From Boom to Balance: The Place at Corkscrew’s Market Matures
Since opening in 2018, The Place at Corkscrew in Estero, Florida has moved through every stage of a maturing real estate market. The Place at Corkscrew Market Report highlights this Southwest Florida master-planned community, conveniently located off Corkscrew Road east of I-75, that surged during the pandemic years and is now settling into sustainable values. Prices are stabilizing, homes are selling at a realistic pace, and both buyers and sellers are making decisions with greater confidence in what comes next. Location and lifestyle continue to drive steady, long-term demand.
Key Takeaways (TL:DR)
- The market is finding balance. With 6.9 months of supply and a median of 78 days on market, The Place at Corkscrew sits just inside buyer territory but continues trending toward equilibrium.
- Sales are steady. September saw 8 closings, consistent with the community’s year-to-date pace of about 7 per month.
- Inventory has improved. Active listings declined from 61 in March to 46 in September—a 25% reduction that supports price stability.
- Pricing is realistic. September’s median of roughly $706,000 reflects sustainable values. The 3-month rolling median of $735,000 provides a clearer view of where most homes are selling.
- Long-term growth remains strong. Prices have more than doubled since 2018, even after normalizing from the 2023 highs.
How The Place at Corkscrew’s Market Has Evolved
Since its start in 2018, The Place at Corkscrew has followed a path similar to many of Estero’s newer master-planned communities. Early sales began in the high-$300,000s, and momentum built quickly as the neighborhood grew.
When the pandemic reshaped buying behavior across Southwest Florida, the community became one of Lee County’s most in-demand neighborhoods. Newer construction, gated access, and modern amenities drove prices higher. By early 2023, a smaller cluster of higher-end sales temporarily pushed the monthly median above $1.17 million. Because that month represented a limited number of transactions, the figure reflected product mix more than a community-wide trend. Viewed through the 3-month rolling median, prices during that same period averaged closer to $947,000, offering a truer reflection of typical sales activity.
Since then, values have settled to more sustainable levels. The current median near $706,000—and the 3-month rolling median of $735,000—show a neighborhood that has stabilized. This is no longer a volatile market, but one grounded in real demand from buyers seeking newer homes and amenity-rich living near Fort Myers and Naples.
Inventory, Activity, and Market Conditions
At the start of 2025, inventory climbed as more homeowners tested the market. Active listings peaked in March at 61 homes, the highest level since The Place at Corkscrew began.
Through summer, the numbers started to improve. Sales picked up, price expectations adjusted, and by September, active listings had dropped to 46—a 25% reduction from spring levels. Months’ supply eased from just over 8 to 6.9 months, showing the community’s gradual move toward balance.
Sales have held steady, with 8 closings in September and 22 total from July through September, averaging about 7 per month. Homes priced appropriately are taking 60 to 90 days to sell and closing at roughly 95 to 96% of list price.
“This market feels like it’s learning from itself,” said Estero Realtor, Amanda McGregor. “Sellers have adjusted, buyers are more decisive, and both sides are making smarter moves. It’s good to see the market working the way it should again.”
If you’re the type who likes to geek out on the data, check out our Estero Market Report and the Southwest Florida Market Update.
Pricing Trends and What They Mean
Price movement now mirrors real demand rather than speculative highs.
Recent monthly medians show how product mix influences results:
| Month | Median Sales Price | Median Price Per Square Foot |
|---|---|---|
| May 2025 | $1,150,000 | $332 |
| June 2025 | $840,000 | $318 |
| July 2025 | $770,000 | $258 |
| August 2025 | $735,000 | $317 |
| September 2025 | $706,000 | $291 |
Individually, these numbers vary. Collectively, they define a stable pricing range between $700,000 and $800,000. The 3-month rolling median of $735,000 filters out monthly volatility and reveals the true market trend.
At around $291 per square foot, prices remain well above early development levels but comfortably below the 2023 peak of $391. The trajectory reflects sustained long-term appreciation across Lee County and a maturing market within Estero’s modern housing corridor.
What Matters More Than Market Timing
For sellers, success comes from preparation and pricing strategy. Homes in good condition that match recent comparables attract attention quickly, while overpriced listings tend to linger until adjusted.
For buyers, the environment provides time to evaluate options without fear of missing out. With 46 active homes and 10 to 11 new listings per month, selection is healthy but not excessive. Negotiations remain reasonable—typically 4–5% below list price—and appraisals continue to support these values.
Across Southwest Florida, we are starting to remember what balance looks like: a normal market with fair pricing and realistic expectations.
For a closer look at how professionals define these shifts, see NAR’s guide to buyers’ vs. sellers’ markets.
Frequently Asked Questions
As of September 2025, the median sale price was around $706,000, with the 3-month rolling median closer to $735,000. Prices have leveled after pandemic-era peaks.
The median time from listing to closing is roughly 78 days. Well-priced homes move faster, while those above market average take longer.
Inventory has improved. After peaking at 61 homes in March, it dropped to 46 homes in September, indicating a more balanced market.
Prices have normalized, sellers are realistic, and the community offers excellent value compared to 2021–2023 highs.
Residents enjoy resort-style amenities including a clubhouse, fitness center, restaurant, pool with slides, pickleball, tennis, and family recreation areas—all part of what makes this Estero master-planned community one of Southwest Florida’s most popular neighborhoods.
About The Place at Corkscrew Community
The Place at Corkscrew is a master-planned community in Estero, Florida, located just off Corkscrew Road near Interstate 75. The neighborhood features newer construction single-family homes and amenities designed for resort-style living: including a fitness center, lagoon-style pool, restaurant, tennis and pickleball courts, and family recreation areas.
Its central Lee County location offers convenient access to shopping, dining, and schools, along with short drives to Fort Myers, Bonita Springs, and Naples. The community’s design and location make it one of Southwest Florida’s most sought-after family-friendly neighborhoods.
Final Thoughts on The Place at Corkscrew Market Report
After several years of dramatic shifts, The Place at Corkscrew’s market has found steady footing. Homes are priced based on real demand, inventory has normalized, and activity is consistent across the year.
This is a sign of health in Estero’s real estate market—a phase where both buyers and sellers can make informed choices with confidence. If you’d like to understand how your home fits into today’s numbers or are considering a move, our team is here to help you make an informed decision that feels right for you.
Most homeowners feel overwhelmed when it’s time to move. At Worthington Realty, Estero Realtor Amanda McGregor and our team provide personalized guidance and clear communication so that you feel heard, valued, and confident in your decisions.
Source: Royal Palm Coast REALTOR® Association | Data through September 2025
