Estero, Florida
Find out what your Brooks home is worth with McGreevy and Comisar, Top 1% nationally since 2008. Neighborhood-level comparables from 161 closed sales, the buyer's fee stack and a net sheet. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated September 2026.
What is my Brooks home worth? In the 12 months to October 21, 2026, Brooks homes closed between $205,000 and $4,125,000 at a $562,500 median, and the answer for your home depends on which of five communities and which neighborhood it sits in. This valuation guide sits beside our full Brooks community guide and shows you how we turn the MLS record into a number you can act on. If you are still choosing who will list, our guide to the best real estate agents in Estero sets the options side by side on the public record.
The Brooks seller guide covers pricing, marketing, costs and the law of a sale. This valuation page covers the value itself, and the Brooks buyer guide shows the other side of the table.
Valuing a home elsewhere in the village? Our valuation guides for Estero, Meadows of Estero and Lakes of Estero apply the same record-first method. Inside the master plan, our community guides to Shadow Wood at The Brooks, Copperleaf at The Brooks, Spring Run at The Brooks and Lighthouse Bay at The Brooks carry each community's own facts. Want the number itself? Start with our free home valuation.
McGreevy and Comisar are the best realtor for valuing a Brooks home because we place your home on its own neighborhood's ladder of closed sales, adjust it for the roof, the view and the club, and show you the fee stack your buyer will underwrite. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar personally run every valuation we give. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. Our office is in Bonita Springs, and The Brooks is a market we work every week.
Recent Brooks market record (12 months to October 21, 2026): 161 closed sales · $130,144,622 in total volume · $562,500 median sold price · $308 median price per square foot of living area · a range of $205,000 to $4,125,000 · a median 47 days on market · a median 96.3% of list price · 55 active listings on October 21, 2026, about 3.9 months of supply. Source: Southwest Florida MLS (Matrix), pulled October 21, 2026 [Source: Brooks community guide].
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Brooks valuations is narrower and checkable: we read the closed record neighborhood by neighborhood, and we show you every comparable behind the number.
You get Jesse and Marc, not a template. Jesse McGreevy builds the comparable set and the net sheet, and Marc Comisar walks the home, notes the roof, windows and updates, and answers the questions a spreadsheet cannot. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873, and read more on our about McGreevy and Comisar page.
Want your number? Call Jesse direct at (239) 898-6072 or start with a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Brooks owners who read nothing else on this page should know these ten facts about value, each sourced below. They decide what your home is worth to a buyer, an appraiser and a lender more than any online estimate will.
Brooks owners can use the links below to jump to how a home is valued, the sold record, neighborhood differences, the Stoneybrook comparison, costs and the valuation FAQ.
Start Here: Why McGreevy and Comisar Are the Best Realtor for The Brooks · Key Takeaways
The Essentials: What Is My Brooks Home Worth? · How Is a Brooks Home Actually Valued? · What Have Brooks Homes Sold For in the Last 12 Months? · How Have Brooks Home Values Changed Over Time? · Which Neighborhood Differences Change a Brooks Value? · Why Do Online Estimates Miss on Brooks Homes?
The Details: The Brooks vs Stoneybrook: How Do Their Values Compare? · How Do Brooks Values Compare With Nearby Estero Communities? · What Does the Live Competition Say About a Brooks Value? · When Is the Best Time to Have a Brooks Home Valued? · What Do a Brooks Buyer's Costs Do to Your Home's Value? · Which Florida Rules Shape a Brooks Sale Price? · What Moves the Number Before You List a Brooks Home?
Questions, Contacts and Sources: What Will You Net From a Brooks Sale? · Should You Rent or Sell Your Brooks Home? · What Do County Recorded Sales Add to a Brooks Valuation? · How Do You Get a Free Brooks Home Valuation? · Thinking of Selling Your Brooks Home? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar?
More: Why Does a Brooks Specialist Matter for a Valuation? · Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Valuing a Home in The Brooks · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Brooks Valuation Team Today?
A Brooks home is worth what buyers in its own neighborhood and size range paid for similar homes in the last 6 to 12 months, adjusted for condition, roof age, view and club. Across the community that ran from $205,000 to $4,125,000 in the 12 months to October 21, 2026, so a single Brooks number does not exist.
Data updated: September 2026
Spring Run's median was $393,000 on 35 sales, Lighthouse Bay's $347,500 on 30, Copperleaf's $765,000 on 20 and Shadow Wood's $900,000 on 73, and Pebble Pointe's three sales closed at $659,900, $720,000 and $770,000. Those medians are starting points. Your home's number moves with the items in the next sections.
| Community | Closed sales, 12 months | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list | Range | Active on Oct 21 |
|---|---|---|---|---|---|---|---|
| Shadow Wood | 73 | $900,000 | $364 | 35 | 96.6% | $400,000 to $4,125,000 | 21 |
| Copperleaf | 20 | $765,000 | $377 | 40 | 95.9% | $425,000 to $1,225,000 | 9 |
| Spring Run | 35 | $393,000 | $269 | 56 | 95.0% | $205,000 to $700,000 | 11 |
| Lighthouse Bay | 30 | $347,500 | $225 | 62.5 | 97.0% | $225,000 to $499,000 | 13 |
| Pebble Pointe | 3 | $720,000 | $334 | 115 | 93.8% | $659,900 to $770,000 | 1 |
| All of The Brooks | 161 | $562,500 | $308 | 47 | 96.3% | $205,000 to $4,125,000 | 55 |
Source: Southwest Florida MLS (Matrix), closed residential sales in the 12 months to October 21, 2026 and active listings on that date; Pebble Pointe combines the Pebble Pointe development label and Pebble Pointe entries filed under the Brooks label.
We start with closed sales in your neighborhood, not asking prices. In Shadow Wood, that means the 24-month table of 22 neighborhoods with at least three sales; in Copperleaf, Spring Run and Lighthouse Bay, it means the neighborhood or building group and the size band. Closed prices and days on market are the record; asking prices are hopes.
It is not a Zestimate, not the county's assessed value, not last year's price and not a neighbor's list price. The assessor's value drives your tax bill and follows its own rules, and an online estimate has no idea whether your roof is new. Only a closed-sales comparison with adjustments is a valuation.
If you want to know what your Brooks home would net, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing The Brooks, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
A Brooks home is valued in four steps: choose the comparable sales in your neighborhood, adjust for size and condition, test against live competition, then subtract the fee stack a buyer must carry. An appraiser follows the same logic for a lender, which is why the comparable set matters more than any single sale.
We choose closed sales in your neighborhood from the last 6 to 12 months, similar in size, bedrooms and updates. When a neighborhood is thin, we widen to 24 months and then to the community, and we say so.
Price per square foot is a guide, not a rule. At the Brooks' 12-month medians it ran $225 under 1,200 square feet and $582 at 3,500 square feet and up, so a large home is not just a small one multiplied.
| Living area (MLS) | Closed sales, 12 months | Median sold price | Median $ per sq ft | Median days on market |
|---|---|---|---|---|
| Under 1,200 sq ft | 7 | $244,900 | $222 | 119 |
| 1,200 to 1,799 sq ft | 61 | $393,000 | $265 | 58 |
| 1,800 to 2,599 sq ft | 52 | $672,450 | $316 | 52.5 |
| 2,600 to 3,499 sq ft | 32 | $1,212,500 | $421 | 17 |
| 3,500 sq ft and up | 9 | $2,850,000 | $582 | 61 |
Source: Southwest Florida MLS (Matrix), closed sales in the 12 months to October 21, 2026 by MLS living area.
Fifty-five homes were listed on October 21, 2026. A home that competes with three similar listings needs a different price than one that has its street to itself, so we check the competition before we recommend a number.
A buyer's lender counts association dues, the CDD line and club costs. A home with a $14,828 annual club bill and a home with a $9,159 fee do not carry the same number in the same buyer's budget.
You receive a recommended price, a defensible range, the comparables behind them and a net sheet. Many owners use the opinion to decide whether to sell now or next season.
A buyer's appraiser uses closed sales, adjusts for differences and reports a value to the lender. If your price is far above the closed record, the appraisal can come in low and reopen the negotiation, which is why we price to the record.
If you want to know what your Brooks home would net, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing The Brooks, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
In the 12 months to October 21, 2026, 161 Brooks homes closed for $130,144,622 at a $562,500 median and $308 per square foot, from $205,000 to $4,125,000. Shadow Wood was 73 of those sales, Spring Run 35, Lighthouse Bay 30, Copperleaf 20 and Pebble Pointe 3.
Data updated: September 2026
| Window | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
| Last 12 months (Oct 21, 2025 to Oct 21, 2026) | 161 | $562,500 | $308 | 47 | 96.3% |
| Last 24 months | 327 | $610,000 | $322 | 46 | 96.2% |
| Last 36 months | 475 | $630,000 | $334 | 39 | 96.2% |
| Last 60 months | 793 | $635,000 | $333 | 20 | 97.1% |
Source: Southwest Florida MLS (Matrix), closed residential sales, pulled October 21, 2026; the 12-month window already holds 10 or more closings, so we did not have to widen it.
| Sold price band | Shadow Wood | Copperleaf | Spring Run | Lighthouse Bay | All The Brooks (includes Pebble Pointe) |
|---|---|---|---|---|---|
| Under $300,000 | 0 | 0 | 7 | 9 | 16 |
| $300,000 to $399,999 | 0 | 0 | 11 | 12 | 23 |
| $400,000 to $599,999 | 17 | 7 | 13 | 9 | 46 |
| $600,000 to $999,999 | 23 | 9 | 4 | 0 | 39 |
| $1,000,000 to $1,999,999 | 23 | 4 | 0 | 0 | 27 |
| $2,000,000 and up | 10 | 0 | 0 | 0 | 10 |
Source: Southwest Florida MLS (Matrix), closed sales in the 12 months to October 21, 2026 by sold price; Pebble Pointe's 3 sales are counted in the last column only.
| Bedrooms | Closed sales, 12 months | Median sold price | Median $ per sq ft | Median days on market | Range |
|---|---|---|---|---|---|
| 2 bedrooms | 61 | $380,000 | $266 | 65 | $205,000 to $1,200,000 |
| 3 bedrooms | 80 | $715,625 | $313 | 37.5 | $270,000 to $2,500,000 |
| 4 bedrooms | 19 | $1,525,000 | $538 | 9 | $800,000 to $3,500,000 |
| 5 or more bedrooms | 1 | $4,125,000 | $698 | 0 | $4,125,000 to $4,125,000 |
Source: Southwest Florida MLS (Matrix), closed sales in the 12 months to October 21, 2026 by bedroom count.
| Closed | Neighborhood | Beds and baths | Living area (sq ft) | Sold price | Days on market | Sold as % of list |
|---|---|---|---|---|---|---|
| Aug 18, 2026 | Orchid Ridge | 4 bd / 5 ba | 5,153 | $3,000,000 | 2 | 93.9% |
| Aug 4, 2026 | Oakbrook | 3 + den bd / 4 ba | 3,539 | $2,500,000 | 61 | 92.6% |
| Jun 18, 2026 | Banyan Cove | 3 + den bd / 3.5 ba | 3,451 | $2,175,000 | 0 | 106.1% |
| Jun 2, 2026 | Banyan Cove | 4 + den bd / 3.5 ba | 3,479 | $2,000,000 | 0 | 90.9% |
| Apr 28, 2026 | The Reserve | 5 bd / 6 ba | 5,910 | $4,125,000 | 0 | 97.1% |
| Apr 15, 2026 | The Reserve | 4 + den bd / 5 ba | 4,294 | $2,850,000 | 7 | 100.0% |
| Apr 10, 2026 | Orchid Ridge | 4 + den bd / 4 ba | 4,423 | $2,400,000 | 143 | 94.1% |
| Apr 10, 2026 | Lake Forest at Shadow Wood | 4 + den bd / 5 ba | 4,471 | $2,250,000 | 139 | 90.0% |
| Feb 13, 2026 | Lake Forest at Shadow Wood | 4 + den bd / 4.5 ba | 4,749 | $3,500,000 | 93 | 95.9% |
| Dec 2, 2025 | Magnolia Bend | 4 + den bd / 4.5 ba | 5,331 | $3,100,000 | 108 | 92.5% |
Source: Southwest Florida MLS (Matrix), the ten highest closed prices in the 12 months to October 21, 2026, listed by closing date.
All ten were in Shadow Wood, in Orchid Ridge, Oakbrook, Banyan Cove, The Reserve, Lake Forest and Magnolia Bend, and every one was $2,000,000 or more. If your home is in one of those neighborhoods, the estate ladder, not the community median, is your frame.
If you want to know what your Brooks home would net, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing The Brooks, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Brooks values have fallen from their 2024 to 2025 peak. The median sold price was $682,450 in the 12 months ending October 2025 and $562,500 in the latest 12 months, about 18% lower, and median days on market rose from 46 to 47. Every community's median fell, though by different amounts.
Data updated: September 2026
| 12-month block | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
| Oct 21, 2025 to Oct 21, 2026 | 161 | $562,500 | $308 | 47 | 96.3% |
| Oct 21, 2024 to Oct 21, 2025 | 166 | $682,450 | $334 | 46 | 96.2% |
| Oct 22, 2023 to Oct 21, 2024 | 148 | $635,000 | $352 | 34 | 96.3% |
| Oct 22, 2022 to Oct 22, 2023 | 140 | $661,000 | $345 | 13 | 97.3% |
| Oct 22, 2021 to Oct 22, 2022 | 178 | $598,750 | $327 | 5 | 100.0% |
Source: Southwest Florida MLS (Matrix), closed residential sales, 365-day blocks counted back from October 21, 2026.
| Community | Latest 12 months (sales / median) | Prior 12 months (sales / median) | Change in median | Median $ per sq ft, latest / prior |
|---|---|---|---|---|
| Shadow Wood | 73 / $900,000 | 84 / $1,117,500 | -19.5% | $364 / $424 |
| Copperleaf | 20 / $765,000 | 22 / $767,500 | -0.3% | $377 / $403 |
| Spring Run | 35 / $393,000 | 30 / $412,500 | -4.7% | $269 / $284 |
| Lighthouse Bay | 30 / $347,500 | 26 / $425,500 | -18.3% | $225 / $264 |
| All of The Brooks | 161 / $562,500 | 166 / $682,450 | -17.6% | $308 / $334 |
Source: Southwest Florida MLS (Matrix), 365-day blocks ending October 21, 2026 and October 21, 2025; changes are our arithmetic.
Shadow Wood's share of sales fell from 84 of 166 to 73 of 161, and Spring Run and Lighthouse Bay rose from 56 to 65 together, so the blended median fell by more than any single community's did. Mix explains part of the drop, and the community rows explain the rest.
We do not forecast. What we can say from the record is that supply differs by community, with 3.3 months in Shadow Wood and 5.0 in Lighthouse Bay on October 21, 2026, and that homes priced to the record sold in about a month in Shadow Wood.
If you want to know what your Brooks home would net, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing The Brooks, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Neighborhood differences change a Brooks value more than any other single factor. Shadow Wood alone spans 34 neighborhoods from coach homes in the $400,000s to estates above $2,000,000, and Spring Run, Copperleaf and Lighthouse Bay each contain sub-groups that price differently.
Data updated: September 2026
| Neighborhood (MLS subdivision field) | Closed sales | Median sold price | Median $ per sq ft | Median days on market |
|---|---|---|---|---|
| Orchid Ridge | 4 | $2,700,000 | $585 | 8 |
| Oakbrook | 4 | $2,700,000 | $647 | 82 |
| The Reserve | 4 | $2,575,000 | $633 | 3.5 |
| Lake Forest at Shadow Wood | 4 | $2,275,000 | $585 | 103.5 |
| Magnolia Bend | 3 | $2,200,000 | $582 | 108 |
| Idlewilde | 5 | $1,900,000 | $545 | 18 |
| Sweet Bay at Shadow Wood | 5 | $1,750,000 | $576 | 36 |
| Summerfield | 8 | $1,645,000 | $519 | 17.5 |
| Woodmont | 6 | $1,575,000 | $521 | 26.5 |
| Cedar Glen | 7 | $1,400,000 | $527 | 9 |
| Northridge | 3 | $1,375,000 | $446 | 30 |
| Hawthorne | 4 | $1,256,250 | $463 | 13.5 |
| Ginger Pointe | 11 | $1,230,000 | $472 | 3 |
| Longleaf | 5 | $1,000,000 | $402 | 42 |
| Mahogany Cove | 3 | $890,000 | $405 | 77 |
| Oak Hammock | 9 | $783,700 | $289 | 91 |
| Laurel Meadow | 10 | $750,000 | $375 | 50 |
| Indigo Isle | 5 | $750,000 | $364 | 42 |
| Cypress Hammock | 16 | $737,500 | $307 | 34 |
| Morningside | 12 | $506,250 | $291 | 51.5 |
| Palmetto Ridge at Shadow Wood | 11 | $465,000 | $280 | 38 |
| Oak Hammock II | 6 | $437,500 | $221 | 173 |
Source: Southwest Florida MLS (Matrix), closed sales in the 24 months to October 21, 2026, neighborhoods with three or more closings.
| Neighborhood (MLS subdivision field) | Closed sales | Median sold price | Median $ per sq ft | Median days on market |
|---|---|---|---|---|
| Stillwater Cay | 2 | $948,750 | $427 | 70.5 |
| Caraway Lakes | 1 | $870,000 | $314 | 48 |
| Sage Meadow | 3 | $850,000 | $429 | 59 |
| Cinnamon Ridge | 3 | $780,000 | $445 | 37 |
| Sago Pointe | 1 | $649,000 | $326 | 12 |
| Wisteria Pointe | 7 | $517,500 | $303 | 89 |
| Whispering Ridge | 2 | $1,212,500 | $421 | 11 |
| Foxtail Creek | 1 | $962,000 | $459 | 9 |
Source: Southwest Florida MLS (Matrix), 12 months to October 21, 2026, all Copperleaf neighborhoods with a closing.
| Neighborhood (MLS subdivision field) | Closed sales | Median sold price | Median $ per sq ft | Median days on market |
|---|---|---|---|---|
| Whisper Creek | 1 | $700,000 | $400 | 8 |
| Silver Creek | 2 | $650,000 | $343 | 164 |
| Coral Cove | 3 | $562,500 | $360 | 172 |
| Sabal Cove | 4 | $555,000 | $359 | 4.5 |
| Hidden Lakes | 2 | $381,000 | $290 | 103 |
| Sunset Stream | 5 | $380,000 | $257 | 6 |
| Autumn Lake | 3 | $340,000 | $231 | 52 |
| Winding Stream | 11 | $325,000 | $263 | 94 |
| Streamside | 4 | $310,000 | $249 | 47 |
Source: Southwest Florida MLS (Matrix), 12 months to October 21, 2026, all Spring Run neighborhoods with a closing.
Lighthouse Bay's 30 sales share one MLS label, so building, floor and view are the differences that matter. Pebble Pointe's three sales, $720,000 on January 26, $770,000 on April 9 and $659,900 on July 16, 2026, are listed by date rather than averaged.
| Closed | Neighborhood | Beds and baths | Living area (sq ft) | Sold price | Days on market | Sold as % of list |
|---|---|---|---|---|---|---|
| Jul 16, 2026 | Pebble Pointe | 3 + den bd / 3 ba | 2,367 | $659,900 | 115 | 94.4% |
| Apr 9, 2026 | Pebble Pointe | 3 + den bd / 3 ba | 2,305 | $770,000 | 258 | 92.2% |
| Jan 26, 2026 | Pebble Pointe | 2 + den bd / 2.5 ba | 2,099 | $720,000 | 66 | 93.8% |
| Sep 17, 2025 | Pebble Pointe | 2 + den bd / 2 ba | 1,850 | $745,000 | 68 | 98.0% |
| Jun 25, 2025 | Pebble Pointe | 3 + den bd / 3 ba | 2,334 | $950,000 | 13 | 96.2% |
| Mar 5, 2025 | Pebble Pointe | 3 + den bd / 3 ba | 2,436 | $950,000 | 48 | 95.4% |
| Dec 13, 2024 | Pebble Pointe | 3 + den bd / 3 ba | 2,339 | $960,000 | 48 | 96.4% |
| Oct 23, 2023 | Pebble Pointe | 3 + den bd / 3 ba | 2,353 | $965,000 | 10 | 97.0% |
Source: Southwest Florida MLS (Matrix), closed sales in the 36 months to October 21, 2026 filed under Pebble Pointe; the 12-month window holds 3, so every sale is listed.
Three things the MLS field does not carry change a Brooks value: a roof from the original build or a new one, a lake, preserve or golf view, and a transferable golf membership. We add them by hand to every comparison.
If you want to know what your Brooks home would net, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing The Brooks, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Online estimates miss on Brooks homes because an automated model cannot see the things that set a Brooks price: which of five communities and dozens of neighborhoods the home is in, the roof's age, whether a golf membership transfers, and the fee stack. The record shows a $205,000 to $4,125,000 range inside one name.
Every Brooks address carries ZIP code 34135, a Bonita Springs ZIP, although the community is inside the Village of Estero. Listings entered under the wrong city draw the wrong comparable set, and portals then build statistics on the mixture.
A model that treats a Spring Run condo and a Copperleaf single-family home as the same product ignores that one carries a $9,159 club fee and the other a $14,828 all-in bill. The buyer's payment differs by thousands a year, and so does what the buyer can offer.
A 2005 roof and a 2024 roof look identical in the public record. To a buyer's insurer they are different products, and in a community built between 1998 and 2007 that difference can be a price adjustment of a substantial size.
A live set uses closed prices in your neighborhood, the days on market they took, the list-to-sold ratio and the competition today. It is not magic, but it is the same evidence a buyer's appraiser will use.
If you want to know what your Brooks home would net, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing The Brooks, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
The Brooks and Stoneybrook are two of Estero's largest gated communities and attract overlapping buyers. In the 12 months to October 21, 2026, The Brooks closed 161 sales at a $562,500 median and $308 per square foot, and Stoneybrook closed 44 at a $415,000 median and $252 per square foot.
Data updated: September 2026
| Decision point | The Brooks | Stoneybrook |
|---|---|---|
| Homes and types | Four gated communities: Shadow Wood (1,481 homes), Copperleaf (570), Spring Run (847) and Lighthouse Bay (654 lakefront condos), plus Pebble Pointe | 1,119 homes on 805.74 acres: condos, attached villas and single-family homes |
| Era built | Opened 1998; built out, a resale market | Construction completed around 2004; every home is a resale |
| Developer | Bonita Bay Group | U.S. Home Corporation (acquired by Lennar in 2000) |
| Closed sales, 12 months | 161, median $562,500, $308 per sq ft | 44, median $415,000, $252 per sq ft |
| Median days on market, sold as % of list | 47 days, 96.3% | 35 days, 96.2% |
| Active listings and months of supply, Oct 21, 2026 | 55, 3.9 months | 13, 3.3 months |
| HOA or master fee | Four associations and no master HOA; Lighthouse Bay runs about $2,480 to $2,505 per quarter all-in | HOA about $450 per quarter for single-family homes ($440 for condos and villas), with Xfinity cable and internet included |
| Golf or club model | Shadow Wood club optional and unbundled; Copperleaf and Spring Run bundled golf; Lighthouse Bay no golf | Public pay-as-you-play 18-hole course; no mandatory golf fees |
| CDD | Yes, two districts; $1,017.25 per unit for FY2026 | Yes, about $1,429.58 per year for a typical single-family unit |
| Flood zone | FEMA Zone X cores at roughly 14 to 23 feet of elevation | FEMA Zone X (unshaded), east of I-75 |
| Location or road | Coconut Road and Three Oaks Parkway, east of US 41 and west of I-75 | Corkscrew Road and Ben Hill Griffin Parkway, I-75 Exit 123 |
| Age restriction | None; all ages | None; all ages |
Sources: our Brooks community guide and Stoneybrook community guide for facts; Southwest Florida MLS (Matrix), both communities from the same October 21, 2026 pull, for the market rows.
Stoneybrook's $415,000 median sits between Spring Run's $393,000 and Copperleaf's $765,000. The comparison that matters for a Spring Run or Lighthouse Bay owner is Stoneybrook's $252 per square foot against $269 and $225, and for a Copperleaf or Shadow Wood owner the Brooks' club and lake product is a different offer altogether.
A buyer weighing Stoneybrook against a Brooks condo is comparing a single HOA with cable and internet included against a club-inclusive structure with a CDD line. A buyer weighing a Shadow Wood estate has no Stoneybrook equivalent.
If you want to know what your Brooks home would net, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing The Brooks, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Brooks values sit in the middle of the Estero range. Among nine communities in the same October 21, 2026 pull, The Brooks' $562,500 median is above Stoneybrook, Bella Terra, Villagio, Tidewater and Pelican Sound and below Grandezza, Corkscrew Shores and West Bay Club, with the most closings of the group at 161.
Data updated: September 2026
| Community | Closed sales, 12 months | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list | Active listings | Months of supply |
|---|---|---|---|---|---|---|---|
| The Brooks | 161 | $562,500 | $308 | 47 | 96.3% | 55 | 3.9 |
| Stoneybrook | 44 | $415,000 | $252 | 35 | 96.2% | 13 | 3.3 |
| Bella Terra | 115 | $449,000 | $224 | 53 | 97.5% | 23 | 2.4 |
| Villagio | 35 | $270,000 | $190 | 76 | 96.2% | 10 | 3.4 |
| Tidewater | 30 | $520,000 | $301 | 60 | 96.8% | 6 | 2.4 |
| Pelican Sound | 50 | $550,000 | $343 | 25 | 96.9% | 16 | 3.8 |
| Grandezza | 55 | $605,000 | $285 | 37 | 94.9% | 18 | 3.9 |
| Corkscrew Shores | 48 | $855,000 | $339 | 110 | 96.8% | 18 | 4.3 |
| West Bay Club | 51 | $907,000 | $419 | 85 | 93.5% | 33 | 7.8 |
Source: Southwest Florida MLS (Matrix), residential closed sales in the 12 months to October 21, 2026 and active listings on that date, all communities from the same pull.
A community median is a frame. The Brooks' 161 closings mix condos and estates, so your home's closest analog is inside your own neighborhood. What the table does show is where competing buyers shop, and how far your price sits from theirs.
If you want to know what your Brooks home would net, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing The Brooks, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
The live competition on October 21, 2026 was 55 Brooks listings at a median asking price of $485,000, from $260,000 to $2,950,000. Shadow Wood had 3.3 months of supply and Lighthouse Bay 5.0, so the pressure on your price depends on the community you own in.
Data updated: September 2026
| Community | Active listings | Median asking price | Asking range | Closed sales, 12 months | Months of supply (active divided by monthly closings) |
|---|---|---|---|---|---|
| Shadow Wood | 21 | $741,500 | $450,000 to $2,950,000 | 73 | 3.3 |
| Copperleaf | 9 | $579,000 | $459,900 to $1,450,000 | 20 | 4.9 |
| Spring Run | 11 | $399,000 | $270,000 to $769,900 | 35 | 3.7 |
| Lighthouse Bay | 13 | $325,000 | $260,000 to $480,000 | 30 | 5.0 |
| Pebble Pointe | 1 | $859,000 | $859,000 to $859,000 | 3 | 4.0 |
| All of The Brooks | 55 | $485,000 | $260,000 to $2,950,000 | 161 | 3.9 |
Source: Southwest Florida MLS (Matrix), active listings on October 21, 2026 and closed sales in the 12 months to that date; months of supply is our arithmetic.
Shadow Wood's active median asking price of $741,500 sits below its $900,000 sold median because 8 of today's 21 listings are in the coach-home neighborhoods of Morningside, Oak Hammock II and Palmetto Ridge, while the sold record includes estates. The mix shift is why a blended median misleads, and why we compare within a neighborhood.
Across the 161 closings the median sold price was 96.3% of list, with 27 at or above list and 64 below 95%. A seller who prices near the record sells nearer the list price.
We look at the competing listing's days on market, its price changes and its condition before it shapes your number. A home that has sat for 100 days has told the market it is priced too high, and it should not be your anchor.
If you want to know what your Brooks home would net, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing The Brooks, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
The best time to have a Brooks home valued is one to three months before you want it live, ideally in late fall for a January listing. April, May and June carried 296 of the 793 closings in the last 60 months, and March added 91, so a valuation in the fall leaves time to fix what it finds.
Data updated: September 2026
| Month | Closings, 60 months | Median sold price | Median $ per sq ft | Median days on market |
|---|---|---|---|---|
| January | 59 | $780,500 | $338 | 8 |
| February | 63 | $530,000 | $326 | 20 |
| March | 91 | $728,000 | $364 | 33 |
| April | 116 | $653,500 | $339 | 12.5 |
| May | 107 | $650,000 | $325 | 12 |
| June | 73 | $675,000 | $340 | 10 |
| July | 42 | $587,500 | $292 | 41.5 |
| August | 45 | $825,000 | $361 | 32 |
| September | 35 | $735,000 | $338 | 68 |
| October | 42 | $587,500 | $327 | 15.5 |
| November | 49 | $568,500 | $306 | 14 |
| December | 71 | $585,000 | $330 | 21 |
Source: Southwest Florida MLS (Matrix), closed sales in the 60 months to October 21, 2026 by calendar month of closing, all of The Brooks.
A valuation in November or December leaves time to order a wind-mitigation report, replace an aging item, gather the estoppels and photograph before the winter buyers arrive. A valuation in April leaves you selling into a market that is already crowded.
Many Brooks owners get a valuation to decide whether to sell this season or next. There is no cost, and it is no obligation, which is why we recommend it early.
If you want to know what your Brooks home would net, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing The Brooks, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
A Brooks buyer's carrying costs come off what they can pay you. The $1,017.25 CDD assessment, Copperleaf's $14,828 all-in club bill and $15,000 capital contribution, Spring Run's $9,159 fee and Lighthouse Bay's $2,480 to $2,505 a quarter each change the price a lender will approve for the same buyer.
Data updated: September 2026
| Layer | Amount | Source |
|---|---|---|
| CDD operations and maintenance | $1,017.25 per unit, fiscal 2026, flat across both districts | Brooks CDDs FY2026 adopted budget |
| Shadow Wood master assessment | $4,687 per home base for 2026, with total annual assessments from about $4,954 to $6,546 across single-family neighborhoods | Shadow Wood Community Association |
| Shadow Wood resale capital contribution | $3,500 up to $1.25 million plus 1% above, capped at $8,500, effective January 1, 2026 | SWCA resale capital contribution notice |
| Copperleaf all-in club cost | $14,828 a year in 2025, plus a $1,000 food and beverage minimum and a $15,000 capital contribution for new residents | Copperleaf 2025 resident membership flyer |
| Spring Run annual fee | $9,159 for 2025-26, including a $725 prepaid food minimum | Spring Run Golf Club, membership at a glance |
| Lighthouse Bay assessment | About $2,480 to $2,505 per quarter in 2025-26 | Lighthouse Bay LHB5 purchase and lease packet 2026 |
| Commons Club | Bronze $1,000 equity and $490.17 dues; Silver $6,000 and $1,831.00; Gold $12,000 and $2,385.18, 2025 rates | The Commons Club at The Brooks |
A one-time $15,000 capital contribution is a $15,000 line in the buyer's cash to close, and buyers subtract it from what they will offer. A recurring assessment reduces the loan a buyer qualifies for. We show you both before you set the price.
Most Brooks I neighborhoods and all of Lighthouse Bay carry no CDD debt line. Coach-home neighborhoods such as Indigo Isle, Palmetto Ridge and Oak Hammock pay $552.22 a year, and Lake Forest, Oak Brook and The Reserve pay $2,208.89, per the fiscal 2026 schedule. The remaining balances mature in 2031 and 2034.
If you want to know what your Brooks home would net, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing The Brooks, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Florida rules shape a Brooks sale price through the seller's disclosure duty, the estoppel process, the title custom and the commission structure. Section 720.401 applies to homeowners association sellers and section 718.503 to condominium sellers, the seller customarily pays the owner's title policy in Lee County, and every commission is negotiable.
Section 720.401 sets a pre-contract duty for a homeowners association resale, with a buyer cancellation right of 3 days after receipt or before closing, whichever comes first [Source: Florida Statutes 720.401]. Section 720.401(2) says it does not apply to associations under chapters 718, 719, 721 or 723, so a condominium seller delivers the section 718.503 documents, and the buyer has a 7-day cancellation right [Source: Florida Statutes 718.503]. Confirm your form with your closing agent or attorney; this is information, not legal advice.
Florida caps the estoppel fee, and Florida DBPR publishes the adjusted amounts as $299 standard, $119 to expedite and $179 if delinquent [Source: Florida Statutes 720.30851] [Source: Florida Statutes 718.116]. In The Brooks you may need several.
Section 689.261 requires the property tax disclosure summary, and a change of ownership resets a homestead's assessed value to just value [Source: Florida Statutes 689.261] [Source: Florida Statutes 193.155]. Your buyer's tax will differ from yours.
Since August 17, 2024, buyers sign written agreements with their own agents and compensation is negotiated, not advertised in the MLS [Source: National Association of REALTORS, settlement FAQs]. A valuation always shows the net at a range of commission and concession assumptions.
If you want to know what your Brooks home would net, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing The Brooks, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Six things move a Brooks number before you list: the roof and its permit year, the air conditioning and water heater dates, window and opening protection, unapproved exterior work, the first impression and the documents file. In a community built between 1998 and 2007, the first three matter to a buyer's insurer more than a kitchen does.
Florida law bars insurers from refusing coverage solely for a roof under 15 years old, and at 15 years or more entitles an owner to an inspection showing at least 5 years of useful life [Source: Florida CFO, property insurance changes]. A wind-mitigation report earns premium credits under section 627.0629 [Source: Florida Statutes 627.0629].
A new roof, impact glass and a refreshed primary bath tend to return their cost in a community of this age, and a full kitchen gut rarely does. We tell you which items to do before a valuation visit and which to leave.
Unapproved exterior work can surface at a sale, so gather the architectural approvals. Also gather the estoppels, the CDD statement and the flood determination before the buyer asks.
If you want to know what your Brooks home would net, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing The Brooks, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
A Brooks seller's net is the sale price minus the commission, the documentary stamp tax, the owner's title policy, estoppels, prorations and any payoff. At the $562,500 median, doc stamps are $3,937.50 and the title premium is $2,887.50, together about 1.2% of the price before commission, and each 1% of price is $5,625.
Data updated: September 2026
| Line, illustrative sale at $562,500 | Who pays | Amount |
|---|---|---|
| Documentary stamp tax on the deed | Seller, by custom | $3,937.50 |
| Owner's title policy | Seller, by Lee County custom | $2,887.50 |
| Title search and settlement fee | As the contract assigns | About $650 to $2,000 combined, varies by title company |
| Municipal lien search | Seller, by custom | About $100 to $250 |
| Association estoppel certificates | As the contract assigns | Up to $299 each, more if rushed or delinquent |
| Buyer capital contributions | Incoming owner, per the association notices | Buyer's cost, shown for the full picture |
| Property tax and CDD proration | Seller credits buyer | Days owned divided by 365, times the annual bill |
| Brokerage commission | Seller | As negotiated in your listing agreement; each 1% is $5,625 |
| Mortgage payoff, if any | Seller | Per lender payoff letter |
Sources: Florida Statutes 201.02 and 720.30851; Florida Administrative Code Rule 69O-186.003; the shared 2026 cost-of-selling research on title, settlement and lien-search ranges, which the title company confirms. [Source: Florida Department of Revenue, documentary stamp tax] [Source: Florida Administrative Code Rule 69O-186.003]
| Sale price | Doc stamps at $0.70 per $100 | Promulgated owner's title premium | Each 1% of price |
|---|---|---|---|
| $393,000 | $2,751 | $2,040 | $3,930 |
| $562,500 | $3,937.50 | $2,887.50 | $5,625 |
| $765,000 | $5,355 | $3,900 | $7,650 |
| $900,000 | $6,300 | $4,575 | $9,000 |
Your own net sheet uses your contract price, your tax bill and your closing date, and we build it with you. For the statewide breakdown of every line, see our guide to seller closing costs in Florida.
If you want to know what your Brooks home would net, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing The Brooks, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Whether to rent or sell a Brooks home depends on which community's rules and market apply. On our community guide's June 10, 2026 pull, annual leases achieved $2,000 to $2,645 a month in the condo communities and seasonal leases ran from about $4,600 to $16,000 a month in the golf communities, but each community regulates leasing differently.
Data updated: September 2026
The community guide's June 10, 2026 MLS pull showed 15 active rentals and 15 leased in the prior 12 months, with the visible floor of a market where many seasonal leases are arranged privately. Treat those numbers as a floor.
Shadow Wood's per-neighborhood lease limits, Spring Run's mandatory tenant club membership, Copperleaf's seasonal structure and Lighthouse Bay's sub-association screening decide whether a rental pencils out. A property that works in one neighborhood can be non-compliant two streets over.
We compare your expected net from a sale, at the record's price, against the lease income after the community's fees, the tenant club cost where it applies, insurance and vacancy. The answer often differs by community, and a valuation is the fastest way to see it.
If you want to know what your Brooks home would net, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing The Brooks, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Lee County's recorded, qualified sales show 180 Brooks sales between September 2025 and early August 2026 at a $645,000 median, against 161 MLS closings in the 12 months to October 21, 2026. We show each with its own label, because they are different pulls, and neither includes a builder-direct sale.
Data updated: September 2026
Source: Lee County property appraiser public files, DOR-qualified improved sales only, matched to Brooks parcels by legal description; window: 12 months since September 2025; newest recorded sale in the file August 6, 2026. Result: 180 qualified sales, median $645,000, low $205,000, high $4,125,000, 0 builder-direct and 180 resale. The legal-description match returned 3,761 parcels against 3,643 homes stated across the four communities and Pebble Pointe, 3.2% above the stated count and inside our 15% tolerance.
The county count confirms the MLS record is not missing a large block of sales: county sales exceed MLS closings by about 10%, below the 20% that would flag a builder-heavy community. For price we use the MLS neighborhood closings, because they carry days on market and list price, and the county's median is a cross-check on the frame.
The county's $645,000 median is higher than the MLS's $562,500 because the two sets differ in window and in how they are built, the county set from legal-description names and the MLS set from the subdivision and development fields. We do not average them; we tell you which we used.
If you want to know what your Brooks home would net, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing The Brooks, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Brooks owners get a free valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from closed sales in your own neighborhood and size range, placed on the community's price ladder, with your fee stack, flood file and net sheet beside it. There is no cost and no obligation.
Data updated: September 2026
You receive the recent closed sales in your neighborhood with dates and days on market, a per-square-foot analysis based on MLS living area, the live competition with price histories, your home's position on its neighborhood's ladder with the reasons, the fee stack your buyer will underwrite, and a recommended list price with a defensible range. Request it through our McGreevy and Comisar valuation form.
Your address, the year of your roof, any updates and permits, your association and club, and the one thing you are most worried about. Ten minutes on the phone with Jesse gets you a direction, and the written opinion follows.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Brooks sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a valuation that starts from your neighborhood's closed sales and ends in a net sheet gives you a price you can defend to a buyer and an appraiser.
Data updated: September 2026
If you are searching for the best Brooks listing agent, or thinking, "I need to sell my home in The Brooks," here is the short version of everything above. We place your home on its own neighborhood's ladder of closed sales, adjust it for the roof, the view and the club, show your buyer's fee stack and net sheet, and then help you decide whether to list.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS record and current listings. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Buying instead? Call Marc at (239) 287-5873, read our Estero buyer guide, and see how we represent buyers in Estero.
Often, yes, because April, May and June carried 296 of the 793 closings in 60 months and March added 91, so a home live by early January meets the first spring buyers. Value is set by the closed record, not the date, but a home that is ready in January is not competing with the whole spring inventory.
In the last 12 months, Spring Run's median was $269 per square foot and Lighthouse Bay's $225, against $364 in Shadow Wood and $377 in Copperleaf, per the MLS record. A view, a renovation or a quiet building can narrow the gap.
Compare your list price with the closed sales in your neighborhood and size range. Two Oak Hammock II homes of the same plan sold for $400,000 after 132 days and $410,000 after 348, so the longer wait bought $10,000. Reprice to the record, refresh the photos and complete the documents file.
Yes. The valuation is free and carries no obligation, and many owners use it to decide between selling now, selling next season and renting.
Ask each team for its comparable set for your neighborhood, its explanation of the association, club and CDD layers, and its plan for the documents. Our best real estate agents in Estero guide compares teams on the public record.
McGreevy and Comisar is a top-reviewed Brooks realtor, and the quotes below are genuine five-star Google reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
A valuation is the first step in a conversation that continues through showings and feedback, and we keep owners informed at every step.
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
Suggestions that develop into a sale come from following up with the data, not from a single visit.
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
The value of a valuation is that it proves right against the closed record, which is what a buyer's appraiser reads.
Brooks specialists matter for a valuation because the facts that set the number live in documents: four associations, two CDDs, five club models, a resale capital contribution, lease limits, a flood map that splits by parcel and a price range from $205,000 to $4,125,000. A general agent misses items that change the number.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar. He builds the comparable sets and net sheets. Reach him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He walks the home and answers the questions a spreadsheet cannot. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may value a Spring Run condo off the Brooks median, ignore the roof's age, treat a transferable golf membership as a footnote, quote a flood zone for the whole community, or forget the buyer's capital contribution. Each of those changes the number.
Our credentials apply across the village:
Every Estero community values differently. See our valuation guides for Estero, Meadows of Estero and Lakes of Estero, and the wider picture on our Estero community hub.
If you are thinking, "I need someone to sell my house in Estero, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in The Brooks, Bella Terra, Corkscrew Shores, Grandezza, Wildcat Run, West Bay Club, Pelican Sound, Shadow Wood, or Miromar Lakes, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
If you want to know what your Brooks home would net, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing The Brooks, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Brooks owners often buy again in Southwest Florida, sometimes inside the same master plan and sometimes in another Estero community. We run both sides as one plan, including the timing of two closings and the Save Our Homes portability claim that can carry accumulated tax savings to your next Florida homestead.
Florida's portability rule lets a homestead owner who establishes a new Florida homestead within the statutory window transfer up to $500,000 of accumulated savings [Source: Florida Statutes 193.155] [Source: Florida Department of Revenue, PT-112 portability guide]. The January 1 test matters, and we sequence both closings around it.
Our guide to buying a home in Estero walks through the contract, inspection and approval steps.
If you want to know what your Brooks home would net, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing The Brooks, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Brooks owners ask these questions before they list, and each answer below is a single paragraph with its source. They cover what a home is worth, how the number is built, why online estimates differ, and how fees, roofs and timing change it.
Data updated: September 2026
Owners start with McGreevy and Comisar because the answers below show up in the number:
Nothing here is legal or tax advice; confirm anything that affects your sale with your closing agent, attorney or CPA.
It depends on the community and neighborhood. In the 12 months to October 21, 2026, Brooks homes closed from $205,000 to $4,125,000 at a $562,500 median, with Lighthouse Bay at $347,500, Spring Run at $393,000, Copperleaf at $765,000 and Shadow Wood at $900,000. A written valuation from our free home valuation places your home.
Shadow Wood's 73 closings ran from $400,000 to $4,125,000 with a $900,000 median. Over 24 months the neighborhoods ranged from Oak Hammock II at a $437,500 median to Orchid Ridge and Oakbrook at $2,700,000, and your neighborhood is the starting point.
Copperleaf's 20 closings ran $425,000 to $1,225,000 at a $765,000 median, with Wisteria Pointe carriage homes at $517,500 on 7 sales. The bundled club and the finished clubhouse are part of the value; the $15,000 capital contribution is part of the buyer's cost.
Spring Run's 35 closings ran $205,000 to $700,000 at a $393,000 median, with Winding Stream at $325,000 on 11 sales. The flood determination matters here more than in the other communities.
Lighthouse Bay's 30 closings ran $225,000 to $499,000 at a $347,500 median and $225 per square foot. Building, floor and view drive the spread within one MLS label.
Three Pebble Pointe homes closed in 12 months, at $659,900, $720,000 and $770,000, and eight in 36 months, so we value it from those individual sales and the one active listing at $859,000.
Yes. The median fell from $682,450 to $562,500, about 18%, and each community's median fell too: Shadow Wood 19.5%, Copperleaf 0.3%, Spring Run 4.7% and Lighthouse Bay 18.3%. Part of the drop is a shift in what sold, and part is real.
The five-year record is mixed. The oldest 12-month block's median was $598,750 and the latest $562,500, with a $682,450 peak in the block ending October 2025, and days on market rose from 5 to 47. Values are lower than the two prior years and near the 2021 to 2022 level.
An online model cannot see roof age, a transferable golf membership, condition or the fee stack, and it blends five communities and a dual-city address. A live comparable set uses closed prices in your neighborhood, which is the evidence an appraiser uses.
A valuation is an informed opinion with a range, not a guarantee, and it is only as good as the comparables in your neighborhood. In a thin neighborhood we widen the window and say so, and we list individual sales rather than a median when there are fewer than ten.
It can. Original tile roofs from the 1998 to 2007 build-out are now 20 to 27 years old, and a buyer's insurer will ask about them [Source: Florida CFO, property insurance changes]. A newer roof and a wind-mitigation report support price, and an original roof may bring a request for a credit.
They affect what a buyer can afford. The $1,017.25 assessment is the same for every home, and a few neighborhoods add debt service, up to $2,208.89 a year in Lake Forest, Oak Brook and The Reserve [Source: Brooks CDDs FY2026 adopted budget]. Buyers price them in.
In Copperleaf and Spring Run the membership conveys with the home and is part of what the buyer pays for. In Shadow Wood a Golf member who resigns at closing can hand the buyer immediate membership past the waitlist, which is a marketable feature [Source: Shadow Wood Country Club, membership FAQs].
It is a differentiator, not a number we can isolate. The rebuilt Beach Club reopened to Gold members in 2026, access is capped at 1,575 families and Gold costs $12,000 in equity plus $2,385.18 a year at 2025 rates [Source: The Commons Club, Beach Club page and FAQ].
It changes the buyer's insurance decision. The community cores are FEMA Zone X, and Spring Run's sampled points split between Zone AH and Zone X, so your address's determination matters [Source: FEMA Flood Map Service Center].
The widening on this segment is not scheduled to begin until about 2029, and local governments are on record supporting a noise wall, but the funding decision is FDOT and FHWA's [Source: FDOT I-75 project 452544-1]. We give buyers the facts so the question does not become a discount.
The buyer's lender orders an appraisal that uses closed sales, adjusts for differences and reports a value. If the price is above the closed record, the appraisal can come in low and the parties renegotiate, so we price to the record.
A comparative market analysis is our opinion of value for a seller, built from closed and active listings. An appraisal is a lender's independent report for a buyer's mortgage. They use similar evidence, and a good CMA anticipates the appraisal.
At least once a year and before any listing decision. The Brooks' median moved from $682,450 to $562,500 in one year, so an old number is a stale number.
Recent closed sales in your neighborhood, a per-square-foot analysis, the live competition, your position on the ladder, the buyer's fee stack, a recommended price with a range and a net sheet. Request it at our valuation page.
We can give a preliminary range from the record, but a firm number needs a walk-through: roof, windows, updates and condition change price. Marc handles the visit and keeps it to what matters.
For pricing purposes, about one selling season. Market conditions, supply and your home's condition change, so we refresh the comparables before you list.
At $562,500, doc stamps are $3,937.50 and the owner's title premium is $2,887.50, together about 1.2% of the price before commission, and each 1% is $5,625. We build the line-item net sheet with your numbers.
Compare the price with closed sales in your neighborhood in the last 6 to 12 months and with today's competition. If similar homes sold in a median of 35 days in Shadow Wood or 56 in Spring Run and yours has sat longer, the price, not the season, is the likely reason.
Rarely. In a community built between 1998 and 2007, a new roof, impact glass and a refreshed primary bath tend to return their cost, and a full kitchen gut rarely does. We tell you where the money comes back before you spend.
A valuation is our opinion of what the record supports. A list price is a strategy built on it, which can start at the valuation, slightly above it to leave negotiating room, or below it to draw competing offers. We show you each with the likely outcome.
By custom, the seller. In Lee County the seller usually selects the title company and pays the owner's policy, and the contract controls [Source: Florida Department of Financial Services, title insurance overview].
It is a statement from the association of what is owed on the home and any fees due at transfer, capped by statute and valid for 30 days [Source: Florida Statutes 720.30851]. The seller usually orders it, and in The Brooks there may be several.
A homeowners association resale uses the section 720.401 summary, and a condominium resale uses the section 718.503 documents [Source: Florida Statutes 718.503]. Your closing agent confirms which applies.
It depends on the community's rules and your goals. Each community regulates leasing differently, and our community guide's June 10, 2026 pull showed annual leases from $2,000 to $2,645 a month in the condo communities. A valuation shows the sale net beside the rental math.
Yes. Many Brooks owners are seasonal, and we handle the walk-through, photos and paperwork on site, then talk you through the number by phone or video.
We coordinate access with the tenant and follow each community's lease rules. The valuation can be built from the record and the lease terms without disturbing the tenant.
The record's median does not change with the calendar, but competition does. April, May and June carried 296 of the 793 closings in 60 months, so a home ready in January meets the first buyers of the season.
Because a valuation for The Brooks needs the record, the documents and the fee stack, not just a comparable. We are the #1 Team in Southwest Florida since 2012, top-reviewed on Google, and we show you every comparable behind the number.
Jesse McGreevy and Marc Comisar are the local real estate experts for The Brooks, leading a Domain Realty Group team from an office in Bonita Springs, a short drive from the Coconut Road gates. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities.
McGreevy and Comisar is a top-reviewed Brooks realtor on Google. Read more about McGreevy and Comisar.
Our team has closed more than 4,000 transactions across Southwest Florida.
Our credentials, stated once more:
McGreevy and Comisar are part of Domain Realty, Southwest Florida's full-service brokerage. Learn more at Domain Realty Group.
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Jesse McGreevy: (239) 898-6072 · [email protected] | Marc Comisar: (239) 287-5873
Selling? Start at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873.
Every load-bearing fact on this page traces to a primary or official source: government records, district filings, recorded declarations, the clubs' own publications and local news. There are no listing portals and no competitor content, and the market data is from the Southwest Florida MLS, pulled October 21, 2026.
The primary-source documents below are the receipts behind this valuation guide: the CDD budget, the recorded declarations and covenants, the club and condominium packets, and the government filings that bear on value. All links go to the original official hosts.
Brooks owners reach the valuation team by calling Jesse McGreevy direct at (239) 898-6072 or requesting a free valuation online. We give you a written opinion of value from your neighborhood's closed sales, with the fee stack and net sheet, at no cost and no obligation.
Start with our free home valuation, or call Jesse direct at (239) 898-6072, or email [email protected]. If you are buying, call Marc at (239) 287-5873.
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.