Introduction
As Engage Estero reported recently in the 2nd Greater Estero Community Report (see link), most projects now moving forward are proposed on land previously designated for development under county-approved comprehensive plans, zoning approvals, and legally recognized property rights.
Once development rights are granted, local governments are limited in their ability to deny projects that comply with existing regulations. Florida law strongly protects private property rights, and counties can face significant legal and financial consequences if they attempt to block projects that comply with approved land-use rules.
Virtually all of Engage Estero’s team of more than 28 executives live either within the Village of Estero or along East Corkscrew Road. We all agree that it would be helpful to restrict development, given that Lee County currently lacks the funds to address many of the changes needed to alleviate congestion and safety concerns. We hear the following questions repeatedly,
- Why can’t the Village stop a project?
- Why can’t the Estero Planning, Zoning, and Design Board demand major changes from developers?
- “Why were these developments approved in the first place?”
The answer is fundamentally due to timing, property rights, and Florida law.
But we can make a difference.
In a recent article that focused on the potential development at Coconut Point, where the developer proposed a 5-story building with around 365 apartments in a 6-acre area, Engage Estero pointed out that residents could have the greatest influence by focusing on questions such as:
- Is the five-story structure compatible with the surrounding two- and four-story development patterns in Estero?
- Does increased density worsen already-strained seasonal traffic?
- Are adequate buffers and transitions provided near residential areas?
- Does the proposal conflict with Estero’s adopted village character and design philosophy?
- Would approval set a precedent for even larger future projects?
These are not merely emotional concerns; they are recognized as planning considerations. Strong public participation and careful review can lead to meaningful concessions. That said, no one can deny that Greater Estero is undergoing a major change.
The Estero Developments that are underway could commence in the next 12 months
| Developments within the Village of Estero | # Homes |
Density /Acre |
| Summercrest is a development of 153 townhomes on approximately 21 acres at the northeast corner of Corkscrew Road and Sandy Lane. | 153 | 7 |
| Woodfield is a development on the Northwest corner of US 41 and Coconut Road. The full 45–46-acre mixed-use project will have 596 apartments, retail/dining, offices, a 260-room hotel, and civic space | 596 | 13 |
| The 20-acre development on the West Side of Via Coconut, south of Corkscrew Road, opposite Genova. This mixed-use development will comprise 330 multi-family units, 29,600 square feet of commercial space, and is well underway | 330 | 17 |
| The Apartments at the Commons Town Center. Corner of Three Oaks and Coconut Road- this is a 137-unit apartment complex on 5.3 acres | 137 | 26 |
| River Creek: will consist of 395 acres and 544 single-family home sites, bounded by Corkscrew Road to the North, Wildcat Run to the West, The Preserve, and Bella Terra to the East. The homes will include single-family homes, twin villas, townhomes, and condominiums. Two hundred acres will be set aside as a preserve. | 544 | 1.5 |
| West Bay: a 24-story, 86-unit luxury condominium at 5100 Bayridge Boulevard, plus 26 Luxury Villa Single Family Homes. There are 704 units on 890 acres – the number includes the new development. | 704 (86 new) | 0.8 |
| A residential development on 34 acres east of US 41 in Estero, north of Broadway Avenue, East and west of the railroad tracks. The developer is building three multistory buildings with 100 units each and ten townhomes with 310 units. | 310 | 9 |
| Pelican Sound Blvd: 219 multi-family residential units on approximately 11 acres located north of Pelican Sound Drive on the west side of US-41. | 219 | 20 |
| Lenar development on the corner of Sandy Lane and Broadway, 17 family homes will be built on the 7.5-acre site | 17 | 2 |
| Coconut Landing: All 25 single-family homes in the gated community have now been built. Located just off Coconut Road, just west of U.S.-41 and near El Dorado Acres in Estero/Bonita Springs on 10 acres. | 25 | 2.5 |
| TOTAL Number of Units being built. | 2,417 | |
| Developments in Estero not Yet Agreed | ||
| The Coconut Point Possible Development in place of the Cinema. Proposed is a 365-unit apartment building on 6 acres. Although this is being contested. | 365 | 6 |
| The application for mixed-use designation at the southwest corner of Three Oaks and Estero Parkway (opposite Southwest Florida Proton). This could be a 370-unit condo series with shops. The area is 36 acres | 370 | 10 |
| The Property, which is part of Genova on the South side of Corkscrew Road and east of Via Coconut. Formerly, it was to include single-family homes, but now, as the land is for sale, it could be developed differently! | (?) | |
| Northpoint: The potential development of the 100 acres on the east side of US 41 and north of Williams Road. No plans are currently in place, but it is feasible that this could be a development similar to the Mercado in Naples, but 4 times larger! Possibly 800 units | 800(?) | 8(?) |
| Located on the Southwest corner of US 41 and Corkscrew Road. Is the potential for an amalgamation of land parcels totaling around 80 acres. No plans or potential developers are known at this time | 500(?) | 6(?) |
The table shows that 2,417 units are currently under construction, most likely to be completed by mid-2027 or earlier. This would increase the Village’s population by about 5,300 residents. Engage Estero highlights the proposed development at Coconut Point, even though the Village’s PZDB rejected it at its last meeting. The numbers reflect a marked difference in density compared to other projects in progress. The Executive Management Team recommends that the PZDB reject any further modifications that do not substantially lower the density, to prevent setting a precedent for other developers to seek similar agreements.
The table below highlights the recent developments underway just outside the Estero border and along East Corkscrew Road.
The Developments Outside the Village Boundary that are underway or could be commenced in the next 12 months
| Developments outside the Village of Estero | # Homes |
Density /Acre |
|
CenterPlace is a mixed-use development in Fort Myers, adjacent to Florida Gulf Coast University and Miromar Lakes. This 886-acre community will feature 1,950 multi-family residential units, including condos and rental apartments at full buildout. |
1,950 | 2 |
|
Coconut Road West near the Hyatt Hotel: The Ritz-Carlton Residences, Estero Bay, a condominium development by London Bay Development Group, has sold over 90% of its units in the south tower. This demand prompted the release of 112 additional waterfront residences in the North Tower. Situated on nearly a mile of waterfront along Estero Bay and the Gulf of Mexico, the project consists of 224 apartment homes across two 22-story towers. It sits within a 500-acre nature preserve |
224 | 0.5 |
|
The Grove is an apartment community in Lee County, north of Estero Parkway, just off Three Oaks Parkway, opposite Athenian Charter School in the 33967 ZIP Code. The Grove is now a completed apartment community of 312 units that was built on 36 acres |
312 | 9 |
|
The Kingston Project: East Corkscrew, developed by The Camerata Companies, will feature 10,000 dwelling units, a 240-unit hotel, 700,000 square feet of commercial space, and 3,287 acres dedicated to restoration, conservation, and flowway. The proposed site density will be 1.5 dwelling units per acre. Cameratta has promised a K-8 school and will pay for the spine road within the complex, along with other vital contributions to safeguard water runoff and wildlife. |
10,000 | 1.5 |
| Verdana – East Corkscrew. When complete, the Development will have 2,400 homes. Currently, just over 80% of the development is complete. This was built on 2,138 acres and includes a Publix in a very large anchored retail shopping center outside the front gates, and will soon also have a Lee Health Center. | 2,400 | 1 |
| TOTAL | 14,886 | |
| Possible Developments not Yet Agreed. | ||
| Corkscrew 80: There is a potential new development (Corkscrew 80) proposed for construction opposite Verdana, comprising 85 homes! No update is currently available. (acreage not yet finalized) | 85 | ? |
| FFD is a 5,208-acre site on the south side of Corkscrew Road, just east of Corkscrew Shores and west of Six L’s Farm Road. GL Homes had planned a significant development, but they have allowed their option on the potential Development to lapse. | 5200 | 1 |
In addition to the population already living along East Corkscrew, another 32,000 residents could move to the area, bringing the total to 52,000 along the East Corkscrew Corridor!
Conclusion: Shaping Estero’s Future Together
The data presented in this report clearly demonstrates that Greater Estero is entering one of the most significant periods of growth in its history. More than 2,400 residential units are currently under construction within the Village of Estero. In comparison, nearly 15,000 additional units are being built or proposed in surrounding areas, particularly along the East Corkscrew corridor. Over the next several years, tens of thousands of new residents may call Greater Estero home.
For many longtime residents, this pace of change is concerning. Increased traffic congestion, growing demands on public infrastructure, pressure on schools and emergency services, and concerns about preserving Estero’s unique character are legitimate issues that deserve serious attention. At the same time, it is important to recognize that much of this growth is occurring on land where development rights were granted years ago through legally approved comprehensive plans and zoning decisions. Under Florida law, local governments have limited authority to deny projects that comply with those previously established rights.
While growth cannot be stopped outright, it can be managed more responsibly.
The future of Greater Estero will largely depend on the willingness of residents, local officials, developers, and community organizations to work together to shape growth rather than merely reacting to it after decisions have been made. Meaningful public participation remains one of the most effective tools available to the community.
Residents can play an important role by attending public hearings, submitting comments on proposed developments, communicating with elected officials, and staying informed about projects before final approvals are granted. Well-reasoned input focused on planning principles, compatibility, traffic impacts, environmental protection, architectural design, buffering, and community character often carries significant weight during the review process.
Engage Estero will continue to serve as a voice for informed and constructive community involvement. By monitoring development proposals, analyzing their impacts, sharing factual information, and encouraging public engagement, the organization seeks to ensure that growth reflects the values and vision of the Greater Estero community.
There are also practical steps that residents and Engage Estero can advocate for together:
- Accelerated transportation improvements along major corridors, particularly Corkscrew Road, Three Oaks Parkway, and U.S. 41.
- Stronger architectural and design standards that preserve Estero’s distinctive village character.
- Enhanced landscaping, buffering, and open-space requirements between new developments and existing neighborhoods.
- Increased investment in parks, recreational facilities, and community gathering spaces.
- Preservation of environmentally sensitive lands, wildlife corridors, and water resources.
- Expanded coordination between Lee County, the Village of Estero, developers, and regional agencies to ensure infrastructure keeps pace with growth.
- Greater transparency and earlier public notification of major development proposals.
- Continued advocacy for state and county funding to address transportation and public safety needs.
The challenge facing Greater Estero is not whether growth will occur—it already is. The challenge is ensuring that growth is balanced, sustainable, and respectful of the qualities that attracted residents here in the first place.
Estero has repeatedly demonstrated that an informed and engaged community can positively influence important decisions. By remaining involved, asking thoughtful questions, and advocating for responsible planning, residents, together with Engage Estero’s advocacy, can help shape outcomes that benefit both current and future generations.
The face of Greater Estero is changing rapidly. Through collaboration, vigilance, and constructive engagement, residents and organizations such as Engage Estero can help ensure that the community remains a place where people are proud to live, work, raise families, and enjoy the exceptional quality of life that has long defined Estero.
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Written by
Allan Bowditch
President
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At Engage Estero, we believe in the power of community. As a nonpartisan, nonpolitical, nonprofit, we conduct evidence-based research to provide unbiased information about local issues, helping you improve your quality of life.