A real number for a Brightwater home, built from 86 Lee County recorded sales, your plat and plan, your lot width and your CDD line rather than an algorithm. No obligation, and we send you the comparables we used.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
A Brightwater home is worth what comparable homes on the same plat, with the same lot width and the same CDD bill, have recently sold for. Brightwater is a gated, master-planned lagoon community in North Fort Myers, Florida, and our Brightwater community guide covers the lagoon, the builders, schools and flood maps. This page is the pricing side of that guide. Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, value Brightwater homes from the Lee County Property Appraiser's recorded sales, because most Brightwater homes were sold directly by the builder and never reached the MLS. In the last 12 months we tracked 86 Brightwater closings, and every one of them is in the county record behind the tables below.
The fastest way to learn what your Brightwater home is worth is the address form on this page, which takes about sixty seconds and goes straight to Jesse McGreevy and Marc Comisar. We answer with the recorded Brightwater sales for your plat, your Community Development District lines, your Zone X paperwork and a written range, at no charge.
Type your Brightwater address into the valuation form above this section and tell us whether you are selling this season, next year, or only want to know. A partner reviews it, not a call center. If you would rather talk first, use our free home valuation page or read how we run a Brightwater listing in our guide to selling a home in Brightwater. Or call Jesse direct at (239) 898-6072. There is no obligation, and you are working with Top 1% Real Estate Agents Nationally Since 2008.
A written price range; the recorded sales we used, with streets, dates, county area and year built; the adjustments we made and why; your plat (North Brook Phase One, Brightwater Phase 3, or the west side); the Stoneybrook North or Brightwater CDD line for your lot width; your Zone X status and any elevation paperwork; and a seller net sheet. If a figure on our sheet is wrong, you should be able to find it, and you can only do that with the file in hand.
An automated estimate from a listing portal is generic: it cannot see which Brightwater plat and CDD bill apply to a home, it learns little from builder-direct sales that never reached the MLS, and it does not know a lot's width. Our Brightwater valuation starts from the county's recorded deeds instead.
In the last 12 months we tracked 86 Brightwater closings in the Lee County record, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, so every Brightwater valuation we write starts from recorded sales of the same plat and product rather than a model.
Data updated: October 2026 (Lee County Property Appraiser parcel and sales files dated October 4, 2026, our county index built October 7, 2026; Stoneybrook North CDD and Brightwater CDD FY2027 adopted budgets).
The county record shows 447 qualified Brightwater sales since 2020, and 392 of them are a home's first sale, which in a new community is the builder's sale to the first owner. Those buyers contracted with Lennar rather than through a listing, so a model that learns prices from listings sees mostly the 55 resales. In the last 12 months the county recorded 86 qualified sales: 65 builder-direct and 21 resales. If an estimate only knows the resales, it misses the closeout pricing every resale seller competes with.
Brightwater is split between two districts. Stoneybrook North CDD, also called Brightwater East, bills the homes that have closed so far. Brightwater CDD, west of Pritchett Parkway, covers the D.R. Horton phases, and as of May 2026 no homes there had closed with homebuyers. The FY2027 Stoneybrook North bill runs from $3,103.98 for a 40 foot lot to $4,826.10 for a 60 foot lot, and two neighbors on the same street can carry different lines. A generic estimate does not carry that field.
Brightwater has also been called Heritage Creek, Stoneybrook North and North Brook in county records, and the first plat is recorded as North Brook Phase One. There is also a separate Bright Water subdivision on Sanibel, a village called Brightwaters on Long Island, New York, and a street named Bridgewater inside our Brightwater. A model that matches on name can blend them.
FEMA's Letter of Map Revision 25-04-6830P, effective June 30, 2026, removed areas of Brightwater from the Bayshore Creek 1 percent floodplain, and every Brightwater address we sampled in FEMA's live map shows Zone X. Whether a buyer's lender sees that letter, whether the CDD line is disclosed, and whether the seller can produce the lagoon membership terms all move a contract. None of it is visible to a portal estimate.
We use the Southwest Florida MLS beside the county record for days on market and sale-to-list ratio, which the county file cannot carry. If you are comparing the best real estate agents in Fort Myers, ask each one which record they price a Brightwater home from, and ask to see the comparables by street.
The county recorded 86 Brightwater sales in the last 12 months, and the spread between a $275,000 resale and a $597,934 new-build closing is the reason a one-number estimate fails here. If you are selling, start with the Brightwater valuation form and Call Jesse direct at (239) 898-6072. If you are buying, read how we represent buyers and Call Marc at (239) 287-5873. You are working with Top 1% Real Estate Agents Nationally Since 2008.
We value a Brightwater home in seven passes: its plat, its Lennar plan, its lot width and CDD line, its county area, its age, its position against the lagoon, and its flood paperwork. Each pass narrows the comparable set until the recorded sales on your street, for your product, set the range.
Data updated: October 2026 (Lee County Property Appraiser files dated October 4, 2026; Lennar and Stoneybrook North CDD FY2027 published figures; FEMA National Flood Hazard Layer).
Three recorded plats make up the built community, and they price differently. North Brook Phase One (instrument 2019000172912) has 288 parcels and 255 homes built from 2020 to 2023. Brightwater Phase 3 (instrument 2023000206438) has 160 parcels and 137 homes built from 2024 to 2026. The west plat (instrument 2023000013053), where D.R. Horton builds including The Shores at Brightwater, has 435 parcels and 19 homes with a year built, and no qualified sales on record yet.
Plat | Side and builder | Parcels | Homes with a year built | Qualified sales, all time |
|---|---|---|---|---|
North Brook Phase One | East, Lennar | 288 | 255 (built 2020 to 2023) | 306 (255 builder-direct, 51 resale) |
Brightwater Phase 3 | East, Lennar | 160 | 137 (built 2024 to 2026) | 141 (137 builder-direct, 4 resale) |
Brightwater west plat | West, D.R. Horton | 435 | 19 | 0 |
In the last 12 months, North Brook Phase One recorded 18 sales, all resales, at a median of $306,250. Phase 3 recorded 68 sales at a median of $398,750, of which 65 were builder-direct and 3 were resales. Pricing a North Brook Phase One home from Phase 3 comparables overstates it, and pricing a Phase 3 home from North Brook resales understates it. The west side has no recorded sale to compare, so a west side valuation leans on D.R. Horton's published prices and the Brightwater CDD line.
Lennar's Brightwater page, which says the community is now sold out, lists seven plans. These are the last published base prices, fetched October 10, 2026, and they are not resale values.
Plan | Collection | Beds and baths | Sq ft | Last published base price |
|---|---|---|---|---|
Venice | Executive Homes | 3 / 3 | 1,849 | $367,499 |
Trevi | Executive Homes | 4 / 3 | 2,032 | $377,499 |
Marsala | Executive Homes | 3 / 3 | 2,201 | $422,499 |
Amalfi | Executive Homes | 4 / 3 | 2,529 | $447,499 |
Tivoli | Manor Homes | 4 / 3 | 2,267 | $403,499 |
Summerville II | Manor Homes | 3 / 3 | 2,444 | $435,499 |
Sorrento | Manor Homes | 5 / 4.5 | 3,283 | $505,499 |
On Phase 3 sales that carry a county area, the county shows 1,849 and 2,032 square feet on 6 and 15 recorded sales at a median of $390,000 each, which match the Venice and Trevi figures exactly. The county's 2,434 square foot sales (14 sales, median $472,500) sit closest to Summerville II, and the 2,271 square foot sales (5 sales, median $430,597) closest to Tivoli, though the county and Lennar figures differ by a few feet and we do not treat the match as exact. Lennar's own plan pages give approximate special assessments of $3,708.60 for Executive Homes and $4,450.32 for Manor Homes, which equal the FY2026 Stoneybrook North Phase 3 totals for 50 and 60 foot lots, so we infer Executive plans sit on 50 foot lots and Manor plans on 60 foot lots.
A buyer reads the CDD line as part of the monthly payment, so lot width is a pricing variable. For FY2027, Stoneybrook North CDD adopted these gross amounts, as they appear on the tax bill: Area One (North Brook Phase One, Series 2017A-1) $3,103.98 for a 40 foot lot, $3,854.54 for 50 feet and $4,620.25 for 60 feet; Area Three (Phase 3, Series 2022) $4,021.75 for 50 feet and $4,826.10 for 60 feet. Operations and maintenance rose 13 percent year over year. The practical effect: a 60 foot Phase 3 buyer carries $804.35 a year more than a 50 foot Phase 3 buyer, and $205.85 a year more than a 60 foot North Brook Phase One buyer, so identical square footage does not mean identical value.
The Lee County Property Appraiser records an area figure for each home, which in some records is total area under roof rather than MLS living area, so we label it county area and never compare it to MLS square footage. North Brook Phase One homes have a median county area of 1,828 square feet (range 1,427 to 3,364) and 133 of 255 are three bedrooms. For the 21 resales in the last 12 months, the median is $189.48 per county area square foot. We use that as a check, not a price, because price per square foot falls as homes get larger and the lot width and CDD line sit outside it.
Every Brightwater home is young: North Brook Phase One homes were built from 2020 to 2023 and Phase 3 homes from 2024 to 2026, so the oldest stood through Hurricane Ian on September 28, 2022, and Brightwater-specific storm damage is not documented in public sources. Roofs under 15 years old cannot be refused coverage solely for age under Florida Statute 627.7011. We state no warranty term, because the Lennar warranty booklet and its transfer language are not public; bring yours and the closing date and we will price any remaining coverage into your range.
Brightwater Lagoon sits on its own parcel at 8630 Sunny Page Lane, outside both CDDs, and a resident membership comes with every home. The county record has no lagoon-frontage field, so we apply no standard premium; we compare homes on the same street and plat. The counterweight is that the lagoon also sells public tickets, and review sites carry complaints about crowding and service alongside praise for the clear water. Buyers who do not want the lagoon still pay the club fee, so your price has to work for both.
FEMA's live flood map (National Flood Hazard Layer, queried October 10, 2026) shows Zone X at all ten Brightwater addresses we sampled, outside the Special Flood Hazard Area. Panels are 12071C0277G and 12071C0281G, effective November 17, 2022.
Plat | Address | FEMA zone |
|---|---|---|
North Brook Phase One | 18513 Cronin Sand Ln | X, shaded (0.2 percent annual chance) |
North Brook Phase One | 8761 Swell Brooks Ct | X, shaded |
North Brook Phase One | 18100 Everson Miles Cir | X, shaded |
North Brook Phase One | 18509 Marlin Kite Ln | X, unshaded (minimal hazard) |
Phase 3 | 18713 Marlin Kite Ln | X, shaded |
Phase 3 | 18722 Marlin Kite Ln | X, shaded |
Phase 3 | 18658 Marlin Kite Ln | X, shaded |
West plat | 17951 Lagoon Reach Ln | X, shaded |
West plat | 18158 Lagoon Reach Ln | X, unshaded |
West plat | 18185 Lagoon Reach Ln | X, unshaded |
Zone X means outside the Special Flood Hazard Area, not no flood risk, and the 2026 map revision matters: FEMA Letter of Map Revision 25-04-6830P, "Brightwater Phases 1, 2AB, 3 and Lagoon," took effect June 30, 2026 and removed areas from the Bayshore Creek 1 percent floodplain on the basis of fill and a detention basin. Homes that closed before that date may have been rated under the older map, so we ask for your elevation certificate and your flood quote. Florida Statute 689.302 requires a seller to give a written flood disclosure at or before the contract is signed.
Brightwater home prices have held between roughly $375,000 and $420,000 at the yearly median since 2022 on the county record, but the market has split in two. In the last 12 months, 65 builder-direct Phase 3 closings had a median of $398,500, while 21 resales had a median of $315,000.
Data updated: October 2026 (Lee County Property Appraiser parcel and sales files dated October 4, 2026, our county index built October 7, 2026; qualified, DOR-qualified improved sales of $100,000 or more; newest recorded sale September 10, 2026).
Counts and medians below cover all three plats. A home's first qualified sale is treated as builder-direct and any later sale as a resale. The 2026 row runs through September 10, 2026.
Year | Qualified sales | Median price | Builder-direct (count, median) | Resales (count, median) |
|---|---|---|---|---|
2020 | 28 | $240,060 | 28, $240,060 | 0 |
2021 | 118 | $278,868.50 | 117, $277,675 | 1 sale at $315,000, not medianed |
2022 | 96 | $387,915 | 87, $400,535 | 9, $370,000 |
2023 | 37 | $375,000 | 23, $362,918 | 14, $436,250 |
2024 | 54 | $420,000 | 47, $420,000 | 7, $420,000 |
2025 | 51 | $410,000 | 44, $411,250 | 7, $380,000 |
2026 (to Sep 10) | 63 | $390,000 | 46, $395,000 | 17, $315,000 |
Medians in a young community move with the mix of plans and plats, not only with the market. The 2020 and 2021 medians describe North Brook Phase One homes at launch pricing, and the 2024 to 2026 medians describe mostly larger Phase 3 plans, so use the plat-level numbers to price a specific home.
Window | Qualified sales | Median | Range | Builder-direct | Resales |
|---|---|---|---|---|---|
Last 12 months (Oct 2025 to Sep 10, 2026) | 86 | $392,500 | $275,000 to $597,934 | 65, median $398,500 | 21, median $315,000 |
Last 24 months | 141 | $405,000 | $275,000 to $640,000 | 116, median $408,500 | 25, median $369,000 |
All time (2020 to Sep 10, 2026) | 447 | $360,259 | $203,310 to $640,000 | 392, median $359,156 | 55, median $390,000 |
The 86 sales in the last 12 months total $33,907,659, and all-time volume is $162,881,717. The 21 resales range from $275,000 to $550,000: 18 are in North Brook Phase One at a median of $306,250, and 3 are in Phase 3 at a median of $455,000.
A new Lennar buyer in Phase 3 paid a median of $398,500 in the last 12 months, and a North Brook Phase One owner who resold took a median of $306,250. The gap is not a price decline, because the two describe different homes: smaller 2020 to 2022 plans against larger 2024 to 2026 plans. It is the range a Brightwater seller is priced inside. Lennar's Brightwater page says the community is sold out, so the new homes in active sale are D.R. Horton's on the west side.
Fifty-four Brightwater homes have both a builder sale and a later resale on record. The median of those 54 builder prices is $288,059.50 and the median of the 54 latest resale prices is $389,375. These are medians of two different sets of homes bought in different years, so they are not a per-home gain. Many of the 54 were bought at 2020 and 2021 launch prices, which is why the first median is low. For one home, the gain or loss is on its own row in the comparable sales table below.
For context, here are county-recorded sales since October 2025 for other North Fort Myers communities, grouped by recorded subdivision name (our county index, October 7, 2026). The Brightwater row is the Phase 3 plat only.
Recorded subdivision | Sales since Oct 2025 | Median |
|---|---|---|
Crane Landing | 225 | $275,000 |
Coral Bay | 89 | $323,000 |
Del Webb Oak Creek | 84 | $539,955 |
Brightwater (Phase 3 plat only) | 68 | $398,750 |
Herons Glen | 52 | $341,250 |
Bayshore Ranch | 49 | $430,000 |
Magnolia Landing (parcels L, N, O) | 49 | $311,000 |
For Babcock Ranch, our Babcock Ranch home valuation page covers the neighboring market, and the Heritage Landing home valuation page does the same for Punta Gorda.
On the Southwest Florida MLS (Matrix, pulled October 11, 2026), 48 Brightwater homes closed in the 12 months to October 11, 2026, 39 of them under the Brightwater Lagoon development on Lennar's east side and 9 under Brightwater, at a median of $385,000, a median of 67.5 days on market and a median sale-to-list ratio of 97.4 percent. On October 11, 2026 the MLS showed 33 Brightwater homes for sale, 20 of them in The Shores at Brightwater, at a median list price of $399,999. The county recorded 86 qualified sales in a comparable 12 months, so many builder sales never ran through the MLS, and every other sale figure on this page comes from the Lee County Property Appraiser's recorded, DOR-qualified sales (data through September 10, 2026).
Twenty-one Brightwater homes resold in the last 12 months, from $275,000 to $550,000, and they cluster in two groups. Smaller North Brook Phase One homes of 1,427 to 1,747 county square feet sold from $275,000 to $325,000, while larger and newer homes sold above $450,000.
Data updated: October 2026 (Lee County Property Appraiser sales and parcel files dated October 4, 2026; county area is the appraiser's recorded area figure, not MLS living area).
Recorded | Address | Plat | Beds | County area (sq ft) | Built | Resale price | Builder sale | Change |
|---|---|---|---|---|---|---|---|---|
Nov 7, 2025 | 8772 Cascade Price Cir | NB1 | 3 | 1,702 | 2022 | $369,000 | $290,056 (Nov 2022) | +27% |
Nov 14, 2025 | 18521 Cronin Sand Ln | NB1 | 3 | 1,427 | 2022 | $280,000 | $276,310 (Jan 2022) | +1% |
Dec 1, 2025 | 8868 Cascade Price Cir | NB1 | 3 | 1,671 | 2021 | $475,000 | $239,985 (Apr 2021) | +98% |
Dec 18, 2025 | 8728 Swell Brooks Ct | NB1 | 3 | 1,427 | 2021 | $280,000 | $230,310 (May 2021) | +22% |
Jan 14, 2026 | 8832 Cascade Price Cir | NB1 | 4 | 1,828 | 2020 | $290,000 | $254,615 (Jul 2020) | +14% |
Feb 19, 2026 | 8864 Cascade Price Cir | NB1 | 3 | 1,747 | 2021 | $315,000 | $250,965 (Mar 2021) | +26% |
Mar 6, 2026 | 18524 Cronin Sand Ln | NB1 | 3 | 1,616 | 2022 | $276,500 | $323,120 (Mar 2022) | -14% |
Mar 10, 2026 | 18160 Everson Miles Cir | NB1 | 4 | 2,794 | 2022 | $490,000 | $472,290 (Aug 2022) | +4% |
Mar 12, 2026 | 18180 Everson Miles Cir | NB1 | 3 | 2,243 | 2022 | $425,000 | $434,385 (Feb 2022) | -2% |
Mar 23, 2026 | 18789 Marlin Kite Ln | Ph 3 | 4 | 2,032 | 2024 | $315,000 | $409,597 (Aug 2024) | -23% |
Mar 31, 2026 | 18184 Everson Miles Cir | NB1 | 3 | 2,602 | 2022 | $515,000 | $471,375 (Apr 2022) | +9% |
Apr 10, 2026 | 18517 Cronin Sand Ln | NB1 | 3 | 1,616 | 2022 | $282,000 | $308,120 (Mar 2022) | -8% |
Apr 15, 2026 | 8824 Cascade Price Cir | NB1 | 3 | 1,672 | 2020 | $410,000 | $239,000 (Nov 2020) | +72% |
May 15, 2026 | 8705 Swell Brooks Ct | NB1 | 3 | 1,616 | 2021 | $297,500 | $302,120 (Dec 2021) | -2% |
Jun 12, 2026 | 8813 Swell Brooks Ct | NB1 | 3 | 1,616 | 2021 | $290,000 | $245,120 (Mar 2021) | +18% |
Jun 23, 2026 | 18821 Shimmer Dawn Ct | Ph 3 | 3 | 2,434 | 2024 | $550,000 | $498,000 (Oct 2024) | +10% |
Jul 16, 2026 | 8817 Swell Brooks Ct | NB1 | 3 | 1,427 | 2021 | $275,000 | $218,310 (Feb 2021) | +26% |
Jul 24, 2026 | 8804 Swell Brooks Ct | NB1 | 3 | 1,427 | 2020 | $325,000 | $211,810 (Sep 2020) | +53% |
Aug 14, 2026 | 18653 Marlin Kite Ln | Ph 3 | 3 | 2,434 | 2024 | $455,000 | $434,602 (Oct 2024) | +5% |
Aug 27, 2026 | 18104 Everson Miles Cir | NB1 | 3 | 2,255 | 2021 | $507,000 | $386,225 (Sep 2021) | +31% |
Sep 10, 2026 | 18540 Cronin Sand Ln | NB1 | 3 | 1,616 | 2022 | $285,000 | $318,120 (Mar 2022) | -10% |
The last column compares each resale with that same home's own builder sale. Plat labels: NB1 is North Brook Phase One and Ph 3 is Brightwater Phase 3.
The newest resales on 2021 to 2022 Lennar homes in North Brook Phase One cluster at $275,000 to $325,000 for 1,427 to 1,747 square foot homes, at or slightly below several original builder prices: 6 of the 21 resales sold for less than that home's own builder price, and 12 of the 21 sold at or under $325,000. The Phase 3 resale at 18789 Marlin Kite Ln ($315,000 against a $409,597 builder price) shows the effect of a brand-new competing supply of the same plan, since the county area of 2,032 square feet matches the Trevi plan. Larger homes and the 2024 Phase 3 resales sold above $450,000. We present this as data, not as a reason to panic. One sale, 8868 Cascade Price Cir at $475,000 for 1,671 square feet, sits far above every comparable of its size, and we would not price from it without knowing its condition and terms.
The 65 builder-direct sales in the last 12 months have no county area on file yet, because the appraiser had not recorded area for homes that new. The band table below therefore uses the 21 resales, which all carry area. A band with a single sale would be listed, not medianed, and none falls in that case.
County area band | Resales (n) | Median price | Range |
|---|---|---|---|
Under 1,600 sq ft | 4 | $280,000 | $275,000 to $325,000 |
1,600 to 1,999 sq ft | 10 | $293,750 | $276,500 to $475,000 |
2,000 to 2,499 sq ft | 5 | $455,000 | $315,000 to $550,000 |
2,500+ sq ft | 2 | $502,500 | $490,000 and $515,000 |
For a longer view, this table covers every qualified sale since 2020 that carries a county area: 357 of 447. The 90 missing sales are Phase 3 builder-direct sales without recorded area. Because it mixes launch-year and 2026 prices, use it for shape, not current price.
County area band | All sales (n, median) | Builder-direct (n, median) | Resales (n, median) |
|---|---|---|---|
Under 1,600 sq ft | 51, $274,310 | 39, $250,310 | 12, $347,000 |
1,600 to 1,999 sq ft | 139, $290,000 | 115, $280,295 | 24, $372,412.50 |
2,000 to 2,499 sq ft | 132, $422,520 | 118, $415,000 | 14, $453,750 |
2,500+ sq ft | 35, $420,000 | 30, $391,878 | 5, $500,000 |
Across all years, the median resale is $218.30 per county area square foot against $172.30 for builder-direct sales that carry an area; the gap is largely timing, since early homes sold at 2020 and 2021 prices and resold into a higher market.
A Brightwater buyer pays your price plus a yearly stack of CDD assessment, master HOA, lagoon club fee and property tax. On a recent $399,000 Phase 3 home that stack comes to $9,657.09 a year on a 50 foot lot or $10,461.44 on a 60 foot lot, about $805 or $872 a month before insurance.
Data updated: October 2026 (Stoneybrook North CDD FY2027 Adopted Budget; Brightwater CDD FY2027 Adopted Budget; Lee County Property Appraiser 2026 TRIM notice; Lee County millage books; Metro Development Group fee sheets; preliminary Limited Offering Memorandum, Brightwater CDD, May 26, 2026).
Layer | Who sets it | How it is billed | Latest figure |
|---|---|---|---|
County, school and fire taxes | Lee County taxing authorities, tax district 202 (Bayshore Fire) | Annual tax bill | 14.4125 mills in 2025; 14.3738 proposed for 2026 |
Stoneybrook North CDD | District board | Non-ad valorem line on the tax bill | $3,103.98 to $4,826.10 for FY2027, by area and lot width |
Brightwater CDD (west side) | District board | Non-ad valorem line on the tax bill | $2,789.14 and $3,984.48 for developed FY2027 classes |
Master HOA | Brightwater Master Homeowners Association, managed by Kai | Billed by the association | $146.31 a quarter on developer sheets; about $600 a year in the May 2026 estimate |
Lagoon club | Lagoon operator, outside both CDDs | Billed by the club | $35 a month plus tax on developer sheets; about $600 a year in the May 2026 estimate |
Stoneybrook North CDD adopted these gross FY2027 amounts, as shown on the tax bill. Operations and maintenance rose 13 percent year over year.
Stoneybrook North area | Lot | O&M | Debt | Total FY2027 |
|---|---|---|---|---|
Area One (North Brook Phase One, Series 2017A-1) | 40 ft | $2,153.57 | $950.41 | $3,103.98 |
Area One | 50 ft | $2,691.96 | $1,162.58 | $3,854.54 |
Area One | 60 ft | $3,230.35 | $1,389.90 | $4,620.25 |
Area Three (Phase 3, Series 2022) | 50 ft | $2,691.96 | $1,329.79 | $4,021.75 |
Area Three | 60 ft | $3,230.35 | $1,595.74 | $4,826.10 |
Brightwater CDD, west of Pritchett Parkway, adopted for FY2027 a developed Area One 35 foot lot at $2,789.14 ($1,895.52 O&M plus $893.62 debt) and a 50 foot lot at $3,984.48 ($2,707.88 plus $1,276.60). Undeveloped classes pay less. The planned unit counts are 679 for Stoneybrook North and 797 for Brightwater CDD, which total 1,476 against the county's 1,475 unit cap (our reconciliation, within one unit).
Two readings exist. The 2023 and 2024 developer fee sheets list an HOA of $146.31 a quarter ($585.24 a year) and a lagoon fee of $35 a month plus tax ($420 a year) with a one-time $2,000 initiation fee at closing. The May 2026 preliminary Limited Offering Memorandum for west side Phase 4 anticipates about $600 a year for the HOA and about $600 a year for the lagoon club plan. The current 2026 HOA amount for the east side is not published. Buyers should request the estoppel certificate and current budget under Florida Statute 720.30851, and sellers should expect that request.
Brightwater is in Lee County tax district 202, Bayshore Fire, not the North Fort Myers Fire district. The 2025 adopted total was 14.4125 mills, the 2026 proposed total is 14.3738 mills, and the Bayshore Fire Protection and Rescue District levies 3.5000 mills of that. A new buyer does not inherit the seller's homestead exemption, so the buyer's first-year tax can run well above the seller's bill.
The example uses a 2025 Phase 3 Lennar home that sold for $399,000 (Lot F33, 18632 Marlin Kite Ln, recorded November 2025). Its 2026 just value on the Property Appraiser's TRIM notice is $363,846 and it carries a homestead exemption, with a proposed 2026 ad valorem total of $4,630.10 (Folio 10621461). The TRIM does not state lot width, so both widths are shown.
Line | 50 ft lot | 60 ft lot |
|---|---|---|
Proposed 2026 ad valorem (TRIM) | $4,630.10 | $4,630.10 |
Stoneybrook North Area Three, FY2027 | $4,021.75 | $4,826.10 |
Master HOA (2024 rate, $146.31 x 4) | $585.24 | $585.24 |
Lagoon club (2024 rate, $35 x 12) | $420.00 | $420.00 |
Total a year | $9,657.09 | $10,461.44 |
About per month | $805 | $872 |
These totals exclude insurance, utilities and mortgage interest. A buyer's lender counts these monthly costs when sizing the loan, which is why the CDD line can move an offer. The example holds under current law; Amendment 3 on the November 3, 2026 ballot would change homestead exemption amounts if it passes, so the tax line is not fixed.
The recorded Declaration, the lagoon Club Plan, rental and pet rules, and the current east side HOA budget were not available from public sources we could retrieve. Florida Statute 720.401 requires the seller to give the buyer the HOA disclosure summary before the contract is signed, and Florida Statute 190.048 requires the CDD disclosure in every contract. The documents sit in Lee County Official Records under the plat instruments 2019000172912, 2023000013053 and 2023000206438, and with the association manager.
The CDD's own "Understanding Your CDD Assessment Letter" explains that the bond portion is typically fixed for about 30 years and may be prepaid, while the operations and maintenance portion is set annually by the elected board. We do not quote a payoff figure, because it depends on the series, the lot and the date. Ask the district manager for a prepayment statement before you list if a buyer may ask.
A free in-person comparative market analysis is the most accurate Brightwater valuation short of an appraisal, and it costs nothing. One of us walks the home, reads the plat, lot width, upgrades and paperwork, then returns a written range with recorded comparables and a net sheet for your Brightwater home.
Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873, or request a visit through the free Brightwater valuation form and we will schedule around you, including a video walkthrough if you are out of state. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. You are working with Top 1% Real Estate Agents Nationally Since 2008.
The lot and street, upgrades over builder standard finishes, the roof and window openings, any elevation certificate or flood quote, your tax bill's CDD line, and the lagoon membership terms. We also ask for the HOA budget, your closing statement and any warranty paperwork.
The CMA becomes the listing plan: price, preparation, marketing and timing, laid out in our Brightwater seller guide. Our Brightwater community guide shows what buyers read about the lagoon, schools and flood maps before they ever call about your house.
The most common Brightwater valuation question is what a home is worth today, and the county record answers it with 86 qualified sales in the last 12 months at a median of $392,500. The questions below cover pricing, the two CDDs, fees, flood and the sale process.
It is worth what comparable homes on your plat, with your lot width and your CDD line, have recently sold for. The last 12 months show a $275,000 to $597,934 range, so a single number would mislead. Send your address through our Brightwater valuation form for a written range with the recorded comparables.
The median of the 86 qualified sales recorded from October 2025 through September 10, 2026 is $392,500. Builder-direct sales had a median of $398,500 and resales had a median of $315,000. Over 24 months the median is $405,000 on 141 sales, and for all time it is $360,259 on 447 sales.
The Lee County Property Appraiser recorded 86 qualified sales in the last 12 months: 65 builder-direct sales, all in Phase 3, and 21 resales, of which 18 were in North Brook Phase One. The dollar volume was $33,907,659. These come from county records, not from the MLS, which carries fewer Brightwater sales.
The yearly median rose from $240,060 in 2020 to $420,000 in 2024 and sat at $390,000 in 2026 through September 10. That is not a per-home gain, because 2020 sales were smaller North Brook Phase One plans and 2024 to 2026 sales were mostly larger Phase 3 plans. Compare your home with its own plat.
The record shows flat-to-lower medians since 2024 ($420,000, then $410,000, then $390,000 in 2026), and resales are lower still at a $315,000 median in 2026. Six of the 21 resales in the last 12 months sold below their own builder price. Mix matters: 2026 resales skew to smaller North Brook Phase One homes.
Builder-direct sales are 392 of the 447 sales on record, and they set the price a buyer can compare against your resale. Because a buyer contracting with a builder never uses a listing, an estimate built from the MLS misses most of Brightwater. We price from the county record and use the MLS beside it.
We do not cite a portal error rate, because no portal publishes one for Brightwater. What we can say is that automated estimates are generic: they do not carry your plat, your lot width, the Stoneybrook North or Brightwater CDD line, or your flood paperwork. Compare any estimate against the 21 resales above.
For the 21 resales in the last 12 months, the median is $189.48 per county area square foot. Across all years, resales median $218.30 and builder-direct sales with an area median $172.30. County area is not MLS living area, and price per square foot falls as homes get larger, so use it as a check only.
In the last 12 months, North Brook Phase One recorded 18 resales at a median of $306,250, from $275,000 to $515,000. Smaller 1,427 to 1,747 square foot homes clustered at $275,000 to $325,000. Larger homes on Everson Miles Cir sold from $425,000 to $515,000. Street, size and lot width decide where yours falls.
Phase 3 recorded 68 sales in the last 12 months at a median of $398,750, ranging from $315,000 to $597,934. Sixty-five were builder-direct sales and three were resales at a median of $455,000. A new 2024 Phase 3 resale at $315,000 shows a resale can price below the builder's original number.
Lennar's page, fetched October 10, 2026, lists Venice at $367,499, Trevi at $377,499, Marsala at $422,499, Amalfi at $447,499, Tivoli at $403,499, Summerville II at $435,499 and Sorrento at $505,499. It also says Brightwater Lagoon is sold out. These are last published base prices, not resale values.
Lot width sets the CDD bill, and the bill sets part of a buyer's monthly payment. For FY2027, a Phase 3 50 foot lot carries $4,021.75 and a 60 foot lot carries $4,826.10, a difference of $804.35 a year. We adjust for width by comparing against homes with the same CDD line.
Every sale in the record closed with a CDD line in place, and the 86 sales in the last 12 months did too. The CDD is a cost a buyer prices in, not a barrier, as long as you disclose it clearly. Our fee table shows how $4,021.75 or $4,826.10 appears in a buyer's monthly cost.
We found no requirement to prepay. The district's own assessment letter says the bond portion is typically fixed for about 30 years and may be prepaid, and the operations portion is set each year by the elected board. Whether a seller prepays or a buyer carries the assessment is a contract term. Ask the district manager for a prepayment statement.
Florida Statute 190.048 requires the CDD disclosure in every contract, and both CDD ordinances require it. We attach the disclosure language, name the district (Stoneybrook North or Brightwater CDD), and show the buyer the FY2027 bill for your lot width so the number is no surprise.
Florida Statute 720.401 requires the HOA disclosure summary to reach the buyer before the contract is signed, and a buyer can request an estoppel certificate under Florida Statute 720.30851. Order the HOA documents early, because the current east side HOA budget is not published and the buyer will ask for it.
The 2023 and 2024 developer fee sheets list $146.31 a quarter, or $585.24 a year. The May 2026 preliminary offering memorandum anticipates about $600 a year. The current 2026 east side amount is not published, so confirm it with the association manager, Kai, or on an estoppel before you quote a number.
We could not retrieve the recorded Club Plan, so we do not state transfer mechanics. The county's rezoning conditions and the 2026 offering memorandum describe resident memberships that come with homes in the master development, subject to fees. Ask for the plan and your current statement before listing, and we will build it into the marketing.
The county record has no lagoon-frontage field, so we cannot quote a standard premium. The lagoon is a resident membership and a marketing feature that buyers weigh against its fee, about $420 to $600 a year. Public reviews are mixed, with praise for clear water and complaints about crowds and service.
We cannot measure it from sales. The lagoon sells public tickets, and the county's rezoning requires at least a third of the parking lot be reserved for residents and bans amplified outdoor sound after 10 PM. Some residents complain about crowds. We note both sides to your buyer.
The FEMA flood map shows Zone X at all ten Brightwater addresses we sampled on October 10, 2026, outside the Special Flood Hazard Area. Zone X still carries flood risk. FEMA Letter of Map Revision 25-04-6830P, effective June 30, 2026, removed areas from the Bayshore Creek floodplain. Check your own address on FEMA's map service.
Lenders generally require it only in a Special Flood Hazard Area, and the FEMA map governs that requirement. Many Zone X buyers buy it anyway. Lee County's Community Rating System gives a 10 percent discount in Zone X. For ZIP 33917, the median Zone X NFIP premium on 2023 or later builds was $517 (67 policies, ZIP context, not a Brightwater quote).
It can. Florida Statute 689.302 requires a flood disclosure before the contract, and an elevation certificate gives a buyer and an insurer a lot-specific number instead of a map estimate. Homes that closed before the June 30, 2026 map revision may have been rated under the older map, so we ask for yours.
Insurance is part of the monthly payment that sets a buyer's budget. Roofs under 15 years old cannot be refused coverage solely for age under Florida Statute 627.7011, and every Brightwater roof is under that age. Wind mitigation credits and builder features such as impact-resistant windows or shutters help. Premiums are carrier specific, so we do not quote one.
It is worth considering. Florida Statute 627.0629 requires insurers to offer discounts for wind-damage mitigation, and a Uniform Mitigation Verification Inspection form documents your home's features for a buyer's insurer. The discount amount is carrier specific, so we cannot give a figure. Ask us and we will tell you what buyers in your plat have asked for.
Public sources do not document Brightwater-specific storm damage. North Brook Phase One homes were built from 2020 to 2023, so the oldest stood during Hurricane Ian on September 28, 2022, and Lee County's Milton evacuation orders covered Zones A and B only. Florida Statute 689.302 requires you to disclose any flooding you know of.
A new buyer starts without your homestead exemption, so the first year's ad valorem tax can be higher than your bill. Brightwater is tax district 202 at 14.4125 mills for 2025, with 14.3738 proposed for 2026. Our worked example, $9,657.09 a year on a 50 foot lot, shows the full stack.
The county legal description tells you. Homes on Cascade Price Cir, Swell Brooks Ct, Cronin Sand Ln and Everson Miles Cir are on North Brook Phase One, Shimmer Dawn Ct is Phase 3, and Marlin Kite Ln runs through both North Brook Phase One and Phase 3. Lagoon Reach Ln is on the west plat. Your tax bill shows the exact legal description.
The county records the price on the deed. Closing-cost credits, rate buydowns and other builder incentives may not show in it, so a recorded price can differ from a buyer's true net cost. We ask buyers and sellers what concessions were involved, and we do not assume any.
Lennar's page says Brightwater Lagoon is sold out, and 2026 resales have a $315,000 median, below the 2024 and 2025 yearly medians. Whether that makes this a good time depends on your plat, your plan and your goals. We would rather price from comparable sales than from a calendar. Call Jesse direct at (239) 898-6072.
Brightwater homes marketed on the Southwest Florida MLS closed at a median of 67.5 days on market and 97.4 percent of list price in the 12 months to October 11, 2026, across 48 MLS closings. The county record shows recorded sale dates but not listing dates. Ask us for the days on market of the comparables for your street.
The deed documentary stamp tax is $0.70 per $100 of price under Florida Statute 201.02, customarily paid by the seller, which is $2,730 on a $390,000 sale. Add the owner's title policy, which the seller customarily pays in Lee County unless the contract says otherwise, any HOA estoppel and the commission, which is negotiable. Our seller guide walks through a net sheet.
The Shores at Brightwater is D.R. Horton's gated 55+ neighborhood on the west side, with a clubhouse, pool, fitness center and pickleball, and Horton's page listed homes from $326,040 to $486,350. The west plat has no recorded qualified sales yet, so it is a price reference, not a comparable. It also sits in the Brightwater CDD.
We are Top 1% Real Estate Agents Nationally Since 2008, and we price Brightwater from the recorded sales rather than a portal estimate. Judge any agent by whether they can show comparables by street and plat, the CDD line for your lot width, and your Zone X paperwork.
Yes. The valuation is free, there is no obligation, and you do not have to list with us. We send a written range with the recorded comparables, the CDD line for your lot width and a net sheet. Start with the free home valuation or call Jesse direct at (239) 898-6072.
Clients describe working with McGreevy and Comisar in their own words, and these three five-star Google reviews are quoted exactly as written. The common thread for a Brightwater seller is expertise, communication and care through a stressful sale. We do not edit or summarize them.
McGreevy and Comisar is a top-reviewed Brightwater realtor on Google. We publish no aggregate score; these are five-star reviews in the clients' own words.
★★★★★ "So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish." Verified Google review
★★★★★ "Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend." Verified Google review
★★★★★ "Marc made an extremely stressful time of selling my parents' house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation." Verified Google review
Every document behind the Brightwater figures and rules on this page is public and free. These are the ones a Brightwater seller actually uses, each linked to the issuing authority's own copy, including the rezoning resolution, both CDD budgets and FEMA's 2026 map revision for Brightwater.
Document | Publisher | Link |
|---|---|---|
Resolution Z-22-015, Brightwater RPD rezoning, 1,475 unit cap | Lee County Board of County Commissioners | |
Hearing Examiner recommendation, DCI2021-00012 | Lee County Hearing Examiner | |
FY2027 adopted budget with assessments by lot width | Stoneybrook North CDD | |
FY2027 adopted budget with assessments by lot class | Brightwater CDD | |
Understanding Your CDD Assessment Letter | Stoneybrook North CDD | |
Letter of Map Revision 25-04-6830P, Brightwater Phases 1, 2AB, 3 and Lagoon | Federal Emergency Management Agency | |
Brightwater site map brochure, August 2026 | Metro Development Group | |
Brightwater HOA and CDD fee sheet | Metro Places | |
Statute 720.401, association disclosure summary | Florida Legislature |
Every Brightwater valuation figure on this page traces to a primary source below: the Lee County Property Appraiser's recorded sales and tax roll, the two community development districts, Lee County zoning records, FEMA, Florida statutes, the developer and the builders, each read October 10 to 11, 2026.
By Jesse McGreevy and Marc Comisar, who together bring over 45 years of combined direct experience in Southwest Florida real estate. Each Brightwater figure here comes from a public record you can check. Top 1% Real Estate Agents Nationally Since 2008.
If you are thinking, "I need someone to sell my house in Brightwater, Florida," McGreevy and Comisar helps homeowners price, market, negotiate and sell, whether the home is in North Brook Phase One, Brightwater Phase 3 or on the west side.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com. Read about McGreevy and Comisar, explore the North Fort Myers area guide, and return to the Brightwater community guide for everything beyond the sale. If you are buying rather than selling, our Brightwater buyer guide and how we represent buyers are the place to start.
Brokered by Domain Realty. Jesse McGreevy (SL3101296) and Marc Comisar (BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
This Brightwater home values guide is general information, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. For your specific property, ask us for the file.
