Bonita Springs, Florida
Buying in Spring Lakes, Bonita Springs? See the recorded sales, the four home types, the Forest Mere rules, the flood zone by phase, schools, drive times and how to write an offer. Call Marc at (239) 287-5873.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Spring Lakes, the Forest Mere Drive neighborhood east of downtown Bonita Springs, means choosing a phase, a lot and a home type before a house: single-family houses on three plats, 44 Forest Mere townhomes, a 4-unit condominium and the Red Hibiscus Habitat homes, each with its own association and flood zone. Our Spring Lakes community guide holds the full record; this is the buyer's version. Top 1% Real Estate Agents Nationally Since 2008.
To buy a home in Spring Lakes in Bonita Springs in 2026, decide which section and home type fit you, read the Forest Mere rules, check the flood zone of the specific lot, and price your offer against the Lee County recorded sales of the same phase and size. Marc Comisar leads our buyer representation from our Bonita Springs office.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 11, 2026).
Prices, every phase in detail, what size and age buys the most house, the home types, flood and insurance, the Forest Mere rules, annual and closing costs with worked examples, financing, schools, drive times, what is being built, comparisons with Wildwood Preserve and Woods Edge, how we find and negotiate a home, buyer's agent compensation, how to write an offer, and 46 buyer questions.
Buy in Spring Lakes with McGreevy and Comisar because we read the recorded sales of your phase, the flood zone of your lot and the Forest Mere paperwork before you offer, and we negotiate from that record. We lead Domain Realty Group, the #1 team in Southwest Florida since 2012.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026).
Our office is at 24031 S Tamiami Trl #101 in Bonita Springs. Comparing the best real estate agents in Bonita Springs? Ask each one which Spring Lakes sales support your offer. See how we represent buyers in Southwest Florida.
McGreevy and Comisar is a top-reviewed Spring Lakes realtor.
★★★★★ "Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes." Verified Google review
Homes in Spring Lakes recorded 10 qualified sales in the 12 months to September 25, 2026, at a $420,000 median, from $278,959 to $569,000, or $287.41 per square foot of county heated area. All were single-family resales; the townhomes recorded none in that window.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified, through September 25, 2026).
| Window | Single-family sales | Median | Low | High |
|---|---|---|---|---|
| 12 months | 10 | $420,000 | $278,959 | $569,000 |
| 24 months | 15 | $425,000 | $278,959 | $569,000 |
| 36 months | 21 | $461,850 | $278,959 | $569,000 |
| 60 months | 34 | $455,925 | $270,000 | $577,500 |
In the last 12 months we tracked these sales: $355,000 (1988, 1,328 sq ft); $415,000 (1989, 1,332); $420,000 (1990, 1,455); $569,000 (1993, 1,804, four bedrooms); $420,000 (2002, 1,409); and five 2003 houses at $360,000 (1,258), $278,959 (1,710), $470,000 (1,694), $465,000 (1,759) and $485,000 (1,561).
Over the 24 months to September 25, 2026 the county recorded 15 single-family sales at a $425,000 median. Here they are with the price per square foot of county heated area, the measure we use to compare houses of different sizes.
| Month | Price | Street | Built | County heated sq ft | Per county heated sq ft |
|---|---|---|---|---|---|
| December 2024 | $417,000 | Red Hibiscus Dr | 1993 | 1,390 | $300.00 |
| May 2025 | $425,000 | Snowberry Ln | 2003 | 1,258 | $337.84 |
| June 2025 | $483,000 | Forest Mere Dr | 1994 | 1,646 | $293.44 |
| August 2025 | $425,000 | Red Hibiscus Dr | 1994 | 1,549 | $274.37 |
| August 2025 | $499,999 | Red Hibiscus Dr | 2003 | 1,777 | $281.37 |
| November 2025 | $485,000 | Red Hibiscus Dr | 2003 | 1,561 | $310.70 |
| December 2025 | $360,000 | Forest Mere Dr | 2003 | 1,258 | $286.17 |
| December 2025 | $278,959 | Forest Mere Dr | 2003 | 1,710 | $163.13 |
| December 2025 | $470,000 | Forest Mere Dr | 2003 | 1,694 | $277.45 |
| December 2025 | $355,000 | Forest Mere Dr | 1988 | 1,328 | $267.32 |
| January 2026 | $415,000 | Forest Mere Dr | 1989 | 1,332 | $311.56 |
| April 2026 | $465,000 | Forest Mere Dr | 2003 | 1,759 | $264.35 |
| April 2026 | $420,000 | Forest Mere Dr | 1990 | 1,455 | $288.66 |
| July 2026 | $569,000 | Red Hibiscus Dr | 1993 | 1,804 | $315.41 |
| August 2026 | $420,000 | Forest Mere Dr | 2002 | 1,409 | $298.08 |
Leave out the December 2025 sale at $163.13 per square foot, far below the rest, and the other 14 ran from $264.35 to $337.84 per square foot. That is the band we test a list price against before you offer.
Call Marc at (239) 287-5873 or start with how we represent buyers. Selling a home first? Call Jesse direct at (239) 898-6072.
Spring Lakes offers four home types: single-family houses on three plats, Forest Mere townhomes, Forest Mere Court condominiums and Red Hibiscus Habitat homes. They differ in price, size, association and flood zone, and we tracked the recorded sales of each so a buyer can compare them on the same footing.
| Home type | Homes | Built | Median heated sq ft | Recent price band | Flood zone |
|---|---|---|---|---|---|
| Spring Lakes single-family | 139 | 1988 to 2005 | 1,511 | $355,000 to $569,000 (12 months) | AE 80, shaded X 59 |
| Forest Mere townhomes | 44 | 1984 to 1986, 2007 | 1,104 | $185,000 to $385,000 (60 months, 7 sales) | AE 44 |
| Forest Mere Court | 4 | 1993 | 875 | $180,000 to $200,000 (2024) | AE 4 |
| Red Hibiscus | 26 | 2015 to 2019 | 1,341 | Habitat program, no market sales | AE 19, shaded X 7 |
The single-family phases hold the garage houses with yards, the townhomes and the Forest Mere Court condominium hold the lowest recorded prices, and Red Hibiscus homes are sold through Habitat for Humanity's homeownership program rather than on the open market.
| Phase | Houses | Built | Median heated sq ft | Lake houses | AE / shaded X |
|---|---|---|---|---|---|
| Phase One | 45 | 1988 to 2004 | 1,416 | 22 | 45 / 0 |
| Phase Two | 46 | 1991 to 2004 | 1,563 | 27 | 20 / 26 |
| Phase 3 | 48 | 1993 to 2005 | 1,520 | 18 | 15 / 33 |
Each Spring Lakes phase in Bonita Springs gives a buyer a different mix: Phase One has the oldest houses, the largest lots and an all-AE flood map; Phase Two has the largest houses and the most pools; Phase 3 has the most 2000s houses and the most shaded X lots. The townhomes and a small condominium add lower prices.
Data updated: October 2026 (Lee County Property Appraiser roll dated October 11, 2026; Lee County recorded sales through September 25, 2026; FEMA National Flood Hazard Layer read October 17, 2026).
| Item | Phase One | Phase Two | Phase 3 |
|---|---|---|---|
| Houses | 45 | 46 | 48 |
| Built | 23 in the 1980s, 9 in the 1990s, 13 in the 2000s | 14 in the 1990s, 32 in the 2000s | 9 in the 1990s, 39 in the 2000s |
| County heated sq ft (low, median, high) | 1,089 / 1,416 / 2,118 | 1,258 / 1,562.5 / 2,094 | 1,034 / 1,520 / 2,185 |
| Pool on the roll | 16 | 28 | 25 |
| Lake on the roll | 22 | 27 | 18 |
| Median lot | 0.239 acre | 0.174 acre | 0.188 acre |
| FEMA zone of the houses | AE 45 | AE 20, shaded X 26 | AE 15, shaded X 33 |
| Sales, 60 months | 10, median $422,500 | 10, median $472,500 | 14, median $474,000 |
| Sales, 12 months | 3, $355,000 to $420,000 | 4, $420,000 to $569,000 | 3, $278,959 to $465,000 |
| Ad valorem at the median 2026 taxable value | $3,128.87 | $3,850.07 | $2,816.14 |
Phase One's 45 houses sit on the largest lots, a 0.239-acre median, and hold the oldest stock: 23 were built in the 1980s, starting in 1988. It is the only phase where every house is mapped AE, so budget a flood policy from the first day unless a FEMA letter covers the house, and ask for the elevation certificate before you offer. Its 60-month median of $422,500 and $280.66 per square foot are the lowest of the three phases, and its three sales of the last 12 months ran from $355,000 to $420,000. For a buyer who wants land more than a newer house, a Phase One house with a replaced roof and protected openings is the lowest-cost route to a larger lot.
Phase Two holds the largest houses, a 1,562.5-square-foot median, the most pools, 28 of 46, and the most lake lots, 27. Its houses came in two runs, 14 in the 1990s and 32 from 2000 on, and 26 are mapped shaded X. It recorded the highest 60-month price per square foot of the three, $304.39, and its four sales of the last 12 months ran from $420,000 to $569,000. Its median lot is the smallest, 0.174 acre, so the pool and the lake take the place of a larger yard.
Phase 3 is mostly 2000s houses, 39 of 48, and has the most shaded X houses, 33, so the most houses where a lender does not require flood insurance. It recorded the most sales of the three in 60 months, 14, at a $474,000 median, and three in the last 12 months from $278,959 to $465,000. It holds the preserve tract and one of the two lakes, and 18 of its houses back onto water. Phase 3 also has the most homesteaded houses, 35 of 48, which helps explain why its median taxable value, $220,111, is the lowest of the three; your own bill after purchase follows your price, not your neighbor's.
The 44 townhomes on Southern Pines Drive and Robin Way are the neighborhood's lowest-priced homes: seven sales in 60 months from $185,000 to $385,000, the latest $190,000 in May 2025, and none in the last 12 months. Most are two-bedroom, two-bath homes of about 1,040 to 1,200 square feet built from 1984 to 1986; the four 2007 Robin Way homes are three-bedroom and 1,526 square feet. All 44 are mapped AE, and the townhouse association, managed by Infinity Property Management Firm, is separate from the single-family association, so ask for its own estoppel certificate and rules.
Four 875-square-foot, two-bedroom condominium units from 1993, all facing a lake, sold four times in 2024 for $180,000 to $200,000. The condominium association is inactive on the Division of Corporations record, so before you sign, find out who maintains and insures the building. A condominium resale buyer may cancel the contract for 7 days, excluding weekends and legal holidays, after receiving the association's documents under section 718.503(2), Florida Statutes.
For a Spring Lakes buyer in Bonita Springs, the larger houses give the most space per dollar: houses of 1,600 square feet or more recorded a $278.23 median per square foot over the 60 months to September 25, 2026, against $335.99 for houses under 1,400 square feet, and the 2000s houses sold about $30,000 above the older ones.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified, through September 25, 2026; groups built from the 2026 roll's heated area and year built for the 139 single-family houses).
| County heated area | Houses | Sales, 60 months | Median, 60 months | Range, 60 months | Median per county heated sq ft | Sales, 12 months |
|---|---|---|---|---|---|---|
| Under 1,400 sq ft | 31 | 12 | $421,000 | $335,000 to $500,000 | $335.99 | 3, $355,000 to $415,000 |
| 1,400 to 1,599 sq ft | 59 | 12 | $450,000 | $270,000 to $535,000 | $304.39 | 3, $420,000 to $485,000 |
| 1,600 sq ft and up | 49 | 10 | $491,500 | $278,959 to $577,500 | $278.23 | 4, $278,959 to $569,000 |
A buyer who needs space gets it most cheaply in the large group: its median price was $70,500 above the small group's, but its per-foot figure was $57.76 lower. A buyer who needs only two or three bedrooms pays the most per foot in the small group, where the latest three sales ran from $355,000 to $415,000.
| Built | Houses | Sales, 60 months | Median, 60 months | Range, 60 months | Sales, 12 months |
|---|---|---|---|---|---|
| 1988 to 1999 | 55 | 14 | $433,500 | $270,000 to $569,000 | 4, $355,000 to $569,000 |
| 2000 to 2005 | 84 | 20 | $463,425 | $278,959 to $577,500 | 6, $278,959 to $485,000 |
The 84 houses built from 2000 to 2005 recorded a 60-month median of $463,425, about $30,000 above the $433,500 median of the 55 houses built from 1988 to 1999. What that premium buys is a younger structure, not a guarantee: the highest sale of the last 12 months was a 1993 house, so inspect the roof, windows and systems of either era with the same care.
Before buying in Spring Lakes, check the FEMA zone of the specific lot, the elevation certificate on an AE house, the roof age and the wind protection, and get insurance quotes before your inspection period ends. The flood line runs between phases, not lot by lot.
147 of 213 homes are AE and 66 shaded X on panel 12071C0657G, effective November 17, 2022.
On an AE house it sets the flood premium under Risk Rating 2.0; ask the seller for it, or order one.
Spring Lakes is inland, in evacuation Zone B, in the Leitner Creek watershed. We found no public record of house-by-house storm damage here; ask the seller directly about water entry.
Houses from 1988 to 2005 often need a four-point inspection and a wind mitigation report for the insurer.
On an AE house, a renovation costing 50 percent or more of the building's market value triggers the current flood rules; plan large projects with that limit in mind.
The Forest Mere rules mean a Spring Lakes buyer agrees to exterior standards, parking limits and association approval for changes. The Forest Mere Property Owners Association posted its Approved Rules and Regulations on July 7, 2026, and a buyer should read them before the inspection period ends.
The estoppel certificate (assessment, amounts owed, special assessments), the HOA disclosure summary under section 720.401, the budget and recent minutes, and the leasing rules if you may rent.
Each year a Spring Lakes owner pays property tax in City district 017, the association assessment, insurance and utilities. The tax rate is published in the Property Appraiser's millage book; the association fee is not published anywhere we could read, so the estoppel certificate is the source.
At the 2026 adopted district 017 rate of 12.7942 mills, a $420,000 taxable value would carry $5,373.56 of ad valorem tax before exemptions and non-ad valorem charges. A homestead buyer files by March 1 of the year after purchase to reduce the taxable value.
The association assessment, flood and wind insurance, and Bonita Springs Utilities and FPL bills.
The lender's title policy and closing fees, the inspection, the survey, the appraisal, and any association transfer or application fees.
A Spring Lakes buyer in Bonita Springs who finances pays Florida's mortgage documentary stamps of $0.35 per $100 and the 2-mill intangible tax on the loan, plus lender, title and recording charges. In Lee County the seller customarily pays the deed stamps and the owner's title policy, and the contract controls. A homeowners' association application fee has no statutory cap.
Data updated: October 2026 (Florida Statutes sections 201.08, 199.133, 196.011 and 718.112; Lee County Property Appraiser 2026 millage book; Lee County recorded sales through September 25, 2026).
| Purchase (Spring Lakes reference) | Loan at 80 percent | Mortgage stamps ($0.35 per $100) | Intangible tax ($2 per $1,000) | Sum |
|---|---|---|---|---|
| $190,000 (latest townhome sale, May 2025) | $152,000 | $532.00 | $304.00 | $836.00 |
| $355,000 (12-month single-family low, apart from the outlier) | $284,000 | $994.00 | $568.00 | $1,562.00 |
| $420,000 (12-month median) | $336,000 | $1,176.00 | $672.00 | $1,848.00 |
| $465,000 (April 2026, a 1,759-square-foot 2003 house) | $372,000 | $1,302.00 | $744.00 | $2,046.00 |
A cash buyer pays neither tax. Lender fees, the lender's title policy, the survey, the appraisal and recording charges come from your own providers and appear on your lender's Loan Estimate.
Lee County bills property tax in arrears, so at closing the seller credits you for the part of the year they owned the house. On a Phase One house carrying that phase's median 2026 ad valorem line of $3,128.87 and closing on June 30, the seller's 180 days come to $3,128.87 x 180 / 365 = $1,543.00, credited to you; on the Phase Two median line of $3,850.07 the credit is $1,898.66. You then pay the full year's bill when it arrives in November.
The Forest Mere estoppel certificate states the assessment, anything owed and any special assessment. The seller customarily orders it, but any transfer or capital charge the documents place on a buyer appears there, so read it before closing. Homeowners' associations under Chapter 720 have no statutory cap on application fees, unlike the $150 per applicant cap for condominiums under section 718.112(2)(k), so ask for the sales and leasing application and its fee when you go under contract.
On the January 1 after you buy, the county resets the assessed value toward just value. For each $100,000 of taxable value, the 2026 district 017 rate of 12.7942 mills is $1,279.42 of ad valorem tax, before non-ad valorem charges. If the house becomes your Florida residence, file for the homestead exemption with the Lee County Property Appraiser by March 1 of the following year under section 196.011; a homestead's assessment then grows by no more than 3 percent a year under section 193.155. A constitutional amendment on the November 3, 2026 ballot would change how homestead exemptions and non-homestead caps work (Florida Senate record, CS/HJR 1-F); we state no dollar effect, because the result is not known as this page is published.
To finance a Spring Lakes home in Bonita Springs, get a written pre-approval, compare Loan Estimates from at least two lenders on the same day, and tell the lender early whether you are buying a single-family house, a townhome or a Forest Mere Court condominium, because each is reviewed differently. Rates change daily, so this page quotes none.
Data updated: October 2026 (Freddie Mac Primary Mortgage Market Survey; Fannie Mae Selling Guide B4-2.1-03; Consumer Financial Protection Bureau; Lee County roll use codes).
The county roll codes the 139 houses and the 44 townhomes as single-family parcels, each on its own lot, so neither goes through a condominium project review. The lender still checks the property, the appraisal and the insurance, and on an AE house it requires a flood policy before closing unless a FEMA letter removes the structure. Freddie Mac's weekly Primary Mortgage Market Survey shows where average rates stand; your Loan Estimate shows what you will pay.
A condominium loan depends on the project as well as on you: the lender reviews the association's budget, insurance and records and checks the project against its investor's rules, such as Fannie Mae's list of ineligible project types. With the Forest Mere Court association inactive on the state record, ask the lender at pre-approval whether it can review a four-unit project in that position; a cash purchase avoids the question.
A cash buyer pays no mortgage taxes and can close faster, which sellers weigh, but should still order an inspection, a title search, a survey and, on an AE house, a flood quote before the inspection period ends.
After you buy a Spring Lakes house in Bonita Springs, flood rules shape two things: what your flood policy costs and how much you can spend renovating an AE house before it must meet current flood code. The elevation certificate and the 50 percent rule answer both, so read them before you plan a remodel.
Data updated: October 2026 (2026 Lee County roll building values; City of Bonita Springs flood pages and Citizens Property Insurance flood notice, read October 17, 2026; Florida Building Commission code effective dates).
As an illustration only, here is half of each phase's median 2026 roll building value, the structure without the land.
| Phase | Houses mapped AE | Median 2026 roll building value | 50 percent of it |
|---|---|---|---|
| Phase One | 45 of 45 | $276,145 | $138,072.50 |
| Phase Two | 20 of 46 | $312,766 | $156,383.00 |
| Phase 3 | 15 of 48 | $307,471 | $153,735.50 |
The City of Bonita Springs' flood page explains that repairs and improvements are held under 50 percent of the building's value, counted over a five-year period; work that reaches it must bring the house up to current flood code, which can mean raising equipment, adding flood vents or elevating the house. Screen enclosures and sheds are not part of the building and do not count, and a building already built to current flood code is exempt. The City, not this illustration, determines the building value it uses for a permit.
The City's flood protection page says that, generally, each foot a house sits above the base flood elevation lowers the annual flood premium by nearly 50 percent, and each foot below it doubles the rate. In Spring Lakes the nearest base flood elevation line reads 12 feet NAVD88 and the ground reads about 13.6 to 14.7 feet at the points sampled, but only the elevation certificate for the specific house measures its lowest floor.
A lender does not require it on the 59 shaded X single-family houses. Citizens Property Insurance, though, is phasing in a flood requirement on new and renewing personal residential policies that include wind coverage: outside the flood zone it has applied since January 1, 2026 to dwellings insured for $400,000 or more, and from January 1, 2027 it applies whatever the amount and zone. Condominium unit-owner, tenant contents and wind-excluded policies are exempt. If your wind policy will be with Citizens, price a flood policy too.
The first statewide Florida Building Code took effect on March 1, 2002, and 55 of the 139 single-family houses were built from 1988 to 1999, before it. A wind mitigation report credits roof shape, roof-to-wall connections and opening protection, and the state's My Safe Florida Home program offers eligible homeowners a free wind-mitigation inspection and grant funding for upgrades such as roof improvements, impact windows and doors, garage door reinforcement and a secondary water barrier.
The Lee County School District places Spring Lakes in elementary Zone Q, middle Zone GG and high South Zone 3, in student study areas 2230 and 2254. Three Bonita Springs public schools are within about three miles by road: Bonita Springs Middle, Elementary and High.
Data updated: October 2026 (Lee County school site locator layers and OSRM drive times, October 17, 2026).
| School | Miles by road | Minutes |
|---|---|---|
| Bonita Springs Middle | 2.3 to 2.7 | 7 to 8 |
| Bonita Springs Elementary | 2.5 to 2.9 | 8 to 9 |
| Bonita Springs High | 2.9 to 3.3 | 7 to 9 |
| Spring Creek Elementary | 5.4 to 5.8 | 13 to 15 |
| Estero High | 7.7 to 8.1 | 14 to 16 |
Lee County assigns through zones and choice; confirm the options for the address with the district's enrollment office before you buy.
Spring Lakes is 2.3 to 2.7 miles from downtown Bonita Springs, 7.1 to 7.5 miles from Bonita Beach Park and 18.9 to 19.2 miles from Southwest Florida International Airport, with I-75 Exit 116 3.3 to 3.7 miles away. Times below are free-flow; season traffic adds more.
| Destination | Miles | Minutes |
|---|---|---|
| Pine Lake Preserve | 1.1 to 1.5 | 4 to 5 |
| Riverside Park, downtown | 2.3 to 2.7 | 6 to 8 |
| I-75 Exit 116 | 3.3 to 3.7 | 8 to 9 |
| Publix, Shoppes at Pelican Landing | 5.6 to 6.0 | 14 to 16 |
| NCH Emergency Department, Bonita | 6.2 to 6.6 | 15 to 16 |
| Bonita Beach Park | 7.1 to 7.5 | 14 to 15 |
| Coconut Point | 7.3 to 7.7 | 15 to 17 |
| NCH North Naples Hospital | 8.4 to 8.8 | 16 to 17 |
| Southwest Florida International Airport | 18.9 to 19.2 | 27 to 29 |
| Downtown Naples | 19.5 to 19.9 | 30 to 32 |
Imperial Parkway, a Lee County arterial posted at 45 mph on the county's major roads layer, runs along the north and west edge toward Bonita Springs High School and Estero, and East Terry Street runs along the south edge to downtown. I-75 is about a quarter mile east in a straight line, with Exit 116 at Bonita Beach Road 3.3 to 3.7 miles by road. Forest Mere Drive, Robin Way and Southern Pines Drive are City-maintained streets on 60-foot rights of way, and LeeTran's ULTRA on-demand service covers the area.
Spring Lakes has no clubhouse or pool of its own; its open space is the two lakes and the Phase 3 preserve. The City and county places nearby, by our OSRM routing from five points in the neighborhood:
| Place | Miles | Minutes |
|---|---|---|
| Everglades Wonder Gardens | 2.1 to 2.4 | 6 to 7 |
| Bonita Springs Community Pool | 2.3 to 2.7 | 7 to 8 |
| Bonita Springs Public Library | 2.4 to 2.8 | 7 to 9 |
| Bonita Springs Community Park and Recreation Center | 2.6 to 3.0 | 8 to 10 |
| Imperial River boat ramp | 5.1 to 5.5 | 10 to 12 |
| Facility | Miles | Minutes |
|---|---|---|
| NCH Emergency Department, Bonita (freestanding) | 6.2 to 6.6 | 15 to 16 |
| Lee Health Coconut Point | 7.0 to 7.4 | 14 to 16 |
| Lee Health Bonita Community Health Center | 7.2 to 7.6 | 15 to 16 |
| NCH North Naples Hospital | 8.4 to 8.8 | 16 to 17 |
| Gulf Coast Medical Center | 17.9 to 18.3 | 31 to 32 |
| HealthPark Medical Center | 21.0 to 21.4 | 37 to 39 |
Bonita Springs Fire Control and Rescue's Station 24 is the response zone for every point we read, and Bonita Springs Fire Rescue lists an ISO rating of 2, the fire-protection grade that ISO assigns after reviewing a community's fire department, communications and water supply.
Lee County closed the Bonita Beach Park parking lot and amenities on September 8, 2026 for Hurricane Ian repairs, with pedestrian access through nearby Beach Access #1. The Beach Access #1 lot closes on November 1, 2026, with pedestrian access staying open, and Accesses #2 to #9 are free to park. Little Hickory Island Beach Park's lot and amenities also closed on September 8, 2026, with pedestrian access open.
The City of Bonita Springs' East Terry Street Stormwater and Multi-Use Pathway Project, a $17.8 million contract approved April 15, 2026, runs from Old 41 Road to Bonita Grande Drive along the road Spring Lakes uses to reach downtown, with a 593-day construction schedule after notice to proceed.
Expect detours on East Terry Street during construction; Imperial Parkway and I-75 are the other routes out.
The City's Flood Reduction and Watershed Restoration Plan covers the Leitner Creek basin around the neighborhood.
Spring Lakes and Wildwood Preserve sit about 0.2 miles apart off Terry Street, so a buyer touring one will often see the other. Wildwood Preserve's 44 houses are newer and larger; Spring Lakes offers more choice, lake lots and a lower entry price.
| Item | Spring Lakes | Wildwood Preserve |
|---|---|---|
| Homes | 213 (four types) | 44 single-family |
| Built | 1984 to 2019 | 2018 to 2019 |
| Single-family heated area | 1,034 to 2,185 sq ft | 1,672 to 2,470 sq ft |
| County sales, 12 months | 10, median $420,000 | 3, $460,000 to $495,000 |
| County sales, 60 months | 34 single-family, median $455,925 | 13, median $470,000 |
Spring Lakes fits a buyer who wants a lake lot, a lower price or a townhome; Wildwood Preserve fits a buyer who wants a 2018 or 2019 house and will pay more for it.
Woods Edge, the gated community on US 41 at the Collier County line, is zoned for the same elementary, middle and high schools as Spring Lakes, so buyers comparing school zones often tour both.
| Yardstick, county record | Spring Lakes | Woods Edge |
|---|---|---|
| Homes | 213 (139 single-family, 44 townhomes, 4 condominium, 26 Habitat) | 364 (78 villas, 286 condominiums) |
| Built | 1984 to 2019 | 1997 to 2007 |
| All sales, 12 months to Sep 25, 2026 | 10, median $420,000 | 14, median $340,000 |
| Single-family sales, 12 months | 10, median $420,000 | 2 villas, $495,000 and $550,000 |
| Single-family sales, 60 months | 34, median $455,925 | 10 villas, median $637,500 |
| FEMA zone of the homes | AE 147, shaded X 66 | shaded X at every building |
| Evacuation zone | B | B |
Spring Lakes gives a buyer more single-family houses at a lower price, with lake lots and pools; Woods Edge is mostly condominiums under a master association, with villas priced well above Spring Lakes houses and every building in shaded X.
A winning Spring Lakes offer is priced against the recorded sales of the same phase and size, carries an inspection period long enough for the roof, wind and flood paperwork, and asks for the estoppel certificate and HOA disclosure up front.
Use the comparables of your phase and lot type; set the outlier sale aside.
Allow time for the general inspection, the four-point and wind mitigation reports, and insurance quotes.
Ask for the estoppel certificate, the rules and the budget before the inspection period ends.
In Lee County the seller customarily pays for the owner's title policy; the buyer pays for the lender's policy and loan costs. The contract controls.
We find a Spring Lakes home in Bonita Springs by narrowing to the phase, size and lot that fit your plans, watching those listings, and reading the recorded sales, flood file and association documents before the tour. We negotiate from the same record: the latest sales of the same size, the gap from the peak and the house's paperwork.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Florida Statutes sections 720.401 and 689.302, read October 20, 2026).
The county record shows how wide a price band can be for the same house size. The 1,258-square-foot size recorded $500,000 in May 2022, $425,000 on Snowberry Lane in May 2025 and $360,000 on Forest Mere Drive in December 2025, and three 1,242-square-foot houses recorded $442,000, $415,000 and $479,900 between December 2022 and May 2023. When a listing sits above the latest sales of its size, we bring those sales to the negotiation.
The single-family median has eased from $461,850 over 36 months to $420,000 over the latest 12, and the 60-month high, $577,500, was recorded in April 2023. A seller who bought near that peak may list from their purchase price; the record shows what buyers have paid since. The MLS adds days on market and price cuts for active listings, which we read with you when you are ready: Information not available at time of publishing (checked 2026-10-10).
The HOA disclosure summary, which section 720.401 requires before you sign (without it you may cancel within 3 days of receiving it or before closing, whichever comes first); the seller's flood disclosure under section 689.302, which states known flood damage, flood insurance claims and federal flood assistance; the elevation certificate and any FEMA letter on an AE house; the roof permit and wind mitigation report; and the Forest Mere estoppel figures and rules.
The first statewide Florida Building Code took effect on March 1, 2002. In the 55 houses built from 1988 to 1999, including the 23 Phase One houses from the 1980s, ask the inspector to focus on the roof and its attachment, the windows and doors, the electrical panel, the plumbing and the age of the air conditioning, the items a four-point inspection reports to an insurer. In the 2000s houses the same systems may be on their first replacement cycle, so ask for the permit dates. On every lot, check drainage away from the house and the condition of the pool cage.
Spring Lakes recorded about seven single-family sales a year over the last five, so the right house in your phase may come up only once or twice a year. Create a free account through the property search on our site to get every new Spring Lakes listing in your phase, size and price the day it appears, or ask Marc Comisar at (239) 287-5873 to set the search for you.
Since August 17, 2024, a Spring Lakes buyer signs a written agreement with their own agent before touring a home, the agreement states the agent's compensation, and compensation offers no longer appear on the MLS. Compensation is negotiable, and a Bonita Springs seller can still agree in the contract to pay some or all of it.
Data updated: October 2026 (National Association of REALTORS settlement terms effective August 17, 2024).
The written buyer agreement names the agent, the term, whether it is exclusive and the compensation, which must be specific and objectively ascertainable. Marc explains ours in plain terms before your first showing, so you know what you owe whatever the seller does.
Some sellers offer to pay the buyer's agent or a credit toward closing costs and some do not. We ask in every negotiation and write any agreement into the contract. With the 12-month median below the 36-month median, a seller credit toward an older roof or a flood policy is often part of the conversation alongside price.
McGreevy and Comisar are the team behind this Spring Lakes buyer guide, from our office on Tamiami Trail in Bonita Springs. In the last 12 months we tracked every recorded Spring Lakes sale. Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, Marc Comisar leads buyer representation and Jesse McGreevy leads listings.
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 (FREC). McGreevy and Comisar lead Domain Realty Group; learn more at DomainRealtyGroup.com or read more about McGreevy and Comisar. Selling first? See our Spring Lakes seller guide and Spring Lakes home valuation, or call Jesse direct at (239) 898-6072.
★★★★★ "Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!" Verified Google review
★★★★★ "We were introduced to Jesse a few years ago and we asked that he find us a retiremnet home in a great location and at a great price. Help helped us accomplish this goal in a very short time and at an unbelievable price. He has also done a very professional job in helping us find investment properties. Jesse has done a fantastic job for us." Verified Zillow review
These are the questions Spring Lakes buyers ask us, answered from the Lee County record, the Forest Mere documents and state and federal sources. For your own purchase, call Marc at (239) 287-5873; selling first, call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.
East of downtown Bonita Springs, between East Terry Street, Imperial Parkway and I-75, in ZIP 34135.
The single-family plats are Spring Lakes and their association is the Forest Mere Property Owners Association; the townhomes and condominium carry the Forest Mere name with their own associations.
10 sales in the last 12 months at a $420,000 median, from $278,959 to $569,000.
$287.41 per square foot of county heated area.
The townhomes and condominium units have sold from $180,000 to $385,000 over 60 months; in the last 12 months single-family houses sold above $350,000 apart from one outlier.
Yes, the Forest Mere Property Owners Association for the single-family houses.
Not published in any public record we could read; the estoppel certificate states it.
No gate appears on any public record we read.
On the driveway for no more than 72 hours under the Forest Mere rules.
Household pets, leashed, with waste picked up.
No. Colors need association approval, and repainting is required every 8 to 10 years.
With association approval and a City permit.
67 single-family houses and the four condominium units face a lake.
147 of 213 homes are AE and 66 are shaded X; all of Phase One and the townhomes are AE.
On an AE house with a federally backed mortgage, yes, unless a FEMA letter of map amendment has removed that house from the floodplain. FEMA's layer lists 14 such letters inside Spring Lakes, two of them issued under the current 2022 map; ask the seller whether one covers the house.
Lee County Zone B.
We found no public record of house-by-house flood damage here; ask the seller.
Elementary Zone Q, middle Zone GG, high South Zone 3; Bonita Springs Middle, Elementary and High are 2.3 to 3.3 miles away.
About a quarter mile east; Exit 116 is 3.3 to 3.7 miles by road.
Bonita Beach Park is 7.1 to 7.5 miles.
18.9 to 19.2 miles, 27 to 29 minutes at free-flow speed.
Bonita Springs Utilities for water and sewer, FPL for power, Waste Management on Friday.
District 017's 2026 adopted rate is 12.7942 mills, before exemptions and non-ad valorem charges.
Leases go through the association's leasing application; check the declaration and the City's rental permit rules.
Yes; seven townhome sales in 60 months ran from $185,000 to $385,000.
Yes; ask who maintains and insures the building, because its association is inactive on the state record.
Through Habitat for Humanity of Lee and Hendry Counties' homeownership program, if you qualify.
No new homes are being built in Spring Lakes; the newest are the Red Hibiscus homes of 2015 to 2019. See new construction in Bonita Springs.
A $17.8 million City stormwater and multi-use pathway project from Old 41 Road to Bonita Grande Drive.
In Lee County the seller customarily pays for the owner's policy; the contract controls.
A general inspection, a four-point, a wind mitigation report, and an elevation certificate on an AE house. Ask us; we are Top 1% Real Estate Agents Nationally Since 2008.
It depends on your financing; we coordinate both sides. Call Jesse direct at (239) 898-6072 about the sale and Marc about the purchase.
Phase Two, with 28 of its 46 houses; Phase 3 has 25 and Phase One 16, on the 2026 roll.
Phase One, with a median lot of 0.239 acre, against 0.188 in Phase 3 and 0.174 in Phase Two.
Phase 3, with 33 of its 48 houses in shaded X; Phase Two has 26 and Phase One none.
Over 60 months: $335.99 per square foot of county heated area under 1,400 square feet, $304.39 from 1,400 to 1,599 and $278.23 at 1,600 or more.
With an 80 percent loan of $336,000: $1,176.00 in mortgage documentary stamps and $672.00 in intangible tax, $1,848.00 together.
Yes. Since August 17, 2024 a written buyer agreement with your own agent comes before the first tour.
Under section 720.401 you may cancel within 3 days after receiving it or before closing, whichever comes first, and that right cannot be waived.
30 days if delivered by hand or electronically and 35 days if mailed, under section 720.30851.
By March 1 of the year after you buy, with the Lee County Property Appraiser, if the house is your Florida residence.
From January 1, 2027 Citizens requires flood coverage on new and renewing personal residential policies that include wind coverage, whatever the zone; condominium unit-owner, tenant and wind-excluded policies are exempt.
The state's My Safe Florida Home program offers free wind-mitigation inspections to eligible homeowners, and grant funding for qualifying upgrades.
No. Lee County closed it on September 8, 2026 for Hurricane Ian repairs; Accesses #2 to #9 are free to park.
Bonita Springs Fire Rescue lists an ISO rating of 2, and Station 24 is the response zone for Spring Lakes.
Call Marc at (239) 287-5873 or see how we represent buyers. Also see our Bonita Springs buyer guide.
Every figure on this Spring Lakes buyer page traces to a source below, read on October 17, 2026 unless a line says otherwise.
| Document | Issuer | Link |
|---|---|---|
| Forest Mere Approved Rules and Regulations (July 7, 2026) | Forest Mere Property Owners Association | Open |
| Florida Statutes section 720.401 (HOA disclosure summary) | Florida Legislature | Open |
| Florida Statutes section 689.302 (flood disclosure) | Florida Legislature | Open |
| 2026 preliminary taxing district millage book | Lee County Property Appraiser | Open |
| Flood Reduction and Watershed Restoration Plan | City of Bonita Springs | Open |