Estero, Florida
Find your Winding Stream condo value with McGreevy and Comisar, Top 1% nationally since 2008. We value each of the four floor plans against its own MLS closings, the fee stack and the live listings. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026.
A Winding Stream condo is worth what its own floor plan has sold for lately, and that ranged from $205,000 to $450,500 across the 11 MLS closings of the 12 months to October 21, 2026, with a $325,000 median for the neighborhood as a whole. This valuation guide sits beside our Winding Stream neighborhood guide, which holds the association, flood and history records, and it shows how we turn those closings into a number for one condo inside Spring Run at The Brooks.
Winding Stream has 120 two-bedroom, two-bath garden condominiums in four floor plans of 1,111, 1,178, 1,349 and 1,453 heated square feet, and the plans have priced very differently. If you are ready to list, our Winding Stream seller guide covers the 30-day association notice, the club paperwork and the costs of selling, and if you are valuing a condo to buy, our Winding Stream buyer guide covers what a buyer pays and carries. Comparing listing teams first? Our guide to the best real estate agents in Estero sets the options side by side on the public record.
For the wider community, our guide to what a Brooks home is worth values all five Brooks communities on one yardstick, and our Spring Run at The Brooks guide covers the club, the course and the fee stack.
McGreevy and Comisar are the best realtor for valuing a Winding Stream condo because we value each of the four floor plans against its own closed sales, correct the MLS square-footage errors from the county roll, and put the buyer's fee stack next to the number. We are the #1 Team in Southwest Florida since 2012 and Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar prepare every valuation themselves. 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. A valuation from us is a written opinion built on the record, not a form letter.
Recent Winding Stream market record (12 months to October 21, 2026): 11 closed resales in the Southwest Florida MLS, a $325,000 median (n = 11), a range of $205,000 to $450,500, $3,715,500 in total volume, a median of 94 days on market and a median sold-to-list ratio of 94.3%. Three more condos were for sale on that date, at $309,900, $344,000 and $389,000. Domain Realty, our brokerage, closed 615 transaction sides in Estero in the 60 months to October 5, 2026, $352.2 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.
For owners weighing a sale: a valuation that shows your plan's closings, your condo's likely adjustments, the two live listings and a net sheet, delivered before you sign anything.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Winding Stream is narrower and checkable: in the last 12 months we tracked every one of the 11 Winding Stream closings in the Southwest Florida MLS, and we tracked all 36 that the MLS has recorded here in the last 60 months, then matched each to the county's recorded sale and to one of the four floor plans.
Jesse McGreevy builds the comparable set, the adjustments and the net sheet. Marc Comisar walks the condo when an in-person look is needed. You reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873, and you can read more about the partnership on our about McGreevy and Comisar page.
Curious what your condo is worth? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Most Winding Stream condos are worth between $260,000 and $450,000, depending on the plan: the 12-month medians were $320,000 for the 1,111 plan, $265,000 for the 1,178, $357,500 for the 1,349 and $425,000 for the 1,453, all small samples. The neighborhood median of $325,000 describes almost no one's condo.
Data updated: October 2026 (Southwest Florida MLS, pulled October 21, 2026)
| Plan (county heated sq ft) | Homes | 12-month median sold | 60-month median sold | 60-month price range |
|---|---|---|---|---|
| 1,111 | 36 | $320,000 (3) | $360,450 (14) | $260,000 to $484,000 |
| 1,178 | 36 | $265,000 (3) | $365,000 (9) | $205,000 to $390,000 |
| 1,349 | 24 | $357,500 (2) | $415,000 (5) | $300,000 to $440,000 |
| 1,453 | 24 | $425,000 (3) | $450,250 (8) | $410,000 to $490,000 |
The count is in parentheses. Where the count is even, the median is the mean of the middle pair. Every cell is a description of what closed, not a forecast.
The number starts from your plan's closings in the last 12 months, checked against the last 60. For a 1,453 condo that is $410,000 to $450,500. For a 1,111 it is $260,000 to $325,000. We then adjust for floor level, condition, updates, the building's CDD line and any lease in place, and we test the result against the three condos for sale today.
A valuation is not an appraisal, not a list price and not a promise. An appraiser works for a lender after a contract exists, and a list price is a marketing decision. A valuation is an opinion of the price a willing buyer has been paying for a comparable condo, delivered so that you can decide.
Selling your Winding Stream condo? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying in Winding Stream? Call Marc at (239) 287-5873 or read how we represent buyers.
We value a Winding Stream condo in five steps: pick the closings for the same plan, adjust for what the MLS does not show, test against the live competition, subtract the buyer's carrying cost, and write it down. The result is a range with a recommended price and a fallback, all traceable to closed sales.
The comparable sales are the closings for your plan, matched from the county roll and not from the MLS square-footage field. The same 1,111 square foot plan appears in the MLS as 1,111, 1,208 and 1,209 square feet, and one 1,178 plan sale is listed at 1,511, so a model that trusts the MLS field will mis-size condos. We matched all 36 closings in 60 months to a county plan by price and closing date.
Within a plan, we adjust for floor level (five homes are on the ground floor and five above in each ten-home building), a screened lanai, new flooring (tile or hardwood above the ground floor must sit on approved sound-insulating material), kitchen and bath updates, impact windows and the age of the air conditioning. The MLS does not tag renovation, so each adjustment is a reading of how buyers behaved in the closings, stated in dollars and in writing.
Three Winding Stream condos were for sale on October 21, 2026, at $309,900 with 223 days on market, $344,000 with 222 days and $389,000 with 35 days. A buyer looking at your condo is also looking at those. We place your value against them, and we note when the longest-waiting listing is your plan, because a price that has not sold in more than 200 days is a ceiling and not a comparable.
The buyer's lender counts the club fee ($9,159 a year for 2025 to 2026), the CDD assessment ($1,017.25), property tax and insurance, and the neighborhood's own fee, which is not published. A condo's value is what a buyer can carry, so we compute the monthly cost at your value and check it against what buyers have been paying.
You receive the comparable closings, the adjustments, the live competition, a value range, a recommended list price and a fallback with a review date. We do not hand you a single number with no working.
A lender's appraiser will use the recent closings for the same building type and size, and Winding Stream has more of them than any other Spring Run neighborhood: 11 in 12 months and 36 in 60. That depth helps a buyer's appraisal, but the appraiser will also use the county's heated area, so an MLS listing that overstates the square footage invites a gap. We list every condo at its county size.
A Winding Stream condo is priced first by plan, then by floor level and condition, with view and location within the neighborhood a question the public record cannot answer. The county records no view for condominium parcels, so lake, golf or pool orientation is a reading from the unit, not a number we can measure.
Data updated: October 2026 (Southwest Florida MLS, pulled October 21, 2026; Lee County Property Appraiser 2026 roll)
Dividing each plan's median by its county heated area, in our arithmetic, gives the figures below. They are useful as a cross-check and not as a pricing rule, because the samples are small and the 12-month cells contain two and three sales.
| Plan (county heated sq ft) | 12-month median divided by county sq ft | 60-month median divided by county sq ft |
|---|---|---|
| 1,111 | $288 | $324 |
| 1,178 | $225 | $310 |
| 1,349 | $265 | $308 |
| 1,453 | $293 | $310 |
Over 60 months the four plans land within $17 per square foot of each other, between $308 and $324. Over the last 12 months the range widens to $225 to $293, and the 1,178 plan is the outlier. That is the pattern of a plan that has carried stale asking prices, and it is why we read each plan against its own recent closings and not against a per-square-foot rule.
The county records two bedrooms on all 120 homes and does not record dens. The MLS tags the larger plans as two-bedroom-plus-den in most sales. In the 60-month record 12 sales carry that tag, at a $437,500 median, against 24 without it, at $368,000. Because the tag is a listing description and not a county fact, and because it tracks the larger plans, we treat it as a proxy for plan and not as a separate value driver.
The county's roll carries no view or land-use influence for condominium parcels, and our MLS pull carries no view or orientation field. So we cannot measure a premium for a golf view, a lake view or a pool-side building, and we do not invent one. What we do on a walk-through is note the orientation, the distance to the neighborhood pool and the carport, and describe them in the written opinion as an adjustment range, with the reasoning shown.
Each building has five ground-floor homes and five upper-floor homes. The record does not tell us which floor a sold condo was on. What we know from the rules is that upper-floor hard flooring must sit on approved sound-insulating material, so an upper-floor condo with tile needs the approval on file. On the walk-through we record the floor and we ask for the approval.
Every Winding Stream condo was built in 2001 or 2002, so condition means what has been replaced. The public record does not include renovation, but it does show a spread within a plan: the 1,453 plan sold from $410,000 to $450,500 in the last 12 months, and the 1,111 plan from $260,000 to $325,000. Our reading is that condition and floor level explain part of that spread, and that permits and approvals for the work are what turn an update into value.
The 11 sales of the last 12 months closed at a median 94.3% of final list price, and in aggregate at 92.4% ($3,715,500 sold against $4,021,600 listed). The median gap between final list and sold was $24,400. Ten of the 11 closed below list. That pattern tells us that the list price is an opening position, and that the sold price, not the ask, is the value.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we price each plan from its own closings. Get a free Winding Stream home valuation or Call Jesse direct at (239) 898-6072. Buying in Winding Stream? Call Marc at (239) 287-5873 or read how we represent buyers.
Eleven Winding Stream condos closed in the Southwest Florida MLS in the 12 months to October 21, 2026, from $205,000 to $450,500, and they are the comparable set for any valuation today. Each row shows the county plan we matched, the list price, the sold price, the sold-to-list ratio and the days on market.
Data updated: October 2026 (Southwest Florida MLS, pulled October 21, 2026)
| Closed | Plan (county heated sq ft) | MLS beds and baths | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|
| Jul 2026 | 1,178 | 2 and 2 | 1,511 | $379,000 | $340,000 | 89.7% | 108 |
| Jul 2026 | 1,111 | 2 and 2 | 1,208 | $339,000 | $320,000 | 94.4% | 115 |
| May 2026 | 1,453 | 2 plus den and 2 | 1,558 | $474,900 | $450,500 | 94.9% | 18 |
| May 2026 | 1,111 | 2 and 2 | 1,209 | $349,900 | $325,000 | 92.9% | 41 |
| Apr 2026 | 1,453 | 2 and 2 | 1,310 | $425,000 | $425,000 | 100.0% | 0 |
| Mar 2026 | 1,178 | 2 and 2 | 1,178 | $285,000 | $265,000 | 93.0% | 209 |
| Feb 2026 | 1,178 | 2 and 2 | 1,178 | $269,000 | $205,000 | 76.2% | 141 |
| Feb 2026 | 1,111 | 2 and 2 | 1,111 | $270,000 | $260,000 | 96.3% | 94 |
| Jan 2026 | 1,453 | 2 plus den and 2 | 1,558 | $435,000 | $410,000 | 94.3% | 82 |
| Dec 2025 | 1,349 | 2 plus den and 2 | 1,458 | $434,900 | $415,000 | 95.4% | 35 |
| Nov 2025 | 1,349 | 2 plus den and 2 | 1,458 | $359,900 | $300,000 | 83.4% | 188 |
Across all 36 MLS closings in 60 months, six sold below $300,000, five from $300,000 to $349,999, ten from $350,000 to $399,999, eight from $400,000 to $449,999 and seven at $450,000 or more. The middle of the record is $350,000 to $399,999, and the last 12 months have shifted below it.
The $205,000 sale in February 2026 (1,178 plan, 141 days, 76.2% of list) and the $450,500 sale in May 2026 (1,453 plan, 18 days, 94.9% of list) are the low and the high of the 12-month window, and they are two different plans. That gap is the reason we do not value from a neighborhood median.
Winding Stream MLS medians have moved from $405,000 in 2022 to $325,000 in the 2026 sales so far, with more closings, longer days on market and lower sold-to-list ratios in between. County recorded sales tell the longer story: a $162,000 median in 2020, a $400,000 median in 2022 and $322,500 in 2026 to July 29.
Data updated: October 2026 (Southwest Florida MLS, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 2021 (December) | 2 | $415,000 (mean of $380,000 and $450,000) | $380,000 to $450,000 | 10 | 97.6% |
| 2022 | 12 | $405,000 (mean of $400,000 and $410,000) | $349,900 to $490,000 | 9.5 | 100.0% |
| 2023 | 1 | $390,000 (one sale) | $390,000 | 41 | 94.0% |
| 2024 | 5 | $380,000 | $365,000 to $484,000 | 43 | 92.4% |
| 2025 | 7 | $300,000 | $260,000 to $435,000 | 85 | 91.3% |
| 2026 to October 21 | 9 | $325,000 | $205,000 to $450,500 | 94 | 94.3% |
In the 12 months to October 21, 2026, 11 condos closed at a $325,000 median in 94 median days at 94.3% of list. In the 12 months before that (October 21, 2024 to October 20, 2025), five closed at a $290,000 median in 85 median days at 91.3% of list. So the median is about 12 percent higher, there were more than twice as many sales, and the sold-to-list ratio improved while days on market lengthened. Both windows are small samples: one sale aging out of the older window moved its median by $42,500, so read the change as a description, not a trend.
| Year | Qualified county sales | Median price |
|---|---|---|
| 2026 (to July 29) | 10 | $322,500 |
| 2025 | 8 | $340,000 |
| 2024 | 8 | $395,000 |
| 2023 | 2 | $425,000 |
| 2022 | 13 | $400,000 |
| 2021 | 12 | $220,000 |
| 2020 | 10 | $162,000 |
| 2019 | 8 | $168,750 |
| 2018 | 10 | $182,740 |
| 2017 | 8 | $180,250 |
| 2016 | 10 | $187,500 |
| 2015 | 18 | $192,500 |
| 2014 | 7 | $187,000 |
| 2013 | 13 | $152,500 |
The county file holds 173 qualified sales in all, back to the original developer sales of 2001, when 17 closed at a $295,000 median. The median rose from $162,000 in 2020 to $400,000 in 2022, a 147 percent rise in two years, then fell back to $322,500 in 2026, about 19 percent below 2022. Small counts move medians, so we describe direction and not a precise rate.
We do not forecast. What the record does say is that days on market are the leading signal: the median rose from 43 in 2024 to 85 in 2025 and 94 in 2026, and a condo priced to the recent closings still sells. What buyers underwrite next is the club fee, the CDD line and insurance, which is why the fee stack is a section of this page.
Winding Stream's $325,000 median sits $68,000 below all of Spring Run's $393,000 and $105,000 below the rest of Spring Run's $430,000, because Winding Stream is the entry-price garden condominium neighborhood inside a community of villas, garages and private pools. The club, the gate and the golf are identical.
Data updated: October 2026 (Southwest Florida MLS, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Factor | Winding Stream | Spring Run at The Brooks, whole community |
|---|---|---|
| Homes | 120 | 847 |
| Regime | Chapter 718 condominium, one Recreation Association | Chapter 720 master association; five Chapter 718 condominium neighborhoods and five Chapter 720 villa neighborhoods |
| Built | 2001 to 2002 | 1998 to 2002 |
| Heated area (county roll) | 1,111 to 1,453 | 1,111 to 2,452 |
| Bedrooms (county roll) | 2 on all 120 | 2 or 3 |
| Parking | Assigned carport | Garages on all 227 fee-simple homes; condominium garages not on the roll |
| Private pool | None; neighborhood pool | 187 of 227 fee-simple homes; none of the 620 condominiums |
| Club annual fee, 2025 to 2026 | $9,159 | $9,159 |
| CDD per year | $1,017.25, plus $556.84 in buildings 30 to 32 | $1,017.25, with the same three-building exception |
| MLS closings, 12 months | 11, $325,000 median, 94 median days | 35, $393,000 median, 56 median days |
| Median sold-to-list, 12 months | 94.3% | 95.0% |
| Closings as a share of homes | 9.2% | 4.1% |
| Active listings, Oct 21, 2026 | 3 ($309,900, $344,000 and $389,000) | 11, including those three |
| Months of supply (our arithmetic) | 3.3 | 3.8 |
What a Spring Run buyer gains at a higher price is a garage, a private pool at most villas and up to 2,452 square feet. What a Winding Stream buyer gets is the cheapest route to the same gate, club and golf, with a neighborhood association that runs the buildings. The value gap is therefore a product gap, and it does not measure a difference in the club.
The buyer who looks at both is usually deciding between a garage and a lower price. A Winding Stream valuation that names that trade-off, with the numbers, is more persuasive than one that quotes the neighborhood median. Our Spring Run at The Brooks guide describes the alternatives.
Selling your Winding Stream condo? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying in Winding Stream? Call Marc at (239) 287-5873 or read how we represent buyers.
Online estimates miss on Winding Stream condos because the neighborhood has only 11 sales a year, the MLS square footage is inconsistent for the same plan, and a model cannot see floor level, condition, approvals or the fee stack. One sale can move an automated estimate by thousands of dollars.
With 11 sales in 12 months, a single sale at $205,000 or $450,500 moves any average. An automated model trained on thousands of homes weights Winding Stream's few sales against the rest of Estero's, and it will not know that a 1,178 and a 1,453 are different markets.
A model that reads the MLS living-area field will size the same plan as 1,111, 1,208 or 1,209 square feet, and the 1,178 plan as 1,511 in at least one sale. The county's heated area is the reliable field, and our valuation uses it.
Search results and public records blur Winding Stream with Winding Waters, Winding Trails and, in an older briefing, Shadow Wood. A model that keys on the name can pick up the wrong neighborhood, and a person who keys on the wrong name can pick the wrong comparables.
A live comparable set adds the three condos for sale today, the asking-price history, the plan match, the fee stack and the association's paperwork. That is the difference between a number and a valuation.
The live competition on October 21, 2026 was three Winding Stream condos, a $389,000 listing with 35 days on the market and two 1,209 square foot listings at $344,000 and $309,900 that had waited 222 and 223 days, at a median asking price of $344,000. Three actives against 11 closings a year is about 3.3 months of supply, though the longer-waiting listings show that low supply does not guarantee a sale.
Data updated: October 2026 (Southwest Florida MLS, pulled October 21, 2026)
| Status | List price | Beds and baths | MLS living area | Days on market |
|---|---|---|---|---|
| Active | $389,000 | 2 and 2 | 1,333 | 35 |
| Active | $344,000 | 2 and 2 | 1,209 | 222 |
| Active | $309,900 | 2 and 2 | 1,209 | 223 |
The $344,000 listing is priced above the 12-month closings of the same MLS size, which came at $325,000 in May 2026 and $320,000 in July 2026. The $309,900 listing of the same size asks less than both and has still waited 223 days. Asking prices are what sellers hope for and sold prices are what buyers paid, and a valuation is built on the second.
In the last 12 months the median buyer paid 94.3% of the final list price, and the median gap was $24,400. Ten of 11 sales closed below list. A buyer looking at a Winding Stream condo expects a negotiation, so an opening price that leaves room is standard, and one that does not is the pattern of a listing that sits.
When we read a competing Winding Stream listing we ask: which plan, how many days, how many price changes, which building, and whether the fee facts are stated. A listing that omits the club fee or the building number is not a comparable until we have the missing facts from the manager.
A Winding Stream buyer's recurring costs are the club's $9,159 annual fee, the CDD's $1,017.25 assessment, the neighborhood's unpublished assessment, property tax and insurance, and every dollar of them comes out of what the buyer can pay for the condo. The two published lines alone equal about 3.1 percent of a $325,000 price each year.
Data updated: September 2026 (club fee sheet 2025 to 2026; Brooks CDD proposed budget for fiscal 2027; Lee County Property Appraiser 2026 millage book, October 9, 2026)
| Recurring line, per year | Amount | Share of $325,000 |
|---|---|---|
| Spring Run Golf Club annual fee, 2025 to 2026 | $9,159 | 2.8% |
| Brooks CDD operations assessment | $1,017.25 | 0.3% |
| Property tax if homesteaded (our arithmetic) | about $3,688 | 1.1% |
| Property tax if not homesteaded (our arithmetic) | about $4,216 | 1.3% |
| Insurance, Lee County average for condominium unit owners incl. wind | $1,494 | 0.5% |
| Lines above, homesteaded | about $15,358 | 4.7% |
The Winding Stream Recreation Association's own assessment is not published, so it is not in the table. Sandcastle Community Management states it on request, and it comes with the estoppel. The insurance line is the Lee County average from the Office of Insurance Regulation's July 2026 report, and a quote for the specific unit is the only reliable number. The tax lines assume the assessed value equals the price at the 2026 millage of 12.9712 with 2026 homestead exemptions.
Buyers do not add fees to the price, they subtract them from it. A buyer whose lender allows a fixed monthly payment will pay less for a condo that carries $763 a month in club fees than for one that does not. That is why the club fee, at 2.8 percent of the price every year, is part of every Winding Stream valuation, and why we keep it in the first paragraph of the listing.
Buildings 30, 31 and 32, which hold 30 of the 120 homes, also pay $556.84 a year of CDD debt service, for a total of $1,574.09, with $1,987.28 of principal outstanding after the 2026 to 2027 payment. It is small, but it is the only line of its kind in Spring Run, and it is a fact a buyer's agent should find. We record the building number on every valuation.
The club's 2025 to 2026 sheet lists a $12,000 resale fee for an outside buyer, or $3,500 for an existing member moving within Spring Run, and the treasurer's report says it goes into the replacement reserve. It is 3.7 percent of the $325,000 median. Whether the buyer or the seller pays it is a contract term, and buyers reduce their offers to budget for it.
Selling your Winding Stream condo? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying in Winding Stream? Call Marc at (239) 287-5873 or read how we represent buyers.
Five sets of rules shape a Winding Stream sale price: the Section 718.503 condominium documents and their 7-day voidability window, the two estoppel certificates, the Section 689.261 property tax disclosure, the Section 689.302 flood disclosure, and the post-NAR buyer-agent structure. Each adds time, cost or negotiation leverage, and each is priced into the offer.
Winding Stream is a Chapter 718 condominium, so the resale disclosure is Section 718.503, which entitles a buyer, at the seller's expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the governance form and the Frequently Asked Questions and Answers document. The homeowners association summary in Section 720.401 does not apply to associations regulated under Chapter 718. Where the master association acts as a Chapter 720 association, we route the question to your closing agent or attorney, and this page is information, not legal advice.
A resale contract must contain a conspicuous clause stating either that the buyer received the documents more than 7 days, excluding Saturdays, Sundays and legal holidays, before signing, or that the buyer may cancel within 7 such days after signing and receipt. For contracts signed after December 31, 2024, the contract must also state, in conspicuous type, that the association is not required to have a milestone inspection or a structural integrity reserve study, which is the case for Winding Stream because every building is two stories.
Florida caps a standard current-account condominium estoppel at $299 under Section 718.116, with $119 more for delivery within three business days and $179 more for a delinquent account. The Recreation Association's certificate comes through Sandcastle Community Management, and the club lists its own $250 estoppel. In Lee County the seller customarily pays for the estoppel, and the contract controls.
Section 689.261 requires a property tax disclosure summary, and Section 689.302 requires the seller to complete a flood disclosure at or before signing. We hold no Winding Stream specific flood or damage record, so the seller's answers matter.
Since August 17, 2024, buyer-broker compensation cannot be advertised in the MLS, a buyer's agent must have a written agreement before touring, and commissions are negotiable. A seller may offer to contribute toward the buyer's agent's fee off the MLS, and may offer closing-cost concessions on the MLS.
Three things move a Winding Stream condo's number before you list: the documents that prove what has been replaced, the approvals for any work, and the condition and staging of the home. The building dates from 2001 and 2002, so a roof, air-conditioning or window permit in hand is worth more than a cosmetic update.
Winding Stream is 24 to 25 years old. Section 627.7011 limits an insurer's ability to refuse or nonrenew a policy solely because of roof age when the roof is under 15 years old, and Section 553.844 exempts roofs built or replaced to the 2007 Florida Building Code or later from the 25 percent rule. Replacement windows must be impact-resistant or installed together with shutters, and the Village of Estero requires a permit for windows, shutters, entry doors and air-conditioning changes. A permit with a final inspection is evidence.
The MLS does not tag renovation, so we cannot state a return, and we do not. We can say that the 1,453 plan's sales range from $410,000 to $450,500 and that we read condition as part of that spread. Floors and kitchens matter, and approvals matter as much.
The neighborhood alone approves air conditioners, front-door hardware and tile on the lanai, and both the neighborhood and the Spring Run committee approve enclosures, windows and shutters, with up to 45 days at the master level. When a home is sold, all applications and approvals transfer to the new owner. A seller who holds the approvals sells a condo whose upgrades are provable.
Selling your Winding Stream condo? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying in Winding Stream? Call Marc at (239) 287-5873 or read how we represent buyers.
Selling a Winding Stream condo at the $325,000 median nets an estimated $302,000 after a negotiated commission, a buyer-agent contribution, documentary stamps, the owner's title policy and the fixed closing costs, before property tax proration and any mortgage payoff. Every line is an estimate, and the commission is an example you negotiate.
| Item | $265,000 (1,178 plan median, 12 months) | $325,000 (neighborhood median) | $425,000 (1,453 plan median, 12 months) |
|---|---|---|---|
| Listing commission (example 2.75%) | -$7,288 | -$8,938 | -$11,688 |
| Buyer-agent compensation (example 2.5%, if offered) | -$6,625 | -$8,125 | -$10,625 |
| Deed documentary stamps ($0.70 per $100) | -$1,855 | -$2,275 | -$2,975 |
| Owner's title policy (promulgated) | about -$1,400 | about -$1,700 | about -$2,200 |
| Search, settlement, lien search, estoppels (estimate) | about -$1,924 | about -$1,924 | about -$1,924 |
| Estimated costs with a buyer-agent offer | about -$19,092 (7.2%) | about -$22,962 (7.1%) | about -$29,412 (6.9%) |
| Estimated net with a buyer-agent offer | about $245,908 | about $302,038 | about $395,588 |
| Estimated net without a buyer-agent offer | about $252,534 | about $310,163 | about $406,214 |
The fixed line is $1,200 for search and settlement, $175 for a municipal lien search, up to $299 for the neighborhood estoppel and $250 for the club estoppel. Property tax proration and any payoff come out on top, and neither is estimated because both depend on your bill and your loan.
Your own net sheet uses your tax bill, your payoff, your commission terms and a decision on the club resale fee. Ask Jesse at (239) 898-6072 and we will build it beside your valuation.
Renting a Winding Stream condo is allowed with approval: a 30-day minimum lease, 20 days' notice, a $100 fee per lease, registration with the neighborhood and the club, and no pets in leased units. Whether it beats selling depends on net rent after the club fee, the CDD, tax and insurance, compared with a net near the sale figure above.
Our June 2026 pull of Brooks rentals recorded one Winding Stream annual lease at $2,200 a month. One data point is not a rent history, so we publish no yield, and a landlord should price the club fee, the neighborhood fee, tax and insurance against any rent before deciding.
Leases not approved are void. The club requires every lessee to become a member, delegating the owner's privileges to a tenant costs $585.75 as billed, and the owner's own privileges are suspended while the tenant holds them. A stay under 30 days is not allowed by the neighborhood, so a plan that relies on shorter stays does not work here.
At $2,200 a month, a year's rent is $26,400 before any cost. The published recurring lines on a $325,000 condo are about $13,864 a year for a homesteaded owner and $14,392 for a non-homesteaded one, before the neighborhood's fee and insurance, so the arithmetic is tight and depends on lines we cannot see. We run it for your unit when you ask.
County recorded sales add depth and a check: the county file shows 12 qualified sales since September 29, 2025 at a $322,500 median, one more than the 11 the MLS marketed, so one recorded sale did not go through the MLS. County figures carry their own denominator and are never mixed with MLS square-foot figures.
Data updated: September 2026 (Lee County Property Appraiser recorded sales through July 29, 2026)
The county's qualified sales are deed prices flagged as arm's-length by the Department of Revenue's codes. In all years on file there are 173, and 120 residential parcels are on the 2026 roll, so the county's count works out to about 1.4 qualified sales per parcel since 2001. The county file ends July 29, 2026.
We use the MLS for days on market, sold-to-list and the listing history, and the county for the plan (heated area), for sales that never reached the MLS, and for the long view back to 2001. Where they disagree we say so and we use the conservative figure.
The county's 2026 median of $322,500 covers 10 sales to July 29, and the MLS's 2026 median of $325,000 covers 9 to September 29. Different windows and different sales explain a $2,500 gap in a neighborhood this small.
Selling your Winding Stream condo? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying in Winding Stream? Call Marc at (239) 287-5873 or read how we represent buyers.
The best time to have a Winding Stream condo valued is before you decide, because a valuation is free, takes no commitment and gives you 30 days of lead time on the association notice. The MLS shows closings in every season from November to July in the last 12 months, so the calendar matters less than the price.
You can ask for a valuation and never list. It gives you a defensible number for a refinance conversation, an estate, a divorce or a decision to hold. We do not ask you to sign anything to receive it.
A valuation in the fall lets you prepare the documents and the approvals, so a winter listing meets seasonal buyers with a complete file. Because for-sale signs are banned in Spring Run, the MLS listing carries all of the exposure, and we would rather it launched complete.
With 11 sales a year, one new closing can move the picture, so we suggest updating a valuation when the MLS shows a new sale of your plan, or every quarter if you are close to listing.
Winding Stream 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 floor plan, placed beside the two live listings, your buyer's fee stack and a net sheet. There is no cost and no obligation.
Data updated: October 2026
You receive the recent closed sales for your plan with dates, prices and days on market, the plan match from the county roll, the adjustments for floor level, condition and building, the two live listings and their histories, the fee stack a buyer will underwrite, a net sheet at three prices, and a written recommendation with a fallback and a review date.
The more you bring, the better the number: your building and unit's plan size if you know it, the year and permit for the roof, windows and air conditioning, any architectural approvals, the lease if a tenant is in place, and your last association statement. If you do not have them, we ask the manager.
Call Jesse direct at (239) 898-6072, email [email protected], or start with the free home valuation. If you are ready to list, read our Winding Stream seller guide. If you are buying, call Marc at (239) 287-5873.
Selling your Winding Stream condo? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying in Winding Stream? Call Marc at (239) 287-5873 or read how we represent buyers.
If you're searching for a Winding Stream listing agent, or thinking, "I need someone to value and sell my Winding Stream condo," you are in Spring Run's entry-price neighborhood, where the plan, the ask against the recent closings and the association paperwork decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
In the last 12 months we tracked all 11 Winding Stream closings in the Southwest Florida MLS, pulled October 21, 2026, and every one of the 36 in the last 60 months. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number.
Start with a free Winding Stream home valuation. Jesse follows up with the closings that fit your plan, adjusted for floor level, condition and any lease. (239) 898-6072, text or call. Confidential conversations welcome. When you are ready to list, our Winding Stream seller guide covers the 30-day notice and the costs. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers.
Not necessarily. The last 12 months' 11 closings were spread from November to July, and price and plan mattered more than the month. A complete file and a price near your plan's recent closings matter most.
The county's heated areas and the MLS's inconsistent square footage make a per-foot comparison unreliable, but Winding Stream's $325,000 median is $105,000 below the rest of Spring Run's $430,000, and the difference is largely product: garages, private pools and larger homes.
Compare your ask with the recent closings for your plan. The $344,000 listing that has waited 222 days sits above the $325,000 and $320,000 closings of the same MLS size. A reset toward the closings, a photo and condition review and a fresh valuation are the usual steps.
Yes. The valuation is free and carries no obligation, and many owners use it for estate, tax, refinance or hold decisions.
Ask each team to price your specific plan from its own recent closings, name the fees and documents a buyer will see, and show a net sheet. Our guide to the best real estate agents in Estero lists what to compare.
McGreevy and Comisar is a top-reviewed Winding Stream 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.
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
A condo that sits without offers is usually a pricing conversation, and a valuation from the recent closings is where that conversation starts.
★★★★★ "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
★★★★★ "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 Winding Stream specialist matters for a valuation because the neighborhood's four plans price differently, its MLS square footage is unreliable, its buyer pays a $12,000 club fee, and its rules add a 30-day notice and two estoppels. A general agent tends to price from the neighborhood median and learn the rest at closing.
Jesse has been in Southwest Florida real estate since October 2004 and builds every valuation. Call Jesse direct at (239) 898-6072.
Marc walks the condo and coordinates buyers, contractors and inspections. Call Marc at (239) 287-5873.
A general agent tends to use the MLS square footage, quote the neighborhood median to every plan, miss that buildings 30 to 32 pay CDD debt service, use the 2018 rules' $2,500 transfer fee and leave out the buyer's fee stack. Each one moves the number.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and have over $900 million in personal sales.
The same record-first method runs through our guides to what a Brooks home is worth, what an Estero home is worth and the Winding Stream neighborhood guide.
If you value a Winding Stream condo because you plan to sell it and buy again, we coordinate both sides so you know your proceeds before you offer. Our Winding Stream buyer guide covers buying here, and Marc represents buyers across Estero.
A valuation gives you proceeds before you offer. We compare selling first and buying first in dollars, including the carrying cost of two homes and the 30-day Winding Stream notice.
Our Estero buyer guide and our Brooks buyer guide cover the rest of the market. You can also read our Winding Stream seller guide for the selling steps.
These are the questions Winding Stream owners ask most about value, answered from the closings and the public record cited on this page. Each answer names Winding Stream. For a number on your condo, use the free home valuation or call Jesse direct at (239) 898-6072.
Start from the 12-month median of $325,000 (n = 11), then move to your plan: the 12-month medians were $320,000 for the 1,111, $265,000 for the 1,178, $357,500 for the 1,349 and $425,000 for the 1,453. Floor level, condition and building adjust it from there.
The 11 MLS closings of the last 12 months ran from $205,000 to $450,500. The prior 12 months had five closings at a $290,000 median. The county's qualified sales show 12 since September 29, 2025 at a $322,500 median.
The 1,453 plan has closed at $410,000 to $450,500 in the last 12 months, with a $425,000 median on three sales, and at $410,000 to $490,000 over 60 months, with a $450,250 median on eight sales. Condition and floor level explain part of the range.
The 1,111 plan closed at $260,000 to $325,000 in the last 12 months, with a $320,000 median on three sales, and at $260,000 to $484,000 over 60 months, with a $360,450 median on 14 sales.
The 1,178 plan closed at $205,000 to $340,000 in the last 12 months, with a $265,000 median on three sales, and it has the slowest record, with a median of 115 days over 60 months. Price is most of that story.
The 1,349 plan has the smallest sample, two sales in the last 12 months at $300,000 and $415,000 and five in 60 months at a $415,000 median. With so few sales we lean on the neighboring plans and the live listings.
Not on the MLS record: the median is about 12 percent higher than the prior 12 months ($325,000 against $290,000), with more than twice as many sales, though both are small samples. Against 2022, the county median is about 19 percent lower ($322,500 against $400,000).
The 60-month MLS median is $380,000 and the 12-month median is $325,000, so over the MLS window the price is lower. The county median was $162,000 in 2020, so over a longer view it is higher, after a spike and a fall.
An automated estimate cannot see your plan, floor, condition, approvals or fee stack, uses an MLS square-footage field that is inconsistent in Winding Stream, and rests on 11 sales a year.
It is an opinion of what a willing buyer has been paying for a comparable condo, built from closed sales, and it is as accurate as the record allows. We show the closings and the adjustments so you can check every step. It is not an appraisal.
In a 2001 to 2002 building the roof and its permit date matter to a buyer's insurer. The association handles roof cleaning and painting on a cycle, and we ask the manager what the association has recorded about roof work.
Yes. Every home pays $1,017.25 a year, and buildings 30, 31 and 32 also pay $556.84 of debt service, for $1,574.09. It is part of what a buyer subtracts.
The club is bundled and non-equity, so buyers pay the $9,159 annual fee whether they golf or not. Golf is why the neighborhood is attractive, and the fee is why the price is what it is. We do not add a premium for the membership.
The FEMA map returned Zone X at four points along Spring Run Boulevard, but Spring Run as a whole is a mix of Zone AH and Zone X, so the zone is a per-address fact that a lender checks.
Winding Stream condos have assigned carports and no private pools, so the comparison is against other Winding Stream condos. Buyers who want a garage or a pool look at other Spring Run neighborhoods.
A buyer's lender orders an appraisal after the contract exists. The appraiser uses recent closings and the county's heated area, and a listing that overstates the square footage invites a gap.
A valuation is a free opinion we prepare before you list, and an appraisal is a lender's report on a contract. We prepare the first so the second does not surprise you.
When the MLS shows a new sale of your plan, or every quarter if you are close to listing. With 11 sales a year, one closing can move the picture.
The comparable closings for your plan, the plan match from the county roll, the adjustments, the live listings, the buyer's fee stack, a net sheet at three prices and a written recommendation with a fallback.
Not to start. We can build a first opinion from the record, and we walk the condo when you are ready, because floor level, condition and updates are only visible in person.
For the market as we last read it. Given one closing can move the picture and the record is small, we treat a valuation as current for a quarter, or until a new sale of your plan.
An estimated $302,000 at $325,000 with a 2.75 percent listing commission and a 2.5 percent buyer-agent contribution, or about $310,000 without the contribution, before property tax proration and any payoff. The commission is negotiable.
Compare the ask with the recent closings for your plan and with the two live listings. If it is above the closings and the condo has sat, it is probably above the market.
The MLS does not tag renovation, so we cannot measure a return in Winding Stream. Condition explains part of the spread within a plan, and approvals for any work matter as much as the work.
A valuation is what the record says a condo is worth. A list price is a marketing decision, set above the expected sale price to leave room, and here the median sale closed at 94.3% of final list.
The seller customarily pays for the owner's title policy in Lee County, and the buyer pays for the lender's policy, but the contract controls. At $325,000 the promulgated premium is about $1,700.
It states the dues, assessments and amounts owed on a unit. Florida caps a standard current-account condominium estoppel at $299, the club lists a $250 estoppel fee, and the seller customarily pays in Lee County.
Winding Stream is a Chapter 718 condominium, so the resale documents come under Section 718.503 and not the homeowners association summary in Section 720.401. Confirm with your closing agent or attorney.
It depends on the numbers. A 30-day minimum lease, approval, a $100 lease fee and a $585.75 delegation charge apply, and our June 2026 pull recorded one annual lease at $2,200 a month, too little to publish a yield.
Yes. We work from the record and the manager's documents, and Marc can walk the condo for you.
The buyer takes the lease, and the lease must have been approved by the neighborhood and the club. A tenant's file and rent belong in the valuation.
The 11 closings of the last 12 months came between November and July, and price and plan mattered more than the month. We do not adjust a value for the season.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. We value each plan against its own closings, use the county's square footage and show every step. Call Jesse at (239) 898-6072.
If you are ready to list, read our Winding Stream seller guide. If you are buying, read the Winding Stream buyer guide.
Jesse McGreevy and Marc Comisar are the local real estate experts for Winding Stream owners weighing a sale in Spring Run at The Brooks, leading a Domain Realty Group team from an office in Bonita Springs, a short drive from the Coconut Road gates. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities.
McGreevy and Comisar is a top-reviewed Winding Stream realtor on Google. Read more about McGreevy and Comisar, and the neighborhood record behind this page in our Winding Stream neighborhood guide.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities.
Our credentials, stated once more:
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at Domain Realty Group.
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Jesse McGreevy: (239) 898-6072 · [email protected] | Marc Comisar: (239) 287-5873
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 Winding Stream page traces to a primary or official source: the neighborhood's and the club's own documents, Florida state records and statutes, Lee County and Village of Estero records, FEMA and federal sources. Market data is from the Southwest Florida MLS, pulled October 21, 2026. No listing portal or aggregator is cited. The club's 2025 lease and transfer package returned a not-found error on September 30, 2026, so it is not linked.
Winding Stream's key documents are published by the neighborhood, Spring Run Golf Club, the Brooks CDD, the State of Florida, FEMA and the federal government; the table links each to its issuing authority. The recorded declarations of condominium come from the Lee County Clerk's official records, and the neighborhood estoppel from Sandcastle Community Management.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Winding Stream Rules and Regulations | Winding Stream Recreation Association | amended May 2018 | Rules, PDF |
| Membership at a Glance, 2025 to 2026 | Spring Run Golf Club | 2025 to 2026 | Fee sheet, PDF |
| Treasurer's 2025 Budget Report to Owners | Spring Run Golf Club | 2025 | Budget report, PDF |
| Map of Spring Run | Spring Run Golf Club | current file | Map, PDF |
| Brooks CDD adopted budget, fiscal year 2026 | Brooks of Bonita Springs CDD | fiscal 2026 | Budget, PDF |
| Brooks CDD proposed budget, fiscal year 2027 | Brooks of Bonita Springs CDD | fiscal 2027 | Proposed budget, PDF |
| Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | Condo extract, CSV |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| Estoppel certificate fee caps, staff analysis | Florida House of Representatives | 2024 | HB 979 analysis, PDF |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | Ian report, PDF |
| Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 | Milton report, PDF |
Winding Stream 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 floor plan's closed sales, with the fee stack and a 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.