Estero, Florida
Buy a Winding Stream condo with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Floor-plan pricing, live listings, fees, flood and insurance, all from the record. Call Marc at (239) 287-5873 today.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026.
Buying in Winding Stream means a two-bedroom, two-bath garden condominium in Spring Run at The Brooks, and 11 of the 120 homes closed on the Southwest Florida MLS in the 12 months to October 21, 2026, at a $325,000 median. This buyer guide sits beside our Winding Stream neighborhood guide, which holds the history, the association records and the schools, and it answers the buyer's question: which condo, at what price, with which fees, and what to ask before you write an offer inside Spring Run at The Brooks.
Winding Stream is a Chapter 718 condominium with its own Recreation Association, pool and manager, inside a gated community whose golf club comes with the deed, so a purchase here comes with two associations, a $12,000 club resale fee and a reading list of documents. If you own a home you need to sell first, our Winding Stream seller guide covers that side, and our Winding Stream valuation guide shows how we price each floor plan. Comparing buyer's agents first? Our guide to the best real estate agents in Estero sets the options side by side on the public record.
If you are weighing Winding Stream against the rest of The Brooks, our guide to buying a home in The Brooks compares all five Brooks communities, and our Spring Run at The Brooks guide covers the club and the fee stack.
McGreevy and Comisar are the best realtor for buying a Winding Stream condo because we show you every recent closing for your floor plan, the fee stack and the documents before you offer, and we negotiate the terms as well as the price. We are the #1 Team in Southwest Florida since 2012 and Top 1% nationally since 2008.
Marc Comisar leads our buyer side and Jesse McGreevy runs the data and the paperwork. 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. Spring Run is a market we work every week.
Recent Winding Stream market record (12 months to October 21, 2026): 11 closed resales in the Southwest Florida MLS, a $325,000 median (n = 11), a range of $205,000 to $450,500, $3,715,500 in total volume, a median of 94 days on market and a median sold-to-list ratio of 94.3%. Three condos were for sale on that date, at $309,900, $344,000 and $389,000. We publish no count of Winding Stream purchases we represented, because none is on file for this neighborhood.
For Winding Stream buyers: we start with your plan, budget and tolerance for fees, show every recent closing for the plans that fit, run the monthly cost, request the association documents and negotiate the terms. Marc Comisar at (239) 287-5873 starts with a call, not a form.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Winding Stream is narrower and checkable: in the last 12 months we tracked every one of the 11 Winding Stream closings in the Southwest Florida MLS, and we tracked all 36 that the MLS has recorded here in the last 60 months.
You work with Marc and Jesse, not an assistant with a template. Marc runs tours, offers and negotiation. Jesse runs the data, the fee schedules and the closing paperwork. Reach Marc at (239) 287-5873 or Jesse at (239) 898-6072, and read more about the partnership on our about McGreevy and Comisar page.
Buying in Winding Stream? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. Selling first? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Winding Stream takes four decisions: which of the four floor plans, which building (three of the twelve pay extra CDD debt service), whether the rules on leasing, pets and carports fit your plans, and whether the fee stack, led by a $9,159 annual club fee, works for your budget. Everything else is paperwork.
The county roll records four heated sizes across the 120 homes: 1,111, 1,178, 1,349 and 1,453 square feet, all with two bedrooms and two baths. The 1,453 plan has sold at $410,000 to $450,500 in the last 12 months and the 1,178 at $205,000 to $340,000. The plan is the biggest price driver in the neighborhood, so it is the first question.
The neighborhood has 12 two-story buildings of ten homes each, five on the ground floor and five above, numbered 21 through 32. Buildings 30, 31 and 32 pay $556.84 a year of CDD debt service on top of the $1,017.25 every home pays. Ground floor or upper floor is a personal choice we cannot price from the record, and we look at it on the tour.
Leases of 30 days or more are allowed with approval, no pets are allowed in leased units, each pet needs written board approval, carports are assigned and there is no garage. If your plan depends on shorter rentals, on a garage or on a pet the association bans, Winding Stream does not work, and we would rather tell you now.
The club's annual fee is $9,159 for 2025 to 2026, the CDD is $1,017.25, and the neighborhood's own assessment is not published. The two published lines are about 3.1 percent of a $325,000 price every year, and a $12,000 club resale fee comes at purchase. We run all of it in the monthly cost table below.
Winding Stream is a buyer-friendly market on price and a scarce one on choice: the median sold at 94.3% of list in 94 days, with a $24,400 median gap between final list and sold, but only three condos were for sale on October 21, 2026. Buyers have leverage on price and little on selection.
Data updated: October 2026 (12 months to October 21, 2026 unless a window is named)
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 11 | $325,000 | $263.16 | 94 | 94.3% |
| 24 months | 16 | $322,500 | $251.51 | 89.5 | 93.6% |
| 36 months | 21 | $365,000 | $268.82 | 85 | 93.0% |
| 60 months | 36 | $380,000 (mean of the middle pair, $380,000 and $380,000) | $288.99 | 38.5 | 95.9% |
On October 21, 2026 the MLS showed three Winding Stream actives at a median list price of $344,000, which is about 3.3 months of supply at the 12-month pace (our arithmetic). Three actives is a thin choice, so a buyer who wants a specific plan may wait, and we set up alerts for the plans that fit.
Ten of the 11 sales of the last 12 months closed below the final list price, by a median of $24,400, and six of the 11 took more than 90 days. In aggregate the 11 sold at 92.4% of their combined final list prices. A buyer of a condo that has sat has real room. The one outlier was a 1,453 plan condo that sold at its list price on day zero, so a well-priced condo of a wanted plan does not wait.
In the 12 months before October 21, 2025, five condos closed at a $290,000 median in 85 median days at 91.3% of list. In the latest 12 months, 11 closed at $325,000 in 94 days at 94.3%. There are more than twice as many sales, the median is about 12 percent higher, and buyers paid closer to list, though homes took longer to sell. Both are small samples. Against 2022, when eight of 12 sales closed at or above list in a median 9.5 days, buyers now negotiate.
Eleven Winding Stream condos closed in the MLS in the 12 months to October 21, 2026, at $205,000 to $450,500, and every closing is listed below with the plan we matched from the county record. The plan explains most of the range: the four largest sales were all 1,349 or 1,453 plans.
Data updated: October 2026 (Southwest Florida MLS, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Closed | Plan (county heated sq ft) | MLS beds and baths | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|
| Jul 2026 | 1,178 | 2 and 2 | 1,511 | $379,000 | $340,000 | 89.7% | 108 |
| Jul 2026 | 1,111 | 2 and 2 | 1,208 | $339,000 | $320,000 | 94.4% | 115 |
| May 2026 | 1,453 | 2 plus den and 2 | 1,558 | $474,900 | $450,500 | 94.9% | 18 |
| May 2026 | 1,111 | 2 and 2 | 1,209 | $349,900 | $325,000 | 92.9% | 41 |
| Apr 2026 | 1,453 | 2 and 2 | 1,310 | $425,000 | $425,000 | 100.0% | 0 |
| Mar 2026 | 1,178 | 2 and 2 | 1,178 | $285,000 | $265,000 | 93.0% | 209 |
| Feb 2026 | 1,178 | 2 and 2 | 1,178 | $269,000 | $205,000 | 76.2% | 141 |
| Feb 2026 | 1,111 | 2 and 2 | 1,111 | $270,000 | $260,000 | 96.3% | 94 |
| Jan 2026 | 1,453 | 2 plus den and 2 | 1,558 | $435,000 | $410,000 | 94.3% | 82 |
| Dec 2025 | 1,349 | 2 plus den and 2 | 1,458 | $434,900 | $415,000 | 95.4% | 35 |
| Nov 2025 | 1,349 | 2 plus den and 2 | 1,458 | $359,900 | $300,000 | 83.4% | 188 |
Of the 36 MLS closings in 60 months, six sold below $300,000, five from $300,000 to $349,999, ten from $350,000 to $399,999, eight from $400,000 to $449,999 and seven at $450,000 or more. A buyer with $350,000 has had a choice of plans in the record, and a buyer with $300,000 has been limited to the 1,111, the 1,178 and the smaller 1,349 sales.
| Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 2021 (December) | 2 | $415,000 (mean of $380,000 and $450,000) | $380,000 to $450,000 | 10 | 97.6% |
| 2022 | 12 | $405,000 (mean of $400,000 and $410,000) | $349,900 to $490,000 | 9.5 | 100.0% |
| 2023 | 1 | $390,000 (one sale) | $390,000 | 41 | 94.0% |
| 2024 | 5 | $380,000 | $365,000 to $484,000 | 43 | 92.4% |
| 2025 | 7 | $300,000 | $260,000 to $435,000 | 85 | 91.3% |
| 2026 to October 21 | 9 | $325,000 | $205,000 to $450,500 | 94 | 94.3% |
A Winding Stream buyer pays about $265,000 to $320,000 for the 1,111 or 1,178 plan and $357,500 to $425,000 for the 1,349 or 1,453 plan, on the 12-month medians, with each plan's price and speed differing. The 60-month record shows the same order, and the 1,453 plan has not closed below $410,000 in the MLS.
Data updated: October 2026 (Southwest Florida MLS, pulled October 21, 2026; Lee County Property Appraiser 2026 roll)
| Plan (county heated sq ft) | Homes | 12-month median (n) | 60-month median (n) | 60-month days on market | 60-month sold-to-list |
|---|---|---|---|---|---|
| 1,111 | 36 | $320,000 (3) | $360,450 (14) | 38.5 | 95.8% |
| 1,178 | 36 | $265,000 (3) | $365,000 (9) | 115 | 92.4% |
| 1,349 | 24 | $357,500 (2) | $415,000 (5) | 35 | 96.5% |
| 1,453 | 24 | $425,000 (3) | $450,250 (8) | 15.5 | 98.4% |
Every cell is a small sample, and where the count is even the median is the mean of the middle pair. The MLS living-area field is inconsistent in Winding Stream, so we matched each closing to a county plan by price and date and took the size from the county's heated area.
The smallest plan is the smallest home in all of Spring Run, with 36 homes and three per building. It closed at $260,000 to $325,000 in the last 12 months, and $260,000 to $484,000 over 60 months. It is the plan for a buyer who wants the gate, the club and the lowest carrying cost, and the MLS's 1,208 and 1,209 square foot entries are the same plan.
The 1,178 plan has the widest discounts and the longest waits: a 115-day median over 60 months and 141 days over 12, with closings from $205,000 to $340,000 in the last 12 months. For a buyer that means leverage. For a buyer we also mean caution: ask why each one sat.
The 1,349 plan, 24 homes, has the smallest sample: two closings in 12 months at $300,000 and $415,000 and five in 60 months at a $415,000 median. The MLS calls it two-bedroom-plus-den. The county does not record dens, so we describe the den as an MLS description and not a county fact.
The largest plan, 24 homes, closed at $410,000 to $450,500 in the last 12 months and has never closed below $410,000 in the MLS, with a median of 15.5 days on market over 60 months. A buyer who wants it should be ready, with financing and the $12,000 club fee budgeted, because it sells faster than any other plan.
Our arithmetic on the county's heated area gives $265 to $293 per square foot for the larger plans on the 12-month medians, and $308 to $310 over 60 months. The per-square-foot figures are a cross-check, not a rule, and MLS and county square footage are never mixed.
On October 21, 2026 the Southwest Florida MLS showed three Winding Stream condos for sale: a two-bedroom, two-bath, 1,333 square foot condo at $389,000 with 35 days on the market, and two two-bedroom, two-bath, 1,209 square foot condos, at $344,000 with 222 days and at $309,900 with 223 days on the market. For the live list, call Marc at (239) 287-5873.
Data updated: October 2026 (Southwest Florida MLS, pulled October 21, 2026)
| Status | List price | Beds and baths | MLS living area | Days on market |
|---|---|---|---|---|
| Active | $389,000 | 2 and 2 | 1,333 | 35 |
| Active | $344,000 | 2 and 2 | 1,209 | 222 |
| Active | $309,900 | 2 and 2 | 1,209 | 223 |
The $344,000 listing has waited 222 days, and the same MLS size of condo closed in May 2026 at $325,000 and in July 2026 at $320,000, so a buyer has good reason to open below the ask. The $309,900 listing of the same size already asks less than both closings and has waited 223 days. The $389,000 listing, 35 days in, is at the top of the plans' ranges, and its MLS 1,333 square feet is a size that does not appear on the county roll, so we match it to a plan from the record before we advise.
Marc sets up alerts for the plans that fit and calls you when one appears, including condos that come to us before they are widely marketed. For live inventory, you can also browse listings on DomainRealtyGroup.com, our team's search site, and call Marc at (239) 287-5873 before you tour.
Winding Stream has 120 condominiums, an association that needs 30 days' notice of a sale, and on October 21, 2026 exactly three condos for sale. In a neighborhood where 11 closed in 12 months at a $325,000 median, the buyer who knows the plan's closings and has the fee stack budgeted is the one who wins the condo that matters.
Buying in Winding Stream? Call Marc at (239) 287-5873, start with how we represent buyers, or read our Winding Stream valuation guide. Selling first to buy here? Get a free home valuation or Call Jesse direct at (239) 898-6072, and read our Winding Stream seller guide.
Choose Winding Stream for the lowest entry price into Spring Run's gate, golf and club, a neighborhood pool and 12 months of comparable sales; choose another Spring Run neighborhood for a garage, a private pool, three bedrooms or up to 2,452 square feet. The club fee, gate and golf are the same in both.
Data updated: October 2026 (Southwest Florida MLS, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Factor | Winding Stream | Spring Run at The Brooks, whole community |
|---|---|---|
| Homes | 120 | 847 |
| Regime | Chapter 718 condominium, one Recreation Association | Chapter 720 master association; five Chapter 718 condominium neighborhoods and five Chapter 720 villa neighborhoods |
| Built | 2001 to 2002 | 1998 to 2002 |
| Heated area (county roll) | 1,111 to 1,453 | 1,111 to 2,452 |
| Bedrooms (county roll) | 2 on all 120 | 2 or 3 |
| Parking | Assigned carport | Garages on all 227 fee-simple homes; condominium garages not on the roll |
| Private pool | None; neighborhood pool | 187 of 227 fee-simple homes; none of the 620 condominiums |
| Club annual fee, 2025 to 2026 | $9,159 | $9,159 |
| CDD per year | $1,017.25, plus $556.84 in buildings 30 to 32 | $1,017.25, with the same three-building exception |
| Minimum lease | 30 days; no pets in leased units | Set by neighborhood |
| MLS closings, 12 months | 11, $325,000 median, 94 median days | 35, $393,000 median, 56 median days |
| Rest of Spring Run, 12 months | not applicable | 24 closings, $430,000 median, 40.5 median days |
| Median sold-to-list, 12 months | 94.3% | 95.0% |
| Active listings, Oct 21, 2026 | 3 ($309,900, $344,000 and $389,000) | 11, including those three |
| Months of supply (our arithmetic) | 3.3 | 3.8 |
Choose Winding Stream if entry price is the constraint, if two bedrooms and 1,111 to 1,453 square feet are enough, and if a condominium's shared maintenance suits you. Choose another Spring Run neighborhood if you want a garage, a private pool, three bedrooms or more than 1,453 square feet. If you are weighing both, the club and the gate are identical, and we can show you both on one morning.
Spring Run has two other garden condominium neighborhoods of the same era. Sunset Stream, with 118 homes, had six MLS closings in the same 12 months at a $358,750 median, and Streamside, with 80 homes, had four at $310,000, both small samples. Winding Stream's 11 closings are the only ones in Spring Run large enough to describe as a market, which is a benefit to a buyer because there are more comparable sales to check a price against.
In 12 months, 11 of Winding Stream's 120 homes closed in the MLS, 9.2 percent, against 24 of the other 727 Spring Run homes, 3.3 percent. That means more choice over time for a patient buyer, and it is why the neighborhood's record is the deepest in Spring Run. The public record does not say why owners sold, so we do not guess.
Winding Stream is the entry rung of The Brooks: 120 condominiums built in 2001 and 2002 at a $325,000 median on 11 MLS closings, below the blended median of every Brooks community. For a buyer who wants the bundled golf, it is the lowest-priced route in.
Data updated: October 2026 (Southwest Florida MLS, pulled October 21, 2026)
| Community or neighborhood | Homes | Regime | Built | MLS closings, 12 months |
|---|---|---|---|---|
| Shadow Wood at The Brooks | 1,477 | Chapter 720 master, condominium groups under Chapter 718 | 1998 to 2005 | 70 |
| Spring Run at The Brooks | 847 | Chapter 720 master, five neighborhoods under Chapter 718 | 1998 to 2002 | 35 |
| Lighthouse Bay at The Brooks | 654 | Chapter 718 | about 1999 to 2004 (unverified) | 32 |
| Copperleaf at The Brooks | 570 | Chapter 720, carriage-home groups under Chapter 718 | homes completed 2002 to 2003 | 23 |
| Winding Stream, inside Spring Run | 120 | Chapter 718 | 2001 to 2002 | 11 |
| Pebble Pointe | 90 | Chapter 720 | 2015 to 2019 | 3 |
Winding Stream's 11 closings are part of Spring Run's 35 and are not additional.
Lighthouse Bay is the other Brooks condominium community, a 654-home, non-golf, waterfront product under Chapter 718 with a mandatory Commons Club membership. Its 12-month median of $347,500 on 30 closings and 62.5 median days sits $22,500 above Winding Stream's $325,000 and 94 days. A Winding Stream buyer gets a bundled golf club; a Lighthouse Bay buyer gets water frontage and a Commons Club Bronze membership built into the fees.
Shadow Wood's closest condominium group in price is Oak Hammock II, with 3 closings at a $410,000 median and 214 median days. Morningside sits at $495,000 on 6 closings and Cypress Hammock at $795,000 on 9. Shadow Wood's club is optional, so its condominium buyers do not pay a bundled club fee.
Copperleaf sells its carriage homes at Wisteria Pointe and Sago Pointe in the mid-$500,000s to mid-$600,000s and its single-family homes far above that, and it runs a member-owned equity golf club, which Spring Run does not.
A Winding Stream buyer is entitled, at the seller's expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the governance form and the Frequently Asked Questions and Answers document under Section 718.503, with a 7-day voidability window, plus the Section 689.261 property tax summary and the Section 689.302 flood disclosure. The Section 720.401 homeowners summary does not apply to a Chapter 718 condominium.
The resale contract must contain a conspicuous clause stating either that you received the documents more than 7 days, excluding Saturdays, Sundays and legal holidays, before signing, or that the agreement is voidable by you within 7 such days after signing and receipt. The right cannot be waived and it ends at closing. Ask for the documents before you tour a second time, so the 7 days begin before you offer.
Every Winding Stream building is two stories, so the state's milestone inspection and structural integrity reserve study rules do not apply, and the contract must state that in conspicuous type for contracts signed after December 31, 2024. The neighborhood is still responsible for ordinary reserves, insurance and repairs, so read the budget and the reserve schedule and ask whether owners have waived reserves.
Section 689.261 requires a property tax disclosure summary, and Section 689.302 requires the seller to complete a flood disclosure at or before signing, stating whether the seller knows of flooding, filed a flood claim or received flood assistance. We hold no Winding Stream specific flood or damage record, so the seller's answers are the evidence.
Spring Run's master association is a separate corporation whose documents describe a Chapter 720 structure over its neighborhoods. Where a Chapter 720 association issues its own estoppel, Section 720.30851 governs it. We have not read the recorded master declaration page by page, so we route that question to your closing agent or attorney, and this page is information and not legal advice.
A Winding Stream purchase needs the Recreation Association's estoppel, the club's estoppel, the neighborhood's application and at least 30 days' notice of the sale before closing, and a sale not approved by the association is void unless later approved in writing. Estoppels state what is owed, so they are your first look at any special assessment.
An estoppel states the dues, assessments and amounts owed on a unit. Florida caps a standard current-account condominium estoppel at $299 under Section 718.116, with $119 more for delivery within three business days and $179 more for a delinquent account, and the club lists its own $250 estoppel fee. In Lee County the seller customarily pays for the estoppel, and the contract controls.
The neighborhood's 2018 rules require the seller's notice to reach the Recreation Association at least 30 days before closing and list a $100 application fee, and the club will not process a sale the neighborhood has not approved. Those figures come from a 2018 booklet, and the manager confirms the current ones. The club's 2025 to 2026 sheet names Sandcastle Community Management, (239) 596-7200, as the manager, and the 2018 booklet still prints the earlier company, so use the current one.
The 30-day floor means a Winding Stream contract cannot close in under a month unless the association has already been notified. A buyer who needs a faster close needs the seller to have given notice already, and we ask that before we offer.
Inspect a Winding Stream condo for the systems that are now 24 to 25 years old: the roof (the association's record), the air-conditioning system on its shared pad, the water heater, the windows and doors, and any unpermitted work. The county's year built, 2001 or 2002, is its only condition proxy, and it is blunt.
Section 627.7011 limits an insurer's ability to refuse or nonrenew a policy solely because of roof age when the roof is under 15 years old, and Section 553.844 exempts roofs built or replaced to the 2007 Florida Building Code or later from the 25 percent rule. A roof in a Winding Stream building is the association's to maintain, and the permit date and any insurer's roof requirement are the documents to request.
Air-conditioning condensers sit on shared concrete pads, so replacing one means agreeing the placement with the other owners on the pad, and getting the neighborhood's approval and a Village of Estero permit. Ask for the age and permit of the system and the water heater.
Replacement windows must be impact-resistant or installed together with shutters, and the Village requires a permit for windows, shutters, entry doors and air-conditioning changes. Roll-down shutters must be white, off-white, neutral beige or clear. A permit with a final inspection is evidence.
The association's rules require written approval for lanai enclosures, tile above the ground floor, hardware and windows, and require that approvals transfer to the new owner. We did not read a permit list for any Winding Stream building, so ask the seller for the approvals and search the permit history by address.
Tile or hardwood above the ground floor must sit on approved sound-insulating material, so an upper-floor buyer should ask for the approval on any floor that has been changed. Carports are for approved motor vehicles only and may not be enclosed. Ask which building the condo is in, because buildings 30, 31 and 32 carry extra CDD debt service.
A Winding Stream buyer insures the condo with an HO-6 policy for interior finishes, contents, liability and loss assessment, while the association's master policy covers the building as originally installed. The Lee County average for condominium unit owners was $1,494 a year including wind in the Office of Insurance Regulation's July 2026 report.
Section 718.111 requires the association to insure the building as originally installed and excludes floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, built-in cabinets, countertops and window treatments, which are the owner's to insure. The association's deductible is a common expense, so an owner can be assessed after a storm. Section 627.714 sets a statutory minimum of only $2,000 of loss assessment coverage, so ask your agent for a higher limit and ask the manager for the master policy's hurricane deductible.
The FEMA map returned Zone X, minimal flood hazard, at four points we geocoded along the Spring Run Boulevard frontage, on the panel effective November 17, 2022. Spring Run as a whole is a mix of Zone AH and Zone X, so the zone is a per-address fact. A lender does not require flood insurance in Zone X and does in Zone AH, any owner can buy it, and the master policy does not cover your contents.
The Village of Estero holds a Community Rating System Class 6, which gives owners inside a special flood hazard area a 20 percent discount on flood premiums and owners outside one a 10 percent discount, on the program's terms.
Citizens Property Insurance has shrunk about 80 percent statewide from its September 2023 peak, to 278,246 policies at June 30, 2026, per its own published figures, and its rates fell on average in 2026. Whether a buyer needs it depends on the private market's offers for that unit, so get a quote before the inspection period ends.
Hurricane Ian was a wind, tree and screen-enclosure event at The Brooks, not a surge event, and the Village's update to FEMA recorded wind damage to roof shingles in The Brooks from Hurricane Milton, not flooding. Spring Run is in Lee County Evacuation Zone B, which was ordered to evacuate for both storms. We hold no Winding Stream specific damage record and do not say the neighborhood was undamaged.
Buying in Winding Stream? Call Marc at (239) 287-5873 or read how we represent buyers. Selling first? Get a free home valuation or Call Jesse direct at (239) 898-6072.
A Winding Stream condo bought at the $325,000 median with 20 percent down, at Freddie Mac's 7.24 percent 30-year average, costs about $3,052 a month on the lines we can source: $1,772 of principal and interest, $763 of club fee, $85 of CDD, $307 of homesteaded property tax and $125 of insurance. The neighborhood's own assessment is not in that figure because it is not published.
Data updated: October 2026 (Freddie Mac survey as of October 29, 2026; club fee sheet 2025 to 2026; Brooks CDD proposed budget for fiscal 2027; Lee County Property Appraiser 2026 millage book, October 9, 2026)
| Monthly line | Amount | Source |
|---|---|---|
| Principal and interest, $260,000 loan, 30 years, 7.24% | $1,771.90 | our arithmetic on the Freddie Mac average |
| Spring Run Golf Club annual fee ($9,159 a year) | $763.25 | club 2025 to 2026 sheet |
| Brooks CDD operations ($1,017.25 a year) | $84.77 | district budget |
| Property tax if homesteaded (about $3,688 a year) | $307.33 | our arithmetic, 2026 millage 12.9712 |
| Insurance, Lee County average incl. wind ($1,494 a year) | $124.50 | Office of Insurance Regulation, July 2026 |
| Total on the lines above | about $3,052 | about $36,621 a year |
A non-homesteaded owner pays about $351 a month in tax instead of $307, for a total near $3,096. The table leaves out the Recreation Association's assessment (not published, from the manager), private mortgage insurance if you put down less than 20 percent, flood insurance if your lender requires it, and any special assessment. Real cost is higher.
Freddie Mac's Primary Mortgage Market Survey reported a 30-year fixed average of 7.24 percent as of October 29, 2026, down from 7.32 percent a week earlier and up from 6.17 percent a year earlier. It is a national average for owner-occupied purchase loans, a condominium loan can price differently, and a lender's quote controls. On a $260,000 loan the principal and interest is $1,599 at 6.24 percent, $1,772 at 7.24 percent and $1,951 at 8.24 percent, so each point is about $170 to $180 a month.
At 30 percent down, the loan on a $325,000 condo is $227,500 and the principal and interest is $1,550 at 7.24 percent. At 20 percent down it is $1,772. The difference is $222 a month, or $2,664 a year, which is the reason cash and large down payments are common in the neighborhood's price range. This is arithmetic, not advice, and a lender can tell you what you qualify for.
The club fee at $763 a month is the largest single line after the mortgage, and it is due whether or not you golf, because membership comes with the deed and the club is non-equity. At the $325,000 median the two published recurring lines (club and CDD) equal about 3.1 percent of the price each year, so the fee stack is part of what the price buys.
Buildings 30, 31 and 32 pay $556.84 a year of CDD debt service, or about $46 a month, on top of the operations assessment, with $1,987.28 of principal outstanding after the 2026 to 2027 payment. Ask for the building number before you compare two condos.
In Florida nobody inherits the seller's tax cap: the assessment resets to market value on January 1 after a sale. At the 2026 millage of 12.9712 (13.0214 in 2025) and the 2026 homestead exemptions, a $325,000 assessed value produces about $3,688 a year if homesteaded and $4,216 if not, before the CDD line. Section 689.261 requires the seller to deliver a disclosure that says so.
A Winding Stream buyer's closing costs on a $325,000 purchase with a $260,000 loan include about $910 of documentary stamp tax on the note, $520 of intangible tax on the mortgage, deed recording of roughly $18.50 to $35.50, the lender's title policy and lender fees, the $12,000 club resale fee if the contract puts it on the buyer, and prepaids. In Lee County the seller customarily pays for the deed stamps, the owner's title policy and the estoppel.
In Lee County the seller customarily pays documentary stamps on the deed ($0.70 per $100, or $2,275 at $325,000), the owner's title policy (about $1,700 at that price) and the estoppel certificates, and selects the closing agent. The buyer customarily pays for the lender's title policy, records the deed and pays the costs of the mortgage. Custom is not law, and the contract controls.
A new mortgage carries documentary stamp tax of $0.35 per $100 on the note, with no cap on a recorded mortgage, and nonrecurring intangible tax of $0.002 per $1 of the mortgage. On a $260,000 loan that is $910 and $520. These apply only if you borrow.
The clerk's recording fee is set by statute at $10 for the first page and $8.50 for each additional page, so a typical deed records for roughly $18.50 to $35.50. Settlement or closing fees are not promulgated and commonly run $500 to $1,500. The lender's title policy, appraisal, inspection and any survey are additional and vary by provider.
The club's 2025 to 2026 sheet lists a $12,000 resale fee for an outside buyer, $3,500 for an existing Spring Run member relocating within the community, and a $250 estoppel fee. The $12,000 is 3.7 percent of the $325,000 median. Who writes that check is a contract term, not an association rule, so settle it in the offer. The neighborhood also charged a $100 application fee in its 2018 rules, and the manager confirms the current amount.
Dues are prorated to closing, and Florida property taxes, paid in arrears, are credited to the buyer for the seller's days of ownership. A lender will also collect prepaid insurance and tax escrow. Your closing agent prepares the figures, and we review them with you before closing.
Every Winding Stream owner is automatically a member of Spring Run Golf Club, paying $9,159 a year for 2025 to 2026, which includes capital, reserves and a $725 prepaid food minimum, and a buyer from outside pays a $12,000 resale fee that the treasurer's report says goes into the replacement reserve. Members pay no green fee and $30 per 18 holes for a cart.
The club's 2025 to 2026 membership sheet describes a private club on roughly 200 acres, with an 18-hole course, a remodeled clubhouse of about 26,000 square feet, four Har-Tru tennis courts, three lighted Har-Tru bocce courts, a fitness center, a practice range and a resort pool. The fee is identical for all 847 Spring Run owners. It is down from $9,308 in 2024 to 2025, and the treasurer's report shows $8,444 for 2023 to 2024 and $7,690 for 2022 to 2023.
The club calls itself non-equity, so owners hold a license to use the facilities, and there is no membership to buy back when you sell. That is why the resale fee is a cost of entry and not an investment, and why a buyer should compare it with the price, not with a refundable deposit.
Golf is bundled but not free: carts are $30 per 18 holes and $20 for nine, and private golf carts are prohibited. The Commons Club at The Brooks, with pickleball courts, a larger fitness center and a beach club, is a separate, optional, member-owned club, and joining it is an extra cost we do not quote because no current price schedule is published.
The club's own 2025 budget report cites a benchmark of $10,200 for the average full membership at Southwest Florida bundled-golf communities in calendar 2023, so $9,159 sits below it. That helps a buyer who golfs. A buyer who never will still pays the fee.
Since the National Association of REALTORS settlement took effect on August 17, 2024, a Winding Stream buyer signs a written agreement with the buyer's agent before touring, the agreement states the agent's compensation, and that compensation is fully negotiable and not set by law. Offers of buyer-broker compensation can no longer be advertised in the MLS.
The agreement must state a specific, conspicuous amount or rate of the buyer agent's compensation and must state that broker compensation is negotiable. We explain it before your first tour, in plain terms, and we show what the compensation means in dollars on the condos you are considering.
A seller may still offer to pay or contribute toward a buyer's agent's compensation, off the MLS, and a seller may still offer closing-cost concessions on the MLS. Whether a seller does, and how much, is part of the negotiation. If a seller offers nothing, the buyer is responsible under the agreement. We tell you which case you are in before you offer.
The Top 1% Real Estate Agents Nationally Since 2008 designation is earned on the volume and results of the whole team, and for a buyer it means we do the documents work described below on every purchase. We show you every recent closing, request the association documents, run the monthly cost, check permits and approvals, and negotiate price and terms, including who pays the $12,000 and how long the closing runs. Our terms are written down before we tour.
Yes, a Winding Stream condo can be financed with a conventional loan, and possibly with FHA or VA financing if the project is approved, but the lender reviews the condominium project as well as the buyer. We did not find Winding Stream's FHA or VA project status in the public records we read, so we ask your lender to check it before you offer.
Lenders review a condominium project's budget, reserves, delinquencies and owner-occupancy in addition to the buyer's file, so we request the association's financial statement and budget early and hand them to your lender. The Winding Stream Recreation Association's financials come from Sandcastle Community Management.
HUD publishes a searchable list of FHA-approved condominium projects, and a lender can also check a project for VA financing. We do not know Winding Stream's status from the public record, and a project that is not approved rules the program out for that condo. Ask your lender to run it, and search the HUD list yourself.
Florida and federal programs exist for first-time buyers, and their eligibility depends on income, credit, location and the property. We do not quote program terms because they change, and a lender can tell you what you qualify for. We help you compare a program's requirements against a condo's.
Cash buyers still owe the 30-day notice, the estoppels and the $12,000 club fee, and they gain leverage on timing. With no lender, the condominium project review does not apply, and the closing can run as fast as the association's notice allows.
Get a pre-approval that names condominium purchases, budget for the fee stack and not just the mortgage, and ask your lender how the club fee and the CDD count in your debt-to-income ratio. We are not lenders or financial advisors, and this is general information.
We find you the right Winding Stream condo by starting with your plan, budget and rules, matching them to the four floor plans, watching the two live listings and the ones that come to us before they are widely marketed, and touring with the recent closings in hand. Winding Stream is small, so every listing matters.
We ask how you will use the condo: seasonal, primary, or rental, whether you golf, whether you have a pet, whether you need a garage, and how you will pay. The answers narrow the field before the first tour, and they tell us whether a different Spring Run neighborhood fits better.
On a tour we bring the plan's recent closings, the building number, the association's paperwork status and the fee stack. We look at floor level, orientation, the walk to the pool, the carport and the condition of the systems, and we ask for the approvals on any floor, window or lanai work.
A condo that has waited more than 200 days, like the $344,000 and $309,900 listings, is an opportunity if the reason is price, and a warning if the reason is condition or paperwork. We find out which before we offer.
Spring Run is gated, and showings run through its gate procedure. Whether a non-resident agent can use a lockbox is not addressed in any public document, so we call the gatehouse and the manager before every showing, and we handle it for you.
We negotiate for a Winding Stream buyer on price and on terms: the price against the plan's closings, who pays the $12,000 club fee, the closing date against the 30-day notice, repair credits and the inspection window. Ten of 11 recent sales closed below list, so there is usually room.
We price your offer from the closings for the plan, the live competition and the fee stack, and we tell you where the seller's pressure is: days on market, price history and whether the listing is above the closings. The median gap between final list and sold was $24,400 in the last 12 months.
The 7-day window under Section 718.503 and the inspection period are leverage, not obstacles. We use them to read the documents, get insurance quotes and check permits before your money is at risk.
A credit can be worth more than a price cut when the issue is a one-time repair, and a price cut can be worth more when the issue affects the appraisal. We show both in dollars, including the effect on your loan and your monthly cost.
Who pays the $12,000 is a contract term, so we settle it in the offer. We set the closing date after the association's 30-day notice, and we keep the deposit terms conservative.
Five Winding Stream rules decide whether a condo works for a buyer: leases of at least 30 days with approval, no pets in leased units and written approval for every pet, assigned carports with no garage, uniform exterior standards, and a ban on for-sale and rental signs. A buyer who has read them before offering avoids the surprises that end deals.
The 2018 rules allow leases of 30 days or more, with 20 days' notice, a $100 fee per lease (waived for an identical renewal) and registration with both the Recreation Association and the Spring Run club before the tenant arrives. Leases not approved are void. Delegating the owner's club privileges to a tenant costs $585.75 as billed, and the club requires each lessee to become a member. No stay shorter than 30 days is allowed.
Each pet needs prior written board approval, pit bulls and breeds the association deems dangerous are banned, no pets are allowed in leased units, guests may not keep pets, and pets may never enter the pool gates. Assistance animals for a person with a disability are handled under federal fair housing rules.
Each home has an assigned carport for approved motor vehicles only, and carports may not be enclosed or used for storage. Roll-down shutters, window treatments and front-door hardware follow set standards, only one small security sign is allowed, and exterior painting is the association's job on a cycle.
Our June 2026 pull of Brooks rentals recorded one Winding Stream annual lease at $2,200 a month. One data point is not a rent history, so we publish no yield. A buyer who plans to rent should price the club fee, the neighborhood fee, tax and insurance against the rent before offering.
Winding Stream is the right place for a buyer who wants the lowest entry price into Spring Run's gate, golf and club, a two-bedroom condominium with a neighborhood pool, and the deepest comparable-sale record in the community. It is the wrong place for a buyer who needs a garage, a private pool, a pet the association bans, or stays shorter than 30 days.
It offers a $325,000 median against $430,000 for the rest of Spring Run, its own pool and grills, two-story buildings outside the state's milestone and reserve-study rules, 11 closings in 12 months for a reliable price signal, and no age restriction. Two larger plans have sold in weeks, not months.
A $12,000 club resale fee, an annual club fee of $9,159 whether or not you golf, an unpublished neighborhood fee, slow sales of the 1,178 plan, buildings 30 to 32 paying extra CDD debt service, carports and no garage, no pets in leased units, and a rulebook whose public copy dates from 2018. The buildings are 24 to 25 years old, so ask for roof and system permits.
A buyer's agent who has read the rules, requested the estoppel and run the monthly cost will tell you the neighborhood's limits before you offer. As Top 1% Real Estate Agents Nationally Since 2008, we would rather lose a sale than sell you a condo that does not fit, and the review of your plans in the consultation is free.
County recorded sales add depth and a check: 12 qualified sales since September 29, 2025 at a $322,500 median, one more than the 11 the MLS marketed, so one recorded sale did not go through the MLS. For a buyer, that means the MLS is close to the whole market but not all of it.
Data updated: September 2026 (Lee County Property Appraiser recorded sales through July 29, 2026)
The county's qualified sales are deed prices flagged as arm's-length. The file holds 173 in all years, back to 2001, and the county roll counts 120 residential parcels in Winding Stream. The county file ends July 29, 2026.
For a buyer, the county's numbers confirm the MLS's direction: a 2022 median of $400,000 across 13 sales and a 2026 median of $322,500 across 10 to July 29. A price you are asked to pay should sit near the recent closings for the plan, and a seller anchored to 2022 is asking for a market that has passed.
Winding Stream sits inside Spring Run's manned gate, off Spring Run Boulevard east of US 41 near Coconut Point, with shopping, the Lee Health emergency department, I-75 at Corkscrew Road and the Gulf beaches within a short drive. The address is in the Village of Estero, Lee County, although its ZIP 34135 carries a Bonita Springs mailing address.
| Destination | Approximate drive |
|---|---|
| Coconut Point shopping and dining | a few minutes |
| Lee Health Coconut Point emergency department | a few minutes |
| Miromar Outlets and Gulf Coast Town Center | about 10 to 15 minutes |
| Florida Gulf Coast University | about 15 to 19 minutes |
| Southwest Florida International Airport | about 15 to 20 minutes |
| Gulf beaches | about 15 to 25 minutes |
The gatehouse is staffed from 6:30 a.m. to midnight every day, per the club's 2025 to 2026 sheet. Blue Stream Fiber is the community's television and internet provider, and Estero Fire Rescue serves the neighborhood.
Winding Stream sits in Lee County School District's Elementary Proximity Zone Q, Middle Zone GG and South High School Sub-zone 3, but Lee County assigns by choice and lottery, so buying a condo does not guarantee a seat. Confirm current options at the district's school-zone tool.
The Florida Department of Transportation is widening I-75 to 10 lanes between Immokalee Road and Corkscrew Road. The Village asked the state in November 2025 for a continuous 22-foot noise wall along the east side of The Brooks, and no revised wall design had been published as of April 2026. We make no claim about the project's effect on a Winding Stream condo's price.
McGreevy and Comisar is a top-reviewed Winding Stream 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 is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house." Verified Google review
A condo that fits starts with a conversation about how you will use it, and that is where we begin.
★★★★★ "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
★★★★★ "Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process." Verified Google review
Winding Stream 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 plans and buildings worth touring, with the closed sales, fee stack and monthly cost for each. There is no cost and no obligation.
Data updated: October 2026
You receive the plans that fit your plans, the closed sales and live listings for each, the fee stack and monthly cost at your price, the flood and insurance questions to ask, the documents to request and a written buyer-representation agreement that we explain in plain terms before any tour.
Marc leads buying. He pulls the closed sales for your floor plan, reads the association documents, runs the monthly cost and negotiates the terms, and his clients describe him as someone who listens and keeps them informed. Call him at (239) 287-5873.
Jesse leads selling and has worked Southwest Florida real estate since 2004. If you own a home to sell first, he prepares the valuation and the net sheet so your purchase and your sale line up. Call him at (239) 898-6072.
Bring your budget and your lender's pre-approval if you have one, your must-haves (garage, pets, rentals, golf), your timeline and any condos you have already seen. If you are selling a home first, bring that too, and Jesse will value it.
Call Marc at (239) 287-5873, read how we represent buyers in Southwest Florida, or read our Winding Stream seller guide if you are selling a condo here. For a number on a condo you own, use our Winding Stream valuation guide.
Buying in Winding Stream? Call Marc at (239) 287-5873 or read how we represent buyers. Selling first? Get a free home valuation or Call Jesse direct at (239) 898-6072.
If you're searching for a Winding Stream listing agent, or thinking, "I need someone to sell my Winding Stream condo before I buy," you are selling into Spring Run's entry-price neighborhood, where the plan, the ask against the recent closings and the association paperwork decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Start with a free Winding Stream home valuation. Jesse follows up with the closings that fit your plan. (239) 898-6072, text or call. Confidential conversations welcome. Read our Winding Stream seller guide for the 30-day notice and the costs.
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.
The 12-month median is 94 days on the market, and closing runs no earlier than 30 days after notice to the Recreation Association.
Not more, less. At a $325,000 sale price we estimate about $302,000 to $310,000 before property tax proration and payoff, depending on whether you contribute toward the buyer's agent.
Yes. The valuation is free, with no obligation.
One team, two people: Marc leads buying and Jesse leads selling, so the closing dates and the money line up. Each side has its own written agreement.
These are the questions buyers ask most about Winding Stream condos, fees and living in Spring Run at The Brooks in Estero, answered from the records cited on this page. Each answer names Winding Stream. Where a record is not public, the answer says so.
Winding Stream is a neighborhood of 120 two-bedroom, two-bath garden condominiums inside Spring Run at The Brooks, a gated bundled-golf community in the Village of Estero. It was built in 2001 and 2002 and has its own Recreation Association, pool and manager.
In the 12 months to October 21, 2026, 11 MLS closings ran from $205,000 to $450,500 at a $325,000 median. By plan, the medians were $320,000 for the 1,111, $265,000 for the 1,178, $357,500 for the 1,349 and $425,000 for the 1,453, all small samples.
On October 21, 2026 the MLS showed three Winding Stream actives: $389,000 for a 1,333 square foot condo after 35 days, $344,000 for a 1,209 square foot condo after 222 days and $309,900 for another 1,209 square foot condo after 223 days. Call Marc at (239) 287-5873 for the live list.
At $325,000 with 20 percent down at 7.24 percent, about $3,052 a month on the sourced lines: $1,772 of principal and interest, $763 of club fee, $85 of CDD, $307 of tax if homesteaded and $125 of insurance. The neighborhood's own fee is extra.
Two published lines and one unpublished one: Spring Run Golf Club's $9,159 annual fee for 2025 to 2026, the Brooks CDD's $1,017.25 operations assessment, and the Recreation Association's own fee, which Sandcastle Community Management states on request.
Golf without a green fee, tennis, bocce, the fitness center, the clubhouse and the resort pool, plus capital, reserves and a $725 prepaid food minimum. It does not cover the $30 cart fee per 18 holes or the neighborhood's own assessment.
The club's $12,000 resale fee for an outside buyer if the contract puts it on you, its $250 estoppel, the neighborhood's application and estoppel charges, mortgage taxes of about $910 and $520 on a $260,000 loan, and your lender and title costs. In Lee County the seller customarily pays deed stamps, the owner's title policy and the estoppel.
Membership is automatic with ownership. Every Spring Run owner belongs to the club, which is non-equity, so there is no equity to buy or redeem and no separate initiation fee, only the annual fee and the resale fee.
Yes, a CDD line of $1,017.25 a year, and buildings 30, 31 and 32 also pay $556.84 of debt service. We found no public record of a special assessment; the estoppel and the association's minutes are where one would show.
They depend on the Lee County assessment, exemptions and millage. At the 2026 millage of 12.9712 and 2026 exemptions, a $325,000 assessed value produces about $3,688 if homesteaded and $4,216 if not, before the CDD line.
Winding Stream is in the Village of Estero, Lee County, although its ZIP 34135 carries a Bonita Springs mailing address. The county's tax roll places Spring Run in the taxing district for the Village of Estero and Estero Fire Rescue.
The Lee County 2026 roll, the association's rules and the club's neighborhood table each count 120, in three sections of 40. The state's condominium register lists 200 across the three projects, and we cannot reconcile that figure, so ask the manager to confirm 120.
The county records four heated sizes: 1,111, 1,178, 1,349 and 1,453 square feet, with 36, 36, 24 and 24 homes. The MLS living-area field varies for the same plan, so confirm the plan from the county record.
Two bedrooms and two baths on all 120 homes, per the county roll. The MLS describes the larger plans as two-bedroom-plus-den in most sales, but the county does not record dens.
Each home has an assigned carport space, and the county roll shows no garage for any of the 120 condominiums. The rules limit carports to approved motor vehicles.
With written board approval for each pet. Pit bulls and any breed the association deems dangerous are banned, guests may not keep pets, no pets are allowed in leased units, and pets may not enter the pool gates.
Yes, with approval: a 30-day minimum lease, 20 days' notice, a $100 fee per lease, registration with the neighborhood and the club, and no pets in leased units. Leases not approved are void.
No stay under 30 days is allowed by the neighborhood's rules. The restriction is the association's, and we found no Village of Estero rule that adds to it.
No. Spring Run is all-ages, and Winding Stream's rules contain no age restriction.
Under Section 718.503, a resale contract must state either that you received the association documents more than 7 days, excluding Saturdays, Sundays and legal holidays, before signing, or that you may cancel within 7 such days after signing and receipt. The right cannot be waived and ends at closing.
No. Every building is two stories, and the milestone and structural reserve study rules apply only to buildings three habitable stories or taller. The contract must say so in conspicuous type, and ordinary reserves and insurance still apply.
It states the dues, assessments and amounts owed on a unit. Florida caps a standard current-account condominium estoppel at $299, the club lists a $250 estoppel fee, and in Lee County the seller customarily pays.
It is a contract term, not an association rule. The club's sheet lists it for an outside buyer; the recorded declaration and your contract decide who pays, so settle it in the offer.
At four points we geocoded along the Spring Run Boulevard frontage, FEMA maps Zone X, minimal flood hazard, on the panel effective November 17, 2022. Spring Run as a whole is a Zone AH and Zone X mix, so check the exact address.
A lender does not require it in Zone X and does in Zone AH. Any owner can buy it, and the master policy does not cover your contents or loss assessment, so ask your agent for a quote on the specific unit.
We hold no Winding Stream specific flood or damage record and do not say the neighborhood was undamaged. Ian was mainly a wind and tree event at The Brooks, and permits show what was repaired.
Spring Run is in Lee County Evacuation Zone B, which was ordered to evacuate for both Hurricane Ian in 2022 and Hurricane Milton in 2024. Confirm the address at the county's Lee Prepares tool.
Yes, but the lender reviews the condominium project. We did not find Winding Stream's FHA or VA project status in the public record, so ask your lender to check it.
Yes. Since August 17, 2024, a buyer's agent must have a written agreement with you before touring, stating the compensation, which is negotiable.
A seller may offer to contribute toward a buyer's agent's compensation, off the MLS, and may offer closing-cost concessions on the MLS. It is a negotiating point, and we tell you the case before you offer.
Yes. In Florida the assessment resets to market value on January 1 after a sale, so your bill can differ from the seller's, and Section 689.261 requires the disclosure to say so.
Ask for the neighborhood estoppel, declaration, rules, budget and reserve schedule, the building number for the CDD debt line, the roof permit date, any architectural approvals, the lease and pet rules, and the club's resale fee terms. Marc runs that list on every buyer's behalf.
Buyers have leverage on price: the median sale closed at 94.3% of final list in 94 days. Choice is limited, with three condos for sale on October 21, 2026.
Yes. Ten of the last 11 sales closed below the final list price, by a median of $24,400. The plan and the days on market tell us how much room a listing has.
A $12,000 club resale fee, a $9,159 annual club fee whether or not you golf, an unpublished neighborhood fee, carports and no garage, no pets in leased units, buildings 30 to 32 paying extra CDD debt service and 24- to 25-year-old systems unless replaced.
It is cheaper, with a $325,000 median against $430,000 for the other 24 closings, and it turns over faster. It has no garages or private pools, and it has its own pool and association. See the decision table above and the Spring Run at The Brooks guide.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. We pull the closings, association records and fee schedules before you offer. Call Marc at (239) 287-5873.
Call Marc at (239) 287-5873. Spring Run is gated, and showings run through its gate procedure, which we handle. We tour Winding Stream beside Sunset Stream and Streamside on one morning if you like.
Sandcastle Community Management in Naples, per the club's 2025 to 2026 sheet and the state record for the Recreation Association. Older documents name Advanced Property Management, so use the current one.
These are the questions buyers ask when they must sell a home to buy a Winding Stream condo, answered briefly with links to our seller pages. Each answer names Winding Stream. For a number on the home you own, call Jesse direct at (239) 898-6072.
Not always. Selling first tells you your proceeds before you offer, and buying first can be safer for a seasonal owner. We compare both in dollars, and the 30-day notice on a Winding Stream purchase affects the timing.
Florida allows portability of the homestead assessment difference to a new homestead under the rules of the Department of Revenue, within limits and deadlines. Ask your tax adviser, and see the Department of Revenue's guidance.
Jesse McGreevy prepares the valuation, free and without obligation. Start with our free home valuation or call (239) 898-6072.
Yes. The club sheet lists a $3,500 resale fee for an existing Spring Run member relocating within the community, against $12,000 for an outside buyer. Read our Winding Stream seller guide.
Our Winding Stream valuation guide shows the closings by plan and how we value each.
Jesse McGreevy and Marc Comisar are the local real estate experts for Winding Stream buyers in Spring Run at 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 Winding Stream realtor on Google. Read more about McGreevy and Comisar, and the neighborhood record behind this page in our Winding Stream neighborhood guide.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities.
Our credentials, stated once more:
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. 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 Winding Stream page traces to a primary or official source: the neighborhood's and the club's own documents, Florida state records and statutes, Lee County and Village of Estero records, FEMA and federal sources. Market data is from the Southwest Florida MLS, pulled October 21, 2026. No listing portal or aggregator is cited. The club's 2025 lease and transfer package returned a not-found error on September 30, 2026, so it is not linked.
Winding Stream's key documents are published by the neighborhood, Spring Run Golf Club, the Brooks CDD, the State of Florida, FEMA and the federal government; the table links each to its issuing authority. The recorded declarations of condominium come from the Lee County Clerk's official records, and the neighborhood estoppel from Sandcastle Community Management.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Winding Stream Rules and Regulations | Winding Stream Recreation Association | amended May 2018 | Rules, PDF |
| Membership at a Glance, 2025 to 2026 | Spring Run Golf Club | 2025 to 2026 | Fee sheet, PDF |
| Treasurer's 2025 Budget Report to Owners | Spring Run Golf Club | 2025 | Budget report, PDF |
| Map of Spring Run | Spring Run Golf Club | current file | Map, PDF |
| Brooks CDD adopted budget, fiscal year 2026 | Brooks of Bonita Springs CDD | fiscal 2026 | Budget, PDF |
| Brooks CDD proposed budget, fiscal year 2027 | Brooks of Bonita Springs CDD | fiscal 2027 | Proposed budget, PDF |
| Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | Condo extract, CSV |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| Estoppel certificate fee caps, staff analysis | Florida House of Representatives | 2024 | HB 979 analysis, PDF |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | Ian report, PDF |
| Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 | Milton report, PDF |
Winding Stream buyers reach the buyer team by calling Marc Comisar direct at (239) 287-5873 or requesting a consultation online. We give you the closed sales, the fee stack and the monthly cost for the plans that fit, at no cost and no obligation.
Start with how we represent buyers, or call Marc at (239) 287-5873. If you are selling first, call Jesse at (239) 898-6072 or read our Winding Stream valuation guide.
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.