Estero, Florida
Buy a Brooks home with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Community-by-community pricing, live listings, fees, flood and insurance. Call Marc at (239) 287-5873 today.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated September 2026.
Buying a home in The Brooks means choosing among five communities, four associations, two CDDs and several club models, and in the 12 months to October 21, 2026, 161 homes closed on the Southwest Florida MLS at a $562,500 median. This buyer guide sits beside our full Brooks community guide, which covers the history, the clubs, the storm record and the schools in depth. Everything on this page answers one buyer's question: how to buy in The Brooks with the fewest surprises, at a price the record supports, on a fee stack you understood before you offered. If you are still comparing agents, our guide to the best real estate agents in Estero sets the options side by side on the public record.
Already own in The Brooks? The The Brooks valuation guide shows what your home is worth, and the The Brooks seller guide covers how to sell it.
Buying elsewhere in the village? Our guides to buying a home in Estero, buying a home in Meadows of Estero and buying a home in Lakes of Estero apply the same record-first method. Inside the master plan, our community guides to Shadow Wood at The Brooks, Copperleaf at The Brooks, Spring Run at The Brooks and Lighthouse Bay at The Brooks carry each community's own facts. Start your search with Marc through how we represent buyers in Estero.
McGreevy and Comisar are the best realtor for buying in The Brooks because we read the fee stack, the club rules and the CDD schedule before you fall in love with a home, write offers from the neighborhood's closed sales, and personally negotiate for you. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar run the search, the offer, the inspection and the closing on every purchase we take. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. Our office is in Bonita Springs, and The Brooks is a market we work every week.
Recent Brooks market record (12 months to October 21, 2026): 161 closed sales · $130,144,622 in total volume · $562,500 median sold price · $308 median price per square foot of living area · a range of $205,000 to $4,125,000 · a median 47 days on market · a median 96.3% of list price · 55 active listings on October 21, 2026, asking a median $485,000, about 3.9 months of supply. Source: Southwest Florida MLS (Matrix), pulled October 21, 2026 [Source: Brooks community guide].
For Brooks buyers: the fee and club math for all five communities before you offer, access to new listings the day they appear, honest advice on roofs and insurance, and a negotiator who works for you.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about buying in The Brooks is narrower and checkable: we have read the CDD budget, the recorded declarations and the club packets the community publishes, and every closed sale in the MLS record.
You get Marc and Jesse, not an assistant. Marc Comisar runs your search, tours and negotiation. Jesse McGreevy runs the data, the fee stack and the closing paperwork. Reach Marc at (239) 287-5873 or Jesse direct at (239) 898-6072, and read more on our about McGreevy and Comisar page.
Buying in The Brooks? Call Marc at (239) 287-5873 and read how we represent buyers in Estero. Selling first? Call Jesse direct at (239) 898-6072 or start with a free home valuation.
Brooks buyers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your price, your monthly cost and your closing timeline more than any listing photo will.
Brooks buyers can use the links below to jump to the market, the active listings, the Stoneybrook comparison, the legal steps, the monthly costs or the buyer FAQ.
Start Here: Why McGreevy and Comisar Are the Best Realtor for The Brooks · Key Takeaways
The Essentials: What Does It Take to Buy a Home in The Brooks? · What Is the Brooks Market Like for Buyers Right Now? · What Have Brooks Homes Sold For in the Last 12 Months? · What Does a Brooks Home Cost by Community and Neighborhood? · What Is for Sale in The Brooks Today? · How Do Brooks Prices Compare With Nearby Estero Communities? · The Brooks vs Stoneybrook: Which One Should You Buy In? · Which of the Five Brooks Communities Fits Your Plans?
The Details: What Does Florida Law Give a Brooks Buyer Before Contract? · How Do the Estoppel Certificate and Association Approval Work in The Brooks? · What Should You Inspect Before Buying in The Brooks? · How Do You Insure a Brooks Home? · What Will You Pay Each Month to Own a Brooks Home? · What Are Buyer Closing Costs in The Brooks? · What Do Club Memberships and Capital Contributions Cost a Brooks Buyer? · How Does Buyer Representation Work After the NAR Settlement?
Questions, Contacts and Sources: Can You Finance a Brooks Home? · How Do We Find You the Right Home in The Brooks? · How Do We Negotiate for You in The Brooks? · Which Brooks Rules Decide Whether a Home Works for You? · Is The Brooks the Right Place for You to Buy? · What Do County Recorded Sales Add to the Buyer's Picture? · What Do Buyers Say About Working With McGreevy and Comisar? · How Do You Get Your Personalized Brooks Buyer Consultation?
More: Why Does a Brooks Specialist Matter for a Buyer? · Thinking of Selling in The Brooks? List With the #1 Team in Southwest Florida Since 2012 · Frequently Asked Questions, Buyer Edition: Buying a Home in The Brooks · Frequently Asked Questions: Selling One Home to Buy Another in The Brooks · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Brooks Buyer Team Today?
Buying in The Brooks takes four decisions in order: which of the five communities fits your plans and budget, which neighborhood inside it, whether you want the club that comes with it, and whether the full fee stack works at the price. The record shows homes from $205,000 to $4,125,000, so the first decision sets the rest.
Data updated: September 2026
Shadow Wood is the flagship, with 1,481 homes in 34 neighborhoods and an optional club. Copperleaf and Spring Run bundle golf into the home, at different price points. Lighthouse Bay is a lakefront condominium community with no golf. Pebble Pointe is a later enclave of about 91 single-family homes off Coconut Road [Source: Brooks community guide].
Shadow Wood alone had 22 neighborhoods with 3 or more sales in 24 months, at medians from $437,500 to $2,700,000. The neighborhood decides the product, the fees and the rules.
Copperleaf and Spring Run make you a golf member with the deed. In Shadow Wood, the association is mandatory and the club is your choice. In Lighthouse Bay you are a Commons Club Bronze member automatically. We show you what each costs before you tour.
The CDD assessment, association dues, club costs and one-time contributions come to very different totals by community. A buyer who understands them before the offer does not get surprised at the estoppel.
If you are buying in The Brooks, call Marc at (239) 287-5873 and read how we represent buyers in Estero. If you own here and are weighing a sale, call Jesse direct at (239) 898-6072 or request a free home valuation.
The Brooks is a balanced market for buyers, with room to negotiate. In the 12 months to October 21, 2026, 161 homes closed at a $562,500 median and a median 96.3% of list, and 55 were listed on October 21, about 3.9 months of supply, with 23 of them on the market 90 days or more.
Data updated: September 2026
| Window | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
| Last 12 months (Oct 21, 2025 to Oct 21, 2026) | 161 | $562,500 | $308 | 47 | 96.3% |
| Last 24 months | 327 | $610,000 | $322 | 46 | 96.2% |
| Last 36 months | 475 | $630,000 | $334 | 39 | 96.2% |
| Last 60 months | 793 | $635,000 | $333 | 20 | 97.1% |
Source: Southwest Florida MLS (Matrix), closed residential sales, pulled October 21, 2026; the 12-month window already holds 10 or more closings.
| Community | Active listings | Median asking price | Asking range | Closed sales, 12 months | Months of supply (active divided by monthly closings) |
|---|---|---|---|---|---|
| Shadow Wood | 21 | $741,500 | $450,000 to $2,950,000 | 73 | 3.3 |
| Copperleaf | 9 | $579,000 | $459,900 to $1,450,000 | 20 | 4.9 |
| Spring Run | 11 | $399,000 | $270,000 to $769,900 | 35 | 3.7 |
| Lighthouse Bay | 13 | $325,000 | $260,000 to $480,000 | 30 | 5.0 |
| Pebble Pointe | 1 | $859,000 | $859,000 to $859,000 | 3 | 4.0 |
| All of The Brooks | 55 | $485,000 | $260,000 to $2,950,000 | 161 | 3.9 |
Source: Southwest Florida MLS (Matrix), active listings on October 21, 2026 and closed sales in the 12 months to that date; months of supply is our arithmetic.
Shadow Wood had 3.3 months of supply and Spring Run 3.7, so buyers there compete more for well-priced homes. Copperleaf at 4.9 months and Lighthouse Bay at 5.0 give buyers more room. Across the 55 active listings, the median had been listed 72 days, and Copperleaf's, Shadow Wood's and Lighthouse Bay's medians were 72, 23 and 120.
The median sold price fell from $682,450 to $562,500 and the median days on market rose from 46 to 47. A buyer today faces lower prices and more time than the buyers of the prior two years.
If you are buying in The Brooks, call Marc at (239) 287-5873 and read how we represent buyers in Estero. If you own here and are weighing a sale, call Jesse direct at (239) 898-6072 or request a free home valuation.
In the 12 months to October 21, 2026, 161 Brooks homes closed for $130,144,622 at a $562,500 median and $308 per square foot, from $205,000 to $4,125,000. Shadow Wood was 73 of those sales, Spring Run 35, Lighthouse Bay 30, Copperleaf 20 and Pebble Pointe 3.
Data updated: September 2026
| Community | Closed sales, 12 months | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list | Range | Active on Oct 21 |
|---|---|---|---|---|---|---|---|
| Shadow Wood | 73 | $900,000 | $364 | 35 | 96.6% | $400,000 to $4,125,000 | 21 |
| Copperleaf | 20 | $765,000 | $377 | 40 | 95.9% | $425,000 to $1,225,000 | 9 |
| Spring Run | 35 | $393,000 | $269 | 56 | 95.0% | $205,000 to $700,000 | 11 |
| Lighthouse Bay | 30 | $347,500 | $225 | 62.5 | 97.0% | $225,000 to $499,000 | 13 |
| Pebble Pointe | 3 | $720,000 | $334 | 115 | 93.8% | $659,900 to $770,000 | 1 |
| All of The Brooks | 161 | $562,500 | $308 | 47 | 96.3% | $205,000 to $4,125,000 | 55 |
Source: Southwest Florida MLS (Matrix), closed residential sales in the 12 months to October 21, 2026 and active listings on that date; Pebble Pointe combines the Pebble Pointe development label and Pebble Pointe entries filed under the Brooks label.
| Community | 12 months (sales / median) | 24 months | 36 months | 60 months |
|---|---|---|---|---|
| Shadow Wood | 73 / $900,000 | 157 / $1,000,000 | 225 / $1,025,000 | 360 / $1,000,000 |
| Copperleaf | 20 / $765,000 | 42 / $765,000 | 58 / $822,500 | 104 / $802,200 |
| Spring Run | 35 / $393,000 | 65 / $410,000 | 91 / $440,000 | 154 / $428,800 |
| Lighthouse Bay | 30 / $347,500 | 56 / $366,250 | 93 / $385,000 | 158 / $425,000 |
| Pebble Pointe | 3 / $720,000 | 7 / $770,000 | 8 / $860,000 | 17 / $915,000 |
Source: Southwest Florida MLS (Matrix), pulled October 21, 2026. Each cell shows closed sales, then median sold price.
| Sold price band | Shadow Wood | Copperleaf | Spring Run | Lighthouse Bay | All The Brooks (includes Pebble Pointe) |
|---|---|---|---|---|---|
| Under $300,000 | 0 | 0 | 7 | 9 | 16 |
| $300,000 to $399,999 | 0 | 0 | 11 | 12 | 23 |
| $400,000 to $599,999 | 17 | 7 | 13 | 9 | 46 |
| $600,000 to $999,999 | 23 | 9 | 4 | 0 | 39 |
| $1,000,000 to $1,999,999 | 23 | 4 | 0 | 0 | 27 |
| $2,000,000 and up | 10 | 0 | 0 | 0 | 10 |
Source: Southwest Florida MLS (Matrix), closed sales in the 12 months to October 21, 2026 by sold price; Pebble Pointe's 3 sales are counted in the last column only.
| 12-month block | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
| Oct 21, 2025 to Oct 21, 2026 | 161 | $562,500 | $308 | 47 | 96.3% |
| Oct 21, 2024 to Oct 21, 2025 | 166 | $682,450 | $334 | 46 | 96.2% |
| Oct 22, 2023 to Oct 21, 2024 | 148 | $635,000 | $352 | 34 | 96.3% |
| Oct 22, 2022 to Oct 22, 2023 | 140 | $661,000 | $345 | 13 | 97.3% |
| Oct 22, 2021 to Oct 22, 2022 | 178 | $598,750 | $327 | 5 | 100.0% |
Source: Southwest Florida MLS (Matrix), closed residential sales, 365-day blocks counted back from October 21, 2026.
Pebble Pointe had only 3 sales in 12 months, so a median means little. Here are its sales over 36 months.
| Closed | Neighborhood | Beds and baths | Living area (sq ft) | Sold price | Days on market | Sold as % of list |
|---|---|---|---|---|---|---|
| Jul 16, 2026 | Pebble Pointe | 3 + den bd / 3 ba | 2,367 | $659,900 | 115 | 94.4% |
| Apr 9, 2026 | Pebble Pointe | 3 + den bd / 3 ba | 2,305 | $770,000 | 258 | 92.2% |
| Jan 26, 2026 | Pebble Pointe | 2 + den bd / 2.5 ba | 2,099 | $720,000 | 66 | 93.8% |
| Sep 17, 2025 | Pebble Pointe | 2 + den bd / 2 ba | 1,850 | $745,000 | 68 | 98.0% |
| Jun 25, 2025 | Pebble Pointe | 3 + den bd / 3 ba | 2,334 | $950,000 | 13 | 96.2% |
| Mar 5, 2025 | Pebble Pointe | 3 + den bd / 3 ba | 2,436 | $950,000 | 48 | 95.4% |
| Dec 13, 2024 | Pebble Pointe | 3 + den bd / 3 ba | 2,339 | $960,000 | 48 | 96.4% |
| Oct 23, 2023 | Pebble Pointe | 3 + den bd / 3 ba | 2,353 | $965,000 | 10 | 97.0% |
Source: Southwest Florida MLS (Matrix), closed sales in the 36 months to October 21, 2026 filed under Pebble Pointe; the 12-month window holds 3, so every sale is listed.
If you are buying in The Brooks, call Marc at (239) 287-5873 and read how we represent buyers in Estero. If you own here and are weighing a sale, call Jesse direct at (239) 898-6072 or request a free home valuation.
A Brooks home costs what its neighborhood's closed sales say. Over 12 months, Winding Stream's 11 Spring Run sales had a $325,000 median, Wisteria Pointe's 8 Copperleaf sales $521,250, Cypress Hammock's 9 Shadow Wood sales $795,000 and The Reserve's 2 sales $3,487,500, so neighborhood is the price.
Data updated: September 2026
| Neighborhood (MLS subdivision field) | Closed sales | Median sold price | Median $ per sq ft | Median days on market |
|---|---|---|---|---|
| Orchid Ridge | 4 | $2,700,000 | $585 | 8 |
| Oakbrook | 4 | $2,700,000 | $647 | 82 |
| The Reserve | 4 | $2,575,000 | $633 | 3.5 |
| Lake Forest at Shadow Wood | 4 | $2,275,000 | $585 | 103.5 |
| Magnolia Bend | 3 | $2,200,000 | $582 | 108 |
| Idlewilde | 5 | $1,900,000 | $545 | 18 |
| Sweet Bay at Shadow Wood | 5 | $1,750,000 | $576 | 36 |
| Summerfield | 8 | $1,645,000 | $519 | 17.5 |
| Woodmont | 6 | $1,575,000 | $521 | 26.5 |
| Cedar Glen | 7 | $1,400,000 | $527 | 9 |
| Northridge | 3 | $1,375,000 | $446 | 30 |
| Hawthorne | 4 | $1,256,250 | $463 | 13.5 |
| Ginger Pointe | 11 | $1,230,000 | $472 | 3 |
| Longleaf | 5 | $1,000,000 | $402 | 42 |
| Mahogany Cove | 3 | $890,000 | $405 | 77 |
| Oak Hammock | 9 | $783,700 | $289 | 91 |
| Laurel Meadow | 10 | $750,000 | $375 | 50 |
| Indigo Isle | 5 | $750,000 | $364 | 42 |
| Cypress Hammock | 16 | $737,500 | $307 | 34 |
| Morningside | 12 | $506,250 | $291 | 51.5 |
| Palmetto Ridge at Shadow Wood | 11 | $465,000 | $280 | 38 |
| Oak Hammock II | 6 | $437,500 | $221 | 173 |
Source: Southwest Florida MLS (Matrix), closed sales in the 24 months to October 21, 2026, neighborhoods with three or more closings.
| Neighborhood (MLS subdivision field) | Closed sales | Median sold price | Median $ per sq ft | Median days on market |
|---|---|---|---|---|
| Stillwater Cay | 2 | $948,750 | $427 | 70.5 |
| Caraway Lakes | 1 | $870,000 | $314 | 48 |
| Sage Meadow | 3 | $850,000 | $429 | 59 |
| Cinnamon Ridge | 3 | $780,000 | $445 | 37 |
| Sago Pointe | 1 | $649,000 | $326 | 12 |
| Wisteria Pointe | 7 | $517,500 | $303 | 89 |
| Whispering Ridge | 2 | $1,212,500 | $421 | 11 |
| Foxtail Creek | 1 | $962,000 | $459 | 9 |
Source: Southwest Florida MLS (Matrix), 12 months to October 21, 2026, all Copperleaf neighborhoods with a closing.
| Neighborhood (MLS subdivision field) | Closed sales | Median sold price | Median $ per sq ft | Median days on market |
|---|---|---|---|---|
| Whisper Creek | 1 | $700,000 | $400 | 8 |
| Silver Creek | 2 | $650,000 | $343 | 164 |
| Coral Cove | 3 | $562,500 | $360 | 172 |
| Sabal Cove | 4 | $555,000 | $359 | 4.5 |
| Hidden Lakes | 2 | $381,000 | $290 | 103 |
| Sunset Stream | 5 | $380,000 | $257 | 6 |
| Autumn Lake | 3 | $340,000 | $231 | 52 |
| Winding Stream | 11 | $325,000 | $263 | 94 |
| Streamside | 4 | $310,000 | $249 | 47 |
Source: Southwest Florida MLS (Matrix), 12 months to October 21, 2026, all Spring Run neighborhoods with a closing.
Lighthouse Bay's 30 sales share one MLS label, at a $347,500 median, $225 per square foot and a $225,000 to $499,000 range, so building, floor and view are the differences. Thirteen were listed on October 21 at a $325,000 median ask.
| Bedrooms | Closed sales, 12 months | Median sold price | Median $ per sq ft | Median days on market | Range |
|---|---|---|---|---|---|
| 2 bedrooms | 61 | $380,000 | $266 | 65 | $205,000 to $1,200,000 |
| 3 bedrooms | 80 | $715,625 | $313 | 37.5 | $270,000 to $2,500,000 |
| 4 bedrooms | 19 | $1,525,000 | $538 | 9 | $800,000 to $3,500,000 |
| 5 or more bedrooms | 1 | $4,125,000 | $698 | 0 | $4,125,000 to $4,125,000 |
Source: Southwest Florida MLS (Matrix), closed sales in the 12 months to October 21, 2026 by bedroom count.
| Living area (MLS) | Closed sales, 12 months | Median sold price | Median $ per sq ft | Median days on market |
|---|---|---|---|---|
| Under 1,200 sq ft | 7 | $244,900 | $222 | 119 |
| 1,200 to 1,799 sq ft | 61 | $393,000 | $265 | 58 |
| 1,800 to 2,599 sq ft | 52 | $672,450 | $316 | 52.5 |
| 2,600 to 3,499 sq ft | 32 | $1,212,500 | $421 | 17 |
| 3,500 sq ft and up | 9 | $2,850,000 | $582 | 61 |
Source: Southwest Florida MLS (Matrix), closed sales in the 12 months to October 21, 2026 by MLS living area.
If you are buying in The Brooks, call Marc at (239) 287-5873 and read how we represent buyers in Estero. If you own here and are weighing a sale, call Jesse direct at (239) 898-6072 or request a free home valuation.
On October 21, 2026, 55 Brooks homes were listed: 21 in Shadow Wood, 13 in Lighthouse Bay, 11 in Spring Run, 9 in Copperleaf and 1 in Pebble Pointe. Asking prices ran from $260,000 to $2,950,000 at a median of $485,000, and half had been listed 72 days or more.
Data updated: September 2026
| Community | Neighborhood | Beds and baths | Living area (sq ft) | Asking price | Days on market |
|---|---|---|---|---|---|
| Copperleaf | Sago Pointe | 3 bd / 2 ba | 1,845 | $459,900 | 212 |
| Copperleaf | Sago Pointe | 3 bd / 2 ba | 1,560 | $469,900 | 182 |
| Copperleaf | Sago Pointe | 2 + den bd / 2 ba | 1,988 | $524,900 | 180 |
| Copperleaf | Wisteria Pointe | 2 + den bd / 2 ba | 1,560 | $578,900 | 68 |
| Copperleaf | Sago Pointe | 2 + den bd / 2 ba | 1,845 | $579,000 | 26 |
| Copperleaf | Cinnamon Ridge | 2 + den bd / 2 ba | 1,750 | $679,000 | 110 |
| Copperleaf | Sage Meadow | 3 + den bd / 3 ba | 2,095 | $949,000 | 16 |
| Copperleaf | Stillwater Cay | 3 bd / 3 ba | 2,769 | $1,276,000 | 72 |
| Copperleaf | Whispering Ridge | 3 + den bd / 3 ba | 2,491 | $1,450,000 | 68 |
| Lighthouse Bay | Lighthouse Bay | 2 + den bd / 2 ba | 1,268 | $260,000 | 156 |
| Lighthouse Bay | Lighthouse Bay | 3 bd / 2 ba | 1,293 | $269,900 | 230 |
| Lighthouse Bay | Lighthouse Bay | 2 + den bd / 2 ba | 1,268 | $280,000 | 101 |
| Lighthouse Bay | Lighthouse Bay | 2 bd / 2 ba | 1,292 | $289,000 | 120 |
| Lighthouse Bay | Lighthouse Bay | 2 + den bd / 2 ba | 1,268 | $299,000 | 34 |
| Lighthouse Bay | Lighthouse Bay | 2 bd / 2 ba | 1,276 | $308,000 | 213 |
| Lighthouse Bay | Lighthouse Bay | 2 bd / 2 ba | 1,406 | $325,000 | 96 |
| Lighthouse Bay | Lighthouse Bay | 2 bd / 2 ba | 1,392 | $325,000 | 53 |
| Lighthouse Bay | Lighthouse Bay | 2 bd / 2 ba | 1,406 | $359,900 | 20 |
| Lighthouse Bay | Lighthouse Bay | 2 + den bd / 2 ba | 1,881 | $469,000 | 81 |
| Lighthouse Bay | Lighthouse Bay | 3 bd / 2 ba | 2,429 | $475,000 | 279 |
| Lighthouse Bay | Lighthouse Bay | 3 bd / 2 ba | 1,864 | $475,000 | 139 |
| Lighthouse Bay | Lighthouse Bay | 3 bd / 2 ba | 1,878 | $480,000 | 223 |
| Pebble Pointe | Pebble Pointe | 3 + den bd / 3 ba | 2,353 | $859,000 | 74 |
| Shadow Wood | Morningside | 3 bd / 2 ba | 2,040 | $450,000 | 534 |
| Shadow Wood | Oak Hammock II | 3 + den bd / 2 ba | 2,040 | $450,000 | 124 |
| Shadow Wood | Morningside | 2 + den bd / 2.5 ba | 1,632 | $450,000 | 4 |
| Shadow Wood | Morningside | 3 bd / 2 ba | 2,040 | $460,000 | 25 |
| Shadow Wood | Morningside | 3 bd / 2 ba | 1,532 | $467,000 | 42 |
| Shadow Wood | Morningside | 3 bd / 2 ba | 2,040 | $485,000 | 4 |
| Shadow Wood | Palmetto Ridge at Shadow Wood | 3 bd / 2 ba | 2,229 | $520,000 | 23 |
| Shadow Wood | Morningside | 3 bd / 2 ba | 1,632 | $574,000 | 260 |
| Shadow Wood | Laurel Meadow | 3 bd / 2 ba | 1,805 | $689,000 | 2 |
| Shadow Wood | Oak Strand | 2 + den bd / 2 ba | 1,805 | $699,000 | 14 |
| Shadow Wood | Longleaf | 3 bd / 2 ba | 2,000 | $741,500 | 313 |
| Shadow Wood | Indigo Isle | 3 bd / 2.5 ba | 2,060 | $769,000 | 129 |
| Shadow Wood | Longleaf | 4 bd / 2.5 ba | 2,453 | $849,000 | 340 |
| Shadow Wood | Longleaf | 3 + den bd / 2.5 ba | 2,489 | $860,000 | 4 |
| Shadow Wood | Oak Strand | 3 bd / 2 ba | 2,000 | $879,000 | 20 |
| Shadow Wood | Oak Strand | 3 + den bd / 2.5 ba | 2,470 | $929,900 | 20 |
| Shadow Wood | Oak Hammock | 3 + den bd / 3 ba | 2,748 | $1,199,000 | 5 |
| Shadow Wood | Tamarind Trace | 3 + den bd / 2.5 ba | 2,537 | $1,295,000 | 102 |
| Shadow Wood | Sycamore Grove | 4 bd / 3 ba | 2,550 | $1,395,000 | 218 |
| Shadow Wood | Lake Forest at Shadow Wood | 3 + den bd / 3.5 ba | 3,799 | $2,750,000 | 11 |
| Shadow Wood | Oakbrook | 4 + den bd / 5 ba | 3,980 | $2,950,000 | 9 |
| Spring Run | Streamside | 2 bd / 2 ba | 1,333 | $270,000 | 2 |
| Spring Run | Winding Stream | 2 bd / 2 ba | 1,209 | $309,900 | 223 |
| Spring Run | Winding Stream | 2 bd / 2 ba | 1,209 | $344,000 | 222 |
| Spring Run | Streamside | 2 bd / 2 ba | 1,209 | $365,000 | 0 |
| Spring Run | Winding Stream | 2 bd / 2 ba | 1,333 | $389,000 | 35 |
| Spring Run | Autumn Lake | 2 + den bd / 2 ba | 1,792 | $399,000 | 14 |
| Spring Run | Sunset Stream | 2 + den bd / 2 ba | 1,558 | $400,000 | 12 |
| Spring Run | Autumn Lake | 2 + den bd / 2 ba | 1,811 | $485,000 | 83 |
| Spring Run | Hidden Lakes | 2 + den bd / 2 ba | 1,792 | $490,000 | 15 |
| Spring Run | Hidden Lakes | 2 bd / 2 ba | 1,792 | $499,000 | 24 |
| Spring Run | Whisper Creek | 2 + den bd / 2 ba | 1,750 | $769,900 | 82 |
Source: Southwest Florida MLS (Matrix), residential active listings in The Brooks on October 21, 2026; days on market as of that date. Listings change daily, so ask us for the live list.
Twenty-three of the 55 listings had been listed 90 days or more. A long-listed home is not a bad home, but it is one where the seller has already learned what the market thinks of the price, and it is where negotiating room usually is.
We set alerts for your neighborhoods, price and size so you see new listings and price changes the day they appear. Call Marc at (239) 287-5873, and use how we represent buyers in Estero to start. For listings across the wider market, see our team site at Domain Realty Group.
If you are buying in The Brooks, call Marc at (239) 287-5873 and read how we represent buyers in Estero. If you own here and are weighing a sale, call Jesse direct at (239) 898-6072 or request a free home valuation.
Brooks prices sit in the middle of the Estero range. Among nine communities in the same October 21, 2026 pull, The Brooks' $562,500 median is above Stoneybrook, Bella Terra, Villagio, Tidewater and Pelican Sound and below Grandezza, Corkscrew Shores and West Bay Club, with the most closings of the group at 161.
Data updated: September 2026
| Community | Closed sales, 12 months | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list | Active listings | Months of supply |
|---|---|---|---|---|---|---|---|
| The Brooks | 161 | $562,500 | $308 | 47 | 96.3% | 55 | 3.9 |
| Stoneybrook | 44 | $415,000 | $252 | 35 | 96.2% | 13 | 3.3 |
| Bella Terra | 115 | $449,000 | $224 | 53 | 97.5% | 23 | 2.4 |
| Villagio | 35 | $270,000 | $190 | 76 | 96.2% | 10 | 3.4 |
| Tidewater | 30 | $520,000 | $301 | 60 | 96.8% | 6 | 2.4 |
| Pelican Sound | 50 | $550,000 | $343 | 25 | 96.9% | 16 | 3.8 |
| Grandezza | 55 | $605,000 | $285 | 37 | 94.9% | 18 | 3.9 |
| Corkscrew Shores | 48 | $855,000 | $339 | 110 | 96.8% | 18 | 4.3 |
| West Bay Club | 51 | $907,000 | $419 | 85 | 93.5% | 33 | 7.8 |
Source: Southwest Florida MLS (Matrix), residential closed sales in the 12 months to October 21, 2026 and active listings on that date, all communities from the same pull.
A community median is a frame, not a price for a home. The Brooks' closings mix $205,000 condos and $4,125,000 estates, so compare within a neighborhood. What the table shows a buyer is what else your budget buys in Estero, and how much time the seller has been living with the price.
If you are buying in The Brooks, call Marc at (239) 287-5873 and read how we represent buyers in Estero. If you own here and are weighing a sale, call Jesse direct at (239) 898-6072 or request a free home valuation.
Buy in The Brooks if you want a choice among bundled golf, an optional club and a no-golf lakefront condo, with a shared beach club. Buy in Stoneybrook if you want one HOA at about $450 per quarter with cable and internet included and public golf you pay for only when you play. Their medians were $562,500 and $415,000.
Data updated: September 2026
| Decision point | The Brooks | Stoneybrook |
|---|---|---|
| Homes and types | Four gated communities: Shadow Wood (1,481 homes), Copperleaf (570), Spring Run (847) and Lighthouse Bay (654 lakefront condos), plus Pebble Pointe | 1,119 homes on 805.74 acres: condos, attached villas and single-family homes |
| Era built | Opened 1998; built out, a resale market | Construction completed around 2004; every home is a resale |
| Developer | Bonita Bay Group | U.S. Home Corporation (acquired by Lennar in 2000) |
| Closed sales, 12 months | 161, median $562,500, $308 per sq ft | 44, median $415,000, $252 per sq ft |
| Median days on market, sold as % of list | 47 days, 96.3% | 35 days, 96.2% |
| Active listings and months of supply, Oct 21, 2026 | 55, 3.9 months | 13, 3.3 months |
| HOA or master fee | Four associations and no master HOA; Lighthouse Bay runs about $2,480 to $2,505 per quarter all-in | HOA about $450 per quarter for single-family homes ($440 for condos and villas), with Xfinity cable and internet included |
| Golf or club model | Shadow Wood club optional and unbundled; Copperleaf and Spring Run bundled golf; Lighthouse Bay no golf | Public pay-as-you-play 18-hole course; no mandatory golf fees |
| CDD | Yes, two districts; $1,017.25 per unit for FY2026 | Yes, about $1,429.58 per year for a typical single-family unit |
| Flood zone | FEMA Zone X cores at roughly 14 to 23 feet of elevation | FEMA Zone X (unshaded), east of I-75 |
| Location or road | Coconut Road and Three Oaks Parkway, east of US 41 and west of I-75 | Corkscrew Road and Ben Hill Griffin Parkway, I-75 Exit 123 |
| Age restriction | None; all ages | None; all ages |
Sources: our Brooks community guide and Stoneybrook community guide for facts; Southwest Florida MLS (Matrix), both communities from the same October 21, 2026 pull, for the market rows.
Choose The Brooks if you want to pick among bundled golf, an optional club and a no-golf condo, with the Commons Club shared across all four communities, and you are comfortable with four associations and two CDDs. Choose Stoneybrook if you want a single HOA with cable and internet included, golf you pay for only when you play, and condos, villas and single-family homes inside one set of gates.
Our comparison comes from a team with these credentials:
Stoneybrook's $415,000 median sits between Spring Run's $393,000 and Copperleaf's $765,000, and Stoneybrook's $252 per square foot compares with $269 in Spring Run and $225 in Lighthouse Bay. Tour both if your budget is under $500,000.
If you are buying in The Brooks, call Marc at (239) 287-5873 and read how we represent buyers in Estero. If you own here and are weighing a sale, call Jesse direct at (239) 898-6072 or request a free home valuation.
Which Brooks community fits depends on the club and fee model you want. Shadow Wood is unbundled with an optional club, Copperleaf and Spring Run bundle golf into the deed at different fee levels, Lighthouse Bay has no golf and a fee that includes cable and Commons Club Bronze, and Pebble Pointe sits outside the original club structure.
The Shadow Wood Community Association is mandatory and runs the gates, patrol, common areas and Hotwire fiber; Shadow Wood Country Club and the Commons Club are each optional [Source: Shadow Wood Community Association]. Homes range from coach homes in the $400,000s to estates above $2,000,000. Full Golf has a waiting list, and a home bought from a resigning Golf member skips it.
Copperleaf's 570 residences, 416 single-family and 154 carriage homes, come with membership in the member-owned club. The 2025 all-in cost was $14,828 a year plus a $1,000 food and beverage minimum, and new residents pay a $15,000 capital contribution [Source: Copperleaf 2025 resident membership flyer].
Spring Run's 847 residences carry a non-equity golf membership at $9,159 a year in 2025-26, the lowest all-in bundled-golf cost in The Brooks, with a $12,000 and $3,500 resale fee and a $250 estoppel fee per the club's sheet [Source: Spring Run Golf Club, membership at a glance]. Flood determination matters here.
All 654 residences are lakefront, with the Harbour Club and Spa campus, five pools and six clay tennis courts, and an assessment of about $2,480 to $2,505 a quarter that includes cable and internet and Commons Club Bronze [Source: Lighthouse Bay, official site].
About 91 Taylor Morrison single-family homes off Coconut Road, with the Brooks address, filed under its own label in the MLS and outside the original club governance. Only 3 closed in 12 months, at $659,900, $720,000 and $770,000.
If you are buying in The Brooks, call Marc at (239) 287-5873 and read how we represent buyers in Estero. If you own here and are weighing a sale, call Jesse direct at (239) 898-6072 or request a free home valuation.
A Brooks buyer's protection depends on the neighborhood. Homeowners association buyers under Chapter 720 must receive the section 720.401 disclosure summary before signing, and condominium buyers under Chapter 718 receive the section 718.503 documents, with a 7-day cancellation window, excluding weekends and holidays, at the seller's expense.
Section 720.401 requires the seller in a mandatory homeowners association to give you the disclosure summary before you sign the contract, and the contract must carry the statute's voidability clause in conspicuous type. If the summary was not provided, you may cancel within 3 days after receiving it or before closing, whichever comes first, and the right cannot be waived [Source: Florida Statutes 720.401]. Shadow Wood's single-family neighborhoods, Copperleaf and the platted Spring Run neighborhoods are homeowners association communities.
Section 720.401(2) says the summary does not apply to associations regulated under chapters 718, 719, 721 or 723. Lighthouse Bay's condominiums, the condominium buildings in Shadow Wood's coach-home neighborhoods such as Morningside and Cypress Hammock, and the Spring Run condominium sections are governed by condominium declarations, so their sellers deliver the resale documents in section 718.503 at their own expense, and the buyer may cancel within 7 days, excluding Saturdays, Sundays and legal holidays [Source: Florida Statutes 718.503]. Confirm how the section applies to your contract with your closing agent or attorney.
We have not confirmed whether each community's recorded declaration adds its own disclosure duty, because we have not published a reading of each one; Shadow Wood's is recorded at Lee County Official Records Book 2909, Page 0838 [Source: SWCA master declaration, OR Book 2909 Page 0838]. We read the declarations with every buyer during the review window.
Section 689.261 requires a property tax disclosure summary in a residential sales contract, and section 689.302 requires the seller's flood disclosure at or before contract [Source: Florida Statutes 689.261] [Source: Florida Statutes 689.302]. Under Johnson v. Davis, a seller must also disclose known material defects [Source: Johnson v. Davis, Florida Supreme Court, 1985].
Nothing in this section is legal advice. If you want the documents read alongside you, call Marc at (239) 287-5873 and read how we represent buyers in Estero. If you are selling first, call Jesse direct at (239) 898-6072 or request a free home valuation.
In The Brooks, the estoppel certificate is the association's written statement of what the seller owes and what you owe at closing, and approvals depend on the community: each association issues its own estoppel, Lighthouse Bay's sub-associations screen buyers and tenants under their purchase and lease packets, and the clubs process membership through their own offices.
An estoppel certificate states the account status, assessments, special assessments and transfer fees, and it is valid for 30 days [Source: Florida Statutes 720.30851] [Source: Florida Statutes 718.116]. Read every line: a special assessment or a pending project appears there first.
Some Brooks associations and sub-associations review buyers, and the clubs process membership separately. We ask the seller's agent at offer which approvals apply and how long each takes, so the closing date reflects them.
Use the review window to read the declaration, the rules, the budget and the reserve schedule, and to ask what special assessments are planned. We read alongside you and flag anything unusual.
If you are buying in The Brooks, call Marc at (239) 287-5873 and read how we represent buyers in Estero. If you own here and are weighing a sale, call Jesse direct at (239) 898-6072 or request a free home valuation.
A Brooks buyer should inspect the roof, air conditioning, water heater, windows, plumbing and electrical panel, and should ask for permits and architectural approvals for exterior work. The community was built between 1998 and 2007, so the age of the systems drives both the price and the insurance quote.
Original tile roofs are now 20 to 27 years old. Insurers ask for a roof's age and condition, and Florida law bars refusing coverage solely for a roof under 15 years old and entitles an owner of an older roof to an inspection showing at least 5 years of useful life [Source: Florida CFO, property insurance changes]. Ask the seller for the roof permit or invoice.
Ask for service records and installation dates, and have the inspector check for leaks under sinks, at water heaters and around toilets. In a condominium, ask which pipes and fixtures the association maintains and which you do.
Impact windows, shutters and reinforced garage doors can lower a premium, and Florida law requires premium credits for verified wind-mitigation features [Source: Florida Statutes 627.0629]. A wind-mitigation inspection, about $150 in our community guide's estimate, is worth ordering.
Ask for the permit history and the association's architectural approvals. Unapproved exterior work can surface at a sale, and a buyer who inherits it inherits the problem.
For a condominium, ask for the association's budget, reserves, most recent inspection reports and insurance master policy, and ask what the master policy deductible is.
Insuring a Brooks home depends on the legal form: single-family owners carry their own HO-3 policies, and condominium and coach-home owners carry HO-6 policies over an association master policy. Inland Zone X concrete-block homes with newer roofs are close to the best insurance profile available in coastal Southwest Florida, so get quotes before you offer.
Section 718.111 requires a condominium association to insure the building and common areas, and each unit owner insures the interior, contents and personal liability [Source: Florida Statutes 718.111]. In Lighthouse Bay the master premium is inside the quarterly assessment, so it does not arrive as a separate bill.
The cores of all four communities are FEMA Zone X, and Spring Run's sampled points split between Zone AH at a base flood elevation of 15.0 feet and Zone X [Source: FEMA National Flood Hazard Layer]. Look up the address on the FEMA Flood Map Service Center and get a quote before you commit. In Zone AH a federally backed mortgage requires flood insurance.
The Village of Estero holds a Class 6 rating in FEMA's Community Rating System, which provides a 20% discount on National Flood Insurance Program premiums [Source: Village of Estero, Community Rating System]. Confirm the current standing at the time of your purchase.
The Brooks is inland, and the Village of Estero's report to FEMA recorded only minor damage east of US 41 in Hurricane Ian, primarily from wind [Source: Village of Estero FEMA narrative, June 2024]. Some buyers find coverage through Citizens Property Insurance Corporation, Florida's insurer of last resort [Source: Citizens Property Insurance Corporation]. Your agent should quote both the standard market and Citizens.
The one Brooks institution Ian destroyed was the Beach Club on Little Hickory Island, since rebuilt as a three-story building that reopened in 2026. The homes, four or more miles inland at 14 to 23 feet of elevation, took minor wind damage. A buyer should still ask about roof and window condition.
If you are buying in The Brooks, call Marc at (239) 287-5873 and read how we represent buyers in Estero. If you own here and are weighing a sale, call Jesse direct at (239) 898-6072 or request a free home valuation.
A Brooks buyer pays principal and interest, the CDD assessment, association dues, any club costs, taxes and insurance. At the 7.24% Freddie Mac 30-year average as of October 29, 2026, principal and interest on a $450,000 loan, 20% down at the $562,500 median, is $3,067 a month.
Data updated: October 2026
| Price | Down payment at 20% | Loan | Principal and interest at 7.24%, 30 years | Nonrecurring intangible tax at $0.002 per $1 | Mortgage documentary stamps at $0.35 per $100 |
|---|---|---|---|---|---|
| $393,000 (Spring Run median) | $78,600 | $314,400 | $2,143 | $629 | $1,100 |
| $562,500 (Brooks 12-month median) | $112,500 | $450,000 | $3,067 | $900 | $1,575 |
| $765,000 (Copperleaf median) | $153,000 | $612,000 | $4,171 | $1,224 | $2,142 |
| $900,000 (Shadow Wood median) | $180,000 | $720,000 | $4,907 | $1,440 | $2,520 |
Sources: Freddie Mac Primary Mortgage Market Survey, 30-year fixed average of 7.24% as of October 29, 2026 [Source: Freddie Mac Primary Mortgage Market Survey]; Florida Department of Revenue for the mortgage taxes; our arithmetic with standard amortization. Illustration only, not a loan offer.
| Layer | Annual or quarterly amount | Monthly equivalent | Source |
|---|---|---|---|
| CDD operations and maintenance, every home | $1,017.25 a year, fiscal 2026 | $84.77 | Brooks CDDs FY2026 adopted budget |
| Shadow Wood base assessment | $4,687 a year, 2026 | $390.58 | Shadow Wood Community Association |
| Copperleaf all-in club cost | $14,828 a year, 2025 | $1,235.67 | Copperleaf 2025 resident membership flyer |
| Spring Run annual fee | $9,159 a year, 2025-26 | $763.25 | Spring Run Golf Club, membership at a glance |
| Lighthouse Bay assessment | $2,480 to $2,505 a quarter, 2025-26 | $826.67 to $835.00 | Lighthouse Bay LHB5 purchase and lease packet 2026 |
The monthly figures are our arithmetic, the annual or quarterly amount divided by 12 or 3. Neighborhood dues, property tax and insurance are added on top, and the estoppel is where the exact numbers appear.
Most Brooks I neighborhoods and all of Lighthouse Bay carry no CDD debt line. Coach-home neighborhoods such as Indigo Isle, Palmetto Ridge and Oak Hammock pay $552.22 a year, and Lake Forest, Oak Brook and The Reserve $2,208.89, with balances maturing in 2031 and 2034 [Source: Brooks CDDs FY2026 adopted budget]. A buyer can pay the remaining balance at closing.
A change of ownership resets a homestead's assessed value to just value, so the seller's bill is not yours [Source: Florida Statutes 193.155]. Ask for the tax estimate at the purchase price, not the seller's bill.
If you are buying in The Brooks, call Marc at (239) 287-5873 and read how we represent buyers in Estero. If you own here and are weighing a sale, call Jesse direct at (239) 898-6072 or request a free home valuation.
A Brooks buyer's closing costs are the lender's fees, the lender's title policy, documentary stamp tax and intangible tax on a new mortgage, recording fees, the inspection and appraisal, prepaid taxes and insurance, and any capital contribution. In Lee County the seller customarily pays the owner's title policy and the deed stamps.
In Lee County the seller customarily pays for the buyer's owner's title insurance policy and the $0.70 per $100 documentary stamp tax on the deed, the reverse of Collier County's title custom [Source: Florida Department of Revenue, documentary stamp tax]. The contract controls, so we confirm it in writing at offer.
A new mortgage carries documentary stamp tax on the note at $0.35 per $100 and nonrecurring intangible tax of $0.002 per dollar of mortgage [Source: Florida Department of Revenue, nonrecurring intangible tax]. On a $450,000 loan those are $1,575 and $900, per the payment table above.
The buyer customarily records the deed and mortgage and pays for the lender's title policy, the appraisal, the inspection and the survey where needed. We give you an estimate of every line at offer, and your lender's loan estimate confirms it.
Property tax is prorated at closing, with the seller crediting the buyer for the seller's days, and the lender typically collects prepaid insurance and tax escrows [Source: Lee County Tax Collector, property taxes]. Association assessments prorate as the contract directs, and the CDD line rides on the tax bill.
Club and capital costs are the largest one-time items after the down payment. Shadow Wood's resale capital contribution is $3,500 up to $1.25 million plus 1% above, capped at $8,500, Copperleaf's is $15,000, Spring Run's resale fee is $12,000 and $3,500, and the Commons Club equity ranges from $1,000 to $12,000.
Data updated: September 2026
The resale capital contribution is paid by the incoming owner at closing, effective January 1, 2026 [Source: SWCA resale capital contribution notice]. Shadow Wood Country Club does not publish current pricing; its last broadly circulated figures, from 2023, were a $125,000 capital contribution for Golf and $60,000 for Lifestyle, and current amounts are higher. Confirm with the club [Source: Shadow Wood Country Club, membership FAQs].
Copperleaf charges $15,000 to new residents, or $5,000 for an existing Copperleaf owner, and Spring Run charges its $12,000 and $3,500 resale fee plus a $250 estoppel fee. Renters in Spring Run must take a club membership too.
Bronze costs $1,000 equity and $490.17 dues, Silver $6,000 and $1,831.00, and Gold $12,000 and $2,385.18 at 2025 rates, and Gold alone includes the Beach Club, capped at 1,575 families [Source: The Commons Club at The Brooks]. Membership is mandatory at Bronze in Lighthouse Bay and optional elsewhere.
If you are buying in The Brooks, call Marc at (239) 287-5873 and read how we represent buyers in Estero. If you own here and are weighing a sale, call Jesse direct at (239) 898-6072 or request a free home valuation.
Since August 17, 2024, a Brooks buyer signs a written agreement with an agent before touring, the agreement states the agent's compensation, and every commission is negotiable. Offers of buyer broker compensation can no longer be advertised in the MLS, but a seller may still offer to pay it off the MLS.
The agreement names the services, the term and the compensation in a specific amount or rate, and it can be negotiated [Source: National Association of REALTORS, written buyer agreements]. We explain each term and never ask you to sign something you have not read.
Compensation is a negotiated term. A seller may offer to pay some or all of it, and we ask for that in the offer where it makes sense, but you and your agent agree what you owe if it is not covered [Source: National Association of REALTORS, settlement FAQs].
Florida requires an agent to disclose the brokerage relationship, such as single agent or transaction broker, before or at the first substantive contact [Source: Florida Statutes 475.278]. We work as your representative, and we say which role in writing.
Yes, in most cases, but a condominium purchase adds a project review. Brooks buyers use conventional, FHA, VA and cash, and the lender reviews the association as well as you. Fannie Mae's guide lists conditions that make a condominium project ineligible, so we ask the lender to check the project early.
Conventional loans typically require 3% to 20% down depending on the program, and VA loans are available to eligible veterans and service members [Source: VA home loan program overview] [Source: HUD, buying a home]. Your lender sets the terms, and we introduce you to lenders who work in Estero.
A lender reviewing a condominium checks the association's budget, reserves, litigation, owner-occupancy and delinquency [Source: Fannie Mae Selling Guide B4-2.1-03, ineligible projects]. In Lighthouse Bay and the condominium neighborhoods elsewhere, we ask your lender to check before you offer.
Florida Housing Finance Corporation offers first mortgage and down payment assistance programs for eligible buyers [Source: Florida Housing Finance Corporation, homebuyer programs]. Eligibility depends on income, price and other limits.
Cash buyers close faster and skip the project review, and a seller may accept a lower price for certainty. Half of the active listings had been on the market 93 days or more, so a cash offer with a short inspection window has leverage.
The Consumer Financial Protection Bureau publishes plain-language guides to mortgages and closing disclosures [Source: Consumer Financial Protection Bureau, owning a home]. We do not give lending advice.
If you are buying in The Brooks, call Marc at (239) 287-5873 and read how we represent buyers in Estero. If you own here and are weighing a sale, call Jesse direct at (239) 898-6072 or request a free home valuation.
We find you the right Brooks home by starting with your budget, plans and tolerance for fees, then narrowing five communities to the two or three neighborhoods that fit and touring them in one or two mornings. We watch the MLS for new listings, price changes and long-listed homes that will negotiate.
Tell us whether you want a full-time home, a seasonal home or a rental, how much space you need, whether you want golf and amenities, and what monthly cost feels right. Those answers eliminate most neighborhoods quickly.
We bring the closed sales for each home's neighborhood to the tour so you see the price in context. A $737,500 median across Cypress Hammock's 16 sales in 24 months is a different conversation from Morningside's $506,250 across 12.
Twenty-three of the 55 active listings had been listed 90 days or more on October 21, 2026, and we track each one's price history, because long listings are where negotiating room is.
Each community controls its gate, and Lighthouse Bay open-house access runs through kiosk passcodes. We coordinate showings with the listing agents so your tour goes smoothly.
We negotiate for you by writing the offer from the closed sales, using the document review and inspection windows as leverage, asking the seller for credits where the record supports them, and protecting your deposit. Homes sold at a median 96.3% of list in the last 12 months, and 27 of 161 sold at or above list.
An offer is anchored to the closed sales in the neighborhood and size range, with adjustments for condition and time. We tell you when a home is priced above the record and when it is not, and we never talk you into a bidding war the data does not support.
The condominium 7-day review window and the homeowners association 3-day cancellation right are statutory, and the inspection period is in the contract. We read the documents inside the window and use anything we find to renegotiate.
Where the seller cannot move on price, a credit for a roof, air conditioner or closing costs may work. We compare the two in dollars, including how each affects your loan.
We keep the deposit with the title company or attorney and set the closing date around the association's approval and estoppel timeline, so you are not paying carrying costs while the paperwork catches up.
Brooks rules that decide whether a home works are community-specific: Shadow Wood's per-neighborhood lease limits and design guidelines, Spring Run's mandatory tenant club membership and $318 transfer fee, Copperleaf's seasonal lease structure, Lighthouse Bay's sub-association screening, and pet and vehicle limits in each declaration.
Shadow Wood allows a 30-day minimum lease, two per year in most single-family neighborhoods and three in most coach-home neighborhoods, with Ginger Pointe at 90 days once a year and Sweet Bay at 6 months once a year [Source: SWCA rental policy by neighborhood]. Spring Run tenants must take a club membership, and the owner's privileges suspend during the lease [Source: Spring Run rental and community information].
Shadow Wood renovations run through the Architectural Modifications Review Committee under Design Guidelines revised December 3, 2024, and Lighthouse Bay's review board controls signs and open-house hours [Source: SWCA use restrictions] [Source: Lighthouse Bay LHB2 purchase and lease packet 2026]. Ask before you plan a renovation.
Shadow Wood's recorded restrictions allow a reasonable number of household pets, leashed outdoors; the Beach Club allows no pets except service animals [Source: The Commons Club, Beach Club page and FAQ]. Condominium sub-associations can set their own limits.
Rules differ by neighborhood, so a property that works as a seasonal rental in one neighborhood can be non-compliant two streets over. We check the rule for the specific address before you count rental income.
The Brooks is the right place if you want gated, club-centered living with an inland storm profile, a choice among fee structures and a resale market with real depth. It is a weaker fit if you want no CDD line, no club decision or a newly built home, since The Brooks is built out.
Zone X cores at roughly 14 to 23 feet of elevation, four price lanes from $205,000 to $4,125,000 in the 12-month record, member-owned clubs in reinvestment mode, a shared private Beach Club and 161 sales in a year of demonstrated liquidity.
A $1,017.25 CDD assessment forever, plus debt in some neighborhoods until 2031 and 2034; the I-75 widening on the east edge, not scheduled to begin until about 2029; a golf waitlist at Shadow Wood; roofs at or past the underwriting line; and bundled golf that you pay for whether you play or not.
We tell you when a community does not fit. A buyer who wants no golf bill belongs in Shadow Wood or Lighthouse Bay, not Copperleaf or Spring Run, and a buyer who wants a new build should look elsewhere in Estero.
If you are buying in The Brooks, call Marc at (239) 287-5873 and read how we represent buyers in Estero. If you own here and are weighing a sale, call Jesse direct at (239) 898-6072 or request a free home valuation.
Lee County's recorded, qualified sales show 180 Brooks sales between September 2025 and early August 2026 at a $645,000 median, against 161 MLS closings in the 12 months to October 21, 2026. Each is labeled separately, because they are different pulls. None of the recorded sales is a builder-direct sale, so The Brooks is a resale market.
Data updated: September 2026
Source: Lee County property appraiser public files, DOR-qualified improved sales only, matched to Brooks parcels by legal description; window: 12 months since September 2025; newest recorded sale in the file August 6, 2026. Result: 180 qualified sales, median $645,000, low $205,000, high $4,125,000, 0 builder-direct and 180 resale. The legal-description match returned 3,761 parcels against 3,643 homes stated across the four communities and Pebble Pointe, 3.2% above the stated count and inside our 15% tolerance.
County sales exceed MLS closings by about 10%, so the MLS record is not missing a large block of sales, and no new-home builder is setting prices inside the gates. The county median is higher than the MLS median because the two sets differ in window and construction; we use the MLS neighborhood closings for pricing your offer.
If you are buying in The Brooks, call Marc at (239) 287-5873 and read how we represent buyers in Estero. If you own here and are weighing a sale, call Jesse direct at (239) 898-6072 or request a free home valuation.
McGreevy and Comisar is a top-reviewed Brooks realtor, and the quotes below are genuine five-star Google reviews from buyers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ "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
A buyer's advantage is an agent who knows the record, and we bring the closed sales to every tour.
★★★★★ "Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he's helped us settle into the area. 100% recommendation!" Verified Google review
A match starts from your needs, not from a list of listings.
★★★★★ "Marc and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that's gonna treat you like family, well you found them." Verified Google review
We answer the phone and stay with you through the closing.
If you are buying in The Brooks, call Marc at (239) 287-5873 and read how we represent buyers in Estero. If you own here and are weighing a sale, call Jesse direct at (239) 898-6072 or request a free home valuation.
Brooks buyers get a personalized consultation by calling Marc Comisar at (239) 287-5873 or requesting one through our buying page. It is a working session on your budget, your plans and your tolerance for fees, ending in the two or three neighborhoods worth touring, with the closed sales, fee stack and monthly cost for each. There is no cost and no obligation.
Data updated: September 2026
You receive the neighborhoods that fit your plans, the closed sales and active listings for each, the fee stack and monthly cost at your price, the flood and insurance questions to answer before offering, and a plan for the documents. Start at how we represent buyers in Estero or call Marc at (239) 287-5873.
Bring your budget, your timeline, the club and golf decisions you have already made, and any listings you have seen. We take it from there.
A Brooks specialist matters because the facts that set the price live in documents: four associations, two CDDs, five club models, a resale capital contribution, lease limits and a flood map that splits by parcel. A general agent can miss any of them, and each changes what you pay and what you can do with the home.
Data updated: September 2026
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the buyer-side lead of McGreevy and Comisar. Reach him at (239) 287-5873, and read his profile on our about page.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty. He builds the comparable sets and net sheets for owners who are selling before they buy. Reach him direct at (239) 898-6072.
A general agent may quote one flood zone for the whole community, treat bundled golf as a footnote, overlook the section 718.503 and 720.401 fork, or forget the capital contribution at closing. Each changes the number.
If you are buying in The Brooks, call Marc at (239) 287-5873 and read how we represent buyers in Estero. If you own here and are weighing a sale, call Jesse direct at (239) 898-6072 or request a free home valuation.
Brooks owners get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a price that starts from your neighborhood's closed sales and ends in a net sheet is one you can defend to a buyer and an appraiser. Buyers who own here often sell first.
Data updated: September 2026
If you are searching for the best Brooks listing agent, or thinking, "I need to sell my home in The Brooks," here is the short version. We place your home on its neighborhood's ladder of closed sales, adjust it for the roof, the view and the club, and show your buyer's fee stack and net sheet.
Listing-team credentials:
Start with our free home valuation or call Jesse direct at (239) 898-6072. Confidential conversations welcome. Our seller guide for The Brooks has the full record.
Often it is safer, because you know your proceeds before you offer, but some buyers buy first. We compare both in dollars, including the carrying cost of two homes.
Sold homes had a median 47 days on market in the last 12 months, with 35 days in Shadow Wood and 56 to 62.5 in Spring Run and Lighthouse Bay.
No. The seller's costs, including the owner's title policy and deed stamps in Lee County, come off the price, and our net sheet shows the number before you list.
Yes. Owners do it, and we sequence the two closings and the association approvals together.
Yes. It is free and carries no obligation.
Marc leads the purchase and Jesse leads the sale, so one team runs the plan.
Brooks buyers ask these questions before they offer, and each answer below is a single paragraph with its source. They cover price, fees, clubs, flood, insurance, Florida law, closing costs and how we represent you.
Data updated: September 2026
Buyers start with McGreevy and Comisar because the answers below show up in the price you pay:
Nothing here is legal or tax advice; confirm anything that affects your purchase with your closing agent, attorney or CPA.
Homes closed from $205,000 to $4,125,000 in the 12 months to October 21, 2026, at a $562,500 median across 161 sales. By community the medians were Lighthouse Bay $347,500, Spring Run $393,000, Copperleaf $765,000 and Shadow Wood $900,000, per the Southwest Florida MLS.
At the Freddie Mac 30-year average of 7.24% as of October 29, 2026, principal and interest on an 80% loan at the $562,500 median is $3,067 a month, before the CDD assessment, association dues, club costs, taxes and insurance [Source: Freddie Mac Primary Mortgage Market Survey].
Several. It is a master plan of four gated communities, Shadow Wood, Copperleaf, Spring Run and Lighthouse Bay, plus the later Pebble Pointe enclave, each with its own association and fee model. Our Brooks community guide explains how they fit together.
Yes. Every home pays the Community Development District operations and maintenance assessment, $1,017.25 per unit for fiscal 2026, and some neighborhoods also pay a debt line that matures in 2031 and 2034 [Source: Brooks CDDs FY2026 adopted budget].
It depends on the community. Shadow Wood's club is optional and unbundled, Copperleaf and Spring Run bundle golf into the deed, and Lighthouse Bay has no golf. Read the neighborhood's documents before offering, because bundled golf is paid whether you play or not.
The Shadow Wood Community Association base assessment is $4,687 a year for 2026, and Shadow Wood Country Club and the Commons Club are each optional [Source: Shadow Wood Community Association]. The club does not publish current pricing, so we confirm it with the club during your review.
The 2025 all-in resident club cost was $14,828 a year plus a $1,000 food and beverage minimum, and a new resident pays a $15,000 capital contribution [Source: Copperleaf 2025 resident membership flyer].
The Spring Run golf membership is $9,159 a year for 2025-26, with a $12,000 and $3,500 resale fee and a $250 estoppel fee, per the club's membership sheet [Source: Spring Run Golf Club, membership at a glance].
The assessment runs about $2,480 to $2,505 a quarter for 2025-26, and it includes cable, internet and Commons Club Bronze membership [Source: Lighthouse Bay, official site].
The cores of all four communities are FEMA Zone X, but Spring Run's sampled points split between Zone AH and Zone X, so the answer is parcel-specific [Source: FEMA National Flood Hazard Layer]. Check the address on the FEMA Flood Map Service Center and get an insurance quote before you offer.
The Village of Estero told FEMA that damage east of US 41 was minor and primarily from wind [Source: Village of Estero FEMA narrative, June 2024]. The Commons Club's Beach Club on Little Hickory Island was destroyed and has been rebuilt.
The build-out ran from 1998 to 2007, so original tile roofs are now 20 to 27 years old. Ask for the permit or invoice, and expect the insurer to ask the roof's age and condition.
If a seller in a mandatory homeowners association does not give you the section 720.401 disclosure summary before you sign, you may cancel within 3 days after receiving it or before closing, whichever comes first, and you cannot waive the right [Source: Florida Statutes 720.401].
A condominium buyer may cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing or receiving the section 718.503 documents, whichever is later [Source: Florida Statutes 718.503]. Confirm how it applies to your contract with your closing agent or attorney.
Lighthouse Bay's 654 lakefront residences, the condominium buildings in Shadow Wood's coach-home neighborhoods such as Morningside and Cypress Hammock, and the Spring Run condominium sections such as Hidden Lakes, per the legal descriptions in the Lee County record.
It is the association's written statement of what is owed on the account and the fees due at transfer, valid for 30 days [Source: Florida Statutes 720.30851]. Who pays is set by the contract, and we confirm it at offer.
In Lee County the seller customarily pays for the owner's title policy and the $0.70 per $100 deed documentary stamps, the reverse of Collier County's custom, and the contract controls.
A new mortgage carries documentary stamp tax on the note at $0.35 per $100 and nonrecurring intangible tax at $0.002 per dollar, which is $1,575 and $900 on a $450,000 loan [Source: Florida Department of Revenue, nonrecurring intangible tax].
Shadow Wood's resale capital contribution is $3,500 up to $1.25 million plus 1% above, capped at $8,500, and Copperleaf's club contribution is $15,000. Spring Run's resale fee is $12,000 and $3,500, and the Commons Club equity ranges from $1,000 to $12,000 [Source: SWCA resale capital contribution notice].
Shadow Wood allows a 30-day minimum lease, two per year in most single-family neighborhoods and three in most coach-home neighborhoods, with exceptions such as Ginger Pointe and Sweet Bay [Source: SWCA rental policy by neighborhood]. Spring Run tenants must take a club membership, so check the specific address.
Shadow Wood's recorded restrictions allow a reasonable number of household pets, leashed outdoors, and condominium sub-associations can set their own limits [Source: SWCA use restrictions]. The Beach Club allows no pets except service animals.
In the 12 months to October 21, 2026, The Brooks had 161 sales at a $562,500 median and Stoneybrook 44 at $415,000, selling at medians of 96.3% and 96.2% of list. Stoneybrook has one HOA and a public pay-as-you-play course; The Brooks has several associations and clubs. The full comparison table is above.
At 3.9 months of supply, 55 active listings against 161 MLS sales and 8 sold-data-entry records in the last 12 months, it sits in a balanced range, with wide differences by community: Spring Run and Lighthouse Bay homes took a median 56 to 62.5 days to sell against 35 days in Shadow Wood.
Yes. Homes sold at a median 96.3% of list, only 27 of 161 sold at or above list, and 23 of the 55 active listings had been listed 90 days or more, so the record shows room, most of all on long-listed homes.
Since August 17, 2024, yes, before touring, and every term including the compensation is negotiable [Source: National Association of REALTORS, written buyer agreements]. We explain each term before you sign.
A seller may offer to pay some or all of the buyer's agent compensation, but it can no longer be advertised in the MLS, so it is negotiated in the offer [Source: National Association of REALTORS, settlement FAQs].
Usually, but the lender reviews the association's budget, reserves, litigation, owner-occupancy and delinquency, and can decline a project that meets an ineligibility condition [Source: Fannie Mae Selling Guide B4-2.1-03, ineligible projects]. Ask your lender to check the project early.
Yes. A change of ownership resets a homestead's assessed value to just value, so ask for the estimate at your purchase price rather than the seller's bill [Source: Florida Statutes 193.155].
Lighthouse Bay, whose 654 lakefront residences center on the Harbour Club and Spa campus with five pools and six clay tennis courts. In Shadow Wood the club is optional, so a buyer there can also skip golf.
No. It is not a 55-plus community, and all ages may buy, which is also true of Stoneybrook.
A CDD assessment that does not end, debt in some neighborhoods until 2031 and 2034, a golf waitlist at Shadow Wood, roofs at or past the insurance line, and the I-75 widening on the east edge, which is not scheduled to begin until about 2029.
On October 21, 2026 there were 55 active listings at a $485,000 median asking price: 21 in Shadow Wood, 9 in Copperleaf, 11 in Spring Run, 13 in Lighthouse Bay and 1 in Pebble Pointe, per the MLS.
The contract sets the date, and the inspection, financing, estoppel and any association approval all run inside it. We ask at offer which approvals apply, so the closing date reflects them.
Cost varies with the home. It should cover the roof, air conditioning, water heater, windows, plumbing and electrical panel, and a wind-mitigation inspection, about $150 in our community guide's estimate, can lower an insurance premium.
We think so, because the price depends on documents: associations, CDDs, clubs, capital contributions, lease limits and a flood map that splits by parcel. We read them with you inside the review window.
If you are buying in The Brooks, call Marc at (239) 287-5873 and read how we represent buyers in Estero. If you own here and are weighing a sale, call Jesse direct at (239) 898-6072 or request a free home valuation.
Owners who buy here often sell first, and these questions cover the timing of two closings, Save Our Homes portability and who does what. Each answer is a single paragraph.
Data updated: September 2026
Not necessarily, but the timing of two closings is the main risk. Some buyers make an offer contingent on a sale and some use a bridge loan or a lease-back, and we can lay out each option in dollars before you decide.
Portability lets a homestead owner who establishes a new Florida homestead within the statutory window transfer up to $500,000 of accumulated savings [Source: Florida Department of Revenue, PT-112 portability guide].
Jesse builds the comparable set and net sheet from your neighborhood's closed sales at no cost, and you can request it through our free home valuation.
Yes. Owners move between the five communities, for example from a coach home to a single-family home, and each has its own fee model, so we compare the full monthly cost of both homes.
Call Marc at (239) 287-5873 for the purchase and Jesse direct at (239) 898-6072 for the sale, and we run them as one plan.
Our seller guide for The Brooks is the sale-side companion to this page.
Jesse McGreevy and Marc Comisar are the local real estate experts for The Brooks, leading a Domain Realty Group team from an office in Bonita Springs, a short drive from the Coconut Road gates. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities.
McGreevy and Comisar is a top-reviewed Brooks realtor on Google. Read more about McGreevy and Comisar.
Our team has closed more than 4,000 transactions across Southwest Florida.
Our credentials, stated once more:
McGreevy and Comisar are part of Domain Realty, Southwest Florida's full-service brokerage. Learn more at Domain Realty Group.
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Jesse McGreevy: (239) 898-6072 · [email protected] | Marc Comisar: (239) 287-5873
Buying? Call Marc at (239) 287-5873 or start at mcgreevyandcomisar.com/buying. Selling? Call Jesse at (239) 898-6072.
Every load-bearing fact on this page traces to a primary or official source: government records, district filings, recorded declarations, the clubs' own publications and local news. There are no listing portals and no competitor content, and the market data is from the Southwest Florida MLS, pulled October 21, 2026.
The primary-source documents below are the receipts behind this buyer guide: the CDD budget, the recorded declarations and covenants, the club and condominium packets, and the government filings that bear on what you pay. All links go to the original official hosts.
Brooks buyers reach the buyer team by calling Marc Comisar at (239) 287-5873 or requesting a consultation through our buying page. We give you the neighborhoods that fit, the closed sales and the monthly cost at your price, at no cost and no obligation.
Start with how we represent buyers in Estero, or call Marc at (239) 287-5873. If you are selling first, call Jesse direct at (239) 898-6072 or email [email protected].
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.