Sell Your Home in The Villages at Country Creek, Estero, FL

By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.

The Villages at Country Creek is the detached-home neighborhood inside Country Creek in Estero, Florida, and this page is its seller guide. If you own a home here, the record says 27 Southwest Florida MLS closings in the 12 months to September 29, 2026, a $355,000 median, 70 median days on market and a 94.7% median sold-to-final-list ratio. Our Villages at Country Creek neighborhood guide documents the plats, associations, golf and flood record; this page answers how to price, paper and sell a home here.

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. Two pages sit beside this one: what a Villages at Country Creek home is worth and how to buy a Villages at Country Creek home. Owners of the attached villas next door have their own guide, selling a home in The Villas at Country Creek, and the whole gated community is covered in selling a home in Country Creek.

Call Jesse McGreevy direct at (239) 898-6072. We have been Top 1% Real Estate Agents Nationally Since 2008, and before you list we will tell you which price rung your home sits on, which of three associations holds your paperwork, what your buyer will read in the estoppel, and what the clubhouse project and the flood map mean for your listing.

Why McGreevy and Comisar Are the Best Realtor for The Villages at Country Creek

McGreevy and Comisar are the best realtor for selling a Villages at Country Creek home because we price every listing against the closings that match it, ready the association papers from three separate desks before a buyer asks, and personally negotiate every offer. We are the #1 Team in Southwest Florida since 2012 and Top 1% nationally since 2008.

Sell Your Villages at Country Creek Home with the #1 Team in Southwest Florida since 2012

Jesse McGreevy and Marc Comisar run the pricing conversation, the marketing build, the negotiation and the association paperwork on every listing we take. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has sold over $2.5 billion in real estate across Southwest Florida, with over $900 million in personal sales between Jesse and Marc. Jesse started in Southwest Florida real estate in October 2004 and the team launched in October 2008.

The Villages at Country Creek Track Record We Can Show, and the One We Cannot

Recent Villages at Country Creek market record (Southwest Florida MLS, 12 months to September 29, 2026): 27 closed sales, $9,775,900 in closed volume, a $355,000 median sold price, $243.22 median price per square foot, 70 days median time on market, 94.7% median sold-to-final-list, a range of $195,000 to $560,000, and 9 active listings on September 29, 2026. In the last 12 months we tracked every one of the 27 closings, and we tracked all 135 that the MLS has recorded in this neighborhood in five years.

We publish no count of Villages homes that McGreevy and Comisar represented, because none is on file for this neighborhood, and we do not dress up a public-record sale as our own. What we can show is narrower and checkable: every closing, the county roll street by street, the state corporate register for all three associations, and the FEMA record for the flood question. Our career figures below are honors across Lee and Collier County, not a claim about one neighborhood.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

How We Work a Listing, and Who Actually Does It

You get Jesse and Marc, not an assistant with a template. Marc runs the field side: showings, buyer-agent calls, contractor coordination, inspections and the walk-throughs that let a seasonal owner 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 more about the partnership on our about McGreevy and Comisar page.

Selling your Villages at Country Creek home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Villages at Country Creek? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Key Takeaways

The Villages at Country Creek sellers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your price, your paperwork and your timeline more than any listing photo will, and each is specific to this detached-home neighborhood on Corkscrew Road.

• The 12-month market: 27 MLS closings in the 12 months to September 29, 2026 at a $355,000 median, from $195,000 to $560,000, and $243.22 per square foot.
• Sellers negotiate: 23 of the 27 sold below the final list price, 2 at it and 2 above, for a median sold-to-final-list of 94.7%.
• Time is real: median 70 days on market, with 7 of 27 closing within 30 days and 9 taking more than 90.
• Prices have eased from the peak: the calendar-year median fell from $489,950 in 2023 to $360,000 in 2026 through September 29.
• Supply is moderate: 9 listings were active on September 29, 2026, about 4.0 months of supply at the 12-month pace, and three had waited more than 90 days.
• Three associations, three desks: the master office, Pegasus Property Management for Villages I and II, and MyTown Communities for Villages III each hold part of your paperwork.
• The estoppel is the number: the assessment is not published, so your buyer learns it from the estoppel certificate, due within 10 business days under section 720.30851.
• The clubhouse story: a phased $8 million renovation is under way and a January 2026 lawsuit asks whether the special assessment needed a membership vote; buyers will ask.
• Flood status varies by street: Blacksmith Forge has 78.0% of parcels in the Special Flood Hazard Area, while Country Barn Drive and Persimmon Place have none.
• Roof dates set insurance: every home predates the 2002 statewide building code, so the roof permit date and a wind mitigation form are price-setting papers.

What Makes Selling in The Villages at Country Creek Different?

Selling in The Villages at Country Creek differs from selling elsewhere in Estero because one neighborhood spans homes from 982 to 2,699 square feet, sits under one master and one of three Villages associations, publishes no assessment, and carries a live clubhouse project. Six differences shape every listing here.

One Neighborhood, a Very Wide Price Range

The 12-month closings ran from $195,000 to $560,000, and the 60-month record runs from $195,000 to $600,000. A 1,125 square foot two-bedroom and a 2,045 square foot four-bedroom share a gate and a name but not a buyer. We never price a Villages home from the neighborhood median; we price it from closings of the same size, bedroom count and street.

Three Associations Under One Master

Every Villages home belongs to the master association plus exactly one of The Villages at Country Creek I, II or III Homeowners Association, all active on the Florida register as of our September 30, 2026 read. Which one governs your home depends on your platted unit. That matters to a seller because each sub-association is administered from a different desk than the master office.

The Assessment Is Not Published

The association posts amenities and golf rates publicly and keeps its budget and assessment schedule behind a members-only login. Portal figures for Country Creek dues carry no source document and do not agree. Your buyer will see the real number only when the estoppel arrives, so we order it at listing and read it before the first showing.

A Clubhouse Under Renovation

Demolition began April 13, 2026 on a phased $8 million clubhouse plan, and an owner's January 2026 court case asks whether a membership vote was required first. The special assessment amount is not stated in the public part of the filing and the outcome is unknown. Buyers will raise it. A seller who raises it first controls the conversation.

Flood Risk Depends on the Street

Of 987 parcels tested across Country Creek, 83.4% sit in FEMA Zone X and 164 sit in the Special Flood Hazard Area, nearly all on Villages streets. The governing map is the February 5, 2026 revision. A listing that states the flood status of your parcel removes an objection before it forms.

Every Home Predates the 2002 Building Code

Homes here were built 1988 to 2001, so roof age, roof shape and wind mitigation drive insurance quotes more than any other feature. The roof permit and a mitigation inspection are the two papers a buyer's insurance agent asks for first.

Selling your Villages at Country Creek home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Villages at Country Creek? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Is Now a Good Time to Sell in The Villages at Country Creek?

Now is a workable time to sell in The Villages at Country Creek for a home priced to the recent closings: 9 homes were active on September 29, 2026 against 27 closings in 12 months, about 4.0 months of supply. But 2026 sales have closed at a $360,000 median against $392,000 for 2025, so overpriced homes wait.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)

What the Supply Number Means

Nine active listings and 27 closings a year gives 4.0 months of supply, which is our arithmetic (9 divided by 27, times 12). That is a balanced reading, not a seller's market and not a glut. It also hides a split: three of the nine had sat more than 90 days, at $475,000, $429,000 and $314,900, while the two lowest asks, $219,000 and $239,000, were both 1,125 square foot two-bedrooms listed within the last month.

The Trend Buyers Are Reading

The calendar-year median sold price was $489,950 in 2023, $436,500 in 2024, $392,000 in 2025 and $360,000 in 2026 through September 29. Median days on market rose from 6 in 2022 to 81 in 2025. A buyer who has watched that path expects a negotiation, and the 94.7% median sold-to-final-list ratio says buyers get one.

The Season Matters

March through June 2026 produced 17 of the 27 closings in the 12-month window, and October through December 2025 produced 5. A home listed in late winter meets the strongest buying months; a home listed in the fall meets fewer buyers and more seasonal owners who are out of the area.

Where the Market Is Not Soft

Larger homes held better. The four closings of 1,800 square feet or more had a $512,000 median (n = 4, small sample, mean of $499,000 and $525,000), and the top of the range, $560,000 for a 2,045 square foot four-bedroom in May 2026, closed at 95.3% of a $587,900 list. Buyers pay for size and a clean file even when the middle of the market is slow.

What We Would Do in Your Position

We would price to the closings of your size and street, not to the last peak, have the estoppel and the flood and roof papers ready before the first showing, and list before spring rather than after it. That plan does not depend on the market turning.

What Have Villages at Country Creek Homes Sold For in the Last 12 Months?

Villages at Country Creek homes closed 27 times in the Southwest Florida MLS in the 12 months to September 29, 2026, at a $355,000 median, $243.22 per square foot and 70 median days on market. That is the first window with 10 or more closings, so it leads this page. The 24-month median is $373,500 on 52 closings.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)

MLS figures use MLS living area, and sales entered after closing are excluded from medians; none of the 135 Villages closings in five years is such an entry. Our MLS pull used the Villages at Country Creek subdivision field, so the closings are the ones the MLS itself assigns to this neighborhood. Sold-to-list means sold price over the final list price.

The Headline Numbers by Window

The 12-month window totals $9,775,900 in volume, with days on market from 3 to 297 (median 70, mean 84.1). The 24-month window totals $19,514,050 with a mean sold-to-list of 95.5%, and the 36-month window totals $30,087,550. We lead with 12 months because it is the first window that holds 10 or more sales.

Every Villages at Country Creek Closing in the Last 12 Months

Here is each of the 27 closings, by month, bedrooms, living area, final list price, sold price and days on market, newest first. We show no address, parcel or owner.

How the 27 Sales Split by Price

Nine closed under $300,000, eleven between $300,000 and $399,999 and seven at $400,000 or more. Seven closed within 30 days of listing, eleven took 31 to 90 days and nine took more than 90. A seller's price decides which of those three groups the listing joins.

Fast Sales Versus Slow Sales

The seven sales that closed within 30 days had a median sold-to-final-list of 100.0% at a $375,000 median price and 18 median days. The eleven that took 31 to 90 days closed at 92.0% of the final list. The nine that took more than 90 days closed at 94.7% and 145 median days. The fast group closed at its final list price and the slower groups closed below it, which fits homes that were repriced or negotiated down; the table cannot show the original ask, so we read the pattern and do not claim its cause.

Bedrooms and the Den in the Last 12 Months

Two-bedroom homes closed at a $275,000 median (n = 7, small sample), two-bedroom-plus-den homes at $365,000 (n = 9, small sample) and three-bedroom homes at $360,000 (n = 8, mean of $350,000 and $370,000, small sample). One three-bedroom-plus-den sold for $467,000 and two four-bedrooms sold for $499,000 and $560,000. Every one of the 135 closings is recorded as two baths.

Price by Living Area

Each row is a small sample, so read direction and not decimals. The pattern is stable, though: the sold price climbs with size while the price per square foot stays inside a narrow $222 to $262 band, which is why we price by matched size and not by a neighborhood rate.

The Longer Windows and Why They Differ

The 36-month median of $392,000 (n = 76, even, both middle sales at $392,000) and the 60-month median of $421,000 (n = 135) sit above the 12-month figure because older closings came at the 2022 and 2023 peak, when 24 of the 61 sales in those two years closed at $500,000 or more. Read the long windows as history and the 12-month and 24-month figures as today.

How Have Villages at Country Creek Prices Moved Since 2021?

Villages at Country Creek prices rose through 2022 and 2023, slid through 2024 and 2025 and are slower in 2026: the calendar-year median was $440,000 in 2022, $489,950 in 2023, $436,500 in 2024, $392,000 in 2025 and $360,000 in 2026 through September 29. Median days on market rose from 6 to 81 over the same span.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)

The Price Path, Year by Year

Reading the Path

In 2022, 11 of 27 closings sold above the final list price and the median took 6 days. In 2023, sixteen of 34 closed at $500,000 or more. In 2026 one of 22 has. The neighborhood did not collapse; it returned to a market where buyers negotiate, inspect and compare. A seller who remembers 2022 will overprice, and a seller who prices to 2026 will sell.

What the Path Means for Your Timing

If your home is a long-term hold with a low carrying cost, waiting for a rebound is a choice, not a plan. If you are selling because of a move, a health change or an estate, the current window is what you have, and pricing to it beats chasing it. We will show you both sides with your own numbers.

What Do County Recorded Sales Add to the MLS Picture?

County recorded sales add the long view for The Villages at Country Creek: Lee County's qualified deed file shows 27 recorded sales in 2026 through July 29 at a $355,000 median, 29 in 2025 at $392,000 and 27 in 2024 at $460,000. The county file covers deeds the MLS never saw and reaches back to 2009.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)

Recorded Sales by Year

Since September 29, 2025 the county file shows 36 qualified sales at a median of $350,000. The run from a $198,000 median in 2014 to $474,500 in 2023 is a rise of about 140 percent, and the fall from $474,500 to $355,000 in 2026 is about 25 percent. Small counts move medians, so we describe direction and not a precise rate.

Ready to Sell or Buy in The Villages at Country Creek? Talk to the Team That Tracked All 27 Closings

The Villages at Country Creek is the largest of the three Country Creek neighborhoods, with up to 624 single-family parcels and 27 MLS closings in the last 12 months at a $355,000 median. A seller who prices to the recent closings, with the estoppel in hand, is the one who closes.

Selling a home in The Villages at Country Creek? Get a free Villages at Country Creek home valuation or Call Jesse direct at (239) 898-6072. You can also see what a Villages at Country Creek home is worth.

Buying in The Villages at Country Creek? Call Marc at (239) 287-5873, start with our Villages at Country Creek buyer's guide, or read how we represent buyers.

Why the County and the MLS Do Not Match Exactly

The MLS covers homes marketed through the multiple listing service, and the county file covers every qualified recorded deed. They overlap heavily but not completely and carry different dates, so a county median and an MLS median for the same year can differ without either being wrong. County figures are recorded deed prices flagged as qualified arm's-length sales for the 624-parcel county profile and are never compared with MLS square-foot figures.

The Ceiling on the County Count

The county roll codes attached villas and detached homes alike as single-family and cannot split The Villages from The Villas. Our county profile is the 746 single-family-coded parcels minus the four villa-only streets, which gives 624, a ceiling and not an exact count. We therefore use the county file for the long view and the MLS subdivision field for the market snapshot.

Street Medians From the County File

Street medians rest on small counts. Streets with fewer than 10 sales are small samples, and the single $150,000 Old Oak Place transfer is more likely a family or estate conveyance than a market sale, so we do not treat it as one. The recorded-sales method counts every qualified recorded sale from January 2023 to July 29, 2026, not only the latest sale on each parcel.

What Is on the Market Against You Right Now?

On September 29, 2026 the MLS showed nine Villages at Country Creek listings, from $219,000 to $475,000 with a median list of $360,000. If you list today, those nine are your competition, and three of them have already waited more than 90 days.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)

The Nine Active Listings

How to Read the Competition

The two lowest asks, $219,000 and $239,000, are 1,125 square foot two-bedroom homes. The last closing of that size was $275,000 in October 2025, and the most recent closing of any size was $195,000 on September 28, 2026 for a 1,312 square foot two-bedroom, the lowest price in the 60-month record. Buyers comparing your listing against those nine are also comparing it against those closings.

What Three Long-Waiting Listings Tell a Seller

The $475,000, $429,000 and $314,900 listings had waited 196, 151 and 164 days. Homes that sit that long usually taught the market that the price was wrong, and later price cuts carry a stigma a first price does not. It is cheaper to start at the right number than to arrive at it.

The Villages at Country Creek vs The Villas at Country Creek: Which Buyer Will Your Home Meet?

A Villages at Country Creek seller meets a buyer who is choosing between a detached home and an attached villa inside the same gates. Villages homes closed at a $355,000 12-month median on 27 sales; The Villas at Country Creek closed at $301,500 on 10 sales. Your price has to justify the difference.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)

The Decision Table, Villages Beside Villas

Read the Villas column as a small sample: 10 closings in 12 months is at the line for a stable median, and 2 active listings is too few for a supply figure to mean much. Both columns come from the same September 29, 2026 MLS pull and the same county file.

The Villas Market on the Same Four Windows

The Villas' 12-month median of $301,500 is the mean of $295,000 and $308,000, because 10 is an even count. Its 36-month median of $347,500 is the mean of $340,000 and $355,000. Compare each row to the Villages table above and the gap is $53,500 at 12 months and $44,500 at 36 months.

What the Gap Tells a Seller

The Villages' buyer is paying for a detached lot, a third bedroom in some plans, a garage-forward exterior and, on the estate streets, size. If your home is a small two-bedroom, your closest buyers are cross-shopping villas, and your price should respect that. If your home is 1,700 square feet or more, the villa is not your competition.

The Choice From the Buyer's Chair

A buyer who wants lock-and-leave living with the exterior handled by an association will look at The Villas, priced about $53,500 below the Villages median over the last 12 months. A buyer who wants a detached home, a private pool (about 25 percent of the 746 single-family-coded parcels in Country Creek, villas included, have one) or an estate street will look at the Villages. We tell your buyer what your home offers that the villa does not, in the listing and at the showing.

What Both Neighborhoods Share

The same master association, the same executive golf course, five pools and five tennis courts, the same gates, the same Corkscrew Road, the same 13.0214 mill tax stack and the same clubhouse project and lawsuit. If you own an attached villa, read selling a home in The Villas at Country Creek. For the whole gated community, read selling a home in Country Creek and the Country Creek community guide.

How Do We Price a Villages at Country Creek Home?

We price a Villages at Country Creek home by matching it to closings of the same size and bedroom count, adjusting for street, flood status, roof and condition, then testing the number against the nine live listings. Homes under 1,300 square feet closed at a $275,000 median in 12 months and homes of 1,800 or more at $512,000.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)

Step 1: Match the Size Band

Heated area is the first sort. The county roll shows 104 of 624 parcels under 1,300 square feet, 236 from 1,300 to 1,499, 175 from 1,500 to 1,799 and 109 at 1,800 or more, so your size band is a real comparison group. The table above gives its 12-month closings, median and price per square foot.

Step 2: Match the Bedroom Count and the Den

The MLS separates two-bedroom, two-bedroom-plus-den and three-bedroom homes because they trade at different levels. Over 24 months the 12 two-bedroom sales had a median of $294,275 (even, the mean of $293,550 and $295,000), the 20 two-plus-den sales $371,200 (even, the mean of $370,400 and $372,000) and the 17 three-bedroom sales $406,000. A den is usually a larger home, so compare living area first and the den second.

Step 3: Place the Home on Its Street and Plat Unit

The county file shows real differences by ground. Rivers Ford, Coach House Lane and Lanthorn Way, the newest estate section, had county medians of $525,000, $483,500 and $508,000 since January 2023, while Blacksmith Forge, the manor-home street, had $312,500. Unit 5 carries the estate streets at a $470,000 median, and Unit 2 Replat, the oldest ground, $399,899.

Step 4: Place the Home on the Flood Map

A hazard-area parcel with a federally backed mortgage needs flood insurance, and that changes what a buyer can afford. We never price a Villages home without its flood status beside it, and we gather any elevation certificate or LOMA before listing.

Step 5: Read the Roof, the Systems and the Condition

The MLS record shows price, size and days, not condition, and we do not pretend to see condition from it. On the visit we note the roof age and permit, the air handler date, the pool equipment and the screen enclosure, and we adjust from the matched closings for what a buyer can see and what an inspector will find.

Step 6: Test Against the Live Competition

The nine active listings, from $219,000 to $475,000, are what a buyer compares against. If your matched closings say $375,000 and three listings of your size have sat for 150 days at $429,000 or more, we position below them and say why.

Step 7: Set a Floor, a Target and a Stretch

You get a written range: a floor you would accept in the first two weeks, a target the closings support and a stretch that we would try only with a feature a buyer can see. We show the arithmetic behind each, and we show what the range nets you after costs.

What We Will Not Do

We will not quote a neighborhood price per square foot, we will not promise a golf-view or pool premium the sample cannot support, and we will not tell you a number to win the listing. We could not isolate a golf-course or pool premium from 27 sales and do not publish one; a matched comparable on the same street is the best guide.

How Do We Market a Villages at Country Creek Home?

We market a Villages at Country Creek home with professional photography, aerial and video, a documents file that answers assessment, flood and roof questions before they are asked, a regional buyer database and discreet off-market options. The goal is to reach the buyer who wants a detached one-story home, executive golf and no CDD bill.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)

The Listing Package

Professional photography and a floor plan sized to the home, drone photography where the lot and course frontage show, and video for the larger homes. The MLS listing states the size, bedrooms, roof and flood facts accurately, because a buyer's agent will check them.

The Documents File

The file we build before the first showing holds the estoppel request, the sub-association's contact, the roof permit, the wind mitigation form, the flood zone determination and any LOMA, open and closed permits, and the recorded rules and regulations we can pull at the Clerk. A buyer who can read the file signs faster.

The Buyer Database and the Agent Network

We reach buyers through the MLS, through our own qualified-buyer database and through agent networks across Southwest Florida. A neighborhood with a $355,000 median draws local movers, seasonal buyers and out-of-area buyers who have never seen the gate, so the first photo and the first paragraph must make sense to someone who has never been to Corkscrew Road.

What the Listing Says About the Community

We describe the amenities the record supports: an 18-hole executive golf course, five pools, five tennis courts, a fitness center, bocce and horseshoes, two automated gates, no CDD and a resident-only side gate on Three Oaks Parkway. We do not claim pickleball, a marina, a spa or a guardhouse, because none exists.

Discretion

Some sellers want a quiet sale. We can show the home to qualified buyers before it is public, and we tell you plainly what that trades away: exposure and competition for a price.

Showing Logistics for a Gated Neighborhood

Gate access on a barcode sticker means every showing needs a plan. We coordinate access with the buyer's agent, keep the documents file at the property or in a digital folder, and follow up on every showing within a day.

How Do We Negotiate a Villages at Country Creek Contract?

We negotiate a Villages at Country Creek contract by holding the price to the closings, answering the inspection and insurance objections with documents, and protecting the timeline against the three association desks. With a 94.7% median sold-to-final-list ratio, most offers arrive below ask, and the response is a plan, not a reaction.

The First Offer

In 12 months 23 of 27 homes closed below the final list price, by a median of $20,000, from $4,000 to $49,000. That does not mean every offer should be met with a discount. We read the buyer's terms, the financing and the deposit, and compare the number to what your matched closings support.

The Inspection Period

The inspection is where roof age, the air handler, plumbing and the pool come up. We ask you for repair estimates in advance for the items we can predict, so a request for a credit is answered with a number and not a negotiation.

The Insurance Quote Objection

A buyer's insurance quote can move faster than the deal. A roof over 15 years old, no wind mitigation credits or a hazard-area flood premium can change what a buyer can pay. Our documents file answers those questions before the buyer's agent asks.

The Estoppel and the Approval Clock

The association's estoppel is due within 10 business days of a request under section 720.30851 and is effective 30 days if hand-delivered or emailed and 35 days by regular mail. An approval process for leases and purchases exists, but its terms are not published, and the estoppel form asks whether board approval or a right of first refusal applies. We order early so the clock is on our side.

Appraisal Gaps

If an appraisal comes in below contract, we present the closings again and negotiate the gap. In a market where 23 of 27 sales closed below the final list price, an appraiser has recent closings to lean on, which is another reason to price to them.

Selling your Villages at Country Creek home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Villages at Country Creek? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

What Does It Cost to Sell a Home in The Villages at Country Creek?

Selling a Villages at Country Creek home at the $355,000 median costs the seller about $2,485 in deed doc stamps, about $1,850 for the owner's title policy where Lee County custom applies, a capped estoppel fee, a negotiated commission and a tax proration. Our estimate is 5.2 percent of price without a buyer-agent offer and 7.7 percent with one.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)

The Lee County Customs

In Lee County the seller customarily pays documentary stamps on the deed at $0.70 per $100 of price and selects the closing agent and pays the owner's title policy. The purchase contract controls every cost, and nothing in the Florida Statutes assigns them. The buyer customarily pays the lender's title policy, the recording fee for the deed and the costs of a new mortgage.

Doc Stamps and Title at Three Price Points

The doc stamp figure is the price divided by 100, rounded up, times $0.70. The title premium is $5.75 per $1,000 on the first $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000, and title companies may round. The three prices are the 12-month median and the medians of the under-1,300 and 1,800-plus size bands.

The Commission Is Negotiable

There is no set commission and no legal standard. Since the National Association of REALTORS settlement took effect on August 17, 2024, an offer of compensation to a buyer's agent cannot be advertised on the MLS, and it may be offered off the MLS at the seller's option. Concessions toward a buyer's closing costs may still be shown on the MLS. We will walk through the structure in writing before you sign anything.

A Net Sheet at the $355,000 Median

Without a buyer-agent offer, remove the $8,875 line: estimated total costs are $18,455 (about 5.2 percent) and estimated net is $336,545. Every figure is an estimate; the exact number depends on the negotiated commission, the title company, the closing date and the actual tax bill, and any mortgage payoff comes out of the net.

The Property Tax Proration

Florida property taxes are assessed for the calendar year and paid in arrears, so at a closing before the bill is paid the seller credits the buyer for the seller's days of ownership. The $5,410.83 bill in the table is a real 2025 bill for an Andiron Place parcel, cited by street only. Your own bill will differ.

Fees the Association Does Not Publish

No golf initiation fee, resale capital fee, capital contribution, transfer fee or application fee is published for the Villages, and we do not state one. The estoppel discloses every such fee, and a new owner receives the first gate sticker free and pays $25 one time for 24/7 fitness access.

What About the Mortgage Payoff and Prorations

If you have a mortgage, the payoff plus per-diem interest comes out of your proceeds. Association assessments are prorated to the closing date, so a seller who has paid a quarter ahead is credited for the unused days.

What Must a Villages at Country Creek Seller Disclose Under Florida Law?

A Villages at Country Creek seller must disclose known material facts that are not readily observable, complete the flood disclosure at or before the contract under section 689.302, provide the section 720.401 homeowners' association disclosure summary before the buyer signs, and give the property tax summary under section 689.261. The contract and your closing attorney control the details.

The Common-Law Duty

Under Johnson v. Davis, decided by the Florida Supreme Court in 1985, a seller who knows of facts materially affecting the value of a home that are not readily observable and not known to the buyer must disclose them. An "as is" clause does not erase that duty for a known latent defect. A flood loss, a roof leak or an unpermitted repair you know about is the kind of fact the rule reaches.

The Flood Disclosure, Section 689.302

Florida law requires a seller to complete and provide a flood disclosure to a purchaser of residential real property at or before the time the sales contract is executed. The form asks whether you know of any flooding that damaged the property during your ownership, whether you filed a flood insurance claim, and whether you received assistance for flood damage, including from FEMA. In a neighborhood where Blacksmith Forge has 78.0% of parcels in the Special Flood Hazard Area, we gather your answers and papers before listing.

The Homeowners' Association Disclosure, Section 720.401

The Villages associations are Chapter 720 homeowners' associations. Section 720.401 requires that a prospective parcel owner be presented a disclosure summary before executing the contract for sale, and on a resale the parcel owner supplies it. The contract must carry a conspicuous clause making it voidable by the buyer if the summary was not provided before signing, by written notice within 3 days after receipt of the summary or before closing, whichever comes first. The buyer cannot waive that right, and it ends at closing.

Who Owes What, Stated Plainly

The seller owes the disclosure summary before the contract is signed, not at closing. Our buyer guide, how to buy a Villages at Country Creek home, describes the same rule from the buyer's side, and the two pages do not disagree. This is information and not legal advice; your closing agent or attorney confirms the form for your contract.

The Property Tax Disclosure, Section 689.261

Florida law requires that a prospective purchaser of residential property be presented a property tax disclosure summary at or before execution of the contract, warning that the buyer should not rely on the seller's current taxes because a change of ownership or improvements triggers reassessment. The seller provides it unless the contract includes it.

The Estoppel Certificate, Section 720.30851

An association must issue an estoppel certificate within 10 business days of a written or electronic request from the parcel owner or a designee. It states the regular assessment and its frequency, itemized assessments and special assessments owed, whether a capital contribution, resale or transfer fee is due, any open rule violation, whether board approval is required for the transfer and whether a right of first refusal exists, and it names other associations and insurance contacts. Section 720.30851 says an association that misses the 10 business days may not charge a fee for the certificate.

Estoppel Fees and Timing

The statute text states fee caps of $250, plus $100 if expedited within 3 business days and $150 more if the account is delinquent, adjusted for inflation every five years by the Department of Business and Professional Regulation. Our seller-cost research carries the adjusted caps as $299, $119 and $179; confirm the current amount when you request it. A certificate is effective for 30 days if hand-delivered or emailed and 35 days by regular mail, and an association that issues one waives collection of amounts beyond it from a person who relies on it in good faith.

If the Sale Does Not Close

If the closing does not occur and the payor that is not the owner sends a written request with documentation within 30 days after the closing date, the estoppel fee is refunded within 30 days of the request. The refund is the owner's obligation. We keep the request calendar so you do not lose it.

Which Association Papers Do You Need, and From Which Desk?

A Villages at Country Creek seller needs papers from three desks: the master association's Administration Office, Pegasus Property Management for The Villages at Country Creek I and II, and MyTown Communities for Villages III. Your platted unit decides which sub-association applies, and the estoppel names it.

The Three Villages Homeowners Associations

The master, The Villages at Country Creek Master Association, Inc. (N22433), was filed September 10, 1987 and is self-managed at the clubhouse. The state register also carries two look-alike records that are not associations: an inactive "The Villages at Country Creek, Inc." and a realty corporation with a history of name changes. Neither governs a home.

Which Plat Unit Maps to Which Association

The three associations track the platting sequence. Our reading is that Association I lines up with Unit 1 and the Unit 2 Replat, II with Unit 3, and III with Units 4, 5 and 6, because the filing dates line up with the plat dates. That is our reading of two record sets and not a statement in either, so confirm it per parcel: the recorded legal description on the county roll names the unit, and the estoppel names the association.

The Four Steps for Your Address

Pull the parcel record at leepa.org and read the recorded legal, which names the plat unit. Read the use code, since single-family coding places the home in District 1 or District 2 on the master board. Map the unit to the sub-association above. Confirm with the estoppel certificate, which is the only authoritative step.

Three Desks, Not One

The master is self-managed on site. Villages I and II go to Pegasus Property Management in Bonita Springs and Villages III to MyTown Communities in Fort Myers. An estoppel request, a document request and a sale or lease application go to different offices, and sending everything to the Administration Office and waiting is how a closing timeline gets away from people.

Assessment Collection Is Enforced

The Villages I sub-association filed two Lee County Circuit Court matters in May 2026, a foreclosure and a civil real property action, according to the Clerk's public case index as read in our September research. We read that as a sub-association whose budget is being funded, not as trouble. A seller who is current on assessments has a clean estoppel, and that clean estoppel is a selling point.

The Recorded Documents Worth Pulling

The master Declaration is cited at Official Records Book 1940, Page 1328, though we have not established its recording date and publish none. The recorded Rules and Regulations typically resolve pet limits, vehicles, storage, leasing and gate procedure in one instrument, and nobody publishes it online. We pull it at the Lee County Clerk for clients working a specific address.

Selling your Villages at Country Creek home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Villages at Country Creek? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

How Does the Clubhouse Renovation and Lawsuit Affect a Sale?

The clubhouse renovation affects a Villages at Country Creek sale because buyers inherit membership in a master association that is renovating under a phased $8 million plan, has levied a special assessment for the clubhouse phase, and is defending a January 2026 Lee County lawsuit about whether a membership vote was required. The outcome is unknown.

The Plan in the Association's Words

The association's General Manager recruitment posting says the club is embarking on an $8 million renovation to be executed in phases, the first phase of $2 to $3 million focused on casual and outdoor dining, with greens renovation planned within 18 months and a 30-year capital reserve study. The posting is undated. Demolition began April 13, 2026 with Garrett Construction as general contractor, and the administration office, pro shop, kitchen and dining are operating from temporary facilities as of September 2026.

The Lawsuit, Identified by Docket

An owner filed a verified complaint for declaratory judgment and injunctive relief against the master association in the Twentieth Judicial Circuit in Lee County, case 26-CA-000387, on January 21, 2026, citing section 720.305(1), Florida Statutes. It asks the court to hold off enforcement of the special assessment for the clubhouse project and related contracts until it decides whether Section 5.1 of the Declaration required a membership vote. We identify the case by docket number and not by the parties.

What the Record Does Not Say

The dollar amount of the special assessment is not stated in the public portion of the filing, so we publish none. The outcome is unknown as of September 2026, and the vote threshold in Section 5.1 is not verified, since the quoted pleading stops mid-sentence.

How We Handle It in a Listing

We do not hide it and we do not amplify it. We ask you for the current special assessment balance, whether any portion remains payable after closing and how it is allocated between the master and the sub-association, and we put the answers in the documents file. A buyer who reads the answer at the start does not need to raise the question at the end.

Twenty Years of Capital Work

The association has funded large projects in phases for two decades: the 2006 clubhouse renovation, the 2007 greens rebuild, a 2008 reclaimed-water tank funded by a special assessment and partly refunded after a $247,000 water management district grant, a 2009 irrigation rebuild, and in 2026 the bridge inspection and a pump station upgrade. That does not resolve the Section 5.1 question, but it is context a buyer can weigh.

How Do the Flood Zone and Evacuation Zone Affect Selling a Villages at Country Creek Home?

Flood zone status changes what a buyer will pay for a Villages at Country Creek home. Of 987 parcels tested across Country Creek, 83.4 percent sit in Zone X and 164 sit in the Special Flood Hazard Area, nearly all on Villages streets, and every tested parcel is in Lee County Evacuation Zone A.

The Governing Map

The Village of Estero's flood page directs owners to the effective FEMA map, and for this ground that is Letter of Map Revision 25-04-3811P, effective February 5, 2026, layered over the 2022 panels 12071C0583G and 12071C0591H. Base flood elevations run 13.7 to 15.0 feet NAVD88. Thirty-four LOMA and LOMR determinations sit on file for the community, so a specific home may already have been removed from the hazard area by a survey.

Flood Exposure by Street

The pattern follows the Estero River branch and the low ground behind the golf course. Blacksmith Forge, the entry-priced manor-home street, is also the most exposed, which is why its $312,500 county median must be read with the flood status of the specific parcel in mind.

Why Flood Status Changes the Price

A home in the hazard area with a federally backed mortgage must carry flood insurance, while a Zone X home usually does not. That difference alone moves the monthly cost of owning, and it is the first question a cash buyer should ask of an insurance agent. Community Rating System Class 6 gives National Flood Insurance Program policyholders in the Village of Estero a 10 percent discount outside the hazard area and 20 percent inside it.

Evacuation Zone A

Lee County Emergency Management assigns evacuation zones by storm surge risk, and Zone A is the first ordered out. Zone A covers all 987 tested parcels. Hurricane Ian left USGS high-water marks near the community of 10.77 to 10.83 feet, which is 2.9 to 4.2 feet below the base flood elevation, and Irma in 2017 remains the flood of record. Damage varied by street and elevation.

What We Gather Before You List

Your flood claim history, any elevation certificate or LOMA, post-Ian repair permits, and the roof age and rating. A seller who disclosed and repaired well is a stronger seller than one who is silent, and section 689.302 asks the questions in writing.

The 50 Percent Rule for Renovation Buyers

In the hazard area, a renovation or repair that costs 50 percent or more of the building's value triggers the substantial-improvement rule, which requires the whole structure to meet current flood standards. Median building value for a Villages home is $232,312, so the trigger is about $116,200. A buyer planning a renovation on Blacksmith Forge will check that number, and you should know it first.

How Do Roof Age and Insurance Affect Your Villages at Country Creek Sale Price?

Roof age and insurance affect a Villages at Country Creek sale price because every home was built before the 2002 statewide building code and underwriters price by construction year and roof age. A roof over about 15 years old can be surcharged or declined, and the Lee County average Citizens multiperil premium was $2,197 as of April 30, 2026.

The Pre-2002 Code Problem

Homes built 1988 to 2001 predate the wind-load requirements that arrived with the 2002 Florida Building Code. That is not a defect, since many were reroofed or retrofitted, but it means the roof permit, the shingle or tile type and the mitigation features decide the quote. A wind mitigation inspection on Form OIR-B1-1802 documents the features that earn credits.

The Roof Rules

Section 627.7011 and the related Florida rules let insurers decline or surcharge older roofs, and 15 years is the common threshold. A 1990 home with its original roof will not insure well, and a 1996 home reroofed in 2020 will. Have the permit and the date ready.

Citizens and the Flood Requirement

Citizens Property Insurance phases in a flood requirement that applies fully on January 1, 2027. A buyer relying on Citizens for the wind policy should price the flood add-on now, and the flood status of the street decides how much it costs. We tell buyers that, and it helps your listing when the buyer already knows.

Should You Order a Wind Mitigation Inspection Before Listing?

Often yes. Form OIR-B1-1802 answers the first insurance question at the first showing, and it costs far less than a lost contract. If the roof is old, we help you decide whether a reroof before listing or a credit at the inspection is the better trade.

What Fees and Carrying Costs Will Your Villages at Country Creek Buyer Pay?

A Villages at Country Creek buyer pays Lee County property tax at 13.0214 mills for 2025 across 12 taxing authorities, a $366.39 solid waste assessment on a house, a master assessment, a Villages sub-association assessment, insurance and per-round golf fees. There is no CDD line, and the assessments are not published.

The Twelve Taxing Authorities

The Village of Estero levies 0.7300 mills, but an unincorporated address pays county municipal-service taxes that add up to more. The net difference is 0.1791 mills in the Village's favor.

A Worked Parcel

An Andiron Place parcel with a taxable value of $382,345 paid $5,410.83, and its taxable value is up 74.8 percent since 2012. A Rivers Ford parcel with a taxable value of $471,102 paid about $6,500 in total in 2025. We cite parcels by street only.

What Resets When You Sell

The Save Our Homes cap resets at sale. A seller with a $200,000 assessed value and a $355,000 market value will see the buyer taxed on something near the purchase price. Buyers should budget from the millage and the price and not from your bill, which is what the section 689.261 summary tells them.

The Fees Layered on Top

Golf Is Bundled but Not Free at the Tee

A member pays $25.00 for 18 holes on the May to October 2026 card and a guest $45.00, so a resident who plays 100 rounds a year at the member rate pays about $2,500 before tax on top of the assessment. There is no initiation fee. The club publishes only this summer card, so in-season November to April rates are not public.

Which Villages at Country Creek Rules Affect a Sale?

Four sets of rules affect a Villages at Country Creek sale: the association's approval process for leases and purchases, whose terms are not published; leasing rules; pet rules; and architectural review. None is a 55-plus restriction, since no age restriction appears in any first-party record we found.

Approval to Sell or Buy

An approval process for leases and purchases exists per the association's own materials, but its terms are not published for the Villages associations. The estoppel form asks whether board approval is required for a transfer and whether a right of first refusal exists, so the answer arrives in writing on every sale. Ask the applicable management desk early.

Is It a 55 and Over Community?

No age restriction appears in any first-party source we found, and the association markets a general lifestyle community. The recorded Declaration's occupancy article is the affirmative proof, and we can pull it. Federal fair housing law lets a community that qualifies as housing for older persons restrict occupancy, and The Villages at Country Creek neither advertises nor claims that status. We describe the property and not who may live in it.

Leasing Rules

A lease requirement and a tenant approval process both exist, but the minimum lease term, the number of leases per year and any waiting period after purchase are not published for the three Villages associations. If your buyer is an investor, they will ask. We suggest you request the leasing rules in writing before you list, so your answer is documented.

Pet Rules

Pets are clearly permitted and common, but the count limit, weight cap and breed restrictions are not published anywhere reachable and this page states none. The recorded Rules and Regulations and the sub-association documents decide. Assistance animals for a person with a disability are handled under federal fair housing rules regardless of an association's pet policy, per the U.S. Department of Housing and Urban Development.

Architectural Review

The association says completed forms are typically reviewed and decided within two to three business days, and it keeps an approved-contractor list. A seller who wants to reroof, paint or add a screen enclosure before listing should file first. Residents may not plant on Common Grounds, and committee approval is required to plant a new tree on a lot.

How Long Does It Take to Sell a Villages at Country Creek Home?

A Villages at Country Creek home took a median of 70 days to sell in the last 12 months, with a range of 3 to 297 days and a mean of 84.1. Seven of 27 closed within 30 days and nine took more than 90, so the price you start at largely decides which group you join.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)

From List Date to Contract

The 27 sales in the last 12 months show three speeds. Seven closed within 30 days of listing, eleven took 31 to 90 days and nine took more than 90. The first group closed at 100.0 percent of its final list price and the last two closed below it.

From Contract to Closing

After a contract, the inspection, the buyer's insurance quote, the estoppel and the lender's appraisal run in parallel, and the contract sets the dates. The estoppel is due within 10 business days of a request, so we request it at listing to keep those days off the critical path.

Why Some Homes Sit

The longest waits in the last 12 months were 297 days for a 1,379 square foot two-bedroom-plus-den that closed at $315,000 against a $329,000 final list, 268 days for a 2,065 square foot three-bedroom that closed at $525,000, and 162 days for a 1,390 square foot three-bedroom that closed at $380,000 against a $404,900 final list. Long waits are common at both ends of the price range, which says the price, not the size, is the variable.

What Speeds a Sale Up

A price matched to the closings, complete papers on day one, accurate photos and a clean estoppel. We cannot promise days on market, and we do not; we can promise that the file will not be the reason a buyer hesitates.

How Should You Prepare a Villages at Country Creek Home for Sale?

Prepare a Villages at Country Creek home by gathering papers first and cosmetics second: the estoppel request, roof permit, wind mitigation form, flood status, open and closed permits and the sub-association contact. Then address the items an inspector and an insurer will find, and only then the paint, the photos and the staging.

The Paper Checklist

Estoppel request submitted to the correct desk, roof permit and date, wind mitigation inspection on Form OIR-B1-1802, flood zone determination and any LOMA or elevation certificate, permits for any work since purchase, the pool and screen enclosure records, appliance and air handler dates and the recorded rules. That is the file a buyer's agent asks for in the first week.

The Inspection Preview

We suggest a pre-listing walk-through of the roof, the air handler, plumbing, the pool equipment and the screen enclosure. You do not have to fix everything. You do have to know what a buyer's inspector will find, so the price and the repair list agree.

Landscaping and Exterior

Committee approval is required to plant a new tree on a lot, and the committee asks residents not to plant Norfolk Island pines, citing removal estimates of $2,000 to $3,500 per tree. A diseased palm on private property is the owner's cost, and the association reported spending over $30,000 in one year removing palms infected with Ganoderma on Common Grounds. Clean entries, trimmed palms and fresh mulch help on the first drive-up.

Staging and Photography

Many buyers first see a home in photographs, so the photographs do most of the selling. We schedule a professional shoot after the papers are in hand and the home is ready, and we show the lanai, the lot and any course frontage, which the county roll codes on 372 of the 746 single-family-coded parcels in Country Creek.

Renovate or Sell As Is?

Only where the closings pay. The market splits by size: homes under 1,300 square feet closed at a $275,000 median (n = 8) and homes of 1,500 to 1,799 at $375,000 (n = 7). Check the 50 percent substantial-improvement rule first if you are in the hazard area, and file the architectural review form before any exterior work.

What Should Your Listing Say About Life in The Villages at Country Creek?

Your Villages at Country Creek listing should describe the home and the facts of the location: a one-story detached home, 17 named streets, an executive golf course, five pools and five tennis courts inside two automated gates, Publix one to two miles away and I-75 Exit 123 at 1.9 miles. It should state what does not exist.

The Location Facts

What to Say and What Not to Say

Say what the record supports and no more. There is no guard house, no pickleball, no marina or boat access, no spa or dog park, no CDD and no 55-plus restriction. A buyer who reads a claim that is untrue will distrust every other line. Fair housing rules mean we describe the home and the property, not the people who should live in it.

The Corkscrew Road Question

Traffic counts on Corkscrew Road are 24,000 vehicles a day at the community's gate segment and 38,500 toward I-75, and there is no funded widening for the gate segment beyond 2035 in the current plan. We do not hide it; buyers who drive it know. We pair it with the location advantage that the same road gives.

What Is Being Built Nearby

TRG Estero plans 370 units and Summercrest 154 townhomes, both within a few miles, and the Estero SportsPark and High 5 facility are scheduled to add pickleball courts in early 2027, which answers the amenity gap inside Country Creek. FDOT project 452544-1 on the I-75 corridor has construction starting late fall 2026. None changes the community's gates or boundaries.

Schools

No school is zoned to The Villages at Country Creek by address; the Lee County School District assigns by choice zones and proximity zones. The Villages at Country Creek addresses sit in the School District of Lee County's elementary Proximity Zone Q, middle Zone GG and High School South Zone, Sub-zone 2 on the district's 2026 to 2027 map, read at our sample points on October 17, 2026. Zone Q elementary schools are Bonita Springs, Pinewoods, San Carlos Park, Spring Creek and Three Oaks; Zone GG middle schools are Bonita Springs Middle and Three Oaks Middle; South 2 high schools are Bonita Springs, Cypress Lake, Dunbar, Estero, Fort Myers and South Fort Myers High. Families rank the schools in their zone and the district places students by preference, proximity and lottery, so no school is assigned by address; confirm yours with the district's school locator. We tell buyers to verify with the district's school locator.

What Do the MLS Records Teach About a Real Villages at Country Creek Resale?

The MLS records teach that price and preparation decide a Villages at Country Creek sale more than size: in 2026 a 1,443 square foot three-bedroom sold for $395,000 in 3 days at full list, while a 1,442 square foot three-bedroom sold for $370,000 in 145 days against a $398,000 list. These are public-record sales.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)

Two Nearly Identical Homes, Two Different Results

The March 31, 2026 sale was a three-bedroom, two-bath, 1,443 square foot home listed at $395,000 and sold at $395,000 after 3 days. The May 8, 2026 sale was a three-bedroom, two-bath, 1,442 square foot home listed at $398,000 and sold at $370,000 after 145 days, 7.0 percent below its list. We cannot know the condition of either home from the record, and we do not claim to. What the record shows is a $25,000 gap and 142 more days.

The Top of the Range

The highest closing of the year, $560,000 in May 2026 for a 2,045 square foot four-bedroom, sold at 95.3 percent of a $587,900 list after 70 days. It is one of only three four-bedroom closings in five years and the only 2026 closing at $500,000 or more. The top of the range is thin, and a home priced above its recent closings needs a feature a buyer can see.

Two Sales Above List

Two of the 27 sold above their final list price: a 1,656 square foot two-bedroom that sold for $415,000 against a $395,000 list in 19 days in June 2026, and a 1,568 square foot two-bedroom-plus-den that sold for $375,000 against a $365,000 list in 30 days in March 2026. The table cannot say why, but both closed faster than the 70-day median, which is the case for pricing to the closings.

The Low End

The lowest closing in the 60-month record was $195,000 on September 28, 2026 for a 1,312 square foot two-bedroom that had listed at $215,000 and took 87 days. It is a reminder that the low end is thin and that a starting price that ignores the closings gets corrected by the market, not by the seller.

What the Public-Record Sales Cost the Buyer

For the buyer, each of those sales carried costs the price does not show: the master assessment, a sub-association assessment, the county solid waste line of $366.39 on a house, and an estoppel process that can take 10 business days. A seller who has those numbers ready shortens the buyer's decision.

How Do You Get a Free Villages at Country Creek Home Valuation?

The Villages at Country Creek owners get a free valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from closings of your size, bedroom count and street, with your net sheet and your flood and estoppel questions beside it. There is no cost and no obligation.

Data updated: September 2026

What the Valuation Includes

As Top 1% Real Estate Agents Nationally Since 2008, we hand you more than a number. You receive the recent closings that match your home with dates and prices, a per-square-foot analysis that never mixes sizes, the live competition with days on market, your home's position with the reasons, the estoppel and flood questions your buyer will raise, and a recommended list range with a floor and a stretch. Start with the McGreevy and Comisar valuation form, or read what a Villages at Country Creek home is worth first.

Why the Valuation Comes Before the Listing Agreement

In a neighborhood where a similar three-bedroom sold for $395,000 in 3 days and another for $370,000 in 145 days, the starting price decides the sale. We would rather you see the evidence and the number before you commit to anything, and many owners use the valuation to decide whether to sell this season or next.

How to Reach Us Today

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.

Thinking of Selling Your Villages at Country Creek Home? List With the #1 Team in Southwest Florida Since 2012

Villages at Country Creek sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a neighborhood with 27 closings in 12 months, three associations and a live clubhouse project rewards precise pricing and a documents file ready on day one.

Data updated: September 2026

If you are thinking, "I need someone to sell my house in The Villages at Country Creek, Estero, Florida," McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch. Whether you are selling in The Villages at Country Creek, The Villas at Country Creek, River's Reach, Breckenridge, Grandezza, Wildcat Run, West Bay Club, Pelican Sound or Shadow Wood, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.

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• Top 1% Real Estate Agents Nationally Since 2008
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The Villages at Country Creek's Recent Sales, by the Numbers

• MLS closings, 12 months to September 29, 2026: 27, median $355,000, from $195,000 to $560,000.
• Dollar volume, same window: $9,775,900.
• 24 months: 52 closings, median $373,500 (mean of $372,000 and $375,000), $19,514,050 in volume.
• Days on market, 12 months: median 70, mean 84.1, range 3 to 297.
• Sold over final list, 12 months: median 94.7%; 23 sold below list, 2 at list and 2 above.
• County recorded sales since September 29, 2025: 36, median $350,000.
• Represented-sale count: we publish none for the Villages, because none is on file; we walk you through all 27 on request.

Selling in The Villages at Country Creek Is Different in Six Ways

• Three associations, three desks. The master office, Pegasus (Villages I and II) and MyTown Communities (Villages III) each hold part of your paperwork.
• The estoppel is the number. Order it early; it names the assessment, any special assessment and every fee.
• Flood status by street. Know whether your parcel is in Zone X or the hazard area, and have any LOMA ready.
• Roof and wind papers. The roof permit and the wind mitigation form answer the first insurance question.
• Ask against the recent closings. Three listings have waited more than 90 days while the 12-month median sold at $355,000.
• The clubhouse story. Be ready to explain the project and the pending lawsuit before a buyer asks.

What Is Your Villages at Country Creek Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Villages at Country Creek home valuation. Jesse follows up with the closings that fit your home: the same size, the same street, adjusted for updates and pool. (239) 898-6072, text or call. Confidential conversations welcome.

Is now a good time to sell a Villages at Country Creek home?

For a home priced to the recent closings, the market is workable: 9 active listings against 27 closings a year is about 4.0 months of supply, and 2026 sales have closed at a $360,000 median against $392,000 for 2025.

How do I price a Villages at Country Creek home?

Against Villages closings of the same size on the same kind of street. Homes under 1,300 square feet closed at a $275,000 median in 12 months (n = 8), and homes of 1,800 square feet or more at $512,000 (n = 4, small sample).

How long will a Villages at Country Creek home take to sell?

The 12-month median is 70 days, with a range of 3 to 297. Seven of 27 closed within 30 days and nine took more than 90.

Do I need the association's approval to sell?

An approval process for leases and purchases exists, but its terms are not published for the Villages associations. Ask the applicable management desk; the estoppel form asks whether board approval or a right of first refusal applies.

What does the clubhouse project mean for my sale?

Buyers will ask about it. Have the estoppel, the current special assessment status and the construction timeline ready, and disclose what you know.

Can I sell a Villages at Country Creek home with a tenant in it?

Generally yes, subject to the lease and the association's rules. Confirm the lease terms and any tenant approval requirements with the management desk before you list.

What Do Sellers Say About Working With McGreevy and Comisar?

McGreevy and Comisar is a top-reviewed Villages at Country Creek realtor on Google, and the quotes below are genuine five-star 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.

A Listing That Had Sat

★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review

In a neighborhood with a 70-day median time on market and nine of 27 sales taking more than 90 days, a listing that sits is usually priced against the wrong closings.

A Seller Who Did Not Live in the Area

★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive." Verified Google review

Many owners here are away for part of the year, and a seller who is out of the area needs someone who keeps the moving parts moving.

A Seller on Communication

★★★★★ "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

Feedback from showings is how a price gets corrected in days and not in months.

Are You Also Buying Your Next Home in Southwest Florida?

Villages at Country Creek sellers who are also buying can coordinate both sides with one team: we time the sale and the purchase, and we represent you as a buyer under a written agreement. Marc handles the buyer side, and our buyer guide for this neighborhood sets out the costs and steps.

Selling One Home to Buy Another

Both of us have been Top 1% Real Estate Agents Nationally Since 2008, and we bring the same file to a purchase that we bring to a listing. Read how to buy a Villages at Country Creek home if your next home is in the same neighborhood, and how we represent buyers in Southwest Florida if it is elsewhere. If you are moving within Country Creek, buying in Country Creek covers all three neighborhoods.

Timing Two Closings

The usual choices are a contingent purchase, a sale-then-buy sequence with a short rent-back, or a bridge. Each has a cost and a risk, and we lay them out with your numbers before you decide. Call Marc at (239) 287-5873.

Downsizing or Relocating Out of State

Many owners here are already managing from a distance. Florida allows remote online notarization and power of attorney closings, and we coordinate the estoppel, the showings, the inspections and the title company locally.

Frequently Asked Questions, Seller Edition: Selling a Home in The Villages at Country Creek

These are the questions Villages at Country Creek sellers ask us most, answered from the Southwest Florida MLS as pulled September 29, 2026, the county recorded sales and Lee County customary closing practice. The purchase contract controls every cost, and we say where the record is silent.

What is my Villages at Country Creek home worth?

Start with the 12-month median of $355,000 across 27 closings, then adjust for size, street, condition, pool and flood status. Get a free home valuation and Jesse will send the closings that match your home, or read what a Villages at Country Creek home is worth.

What is the price range of recent sales?

From $195,000 for a 1,312 square foot two-bedroom sold September 28, 2026 to $560,000 for a 2,045 square foot four-bedroom sold in May 2026. In 12 months, 9 sold under $300,000, 11 from $300,000 to $399,999 and 7 at $400,000 or more.

How long does a Villages at Country Creek home take to sell?

The 12-month median is 70 days, mean 84.1, range 3 to 297 days. Seven of 27 closed within 30 days and nine took more than 90.

How much below list do homes sell?

The median sold-to-final-list ratio is 94.7 percent over 12 months, with 23 of 27 selling below list, 2 at list and 2 above. The median gap between final list and sold price was $20,000.

Are prices rising or falling?

Falling from the 2023 peak. Calendar-year medians were $489,950 in 2023 (n = 34, mean of $485,900 and $494,000), $436,500 in 2024 (n = 28), $392,000 in 2025 (n = 22) and $360,000 in 2026 through September 29 (n = 22, mean of $355,000 and $365,000).

What time of year sells best?

Spring. March through June 2026 produced 17 of the 27 closings in the 12-month window, and October through December 2025 produced 5.

Who pays the doc stamps?

In Lee County the seller customarily pays documentary stamps on the deed at $0.70 per $100 of price, and the contract controls. At $355,000 that is $2,485.

Who pays for the owner's title policy?

In Lee County the seller customarily pays the owner's policy, and the contract controls. At $355,000 the promulgated premium is about $575 plus $255,000 times $5 per $1,000, which is $1,850.

What is an estoppel and who orders it?

It is the association's certificate stating your assessment, any special assessment and every fee due. Under section 720.30851, Florida Statutes, the association must deliver it within 10 business days of a written or electronic request from the owner or a designee.

How much does an estoppel cost?

The statute text states caps of $250, plus $100 if expedited and $150 more if delinquent, and directs the Department of Business and Professional Regulation to adjust them every five years. Our seller-cost research carries the adjusted amounts as $299, $119 and $179. Confirm the current amount when you request it.

How long is an estoppel good for?

30 days if hand-delivered or emailed and 35 days if mailed, so time it to the closing and not to the first showing.

Which association do I call?

Pegasus Property Management for Villages I and II, MyTown Communities for Villages III and the Administration Office for the master. Each holds part of your paperwork, and the estoppel names your sub-association.

Do I need association approval to sell?

An approval process for leases and purchases exists, but the terms are not published. The estoppel form asks whether approval or a right of first refusal applies, so you will have the answer in writing.

What must I give the buyer before the contract is signed?

Under section 720.401 the owner supplies the homeowners' association disclosure summary before the buyer executes the contract, under section 689.302 the flood disclosure at or before the contract, and under section 689.261 the property tax disclosure summary. Your closing agent confirms the forms.

Must I disclose the clubhouse special assessment?

Disclose what you know: the assessment status, any unpaid balance and how it is allocated. The estoppel will show the balance, and a buyer's attorney will ask.

Must I disclose the lawsuit?

Case 26-CA-000387 is in the public record. Discuss disclosure with your closing attorney, and expect informed buyers to raise it.

Must I disclose flood history?

Yes, in the form section 689.302 prescribes: whether you know of flooding that damaged the property during your ownership, whether you filed a claim and whether you received assistance. Gather your claim history, any elevation certificate or LOMA and post-Ian repair permits.

Does my flood zone affect my price?

Yes. A hazard-area home requires flood insurance with a federally backed mortgage, and the cost affects what buyers will pay. Blacksmith Forge, at 78.0 percent hazard-area parcels, is the most exposed street.

Does my roof age matter?

A great deal. Insurers price roofs older than about 15 years harshly under section 627.7011, and every Villages home predates the 2002 code. Have the permit and date ready.

Should I order a wind mitigation inspection before listing?

Often yes. Form OIR-B1-1802 documents credits a buyer's insurer will honor, and it answers the first insurance question at showing.

Do I owe capital gains tax?

Florida has no state income tax. Federal law can exclude up to $250,000 of gain for a single owner and $500,000 for a married couple filing jointly if you owned and lived in the home two of the last five years. Confirm with your tax advisor.

Should I renovate before I sell?

Only where the closings pay. Homes under 1,300 square feet closed at a $275,000 median (n = 8) and homes of 1,500 to 1,799 at $375,000 (n = 7). Check the 50 percent substantial-improvement rule first if you are in the hazard area.

Do open permits hurt a sale?

Yes. Open or unpermitted work surfaces at inspection and can delay a closing. Close them before listing.

How do I price against my listing competitors?

Nine homes were active on September 29, 2026, from $219,000 to $475,000, median list $360,000. Three have waited more than 90 days, at $475,000, $429,000 and $314,900.

Will a golf-course view add to my price?

About half of the single-family-coded parcels in Country Creek carry a golf frontage code, but we could not isolate a premium from 27 sales and do not publish one. A matched comparable on the same street is the best guide.

Should I sell with a pool?

About 25 percent of those parcels have a private pool. We do not publish a pool premium for the Villages because the sample is too small to isolate one.

Can I sell while my home is tenant-occupied?

Generally yes, subject to the lease and any association rules. The buyer takes the lease unless it is terminated, so confirm the term and the tenant's notice rights.

Can I sell from out of state?

Yes. Florida allows remote signing and power of attorney closings, and we coordinate the estoppel, showings and inspections locally. About 35 percent of residents stay through the summer, so many owners here already manage from a distance.

How does the Villas market compare if I own a villa instead?

Villas closed at a $301,500 median (n = 10, small sample) against $355,000 here. See selling a home in The Villas at Country Creek and our side-by-side above.

What do buyers ask first?

Assessment and estoppel, the clubhouse project, flood status and roof age. A seller with those documents in hand at listing controls the conversation.

How do I get started?

Call Jesse direct at (239) 898-6072 or request a free valuation. See also our guide to selling a home in Country Creek.

What do Villages at Country Creek homes sell for by bedroom count?

In the last 12 months two-bedroom homes closed at a $275,000 median (n = 7, small sample), two-bedroom-plus-den homes at $365,000 (n = 9, small sample) and three-bedroom homes at $360,000 (n = 8, mean of $350,000 and $370,000, small sample).

Does a den add value in The Villages at Country Creek?

The MLS shows a $90,000 gap between two-bedroom and two-plus-den medians over 12 months, but both are small samples and the dens sit in larger homes, so size explains part of it. Compare by living area first.

Do I have to be present at closing?

No. Florida allows remote online notarization and power of attorney closings, and we coordinate the estoppel, the association paperwork and the title company for owners who are out of state.

Is it a bad time to list before hurricane season?

Timing matters less than pricing. March through June produced 17 of 27 closings in the last 12 months, so a home listed in late winter has met the strongest buying months.

Is The Villages at Country Creek a 55 and over community?

No age restriction appears in any first-party source we found. The occupancy article of the recorded Declaration is the affirmative proof, and we can pull it for you. We describe the property and not who may live in it.

Can my buyer rent the home out?

A lease requirement and tenant approval process exist, but the minimum term and frequency are not published. Buyers who want to rent should confirm in writing, and we help you supply the answer.

Will pets matter to my buyer?

Pets are common, but count, weight and breed limits are not published. The recorded Rules and Regulations decide, and a buyer with a large dog will want the rule in writing before making an offer.

Does the clubhouse construction affect showings?

The administration office, pro shop, kitchen and dining are operating from temporary facilities as of September 2026. Buyers touring the amenities will see that, so we describe it accurately and explain the plan.

Can I sell my golf membership separately?

No. Golf is bundled with ownership. There is no initiation fee, no membership certificate and no published resale capital fee, and the structure is non-equity today.

How many homes are in the neighborhood?

Up to 624 single-family homes on the county profile, and no fewer than 481. The county codes attached villas as single-family, so the exact split with The Villas cannot be read from the roll.

What if my home is on a street with flood exposure?

Price it with the flood status beside it, gather any LOMA or elevation certificate and have the insurance quote ready. Blacksmith Forge, Winterberry Way, Lanthorn Way, Rivers Ford, Andiron Place and Country Walk Way are the streets with the highest hazard-area shares.

Are association assessments prorated at closing?

Usually under the standard contract, though the contract controls. The estoppel states the regular assessment, the date it is paid through and the next installment due, which is what the closing agent uses.

Why list a Villages at Country Creek home with McGreevy and Comisar?

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we read the Villages by size, street and flood status instead of by a neighborhood average. We walk you through all 27 recent closings on request.

Selling your Villages at Country Creek home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Villages at Country Creek? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Your Local Real Estate Experts

Villages at Country Creek sellers and buyers 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 Villages sale and public record in Country Creek before writing this guide.

You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities.

Read the full Villages at Country Creek neighborhood guide for the plats, associations, golf and flood record, and the Country Creek community guide for the master association. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Contact McGreevy and Comisar

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Selling your Villages at Country Creek home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Villages at Country Creek? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Licensure, and the Office of Record

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.

• Jesse McGreevy, Florida license SL3101296
• Marc Comisar, Florida license BK3060671
• Brokerage office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Sources and Authoritative References

Every fact on this Villages at Country Creek seller guide traces to a primary record below: the community's own site, Florida state records, Lee County and Village of Estero records, FEMA and federal sources. Parcel and sale facts come from the county roll and the MLS. No brokerage, listing portal or IDX feed is cited.

1. Village of Estero, flood maps and zones (accessed September 30, 2026)
2. Village of Estero, floodplain protection (accessed September 30, 2026)
3. Village of Estero, flood brochure (April 2021) (accessed September 30, 2026)
4. Village of Estero, area-wide traffic study (accessed September 30, 2026)
5. Village of Estero capital improvement sheet, Corkscrew Road widening (accessed September 30, 2026)
6. Village of Estero capital improvement sheet, Corkscrew Road and Three Oaks Parkway intersection (accessed September 30, 2026)
7. Village of Estero capital improvement sheet, Villages at Country Creek Bypass (accessed September 30, 2026)
8. Village of Estero capital improvement sheet, Dry Creek Bed sediment removal (accessed September 30, 2026)
9. Village of Estero capital improvement sheet, Trailside Drive drainage (accessed September 30, 2026)
10. Village of Estero comprehensive plan (accessed September 30, 2026)
11. Village of Estero future land use map, updated September 14, 2023 (accessed September 30, 2026)
12. Village of Estero, disaster recovery permit information (accessed September 30, 2026)
13. Village of Estero, 2024 annual comprehensive financial report (accessed September 30, 2026)
14. Village of Estero, preliminary flood maps (accessed September 30, 2026)
15. Village of Estero, permits and Community Development (accessed September 30, 2026)
16. Lee County Property Appraiser, 2025 taxing district millage book (accessed September 30, 2026)
17. Lee County Property Appraiser, taxes levy data (accessed September 30, 2026)
18. Lee County Property Appraiser, property search (accessed September 30, 2026)
19. Lee County Property Appraiser, subdivision report (accessed September 30, 2026)
20. Lee County Clerk of Court, court records (accessed September 30, 2026)
21. Lee County Planned Development record, DCI86213 (Villages at Country Creek RPD) (accessed September 30, 2026)
22. Lee County zoning case 86-2-13 DCI (accessed September 30, 2026)
23. Lee County zoning case DCI2007-00035 (accessed September 30, 2026)
24. Lee County resolution PD-93-024 (accessed September 30, 2026)
25. Lee County resolution PD-94-008 (accessed September 30, 2026)
26. Lee County resolution PD-94-029 (accessed September 30, 2026)
27. Lee County resolution Z-07-061 (accessed September 30, 2026)
28. Lee County resolution ZAB-86-034 (accessed September 30, 2026)
29. Lee County Department of Transportation, projects and plans (accessed September 30, 2026)
30. Lee County, Corkscrew Road task 1 memo (accessed September 30, 2026)
31. Corkscrew Road widening project (accessed September 30, 2026)
32. Florida DOT, traffic count report, 2024 peak season, District 1 (accessed September 30, 2026)
33. Florida DOT SWFL Roads, project 452544-1 (accessed September 30, 2026)
34. Florida DOT SWFL Roads, Lee County projects (accessed September 30, 2026)
35. Florida Senate, section 720.30851, Florida Statutes (estoppel certificates) (accessed September 30, 2026)
36. Florida Senate, section 720.305, Florida Statutes (association remedies) (accessed September 30, 2026)
37. Florida Senate, section 627.7011, Florida Statutes (homeowner policies) (accessed September 30, 2026)
38. Florida Senate, section 201.02, Florida Statutes (documentary stamp tax on deeds) (accessed September 30, 2026)
39. Florida Senate, section 720.303, Florida Statutes (association powers and duties) (accessed September 30, 2026)
40. Florida Senate, section 720.3085, Florida Statutes (assessments) (accessed September 30, 2026)
41. Florida Statutes, section 189.061 (special district registry) (accessed September 30, 2026)
42. Florida Statutes, section 553.844 (mitigation and building code) (accessed September 30, 2026)
43. Florida Statutes, section 627.0629 (residential rate filings) (accessed September 30, 2026)
44. Florida Office of Insurance Regulation, Uniform Mitigation Verification Inspection Form OIR-B1-1802 (accessed September 30, 2026)
45. Florida Department of Education, school grades results packet (accessed September 30, 2026)
46. Citizens Property Insurance, policies in force, April 30, 2026 (accessed September 30, 2026)
47. Citizens Property Insurance, detail by county, April 30, 2026 (accessed September 30, 2026)
48. Citizens Property Insurance, rate recommendation, December 10, 2025 (accessed September 30, 2026)
49. Florida Division of Corporations, The Villages at Country Creek Master Association, Inc. (N22433) (accessed September 30, 2026)
50. Florida Division of Corporations, The Villages at Country Creek I Homeowners Association, Inc. (N22435) (accessed September 30, 2026)
51. Florida Division of Corporations, The Villages at Country Creek II Homeowners Association, Inc. (N34630) (accessed September 30, 2026)
52. Florida Division of Corporations, master association articles filed 2001 (N22433) (accessed September 30, 2026)
53. Florida Division of Corporations, master association restated articles filed 2004 (N22433) (accessed September 30, 2026)
54. Florida Division of Corporations, master association filing 1996 (N22433) (accessed September 30, 2026)
55. The Villages at Country Creek, official community site (accessed September 30, 2026)
56. The Villages at Country Creek, amenities (accessed September 30, 2026)
57. The Villages at Country Creek, golf (accessed September 30, 2026)
58. The Villages at Country Creek, golf rates (accessed September 30, 2026)
59. The Villages at Country Creek, pro shop (accessed September 30, 2026)
60. The Villages at Country Creek, golf course etiquette (accessed September 30, 2026)
61. The Villages at Country Creek, tennis (accessed September 30, 2026)
62. The Villages at Country Creek, dining (accessed September 30, 2026)
63. Lee County School District, school zones (accessed September 30, 2026)
64. Lee County School District, student enrollment (accessed September 30, 2026)
65. Lee County School District, transportation optimization (accessed September 30, 2026)
66. Lee County School District, 2026-2027 student enrollment plan (accessed September 30, 2026)
67. Lee County School District, 2025-2026 school grades report (accessed September 30, 2026)
68. Lee County School District, open enrollment, January 2026 (accessed September 30, 2026)
69. Lee County School District, registration for 2026-2027 (accessed September 30, 2026)
70. Lee Health, Coconut Point emergency department (accessed September 30, 2026)
71. Lee Health, Coconut Point (accessed September 30, 2026)
72. Lee Health, Gulf Coast Medical Center (accessed September 30, 2026)
73. Lee Health, Bonita Community Health Center (accessed September 30, 2026)
74. Lee Health, Southwest Florida Proton Center (accessed September 30, 2026)
75. Federal Emergency Management Agency, National Flood Hazard Layer (accessed September 30, 2026)
76. Federal Emergency Management Agency, NFIP community status book (accessed September 30, 2026)
77. Federal Emergency Management Agency, housing assistance data for owners (accessed September 30, 2026)
78. Federal Emergency Management Agency, Map Service Center (accessed September 30, 2026)
79. U.S. Geological Survey, Hurricane Ian high-water marks (accessed September 30, 2026)
80. U.S. Geological Survey, daily water data (accessed September 30, 2026)
81. Internal Revenue Service, topic 701, sale of your home (accessed September 30, 2026)
82. U.S. Department of Housing and Urban Development, fair housing (accessed September 30, 2026)
83. Florida Senate, section 689.302, Florida Statutes (seller flood disclosure) (accessed September 30, 2026)
84. Florida Senate, section 720.401, Florida Statutes (homeowners' association disclosure summary) (accessed September 30, 2026)
85. Florida Senate, section 689.261, Florida Statutes (property tax disclosure summary) (accessed September 30, 2026)
86. Florida Department of Revenue, documentary stamp tax (accessed September 30, 2026)
87. Florida Department of Revenue, property tax for taxpayers (accessed September 30, 2026)
88. Florida Department of Revenue, documentary stamp tax brochure GT-800014 (accessed September 30, 2026)
89. Florida Department of Revenue, portability guide PT-112 (accessed September 30, 2026)
90. Florida Administrative Code, rule 69O-186.003, title insurance rates (accessed September 30, 2026)
91. Florida Department of Financial Services, title insurance overview (accessed September 30, 2026)
92. Lee County Tax Collector, real estate property taxes (accessed September 30, 2026)
93. Lee County Clerk of Court, requirements for recording deeds (accessed September 30, 2026)
94. Florida Statutes, section 28.24 (recording fees) (accessed September 30, 2026)
95. National Association of REALTORS, what the settlement means for home buyers and sellers (accessed September 30, 2026)
96. National Association of REALTORS, settlement FAQs (accessed September 30, 2026)
97. National Association of REALTORS, written buyer agreements 101 (accessed September 30, 2026)
98. Florida Supreme Court, Johnson v. Davis, 480 So. 2d 625 (1985) (accessed September 30, 2026)
99. Florida Senate, 2024 HB 979 staff analysis (estoppel certificates) (accessed September 30, 2026)
100. Internal Revenue Service, Publication 523, selling your home (accessed September 30, 2026)
101. Lee County Property Appraiser, real property sale qualification codes (accessed September 30, 2026)
102. Florida Real Estate Commission, Department of Business and Professional Regulation (accessed September 30, 2026)
103. FEMA, FloodSmart, National Flood Insurance Program (accessed September 30, 2026)
104. Lee County Property Appraiser, 2026 tax roll: 624 Villages-profile residential parcels (use code 01, ZIP 33928) matched by recorded legal description, year built, bedrooms and heated area, less the four villa-only streets (accessed September 30, 2026)
105. Lee County Property Appraiser, 2026 tax roll: 624 Villages-profile residential parcels (use code 01, ZIP 33928) matched by recorded legal description, year built, bedrooms and heated area, less the four villa-only streets. The count is a ceiling, not an exact figure.
106. Lee County recorded sales, qualified deeds over $50,000, all years on file, newest recording July 29, 2026, as carried in the county sales file.
107. Southwest Florida MLS Matrix, Development Country Creek, Villages at Country Creek closings and actives, pulled September 29, 2026.
108. Southwest Florida MLS Matrix, Villas at Country Creek closings and actives, pulled September 29, 2026, used for the neighborhood comparison.
109. McGreevy and Comisar neighborhood guide, The Villages at Country Creek, September 2026.
110. McGreevy and Comisar Country Creek community guide, September 2026, for the flood, evacuation, tax and comparison-club figures cited above.

Downloadable Documents

The key documents behind this seller guide are published by the State of Florida, Lee County, the Village of Estero and the federal government; the table links each to its issuing authority. The recorded Declaration and Rules and Regulations come through the Lee County Clerk's official records, and the estoppel through the association's management desk.

Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.