Bonita Springs, Florida
What a Spanish Wells home is worth in 2026: recorded sales by neighborhood, Cordova's bundled club, the carry a buyer adds and how McGreevy and Comisar value homes here.
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty.
Updated October 2026
A Spanish Wells home is worth what comparable homes in the same neighborhood have recently sold for, and Lee County recorded 69 Spanish Wells sales in the 12 months to September 25, 2026 at a median of $640,000. Condominiums closed at $349,000 and single-family homes at $810,000, with Cordova, the one neighborhood where club membership comes with the home, at $1,005,000. McGreevy and Comisar lead Domain Realty Group, the #5 real estate team in Florida and the #1 real estate team in Bonita Springs. Start with our Spanish Wells community guide and our Bonita Springs area guide.
Choosing who should value and sell your home? Our guide to the best real estate agents in Bonita Springs lists the criteria we think a seller should use. Call Jesse McGreevy direct at (239) 898-6072 or use the Spanish Wells valuation form, and we send the recorded sales behind the number.
A Spanish Wells home is worth what recorded sales in its own neighborhood support: in the 12 months to September 25, 2026 Lee County recorded 25 condominium sales at a $349,000 median and 44 single-family sales at $810,000, from $200,000 to $1,260,000 overall. Your number depends on neighborhood, club status, setting and condition.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Spanish Wells development and its golf condominium companion listing, trailing 12 months, pulled September 3, 2026; Spanish Wells Community Association 2026 budget and fee schedule).
The $640,000 community median sits between two markets: condominiums from $200,000 to $590,000 and single-family homes from $480,000 to $1,260,000.
Neighborhood sets the band and condition and setting decide where.
Cordova's bundled membership and the condominium sections price differently from the single-family plats.
Jesse McGreevy, from the county record and the association documents.
Spanish Wells sellers call McGreevy and Comisar first because we value homes on the documents that decide price here: Lee County's recorded sales by neighborhood, the association's budget and fee schedule and the club's own answers. We are the #1 team in Southwest Florida since 2012, with an office in Bonita Springs.
Both partners work every valuation and every listing. The record behind that:
RealTrends ranked our team the #5 real estate team in Florida and the #1 real estate team in Bonita Springs for 2026, and as the leaders of Domain Realty Group our team has closed 4,000+ transactions. Our office is at 24031 S Tamiami Trl #101 in Bonita Springs, about ten minutes from the Spanish Wells gate by Bonita Beach Road and US 41.
A Spanish Wells listing agent has to know that the club was deeded to the association, that owners pay the master through ten neighborhood associations under section 3.15 of the declaration, that a sale needs two estoppels, that the $4,800 capital contribution is not a club fee, and that the master 2026 operating and reserve line rose 35.2 percent. Those are the facts buyers raise.
Six recorded sections, under seven legal spellings, closed sales in the latest 12 months and only three cleared ten. We list sales section by section and print no median under ten.
You can get a free Spanish Wells home valuation in two steps: the instant estimate in the valuation tool on this page, then a human number from Jesse McGreevy built from recorded comparable sales in your own section of Spanish Wells, Bonita Springs, labelled by date and source. There is no obligation, and we never send an automated number alone.
Enter your address in the valuation tool at the top of this page. It returns an automated range in seconds, and it tells us which home to research. Treat it as the start of the conversation, not the answer.
We send the recorded comparables for your neighborhood, the MLS context, the master and neighborhood charges a buyer will see, the $4,800 contribution and two estoppels, your flood position and a net sheet. There is no obligation.
Your address and neighborhood, your closing statement, your neighborhood association's dues, any approvals for exterior work, your wind mitigation form, your club membership terms if any and whether the home has had water.
Call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or use the Spanish Wells valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008. When you are ready to plan the sale itself, our guide to selling your Spanish Wells home covers pricing, marketing, disclosures and costs, and our guide to buying a home in Spanish Wells helps if you are moving within the community.
Our valuation beats an automated estimate such as the Zestimate in Spanish Wells because the estimate cannot see whether the home carries Cordova's club membership, its golf or lake setting, its neighborhood dues or its condition, and those decide a Bonita Springs price more than square footage.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Spanish Wells development and its golf condominium companion listing, trailing 12 months, pulled September 3, 2026; Spanish Wells Community Association 2026 budget and fee schedule).
Public records and listings, averaged.
Club status, neighborhood dues, the 2026 master increase, setting and upgrades.
We show the recorded comparables behind our number.
We price a Spanish Wells home from recorded sales in its own neighborhood, adjust for golf, lake or preserve setting and condition, add the carry a buyer will pay, and check the result against the 26 active listings the MLS showed in September. The number comes with the sales behind it, from our Bonita Springs office.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Spanish Wells development and its golf condominium companion listing, trailing 12 months, pulled September 3, 2026; Spanish Wells Community Association 2026 budget and fee schedule).
Recorded sales in your neighborhood for 12 months, widened to 24 or 36 months when thin. A Cordova home is compared with Cordova first, because it carries club membership.
A golf view, a renovated kitchen, a pool, impact glass or a newer roof, none visible to an automated estimate.
About $3,031 per parcel a year at the master level in 2026 plus neighborhood dues, and club dues only if the buyer joins, except in Cordova.
The buyer's $4,800 capital contribution and the two $299 estoppels are known, and buyers subtract what they pay.
With a 71-day median on market and 4.6 months of supply in the September pull, pricing inside the band that is closing matters more than it did a year ago.
Five things move a Spanish Wells home's value most: the neighborhood and product, Cordova's bundled club membership, the golf or lake setting, condition and roof age, and the annual carry. Each can be documented, and we price each from the record for homes in Bonita Springs.
Cordova, the single-family plats and the condominium sections are different markets.
Cordova homes carry a required membership; others do not.
Golf and lake views command more than a street view.
Construction from 1979 to 2022 means wide variation.
About $3,031 per parcel at the master level plus neighborhood dues.
Recorded sales show Spanish Wells as two markets: 69 sales in the 12 months to September 25, 2026, 25 condominiums at a $349,000 median and 44 single-family homes at $810,000. These are Lee County deeds for Bonita Springs, not asking prices.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Spanish Wells development and its golf condominium companion listing, trailing 12 months, pulled September 3, 2026; Spanish Wells Community Association 2026 budget and fee schedule).
We pulled every recorded sale for the 1,329 home parcels whose legal descriptions carry the Spanish Wells name or the Las Brisas and Puesta condominiums for the 12 months to September 25, 2026: 69 resales.
| Window | Sales | Median | Low | High |
|---|---|---|---|---|
| 12 months (2025-09-26 to 2026-09-25) | 69 | $640,000 | $200,000 | $1,260,000 |
| 24 months (2024-09-26 to 2026-09-25) | 125 | $645,000 | $200,000 | $1,260,000 |
| 36 months (2023-09-26 to 2026-09-25) | 189 | $640,000 | $200,000 | $1,260,000 |
| 60 months (2021-09-26 to 2026-09-25) | 353 | $619,000 | $200,000 | $1,267,000 |
The 24-month window holds 125 sales at a $645,000 median and the 36-month window 189 at $640,000: a flat market on the county record, which matches the MLS finding of steady prices and longer marketing times.
Condominiums recorded 25 sales at $349,000, $204.78 per square foot, from $200,000 to $590,000; single-family homes 44 at $810,000, $331.17 per square foot, from $480,000 to $1,260,000.
| Price band | Recorded sales, 12 months |
|---|---|
| Under $200,000 | 0 |
| $200,000 to $299,999 | 6 |
| $300,000 to $399,999 | 12 |
| $400,000 to $499,999 | 7 |
| $500,000 to $749,999 | 14 |
| $750,000 to $999,999 | 23 |
| $1,000,000 and up | 7 |
Twenty-three of the 69 sales closed between $750,000 and $999,999, the single-family core, 14 between $500,000 and $749,999, 25 under $500,000 and 7 at $1,000,000 or more, mostly Cordova.
The highest recorded sale was a Cordova home at $1,260,000; San Amaro Drive's seven sales ran from $890,000 to $1,250,000. At the other end, Las Brisas condominiums closed from $200,000.
San Amaro Drive recorded seven sales from $890,000 to $1,250,000, Spanish Moss Way six from $525,000 to $758,000, Highgate Drive five from $480,000 to $750,000 and Alhambra Lane four from $795,000 to $950,000.
Spanish Wells prices are flat on the county record: calendar-year medians of $645,000 in 2024, $669,950 in 2025 and $638,750 for 2026 through September 25, while the MLS shows homes taking longer to sell. Read the trend by neighborhood in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
| Calendar year | Recorded sales | Median | Low | High | Builder-direct (estimate) |
|---|---|---|---|---|---|
| 2019 | 82 | $302,000 | $139,000 | $719,999 | 0 |
| 2020 | 111 | $388,500 | $138,500 | $739,000 | 0 |
| 2021 | 111 | $377,000 | $160,000 | $1,055,777 | 0 |
| 2022 | 82 | $594,500 | $224,900 | $1,267,000 | 0 |
| 2023 | 78 | $606,000 | $225,000 | $1,205,000 | 0 |
| 2024 | 59 | $645,000 | $280,000 | $1,225,000 | 0 |
| 2025 | 54 | $669,950 | $232,000 | $1,150,000 | 0 |
| 2026 (to September 25) | 58 | $638,750 | $200,000 | $1,260,000 | 0 |
The county's calendar-year medians ran $302,000 in 2019, $594,500 in 2022, $645,000 in 2024, $669,950 in 2025 and $638,750 for 2026 through September 25.
125 sales at $645,000 over 24 months and 189 at $640,000 over 36 months: a level line.
Median days on market rose from 47 to 71 in the MLS pull while price held.
Spanish Wells recorded 69 sales in the latest 12 months, condominiums at a $349,000 median and single-family homes at $810,000, and only Cordova homes carry club membership, so the first conversation is your neighborhood. Call Jesse McGreevy direct at (239) 898-6072, request your free Spanish Wells home valuation, or read our guide to selling a home in Spanish Wells. Buying too? See buying a home in Spanish Wells or call Marc at (239) 287-5873.
A Spanish Wells home took a median of 71 days to sell in the Southwest Florida MLS pull of September 3, 2026, up from 47 a year earlier, with a 95.42 percent median sale-to-list ratio. We re-read the live MLS the day we price your Bonita Springs home.
Data updated: October 2026 (Southwest Florida MLS, Spanish Wells development and its golf condominium companion listing, trailing 12 months, pulled September 3, 2026; Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
68 closings, $623,750 median, $631,181 average, $180,000 to $1,260,000, $293 median per square foot, 71 median and 97.8 average days on market, and a 95.42 percent median sale-to-list ratio. 26 active listings at a $639,000 median, about 4.6 months of supply.
Closed sales rose 25.9 percent year over year while the median sold price moved 1.0 percent and the sale-to-list ratio held at 95.42 against 95.41 percent. The change was time on market.
Different windows and coverage: the county counts recorded deeds to September 25, the MLS its own listings to September 3.
Every recorded deed whether listed or not, the county's heated area and year built, and sales by legal section.
The best comparables for a Spanish Wells home are recorded sales in the same neighborhood and product, inside the latest 12 months, widened only when thin. Below are the recorded sections and their 12-month results from the Lee County record for Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Spanish Wells development and its golf condominium companion listing, trailing 12 months, pulled September 3, 2026; Spanish Wells Community Association 2026 budget and fee schedule).
| Section (recorded name) | Sales, 12 months | Median (10+ sales only) | Low | High |
|---|---|---|---|---|
| Spanish Wells Units 1 to 3 plats and golf condominiums | 22 | $810,000 | $222,000 | $1,100,000 |
| Marbella at Spanish Wells | 19 | $429,000 | $257,750 | $850,000 |
| Cordova at Spanish Wells | 10 | $1,005,000 | $890,000 | $1,260,000 |
| Puesta del Lago and Puesta del Sol at Las Brisas | 7 | count and range only | $322,500 | $590,000 |
| The Lake Club at Spanish Wells | 5 | count and range only | $480,000 | $750,000 |
| Las Brisas condominiums | 5 | count and range only | $200,000 | $346,337 |
| Marbella (alternate legal spelling) | 1 | count and range only | $620,000 | $620,000 |
The Units 1 to 3 plats, with the golf condominiums that share the Spanish Wells legal name, recorded 22 sales at an $810,000 median, 21 of them single-family homes, Marbella 19 at $429,000 and Cordova 10 at $1,005,000; the Puesta condominiums, The Lake Club and Las Brisas each closed fewer than ten, so we print counts and ranges.
22 recorded sales in the 12 months to September 25, 2026 at a median of $810,000, from $222,000 to $1,100,000.
19 recorded sales in the 12 months to September 25, 2026 at a median of $429,000, from $257,750 to $850,000.
10 recorded sales in the 12 months to September 25, 2026 at a median of $1,005,000, from $890,000 to $1,260,000.
7 recorded sales in the 12 months to September 25, 2026, from $322,500 to $590,000. Under ten sales we print the count and range, not a median.
5 recorded sales in the 12 months to September 25, 2026, from $480,000 to $750,000. Under ten sales we print the count and range, not a median.
5 recorded sales in the 12 months to September 25, 2026, from $200,000 to $346,337. Under ten sales we print the count and range, not a median.
One recorded sale in the 12 months to September 25, 2026, at $620,000. A single sale is a data point, not a market; we widen the window to 24 or 36 months and read the sale itself before using it as a comparable.
Against its golf-community neighbors, Spanish Wells' $640,000 recorded median over the 12 months to September 25, 2026 sits above Highland Woods' $410,000 and Worthington's $340,000 and below Bonita National's $690,000, using the same Bonita Springs county method for each, so a seller compares like with like.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
| Community | Home parcels matched | Recorded sales, 12 months | Median | Median $ per county heated sq ft |
|---|---|---|---|---|
| Spanish Wells | 1,329 | 69 | $640,000 | $293.41 |
| Highland Woods | 798 | 35 | $410,000 | $301.43 |
| Worthington Country Club | 716 | 57 | $340,000 | $215.74 |
| Bonita National | 1,458 | 109 | $690,000 | $347.63 |
Per square foot, Spanish Wells' $293.41 sits between Worthington's $215.74 and Bonita National's $347.63, with Highland Woods at $301.43.
Spanish Wells' single-family share lifts its median above the condominium-heavy neighbors; a condominium seller should compare Marbella or Las Brisas with those neighbors' condominium sales, not the community figure.
A per-foot median holds no club terms, carry or view. No district line on a Spanish Wells bill is part of the conversation.
A buyer who could buy your Spanish Wells home is often also pricing Highland Woods in Bonita Springs, where Lee County recorded 35 sales at a $410,000 median against Spanish Wells' 69 at $640,000. Knowing which buyer your home is for sets the price.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Spanish Wells Community Association fee schedule; our Highland Woods guide).
| What a buyer weighs | Spanish Wells | Highland Woods |
|---|---|---|
| Location | Between US 41 and I-75 off Bonita Beach Road, City of Bonita Springs | Off US 41 north of West Terry Street, City of Bonita Springs |
| Home parcels in our county match | 1,329 | 798 |
| Recorded sales, 12 months to September 25, 2026 | 69 at a $640,000 median | 35 at a $410,000 median |
| Median $ per county heated square foot | $293.41 | $301.43 |
| Year built on the county roll | 1979 to 2022, median 2000 | 1996 to 2001, median 1997 |
| Golf | Association-owned, semi-private 27 holes; membership optional except in Cordova | Bundled equity: one Owner Equity membership on every home, no waitlist; 2026 dues $13,812.79 |
| District on the tax bill | None | None |
| Flood map | No parcel in a special flood hazard area on the current map | Mostly Zone X, with Zone AE along the northern drainage corridor and lakes |
| Master resale charge | $4,800 capital contribution, plus two $299 estoppels | $10,000 capital contribution for 2026, paid by the buyer |
Association ownership of the club, optional membership outside Cordova, no district line and no special flood hazard area on the current map.
A home in Spanish Wells fits a buyer whose priorities are optional membership in an association-owned club, more single-family choice and no district line. A home in Highland Woods fits a buyer whose priorities are a lower entry price. Each fits a different list of priorities.
A Spanish Wells buyer pays about $3,031 per parcel a year at the master level in 2026 by arithmetic on the association's budget, billed through the neighborhood associations, plus the neighborhood or condominium dues, City and county taxes and, outside Cordova only by choice, club dues. There is no district line on the bill in Bonita Springs.
Data updated: October 2026 (Spanish Wells Community Association 2026 budget and fee schedule, as read for our Spanish Wells guide, September 2026).
| Master-tier line, 2026 | Per parcel a year |
|---|---|
| Operating and reserve assessment | $1,627.57 |
| Debt service assessment | $267.60 |
| Bulk communications | $1,136.28 |
| Total master tier | about $3,031.45 |
The association's fee schedule states that 2026 assessments are collected by the neighborhoods and owners do not pay the master directly; section 3.15 of the declaration makes each neighborhood association responsible for remitting.
The operating and reserve line rose 35.2 percent from $1,203.83, reserve funding rose 65.7 percent, and the budget still shows a planned deficit, according to the association's budget.
No district does not mean no debt: the 2026 budget shows $364,203 of debt service, interest and principal, billed as $267.60 per parcel.
Sub-association dues differ by neighborhood and are not published; the sub-association estoppel states them.
The club shows up in a Spanish Wells price mainly through Cordova, the one neighborhood where membership comes with the home and where the county recorded a $1,005,000 median, and through optional membership everywhere else, which keeps carrying costs lower for buyers who do not golf in Bonita Springs.
Data updated: October 2026 (Spanish Wells Country Club FAQ and pages read September 2026; Spanish Wells declaration section 1.10).
The club was deeded to the Spanish Wells Community Association by an instrument recorded in January 2018, and the declaration names that deed at section 1.10.
The club's FAQ says a membership is required in Cordova and not elsewhere in Spanish Wells.
The club describes itself as semi-private and non-equity and books public tee times; the course is 27 holes across three nines.
A Spanish Wells seller owes a flood disclosure at or before contract, disclosure of known defects that materially affect value, the property tax disclosure in the contract and, depending on the home, either the homeowners' association disclosure summary under section 720.401 or the condominium resale documents under section 718.503. Your closing agent confirms which apply.
Data updated: October 2026 (Florida Statutes 720.401, 718.503, 689.302, 689.261, 553.79, 720.30851 and 718.116 read October 2026; Lee County Clerk recorded declarations; Florida Division of Corporations records).
This is general information, not legal advice. Your closing agent or real estate attorney confirms which duties apply to your parcel, and several of them carry a cancellation right for the buyer if they are missed, so we gather the documents before anyone signs.
Spanish Wells sits under two regimes. The Spanish Wells Community Association is a chapter 720 master association, so a seller of a single-family home in Units 1 to 3, Cordova or a villa on a platted lot supplies the section 720.401 summary. Marbella's condominiums, Las Brisas and the Puesta del Lago and Puesta del Sol condominiums and the golf condominiums are governed by chapter 718, so their sellers deliver the section 718.503 package with the master documents alongside. We state the fork and let your closing agent confirm your parcel.
For a lot or house in a community with a mandatory homeowners' association, the prospective buyer must be presented with the disclosure summary before executing the contract, and on a resale the parcel owner supplies it (section 720.401). The contract must carry a conspicuous clause making it voidable if the summary was not provided first, and the buyer may void by written notice within 3 days after receiving the summary or before closing, whichever occurs first. That right cannot be waived and ends at closing. Section 720.401 does not apply to associations governed by chapters 718, 719, 721 or 723.
The master declaration adds its own charge at every resale: a $4,800 capital contribution effective July 1, 2024, the personal obligation of the buyer and a lien on the lot, with exemptions for foreclosure, death, transfers to a spouse and estate-planning transfers, according to our Spanish Wells guide's reading of the declaration and fee schedule.
For a condominium unit, the owner provides the declaration, articles, bylaws and rules, the annual financial statement and budget, the inspection and structural integrity reserve study records where they exist and the state's question and answer sheet, at the owner's expense (section 718.503). The contract carries either an acknowledgment that the buyer received them more than seven days before signing or a clause letting the buyer cancel within seven days after signing, and a waiver of that right is void.
Section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract is signed. It asks whether the seller knows of flooding that damaged the property during ownership, whether a flood insurance claim was filed and whether the seller received federal flood-damage assistance. The duty does not depend on the FEMA zone. Spanish Wells sits outside FEMA's special flood hazard area on the current map, and the duty applies anyway.
The Florida Supreme Court held in Johnson v. Davis (1985) that a home seller must disclose known facts that materially affect the property's value and are not readily observable to the buyer. For a Spanish Wells home that can include past water intrusion, a roof or window leak, an unapproved exterior change, an unpermitted enclosure or an open permit. When in doubt, disclose, and put it in writing.
Section 689.261 requires the contract to carry a property tax disclosure summary warning the buyer not to rely on the seller's current taxes, because a change of ownership or improvements can reset the assessment. A seller's homestead exemption and Save Our Homes cap end with the seller's ownership. Spanish Wells has no community development district, so no district line passes to the buyer; the Lee County Property Appraiser lists the tax district as City of Bonita Springs and Bonita Springs Fire.
Section 553.79 bars a local building agency from penalizing an arm's-length buyer because a previous owner's permit was never closed, and lets an owner close a permit with a different licensed contractor. It does not stop a lender, title underwriter or buyer from requiring the permit to be closed before closing, so we check the City of Bonita Springs permit record before listing.
Section 720.30851 governs the homeowners' association estoppel certificate and section 718.116 the condominium certificate. The statutes set a $250 base fee, and the Department of Business and Professional Regulation's current adjusted caps are $299 for the certificate, $119 more for expedited delivery within 3 business days and $179 more if the account is delinquent; the association's actual fee can be lower. A Spanish Wells sale needs two: the master association's $299 certificate and a separate $299 sub-association certificate, with rush fees of $119 at the master and $199 in the Unit Two example, according to the associations' published schedules.
Flood zone and insurance move a Spanish Wells price less than in coastal Bonita Springs, because no parcel sits in a FEMA special flood hazard area on the current map. They still matter: a buyer prices the wind policy, roof age and the January 2027 Citizens flood rule.
Data updated: October 2026 (FEMA National Flood Hazard Layer as read for our Spanish Wells guide; Lee County mandatory flood insurance information; National Hurricane Center Ian report; Citizens flood page read October 2026).
Our Spanish Wells guide's parcel check found no parcel in a special flood hazard area; the community sits in Zone X. A lender still makes its own determination for each address.
Hurricane Ian made landfall as a category 4 storm at Cayo Costa on September 28, 2022, with coastal inundation of 8 to 12 feet in the Bonita Springs area and inland high water marks of 5 to 7 feet, according to the National Hurricane Center. We describe your home's own record through the flood disclosure.
Homes built from 1979 to 2022 vary widely in roof covering and opening protection; the state form OIR-B1-1802 records the credits under section 627.711.
The City of Bonita Springs holds a Community Rating System Class 5 rating. From January 1, 2027 Citizens requires flood coverage on new and renewing personal residential wind policies, condominium unit-owner policies exempt.
We print no premiums; we tell a buyer what an insurer will ask, and for condominiums we point to the master policy.
In Lee County the seller customarily pays the owner's title policy and the deed's documentary stamp tax of $0.70 per $100 of price, and the contract controls. On a Spanish Wells $640,000 sale that is $4,480 in stamps and about $3,275 in title premium. Commission, estoppel and prorations come on top and are agreed in writing.
Data updated: October 2026 (Florida Statutes section 201.02; Florida Administrative Code rule 69O-186.003; our Florida cost-of-selling reference, 2026; Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
| Item | Condominium median ($349,000) | Community median ($640,000) | Single-family median ($810,000) |
|---|---|---|---|
| Documentary stamp tax at $0.70 per $100 | $2,443.00 | $4,480.00 | $5,670.00 |
| Owner's title premium (promulgated rate) | $1,820.00 | $3,275.00 | $4,125.00 |
| Subtotal of the two fixed items | $4,263.00 | $7,755.00 | $9,795.00 |
These are statutory and promulgated amounts computed on the recorded medians as illustrations, not quotes for your home. The commission, the estoppel, the municipal lien search, the settlement fee, the title search and any proration are separate and are agreed in writing. There is no community development district, so no district payoff appears.
Florida charges $0.70 per $100 of consideration on the deed, rounded up to the next $100 (section 201.02). In Lee County the seller customarily pays it, and the contract controls.
Florida sets the owner's policy premium by rule: $5.75 per $1,000 of coverage up to $100,000, $5.00 per $1,000 from $100,000 to $1,000,000, $2.50 per $1,000 from $1,000,000 to $5,000,000 and $2.25 per $1,000 from $5,000,000 to $10,000,000. In Lee County the seller customarily selects the closing agent and pays for the owner's policy. That is custom, not law, and the contract controls.
The seller customarily pays for the estoppel certificates: $299 from the master association and a separate $299 from the sub-association, plus any rush fee. The buyer owes the master association's $4,800 capital contribution under the declaration. On a $640,000 sale that puts the association line at $5,398 before rush fees, according to the published schedules.
Florida property taxes run on the calendar year and are paid in arrears in November, so at a closing before the bill is paid the seller credits the buyer for the seller's days of ownership. As an illustration, a $640,000 value at the final 2026 district 017 rate of 12.7942 mills is $8,188 before exemptions, with no district line, and a June 30 closing with 181 days of seller ownership credits about $4,060 to the buyer. That is arithmetic on the median, not your bill. The title company prorates on the actual figures.
Capital gains on a home sale are a federal tax question, and the IRS explains the exclusion for a main home in Publication 523. If you will buy another Florida homestead, portability can move up to $500,000 of your Save Our Homes difference to the new home if you establish it within three years of January 1 of the year you gave up the old one; in Lee County you file with the Property Appraiser. A seller who is a foreign person should also ask the closing agent about FIRPTA withholding. Confirm all three with your tax adviser before you list.
Fixed items are fixed, negotiated items are negotiated and unpublished items are obtained in writing. We give you a net sheet at the price we recommend and at two prices below it, so the number you plan on is the number you net.
Yes, and it is free: Jesse McGreevy walks your Spanish Wells home, reads its condition, view and upgrades, and returns a written comparative market analysis built from Lee County recorded sales and the Southwest Florida MLS for your own section, with a net sheet at three prices. It is the step after the instant estimate in Bonita Springs.
The comparable sales by date, price and size, the active competition, the adjustments we made and why, the charges a buyer will carry and a net sheet. Every figure is labelled with its source and date.
Usually two to three business days after the walk-through, sooner if you are on a deadline. Call Jesse McGreevy direct at (239) 898-6072 to schedule.
Nothing, and there is no obligation to list. It comes from Top 1% Real Estate Agents Nationally Since 2008. If you decide to sell, see our guide to selling your Spanish Wells home.
These are the valuation questions Spanish Wells owners ask us most, answered from Lee County's recorded sales, the Southwest Florida MLS where we hold a dated pull, the association's own documents and Florida law. For a number on your own home, call Jesse McGreevy at (239) 898-6072.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Spanish Wells development and its golf condominium companion listing, trailing 12 months, pulled September 3, 2026; Spanish Wells Community Association documents; Florida Statutes read October 2026).
Your value comes from recorded sales of comparable homes in your section. Condominiums recorded 25 sales at a $349,000 median and single-family homes 44 at $810,000, so the neighborhood and product matter more than the community figure. Start with the instant tool on this page, then ask Jesse McGreevy for the human number at (239) 898-6072.
An automated estimate reads public records and listings, but it cannot see view, condition, renovations, membership type or which section a home sits in, and those move Spanish Wells prices more than square footage does. Treat it as a starting range and check it against recorded comparables.
We start from recorded sales in the same section for the latest 12 months, widen the window when a section is thin, adjust for size, position, condition and upgrades, add the charges a buyer will carry and test the result against the active competition.
The county's calendar-year medians ran $594,500 in 2022, $645,000 in 2024, $669,950 in 2025 and $638,750 for 2026 through September 25. The MLS pull of September 3 showed prices flat and time on market longer: slower, not softer.
The median was $293.41 per square foot of county heated area for the 69 recorded sales from September 26, 2025 to September 25, 2026. Condominiums ran $204.78 and single-family homes $331.17 per square foot.
Our Southwest Florida MLS pull of September 3, 2026 showed 68 Spanish Wells closings over the trailing 12 months at a median of 71 days on market, up from 47 the year before, and a median sale-to-list ratio of 95.42 percent.
The September 3, 2026 MLS pull showed a median sale-to-list ratio of 95.42 percent across 68 closings, against 95.41 percent the year before.
The highest recorded sale in the 12 months to September 25, 2026 was a Cordova home at $1,260,000; Cordova's ten sales ran from $890,000 to $1,260,000.
Las Brisas condominiums recorded sales from $200,000 to $346,337 in the latest 12 months, and the Puesta condominiums from $322,500.
It can, when buyers in your section pay for it: impact glass, a newer roof and air conditioning and an updated kitchen are the upgrades that show up in comparable sales. We price the upgrades you have against sales that had them, not against a remodel budget.
Yes. The instant estimate, the human number and the in-person comparative market analysis cost nothing and carry no obligation to list.
Once a year is enough for most owners, and before any decision to sell, refinance, insure or appeal an assessment. Recorded prices in a section can move in a single season.
No. The Lee County Property Appraiser's just value is set as of January 1 for tax purposes and lags the market, and a homestead's assessed value is capped. Neither is a sale price, and a buyer's lender orders its own appraisal.
Lee County recorded 69 Spanish Wells sales from September 26, 2025 to September 25, 2026 at a median of $640,000, from $200,000 to $1,260,000, or $293.41 per square foot of county heated area. Condominiums recorded 25 sales at a $349,000 median and single-family homes 44 at $810,000, so the neighborhood and product matter more than the community figure.
The association bills 1,361 parcels; our county match ties 1,329 home parcels to Spanish Wells and Las Brisas, 803 single-family homes and 526 condominium units, built from 1979 to 2022 on the roll.
Arithmetic on the association's 2026 budget gives about $3,031 per parcel a year at the master level: $1,627.57 operating and reserves, $267.60 debt service and $1,136.28 bulk communications, billed through the neighborhood associations. Add the neighborhood or condominium dues, taxes and, outside Cordova only by choice, club dues.
No. Florida's official list of special districts carries no Spanish Wells district, and the Property Appraiser lists the tax district as City of Bonita Springs and Bonita Springs Fire. The master association does carry an amortizing loan, billed as a $267.60 per parcel debt service line in 2026.
No Spanish Wells parcel sits in a FEMA special flood hazard area on the current map, so flood insurance is not federally mandated. A lender still makes its own determination for each address.
In Lee County the seller customarily selects the closing agent and pays for the owner's title policy, at the premium the state sets by rule, and a financed buyer pays for the lender's policy. That is custom, not law, and the contract controls.
The master rules set the minimum, and neighborhood associations may be stricter; Unit Two, for example, caps leases at three a year. Gate bar codes are available to tenants on leases of 31 days or more.
Lee County uses choice zones; addresses across Spanish Wells returned elementary Proximity Zone Q, middle Zone GG and high school South sub-zone 3 in the district's 2026 to 2027 locator. Confirm the address in the locator.
Spanish Wells is in district 017, final 2026 millage 12.7942; on the $640,000 median that is about $8,188 before exemptions, with no district line.
A single-family seller supplies the section 720.401 summary before the contract; a Marbella, Las Brisas, Puesta or golf condominium seller delivers the section 718.503 package instead. Both give the section 689.302 flood disclosure.
Cordova recorded ten sales at a $1,005,000 median, from $890,000 to $1,260,000, in the 12 months to September 25, 2026.
Marbella recorded 19 sales at a $429,000 median, from $257,750 to $850,000, mixing condominiums and houses.
Las Brisas recorded five sales from $200,000 to $346,337 in the latest 12 months; we list them for your valuation.
A buyer adds the higher carry to the cost of owning, so it shapes what they will pay, but every home carries it, so it does not separate one home from another.
It lowers a buyer's insurance cost compared with coastal communities, which supports price; every home here shares it.
Lee County recorded 69 sales in the 12 months to September 25, 2026, 125 over 24 months and 189 over 36 months.
68 closings at a $623,750 median, a $293 median per square foot and a 95.42 percent median sale-to-list ratio, with prices flat year over year.
Generally yes, as the stronger single-family streets show, but the county roll does not record view, so we price it from comparable sales with the same setting.
McGreevy and Comisar are a top-reviewed Southwest Florida listing team, with the Gulfshore Life Five Star award for customer satisfaction for 21 straight years. The reviews below are quoted exactly as clients wrote them, each labelled with the site where it was posted.
★★★★★ "The sale of our home was not without challenges. Jesse and his team worked extremely hard to get us to the closing table and our home sold!!! Would recommend Domain and the great team to anyone!!!" Verified Zillow review
★★★★★ "Marc was extremely professional in all of our interactions and highly responsive and reliable. I would strongly recommend his services for anyone looking to sell a home in the Ft Myers area." Verified Zillow review
★★★★★ "This was another wonderful experience with Jesse. Considering this trying economic time, he put us at ease through the entire process of pricing, negotiating and closing. We always recommend Jesse to our friends and hope to use him again in the future." Verified Zillow review
When you value your home with Top 1% Real Estate Agents Nationally Since 2008, the partner who prices it is the partner at your closing. Call Jesse McGreevy direct at (239) 898-6072 for your valuation.
Every document behind the rules and figures in this Spanish Wells guide is public. These are the ones a seller actually uses, each linked to the issuing authority's own copy, so you read the current version.
| Document | Publisher | Why it matters | Link |
|---|---|---|---|
| Club frequently asked questions | Spanish Wells Country Club | Which neighborhoods require membership | Open the club FAQ |
| Association portal and documents | Spanish Wells Community Association | Budget, fee schedule and governing documents | Open the portal |
| Unit Two estoppel page | Spanish Wells Unit Two HOA | A sub-association's estoppel and rush fees | Open the estoppel page |
| Unit Two real estate notes | Spanish Wells Unit Two HOA | Resale rules a buyer meets | Open the notes |
| Official list of special districts | Florida Department of Commerce | Confirms no Spanish Wells district | Open the program page |
| Course scorecard, May 2026 | Spanish Wells Country Club | The 27 holes and ratings | Open the scorecard |
| Section 720.401, homeowners' association disclosure summary | Florida Legislature | The pre-contract disclosure a house or lot seller supplies | Open section 720.401 |
| Section 718.503, condominium resale disclosure | Florida Legislature | The package a condominium seller delivers | Open section 718.503 |
| Section 689.302, flood disclosure | Florida Legislature | The flood form due at or before contract | Open section 689.302 |
| Section 689.261, property tax disclosure summary | Florida Legislature | The tax warning every residential contract carries | Open section 689.261 |
| Section 720.30851, homeowners' association estoppel certificates | Florida Legislature | What the estoppel must state | Open section 720.30851 |
| Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | The current estoppel fee caps | Open the DBPR schedule |
| FEMA Flood Map Service Center | Federal Emergency Management Agency | The flood zone for a single address | Open the map center |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | The storm record near Bonita Springs | Open the report |
| Flood insurance requirement | Citizens Property Insurance | The January 1, 2027 flood coverage rule | Open the Citizens page |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | The wind mitigation form that supports insurance credits | Open the form |
| 2026 Taxing District Millage Book (final) | Lee County Property Appraiser | The millage behind the tax proration | Open the millage book |
| Publication 523, selling your home | Internal Revenue Service | The federal home-sale gain exclusion rules | Open Publication 523 |
Every figure on this page traces to one of the sources below. County sales figures are our analysis of the Lee County Property Appraiser roll and sale file; association, club and district statements are attributed to the body that published them.
Spanish Wells association and club records
City, county, school and civic records
Florida statutes, rules and federal references
Our own published guides and records
McGreevy and Comisar are the Bonita Springs listing team Spanish Wells sellers call when a home has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar personally handle every listing from pricing to closing, with over 45 years of combined direct experience, and they have been Top 1% Real Estate Agents Nationally Since 2008.
For this guide we tracked all 69 recorded sales across the 1,329 home parcels in Spanish Wells over the latest 12 months and read the association's budget, fee schedule and the club's own answers, so the figures here come from public records rather than estimates.
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or read more about McGreevy and Comisar. Buying in Spanish Wells or anywhere in Southwest Florida? See how we represent buyers or call Marc at (239) 287-5873.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Ready to sell? Call Jesse McGreevy direct at (239) 898-6072, or start with the Spanish Wells seller valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated October 2026. This valuation guide is general information about valuing a home in Spanish Wells, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.