Bonita Springs, Florida
How to buy a Spanish Wells home in 2026: neighborhoods and prices, the optional club, the 2026 fees, the rules and the flood facts, with McGreevy and Comisar.
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty.
Updated October 2026
Buying a home in Spanish Wells means choosing a neighborhood and deciding whether you want the club: membership is optional everywhere except Cordova, and the association itself owns the course. Lee County recorded 69 sales in the 12 months to September 25, 2026, condominiums at a $349,000 median and single-family homes at $810,000, with no district line on the tax bill and no parcel in a special flood hazard area. McGreevy and Comisar lead Domain Realty Group, the #5 real estate team in Florida and the #1 real estate team in Bonita Springs. Start with our Spanish Wells community guide and our Bonita Springs area guide.
Choosing who should represent you? Our guide to the best real estate agents in Bonita Springs sets out the criteria we think a buyer should use. Call Marc Comisar at (239) 287-5873, or Jesse McGreevy direct at (239) 898-6072, or start your Spanish Wells buyer consultation.
McGreevy and Comisar are the right buyer's agents for Spanish Wells because we read the documents that decide a purchase here before you tour: the master budget, the neighborhood estoppel, the club's membership answers, the declaration and the county's recorded sales by neighborhood. We are the #1 team in Southwest Florida since 2012, based in Bonita Springs.
Both partners work every purchase. The record behind that promise:
RealTrends ranked our team the #5 real estate team in Florida and the #1 real estate team in Bonita Springs for 2026, and as the leaders of Domain Realty Group our team has closed 4,000+ transactions. Our office is at 24031 S Tamiami Trl #101 in Bonita Springs, about ten minutes from the Spanish Wells gate by Bonita Beach Road and US 41.
Ten neighborhood associations, each with its own dues and rules.
Master lines, neighborhood dues, taxes and club dues if you join.
Marc Comisar negotiates and Jesse McGreevy prices.
If you read nothing else before buying in Spanish Wells, read these facts, each sourced on this page.
To buy a home in Spanish Wells in 2026, pick the neighborhood and product that fit your budget, decide whether you want Cordova's bundled club or optional membership elsewhere, get pre-approved, read the master budget and the neighborhood's estoppel figures, tour with your own agent and offer from that neighborhood's recorded sales in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Spanish Wells development and its golf condominium companion listing, trailing 12 months, pulled September 3, 2026; Spanish Wells Community Association 2026 budget and fee schedule).
Condominiums from about $200,000, single-family homes from $480,000, Cordova from $890,000 on the latest record.
Cordova requires it; elsewhere it is your choice.
Master budget, neighborhood dues and rules, the club's terms.
From the neighborhood's recorded sales, with the $4,800 contribution and estoppels allocated in the contract.
We coordinate both estoppels and the neighborhood's approval where required.
The Spanish Wells market for buyers in the 12 months to September 25, 2026 was 69 recorded resales at a $640,000 median, 25 condominiums at $349,000 and 44 single-family homes at $810,000, and the September MLS pull showed 26 active listings and a 71-day median to sell in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Spanish Wells development and its golf condominium companion listing, trailing 12 months, pulled September 3, 2026; Spanish Wells Community Association 2026 budget and fee schedule).
We pulled every recorded sale for the 1,329 home parcels whose legal descriptions carry the Spanish Wells name or the Las Brisas and Puesta condominiums for the 12 months to September 25, 2026: 69 resales.
| Window | Sales | Median | Low | High |
|---|---|---|---|---|
| 12 months (2025-09-26 to 2026-09-25) | 69 | $640,000 | $200,000 | $1,260,000 |
| 24 months (2024-09-26 to 2026-09-25) | 125 | $645,000 | $200,000 | $1,260,000 |
| 36 months (2023-09-26 to 2026-09-25) | 189 | $640,000 | $200,000 | $1,260,000 |
| 60 months (2021-09-26 to 2026-09-25) | 353 | $619,000 | $200,000 | $1,267,000 |
The 24-month window holds 125 sales at a $645,000 median and the 36-month window 189 at $640,000: a flat market on the county record, which matches the MLS finding of steady prices and longer marketing times.
| Price band | Recorded sales, 12 months |
|---|---|
| Under $200,000 | 0 |
| $200,000 to $299,999 | 6 |
| $300,000 to $399,999 | 12 |
| $400,000 to $499,999 | 7 |
| $500,000 to $749,999 | 14 |
| $750,000 to $999,999 | 23 |
| $1,000,000 and up | 7 |
Twenty-three of the 69 sales closed between $750,000 and $999,999, the single-family core, 14 between $500,000 and $749,999, 25 under $500,000 and 7 at $1,000,000 or more, mostly Cordova.
| Calendar year | Recorded sales | Median | Low | High | Builder-direct (estimate) |
|---|---|---|---|---|---|
| 2019 | 82 | $302,000 | $139,000 | $719,999 | 0 |
| 2020 | 111 | $388,500 | $138,500 | $739,000 | 0 |
| 2021 | 111 | $377,000 | $160,000 | $1,055,777 | 0 |
| 2022 | 82 | $594,500 | $224,900 | $1,267,000 | 0 |
| 2023 | 78 | $606,000 | $225,000 | $1,205,000 | 0 |
| 2024 | 59 | $645,000 | $280,000 | $1,225,000 | 0 |
| 2025 | 54 | $669,950 | $232,000 | $1,150,000 | 0 |
| 2026 (to September 25) | 58 | $638,750 | $200,000 | $1,260,000 | 0 |
The county's calendar-year medians ran $302,000 in 2019, $594,500 in 2022, $645,000 in 2024, $669,950 in 2025 and $638,750 for 2026 through September 25.
Our Southwest Florida MLS pull of September 3, 2026 showed 68 Spanish Wells closings over the trailing 12 months at a median of 71 days on market, up from 47 the year before, and a median sale-to-list ratio of 95.42 percent. The September 3, 2026 MLS pull showed 26 active Spanish Wells listings at a $639,000 median, about 4.6 months of supply.
The highest recorded sale was a Cordova home at $1,260,000; San Amaro Drive's seven sales ran from $890,000 to $1,250,000. At the other end, Las Brisas condominiums closed from $200,000.
In Spanish Wells you can buy a Las Brisas or Puesta condominium from about $200,000 to $590,000, a Marbella home around its $429,000 median, a single-family home around the $810,000 single-family median, or a Cordova home with club membership from $890,000, on Lee County's 12 months of recorded sales to September 25, 2026 in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Spanish Wells development and its golf condominium companion listing, trailing 12 months, pulled September 3, 2026; Spanish Wells Community Association 2026 budget and fee schedule).
| Section (recorded name) | Sales, 12 months | Median (10+ sales only) | Low | High |
|---|---|---|---|---|
| Spanish Wells Units 1 to 3 plats and golf condominiums | 22 | $810,000 | $222,000 | $1,100,000 |
| Marbella at Spanish Wells | 19 | $429,000 | $257,750 | $850,000 |
| Cordova at Spanish Wells | 10 | $1,005,000 | $890,000 | $1,260,000 |
| Puesta del Lago and Puesta del Sol at Las Brisas | 7 | count and range only | $322,500 | $590,000 |
| The Lake Club at Spanish Wells | 5 | count and range only | $480,000 | $750,000 |
| Las Brisas condominiums | 5 | count and range only | $200,000 | $346,337 |
| Marbella (alternate legal spelling) | 1 | count and range only | $620,000 | $620,000 |
The Units 1 to 3 plats, with the golf condominiums that share the Spanish Wells legal name, recorded 22 sales at an $810,000 median, 21 of them single-family homes, Marbella 19 at $429,000 and Cordova 10 at $1,005,000; the Puesta condominiums, The Lake Club and Las Brisas each closed fewer than ten, so we print counts and ranges.
22 recorded sales in the 12 months to September 25, 2026 at a median of $810,000, from $222,000 to $1,100,000.
19 recorded sales in the 12 months to September 25, 2026 at a median of $429,000, from $257,750 to $850,000.
10 recorded sales in the 12 months to September 25, 2026 at a median of $1,005,000, from $890,000 to $1,260,000.
7 recorded sales in the 12 months to September 25, 2026, from $322,500 to $590,000. Under ten sales we print the count and range, not a median.
5 recorded sales in the 12 months to September 25, 2026, from $480,000 to $750,000. Under ten sales we print the count and range, not a median.
5 recorded sales in the 12 months to September 25, 2026, from $200,000 to $346,337. Under ten sales we print the count and range, not a median.
One recorded sale in the 12 months to September 25, 2026, at $620,000. A single sale is a data point, not a market; we widen the window to 24 or 36 months and read the sale itself before using it as a comparable.
A Spanish Wells buyer pays about $3,031 per parcel a year at the master level in 2026 by arithmetic on the association's budget, billed through the neighborhood associations, plus the neighborhood or condominium dues, City and county taxes and, outside Cordova only by choice, club dues. There is no district line on the bill in Bonita Springs.
Data updated: October 2026 (Spanish Wells Community Association 2026 budget and fee schedule, as read for our Spanish Wells guide, September 2026).
| Master-tier line, 2026 | Per parcel a year |
|---|---|
| Operating and reserve assessment | $1,627.57 |
| Debt service assessment | $267.60 |
| Bulk communications | $1,136.28 |
| Total master tier | about $3,031.45 |
The association's fee schedule states that 2026 assessments are collected by the neighborhoods and owners do not pay the master directly; section 3.15 of the declaration makes each neighborhood association responsible for remitting.
The operating and reserve line rose 35.2 percent from $1,203.83, reserve funding rose 65.7 percent, and the budget still shows a planned deficit, according to the association's budget.
No district does not mean no debt: the 2026 budget shows $364,203 of debt service, interest and principal, billed as $267.60 per parcel.
Sub-association dues differ by neighborhood and are not published; the sub-association estoppel states them.
Club initiation and dues are not published for any category; the club membership office holds them. Cordova's bundled membership terms come from the club and Cordova's association.
A Spanish Wells buyer takes on club membership only in Cordova, where the club's FAQ says it is required; anywhere else membership is optional, and the semi-private course books public tee times. The homeowners' association owns the club, so every owner has a say in it through the association in Bonita Springs.
Data updated: October 2026 (Spanish Wells Country Club FAQ and pages read September 2026; Spanish Wells declaration section 1.10).
The club was deeded to the Spanish Wells Community Association by an instrument recorded in January 2018, and the declaration names that deed at section 1.10.
The club's FAQ says a membership is required in Cordova and not elsewhere in Spanish Wells.
The club describes itself as semi-private and non-equity and books public tee times; the course is 27 holes across three nines.
The declaration calls Spanish Wells fully developed and requires a two-thirds member vote to redevelop the golf course, according to our Spanish Wells guide's reading.
Spanish Wells recorded 69 sales in the latest 12 months, condominiums from about $200,000 and single-family homes to $1,260,000, and only Cordova requires club membership. Call Marc Comisar at (239) 287-5873, start your Spanish Wells buyer consultation, or see how we represent buyers. Selling first? Get a free Spanish Wells home valuation or call Jesse McGreevy direct at (239) 898-6072.
A Spanish Wells buyer inherits the master rules and the neighborhood association's own rules, which may be stricter but not more lenient, covering leasing, pets, signs, vehicles and exterior changes, plus a declaration that bars walking, biking and fishing on the course and lake banks in Bonita Springs.
Data updated: October 2026 (Spanish Wells master rules and declaration; neighborhood association pages read September 2026).
The master rules set the minimum, and neighborhood associations may be stricter; Unit Two, for example, caps leases at three a year. Gate bar codes are available to tenants on leases of 31 days or more.
Pet rules are set in the master rules and by each neighborhood association; Unit Three publishes its own pet page.
Bar codes are issued per vehicle: $25 for an owner and $50 for an approved renter, and none for a lease of 30 days or less, according to the association.
Section 4.7 of the declaration closes the course, cart paths and lake banks to walking, jogging, biking and fishing.
Section 10.1 requires co-owners who are not spouses to designate one primary occupant, to prevent fractional ownership.
A Spanish Wells buyer should receive the flood disclosure at or before contract, the property tax disclosure in the contract and, depending on the home, either the homeowners' association disclosure summary under section 720.401 or the condominium documents under section 718.503, which carry cancellation rights. Your closing agent confirms which apply to the parcel.
Data updated: October 2026 (Florida Statutes 720.401, 718.503, 689.302, 689.261, 553.79, 720.30851 and 718.116 read October 2026; Lee County Clerk recorded declarations; Florida Division of Corporations records).
This is general information, not legal advice. Your closing agent or real estate attorney confirms which duties apply to your parcel, and several of them carry a cancellation right for the buyer if they are missed, so we gather the documents before anyone signs.
Spanish Wells sits under two regimes. The Spanish Wells Community Association is a chapter 720 master association, so a seller of a single-family home in Units 1 to 3, Cordova or a villa on a platted lot supplies the section 720.401 summary. Marbella's condominiums, Las Brisas and the Puesta del Lago and Puesta del Sol condominiums and the golf condominiums are governed by chapter 718, so their sellers deliver the section 718.503 package with the master documents alongside. We state the fork and let your closing agent confirm your parcel.
For a lot or house in a community with a mandatory homeowners' association, the prospective buyer must be presented with the disclosure summary before executing the contract, and on a resale the parcel owner supplies it (section 720.401). The contract must carry a conspicuous clause making it voidable if the summary was not provided first, and the buyer may void by written notice within 3 days after receiving the summary or before closing, whichever occurs first. That right cannot be waived and ends at closing. Section 720.401 does not apply to associations governed by chapters 718, 719, 721 or 723.
The master declaration adds its own charge at every resale: a $4,800 capital contribution effective July 1, 2024, the personal obligation of the buyer and a lien on the lot, with exemptions for foreclosure, death, transfers to a spouse and estate-planning transfers, according to our Spanish Wells guide's reading of the declaration and fee schedule.
For a condominium unit, the owner provides the declaration, articles, bylaws and rules, the annual financial statement and budget, the inspection and structural integrity reserve study records where they exist and the state's question and answer sheet, at the owner's expense (section 718.503). The contract carries either an acknowledgment that the buyer received them more than seven days before signing or a clause letting the buyer cancel within seven days after signing, and a waiver of that right is void.
Section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract is signed. It asks whether the seller knows of flooding that damaged the property during ownership, whether a flood insurance claim was filed and whether the seller received federal flood-damage assistance. The duty does not depend on the FEMA zone. Spanish Wells sits outside FEMA's special flood hazard area on the current map, and the duty applies anyway.
The Florida Supreme Court held in Johnson v. Davis (1985) that a home seller must disclose known facts that materially affect the property's value and are not readily observable to the buyer. For a Spanish Wells home that can include past water intrusion, a roof or window leak, an unapproved exterior change, an unpermitted enclosure or an open permit. When in doubt, disclose, and put it in writing.
Section 689.261 requires the contract to carry a property tax disclosure summary warning the buyer not to rely on the seller's current taxes, because a change of ownership or improvements can reset the assessment. A seller's homestead exemption and Save Our Homes cap end with the seller's ownership. Spanish Wells has no community development district, so no district line passes to the buyer; the Lee County Property Appraiser lists the tax district as City of Bonita Springs and Bonita Springs Fire.
Section 553.79 bars a local building agency from penalizing an arm's-length buyer because a previous owner's permit was never closed, and lets an owner close a permit with a different licensed contractor. It does not stop a lender, title underwriter or buyer from requiring the permit to be closed before closing, so we check the City of Bonita Springs permit record before listing.
Section 720.30851 governs the homeowners' association estoppel certificate and section 718.116 the condominium certificate. The statutes set a $250 base fee, and the Department of Business and Professional Regulation's current adjusted caps are $299 for the certificate, $119 more for expedited delivery within 3 business days and $179 more if the account is delinquent; the association's actual fee can be lower. A Spanish Wells sale needs two: the master association's $299 certificate and a separate $299 sub-association certificate, with rush fees of $119 at the master and $199 in the Unit Two example, according to the associations' published schedules.
A buyer choosing between Spanish Wells and Highland Woods, two golf communities in Bonita Springs, is choosing between optional membership in an association-owned club with more single-family choice and a lower-priced, condominium-heavier community: Lee County recorded 69 Spanish Wells sales at $640,000 and 35 Highland Woods sales at $410,000.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Spanish Wells Community Association fee schedule; our Highland Woods guide).
| What a buyer weighs | Spanish Wells | Highland Woods |
|---|---|---|
| Location | Between US 41 and I-75 off Bonita Beach Road, City of Bonita Springs | Off US 41 north of West Terry Street, City of Bonita Springs |
| Home parcels in our county match | 1,329 | 798 |
| Recorded sales, 12 months to September 25, 2026 | 69 at a $640,000 median | 35 at a $410,000 median |
| Median $ per county heated square foot | $293.41 | $301.43 |
| Year built on the county roll | 1979 to 2022, median 2000 | 1996 to 2001, median 1997 |
| Golf | Association-owned, semi-private 27 holes; membership optional except in Cordova | Bundled equity: one Owner Equity membership on every home, no waitlist; 2026 dues $13,812.79 |
| District on the tax bill | None | None |
| Flood map | No parcel in a special flood hazard area on the current map | Mostly Zone X, with Zone AE along the northern drainage corridor and lakes |
| Master resale charge | $4,800 capital contribution, plus two $299 estoppels | $10,000 capital contribution for 2026, paid by the buyer |
A home in Spanish Wells fits a buyer whose priorities are optional membership in an association-owned club, more single-family choice and no district line. A home in Highland Woods fits a buyer whose priorities are a lower entry price. Each fits a different list of priorities.
The full carry, the year built and roof age, the club terms and the leasing rules, each from its own document.
A Spanish Wells buyer should know that no parcel sits in a FEMA special flood hazard area on the current map, so a lender does not require flood insurance, and that wind insurance, roof age and opening protection decide the cost of carrying a home in Bonita Springs.
Data updated: October 2026 (FEMA National Flood Hazard Layer as read for our Spanish Wells guide; Lee County mandatory flood insurance information; National Hurricane Center Ian report; Citizens flood page read October 2026).
Our Spanish Wells guide's parcel check found no parcel in a special flood hazard area; the community sits in Zone X. A lender still makes its own determination for each address.
Hurricane Ian made landfall as a category 4 storm at Cayo Costa on September 28, 2022, with coastal inundation of 8 to 12 feet in the Bonita Springs area and inland high water marks of 5 to 7 feet, according to the National Hurricane Center. We describe your home's own record through the flood disclosure.
Homes built from 1979 to 2022 vary widely in roof covering and opening protection; the state form OIR-B1-1802 records the credits under section 627.711.
The City of Bonita Springs holds a Community Rating System Class 5 rating. From January 1, 2027 Citizens requires flood coverage on new and renewing personal residential wind policies, condominium unit-owner policies exempt.
We print no premiums; we tell a buyer what an insurer will ask, and for condominiums we point to the master policy.
A Spanish Wells inspection should cover the roof, the air conditioning, the water heater, the windows and doors, plumbing and electrical, and the wind mitigation features, and for a condominium the building's own reports. Homes here were built from 1979 to 2022, so the age of each system, not just the house, decides what a buyer negotiates in Bonita Springs.
A licensed home inspector checks structure, roof, systems and visible defects. On a Spanish Wells home built from 1979 to 2022, ask for the age of the roof covering, the air handler and condenser and the water heater in writing, because those are the items a buyer most often renegotiates. The older Units 1 to 3 homes are where roof, window and plumbing age come first.
Insurers ask for the state's uniform mitigation form OIR-B1-1802 to credit roof shape, roof-deck attachment, roof-to-wall connections and opening protection under section 627.711, and many ask for a four-point inspection of roof, electrical, plumbing and heating and cooling on older homes. A current form from the seller saves time; a new one is inexpensive.
Ask the seller for permits and association approval letters for any addition, lanai enclosure, window replacement or exterior change, and check the City of Bonita Springs permit record. Section 553.79 protects a buyer from penalties for a prior owner's open permit, but a lender or title underwriter may still require it closed.
Ask the association for the budget, reserves, master insurance policy, any special assessment and, for buildings of three or more habitable stories, the milestone inspection and structural integrity reserve study records. A lender will ask the same questions.
The Florida Realtors and Florida Bar AS IS contract gives the buyer an inspection period to inspect and cancel. Schedule inspectors the day the contract is signed, read the association documents in the same window, and decide with the whole file in hand.
In Lee County the seller customarily pays the owner's title policy and the deed stamps, so a Spanish Wells buyer's closing costs are mainly lender charges, the lender's title policy, the mortgage taxes, recording, prepaid insurance and escrow, plus any association capital or transfer charges the documents assign to the buyer. The contract controls every line in Bonita Springs.
Data updated: October 2026 (Florida Statutes 201.08 and 199.133 as summarized by the Florida Department of Revenue; Lee County Clerk recording fees; Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Spanish Wells development and its golf condominium companion listing, trailing 12 months, pulled September 3, 2026; Spanish Wells Community Association 2026 budget and fee schedule).
| Item (80 percent loan) | Condominium median ($349,000) | Community median ($640,000) | Single-family median ($810,000) |
|---|---|---|---|
| Loan amount | $279,200 | $512,000 | $648,000 |
| Documentary stamp tax on the note at $0.35 per $100 | $977.20 | $1,792.00 | $2,268.00 |
| Nonrecurring intangible tax at 0.2 percent | $558.40 | $1,024.00 | $1,296.00 |
| Subtotal of the two loan taxes | $1,535.60 | $2,816.00 | $3,564.00 |
These are statutory amounts on an 80 percent loan, computed on the recorded medians as illustrations. A cash buyer pays neither.
In Lee County the seller customarily selects the closing agent and pays for the owner's title policy, and the buyer pays for the lender's policy when there is a loan. That is custom, not law, and the contract controls.
The buyer owes the master association's $4,800 capital contribution, effective July 1, 2024, under the declaration; it applies in every neighborhood and is not a club fee. A Cordova buyer also takes on the club membership that comes with that neighborhood, under the club's own terms.
The buyer pays to record the deed and mortgage at the Lee County Clerk's published fees, prepays the first year of homeowner's insurance and funds the lender's escrow for taxes and insurance. Your lender's written Loan Estimate lists every one, and the Consumer Financial Protection Bureau explains how to read it.
We give you an estimated cash-to-close sheet before you write an offer, built from the lender's Loan Estimate, the title company's quote and the association documents, so the number you plan on is the number you wire.
After you buy in Spanish Wells, your property tax resets to the Lee County Property Appraiser's assessment as of the next January 1, because the seller's homestead exemption and Save Our Homes cap end with the sale. A full-time buyer files for homestead with the Property Appraiser, and the bill arrives each November in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser final 2026 millage book; Florida Statutes 193.155 and 689.261; Florida Senate CS/HJR 1-F).
Spanish Wells is in Lee County taxing district 017, the City of Bonita Springs and Bonita Springs Fire district, at a final 2026 millage of 12.7942 mills, with no district line on the bill. On the $640,000 community median that is about $8,188 a year before exemptions. That is an illustration, not your bill.
A buyer who makes the home a permanent residence by January 1 can apply for the homestead exemption with the Lee County Property Appraiser, and Save Our Homes then caps annual increases in the assessed value of a homestead under section 193.155. A second-home buyer pays on the non-homestead basis.
A buyer leaving another Florida homestead can port up to $500,000 of the Save Our Homes difference to the new home if it is established within three years of January 1 of the year the old homestead was given up, filed with the Property Appraiser.
A constitutional amendment on the November 3, 2026 ballot would change how homestead exemptions and non-homestead assessment caps work (the Florida Senate record, CS/HJR 1-F). We state no dollar effect, because the result and the implementing rules are not known when this page is published.
Since August 17, 2024, a Spanish Wells buyer signs a written agreement with their own agent before touring, the agreement states the compensation in a specific amount or rate, and offers of compensation can no longer be advertised on the MLS. A seller can still agree to pay some or all of it in the contract, as in the rest of Bonita Springs.
Data updated: October 2026 (NAR settlement terms effective August 17, 2024; Florida Realtors Exclusive Buyer Brokerage Agreement).
The agreement names the agent, the term, the compensation and whether it is exclusive. Compensation is negotiable and must be specific and objectively ascertainable. We explain ours in plain terms before your first showing.
Some sellers offer to pay buyer-broker compensation or a concession toward closing costs, and some do not. We ask in every negotiation and put any agreement in the contract, so you know before you sign what you owe and what the seller covers.
The National Association of REALTORS publishes plain-language explanations of the settlement and of written buyer agreements, and both are linked in our sources.
To finance a Spanish Wells home in 2026, get a written pre-approval before you tour, compare at least two lenders' Loan Estimates on the same day, and, for a condominium, confirm the project meets the lender's rules before you sign. Mortgage rates change daily, so this Bonita Springs guide quotes none.
Data updated: October 2026 (Freddie Mac Primary Mortgage Market Survey; Fannie Mae Selling Guide B4-2.1-03 and condo project status finder; Consumer Financial Protection Bureau).
Mortgage rates change daily and depend on your file, so this page quotes none. Freddie Mac publishes the weekly Primary Mortgage Market Survey for context, and your lender's written Loan Estimate is the document to compare. Get at least two, on the same day, with the same assumptions.
A written pre-approval from a lender who has reviewed your income, assets and credit tells a seller your offer is real, and in a competitive moment it is the difference between a counter and a pass.
A cash buyer pays no mortgage taxes and closes faster, and some sellers weigh that heavily. A cash buyer should still order an appraisal or a comparative market analysis, an inspection and a title search.
A lender reviews the condominium project as well as the borrower: the budget, reserves, insurance, litigation and any deferred structural repairs. Fannie Mae publishes its ineligible-project rules (Selling Guide B4-2.1-03) and a condo project status finder. We ask the association the lender's questions before you write an offer.
Daily life in Spanish Wells centers on the club's 27 holes, pools, racquet courts and dining and on Bonita Beach Road's shops minutes from the gate, with US 41 under a mile away and the Gulf beaches a short drive west. ALDI and Publix sit within a mile of the gate, according to our measured routing from Bonita Springs.
Data updated: October 2026 (Spanish Wells Country Club pages read September 2026; OSRM routing from the main gate; School District of Lee County locator).
The club lists golf, racquet sports, fitness, pools and dining; membership is optional outside Cordova.
ALDI 0.4 miles and Publix 0.8 miles from the main gate, downtown Bonita Springs 1.9 miles and Southwest Florida International Airport about 25 free-flow minutes, by road-network measurement.
Lee County uses choice zones; addresses across Spanish Wells returned elementary Proximity Zone Q, middle Zone GG and high school South sub-zone 3 in the district's 2026 to 2027 locator. Confirm the address in the locator.
NCH's Bonita emergency department on US 41 and Lee Health's Coconut Point emergency department are the nearest 24-hour emergency rooms.
Lee County's Bonita Beach Accesses #2 to #9 are free to park, and Barefoot Beach Preserve is a short drive south on Hickory Boulevard.
Near Spanish Wells, the public projects buyers ask about are FDOT's Old US 41 (CR 887) widening, whose studies include Cordova-specific presentations and a noise study, the US 41 at Bonita Beach Road intersection project and the voter-approved Bonita Estero Rail Trail in Bonita Springs. Each is on its own public record.
Data updated: October 2026 (FDOT District One projects 435110-1 and 444321-1; WINK News and WGCU reports on the Bonita Estero Rail Trail).
FDOT's project 435110-1 studies four-laning Old US 41, and its files include a 2022 presentation for Cordova at Spanish Wells and an October 2025 noise study report.
Project 444321-1 has an approved intersection design, with right of way and construction not yet funded.
Bonita Springs voters approved $35 million for the Bonita Estero Rail Trail in August 2026, according to WINK News; the trail follows the old rail corridor.
FDOT's project 452544-1 widens I-75 through the Bonita Beach Road interchange.
We find the right Spanish Wells home by matching your budget and priorities to the section that fits, setting alerts the day a listing appears, reading the documents and recorded sales before the tour, and using our network for homes that are coming to market before they appear online in Bonita Springs.
In Spanish Wells the section decides the price, the carry and the rules. We match you to the right section first, then watch every listing in it. In Spanish Wells that means checking each listing's neighborhood association dues and, for Cordova, the bundled club terms.
Some owners call us before they list. When a home that fits your search is coming, we tell you, and you see it first. We never promise an off-market home; we promise to ask.
Before you tour, we pull the recorded sales for the section, the association budget and rules, the flood position and the listing history, so the tour is about the house rather than the paperwork.
We negotiate for a Spanish Wells buyer with the recorded sales for the section, the active competition, the inspection findings and the association file in hand, and we put every term in writing: price, credits, the inspection period, financing, the closing date and who pays which association charge in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
We build your offer from the recorded sales of comparable homes in the same section, not from the asking price, and we tell you where the list price sits against them.
When the inspection finds a real defect, we ask for a repair or a credit priced from a contractor's estimate, and we tell you when an item is ordinary wear that a seller will not cover.
The AS IS contract carries financing and appraisal provisions that protect your deposit if the loan or the value falls through. We set the dates so they protect you without weakening the offer.
Capital contributions, resale fees, estoppel fees and prorations are allocated in the contract. We read the association documents and write the allocation in, so there is no surprise on the settlement statement.
Spanish Wells suits a buyer whose priorities are optional membership in an association-owned club, no district line, no special flood hazard area and single-family choice near US 41, and suits less well a buyer who wants new construction or a published single dues figure. The lists below come from the records on this Bonita Springs page.
The cons, stated plainly:
The pros, equally documented:
If you need to sell a home before or while you buy in Spanish Wells, start with a value on the home you own: our free home valuation and guide to selling a Spanish Wells home apply anywhere in Southwest Florida, and Jesse McGreevy at (239) 898-6072 can sequence the two closings so you are never carrying both longer than you planned in Bonita Springs.
As Top 1% Real Estate Agents Nationally Since 2008 we sequence sales and purchases every season. A sale-contingent offer is weaker in a competitive moment and stronger when inventory is ample. We read which moment it is in Spanish Wells from the MLS and the county record and advise accordingly.
If your current home is elsewhere in the city, our guide to selling a home in Bonita Springs covers the city-wide picture.
Custom Spanish Wells listing alerts send you every new listing that matches your section, size, price and view the day it reaches the market, so you see the right home before the weekend crowd. Create a free account through the property search on our site, or ask Marc Comisar at (239) 287-5873 to set the search for you in Bonita Springs.
The section or collection, the price band, the bedroom count, the view and, for a golf or club community, the membership type. A search that is too broad sends noise; one that is too narrow misses the home.
To see the current listings in Spanish Wells, browse the homes for sale on our team's sister site at DomainRealtyGroup.com.
A Spanish Wells buyer consultation is a free, no-obligation conversation with Marc Comisar or Jesse McGreevy about your budget, timing, the section that fits and the documents to read before you write an offer. Use the consultation form on this page or call Marc at (239) 287-5873, and we will prepare the recorded sales for your target section in Bonita Springs.
The recorded sales for your target section, the current listings, the full annual carry, the flood position and a draft cash-to-close estimate, so your first tour is already an informed one.
Call Marc Comisar at (239) 287-5873, or Jesse McGreevy direct at (239) 898-6072, or use the Spanish Wells buyer consultation form. You are working with Top 1% Real Estate Agents Nationally Since 2008. See also how we represent buyers.
McGreevy and Comisar are a top-reviewed Southwest Florida buyer's agent team, with the Gulfshore Life Five Star award for customer satisfaction for 21 straight years. The reviews below are quoted exactly as clients wrote them, each labelled with the site where it was posted.
★★★★★ "As we are from Canada our buying experience in Florida was a bit intimidating; however, Jesse made it an easy and happy experience. He was easy to talk to and was available to us every step of the way. He explained everything in detail and was quite knowledgeable with the area and with what we were looking for (he has several Canadian clients). We would not hesitate in recommending him to others and in using him again, should we decide to take the plunge again. We not only consider Jesse our Florida agent, but a friend as well." Verified Zillow review
★★★★★ "Jesse took time every single day for months to help me locate my first home. He did a great job of making suggestions but allowing me to ultimately make decisions on my own. He was extremely knowledgeable and had an outstanding relationship with other local realtors and banks around SWFL. From top to bottom Jesse provided the best service I could have possibly imagined. He took the time to identify exactly what I was looking for and once that was established he did not stray from the path. It was evident throughout the process that Jesse cared about finding my family the right home and not just banking a commission. Large or small I would 100% recommend Jesse and his agency for anyone looking to buy property in Florida. World class realtor" Verified Zillow review
★★★★★ "I cannot say enough about how great Jesse was through this process. He advised us from every angle and we were completely prepared. I will pass along his information to everyone." Verified Zillow review
When you buy with Top 1% Real Estate Agents Nationally Since 2008, the partners who tour with you are the partners at your closing. Call Marc Comisar at (239) 287-5873 to start.
A few Spanish Wells figures are not published in a document we could read, and we say so rather than estimate them. Each item names the record that holds the answer, which we obtain for any home you write an offer on in Bonita Springs.
These are the questions Spanish Wells buyers ask us most, answered from Lee County's recorded sales, the association's own documents and Florida law. For anything specific to a home, call Marc Comisar at (239) 287-5873.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Spanish Wells development and its golf condominium companion listing, trailing 12 months, pulled September 3, 2026; Spanish Wells Community Association documents; Florida Statutes read October 2026).
Lee County recorded 69 sales from September 26, 2025 to September 25, 2026 at a median of $640,000. Condominiums recorded 25 sales at a $349,000 median and single-family homes 44 at $810,000, so the neighborhood and product matter more than the community figure.
Set your budget with a lender, read the association documents and carry for your target section, tour with your own agent under a written buyer agreement, offer from the recorded comparables and use the inspection and document review periods fully. Call Marc Comisar at (239) 287-5873 to start.
The best buyer's agent reads the recorded sales, the association documents and the flood file before you write an offer, and negotiates with evidence. McGreevy and Comisar lead Domain Realty Group, the #5 real estate team in Florida and the #1 real estate team in Bonita Springs in the 2026 RealTrends rankings.
Our Southwest Florida MLS pull of September 3, 2026 showed 68 Spanish Wells closings over the trailing 12 months at a median of 71 days on market, up from 47 the year before, and a median sale-to-list ratio of 95.42 percent.
The September 3, 2026 MLS pull showed a median sale-to-list ratio of 95.42 percent across 68 closings, against 95.41 percent the year before.
The September 3, 2026 MLS pull showed 26 active Spanish Wells listings at a $639,000 median, about 4.6 months of supply.
With a loan, the buyer pays the documentary stamp tax on the note at $0.35 per $100 and the nonrecurring intangible tax at 0.2 percent, lender charges, the lender's title policy, recording, prepaid insurance and escrow, plus any association charges the documents assign to the buyer. On an 80 percent loan at the $640,000 median that is $2,816.00 in the two mortgage taxes.
Not federally: no Spanish Wells parcel sits in a special flood hazard area on the current map. From January 1, 2027 Citizens requires flood coverage on new and renewing personal residential wind policies, condominium unit-owner policies exempt.
Yes, if it is your permanent residence by January 1. You apply with the Lee County Property Appraiser, and the exemption and Save Our Homes cap then apply to your own assessment, not the seller's.
Yes. Since August 17, 2024, a buyer signs a written agreement with their own agent before touring, stating the compensation in a specific amount or rate, which is negotiable. We explain ours before your first showing.
Usually, but the lender reviews the condominium project as well as you: its budget, reserves, insurance and any deferred structural work. Fannie Mae publishes its project rules and a status finder, and we ask the association the lender's questions before you write an offer.
No. We found no recorded age restriction for Spanish Wells.
The master rules set the minimum, and neighborhood associations may be stricter; Unit Two, for example, caps leases at three a year. Gate bar codes are available to tenants on leases of 31 days or more.
Pet rules are set in the master rules and by each neighborhood association; Unit Three publishes its own pet page.
Lee County recorded 69 Spanish Wells sales from September 26, 2025 to September 25, 2026 at a median of $640,000, from $200,000 to $1,260,000, or $293.41 per square foot of county heated area. Condominiums recorded 25 sales at a $349,000 median and single-family homes 44 at $810,000, so the neighborhood and product matter more than the community figure.
The association bills 1,361 parcels; our county match ties 1,329 home parcels to Spanish Wells and Las Brisas, 803 single-family homes and 526 condominium units, built from 1979 to 2022 on the roll.
Arithmetic on the association's 2026 budget gives about $3,031 per parcel a year at the master level: $1,627.57 operating and reserves, $267.60 debt service and $1,136.28 bulk communications, billed through the neighborhood associations. Add the neighborhood or condominium dues, taxes and, outside Cordova only by choice, club dues.
No. Florida's official list of special districts carries no Spanish Wells district, and the Property Appraiser lists the tax district as City of Bonita Springs and Bonita Springs Fire. The master association does carry an amortizing loan, billed as a $267.60 per parcel debt service line in 2026.
No Spanish Wells parcel sits in a FEMA special flood hazard area on the current map, so flood insurance is not federally mandated. A lender still makes its own determination for each address.
In Lee County the seller customarily selects the closing agent and pays for the owner's title policy, at the premium the state sets by rule, and a financed buyer pays for the lender's policy. That is custom, not law, and the contract controls.
The master rules set the minimum, and neighborhood associations may be stricter; Unit Two, for example, caps leases at three a year. Gate bar codes are available to tenants on leases of 31 days or more.
Lee County uses choice zones; addresses across Spanish Wells returned elementary Proximity Zone Q, middle Zone GG and high school South sub-zone 3 in the district's 2026 to 2027 locator. Confirm the address in the locator.
Spanish Wells is in district 017, final 2026 millage 12.7942; on the $640,000 median that is about $8,188 before exemptions, with no district line.
A single-family seller supplies the section 720.401 summary before the contract; a Marbella, Las Brisas, Puesta or golf condominium seller delivers the section 718.503 package instead. Both give the section 689.302 flood disclosure.
Only in Cordova, according to the club's FAQ; elsewhere membership is optional.
Yes. The club describes itself as semi-private and books public tee times.
The $4,800 master capital contribution under the declaration; the seller customarily orders the two estoppels.
Las Brisas condominiums recorded sales from $200,000 in the latest 12 months.
No; Florida's official list of special districts carries none.
Through your neighborhood association, which remits to the master under section 3.15 of the declaration.
Every document behind the rules and figures in this Spanish Wells guide is public. These are the ones a buyer actually uses, each linked to the issuing authority's own copy, so you read the current version.
| Document | Publisher | Why it matters | Link |
|---|---|---|---|
| Club frequently asked questions | Spanish Wells Country Club | Which neighborhoods require membership | Open the club FAQ |
| Association portal and documents | Spanish Wells Community Association | Budget, fee schedule and governing documents | Open the portal |
| Unit Two estoppel page | Spanish Wells Unit Two HOA | A sub-association's estoppel and rush fees | Open the estoppel page |
| Unit Two real estate notes | Spanish Wells Unit Two HOA | Resale rules a buyer meets | Open the notes |
| Official list of special districts | Florida Department of Commerce | Confirms no Spanish Wells district | Open the program page |
| Course scorecard, May 2026 | Spanish Wells Country Club | The 27 holes and ratings | Open the scorecard |
| Section 720.401, homeowners' association disclosure summary | Florida Legislature | What a house or lot buyer must receive before signing | Open section 720.401 |
| Section 718.503, condominium resale disclosure | Florida Legislature | The condominium documents and the seven-day right | Open section 718.503 |
| Section 689.302, flood disclosure | Florida Legislature | The seller's flood form | Open section 689.302 |
| Section 193.155, homestead assessments | Florida Senate | Save Our Homes and the reset after a purchase | Open section 193.155 |
| Apply for homestead exemption | Lee County Property Appraiser | The filing a full-time buyer makes | Open the homestead page |
| Nonrecurring intangible tax | Florida Department of Revenue | The mortgage tax a financed buyer pays | Open the DOR page |
| FEMA Flood Map Service Center | Federal Emergency Management Agency | The flood zone for a single address | Open the map center |
| Flood insurance requirement | Citizens Property Insurance | The January 1, 2027 flood coverage rule | Open the Citizens page |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | The wind mitigation form behind insurance credits | Open the form |
| Condo project status finder | Fannie Mae | Whether a condominium project is financeable | Open the finder |
| Written Buyer Agreements 101 | National Association of REALTORS | The buyer agreement you sign before touring | Open the NAR page |
| 2025-26 School Grades | Florida Department of Education | The state's letter grades for assigned schools | Open the grades file |
Every figure on this page traces to one of the sources below. County sales figures are our analysis of the Lee County Property Appraiser roll and sale file; association, club and district statements are attributed to the body that published them.
Spanish Wells association and club records
City, county, school and civic records
Florida statutes, rules and federal references
Our own published guides and records
McGreevy and Comisar are the Bonita Springs team Spanish Wells buyers call when they want the records read before they sign. Jesse McGreevy and Marc Comisar personally handle every purchase from the first showing to the closing table, with over 45 years of combined direct experience, and they have been Top 1% Real Estate Agents Nationally Since 2008.
For this buyer guide we tracked all 69 recorded sales in Spanish Wells over the latest 12 months and read the association's budget and fee schedule and the club's answers, so a buyer sees the record before the tour.
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or read more about McGreevy and Comisar. Selling a home before you buy here? See how to sell your Spanish Wells home or call Jesse at (239) 898-6072.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Ready to look? Call Marc Comisar at (239) 287-5873, or Jesse McGreevy direct at (239) 898-6072, or start your Spanish Wells buyer consultation. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated October 2026. This buyer guide is general information about buying a home in Spanish Wells, not an appraisal and not legal, tax, lending or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.