Bonita Springs, Florida
What is your Spring Lakes home worth? See the 10 recorded sales of the last 12 months by price per square foot, how phase, lake and flood zone change value, and worked examples. Call Jesse direct at (239) 898-6072.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
What is a Spring Lakes home worth? In this Forest Mere Drive neighborhood east of downtown Bonita Springs, the answer comes from the recorded sales of houses in the same phase and of the same size, adjusted for the lake, the flood zone, the roof and the condition. Our Spring Lakes community guide holds the full neighborhood record; this page shows how we value a home in it, and our Bonita Springs home valuation guide covers the citywide method. Top 1% Real Estate Agents Nationally Since 2008.
A Spring Lakes home in Bonita Springs is valued from the Lee County recorded sales of comparable houses: the same phase, similar county heated area and age, lake or dry lot, then adjusted for the flood zone, the roof and windows, the condition and the Forest Mere association's standing. The 10 sales of the last 12 months recorded a $420,000 median.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 11, 2026).
The market record, our six valuation steps, the records to gather, how flood and insurance feed into value, the comparison with Wildwood Preserve, worked examples, what online estimates miss, the county's just value, taxes and carrying costs, storms and repairs, and 44 valuation questions.
Get your Spring Lakes valuation from McGreevy and Comisar because we value from the Lee County record of your own phase and lot, not a portal model, and we know the Forest Mere paperwork a buyer's lender will ask for. We lead Domain Realty Group, the #1 team in Southwest Florida since 2012.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026).
Our office is at 24031 S Tamiami Trl #101 in Bonita Springs. If you are comparing the best real estate agents in Bonita Springs, ask each one which Spring Lakes sales they used and why.
McGreevy and Comisar is a top-reviewed Spring Lakes realtor.
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The Spring Lakes market is telling a seller that houses of the same size sell in a narrow band. The 10 qualified sales of the 12 months to September 25, 2026 recorded a $420,000 median, and nine of them fell between $355,000 and $569,000; the tenth, at $278,959, is an outlier.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified, through September 25, 2026).
| Window | Single-family sales | Median | Low | High |
|---|---|---|---|---|
| 12 months | 10 | $420,000 | $278,959 | $569,000 |
| 24 months | 15 | $425,000 | $278,959 | $569,000 |
| 36 months | 21 | $461,850 | $278,959 | $569,000 |
| 60 months | 34 | $455,925 | $270,000 | $577,500 |
In the last 12 months we tracked these sales; price per square foot is our arithmetic on the county heated area.
| Month | Price | Built | County heated sq ft | Price per sq ft |
|---|---|---|---|---|
| November 2025 | $485,000 | 2003 | 1,561 | $310.70 |
| December 2025 | $360,000 | 2003 | 1,258 | $286.17 |
| December 2025 | $278,959 | 2003 | 1,710 | $163.13 |
| December 2025 | $470,000 | 2003 | 1,694 | $277.45 |
| December 2025 | $355,000 | 1988 | 1,328 | $267.32 |
| January 2026 | $415,000 | 1989 | 1,332 | $311.56 |
| April 2026 | $465,000 | 2003 | 1,759 | $264.35 |
| April 2026 | $420,000 | 1990 | 1,455 | $288.66 |
| July 2026 | $569,000 | 1993 | 1,804 | $315.41 |
| August 2026 | $420,000 | 2002 | 1,409 | $298.08 |
Nine of the ten sales ran from about $264 to $315 per square foot; the outlier ran $163.
Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation, and we will follow up with a Spring Lakes number built on these sales. Call Jesse direct at (239) 898-6072. Selling soon? Read our Spring Lakes seller guide.
We value a Spring Lakes home in six steps: the phase, the heated area and age, the lake, the flood zone and insurance, the roof and systems, and the competition on the market. Each step starts from the Lee County record.
Phase One (1988 to 2004, median 1,416 square feet), Phase Two (1991 to 2004, median 1,563) and Phase 3 (1993 to 2005, median 1,520) are different products. We start with your own phase.
County heated area moves the price most. A 1989 house of 1,332 square feet sold for $415,000 and a 2003 house of 1,759 square feet for $465,000 in the same year.
Over 36 months, lake houses recorded a $465,000 median and dry-lot houses $425,000, at about $293 per square foot for both. The lake premium is mostly size; a lake view on a comparable house still draws buyers.
An AE house carries a mandatory flood policy for a lender; a shaded X house does not. The cost difference feeds into what a buyer can pay.
A newer roof, impact-rated openings and a newer air conditioner lower a buyer's insurance and repair costs, and they show up in the price.
Active listings in Spring Lakes and in Wildwood Preserve set the buyer's alternatives. MLS active counts were not on file for this guide: Information not available at time of publishing (checked 2026-10-10).
Before a Spring Lakes valuation, gather the records that change a buyer's offer: the elevation certificate on an AE lot, the wind mitigation report, the roof and other permits, the Forest Mere estoppel figures and any history of water entry.
It shows the lowest floor against the base flood elevation and sets the flood premium on an AE house.
It documents roof shape, deck attachment, roof-to-wall connection and opening protection.
The City of Bonita Springs permit portal lists roof, window, air conditioning and pool permits by address.
The current Forest Mere assessment and any special assessment come from the estoppel certificate; they are not published on a public page.
Flood insurance feeds into a Spring Lakes value through the buyer's monthly cost. On the 147 AE homes a lender requires a flood policy unless a FEMA letter of map amendment removes the house from the floodplain (FEMA lists 14 such letters inside Spring Lakes); on the 66 shaded X homes it is optional, so the same house can carry a different monthly cost depending on its section.
Every Phase One house and every townhome is AE; most of Phases Two and 3 are shaded X.
Under FEMA's Risk Rating 2.0, the building's own features, including its elevation, set the premium.
Citizens Property Insurance requires flood coverage on its wind policies in special flood hazard areas; private carriers also write here.
Spring Lakes and Wildwood Preserve sit about 0.2 miles apart off Terry Street. Wildwood Preserve's 2018 and 2019 houses are newer and larger and sold for $460,000 to $495,000 in the last 12 months; Spring Lakes houses sold at a $420,000 median.
| Item | Spring Lakes single-family | Wildwood Preserve |
|---|---|---|
| Built | 1988 to 2005 | 2018 to 2019 |
| Heated area | 1,034 to 2,185 sq ft, median 1,511 | 1,672 to 2,470 sq ft |
| County sales, 12 months | 10, median $420,000 | 3, $460,000 to $495,000 |
| County sales, 60 months | 34, median $455,925 | 13, median $470,000 |
They are the two single-family choices on the same stretch of Terry Street. The value gap is mostly age: a Wildwood Preserve buyer pays for a 2018 roof and code; a Spring Lakes buyer gets a lower price and, on 67 of the 139 houses, a lake lot.
We turn a Spring Lakes valuation into a list price by placing the house inside the range of its own comparables, checking it against what is for sale that week, and watching the first two weeks of showings and feedback before we change anything.
A 1,400 square foot 1990 house is priced against the $355,000 to $420,000 band of its peers, not the $569,000 top.
If a similar house is active, the buyer will compare them side by side; we price to be the better value of the two.
Showing traffic and feedback in the first two weeks tell us whether the price is right.
Phase, size and age change a Spring Lakes value because the phases were built at different times and to different sizes. Phase One houses are the oldest and smallest; Phases Two and 3 hold most of the 2002 to 2004 houses.
| Phase | Houses | Built | Median heated sq ft | Lake houses |
|---|---|---|---|---|
| Phase One | 45 | 1988 to 2004 | 1,416 | 22 |
| Phase Two | 46 | 1991 to 2004 | 1,563 | 27 |
| Phase 3 | 48 | 1993 to 2005 | 1,520 | 18 |
The 12-month sales ran from 1,258 to 1,804 square feet; larger houses sold for more, at a similar price per square foot.
The 2003 houses in the 12-month sales sold for $360,000 to $485,000 (with the outlier set aside); the 1988 to 1990 houses for $355,000 to $420,000.
Worked valuation examples in Spring Lakes show how the recorded sales set a range for a specific house. We tracked the 10 sales of the last 12 months by year built and heated area, and each example below uses the closest of them. These are illustrations from the record, not appraisals of any house.
The closest sales are the 1988 house of 1,328 square feet at $355,000 and the 1989 house of 1,332 square feet at $415,000. Condition and the roof separate the two ends of that range.
The 2003 houses of 1,561 to 1,759 square feet sold for $465,000 to $485,000 in the last 12 months, apart from the $278,959 outlier of 1,710 square feet.
The top sale of the year, $569,000 for a 1993 four-bedroom house of 1,804 square feet, is the ceiling a comparable house would test.
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A median of three or four sales moves with one odd deed. Where a window holds fewer than ten sales, we list the sales instead.
Each of the three Spring Lakes plats in Bonita Springs has its own five-year sale record, and those 34 single-family sales are the comparables a value starts from: Phase One 10 sales at a $422,500 median, Phase Two 10 at $472,500 and Phase 3 14 at $474,000, all in the 60 months to September 25, 2026.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified, 60 months to September 25, 2026; county roll dated October 11, 2026).
Each row is a qualified recorded resale, shown by month and street without a house number. Price per square foot uses the county's heated area.
| Month | Street | Price | Built | County heated sq ft | Beds | Per county sq ft |
|---|---|---|---|---|---|---|
| April 2026 | Forest Mere Dr | $420,000 | 1990 | 1,455 | 3 | $288.66 |
| January 2026 | Forest Mere Dr | $415,000 | 1989 | 1,332 | 3 | $311.56 |
| December 2025 | Forest Mere Dr | $355,000 | 1988 | 1,328 | 2 | $267.32 |
| May 2025 | Snowberry Ln | $425,000 | 2003 | 1,258 | 3 | $337.84 |
| August 2024 | Robin Way | $335,000 | 1989 | 1,374 | 3 | $243.81 |
| May 2023 | Forest Mere Dr | $479,900 | 1989 | 1,242 | 3 | $386.39 |
| April 2023 | Forest Mere Dr | $577,500 | 2003 | 2,118 | 3 | $272.66 |
| December 2022 | Forest Mere Dr | $442,000 | 1989 | 1,242 | 3 | $355.88 |
| August 2022 | Robin Way | $270,000 | 1989 | 1,415 | 3 | $190.81 |
| April 2022 | Forest Mere Dr | $430,000 | 2003 | 2,118 | 3 | $203.02 |
Phase One is the plat where size and age move value furthest. The two 2,118-square-foot houses built in 2003 recorded $430,000 and $577,500 a year apart, while the 1988 to 1990 houses of 1,242 to 1,455 square feet on Forest Mere Drive ran $355,000 to $479,900. The two Robin Way houses, 1989 builds of about 1,400 square feet, recorded the plat's lowest prices, $270,000 and $335,000. Every Phase One house is in FEMA Zone AE, so the elevation certificate and the flood premium belong in every Phase One valuation.
| Month | Street | Price | Built | County heated sq ft | Beds | Per county sq ft |
|---|---|---|---|---|---|---|
| August 2026 | Forest Mere Dr | $420,000 | 2002 | 1,409 | 3 | $298.08 |
| July 2026 | Red Hibiscus Dr | $569,000 | 1993 | 1,804 | 4 | $315.41 |
| December 2025 | Forest Mere Dr | $470,000 | 2003 | 1,694 | 3 | $277.45 |
| November 2025 | Red Hibiscus Dr | $485,000 | 2003 | 1,561 | 3 | $310.70 |
| August 2025 | Red Hibiscus Dr | $499,999 | 2003 | 1,777 | 3 | $281.37 |
| August 2025 | Red Hibiscus Dr | $425,000 | 1994 | 1,549 | 3 | $274.37 |
| August 2024 | Forest Mere Dr | $535,000 | 2003 | 1,559 | 3 | $343.17 |
| October 2023 | Snowberry Ln | $461,850 | 2004 | 1,272 | 3 | $363.09 |
| July 2022 | Red Hibiscus Dr | $475,000 | 1991 | 1,521 | 3 | $312.29 |
| December 2021 | Forest Mere Dr | $362,000 | 2003 | 1,415 | 3 | $255.83 |
Phase Two holds the highest price per square foot of the three plats, $304.39 on its 60-month median, and the largest share of pools, 28 of 46 houses. Five of its 10 sales were on Red Hibiscus Drive, from $425,000 to $569,000, including the 12-month high, a 1993 four-bedroom house. Twenty Phase Two houses are AE and 26 shaded X, so two houses of the same size can carry different flood costs; we check the zone of the exact lot before we compare.
| Month | Street | Price | Built | County heated sq ft | Beds | Per county sq ft |
|---|---|---|---|---|---|---|
| April 2026 | Forest Mere Dr | $465,000 | 2003 | 1,759 | 3 | $264.35 |
| December 2025 | Forest Mere Dr | $278,959 | 2003 | 1,710 | 3 | $163.13 |
| December 2025 | Forest Mere Dr | $360,000 | 2003 | 1,258 | 3 | $286.17 |
| June 2025 | Forest Mere Dr | $483,000 | 1994 | 1,646 | 3 | $293.44 |
| December 2024 | Red Hibiscus Dr | $417,000 | 1993 | 1,390 | 3 | $300.00 |
| June 2024 | Forest Mere Dr | $525,000 | 2003 | 1,562 | 3 | $336.11 |
| May 2024 | Forest Mere Dr | $500,000 | 1997 | 1,792 | 3 | $279.02 |
| March 2024 | Forest Mere Dr | $500,000 | 2002 | 1,529 | 3 | $327.01 |
| March 2023 | Forest Mere Dr | $415,000 | 2004 | 1,242 | 3 | $334.14 |
| March 2023 | Forest Mere Dr | $495,000 | 2003 | 1,563 | 3 | $316.70 |
| October 2022 | Forest Mere Dr | $541,000 | 1993 | 1,795 | 3 | $301.39 |
| May 2022 | Forest Mere Dr | $500,000 | 2003 | 1,258 | 3 | $397.46 |
| May 2022 | Forest Mere Dr | $450,000 | 2004 | 1,167 | 2 | $385.60 |
| April 2022 | Forest Mere Dr | $392,000 | 2003 | 1,511 | 2 | $259.43 |
Phase 3 recorded the most sales of the three and the tightest cluster at the top: five sales from $495,000 to $541,000 between October 2022 and June 2024. Its two December 2025 sales show the range a seller must explain: $360,000 for a 1,258-square-foot house and $278,959 for a 1,710-square-foot house the next day, a sale we treat as an outlier. 33 of the 48 Phase 3 houses are mapped shaded X.
Spring Lakes single-family prices in Bonita Springs peaked in 2022 to 2024 in Phases One and 3 and have eased since, while Phase Two recorded its highest five-year sale in July 2026. Reading each phase against its own top sale, and the same house size against itself, tells a seller how a 2026 buyer will see a list price.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified, 60 months to September 25, 2026).
| Phase | Highest 60-month sale | Latest recorded sale | Latest as a share of the highest |
|---|---|---|---|
| Phase One | $577,500 (April 2023, 2,118 sq ft) | $420,000 (April 2026, 1,455 sq ft) | 73 percent |
| Phase Two | $569,000 (July 2026, 1,804 sq ft) | $420,000 (August 2026, 1,409 sq ft) | 74 percent |
| Phase 3 | $541,000 (October 2022, 1,795 sq ft) | $465,000 (April 2026, 1,759 sq ft) | 86 percent |
The shares compare different houses, so the size beside each sale matters: Phase 3's pair is the closest like for like, two houses of about 1,800 square feet, and shows a 14 percent gap. The same-size test inside one phase is sharper still. In Phase 3, a 1,258-square-foot house recorded $500,000 in May 2022 and another of that size $360,000 in December 2025; in Phase One, two 2,118-square-foot houses recorded $430,000 in April 2022 and $577,500 in April 2023.
| Year | Phase One | Phase Two | Phase 3 | All single-family |
|---|---|---|---|---|
| 2019 | 3 | 2 | 0 | 5 |
| 2020 | 6 | 3 | 1 | 10 |
| 2021 | 4 | 3 | 6 | 13 |
| 2022 | 3 | 1 | 4 | 8 |
| 2023 | 2 | 1 | 2 | 5 |
| 2024 | 1 | 1 | 4 | 6 |
| 2025 | 2 | 4 | 3 | 9 |
| 2026 (to Sep 25) | 2 | 2 | 1 | 5 |
With zero to six sales a phase in a year, a single sale moves a phase's picture. That is why we price from the closest sales of the same size, age and lot type across all three plats, then weight the ones in your own phase.
Lake and dry lots in Spring Lakes, Bonita Springs, sold at almost the same price per square foot over the 36 months to September 25, 2026: $293.44 for 11 lake sales and $293.37 for 10 dry sales. The lake houses that sold were larger, which is why their $465,000 median sits above the dry lots' $425,000.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified, 36 months to September 25, 2026).
| Month | Street | Price | Built | County heated sq ft | Beds | Per county sq ft |
|---|---|---|---|---|---|---|
| July 2026 | Red Hibiscus Dr | $569,000 | 1993 | 1,804 | 4 | $315.41 |
| April 2026 | Forest Mere Dr | $465,000 | 2003 | 1,759 | 3 | $264.35 |
| January 2026 | Forest Mere Dr | $415,000 | 1989 | 1,332 | 3 | $311.56 |
| December 2025 | Forest Mere Dr | $278,959 | 2003 | 1,710 | 3 | $163.13 |
| November 2025 | Red Hibiscus Dr | $485,000 | 2003 | 1,561 | 3 | $310.70 |
| August 2025 | Red Hibiscus Dr | $499,999 | 2003 | 1,777 | 3 | $281.37 |
| June 2025 | Forest Mere Dr | $483,000 | 1994 | 1,646 | 3 | $293.44 |
| December 2024 | Red Hibiscus Dr | $417,000 | 1993 | 1,390 | 3 | $300.00 |
| August 2024 | Robin Way | $335,000 | 1989 | 1,374 | 3 | $243.81 |
| May 2024 | Forest Mere Dr | $500,000 | 1997 | 1,792 | 3 | $279.02 |
| October 2023 | Snowberry Ln | $461,850 | 2004 | 1,272 | 3 | $363.09 |
| Month | Street | Price | Built | County heated sq ft | Beds | Per county sq ft |
|---|---|---|---|---|---|---|
| August 2026 | Forest Mere Dr | $420,000 | 2002 | 1,409 | 3 | $298.08 |
| April 2026 | Forest Mere Dr | $420,000 | 1990 | 1,455 | 3 | $288.66 |
| December 2025 | Forest Mere Dr | $355,000 | 1988 | 1,328 | 2 | $267.32 |
| December 2025 | Forest Mere Dr | $470,000 | 2003 | 1,694 | 3 | $277.45 |
| December 2025 | Forest Mere Dr | $360,000 | 2003 | 1,258 | 3 | $286.17 |
| August 2025 | Red Hibiscus Dr | $425,000 | 1994 | 1,549 | 3 | $274.37 |
| May 2025 | Snowberry Ln | $425,000 | 2003 | 1,258 | 3 | $337.84 |
| August 2024 | Forest Mere Dr | $535,000 | 2003 | 1,559 | 3 | $343.17 |
| June 2024 | Forest Mere Dr | $525,000 | 2003 | 1,562 | 3 | $336.11 |
| March 2024 | Forest Mere Dr | $500,000 | 2002 | 1,529 | 3 | $327.01 |
On the record, a lake does not carry a fixed premium per square foot in Spring Lakes; it comes with the larger houses. So we value a lake house against other lake houses of its size and phase, and we read what the lake adds through the view, the lot's depth to the water and the buyer pool it draws, not a flat percentage. A dry-lot seller with a larger, updated house can compete directly with lake listings, as the $535,000 dry-lot sale of August 2024 shows.
Forest Mere townhomes and Forest Mere Court condominiums in Spring Lakes, Bonita Springs, are valued from their own small record: 11 qualified sales in the 60 months to September 25, 2026, from $180,000 to $385,000 at a $200,000 median, or $210.42 per square foot of county heated area, and none in the latest 12 months.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified, 60 months to September 25, 2026).
| Month | Street | Price | Built | County heated sq ft | Beds | Per county sq ft |
|---|---|---|---|---|---|---|
| May 2025 | Southern Pines Dr | $190,000 | 1984 | 1,104 | 2 | $172.10 |
| December 2024 | Forest Mere Dr | $180,000 | 1993 | 875 | 2 | $205.71 |
| December 2024 | Forest Mere Dr | $180,000 | 1993 | 875 | 2 | $205.71 |
| June 2024 | Forest Mere Dr | $200,000 | 1993 | 875 | 2 | $228.57 |
| February 2024 | Forest Mere Dr | $199,900 | 1993 | 875 | 2 | $228.46 |
| November 2023 | Southern Pines Dr | $185,000 | 1984 | 1,136 | 2 | $162.85 |
| April 2023 | Robin Way | $385,000 | 2007 | 1,526 | 3 | $252.29 |
| January 2023 | Southern Pines Dr | $235,000 | 1986 | 1,040 | 2 | $225.96 |
| December 2022 | Southern Pines Dr | $252,500 | 1985 | 1,200 | 2 | $210.42 |
| July 2022 | Southern Pines Dr | $239,900 | 1984 | 1,137 | 2 | $210.99 |
| June 2022 | Southern Pines Dr | $204,000 | 1985 | 1,105 | 2 | $184.62 |
The 1984 to 1986 townhomes on Southern Pines Drive, mostly two-bedroom homes of 1,040 to 1,200 square feet, recorded $185,000 to $252,500, the higher prices in 2022 and early 2023 and the lowest in November 2023 and May 2025. The 2007 Robin Way townhome, larger at 1,526 square feet with three bedrooms, recorded $385,000 and is a separate product. The four Forest Mere Court units, 875 square feet each, all sold in 2024, from $180,000 to $200,000. Because the condominium association is inactive on the state record, a buyer's lender and insurer will ask who maintains and insures the building, and the answer shapes the value.
A Spring Lakes seller in Bonita Springs who sells at the $420,000 12-month median pays about $7,313 in the fixed statutory and association lines on a June 30 closing: $2,940 in deed stamps, a $2,175 owner's title premium, a $299 estoppel fee at the cap and about $1,899 of tax proration on a Phase Two median tax line. Commission and closing fees come off on top.
Data updated: October 2026 (Florida statutory rates; DBPR estoppel fee notice; 2026 roll taxable values).
| Line | How it is figured | Amount |
|---|---|---|
| Deed documentary stamps | 4,200 x $0.70 | $2,940.00 |
| Owner's title premium | $575.00 on the first $100,000 plus $5.00 per $1,000 on $320,000 | $2,175.00 |
| Estoppel certificate | Forest Mere association, statutory cap, standard delivery | $299.00 |
| Seller's tax proration | $3,850.07 (Phase Two median 2026 ad valorem line) x 180 / 365 | $1,898.66 |
| Sum of these four lines | $7,312.66 |
Under the standard Florida contract taxes are prorated through the day before closing, so a June 30 closing gives the seller 180 days of the year; the seller credits that share to the buyer because Lee County bills in November. Your own tax bill, your mortgage payoff, the commission and the closing agent's fees complete the net. In Lee County the seller customarily pays the owner's title policy and deed stamps; the contract controls.
An online estimate in Spring Lakes misses the phase, the lake, the flood zone of the specific lot, the roof and the one outlier sale that can drag a model down. It also cannot read the Forest Mere estoppel figures.
A model that counts the $278,959 sale at face value will undervalue a comparable house.
A model sees the map, not the elevation certificate or the roof year.
A model may treat a lake lot and a dry lot as the same.
The county's just value in Spring Lakes runs below recent sale prices. The 2026 roll's median just value across the 209 non-condominium homes is $380,247, while the 12-month single-family sale median is $420,000, so a seller should not price from the TRIM notice.
Just value is the Property Appraiser's mass appraisal as of January 1, and it trails the market and covers every home, including the smaller townhomes.
A homestead's assessed value is capped by Save Our Homes and can be far below just value; it resets for the buyer.
Taxes and carrying costs shape what a Spring Lakes buyer will pay because the buyer's tax bill resets on the purchase price, and the association fee and insurance add to the monthly cost. A lower carrying cost lets a buyer pay more for the house.
At the 2026 adopted district 017 rate of 12.7942 mills, a $420,000 taxable value would carry $5,373.56 of ad valorem tax before exemptions and non-ad valorem charges. A homestead buyer's taxable value is lower after the exemptions.
The Forest Mere assessment is not published; the estoppel certificate states it.
Bonita Springs Utilities for water and sewer and FPL for power.
Storms and repairs change a Spring Lakes value through the flood record and the permit file. Spring Lakes is inland, in evacuation Zone B, and we found no public record of house-by-house storm damage here; a house with a documented repair and permit sells more cleanly than one without.
On an AE house, a renovation costing 50 percent or more of the building's market value triggers the current flood rules, which limits how much a buyer can add without elevating.
Keep permits, invoices and photos of any roof, water or wind repair.
Update your Spring Lakes home value when the market moves, after a storm, after a major improvement and before you list. Ten recorded sales a year means a new comparable every month or so, and each one can move the range for a house of your size and phase.
A new roof, impact windows or a kitchen change the comparables we use.
Request a free Spring Lakes home valuation or call Jesse direct at (239) 898-6072.
McGreevy and Comisar are the team behind this Spring Lakes valuation guide, from our office on Tamiami Trail in Bonita Springs. Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, Jesse McGreevy and Marc Comisar value from the public record and advise on both sides of a Spring Lakes sale.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). McGreevy and Comisar lead Domain Realty Group; learn more at DomainRealtyGroup.com or read more about McGreevy and Comisar. Buying instead? See how we represent buyers and our Spring Lakes buyer guide.
These are the valuation questions Spring Lakes owners ask us, answered from the Lee County record, the Forest Mere documents and Florida law. For your own number, call Jesse McGreevy at (239) 898-6072; you are working with Top 1% Real Estate Agents Nationally Since 2008.
It depends on phase, size, lot and condition; the 12-month median was $420,000.
$420,000 for the 10 sales of the 12 months to September 25, 2026.
$287.41 per square foot of county heated area.
Condition, roof age, the lake and the circumstances of the sale; the $278,959 sale is an outlier.
Over 36 months, $465,000 against $425,000 at the median, mostly because lake houses were larger.
The 2003 houses sold for more than the 1988 to 1990 houses, and they are larger.
Yes, because size, age and flood zone differ by phase.
An AE house carries a required flood policy; a shaded X house does not.
Your just value is on your TRIM notice; the median for the neighborhood's homes is $380,247.
Just value is a mass appraisal as of January 1 and trails the market.
You can petition the Value Adjustment Board if you believe the just value is too high.
Every year, after a storm, after major work and before you list.
We found no public record of house-by-house storm damage in Spring Lakes.
Recent nearby sales of similar houses, usually from Spring Lakes and nearby neighborhoods.
They are a starting point; they miss the phase, the lake, the roof and the outlier sale.
Yes; the Forest Mere assessment is in the estoppel certificate, not on a public page.
They affect what a buyer can pay each month.
At $420,000, deed stamps of $2,940.00 and a title premium of $2,175.00, plus estoppel, commission and closing fees.
Our first number follows the online request; a full walk-through valuation takes one visit.
Yes, if you want a walk-through valuation.
It lowers insurance cost and inspection risk, which buyers pay for.
They lower the wind premium and remove a storm-prep task.
Information not available at time of publishing (checked 2026-10-10).
Information not available at time of publishing (checked 2026-10-10).
Against the townhome sales: seven in 60 months, from $185,000 to $385,000.
Against the 2024 condo sales of $180,000 to $200,000 and the building's maintenance and insurance arrangements.
Through Habitat for Humanity's program and the recorded resale terms.
69 parcels have a pool; a pool adds appeal and upkeep, and we compare with pool sales.
Yes, a valuation is confidential.
A local team that values from the recorded sales of your phase and lot: McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Call Jesse direct at (239) 898-6072.
No; value first, then decide which repairs return their cost.
Phase One's 10 qualified sales of the last 60 months recorded a $422,500 median, from $270,000 to $577,500, at $280.66 per square foot of county heated area. Its 2026 sales were $415,000 in January and $420,000 in April.
Phase Two's 10 sales in 60 months recorded a $472,500 median, from $362,000 to $569,000, at $304.39 per square foot, the highest of the three plats. Its 2026 sales were $569,000 in July and $420,000 in August.
Phase 3's 14 sales in 60 months recorded a $474,000 median, from $278,959 to $541,000, at $300.70 per square foot. Its latest sale was $465,000 in April 2026, a 2003 house of 1,759 square feet.
The 1984 to 1986 Southern Pines Drive townhomes recorded $185,000 to $252,500 in the 60 months to September 25, 2026, most recently $190,000 in May 2025. The larger 2007 Robin Way townhome recorded $385,000 in April 2023.
All four 875-square-foot units sold in 2024: $199,900 in February, $200,000 in June and two at $180,000 in December. The inactive association status is a question a buyer's lender will ask about.
There is no fixed pool premium in the record we can measure, because 69 of the 139 houses have one and pool houses are spread across sizes and phases. We compare a pool house with pool houses of similar size in the same phase.
The fixed lines, deed stamps of $2,940, a $2,175 owner's title premium, the $299 estoppel cap and about $1,899 of tax proration on a June 30 closing, sum to about $7,313 before commission, closing fees and your mortgage payoff.
The county codes the December 2025 sale as qualified, but it sits far below every comparable of its size. A sale like that can reflect condition, an estate or terms between the parties. We set it aside when we bracket a value and say so.
Over 60 months, Red Hibiscus Drive's six single-family sales ran $417,000 to $569,000, and Forest Mere Drive's 24 sales recorded a $457,500 median, from $278,959 to $577,500. Robin Way's two single-family sales, $270,000 and $335,000, were the lowest; they are 1989 houses of about 1,400 square feet.
Phase One's $280.66 per square foot sits below Phases Two and 3, and every Phase One house is in Zone AE, but its houses are also the oldest. The flood premium on the specific house, set by its elevation certificate, is the piece of that gap a seller can document.
Zero to six. From 2019 to 2026 the busiest phase-years were Phase One in 2020 and Phase 3 in 2021, with six sales each, and Phase 3 recorded none in 2019; most years each phase recorded one to four.
No. A 1989 house of 1,242 square feet recorded $479,900 in May 2023, while a 2003 house of 1,258 square feet recorded $360,000 in December 2025. The year of the sale, the condition and the lot matter as much as the year built.
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Every figure on this Spring Lakes valuation page traces to a source below: the Lee County Property Appraiser and county agencies, the City of Bonita Springs, the Forest Mere association, Florida statutes and rules, and state and federal agencies. We read them on October 17, 2026 unless a line says otherwise.
| Document | Issuer | Link |
|---|---|---|
| Forest Mere Approved Rules and Regulations (July 7, 2026) | Forest Mere Property Owners Association | Open |
| Florida Statutes section 720.401 (HOA disclosure summary) | Florida Legislature | Open |
| Florida Statutes section 689.302 (flood disclosure) | Florida Legislature | Open |
| 2026 preliminary taxing district millage book | Lee County Property Appraiser | Open |
| Flood Reduction and Watershed Restoration Plan | City of Bonita Springs | Open |