome closings and the live competition. Call Jesse at (239) 898-6072 for a written opinion.
Nothing has sold. The Southwest Florida MLS shows 0 closed Summercrest sales in 12, 24, 36 and 60 months, and Lee County shows 0 qualified sales across all 168 Summercrest parcels. What exists are asking prices: five active listings from $599,000 to $830,000 in our October 21, 2026 pull. An asking price is not a sale price.
Toll Brothers targeted December 2026 and January 2027 for its first quick move in homes when we read its records on September 16, 2026, and it describes move in dates as targets rather than contract terms. Get the completion commitment in your contract, not in a brochure.
The hardest window to sell is while the builder is still selling, because you compete with incentives you cannot match. The easiest is usually the first year or two after the builder sells out. If your plans allow, that timing is worth real money, and we model both scenarios with you.
By repricing the comparison, not the home. Quantify what a buyer would spend at the builder to reach your condition, including your options, landscaping and the six to twelve month build, then present your price against that total. A finished home with a known association fee and a closing date in weeks is what the builder cannot offer.
Possibly not enough. Most new-construction closings never enter the MLS, because a buyer who signs at the sales center and closes there produces no listing. Plan to support your price with documents from day one: the option list, lot position, builder price sheet and the nearest closed comparables.
Because an appraiser has thin data. Builder closings that were never listed do not appear in the MLS, and standing inventory at a base price can anchor an appraisal below what an upgraded home is worth. A documented package of option receipts, permits and photographs is the counter.
At Summercrest, not at all yet, because appreciation needs a first closing and there has been none. Anyone quoting a Summercrest appreciation figure is describing a different community or an assumption. Once closings exist, we will measure it from recorded sales.
Generally not. Attached product usually appreciates more slowly than detached product in this market, with a lower entry cost and lower maintenance in exchange. What helps Summercrest is a scarce product type near US 41, block construction and a short fee stack, and we say the trade plainly.
That is a contract question first. Builder agreements can carry occupancy or anti-flipping provisions, and lenders have their own seasoning rules. Some government backed loan programs carry a 90 day resale rule that can narrow your buyer pool. Read the contract before you sign, not before you list.
Not established for Summercrest, because the purchase agreement is not a public document. That is a reason to have your own representation at contract. Ask specifically about assignment, occupancy requirements and any resale restriction before the inspection period ends.
It is a two-sided decision and one we handle often. In our September 16, 2026 pull, 166 Estero attached homes closed at a $363,250 median, while Summercrest base prices run $549,995 to $699,995. Run the numbers on both sides before you choose a plan, and call Jesse at (239) 898-6072.
Builder contracts generally do not accept a home sale contingency, so you commit before you sell. The practical routes are a bridge facility, a contingency free listing that gets your home under contract early, or timing the build schedule against a planned listing date. Make that plan before you sign.
Both work. The deciding factors are the capital gains clock, the carrying cost of holding, and whether the home shows better tenanted or vacant. In a homeowners' association community, read the declaration's leasing rules before you assume rentals are allowed, and for Summercrest those rules were not yet public.
Possibly. The federal principal residence exclusion generally requires ownership and use as a primary residence for two of the five years before the sale, so a long rental period can erode it. That is a tax question with real dollars attached, so talk to a certified public accountant before converting a residence to a rental.
Florida has no state income tax, so there is no state capital gains tax. Federal capital gains tax still applies, subject to the principal residence exclusion where you qualify. Out of state sellers are often caught by that distinction, and a professional conversation beats an assumption.
The usual items are the listing commission, deed documentary stamp tax at $0.70 per $100, the owner's title policy, the association estoppel, a municipal lien search and a property tax proration, with the buyer paying the deed recording fee. On an illustrative $700,000 sale our estimate is about 4.9 to 7.4 percent depending on whether you offer buyer agent compensation.
By custom the seller pays both the deed stamps and the owner's title policy in Lee County, which differs from Collier County, where the buyer customarily pays the owner's policy. Florida law does not assign these costs, so the purchase contract controls. At $700,000 the stamps are $4,900 and the promulgated owner's policy about $3,575.
If you sell a Summercrest resale, yes. The seller supplies it before the buyer signs the contract, the contract carries a conspicuous voidability clause, and a buyer who does not get it first may cancel within three days of receiving it or before closing, whichever comes first. The right cannot be waived.
No. Summercrest is a Chapter 720 homeowners' association of 153 fee simple townhomes on platted lots, and its Articles cite sections 720.303 and 720.307 and no condominium statute. The Chapter 718 condominium resale rules do not apply, which is why we use the section 720.401 and estoppel rules instead.
It is the association's written statement of what is owed on your lot at closing, including assessments, special assessments, transfer fees and violations. Section 720.30851 caps the fee at $299, plus $119 for delivery within three business days and $179 if the account is delinquent. It appears on the seller's side of the closing statement.
No, but it must be disclosed and it will be negotiated. In a builder controlled association, buyers ask early about reserves and capital work. Having the current budget, any reserve position and recent board minutes in the file before the first showing keeps the conversation calm and the deal together.
The 2026 millage in Lee County District 316 totals 12.9712 mills, so at $700,000 a non homesteaded buyer sees about $9,079.84 in ad valorem tax and $368.94 in solid waste, and about $8,552.19 in ad valorem tax with full homestead. New construction resets the assessment to the purchase price, so the first owner's bill is not a forecast.
No. Summercrest does not appear on Lee County's roster of 45 special districts, and the parcel's taxing district lists twelve authorities and no CDD, MSTU or MSBU. A buyer who has toured CDD communities on the Corkscrew corridor notices that immediately, so we put it in the listing with the millage book.
Yes, and it is one of the most underused points in this market. All 168 Summercrest parcels are in FEMA Zone X shaded, with no federal flood insurance mandate and a 10 percent Community Rating System discount on a flood premium. Cite the panel and the February 2026 revision, and pair it honestly with Evacuation Zone A.
Materially. Florida law requires insurers to include windstorm mitigation credits in rate filings, including for features that meet the code minimum, and a 2026 code block home with code required opening protection should qualify. A completed uniform mitigation inspection in the listing file lets a buyer's quote come back before they get nervous.
It can, until it opens. Toll Brothers still calls the clubhouse, pool, spa, fitness centre and social room future amenities, and its clubhouse image is a placeholder, so a buyer cannot tour them. Once the amenity centre opens, a resale seller can show it. Until then, we price and market the finished home and the location.
The builder markets Summercrest as lock and leave and low maintenance. We describe the home and its features, and we make the association's maintenance scope clear, because lock and leave is a marketing phrase until the recorded declaration defines what the association actually maintains.
Buyer traffic is highest from about November through April. Lee County's permanent count station on Corkscrew Road west of I-75 recorded a 1.13 seasonal factor in February and 0.87 in July in 2025. An off-season listing can still succeed, but it has to be priced and prepared more precisely.
In our September 16, 2026 pull, the median was 56 days on market across 166 Estero attached closings and 48 days across the 36 that matched the Summercrest plan sizes, with the sale-to-list median at 96.41 and 96.49 percent. Summercrest itself has no closed sales to measure.
Across the 166 Estero attached closings the median sale-to-list ratio was 96.41 percent against the list price of record, which understates total reductions where a listing was repriced. Builders rarely discount, so a resale buyer expects the discount from you, and we build it into your price rather than discover it in week ten.
A cash offer buys speed and certainty and usually costs price. If your timeline can absorb a median of about 56 days on market, the open market usually nets more even after brokerage compensation. If it cannot, the trade is legitimate and should be quantified, not assumed.
Ask how they will comp a community with thin data, what they will do about builder competition, what documents they will assemble before the first showing, how they price against a size matched population and what they will spend on photography, video and distribution. Then ask for the answers in writing.
We think the honest test is whether an agent can tell you the things on this page without looking them up: the ordinance conditions, the flood and evacuation posture, the taxing district and the market by population rather than by average. Call Jesse McGreevy direct at (239) 898-6072 and judge the answer.
Summercrest sellers and buyers work with Jesse McGreevy and Marc Comisar of Domain Realty because the team reads the recorded documents behind a new community, prepares the association and disclosure paperwork before a buyer asks, and works from an office in Bonita Springs a short drive from Corkscrew Road. Read more about McGreevy and Comisar.
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.
If you are thinking about selling in Summercrest, the work begins before the first home closes. It begins with the plan and lot position, the option receipts, the builder's price sheet and the declaration. It begins with a fee stack stated in one line and a flood file that puts Zone X beside Evacuation Zone A. Then it becomes a price, a marketing plan and a negotiation.
McGreevy and Comisar is a top-reviewed Summercrest realtor team; read verified reviews on our Google profile, and follow our latest listings on Instagram.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at Domain Realty Group.
Contact us when you are ready:
Selling in Summercrest? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Florida license numbers: Jesse McGreevy SL3101296 · Marc Comisar BK3060671.
Summercrest facts on this page rest on primary sources: the Village of Estero's ordinances and minutes, Lee County's Property Appraiser, Clerk, Tax Collector and GIS, the Florida Division of Corporations, the builder's own published pages, FEMA and the National Hurricane Center, Florida statutes, federal agencies and our own guides. No listing portal or competing brokerage is cited. Sources were accessed in September 2026 unless dated. The Southwest Florida MLS (Matrix) pulls of October 21, 2026, September 29, 2026 and September 16, 2026 are restricted to members and are documented in the text rather than linked.
Summercrest sellers can pull the documents behind this page directly from the authority that issues each one, so you always see the official, current version rather than a copy. The last rows name the records that are not public and the office that holds them.
| Document | What it proves for a Summercrest seller | Official authority |
|---|---|---|
| Florida Statutes 720.401 | The disclosure summary a seller supplies before the buyer signs, and the buyer's non-waivable cancellation right | Florida Legislature |
| Florida Statutes 720.30851 | What the estoppel certificate must state, its fee caps and its 30-day life | Florida Legislature |
| Florida Statutes 689.261 | The property tax disclosure summary a buyer receives at or before contract | Florida Legislature |
| Florida Statutes 689.302 | The seller's flood disclosure owed at or before contract | Florida Legislature |
| Documentary stamp tax overview | The $0.70 per $100 rate on deeds | Florida Department of Revenue |
| NAR settlement FAQs | That commission is negotiable and how buyer broker compensation works after August 17, 2024 | National Association of REALTORS |
| Ordinance 2024-13 | The block construction condition, the two donated parks and the entitlement that governs Summercrest | Village of Estero (PDF) |
| Articles of Incorporation, Summercrest Property Owners Association, Inc. | The Chapter 720 status, the two membership classes and the turnover triggers | Florida Division of Corporations |
| 2025 Taxing District Millage Book, District 316 | The twelve-line, 13.0214 mill 2025 tax stack and the absence of a CDD | Lee County Property Appraiser (PDF) |
| Special districts roster | The 45 Lee County districts, none of them Summercrest | Lee County |
| Flood information | The Village of Estero's Class 6 rating and the 10 percent discount outside the floodplain | Village of Estero |
| Toll Brothers home designs, Estero | The eight plans and their published base prices | Toll Brothers |
| Recorded plat, instrument 2026000171746 | The 153 lots and 15 tracts, searchable by instrument number | Lee County Clerk official records |
| Recorded declaration of covenants, conditions and restrictions | Leasing, pets, insurance split, assessments and any capital contribution (not public when we researched this page) | Lee County Clerk official records; delivered to a buyer with the disclosure summary |
| Association budget, reserve schedule and insurance summary | The fee behind the $272 monthly figure and where association coverage stops | Requested from the association; delivered with the resale file |
| Estoppel certificate | Balances owed, any capital contribution or transfer fee | Ordered from the association under section 720.30851 |
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.
