Spanish Wells - Las Brisas

Why McGreevy and Comisar Are the Best Realtor for Las Brisas at Spanish Wells

If you are searching for the best realtor for Las Brisas at Spanish Wells in Bonita Springs, whether you are ready to sell your Las Brisas home or buy your next one, McGreevy and Comisar is the team that delivers. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the number one team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008, with over $2.5 Billion sold with our Domain Realty Group team and over $900 million in personal sales between Jesse and Marc.

Recent Las Brisas track record, last twelve months

Lee County parcel roll and Southwest Florida MLS, pulled September 2026. Las Brisas is the entry price tier inside Spanish Wells.

Honors and recognition

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

What we bring to a Las Brisas listing that a portal cannot

We tracked all 216 Las Brisas parcels through the Lee County property roll by their recorded legal descriptions, 210 of them residential units and 6 common-element or right-of-way tracts. That is how we can tell you that this neighborhood holds six separately recorded condominiums and not four, that two of the six are absent from the merge our own earlier research used, that one of them recorded no sale at all last year, and that the component most often lumped into the entry tier is the one with the largest units and the highest valuations in the neighborhood.

Selling your Las Brisas home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.

Buying in Las Brisas? Read how we represent buyers in Southwest Florida, or call Marc at (239) 287-5873 for a personalized buyer consultation.

Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34134.

What Las Brisas at Spanish Wells Is

Las Brisas at Spanish Wells is a group of 210 attached homes in 49 buildings inside Spanish Wells Golf and Country Club in Bonita Springs, Florida. It is the community’s entry price tier, it was built between 1995 and 2003, and it is not one condominium. The county roll records six separately recorded condominiums here, sharing a name, a set of streets and almost nothing else.

Those six are the reason this page exists. A buyer or a seller who treats “Las Brisas” as a single market is working from a figure that blends a 1,076 square foot unit with a 2,228 square foot one, and prices that ran from $200,000 to $590,000 in the last twelve months. The structural, tax and market facts here come from primary records: the Lee County parcel roll and the recorded legal descriptions on it, FEMA’s own published schedules, and the Lee County Property Appraiser’s millage book. Where a figure reaches us any other way, through the association’s own budget, the club’s own materials, or news coverage of the city’s flood rating, we say so in the section it appears in. We have not opened the recorded declarations themselves; their recording references below come from the Property Appraiser’s legal-description field. Las Brisas is one of the named neighborhoods inside Spanish Wells, and Spanish Wells is one of the older gated golf communities in Bonita Springs.

The six components, from the county record

Every unit count above reproduces the Lee County GIS neighborhood layer’s own residential_parcels figure exactly. We counted them by their recorded legal descriptions on the parcel roll, which is a different field on a different county layer from the summarised count they match. Six for six. That is meaningful corroboration and it is corroboration within one source class, two layers of the same county’s GIS, rather than across two independent kinds of record.

Why “six, not four” matters

Our own earlier research merged this neighborhood as four entities. The county records six recorded condominiums. The two the merge left out are Vista Del Sol at Las Brisas, 20 units, and Puesta del Lago, 56 units, which between them are 76 of the 210 homes here. Puesta del Lago is the largest single component in Las Brisas. Vista Del Sol is not unknown to the community: it appears in the master association’s own list of sub-associations. It was the merge that dropped it, not the record.

That is not a rounding error in a description. It is a third of the neighborhood, and it changes which comparable set a seller in those buildings should be priced against.

The spread that a single Las Brisas number hides

Puesta del Sol’s median county valuation is 1.66 times Vista Del Sol’s, $449,563.50 against $270,550.50. Those are two condominiums inside one named neighborhood, a few hundred yards apart, and no blended figure describes both. If you own in Las Brisas and want to know which of the six you are in and what that is worth, call us at (239) 898-6072.

Six Associations Under One Name

Las Brisas contains six separately recorded condominiums under Florida Chapter 718, each with its own recorded declaration. How many governing bodies those six answer to today is not something we have established, and it should not be assumed to be six. Elsewhere in this same community seven recorded condominiums are administered by three governing bodies, and our own research corpus records the Las Brisas family as seven management units against four corporate entities on the state register. What is certain is that whichever body governs your unit sits beneath the Spanish Wells Community Association, the master association for the whole community.

The recorded instruments

Each component’s units carry their own recording reference in the legal description on the county roll:

Those references are the starting point for pulling any of these declarations from the Lee County Clerk’s official records. They come from the Property Appraiser’s own legal-description field rather than from the Clerk’s index, which is a separate county system.

What being six recorded condominiums actually changes

Each of the points below follows from the recording structure and holds however many governing bodies the six answer to. Where we write “association”, read “whichever body governs your component”.

Reserves and assessments are per association. A special assessment at Puesta del Lago does not touch a Coach Homes owner and vice versa. When you ask “what are the Las Brisas fees”, there is no single answer; there are six, plus the master.

Insurance is per association. Each of the six carries its own master policy on its own buildings, with its own limits and its own deductible. Post-2022 Florida condominium insurance has moved sharply and it has not moved identically for every association.

Documents are per association. The declaration, bylaws, rules and financial statements you are entitled to as a purchaser are your own association’s, not the neighborhood’s.

Estoppel is per association. The certificate your title company orders comes from your own association, and its fee is set by that association.

Which one am I in?

It is on your legal description, and the street is a strong hint but not a complete answer:

Two of the three street groups are ambiguous. Las Maderas Drive alone carries three separate associations and 72 units between them. Do not infer your association from your street. We can read it off the county record in a few minutes. Call (239) 898-6072.

Las Brisas Condominium Homes: 50 Units in Five Buildings

Las Brisas Condominium Homes is a 50-unit condominium in five buildings on Palmas Grandes Boulevard and Palmas Grandes Lane, built in two cohorts in 1995 and 1997. It is one of the two components with the most transaction activity in Las Brisas, tied with Puesta del Lago at four qualified deeds each, and it carries the lowest entry prices in the neighborhood.

The county record

The even split, twice over

Condominium Homes is split almost exactly in half on two different axes at once: 25 single-storey units against 25 two-storey, and 26 two-bedroom units against 24 three-bedroom. Four units carry three baths and the other 46 carry two.

That matters when you price. A two-bedroom single-storey unit and a three-bedroom two-storey unit in the same five buildings are different products, and with 50 units there are enough of each that a comparable set can be built without leaving the component.

Where the entry price in Spanish Wells actually sits

Two Condominium Homes units sold at exactly $200,000 in the last twelve months, four and a half months apart and in different buildings: 9070 Palmas Grandes Boulevard unit 206 on 26 March 2026 and 28060 Palmas Grandes Lane unit 202 on 10 August 2026. Those are the two lowest qualified sales we found anywhere in Spanish Wells in that window, on the segments we pulled. We did not enumerate every qualified deed in the base subdivision individually, so read that as the lowest we found rather than the lowest that exists.

Two sales at an identical price in one building is the kind of coincidence worth checking before it is published as two independent data points. They are two different parcels in two different buildings with two separate county records, so they are two sales, and we publish them as two.

The market for this component

Four qualified county deeds in the trailing twelve months, at $200,000, $200,000, $310,000 and $344,650. n=4, even, median $255,000 from a middle pair of $200,000 and $310,000.

Note that $255,000 is not a price any Condominium Homes unit actually sold for, and that is correct. On an even-numbered set the median is the average of the two middle values, and it should not equal an observed sale unless those two middle sales happen to be identical. Here they are not, so it does not.

A median on four sales is a description of four sales. We publish it with its count visible rather than dressed up as a market rate. Call (239) 898-6072 and we will show you the four.

Las Brisas Coach Homes: 28 Units, and Zero Sales in Twelve Months

Las Brisas Coach Homes is a 28-unit condominium in seven buildings on Las Maderas Drive, built between 1995 and 1997. It recorded no qualified sale at all in the last twelve months, which makes it the only component in this entire build with a transaction count of zero.

The county record

The zero, and what to do with it

Zero qualified deeds in twelve months. One in the twelve months before that, at $310,000.

We publish the zero because it is a real and useful fact for a 28-unit building group, and because the alternative is quietly letting a reader assume the Las Brisas median describes their unit. It does not describe a Coach Homes unit, because no Coach Homes unit traded.

For a seller here, that cuts two ways and both are worth knowing.

The unhelpful half: you have no recent in-component comparable. Your valuation has to be built from the adjacent components, adjusted for what is different about Coach Homes, and from the county’s own valuation record rather than from a sale that did not happen.

The useful half: a component with no supply on the market and 28 units in it is not a component with no demand. It is a component where nothing came up. If you are the first to list in two years, you are the only Coach Homes unit a buyer who wants one can buy.

How we would price a Coach Homes unit

From the county’s own valuation spread across all 28 units, from the four to five nearest comparable sales in Condominium Homes and Vista Del Sol adjusted for size and storey count, and from the two-year Las Brisas trend rather than a single figure. The county’s JUST median for Coach Homes is $327,635, which sits above Condominium Homes’ $296,594 and Vista Del Sol’s $270,550.50, and below Puesta del Sol’s $449,563.50.

A JUST value is an assessment, not a market appraisal, and the two are not the same number. It is a useful relative signal across components in the same neighborhood assessed by the same office in the same year, and it is not a listing price. Call (239) 898-6072 and we will build the actual valuation.

Las Brisas Twin Villas: 24 Villas, All Single Storey, and the Only Land-Use Coding in the Neighborhood

Las Brisas Twin Villas is a 24-unit condominium in twelve buildings on Las Maderas Drive, built in 1995 and 1996. Every unit is single storey, every unit has its own address, and it is the only Las Brisas component the county assigns a land-use classification to.

The county record

Twelve buildings, twenty-four units, twenty-four addresses

This is what “twin villa” means in the county record: twelve structures, two attached homes in each, and each home carrying its own street address rather than a unit number. It is the most house-like product in Las Brisas, and it is the only one where the county assigns a lot size to each home.

The land-use finding

Twin Villas is the only Las Brisas component with LANDUSEDES populated on the parcel roll: 18 units coded golf front and 6 coded lake front. Every other Las Brisas component carries no land-use classification at all, which is normal for condominium parcels and is not evidence that those units lack views.

Read the coding for what it is. It describes where the lot sits, not the view from any particular window, and a buyer should walk the specific villa. What it does support is that Twin Villas was laid out entirely on golf or water frontage, with nothing interior, which is unusual and is a genuine structural fact about the component.

The market for this component

One qualified county deed in the trailing twelve months, at $346,337, at 9192 Las Maderas Drive on 10 June 2026. n=1, so there is no median and we publish none.

The prior twelve months recorded two qualified deeds, and both were at exactly $460,000.

Two sales at an identical price deserve a second look before they are treated as two independent observations, and we looked: they are two different parcels with two different recording instruments. They are two sales. But two sales at the same number, a year before a single sale $113,663 lower, is a thin and volatile record rather than a trend, and we would not price a Twin Villas listing from it without the adjacent components alongside.

Vista Del Sol at Las Brisas: 20 Units, and the Newest Product Here

Vista Del Sol at Las Brisas is a 20-unit condominium in five buildings on Las Maderas Drive, built between 2000 and 2002. It is the smallest component, it carries the lowest county valuations in the neighborhood, and it is among the newest construction here: its 2000 to 2002 build years are matched by Puesta del Lago’s 2002 cohort and beaten by that component’s four 2003 units.

The county record

The most uniform component in Las Brisas

Every Vista Del Sol unit is a two-bedroom, two-bath plan. Twenty units, one bedroom-and-bath configuration, a heated-area range of 241 square feet from smallest to largest, and a county valuation range of $60,051 across the whole component. The units do split ten and ten between single and two storey, so a comparable should still be storey-matched.

That uniformity is genuinely useful when you sell. It means a comparable inside your own five buildings is actually comparable, and a buyer cannot argue that your unit is materially different from the one that sold. In a neighborhood where the six components differ from each other substantially, Vista Del Sol is the one where the comparable set behaves.

The storey question, and what it settles

Ten Vista Del Sol units are recorded at one storey and ten at two. The maximum is two. That matters because Florida’s post-2022 condominium safety legislation attaches milestone-inspection and Structural Integrity Reserve Study obligations at three storeys and above, and Vista Del Sol does not reach the threshold.

Carry the caveat in both directions. The county’s storey field is a mass-appraisal record rather than a Florida Building Code determination, so it is the reason we expect the three-storey regime not to reach this component, not the authority for saying so. If you intend to state your building’s status to a buyer, get it from the association or a building official first.

The market for this component

One qualified county deed in the trailing twelve months, at $310,000, at 9021 Las Maderas Drive unit 201 on 8 May 2026. n=1, no median. The prior twelve months recorded one, at $425,000.

Two sales in two years, $115,000 apart, on a twenty-unit component. That is not a market you can price from directly, and anyone quoting you a Vista Del Sol “market value” from those two numbers alone is guessing. Call (239) 898-6072 and we will build it properly.

Puesta del Sol at Las Brisas: The Component That Is Not Entry Price

Puesta del Sol at Las Brisas is a 32-unit condominium in eight buildings on Los Lagos Court, built between 1998 and 2000. It is materially larger than every other component in Las Brisas, it is valued materially higher, and treating it as part of the neighborhood’s entry tier is the single most common error made about this neighborhood.

The county record

The size gap, stated precisely

Puesta del Sol’s smallest unit, at 1,860 square feet, is larger than the median unit in every other Las Brisas component. Its median county valuation is $121,928 above the next highest.

Its higher sale prices are not a pricing anomaly to be averaged away. It is a materially larger and better-appointed product, and it is the only component with a three-bath configuration on half its units.

The market for this component

Two qualified county deeds in the trailing twelve months, at $455,000 and $590,000, at 9131 and 9151 Los Lagos Court. n=2, so there is no median and we publish none. The prior twelve months recorded two, at $471,000 and $480,000.

Four sales across two years is not a market you can median. What those four do establish is a range: every Puesta del Sol sale we can find in two years falls between $455,000 and $590,000. In the current twelve-month window both are above every sale in every other Las Brisas component. Across the two years together the picture is close but not absolute: Puesta del Lago recorded a $588,500 sale in the prior year, just under Puesta del Sol’s top.

That is the useful statement, and it is why this component is broken out separately on every table on this page.

Puesta del Lago: 56 Units, the Largest Component in Las Brisas

Puesta del Lago is a 56-unit condominium in twelve buildings on Palmas Grandes Boulevard and Palmas Grandes Lane, built between 1998 and 2003. It is the largest component in Las Brisas by unit count, the longest-running build, and one of only two components with enough recent transaction volume to support a median.

The county record

The five-year build, and the gap in the middle

Puesta del Lago went up in four cohorts across five years: twelve units in 1998, then nothing recorded until twelve more in 2001, twenty-eight in 2002 and four in 2003. Half the component was built in a single year, 2002.

A three-year gap inside one condominium means building systems of materially different ages under one association, and it shows up in roof and mechanical replacement cycles. Ask the association for its reserve study and its replacement schedule, and ask specifically whether the 1998 buildings and the 2002 buildings are on the same schedule.

The widest unit range in Las Brisas

Puesta del Lago’s units run from 1,076 to 2,167 square feet, a spread of 1,091 square feet, which is wider than any other component here and wider than the entire range of most of them. Its county valuations run $218,911 to $430,184.

That means a Puesta del Lago comparable has to be size-matched before it is useful. A 1,076 square foot unit and a 2,167 square foot unit in the same twelve buildings are not the same product, and a component median of $324,100 describes neither of them well.

The market for this component

Four qualified county deeds in the trailing twelve months: $440,000 on 13 October 2025, $322,500 on 2 March 2026, $365,000 on 30 April 2026 and $352,700 on 15 July 2026. n=4, even, median $358,850 from a middle pair of $352,700 and $365,000.

$358,850 is not a price any unit sold for, which is what an even-numbered median should look like when its two middle sales differ. The prior twelve months recorded three qualified deeds, $280,000, $490,000 and $588,500, a range so wide on so few sales that the $490,000 median it produces should be read as one observation rather than as a level.

Along with Condominium Homes, this is one of only two Las Brisas components with enough recent activity for a component median at all. Call (239) 898-6072 if you own here and want the four sales read against your own unit’s size.

Not One Building Above Two Storeys, and What That Removes

No building in any of the six Las Brisas components exceeds two storeys on the Lee County assessment roll. That places the entire neighborhood below the three-storey threshold at which Florida’s post-2022 condominium safety legislation attaches milestone-inspection and Structural Integrity Reserve Study obligations.

The storey record, component by component

What that does and does not mean

What it means: we would expect the three-storey milestone-inspection and Structural Integrity Reserve Study regime not to reach any Las Brisas building. Across the whole of Spanish Wells the only residential structures recorded at three storeys are four buildings at Marbella III, and none of them is in Las Brisas.

What it does not mean: that these associations have no reserve obligations, no structural maintenance duties, or nothing to disclose. A two-storey Florida condominium association still has to fund reserves, maintain its buildings and answer for its financial position. The three-storey regime is a specific statutory overlay, not the whole of an association’s duties.

And the caveat runs in both directions. The county’s storey field is a mass-appraisal record rather than a Florida Building Code habitable-story determination. It is a good reason to expect a particular answer; it is not the authority for one. If you intend to state your building’s statutory status to a buyer, get it from the association or a building official first. A seller who over-discloses loses nothing. A seller who tells a buyer “that regime does not apply to my building” on the strength of an assessment field, and is wrong, has made a representation in a transaction that they cannot support.

Why this is worth a section on an entry-price page

Because it is the question a 2026 condominium buyer asks first, and because a buyer who has been reading about Florida condominium reserves will assume the worst about a 1995 building unless somebody tells them otherwise with the record in hand.

Being able to answer it with the county record, the storey split and the honest caveat is worth more to a Las Brisas seller than any adjective. Call (239) 898-6072.

Where Las Brisas Sits, and It Is West of I-75

Las Brisas sits in eastern Bonita Springs, between US-41 and Interstate 75, roughly two to three miles west of the interstate. The main approach is Exit 116, Bonita Beach Road, heading west toward the Gulf, then north on Old US 41 to the Spanish Wells gate. It is an inland location, not a coastal one, and not an east-of-the-interstate one.

The geography, measured rather than asserted

We measured this across all 1,412 Spanish Wells parcels on the county roll rather than relying on a section reference. The community’s longitude range is -81.8027 to -81.7848 and its latitude range 26.3164 to 26.3305. Interstate 75 runs through this area at roughly -81.748 to -81.752 per Florida Department of Transportation geometry.

The community’s east edge sits approximately 2.2 miles from I-75 and its west edge approximately 3.3 miles. Las Brisas is bracketed by US-41 on the west and the interstate on the east, which places it in the older, more established band of Bonita Springs rather than in the newer eastern corridor.

The three street groups

Las Brisas occupies three street groups, and they are worth knowing before you view:

What that position actually buys you

Being west of the interstate rather than east of it puts you closer to the Gulf beaches, closer to Old 41 and downtown Bonita Springs, and inside the part of the city that was built out first, which means mature landscaping, established road capacity and no active construction corridors.

The tradeoff is worth stating too. Bonita Beach Road backs up badly in season, and any drive time toward the beach between January and April looks nothing like the same drive in August. We publish drive times only when they are labelled free-flow or in-season, because an unlabelled number is misleading in both directions.

The Governance Stack at Las Brisas

Las Brisas sits under six condominium associations, one master association, and a club that is a separate entity from all seven of them. A Las Brisas owner carries obligations at two association levels, their own and the master, and possibly at a third if they hold a club membership. Knowing which of the six governs your unit is the first question, and it is the one that determines every answer after it.

The stack, from your front door upward

A buyer who reads only the master association’s documents has read roughly half of what binds them, and the half they have skipped is the one that owns their roof.

What the master association handles, and what your own does

SWCA is responsible for community-wide functions: the gates and access control, the main roads inside the community, community-wide landscape and drainage infrastructure, the bulk communications contract, and the rules that apply everywhere regardless of which neighborhood you live in.

Your own condominium association handles what is specific to your buildings: the structure, the roof, the exterior, the common elements inside your component, and the reserves that fund all of it. In a condominium, the association owns the roof. That single fact drives more of a Las Brisas owner’s cost exposure than anything the master association does.

Chapter 718 and what it gives a purchaser

Florida’s Condominium Act gives a purchaser specific document-delivery rights and, on certain transactions, a rescission period. Those rights attach to your own association’s documents. This is a genuine legal distinction with genuine consequences and it is exactly the point where we stop and say: this is a question for a Florida real estate attorney, and we are not one. What we can do is make sure you know which of the six recorded condominiums your unit sits in before your attorney has to ask.

The management companies

We do not have a management company confirmed from a primary source for any Las Brisas component, and we are not going to name one on inference. The reliable route is the association directory held by SWCA. SWCA’s own office number is 239-319-1288. One caution on that number: a variant ending 1287 circulates in secondary sources, and the correct one per the association’s own materials is 1288.

The Master Association Above Them: SWCA

The Spanish Wells Community Association governs the entire community above all six Las Brisas associations. Its own 2026 approved budget records fees received from 1,361 owners, and its estoppel schedule describes the community’s governance as 10 neighborhood associations and 22 sub-associations.

The community-size figure, and why several numbers circulate

Three different counts for Spanish Wells circulate, and they are answers to three different questions rather than competing answers to one.

The ten-owner gap between the first two has a mechanism. Ten parcels in Spanish Wells are assessed as residential and carry no dwelling unit. They are vacant lots, none of them in Las Brisas, and a bulk communications contract cannot be delivered to a vacant lot.

We stop short of calling that an exact reconciliation. Our own parcel-roll count lands one unit below the county’s neighborhood layer on both fields, and we publish that one-unit offset rather than resolving it away.

Las Brisas inside the governance count

Las Brisas contains six separately recorded condominiums, more than any other named neighborhood in Spanish Wells. How many of the community’s twenty-two listed sub-association entities they correspond to is not something we have established, and it is part of why the community’s own counts differ depending on who is counting.

Fees, Assessments and What Closing Actually Costs at Las Brisas

None of the Las Brisas bodies publishes a fee schedule, and neither does the master association. No dues figure, estoppel fee, transfer fee or capital contribution specific to any Las Brisas component appears on any primary source we could reach. This is normal for Florida associations and is not a warning sign, but it does mean a specific number has to come from your association, not from a listing feed.

What is documented, and what is not

Documented: a Las Brisas owner carries an assessment from whichever body governs your component, plus the SWCA master assessment. SWCA is the point of contact the club itself names for association-fee questions, at 239-319-1288.

Not documented anywhere we could verify: the dollar amount of any Las Brisas component’s assessment, the SWCA master assessment amount, the per-association estoppel fee, the transfer or capital-contribution fee, and any reserve funding position for any of the six.

Figures for Las Brisas dues circulate in syndicated listing content. We are not repeating a number we cannot attribute to an association, the master association, or a management company. In a six-association neighborhood a single quoted “Las Brisas fee” is wrong for at least five of them by construction.

What the master association’s own published schedule does show

SWCA’s estoppel and capital contribution schedule is published and produces a closing-side cost stack at the master level: a base total of $4,800 plus two separate $299 line items, giving $5,398. Rush processing is charged separately at $119 at the master level.

Two cautions, and both matter.

First, the $299 appears twice and is two different charges. Collapsing them into one halves the closing-side cost, and we have seen that mistake made.

Second, that stack is the master-level schedule only. Your own Las Brisas association’s estoppel and transfer fees are not published by anyone and sit on top of it. A second rush fee of $199 circulates for this community; it belongs to Spanish Wells Unit Two, a different neighborhood, and it is not a Las Brisas charge.

The vehicle access schedule

SWCA publishes a three-tier vehicle bar-code schedule: $25 per vehicle for an owner, $50 for a renter, and $50 for a tenant with a 31-day minimum tenancy. A figure of $25 circulates as though it applied to everyone; it applies to owners.

How to get the real numbers before you commit

1. Request the estoppel certificate through your title company as soon as you are under contract. That document is your own association’s binding statement of what is owed and what the transfer costs are.
2. Ask your own association for its current budget, assessment schedule, most recent financial statement and reserve study. Route through SWCA’s directory at 239-319-1288 if you do not have the management contact.
3. Ask SWCA at 239-319-1288 for the master assessment and the current estoppel and capital-contribution schedule.
4. Call the club’s membership office at (239) 992-5100 if a membership is in play, which is a separate obligation from either association.

Four phone calls in the first week of a contract will give you a complete and accurate carrying cost. We walk clients through exactly that sequence. Call (239) 898-6072.

No CDD, and What That Means at Las Brisas

Las Brisas carries no Community Development District. The Lee County parcel roll returns the tax-district description CITY OF BONITA SPRINGS / BONITA SPRINGS FIRE, with no district component, on all 216 Las Brisas parcels, of which 210 are residential units and 6 are common-element or right-of-way tracts. There is no CDD line, no debt-service assessment, and no district-specific bond on the tax bill.

The evidence, from three independent routes

The first route is the parcel roll itself. That tax-district string appears on every Las Brisas parcel and on all 1,412 Spanish Wells parcels we pulled, retrieved 2026-09-07.

The second is the Lee County Property Appraiser’s own 2025 Taxing District Millage Book, which lists District 017’s complete authority set: Lee County General Revenue 3.7623, Public School by Local Board 2.2480, Public School by State Law 3.0710, City of Bonita Springs 0.8470, Lee County Library District 0.4218, three South Florida Water Management District components totalling 0.2301, Bonita Springs Fire District 1.9466, Hyacinth Control 0.0192, Mosquito Control 0.2116, and West Coast Inland Navigation 0.0394. Total 12.7970 mills. There is no CDD authority in that list.

The third is the absence of Spanish Wells from Florida’s Official List of Special Districts, maintained by the Florida Department of Commerce. That is the state-level register and it is the correct primary authority here, because county rosters can omit districts inside municipal boundaries, and Spanish Wells is inside Bonita Springs city limits.

One caution belongs here. The East Bonita Beach Road Community Development District is a real, separately established CDD covering land near the eastern terminus of Bonita Beach Road. It shares a road name with the approach to the Spanish Wells gate and it is a completely different community. It is not evidence of anything about Las Brisas in either direction.

What no CDD is worth at this price point

A CDD is a special-purpose government that issues bonds to fund infrastructure and bills residents to repay them, usually as a non-ad-valorem line on the tax bill, often for twenty to thirty years. In newer Southwest Florida communities that line routinely runs one to three thousand dollars a year per home.

At the entry price tier that difference is proportionally larger than it is anywhere else. A $1,500 annual district assessment against a $255,000 condominium is a materially bigger share of carrying cost than the same $1,500 against a million-dollar house. Buyers comparing association dues alone will miss it entirely, because it shows up on the tax bill rather than in the association statement.

Be precise about what it does not mean. It does not make Las Brisas cheap to carry, because a condominium assessment plus a master assessment is its own stack. It means the tax bill is a plain municipal tax bill with no district debt attached.

Flood, Insurance and the CRS Reality at Las Brisas

Every indicator we could reach puts Las Brisas’s parcels outside the Special Flood Hazard Area. Bonita Springs is reported as Community Rating System Class 5, which discounts policies inside the hazard area by 25 percent. Outside it a standard policy earns 10 percent, and a Preferred Risk Policy earns nothing.

The three-part CRS answer, because the headline number is wrong here

The “25 percent CRS discount in Bonita Springs” figure circulates widely. It is true at the city scale and wrong at the Las Brisas property scale. FEMA’s own schedule for a Class 5 community:

FEMA states beneath that table: “Credits include: Classes 1 to 6 at 10%. Classes 7 to 9 at 5%.” (FEMA NFIP Community Rating System Discount Guide, July 2023 edition, retrieved 2026-09-04.)

1. Bonita Springs is reported as CRS Class 5. The figure reaches us through the city’s own communications and news coverage of the November 2024 restoration rather than through FEMA’s own roster. FEMA’s Community Status Book is the authority and we have not pulled it.
2. The 25 percent applies inside the Special Flood Hazard Area. Las Brisas is outside it on every indicator we could reach, so a standard policy earns 10 percent, not 25.
3. A Preferred Risk Policy earns no Community Rating System credit at all. FEMA is explicit that it already carries a lower premium. Many owners at this price point are exactly that profile, which means for them the discount is zero.

We publish all three because publishing only the first would flatter Las Brisas by promising a buyer up to two and a half times the discount they will actually receive, and for a Preferred Risk Policy holder the whole of it.

The condominium layer, which is the one that matters most here

Every home in Las Brisas is a condominium unit. The association typically carries a master flood policy on the buildings, and an individual owner’s exposure is to contents and to the interior improvements the master policy does not cover.

So the flood economics here run through your association’s master policy and its deductible, not primarily through a personal policy. Ask your association three things: what its master flood policy covers, what its deductible is, and how a deductible is allocated among units in a loss. That third question is the one most buyers do not think to ask and the one that determines what a claim actually costs you.

Then ask your own agent what an HO-6 unit-owner policy needs to cover on top of it.

The caveats that travel with those percentages

FEMA’s Community Status Book is the authority on the current class and we have not pulled it. FEMA’s CRS discount page carries a last-updated date of 28 September 2021, coinciding with the rollout of Risk Rating 2.0; the table above is the July 2023 Discount Guide, which post-dates it. What we still cannot tell you is how any particular carrier applies the credit to any particular policy under Risk Rating 2.0. Get your number from a quote, not from a table.

In April 2024 Bonita Springs’ classification temporarily lapsed to Class 10, which carries no discount, pending a compliance review; in November 2024 FEMA notified the city it would retain its prior classification. The rating is restored, and it has moved once in recent memory.

What still needs a parcel-level pull

We do not have the FIRM panel number, effective date and zone letter for a specific Las Brisas address, because FEMA’s Map Service Center requires an interactive lookup. Run your own address through it before you buy and get the panel and zone letter in writing. Expect Zone X. Verify it anyway.

Hurricane Hardening and 1995 to 2003 Construction

Las Brisas was built between 1995 and 2003, which places every building in it under the building codes that preceded Florida’s statewide code, with the exception of the small 2003 cohort at Puesta del Lago. That is an older structural position than Marbella’s or Cordova’s and it is the single most important thing to understand about insuring here.

Where Las Brisas sits on the code timeline

Florida adopted a statewide building code that took effect in 2002, replacing a patchwork of local codes, with wind-borne debris and wind-load provisions substantially stronger than what preceded them. Subsequent cycles tightened further.

Of the 210 Las Brisas units, 40 carry a build year of 2002 or later: 36 recorded at 2002, being 28 at Puesta del Lago and 8 at Vista Del Sol, and 4 at Puesta del Lago recorded at 2003. The other 170 predate 2002. The 2002 cohort sits on the boundary and its position relative to the code’s effective date is a question for the permit record rather than the assessment roll.

Why that matters more in a condominium than in a house

Because you cannot fix it yourself. The association owns the structure, the roof and the exterior openings. Whether your buildings have been re-roofed, whether openings have been upgraded to impact glass or shutters, and what the wind mitigation report says are all association questions, and the answers drive the association’s master insurance premium, which drives your assessment.

Ask the association four things:

1. When were the roofs last replaced, and what is the replacement schedule?
2. Have the buildings had any opening protection upgrade since original construction?
3. What is the current master policy premium, and what did it do at the last two renewals?
4. What is the reserve position for roofs specifically?

On 1995 to 1997 construction those are not academic questions. Roofs of that vintage are at or past the age where Florida carriers ask hard questions, and increasingly where they decline.

Hurricane Ian, and what we will not claim

Hurricane Ian made landfall in Southwest Florida in September 2022 and caused severe damage across Lee County. We have no address-specific damage record for any Las Brisas building and we are not going to characterise how the neighborhood fared on general impressions.

What the record supports: Las Brisas is inland, roughly four to five road miles from Bonita Beach, outside the Special Flood Hazard Area on every indicator we could reach, and built mostly to pre-2002 code. Those are facts about exposure. They are not a claim about outcomes.

If a specific building’s storm history matters to you, the routes are the seller’s disclosure, the county permit history for that parcel, and the association’s own records and minutes. We pull permit history as a matter of course on listings we take. Call (239) 898-6072.

The Membership Question at Las Brisas

Spanish Wells Golf and Country Club is a semi-private club with its golf course open to the public. What we cannot tell you, and will not guess, is what membership obligation attaches to a Las Brisas purchase, because no association document, club document or primary source we could reach publishes it for any Las Brisas component.

What is established about the club

Spanish Wells operates 27 holes across three nines. The club’s own materials describe it as semi-private rather than an equity club, with the golf course open to the public and the remaining amenities reserved for members. It runs a public booking engine with public tee times on dynamic pricing rather than a fixed published rate card.

The club is a separate entity from every association above it, and its obligations are separate obligations.

What is established about Las Brisas specifically

One neighborhood inside Spanish Wells carries a required club membership on purchase, documented in that neighborhood’s own recorded instruments. We have found no equivalent documented requirement for any Las Brisas component, and the recorded master Declaration for Spanish Wells contains no mandatory membership covenant at all.

The absence of a documented requirement is not the same as a documented absence. We are telling you we could not find one, not that there is none.

The one call that settles it

The membership office is (239) 992-5100. Ask three questions and get the answers in writing before you write an offer:

1. Is club membership required, optional, or unavailable for a purchaser at this specific Las Brisas address?
2. If it is required, or you intend to take it, what category, and what does that category convey? A membership conveying social and dining privileges is a different product from one conveying golf.
3. What are the initiation, the annual dues and the food and beverage minimum for that category, and what transfers to a subsequent buyer?

Why we will not publish a price or a category

No initiation fee, annual dues figure or food and beverage minimum is published for any category by the club, the association, or any source we regard as reliable. Figures circulate. We are not repeating them.

There is a second reason to be careful with sources here, and it is specific. A club called Spanish Wells Club, in Hilton Head, South Carolina, publishes a full membership rate card online. It is a different club in a different state, and a search for “Spanish Wells club membership cost” will find it. Our club’s own site is spanishwellscountryclub.com. If you find a rate card, check which state you are looking at.

Words like “included”, “covered” and “conveys” carry specific and expensive meanings in this market. We will name what a document says or we will say we do not know. Here we do not know, and the number to call is (239) 992-5100.

The Market at Las Brisas: What the MLS Records

Across the trailing twelve months to 4 September 2026, the Southwest Florida MLS recorded 10 closed sales in its Las Brisas at Spanish Wells segment, with a median closed price of $316,250, a low of $200,000 and a high of $440,000. It records Puesta del Sol separately, at two sales of $455,000 and $590,000.

Data updated: September 2026.

The MLS figures

Source: Southwest Florida MLS, Development-scoped pull, trailing twelve months to 4 September 2026.

How the MLS segments this neighborhood, and why it is not obvious

The MLS’s “Las Brisas at Spanish Wells” segment does not mean all six components. Comparing its counts and endpoints against the county record shows it covers five of them, Condominium Homes, Coach Homes, Twin Villas, Vista Del Sol and Puesta del Lago, and lists Puesta del Sol as its own separate segment.

That is a genuinely useful thing to know before you pull comparables, because a “Las Brisas” search in the MLS silently excludes 32 of the neighborhood’s 210 units, and they happen to be the largest and dearest 32.

Why we publish no median for Puesta del Sol

Two sales. We publish no median below three sales, on any population, ever. A midpoint between two numbers is not a market rate, it is the average of two transactions, and calling it a median invites a seller to price from it.

What the two sales do establish is a range, and it is a useful one: within this twelve-month window both Puesta del Sol sales sit above every sale in every other Las Brisas component.

The Market at Las Brisas: The County Deed Record, and a Disagreement Worth Reading

Lee County recorded 12 qualified deeds across all six Las Brisas components over the same twelve months, with a median of $345,493.50 and a range of $200,000 to $590,000. The county and the MLS agree on the transaction count and on both endpoints, and they disagree on the median.

Data updated: September 2026.

The twelve qualified deeds

n = 12, EVEN. Middle pair $344,650 and $346,337. Median = $345,493.50. That figure equals no observed sale, which is what an even-numbered median should look like when its two middle sales differ.

The disagreement, stated precisely

Comparing like with like, the MLS’s five-component segment against the county’s same five components:

Same count. Same lowest sale. Same highest sale. Medians $17,325 apart.

That means at least one sale in the middle of the two sets is different, and it is the most instructive result in this whole build.

Why matching counts and matching endpoints are not evidence of matching sets

Three summary statistics out of four agreeing is exactly the shape that gets waved through. It should not be. Two sets can share a count and both endpoints and still contain different transactions, and here they demonstrably do.

The most likely mechanism is mundane and we state it as the leading hypothesis rather than as a defect in either source. The county window is keyed on the date a deed was recorded; the MLS window on the date a sale closed. Those differ by days to weeks, and the gap has been measured at 5 to 23 days elsewhere in this community. A sale closing just before a window opens and recording just after it appears in one set and not the other, at both ends of the year, which changes the interior without changing the count.

Do not read this as “the MLS missed a sale.” We have not established which sale differs, and the honest position is that we know the sets are not identical and we do not yet know why. The route is a Matrix search by address across all twelve, which we run on any Las Brisas valuation we take on.

Why this matters to you rather than to us

Because a $17,325 spread against a median in the low $330,000s is a little over five percent, and five percent is a negotiation. If your buyer’s agent prices from one population and you price from the other, the gap between you is not a disagreement about your unit. It is a disagreement about which set of twelve sales you are each looking at, and it is resolvable by putting both on the table.

We bring both. Call (239) 898-6072 or start with a free home valuation.

Six Components, Six Different Market Positions

Only two of the six Las Brisas components recorded enough qualified sales in the last twelve months to support a median. One recorded none at all. Publishing a single Las Brisas number without this table is the error this page exists to prevent.

Data updated: September 2026.

The market by component, county deeds

Every median carries its count, its parity and, where the count is even, the two middle values it was computed from. Four of the six components cannot support a median at all, and saying so is more useful than manufacturing one.

The county’s own valuation, which covers all 210 units

Where recent sales are too thin, the county’s assessed value is a relative signal across components assessed by the same office in the same year. It is an assessment rather than a market appraisal, and it is not a listing price.

Read the two tables together and the shape of this neighborhood appears. The county’s valuation ranking and the sale-price ranking agree at both ends: Vista Del Sol and Condominium Homes at the bottom, Puesta del Sol clear at the top. What the sales cannot tell you, on one sale or none, the assessment roll can at least rank.

What this means if you own here

If you own in Condominium Homes or Puesta del Lago, you have a four-sale in-component comparable set, which is thin but real.

If you own in Puesta del Sol, Twin Villas or Vista Del Sol, you have one or two sales, and your valuation has to be built from adjacent components adjusted for size, storey count and the county’s own relative valuation.

If you own in Coach Homes, you have none, and you are also the only Coach Homes unit a buyer who wants one can buy. Both halves of that are worth understanding before you price.

Year Over Year at Las Brisas, Read Honestly

Las Brisas’s merged county deed median moved from $460,000 in the prior twelve months to $345,493.50 in the current twelve months, a decline of about 24.9 percent, on a transaction count that rose from 10 to 12. That headline overstates what happened, and here is why.

Data updated: September 2026.

The year-over-year table

Why the headline overstates it

Look at the prior year’s middle pair. Both middle values were exactly $460,000, because two Twin Villas units sold at precisely that price. On a ten-sale set, two identical sales landing in the middle positions fix the median at their own value, and that is what produced the $460,000.

Those two sales are real and they are two different parcels. But a median that rests on a coincidence of two identical prices is a fragile number, and comparing this year against it produces a decline that is partly an artifact of how last year’s middle happened to fall.

The mix moved too. The current year carries four Condominium Homes sales including two at $200,000, the two lowest qualified sales anywhere in Spanish Wells this year. The prior year carried none from that component below $422,500.

The honest summary

Las Brisas softened, and by less than 24.9 percent. The bottom of the range fell from $280,000 to $200,000, which is real. The top was essentially flat, $588,500 against $590,000. And the median moved further than either endpoint because the composition of what traded changed and because last year’s median sat on a fixed point.

That is a less satisfying sentence than “Las Brisas is down a quarter” and it is the one the data supports. On twelve sales spread across six components, price off your own component’s sales rather than off a neighborhood percentage. Call (239) 898-6072.

The prior-year figures are counts, not floors

One methodological note. The county parcel roll carries up to four historical sales per parcel rather than one. An earlier pass on this community read only the most recent sale, which meant a property that sold in the prior year and again in the current year vanished from the prior-year tally, making those figures floors rather than counts. Reading all four slots resolves it, and the prior-year figures above are counts.

Pricing a Las Brisas Home in This Market

Pricing here is harder than the price point suggests, for a reason that is structural rather than about the market: six recorded condominiums under one name, four of them with too few sales for a median, and two independent populations that agree on the count and disagree on the middle.

What we actually do on a Las Brisas valuation

1. Establish which of the six components the home is in, from the legal description on the county record rather than from the street or the listing.
2. Pull the comparable set for that component, from both the MLS and the county deed record, and put the two side by side rather than picking one.
3. Where the component has fewer than three sales, build from the adjacent components adjusted for size, storey count, bedroom count and the county’s own relative valuation, and say plainly that is what we did.
4. Check the parity of every median we compute and record both middle values when the count is even.
5. Pull the parcel record for the specific unit: heated area, storeys, bedrooms, baths, garage and, for Twin Villas, the land-use coding.
6. Ask the association the four questions in the hurricane section, because on 1995 to 1997 construction the roof and the master insurance position move a buyer’s offer.

The size adjustment, which matters more here than anywhere in Spanish Wells

Las Brisas units run from 1,076 square feet at Puesta del Lago to 2,228 square feet at Puesta del Sol. That is more than double, inside one named neighborhood.

A price per square foot drawn across the whole neighborhood is meaningless, and a comparable that is not size-matched is not a comparable. We size-match inside the component first and only reach outside it when the component cannot support a set.

What a seller should expect us to say

That your comparable set is small, that we will show you both populations, and that where the record is thin we will tell you it is thin rather than filling the gap with confidence. A number a seller cannot defend in a negotiation is worth less than a slightly lower number they can.

What repeat sellers say about the process

★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.”

Leslie Foster, Google review of McGreevy and Comisar.

Talk to us before you price it

If you own in Las Brisas and want to know what your home is worth, start with a free home valuation and we will come back with your component’s comparables from both populations, your own parcel record, and a defensible range.

If you are buying into Las Brisas, start with our buyer guide and we will tell you which of the six components, which street, and which size band fit what you are after. Either way, the fastest route is the phone. Call (239) 898-6072.

What Buyers Ask Before They Offer at Las Brisas

The questions that come up on a Las Brisas showing are consistent from buyer to buyer, and most of them have answers that are specific to which of the six components you happen to be standing in rather than to the neighborhood as a whole. Here are the ones we field most often, answered from the county record and the association documents rather than from generalities.

Which association am I buying into?

One of six, and your street narrows it but does not settle it. Los Lagos Court is entirely Puesta del Sol. Palmas Grandes is either Condominium Homes or Puesta del Lago. Las Maderas Drive is Coach Homes, Twin Villas or Vista Del Sol. The legal description settles it and we can read it off the county record.

How many storeys is my building?

One or two, everywhere in Las Brisas. Twin Villas is entirely single storey. Every other component is split roughly evenly. Nothing here reaches three storeys.

Does the three-storey condominium legislation apply to me?

We would expect not, because the county’s assessment roll records no Las Brisas building above two storeys. Get that confirmed by the association or a building official before you rely on it, because the county’s storey field is a mass-appraisal record rather than a building-code determination.

What are the association fees?

Not published for any of the six. You will carry your own association’s assessment plus the SWCA master assessment. Get the real numbers from the association before you commit; the four calls are in the fees section above.

Who owns the roof?

Your association does. On 1995 to 1997 construction that is the most financially consequential question you can ask, and its answer is in the association’s reserve study and replacement schedule.

What is the flood position?

Outside the Special Flood Hazard Area on every indicator we could reach; expect Zone X and verify your specific address at FEMA’s Map Service Center. Ask the association what its master flood policy covers, what the deductible is, and how a deductible is allocated among units in a loss.

Is there a CDD?

No. All 216 Las Brisas parcels read CITY OF BONITA SPRINGS / BONITA SPRINGS FIRE with no district component, and Spanish Wells does not appear on Florida’s Official List of Special Districts.

Do I have to join the club?

We do not know for Las Brisas and we are not going to guess. We found no documented requirement for any Las Brisas component and the recorded master Declaration contains no mandatory membership covenant, but that is an absence of evidence rather than evidence of absence. Call (239) 992-5100 and get it in writing.

Is Las Brisas age-restricted?

We have found no age restriction at any Las Brisas component and none at community level. By the same standard we apply to the membership question, that is an absence of a documented restriction rather than a documented absence, and the governing body’s own rules and regulations are what settle it. Ask for that document.

Can I rent it out?

That depends on your own association’s rules, and there are six sets of them. See the rental section below.

Rental Rules, Pets and Daily Logistics

Rental and pet rules at Las Brisas run on three separate axes: the master association’s rules, your own condominium association’s rules, and Florida statute. The strictest of the three binds you, and with six separate associations inside this one neighborhood there are six different versions of that middle layer. An answer that comes from the wrong association is worse than no answer at all.

The three axes, and why conflating them costs money

The master association sets community-wide minimums and access rules. Your own condominium association can be stricter than the master and frequently is. Florida statute sets the floor beneath both and governs matters like how a rental restriction is amended and how it applies to existing owners.

An answer to “can I rent my Las Brisas unit” that comes from only one of the three is not an answer, and in a six-association neighborhood an answer from the wrong association is worse than none.

What is documented at the master level

The master association’s schedule of access charges records a 31-day minimum tenancy in its tenant bar-code tier, which is a signal about the community’s rental posture rather than a complete statement of it. It also charges $50 per vehicle for a renter or a tenant against $25 for an owner.

What is not documented anywhere we could reach is each component’s own lease minimum, approval process, application fee, annual cap on leases, and whether any of them restrict leasing in the first year of ownership. Those five determine whether a purchase works as a rental, and every one of them is an association question.

If rental income is part of your reason for buying here, settle those five in writing before you go under contract, with the association that actually governs your unit.

Pets

Pet rules sit at the association level and we have no primary-source pet policy for any of the six. Weight limits, breed restrictions, numbers per unit and whether pets are permitted for tenants as well as owners are all common variables in Florida condominium rules, and with six separately recorded condominiums here they may well differ between buildings a hundred yards apart.

Ask for the rules and regulations document, not a verbal answer, and read the pet section yourself.

Signage, and a rule that is directly operational for a seller

The master association’s rules set the community standard for for-sale signage, and at least one Spanish Wells neighborhood association carries its own sign rule that differs from the master’s. Confirm the practice with your own association before your agent orders a sign. We check it as a matter of course on listings we take here.

Waste collection, mail and access

Waste and horticulture collection days are set at the neighborhood level in this community and three different findings circulate for different parts of it. We will not publish a collection day for Las Brisas as fact, because we have not confirmed it for Las Brisas.

Bulk-item pickup runs through the association and two different phone numbers circulate for it. Get the current one from SWCA at 239-319-1288. Gate access is controlled by the master association on the vehicle bar-code schedule above.

Schools

Las Brisas is served by Lee County Schools. The schools serving the 34135 area are Bonita Springs Elementary School, Bonita Springs Middle Center for the Arts, and Bonita Springs High School, all in Bonita Springs. We have not run a Las Brisas address through the district’s zone locator, and we publish no letter grade we have not pulled from the state.

The schools serving this ZIP

Read that table for what it is. These are the schools serving the 34135 area, derived at ZIP level. We have not run a specific Las Brisas street address through the district’s zone locator, and Lee County boundaries do not follow ZIP codes, so this is a starting point rather than an assignment.

Verify your own address

Lee County school boundaries do not follow ZIP codes, and the Lee County School Board approved boundary and transportation-zone changes on 1 December 2025 that take effect for the 2026 to 2027 school year. Run your exact Las Brisas street address through the district’s own zone locator, reachable from the Lee County Schools website under Student Enrollment and School Zones.

On grades: we do not publish a school grade we have not pulled from the source. The Florida Department of Education publishes official A through F school grades in its annual School Grades results packet. Third-party aggregators republish state data with their own rankings layered on top, and those rankings are not the state’s letter grade. Call us at (239) 898-6072 if you want help reading the current packet against what you are trying to accomplish.

Drive Times from Las Brisas

Las Brisas sits roughly 4 to 5 road miles from Bonita Beach, roughly 3 to 4 miles from Coconut Point, roughly 19 to 20 miles from Southwest Florida International Airport, and roughly 16 road miles from Gulf Coast Medical Center, the region’s Level II trauma center. We publish distances rather than minute-by-minute drive times, because we do not have dated free-flow and in-season measurements for these routes and will not invent them.

The distances, and what is and is not verified

Gulf Coast Medical Center, 13681 Doctors Way in Fort Myers, is the correct trauma reference for this neighborhood. It is the Level II trauma center serving Lee, Collier, Charlotte, Hendry and Glades counties. Several secondary sources still name Lee Memorial Hospital as the area trauma center; that is out of date.

Why we are not publishing minute figures yet

Southwest Florida has two traffic realities and a single drive-time number describes neither. A free-flow figure measured off-peak in summer and an in-season figure measured on a February weekday at rush hour can differ by a factor of two on the beach roads and on US-41. Publishing one unlabelled number and letting a reader assume it applies year-round is the kind of small dishonesty that gets discovered on a buyer’s first February.

We publish a drive time only when we have both measurements, each dated and each labelled. Until then the distances above are what we will stand behind, and the routes are listed so you can measure them yourself at whatever hour matters to you.

Beaches, and the Collier County Parking Permit Trap

Las Brisas is roughly 4 to 5 road miles from Bonita Beach and 7 to 8 from Barefoot Beach. The trap is the parking permit. Collier County’s free beach parking permit takes either Collier residency or Collier property ownership. A Spanish Wells owner with no Collier property has neither, does not qualify, and pays the posted $10 day rate at Collier facilities.

The permit rule, which is documentary rather than geographic

Collier County issues a free beach parking permit and qualification runs on documents. The resident route requires a Collier County driver’s licence or identification card and a vehicle registered in Collier County. There is a second route for part-time resident property owners, taking a driver’s licence from any state, a vehicle registration or rental agreement, and a current Collier County property tax bill or warranty deed.

That second route is exactly why the rule is about documents rather than distance, and it is also why it usually does not help here: a Las Brisas owner who owns nothing in Collier County has neither route. Non-residents pay the posted rate, $10 per day at Collier facilities. Budget for it rather than being surprised by it.

We are not publishing a beach-by-beach county assignment, because we have not confirmed exactly where the Lee and Collier line falls at the shore, and an unconfirmed assignment here would change the advice rather than decorate it. What we can state is the permit rule.

What we have not confirmed, and will not guess at

Lee County’s own annual beach parking pass is unconfirmed in our research, and we are publishing neither a price nor a coverage list for it. We could not confirm from Lee County Parks and Recreation what an annual pass costs, which facilities it covers, or whether it covers Bonita Beach Park at all. Naming an unverified figure in order to disown it is still publishing it. Confirm the current price and coverage directly with Lee County Parks and Recreation.

If beach access is high on your list and you want to walk through what it looks like from a specific Las Brisas address, call (239) 898-6072.

Golf at Spanish Wells: 27 Holes, Semi-Private, and Open to the Public

Spanish Wells Golf and Country Club operates 27 holes across three nines, and the club describes itself as semi-private with its golf course open to the public. For a Las Brisas owner that is the difference between a course you may play and a course you must join to play, and it is the single fact about this community most often reported wrongly.

The 27 holes and who designed them

The hole count is 27, cited to Section 7.2 of the recorded Declaration for Spanish Wells rather than to a golf directory. Using the club’s own attribution and nobody else’s, the North and South courses are credited to Gordon Lewis and the East course to Bruce Howard. Play ranges from roughly 4,800 to 6,800 yards depending on tee selection and the nine-hole combination played. The practice side carries an aqua driving range, a chipping area and two putting green areas. Spanish Wells Community Association’s own About page states that a North Course refresh is underway, which is a decaying fact worth re-checking with the club before you rely on it.

Third-party golf directories publish architect names and opening years for this course that do not match the club’s own attribution. We discard those entirely.

Semi-private means the public can book a tee time

The club’s own FAQ answers it in its own words: Spanish Wells is not an equity club, it is a semi-private club with the golf course open to the public, and the remaining amenities are reserved for members. The club runs a public booking engine with public tee times on dynamic pricing rather than a fixed published rate card.

A reader will also find Spanish Wells Community Association’s About page calling the operation a private country club. That is loose association copy rather than a governing document, and it does not change what the club’s own FAQ and its own booking engine both show.

What that means for a Las Brisas owner specifically

Eighteen of Las Brisas Twin Villas’ 24 units sit on lots the county codes as golf front. Living on a course and having playing privileges on it are separate things, and at a semi-private club they are separated by a membership decision rather than by an address.

The practical position: you can book a public tee time like anyone else, and whether you can use the clubhouse, the pool, the fitness centre and the courts depends on a membership category. What that category costs, and whether any obligation attaches to a Las Brisas purchase, is the call to (239) 992-5100.

The two operator names, and why both appear

Day-to-day operation sits with Troon in the present tense, which is what Spanish Wells Community Association’s own current pages say, while some of the club’s own marketing copy still brands the operator as Indigo. Indigo is the acquired predecessor: Troon announced its acquisition of Indigo Golf Partners in a January 2021 press release of its own. Spanish Wells Golf Management LLC’s managing member, Indigo Sports LLC, independently lists the Scottsdale address publicly associated with Troon Golf’s headquarters in its Florida Division of Corporations filing, which is why the two names appear interchangeably on this course.

The clubhouse dates to 1998 per the association’s About page and was renovated after the 2018 acquisition of the club by the association.

Amenities Beyond Golf

Beyond the 27 holes, Spanish Wells carries a clubhouse dating to 1998 and renovated after the association bought the club, a 5,000 square foot fitness center open seven days a week, one heated pool with cabana service, three Har-Tru tennis courts, four pickleball courts and three Har-Tru bocce courts. Precision matters here, because several amenity counts circulating about this community are wrong.

The clubhouse, the pool and the fitness center

There is exactly one pool at the club, described by the club as a heated tropical pool, open daily from 9:00 a.m. to dusk, with tables, loungers, umbrellas, changing rooms and food and beverage service at a poolside cabana. There is no lap pool, no second resort pool and no whirlpool described anywhere on the club’s own site, so any page telling you Spanish Wells has pools and spas is inflating one amenity into several.

The fitness center is 5,000 square feet, open seven days a week from 6:00 a.m. to 10:00 p.m., with equipment installed during the post-2018 renovation, a fitness classroom, locker rooms with showers and towels, a library with a book exchange, a billiards table and a board room. Group classes are booked through an online scheduler and capped at 18 members per class.

Racket sports and bocce

Three Har-Tru tennis courts, per the club’s current site. Two other sources say five, and four pickleball courts added in the post-2018 renovation are the likeliest explanation for the discrepancy. Publish the three and confirm the current count at the club. Three Har-Tru bocce courts were built new in the same program. The club’s Sports and Golf categories carry unlimited court use, and the guest fee is $10 per guest across fitness classes, bocce, pickleball, tennis and the pool.

Read that as a description of the club’s categories, not of Las Brisas’s. What category, if any, attaches to a Las Brisas purchase is not published by anyone and is a question for the membership office at (239) 992-5100.

Dining, events, and what Spanish Wells does not have

The club’s single named restaurant is The Crow’s Nest Bar and Grille, an Irish-style pub with a full liquor bar and a 180 degree course view, seating up to 50. Event space includes the Galleon Banquet Room at up to 150 guests and Schooner’s Member Dining at up to 100, the two halves of a Grand Ballroom renovated in autumn 2022. The club’s Social tier carries a 10 percent discount on a la carte food at the Crow’s Nest, alcohol excluded.

Stated absences, because they are as useful as the amenities: Spanish Wells has no marina and no boating facility, no community development district, and no age restriction.

How Las Brisas Compares Inside Spanish Wells

Las Brisas is the entry price tier inside Spanish Wells, the second-largest neighborhood by unit count, and the only one made up entirely of attached condominium product. Here is how it sits against the rest of the community on the measures we can source.

Data updated: September 2026.

The community, neighborhood by neighborhood

All figures from the Lee County parcel roll, trailing twelve months to 4 September 2026, qualified recorded deeds. The base subdivision’s 498 is derived rather than counted: the county’s neighborhood layer records 815 residential parcels in the base polygon and this build has identified 317 of them as belonging to Cordova, Lake Club and Marbella’s houses, which have no polygon of their own.

Where Las Brisas sits

On price, Las Brisas is the entry tier, and it is the only neighborhood in the community whose median sits below $350,000. Its floor of $200,000 is the lowest qualified sale anywhere in Spanish Wells this year.

On size, it is third, at 210 units, behind the base subdivision and Marbella’s 341.

On product, it is the largest entirely attached neighborhood in the community. Marbella mixes condominiums and houses; the base subdivision, Cordova and Lake Club are single-family. The Spanish Wells Golf Condominiums are also entirely attached, at 80 units against Las Brisas’s 210.

On statutory exposure, it is clear. No Las Brisas building reaches three storeys.

And the entry-tier label needs its own caveat. Puesta del Sol’s two sales this year were $455,000 and $590,000. Both are above the merged Las Brisas figure, and the higher of the two is above Lake Club’s $549,000 median while the lower is below it. One of the six components is not entry price, and calling the whole neighborhood the entry tier without saying so is the blending error this page spends its market sections refusing to make.

Which neighborhood a buyer should look at

If you want the lowest entry price inside these gates, Las Brisas Condominium Homes or Vista Del Sol. If you want the largest attached product, Puesta del Sol. If you want a single-storey villa with its own address and its own lot, Twin Villas or Lake Club. If you want a house, Marbella, Cordova or the base subdivision.

Las Brisas is the answer when you want inside the gates at the lowest carrying cost the community offers, and when you are comfortable that in a condominium the association owns the roof.

Las Brisas Is Not the Other Las Brisas, and Palmas Grandes Is Not Palmas Del Sol

Several Southwest Florida communities carry names close enough to this one to collide in a property search, and two of them sit in Bonita Springs itself. A buyer searching “Las Brisas”, “Palmas” or “Vista Del Sol” in this market will find all of them, and at least one shares a name with one of our own six components. Here is how to tell them apart before a comparable set blends them.

The false-friend ring

Only the first is inside Spanish Wells. Note that two entries above are both called Las Palmas, in the same city, one a subdivision and one an apartment property. A name is not an identifier even within one municipality.

Why this is worth a section rather than a footnote

Because Vista Del Sol is the name of one of our own six components and of a condominium in Punta Gorda, and because a comparable pulled on “Vista Del Sol” without a city and a development filter will blend them. The Punta Gorda property is three times the size and in a different county.

We check the collision on every pull we do here. It is the same discipline that keeps us from blending Puesta del Sol’s $455,000 to $590,000 range into Condominium Homes’ comparable set.

The wider Spanish name ring in Bonita Springs

Three nearby communities share the “Spanish” prefix with Spanish Wells and are not Spanish Wells: Spanish Gardens, a Bonita Springs subdivision; Spanish Harbor, a Bonita Springs condominium; and Spanish Cay, a condominium on Sanibel, a different island entirely.

And one that matters for a specific reason: Spanish Wells Club in Hilton Head, South Carolina is a different club in a different state, and it publishes a membership rate card. If you searched for Spanish Wells membership costs and found a price list, check which state you are looking at before you budget from it.

Selling a Las Brisas Home: The Process

Selling here has three requirements a generic Bonita Springs condominium listing does not: establishing which of the six recorded condominiums you are in, assembling that association’s documents before you list, and pricing against a comparable set that in four of the six components does not exist inside your own building group.

Step one: establish the association, in writing

Your legal description on the county record settles which of the six governs you. Everything downstream depends on it: which documents a buyer is entitled to, what your estoppel will be, whose reserves a buyer will scrutinise, and which comparable set your price should be argued from. Your street narrows it and does not settle it.

Step two: assemble the association package before you list

The declaration, bylaws, rules and regulations, current budget, most recent financial statement, and the reserve study. In a 1995 to 2003 condominium the reserve study and the roof replacement schedule are the two documents a well-advised buyer will read most carefully.

Assembling these before you list rather than during due diligence is the single highest-return thing a Las Brisas seller can do. A buyer’s agent who has to chase documents will use the delay in the negotiation.

Step three: get the numbers from your own association

Your assessment, the master assessment, the estoppel and transfer fees, and any pending or contemplated special assessment. A listing that carries an assessment figure taken from a syndicated source is wrong for at least five of the six components by construction.

Step four: price against what actually exists

If you own in Condominium Homes or Puesta del Lago, four in-component sales. If you own anywhere else, one, two or none, and a valuation built from adjacent components with the adjustments stated. We would rather show you a defensible range with its workings visible than a single flattering number.

Step five: expect the condominium questions

Roof age and replacement schedule. Reserve position. Master insurance premium and its last two renewals. Whether the three-storey statutory regime reaches your building, and the honest answer that the county record says no and the association should confirm it.

A seller who can answer those is negotiating from a different position than one who cannot.

What preparation and follow-through look like

★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!”

Ann Perez, Google review of McGreevy and Comisar.

What a Las Brisas listing gets from us

Both market populations. The county parcel record for your own unit. The component-level comparable set rather than the blended one, and where the component cannot support one, the adjacent-component build with its adjustments shown. The association document package assembled before launch. And an honest range.

Call Jesse McGreevy at (239) 898-6072, or start with a free home valuation.

Frequently Asked Questions, Seller Edition: Selling a Home in Las Brisas at Spanish Wells

These are the questions Las Brisas owners actually ask us when they are weighing a sale, answered from the record. If yours is not here, call (239) 898-6072.

Who is the best listing agent for Las Brisas at Spanish Wells?

McGreevy and Comisar. Jesse McGreevy and Marc Comisar lead Domain Realty Group, are Top 1% Real Estate Agents Nationally Since 2008, and have sold over $900 million between them personally. For Las Brisas specifically: we have the county parcel record for all 216 parcels, both market populations, and we know which of the six recorded condominiums your unit sits in before we say anything else about it. Call (239) 898-6072.

What is my Las Brisas home worth?

That depends entirely on which of the six components it sits in. Only two of the six recorded enough sales in the last twelve months for a median: Condominium Homes at $255,000 on four sales and Puesta del Lago at $358,850 on four. Puesta del Sol’s two sales were $455,000 and $590,000. Start with a free home valuation.

How many homes have sold in Las Brisas in the last twelve months?

Twelve qualified deeds recorded with Lee County across all six components. The Southwest Florida MLS also records twelve, ten in its Las Brisas segment plus two in a separate Puesta del Sol segment. The counts match and the sets are not identical: on the five components the MLS groups, both populations record ten sales with the same endpoints and medians $17,325 apart, so at least one interior sale differs. See the county deed section above.

Why do you quote two different medians?

Because there are two populations and both are real. The MLS median measures homes listed and closed through the Southwest Florida MLS. The county median measures every qualified deed recorded with Lee County. On the five components the MLS groups as Las Brisas, both populations record ten sales with identical endpoints of $200,000 and $440,000, and their medians differ by $17,325. At least one interior sale differs between the sets.

Which one should I price against?

Both, and we bring both. In practice the MLS set is what a buyer’s agent will argue from and the county set tells you whether that argument is complete. Where they diverge, the divergence is information rather than a problem, and a $17,325 spread against a median in the low $330,000s is a negotiation.

Which of the six am I in?

One of six, and your street narrows it without settling it. Los Lagos Court is entirely Puesta del Sol. Palmas Grandes is Condominium Homes or Puesta del Lago. Las Maderas Drive is Coach Homes, Twin Villas or Vista Del Sol. Your legal description settles it and we can read it off the county record in a few minutes.

Nothing has sold in my building group. How do you price it?

That is Coach Homes, which recorded zero qualified sales in the last twelve months and one the year before at $310,000. We price it from the county’s own valuation spread across all 28 units, from the nearest comparable sales in Condominium Homes and Vista Del Sol adjusted for size and storey count, and from the two-year neighborhood trend, and we say plainly that is what we did.

Is having no recent comparable bad for me?

It cuts both ways. You have no in-component comparable to argue from, which is genuinely harder. You are also the only unit in your building group a buyer who wants one can buy. A component with no supply is not a component with no demand.

What documents should I have ready before I list?

Your association’s declaration, bylaws, rules and regulations, current budget, most recent financial statement and reserve study. In 1995 to 2003 construction the reserve study and the roof replacement schedule are the two a well-advised buyer reads most carefully.

Does the Las Brisas HOA have rules about for-sale signs?

The master association’s rules set the community standard, and at least one Spanish Wells neighborhood association carries its own sign rule that differs from it. Confirm the practice with your own association before your agent orders a sign.

What are the estoppel and transfer fees when I sell?

The master association’s published schedule produces a base of $4,800 plus two separate $299 line items, giving $5,398, with rush processing at $119 at the master level. Your own association’s estoppel and transfer fees are not published by anyone and sit on top of that. Request the estoppel through your title company as soon as you are under contract.

Is the $199 rush fee mine?

No. That figure circulates for this community and it belongs to Spanish Wells Unit Two, a different neighborhood. It is not a Las Brisas charge, and Las Brisas’s own rush fee, if it has one, is not published.

How long do Las Brisas homes take to sell?

We do not publish a days-on-market figure for Las Brisas. The MLS reports it at segment level and the segment covers five of the six components across a $240,000 price span, which produces a blended number that describes no component well. Ask us for the marketing history of the sales in your own component instead.

Does the three-storey condominium law affect my sale?

We would expect not. The county’s assessment roll records no Las Brisas building above two storeys, so the milestone-inspection and Structural Integrity Reserve Study regime should not reach any of them. Get that confirmed by your association before you state it to a buyer, because the county’s storey field is a mass-appraisal record rather than a building-code determination, and a statutory representation in a transaction should not rest on it.

Should I mention the roof?

Yes, and lead with it. On 1995 to 1997 construction the roof is the first thing a buyer’s insurance quote turns on, and the association owns it. Get the replacement date and the schedule from the association and put them in front of a buyer rather than waiting to be asked.

What is a wind mitigation report and does my building have one?

It documents roof shape, deck attachment, roof-to-wall connections, opening protection and secondary water resistance, and it is what a Florida carrier prices a wind premium from. In a condominium it is the association’s document, not yours. Ask for it.

My association’s insurance went up. Does that hurt my sale?

It is a fact a buyer will discover, so the question is whether they discover it from you or from the estoppel. Post-2022 Florida condominium insurance has moved sharply across the state and it is not specific to Las Brisas. Have the last two renewal figures and the association’s explanation ready.

Are there special assessments a Las Brisas seller should disclose?

If one has been levied or approved by your association, yes, and it is exactly the kind of fact a buyer finds in the estoppel if you have not disclosed it. We have no current assessment information for any of the six and we will not guess. Ask your association, and ask specifically whether anything has been discussed at a board meeting in the last twenty four months.

What do I have to disclose as a Florida seller?

Florida requires a seller to disclose known facts materially affecting the value of the property that are not readily observable, and a condominium sale carries additional statutory document-delivery obligations. This is a question for your closing attorney and your listing agreement, not for a web page.

Do I have to sell my club membership separately?

We do not know whether any club membership attaches to a Las Brisas sale, because no association or club document we could reach publishes it for any Las Brisas component. If you hold a membership, ask the club what transfers on a sale, what it costs a buyer, and whether any portion is refundable. Membership office: (239) 992-5100.

Does my unit having a garage help?

Every one of the 210 Las Brisas units records a garage on the county roll, so within Las Brisas it is standard rather than a differentiator. Where it matters is against competing product elsewhere in Bonita Springs at this price point.

Does being single storey help?

It can, and Twin Villas is the only component where it is universal. Across the rest of Las Brisas the split is close to even, which means a single-storey unit and a two-storey unit in the same buildings are competing directly and the difference is a real adjustment rather than a preference.

My unit is bigger than most in my building. Does the median capture that?

No, and at Puesta del Lago in particular it cannot. That component runs 1,076 to 2,167 square feet, more than double from smallest to largest, so a component median of $324,100 describes neither end. Size-match your comparables before you price.

Why is Puesta del Sol treated separately everywhere on this page?

Because it is materially different product. Its median heated area of 2,044 square feet is larger than the median unit in every other component, its median county valuation is $121,928 above the next highest, and both its sales this year were above every sale in every other component. Averaging it into the neighborhood figure would understate it and overstate everything else.

Is Las Brisas a good place to sell right now?

Twelve sales in twelve months across 210 units is roughly a 5.7 percent turnover rate, which is a functioning market rather than a stalled one. The medians softened year over year and the bottom of the range fell further than the top. Whether that makes now the right time depends on your own timeline and what you are moving to, and that is a conversation rather than a web page. Call (239) 898-6072.

What does McGreevy and Comisar do differently on a Las Brisas listing?

We establish which of the six recorded condominiums your unit sits in before anything else. We pull both market populations and show you where they disagree. We size-match comparables inside your component and, where the component has too few, we build from the neighbours with the adjustments visible. We assemble the association package before launch. And we tell you where we are uncertain instead of filling the gap with an adjective.

How do I get started?

Start with a free home valuation, or call Jesse McGreevy directly at (239) 898-6072. The first thing we will do is establish which of the six components you own.

Should I sell before or after the association’s next budget?

If a special assessment is likely at the next budget cycle, a buyer will find it in the estoppel either way, and a levied assessment is easier to explain than a rumoured one. If you know the board is considering something, tell us and we will build the timing conversation around it rather than around a calendar.

My unit is in Puesta del Sol. Am I priced with the rest of Las Brisas?

You should not be. Your component’s median unit is roughly 400 square feet larger than the next largest component’s and roughly 540 larger than the smallest, its median county valuation is $121,928.50 above the next highest component, and both of its sales this year cleared $455,000 while the rest of the neighborhood ran $200,000 to $440,000. A Las Brisas comparable set that includes Condominium Homes will understate you materially.

My unit is in Vista Del Sol. Is being the newest here worth anything?

It is worth something and probably less than you would expect. Vista Del Sol is 2000 to 2002 construction against 1995 to 1997 for the three oldest components, so it sits on the right side of the roof-age conversation. Against that, it carries the lowest county valuations in the neighborhood and its units are all two-bedroom, which narrows the buyer pool. We would lead with the construction date and the association’s reserve position rather than with the word newest.

Does the community’s amenity package help me sell?

It helps, and it is worth being precise about what a buyer actually gets. The golf course is semi-private and open to the public, so it is not a private amenity your unit conveys. The clubhouse, pool, fitness centre and courts are described as reserved for members, and whether a membership attaches to your unit is not published by anyone. Sell the gate, the location and the county record. Do not sell an amenity you cannot document that your buyer will receive.

What if I just want to understand the market?

That is a reasonable call to make and we take it often. There is no obligation attached to a conversation about what your home is worth. Call (239) 898-6072.

Frequently Asked Questions, Buyer Edition: Buying in Las Brisas at Spanish Wells

How many homes are in Las Brisas at Spanish Wells?

Two hundred and ten residential units across six separately recorded condominiums, in 49 buildings.

What are the six components?

Las Brisas Condominium Homes (50 units), Las Brisas Coach Homes (28), Las Brisas Twin Villas (24), Vista Del Sol at Las Brisas (20), Puesta del Sol at Las Brisas (32) and Puesta del Lago (56).

Are they all the same product?

No, and that is the most important thing to know before you view. Unit sizes run from 1,076 square feet to 2,228, county valuations from $218,911 to $492,265, and build years from 1995 to 2003. Twin Villas is single-storey paired villas with their own addresses; the rest are stacked or side-by-side condominium units.

Where is Las Brisas at Spanish Wells?

Inside the gates of Spanish Wells Golf and Country Club in eastern Bonita Springs, Florida, ZIP 34135, between US-41 and Interstate 75 and roughly two to three miles west of the interstate. Access is via Exit 116, Bonita Beach Road, then north on Old US 41.

What streets is it on?

Palmas Grandes Boulevard and Palmas Grandes Lane, Las Maderas Drive, and Los Lagos Court.

When was it built?

Between 1995 and 2003. Condominium Homes, Coach Homes and Twin Villas in 1995 to 1997; Puesta del Sol 1998 to 2000; Vista Del Sol 2000 to 2002; Puesta del Lago 1998 to 2003.

How big are the units?

Component medians run 1,506 square feet at Twin Villas to 2,044 at Puesta del Sol. The full range across all 210 units is 1,076 to 2,228 square feet.

How many bedrooms?

It varies by component. Vista Del Sol is entirely two-bedroom. Coach Homes is mostly three. Condominium Homes, Puesta del Sol and Puesta del Lago are mixed. Twin Villas is mostly two.

Do the units have garages?

Yes. All 210 units record a garage on the county roll.

How many storeys?

One or two throughout. Twin Villas is entirely single storey. Nothing in Las Brisas reaches three storeys.

Does the Florida three-storey condominium legislation apply here?

We would expect not, because no Las Brisas building is recorded above two storeys. Confirm it with the association rather than relying on the county’s assessment field, which is a mass-appraisal record rather than a building-code determination.

Is Las Brisas gated?

Yes. It sits inside the gates of Spanish Wells, which Lee County GIS records as a gated community, with access controlled by the master association on a vehicle bar-code system.

Is there a CDD?

No. All 216 Las Brisas parcels carry the tax district CITY OF BONITA SPRINGS / BONITA SPRINGS FIRE with no district component, and Spanish Wells does not appear on Florida’s Official List of Special Districts.

What is the flood zone?

Every indicator we could reach puts Las Brisas outside the Special Flood Hazard Area, and you should expect Zone X. Verify your specific address at FEMA’s Map Service Center and get the panel and zone letter in writing.

Is the flood insurance discount 25 percent?

Not for a Las Brisas property. Bonita Springs is reported as Community Rating System Class 5, which gives 25 percent inside the Special Flood Hazard Area and 10 percent outside it. Las Brisas is outside it. And a Preferred Risk Policy receives no Community Rating System credit at all.

Whose flood policy covers the building?

Your association’s master policy typically covers the structure, and your exposure is contents and interior improvements. Ask the association what its master policy covers, what the deductible is, and how a deductible is allocated among units in a loss.

What are the HOA fees?

Not published for any Las Brisas component, nor by the master association. You will carry your own association’s assessment plus the SWCA master assessment. Get the real figures from the association before you commit; the four calls are in the fees section above.

Do I have to join the golf club?

We do not know for Las Brisas and we are not going to guess. We found no documented requirement for any Las Brisas component and the recorded master Declaration contains no mandatory membership covenant, but that is an absence of evidence rather than evidence of absence. Call (239) 992-5100.

Can I play the golf course without joining?

The club describes itself as semi-private with the golf course open to the public and runs a public booking engine. The other amenities, including the clubhouse, pool, fitness centre and courts, are described as reserved for members.

How much is a membership?

No initiation fee, dues figure or food and beverage minimum is published for any category by any source we regard as reliable, and we are not repeating figures that circulate. Call (239) 992-5100. And be careful searching: a club with a very similar name in Hilton Head, South Carolina publishes a full rate card, and it is a different club in a different state.

Is Las Brisas age-restricted?

We have found no age restriction at any Las Brisas component and none at community level. By the same standard we apply to the membership question, that is an absence of a documented restriction rather than a documented absence. Ask for the association’s rules and regulations.

Can I rent my unit out?

That depends on your own association’s rules, and there are six sets. The master association’s schedule records a 31-day minimum tenancy in its tenant access tier, which is a signal rather than a complete statement. Ask for the lease minimum, the approval process, the application fee, any annual cap and any first-year restriction before you buy if rental income matters.

What about pets?

Pet rules sit at the association level and we have no primary-source pet policy for any of the six. With six separately recorded condominiums here the rules may differ between buildings a hundred yards apart. Ask for the rules and regulations document.

What schools serve Las Brisas?

The schools serving ZIP 34135 are Bonita Springs Elementary School, Bonita Springs Middle Center for the Arts and Bonita Springs High School. Lee County boundaries do not follow ZIP codes and a boundary change took effect for 2026 to 2027, so run your exact address through the district’s zone locator.

How far is the beach?

Roughly 4 to 5 road miles to Bonita Beach and 7 to 8 to Barefoot Beach. Note the parking distinction: a Spanish Wells owner with no Collier County property does not qualify for Collier’s free permit and pays the posted $10 day rate at Collier facilities.

How far is the airport and the hospital?

Roughly 19 to 20 road miles to Southwest Florida International Airport and roughly 16 to Gulf Coast Medical Center, the Level II trauma centre for this region. We publish distances rather than drive times because we do not have dated free-flow and in-season measurements.

What does a Las Brisas purchase cost?

Over the last twelve months, county-recorded qualified deeds ran $200,000 to $344,650 in Condominium Homes, $322,500 to $440,000 in Puesta del Lago, $455,000 to $590,000 in Puesta del Sol, and single sales of $346,337 in Twin Villas and $310,000 in Vista Del Sol. Coach Homes recorded none.

Which component is the best value?

That depends what you are optimising for, and we would rather ask than assert. Vista Del Sol carries the lowest county valuations and the newest construction. Condominium Homes has the most transaction activity and the lowest entry sales. Twin Villas gives you a single-storey home with its own address on golf or lake frontage. Puesta del Sol gives you the most space in the neighborhood and costs accordingly.

How does Las Brisas compare to Marbella and Cordova?

Marbella is 341 homes built 2004 to 2008 with a $429,000 county median, mixing condominiums and houses, and it holds the community’s only three-storey buildings. Cordova is 128 houses built 2014 to 2018 with a $1,005,000 county median and a required club membership. Las Brisas is older, entirely attached, and the entry tier.

What does market knowledge look like from a buyer’s side?

★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.”

Christopher Dietz, Google review of McGreevy and Comisar.

What is the buying process here?

Establish which of the six recorded condominiums the unit sits in, and which body governs it. Request that association’s documents. Get its budget, reserve study, roof schedule and insurance position. Confirm the flood zone at FEMA. Call the membership office. Then make an offer with the facts rather than around them. Read how we represent buyers in Southwest Florida or call Marc Comisar at (239) 287-5873.

Who should I call?

For buying, Marc Comisar at (239) 287-5873. For selling, Jesse McGreevy at (239) 898-6072. Either of us will tell you which of the six recorded condominiums an address sits in before we tell you anything else about it.

What We Would Tell an Owner Thinking About Listing in Las Brisas

If you own a home in Las Brisas at Spanish Wells and you are weighing a sale, there are six things we would tell you on the phone, in this order. They are the six that most often change what a Las Brisas home sells for, and every one is specific to this neighborhood rather than to Bonita Springs generally.

One: find out which of the six recorded condominiums you are in, and which body governs it

It changes your comparable set, your document package, your estoppel, your reserves conversation and your buyer’s diligence. Your street narrows it and does not settle it. It takes us a few minutes from the county record.

Two: get the roof answer before you list

You are in 1995 to 2003 construction and your association owns the roof. Its age, its replacement schedule and the reserve funding behind it are the first three things a well-advised buyer’s agent will ask for, and they drive the buyer’s insurance quote. Have them in hand rather than in prospect.

Three: assemble the association package before you list

Declaration, bylaws, rules, budget, most recent financial statement, reserve study. A buyer’s agent who has to chase documents will use the delay against you. It is the cheapest advantage available in this neighborhood.

Four: do not price against a Las Brisas number

$345,493.50 is the merged median across six components whose units run from 1,076 to 2,228 square feet. Four of the six cannot support a median of their own. Price against what actually sold in your component, size-matched, and where nothing did, say so and build it from the neighbours with the adjustments visible.

Five: know which population your buyer’s agent is quoting

The MLS and the county record agree on the count and both endpoints for the five components the MLS groups, and their medians differ by $17,325. On a $330,000 unit that is five percent, and five percent is the negotiation. Bring both and the gap stops being an argument.

Six: settle the three-storey question in writing

The county’s assessment roll records nothing in Las Brisas above two storeys, so we would expect the milestone-inspection and Structural Integrity Reserve Study regime not to reach your building. Get it confirmed by the association before you say it to a buyer. A seller who over-discloses loses nothing; a seller who makes a statutory representation on an assessment field and is wrong does not.

We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and none of that is why the six points above matter. Having read the county record for your own unit is.

Call Jesse McGreevy at (239) 898-6072, or start with a free home valuation.

Downloadable Documents

Every document below is linked to its official primary-source authority rather than to a copy of ours. Where a document exists and we could not reach it, we say so and give you the route.

Documents that exist and that we have not published

The six declarations, bylaws and rules. Recorded public documents. Their recording references are in the governance section above, taken from the Property Appraiser’s legal-description field. The route is the Lee County Clerk’s official records search.

Current budgets, financial statements and reserve studies for the Las Brisas bodies. Typically restricted to members and to purchasers under contract. Request through your association or, once under contract, through the statutory document-delivery process.

Roof replacement schedules and master insurance positions. Held by each association. These are the two most financially consequential documents for a Las Brisas buyer and neither is public.

The SWCA estoppel and capital contribution fee schedule. Held by the master association. SWCA, 239-319-1288.

Sources and How We Verified Them

Every figure on this page traces to one of the sources below. Where a claim rests on a single source we say so, and where we could not verify something we said that in the section rather than here.

Lee County parcel records for the twelve qualified deeds

Every market figure on this page traces to these twelve county parcel records. Each link opens the Lee County Property Appraiser’s own record for that property.

1. Lee County Property Appraiser parcel record, 8990 Palmas Grandes Blvd 202, Puesta del Lago, recorded 2025-10-13 at $440,000
2. Lee County Property Appraiser parcel record, 9020 Palmas Grandes Blvd 201, Puesta del Lago, recorded 2026-03-02 at $322,500
3. Lee County Property Appraiser parcel record, 9070 Palmas Grandes Blvd 206, Las Brisas Condominium Homes, recorded 2026-03-26 at $200,000
4. Lee County Property Appraiser parcel record, 9000 Palmas Grandes Blvd 102, Puesta del Lago, recorded 2026-04-30 at $365,000
5. Lee County Property Appraiser parcel record, 9021 Las Maderas Dr 201, Vista Del Sol at Las Brisas, recorded 2026-05-08 at $310,000
6. Lee County Property Appraiser parcel record, 9131 Los Lagos Ct 101, Puesta del Sol at Las Brisas, recorded 2026-05-28 at $455,000
7. Lee County Property Appraiser parcel record, 9192 Las Maderas Dr, Las Brisas Twin Villas, recorded 2026-06-10 at $346,337
8. Lee County Property Appraiser parcel record, 28060 Palmas Grandes Ln 205, Las Brisas Condominium Homes, recorded 2026-06-12 at $310,000
9. Lee County Property Appraiser parcel record, 9151 Los Lagos Ct 201, Puesta del Sol at Las Brisas, recorded 2026-06-29 at $590,000
10. Lee County Property Appraiser parcel record, 9050 Palmas Grandes Blvd 203, Las Brisas Condominium Homes, recorded 2026-06-30 at $344,650
11. Lee County Property Appraiser parcel record, 9030 Palmas Grandes Blvd 102, Puesta del Lago, recorded 2026-07-15 at $352,700
12. Lee County Property Appraiser parcel record, 28060 Palmas Grandes Ln 202, Las Brisas Condominium Homes, recorded 2026-08-10 at $200,000

Representative parcel records, three per component

These are the records behind the structural tables above: unit counts, build years, storeys, bedrooms, heated area and assessed value.

13. Lee County Property Appraiser parcel record, Las Brisas Condominium Homes, 9070 Palmas Grandes Blvd 101
14. Lee County Property Appraiser parcel record, Las Brisas Condominium Homes, 9060 Palmas Grandes Blvd 206
15. Lee County Property Appraiser parcel record, Las Brisas Condominium Homes, 9050 Palmas Grandes Blvd 205
16. Lee County Property Appraiser parcel record, Las Brisas Coach Homes, 9111 Las Maderas Dr 101
17. Lee County Property Appraiser parcel record, Las Brisas Coach Homes, 9081 Las Maderas Dr 201
18. Lee County Property Appraiser parcel record, Las Brisas Coach Homes, 9050 Las Maderas Dr 202
19. Lee County Property Appraiser parcel record, Las Brisas Twin Villas, 9202 Las Maderas Dr
20. Lee County Property Appraiser parcel record, Las Brisas Twin Villas, 9161 Las Maderas Dr
21. Lee County Property Appraiser parcel record, Las Brisas Twin Villas, 9123 Las Maderas Dr
22. Lee County Property Appraiser parcel record, Vista Del Sol at Las Brisas, 9051 Las Maderas Dr 101
23. Lee County Property Appraiser parcel record, Vista Del Sol at Las Brisas, 9030 Las Maderas Dr 201
24. Lee County Property Appraiser parcel record, Vista Del Sol at Las Brisas, 9011 Las Maderas Dr 202
25. Lee County Property Appraiser parcel record, Puesta del Sol at Las Brisas, 9150 Los Lagos Ct 101
26. Lee County Property Appraiser parcel record, Puesta del Sol at Las Brisas, 9110 Los Lagos Ct 101
27. Lee County Property Appraiser parcel record, Puesta del Sol at Las Brisas, 9151 Los Lagos Ct 202
28. Lee County Property Appraiser parcel record, Puesta del Lago, 28051 Palmas Grandes Ln 101
29. Lee County Property Appraiser parcel record, Puesta del Lago, 9000 Palmas Grandes Blvd 101
30. Lee County Property Appraiser parcel record, Puesta del Lago, 28052 Palmas Grandes Ln 202

Lee County and City of Bonita Springs

31. Lee County Property Appraiser, parcel roll, all 216 Las Brisas parcels, of which 210 are residential units and 6 are common-element or right-of-way tracts, retrieved 7 September 2026
32. Lee County Property Appraiser property search, the interface behind every parcel link above
33. Lee County GIS Lee_County_Parcels feature service, parcel attributes and four historical sale slots
34. Lee County GIS Neighborhoods_and_Areas feature service, the six component polygons with their parcel and unit counts
35. Lee County Clerk of Court, official records index, the six condominium declarations
36. Lee County government, county services and district information
37. Lee County Parks and Recreation, beach facility and parking information
38. Lee County Schools, school zone locator and enrollment boundaries
39. City of Bonita Springs, municipal boundary, flood mapping and Community Rating System communications
40. Collier County, beach parking permit eligibility and non-resident rates

State of Florida

41. Florida Division of Corporations, Sunbiz, corporate registry for the Las Brisas entities
42. Sunbiz corporation name search, the interface used for association filings
43. Florida Statutes Chapter 718, the Condominium Act
44. Florida Statutes Chapter 720, the Homeowners Association Act, which governs the master association
45. Online Sunshine, the Florida Legislature’s statute portal, source for the milestone inspection and Structural Integrity Reserve Study provisions
46. Florida Building Code, the statewide code effective 2002
47. Florida Department of Education, official school accountability data
48. Florida Department of Education school grades
49. Florida Department of Transportation, Interstate 75 route geometry
50. FloridaCommerce, publisher of the Official List of Special Districts
51. Florida Realtors SunStats, ZIP-level market context for 34135

Federal

52. FEMA Community Rating System, the Class 5 discount schedule and the Preferred Risk Policy exclusion
53. FEMA Map Service Center, FIRM panel and flood zone lookup by address
54. FEMA flood insurance, National Flood Insurance Program overview and Risk Rating 2.0
55. FEMA rules and legislation, the rating methodology behind the discount schedule
56. United States Census Bureau American Community Survey, Bonita Springs demographic context

Association, club and industry

57. Spanish Wells Golf and Country Club, the club’s own site: semi-private status, amenity counts, guest fees and dining
58. Troon, corporate source for the January 2021 acquisition of Indigo Golf Partners
59. Domain Realty Group, our brokerage team site
60. McGreevy and Comisar, our own published market work across Southwest Florida
61. Spanish Wells Golf and Country Club community page, our parent community page and the source for community-level figures
62. Cordova at Spanish Wells, our neighborhood page for the comparison figures used above
63. Bonita Springs real estate, our city-level page

Sources consulted that are not linkable here

64. Spanish Wells Community Association 2026 approved budget, fees received from 1,361 owners. Held by the association; SWCA, 239-319-1288
65. Spanish Wells Community Association estoppel and capital contribution fee schedule
66. Spanish Wells Community Association vehicle bar-code and access fee schedule, including the 31-day minimum tenancy
67. Recorded Declaration for Spanish Wells, Section 7.2, hole count, and its absence of a mandatory membership covenant
68. The six Las Brisas condominium declarations, recording references in the governance section above
69. Southwest Florida MLS, Development-scoped closed sales, trailing twelve months and prior twelve months to 4 September 2026. Subscription data, not publicly linkable
70. McGreevy and Comisar Google Business Profile client reviews, quoted verbatim with named reviewers

What we did not use, and why

We cite no real estate portal, no listing aggregator and no competing brokerage anywhere on this page. Those sources republish and reshape primary data, and where this community is concerned the published picture has repeatedly been wrong: this neighborhood has been described as four associations rather than six in material we wrote ourselves, and the club’s membership status is misreported almost everywhere.

We also discarded third-party golf directory data on course architects and opening years entirely, because it does not match the club’s own attribution.

Work With McGreevy and Comisar on Your Las Brisas Home

McGreevy and Comisar list and sell homes inside Spanish Wells, and Las Brisas is the neighborhood we know association by association. If you own one of these 210 homes and are weighing a sale, we will bring your own county record, both market populations, the comparable set for your specific component, and a defensible view of what your unit is actually worth. Call (239) 898-6072.

Who wrote this page

By Jesse McGreevy and Marc Comisar. Jesse McGreevy and Marc Comisar have between them closed more than $900 million in Southwest Florida residential real estate, and are recognised as Top 1% Real Estate Agents Nationally Since 2008. More about how the team works is on our about page, and the wider brokerage is Domain Realty Group.

Updated: September 2026. This page is rebuilt whenever the county roll or the market data behind it moves, and every figure on it carries the date it was pulled.

How this page was built, and why that matters for a Las Brisas seller

We did not write this page from listing feeds. We tracked all 216 Las Brisas parcels, of which 210 are residential units and 6 are common-element or right-of-way tracts through the Lee County property roll by their recorded legal descriptions rather than by neighborhood name, which is how we established that this neighborhood is six condominium associations rather than the four our own earlier research recorded. Separately, we tracked every qualified deed recorded against those parcels across all four of the roll’s historical sale slots rather than only the most recent, which is what makes our prior-year transaction counts counts rather than floors.

As a Top 1% Real Estate Agents Nationally Since 2008 team, and one of the top-reviewed real estate teams in Southwest Florida, we would rather publish a correction to our own earlier work than leave a tidier description standing.

What we can tell you that a portal cannot

A portal can tell you what is listed. It cannot tell you that Las Brisas holds six separately recorded condominiums and not four, that Coach Homes recorded no qualified sale at all last year, that Puesta del Sol’s median unit is roughly 400 square feet larger than the next largest component’s, that Twin Villas is the only component the county assigns a land-use code to, or that the MLS and the county record agree on the count and both endpoints for this neighborhood and disagree on the middle by $17,325.

Being Top 1% Real Estate Agents Nationally Since 2008 is not why that matters. Having read the county record is.

What repeat clients say

★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.”

Raoul Grossi, Google review of McGreevy and Comisar.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, and hold the 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine). Jesse and Marc’s combined $900 million in closed production is the experience behind every figure above, and with our Domain Realty Group team we have sold over $2.5 Billion in Real Estate.

Talk to Us Before You Price, List or Offer in Las Brisas

If you own in Las Brisas, call Jesse McGreevy at (239) 898-6072 or start with a confidential home valuation. Bring the question that is actually on your mind, whether that is which of the six recorded condominiums your unit sits in, what to do when nothing in your building group has sold, or which population your buyer’s agent is quoting from. If you are buying, start with our Southwest Florida buyer guide or call Marc Comisar at (239) 287-5873, and ask us to get the association’s roof and reserve position in writing before you write the offer. Either way, reach Jesse McGreevy directly at (239) 898-6072.

You can also read more about Las Brisas’s parent community on our Spanish Wells Golf and Country Club community page, compare it against the community’s largest neighborhood on our Marbella at Spanish Wells page, against its single-storey villa neighborhood on our Lake Club Villas page, and against the newest homes inside the gates on our Cordova at Spanish Wells page. Everything we cover across the city is on our Bonita Springs real estate page. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Direct: (239) 898-6072.

By Jesse McGreevy and Marc Comisar

Market data in this article reflects Southwest Florida MLS closed sales and Lee County qualified recorded deeds for the trailing twelve months ending 4 September 2026, each labelled with the population it measures. Medians are published with their sample sizes and their parity, and no median is published below three sales. Market conditions change; verify current figures before acting.

McGreevy and Comisar, Best Realtor for Las Brisas at Spanish Wells. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.