Lighthouse Bay at The Brooks is a gated, 100% waterfront, non-golf condo and villa community in the Village of Estero, with 654 residences, five pools, and a mandatory Commons Club membership. In the past year it ran 36 sales at a $356,000 median. McGreevy and Comisar are the team to call.
By Jesse McGreevy and Marc Comisar · Updated July 2026
McGreevy and Comisar are the #1 real estate team selling and buying in Lighthouse Bay at The Brooks, the 654-residence, 100% waterfront, non-golf gated condominium and villa community in the Village of Estero, Florida, set inside the master-planned community of The Brooks off the Coconut Road and US 41 corridor. If you are thinking about selling your Lighthouse Bay home, we are the listing team owners here call first: Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, with McGreevy and Comisar and Team have sold over 2.5 Billion in Real Estate and McGreevy and Comisar alone have over 850 million in Sales. And if you are buying in Lighthouse Bay, nobody navigates this community’s defining structure better: eight separate condominium associations under one master association, with a blended quarterly fee that already bundles the amenities, fiber, and a mandatory Commons Club membership, so no two buildings carry exactly the same carrying cost. In the trailing 12 months, 36 homes sold in Lighthouse Bay for roughly $13.2 million at a median of $356,000 (Stellar MLS, pulled July 2026), and the deep dive below is the proof that we know every dollar of it. If you already know Shadow Wood, Lighthouse Bay is the non-golf, lakefront counterpart to our sister spoke on Shadow Wood at The Brooks: same master plan, very different product and price point.
This is the most thorough resource on Lighthouse Bay at The Brooks anywhere online: the 100% waterfront design, the builder, the four home types, the eight-association governance, the blended condo-fee stack down to the special-assessment line, the Harbour Club and its five pools, the automatic Commons Club membership, the Zone X flood story, the low-rise condo-safety advantage, the schools, and an original sold-price snapshot nobody else publishes. It is long on purpose. Use the Table of Contents to jump.
McGreevy and Comisar are the best realtor for Lighthouse Bay at The Brooks because we pair the #1 team track record in Southwest Florida with command of the one thing that decides value in Lighthouse Bay: the eight-association, blended-fee condominium structure that makes every listing a slightly different deal. Whether you are ready to sell your Lighthouse Bay home or buy your next one, this is the team that delivers.
Recent Lighthouse Bay at The Brooks track record (trailing 12 months, Stellar MLS, pulled July 2026): 36 homes sold · roughly $13.2 million in volume · median sold price $356,000 · sold price range $237,500 to $499,000 · median 69 days on market · 96.74% median sale-to-list. Those are the market-wide numbers for the community, and they are the comparable-sales depth we bring to every Lighthouse Bay valuation, offer, and negotiation. A Lighthouse Bay Two garden condo, a Lighthouse Bay Six coach home, and a Villas One attached villa are three different markets inside one gate, and we price each one against its own closed-sales set and its own sub-association fee, not a community-wide average.
For Lighthouse Bay sellers, this is a condo and villa community where the buyer pool skews to retirees, snowbirds, and second-home owners who want lock-and-leave waterfront living without a golf bill, and reaching that buyer takes real marketing: cinematic video, drone, professional photography, and a qualified-buyer database built over two decades. Just as important is knowing the condo-sale mechanics cold, the association approval, the estoppel, the Commons Club transfer, so nothing surprises you at closing. We do, and we use it.
Honors and recognition:
Selling your Lighthouse Bay home? Get a free home valuation in 60 seconds at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072 · [email protected] (confidential conversations welcome).
Buying a home in Lighthouse Bay? Call Marc at (239) 287-5873 for a personalized buyer consultation, including the exact sub-association fee and the Commons Club math before you fall in love with the wrong listing.
Short on time? These eight facts are the spine of everything below. Each one is expanded, sourced, and cited in its own section.
The Big Question: Is Lighthouse Bay in Estero or Bonita Springs?
Living and Market: Living in Lighthouse Bay at The Brooks as a Homebuyer · Market Snapshot
History and Homes: How Lighthouse Bay Came to Be · The Homes: Condos, Coach Homes, Carriage Homes, and Villas
Governance and Money: The Eight Associations: How Lighthouse Bay Is Governed · The Condo Fee Stack: What You Pay and What It Covers
The Amenities: The Harbour Club and Spa and the Five Pools · 100% Waterfront: Lakes, Boathouses, and the Non-Golf Lifestyle · The Commons Club at The Brooks
The Rules: Rental and Leasing Rules · Pet Rules
Practical Realities: The Storm Posture: Zone X Flood, Hurricane Ian, and Condo Insurance Reality · Condo Safety Law: SIRS, Milestone Inspections, and Why Low-Rise Matters · Schools Zoned for Lighthouse Bay · Getting Around: Drive Times and What Is Being Built Nearby
Decision Support: Comparable Communities to Consider · Why Buy in Lighthouse Bay at The Brooks: Honest Pros and Cons
Sell, Buy, Ask: Thinking of Selling Your Lighthouse Bay Home? · Your Local Real Estate Experts · Frequently Asked Questions: Buyer Edition · Frequently Asked Questions: Seller Edition · Sources and Authoritative References · Documents and Official Resources
Living in Lighthouse Bay at The Brooks means owning a waterfront condo or villa inside a gated, resort-lifestyle community in Estero where every single home is on the lake and the amenity is the water, not a golf course. A buyer who wants a garden condo with a screened lanai over the lake, a buyer who wants a two-story coach home, and a buyer who wants a single-story attached villa can all live inside the same 654-residence community, share the same Harbour Club, and paddle the same interconnected lakes. That resort-without-golf model is what makes Lighthouse Bay different from its bundled-golf Brooks neighbors.
Start with the geography, because it drives everything. Lighthouse Bay sits inside The Brooks master plan in the Village of Estero, with US 41 and Coconut Road to its northwest and Three Oaks Parkway and I-75 to its east, roughly midway between Naples and Fort Myers. Coconut Point mall and dining are close by, Lee Health Coconut Point is minutes away, RSW airport is roughly 15 to 20 minutes, and the Gulf beaches are about 15 minutes. Unlike the coastal communities west of US 41, Lighthouse Bay sits well inland on ground that runs roughly 16 feet of elevation, a fact that became its defining advantage in September 2022.
Inside the gates, the blended quarterly assessment buys a genuinely full-service, lock-and-leave environment: two gated entrances with 24/7 autonomous access control, all common-area landscaping and irrigation, all exterior building structural repairs, community pool service, quarterly pest control, and community-wide Blue Stream Fiber TV and internet to every home. For non-villa owners, even water and sewer are bundled into the fee. The landscape itself is the amenity: 44 acres of stocked lakes, 70 acres of green space including a 26-acre wildlife preserve, 52 tiered lake fountains, five cobblestone bridges, and roughly two to three miles of walking paths. Source: Lighthouse Bay, Amenities.
Then there is the Harbour Club and Spa, the community’s private amenity campus, owned and operated by the residents’ own master association. It offers five pools, a screened 25-meter lap pool, six clay tennis courts, two bocce courts, a fitness center, an arts and learning center, a clubhouse, north and south boathouses with a community boat fleet, a freshwater sunning beach, and Picnic Island. Every Lighthouse Bay owner is also automatically a Bronze member of The Commons Club at The Brooks, the shared member-owned club for all five Brooks communities, which opens the door to the Rookery restaurant, the Enrichment Center, and optional upgrades to a staffed fitness center and a private Gulf beach club. Source: The Commons Club, Membership Plans.
It is also worth saying plainly what Lighthouse Bay is not. It is not a golf community: there is no golf course, and the amenity package is entirely lakes, pools, tennis, fitness, and boating. It is not age-restricted: it is an all-ages community, popular with retirees and snowbirds but open to any age. And it is not a short-term-rental market: every purchase and lease runs through an association screening committee, so this is an owner-occupant and seasonal-snowbird community, not an Airbnb play. All three points are covered in detail below.
The Lighthouse Bay at The Brooks market closed 36 sales in the trailing 12 months at a median sold price of $356,000, an average of $366,250, and a median 96.74% of list price in a median 69 days on market (Stellar MLS, scope ES04 - The Brooks, Development = Lighthouse Bay at The Brooks, pulled July 2026). That is an accessible, condo-driven market and the clear entry point into The Brooks, well below the price of golf-community neighbors like Shadow Wood.
Lighthouse Bay at The Brooks, trailing 12 months (Stellar MLS, pulled July 2026):
Metric | Value |
|---|---|
Closed sales (trailing 12 months) | 36 |
Median sold price | $356,000 |
Average sold price | $366,250 |
Sold price range | $237,500 to $499,000 |
Median price per square foot | $230.43 |
Median sale-to-list ratio | 96.74% |
Median days on market | 69 |
Estimated 12-month sold volume | about $13.2 million |
A few things stand out for buyers and sellers alike. First, the median sale-to-list ratio of 96.74% tells you how disciplined this market is, so homes that are priced right transact close to ask. Second, the median 69 days on market signals the real pace of demand for waterfront condo product at this price. Third, the spread from $237,500 to $499,000 reflects the genuine product diversity: the entry garden condos and the attached villas are different markets that happen to share a gate and a master association, which is exactly why a community-wide average misleads and a sub-association-level comp set is essential.
As of July 2026 there are 11 homes actively listed for sale in Lighthouse Bay at The Brooks, priced from $270,000 to $595,000, with a median list price of $308,000 (Stellar MLS). Against the trailing pace of sales, that works out to roughly 3.7 months of supply. For a current, address-specific read, including how your home or a home you are considering compares to its own sub-association’s closed sales, call Jesse direct at (239) 898-6072 or get a free valuation at mcgreevyandcomisar.com/home-valuation.
Because Lighthouse Bay is so much more affordable than the golf communities in The Brooks, it draws two distinct buyers: the first-time Brooks buyer who wants the ecosystem at the lowest entry price, and the lock-and-leave snowbird who wants full resort amenities without a golf bill. If you are weighing Lighthouse Bay against our golf-community spoke on Shadow Wood, the fee math and the lifestyle math are very different, and we will lay both side by side.
Lighthouse Bay at The Brooks is in the Village of Estero, Lee County, Florida. The community sits inside Estero’s incorporated boundary, and its own official website states plainly that it is “located in Estero, Florida.” The Bonita Springs connection is a mailing-address artifact: ZIP code 34135 is a Bonita Springs ZIP, so the default city line on the community’s address, 23740 Old Lighthouse Road, sometimes reads “Bonita Springs 34135” even though the property, its government, and its land-use authority are all Estero’s. That is the 40-word answer. Here is why the confusion exists.
The community’s own website is the tell. The Lighthouse Bay Contact page prints the office address as “23740 Old Lighthouse Road, Estero, FL 34135,” and both the Amenities page and the Commons Club page describe the community as located in Estero, Florida, while the site footer on some interior pages renders the same address as Bonita Springs, FL 34135. Same building, same ZIP, two city labels. Sources: Lighthouse Bay, Contact; Lighthouse Bay, Amenities.
Governmentally, the question is settled. Lighthouse Bay sits inside the incorporated Village of Estero, which did not exist until it incorporated on December 31, 2014, and inside the Brooks of Bonita Springs Community Development District, which keeps its 1998 “of Bonita Springs” name even though the districts describe themselves as within the boundaries of the Village of Estero. The Lighthouse Bay “Lee County Links” resident page even lists “Village of Estero” and “Brooks CDD” as the community’s civic references. The names froze before Estero incorporated; the map caught up in 2014. Sources: Lighthouse Bay, Lee County Links; Brooks CDDs.
The MLS files it under Estero, too. Southwest Florida’s Stellar MLS gives The Brooks its own dedicated geographic area, ES04 - The Brooks, classified under Estero’s ES code series, not Bonita Springs’. When we pull comps for a Lighthouse Bay home, we pull them from an Estero MLS geography.
What this means when you buy or sell: insurance carriers, lenders, and appraisers regularly mis-locate Lighthouse Bay properties, and out-of-area agents list them under the wrong city. We catch that. It is one of a dozen Lighthouse Bay-specific details that come standard when you work with the team that actually works here. Questions about a specific address? Call Jesse direct at (239) 898-6072.
Lighthouse Bay at The Brooks was built by Wallace Homes as part of Bonita Bay Group’s larger Brooks master plan, developed roughly between 1999 and 2004, and designed from the ground up as a 100-percent waterfront, resort-lifestyle community that deliberately traded a golf course for a private lake system. Understanding that history explains why every home here is on the water and why the amenity campus is a lake club, the Harbour Club and Spa, rather than a golf clubhouse.
The Brooks was master-developed by Bonita Bay Group, which in 1999 joined with Long Bay Partners, LLC to develop the larger community, encompassing Shadow Wood, Lighthouse Bay, Copperleaf, Spring Run, and Shadow Wood Preserve. Bonita Bay Group’s own legacy record names the builder directly: “The third is Lighthouse Bay, a 100-percent waterfront, resort-lifestyle community by Wallace Homes. The Harbour Club and Spa offers a clubhouse, health club, arts and learning center, swimming atrium, boathouse, freshwater beach and tennis club.” Source: Phoenix Bay Ventures, The Brooks legacy.
The build-year chronology places Lighthouse Bay squarely inside The Brooks’ 1998 to 2005 build-out. The Brooks opened in 1998, and the recorded condominium declarations for Lighthouse Bay’s phases fall in the 2000 to 2002 band, consistent with a roughly 1999-start, 2004-finish delivery. The 2013 Estero Community Market Assessment independently describes Lighthouse Bay as “a gated community of 654 condos on 162 acres,” matching the community’s own current headline count. Sources: Phoenix Bay Ventures, The Brooks legacy; Spikowski, Estero Community Market Assessment 2013 (PDF).
The design intent is what sets Lighthouse Bay apart within The Brooks. Where Shadow Wood, Copperleaf, and Spring Run were built around golf, Lighthouse Bay was built around water: 44 acres of stocked lakes woven through 654 residences, so that every home is a lakefront home, connected by five cobblestone bridges and dotted with 52 tiered lake fountains, over 12,000 oaks, palms, and flowering trees, and 94,000 bushes and plants. The community brands itself, accurately, as “A Private 100% Lakefront Community.” Source: Lighthouse Bay, Amenities.
Today the community is fully built out and resident-governed. The master association, The Harbour Club at Lighthouse Bay, Inc., has filed continuous annual reports with the Florida Division of Corporations since 1999, and the community is professionally managed by KW Property Management and Consulting. This is a stable, mature, resident-run community, not a developer-controlled one. Source: Florida Division of Corporations (Sunbiz), The Harbour Club at Lighthouse Bay, Inc..
The homes in Lighthouse Bay at The Brooks come in four product types, all lakefront and all low-rise: garden condominiums, coach homes, and carriage homes (the three condominium types), plus attached villas, and every one of the 654 residences was built by Wallace Homes in concrete-block-and-stucco construction with a screened lanai facing the water. There are no single-family estate homes here. This is a lock-and-leave, maintenance-included community by design.
The community’s own building-by-building homeowners packet is the authoritative product map. It labels every building by its sub-association and its type: Garden condominiums (stacked flats), Coach homes (typically one-level end units, often with an attached garage), Carriage homes (two-story or loft-style), and attached Villas (paired, two units per building, each with a private entry). The garden, coach, and carriage condos are grouped into six condominium associations, while the villas make up two more, for eight sub-associations in all. Source: Lighthouse Bay, Addresses by Building and Unit Number (PDF).
On construction and storm hardening, the primary evidence comes from the associations’ own reserve studies. The Villas One reserve study itemizes coated-metal roofs on a 40-year useful life, screened lanais with frames, stucco exterior finishes, and aluminum gutters, the classic Southwest Florida concrete-block-and-stucco profile with metal roofs on the villa product. The Lighthouse Bay Six reserve study lists roof replacement on a 50-year life with roofs installed around 2021, plus building painting, screen-cage replacement, and mailbox replacement, all low-rise components, with no elevators, structural garages, or high-rise elements anywhere in the schedules. Sources: Lighthouse Bay, Villas One Purchase-Lease Packet 2026 (PDF); Lighthouse Bay, Lighthouse Bay Six Purchase-Lease Packet 2026 (PDF).
On sizes, bedrooms, and garages, the exact per-type ranges are best confirmed against current MLS listings rather than the association documents, which publish assessments and reserves rather than floor-plan dimensions. In general terms, the garden, coach, and carriage condos are two-story buildings with two- and three-bedroom units, many with dens and attached or detached garages, while the attached villas repeat a single villa floor plan (Villas One is 46 units of one type). Lighthouse Bay does not publish named floor plans on its public site the way some sister communities do; the recorded condominium plats hold the building footprints and unit layouts. We provide exact square footage, bed and bath counts, and garage details on any specific listing.
The practical takeaway for buyers is that the four product types ladder from the garden and carriage condos (the most active, most affordable part of the resale market) up through the coach homes and the attached villas (which carry the highest fee and reserve component because villa owners own their own roofs, lanais, and exterior structures, and pay their own water and sewer). Choosing the right home is about matching the product type, the sub-association fee, the lake view, and the building’s roof age, all of which we detail per listing. Source: Lighthouse Bay, Villas One Purchase-Lease Packet 2026 (PDF).
Lighthouse Bay at The Brooks is governed by a two-tier condominium structure: one master association, The Harbour Club at Lighthouse Bay, Inc., sits over eight separate sub-associations, each its own Florida not-for-profit condominium association with its own declaration, board, budget, reserves, and screening committee. Every owner is a member of both their sub-association and the master, and the whole community is professionally managed by KW Property Management and Consulting. This layered structure is the single most important governance fact for a Lighthouse Bay buyer to understand.
The master association owns and operates everything shared: the Harbour Club and Spa amenity campus, the gates, the lakes and landscaping, and the on-site management and maintenance staff for the entire community. It is verified on the Florida Division of Corporations as The Harbour Club at Lighthouse Bay, Inc. (document number N98000006635, filed November 20, 1998, active), with a clean, continuous annual-report history and a resident board. Every unit owner in every sub-association is automatically a member of the master and gets one vote in it. Source: Florida Division of Corporations (Sunbiz), The Harbour Club at Lighthouse Bay, Inc..
The eight sub-associations, all verified active on the Florida Division of Corporations, are:
Sub-association | Product type | Sunbiz document number |
|---|---|---|
Lighthouse Bay Two | Coach, Garden, and Carriage condos | N01000003645 |
Lighthouse Bay Two-C | Carriage condos | N00000005171 |
Lighthouse Bay Three | Carriage and Coach condos | N01000003516 |
Lighthouse Bay Three-D | Coach condos | N01000008132 |
Lighthouse Bay Five | Garden and Carriage condos | N01000008894 |
Lighthouse Bay Six | Garden, Carriage, and Coach condos | N02000005096 |
Lighthouse Bay Villas One | Attached villas (46 units) | N00000001869 |
Lighthouse Bay Villas Four | Attached villas | N01000008893 |
Sources: Florida Division of Corporations (Sunbiz), Lighthouse Bay entity search; Lighthouse Bay, Amenities (confirms on-site management “servicing the Harbour Club (Master Association) and all eight sub-Associations”).
The community-wide governing instrument is the recorded Declaration of Covenants, Conditions and Restrictions for Lighthouse Bay at the Brooks, the master document that ties the sub-condos together, imposes the mandatory Commons Club Bronze membership, and gives the Architectural Review Board its authority (Article 7.18 governs signage, for example). Each sub-association then has its own recorded Declaration of Condominium, and the day-to-day use restrictions (pets, parking, leasing, and more) live in Section 12 of that declaration. Source: Lighthouse Bay, Lighthouse Bay Two Purchase-Lease Packet 2026 (PDF).
On management, Lighthouse Bay is run by KW Property Management and Consulting (KWPMC), a national professional-management firm, not a self-managed volunteer board. The on-site office is at 23740 Old Lighthouse Road, open 8:00 a.m. to 4:30 p.m. weekdays, reachable at (239) 948-2662, with an after-hours line and a property manager available around the clock for urgent matters. KWPMC also processes all estoppel and questionnaire requests for resales. This professional-management layer is a real buyer comfort: the community is run by a firm with two decades in Florida condominium management. Sources: Lighthouse Bay, Contact; KW Property Management and Consulting.
Why this matters when you buy: because each of the eight sub-associations sets its own budget, its own fee, and its own reserves, the carrying cost and the financial health of your specific building depend on which sub-association it belongs to. We identify the exact sub-association, pull its current budget and reserve study, and walk you through it before you write an offer. Call Marc at (239) 287-5873.
Every Lighthouse Bay at The Brooks home pays a single blended quarterly assessment that varies by sub-association, roughly $2,450 to $3,328 per quarter for 2026, and that one number already folds in the master amenity pass-through, Blue Stream Fiber TV and internet, water and sewer for non-villa units, building insurance, funded reserves, and the mandatory Commons Club Bronze dues. Unlike a golf community with separate club dues on top, in Lighthouse Bay almost everything is inside this one quarterly number, which is what makes it a true lock-and-leave community.
The 2026 quarterly assessment by sub-association. The condominium associations (garden, coach, and carriage) run in the mid-$2,400s to about $2,500 per quarter, while the attached-villa associations run higher because villa owners carry their own roofs, lanais, and exterior structures and pay their own water and sewer. Confirmed 2026 figures:
Sub-association | 2026 quarterly assessment per unit | Approximate annual |
|---|---|---|
Lighthouse Bay Six | $2,450 | about $9,800 |
Lighthouse Bay Five | $2,480 | about $9,920 |
Lighthouse Bay Two | $2,505 | about $10,020 |
Lighthouse Bay Villas One | $3,328 | about $13,312 |
The remaining sub-associations (Two-C, Three, Three-D, and Villas Four) fall within this same band and are confirmed per building from their own current packets. Assessments are billed quarterly, due January 1, April 1, July 1, and October 1. Sources: Lighthouse Bay, Lighthouse Bay Six Purchase-Lease Packet 2026 (PDF); Lighthouse Bay, Lighthouse Bay Two Purchase-Lease Packet 2026 (PDF); Lighthouse Bay, Villas One Purchase-Lease Packet 2026 (PDF).
What the fee covers. Every sub-association’s coverage sheet is identical, and it is generous: all five pools, the spa and sauna, six clay tennis courts plus the seasonal on-site tennis pro, two bocce courts, the fitness center, the arts and learning center, the clubhouse, the two boathouses and the community boat fleet, the two gated entrances with 24/7 autonomous access control, all landscaping and irrigation, all exterior building structural repairs, community pool service, quarterly external pest control by Purcor, the roughly two-to-three-mile walking path, the botanical garden, the Bronze Commons Club membership, Blue Stream Fiber TV and internet, water and sewer for non-villa units, and even the electricity for the exterior lighting and the 52 lake fountains. A large share of this fee is amenities, fiber, and water, not just insurance. Source: Lighthouse Bay, Villas One Purchase-Lease Packet 2026 (PDF).
How the money flows. The blended fee is built from the sub-association’s own operating and reserve budget plus two pass-through lines from the master: a Harbour Club maintenance fee and a Harbour Club renovation assessment. In Lighthouse Bay Two, for example, the master maintenance pass-through alone is about $793,000 of the association’s roughly $1.44 million budget, or about 55% of the whole, with building insurance at about $159,000 and reserve contributions at about $113,000 a year. This is why the fee is what it is: it carries the amenity campus for the entire community, not just your building. Source: Lighthouse Bay, Lighthouse Bay Two Purchase-Lease Packet 2026 (PDF).
The 2021 special assessment. Every sub-association’s disclosure lists an ongoing 2021 Special Assessment of $108.25 per unit per quarter, embedded in the total above and still being collected in 2026. It is a Harbour Club amenity renovation assessment, not a storm-damage emergency, and the budgets carry a matching Harbour Club renovation pass-through line. It is a modest, disclosed, ongoing item, and any buyer should note it and any pending renovation assessment when evaluating a purchase. Source: Lighthouse Bay, Lighthouse Bay Two Purchase-Lease Packet 2026 (PDF).
Reserves are funded, not waived. The associations carry real, funded reserves. Lighthouse Bay Two projected a pooled-reserve balance of about $1.02 million at the end of 2025, Villas One projected about $342,000 and pre-funds a dedicated $100,000 insurance-deductible and storm-loss reserve, and Lighthouse Bay Six funds toward a $3.13 million roof-replacement liability. Reserve studies are updated on a periodic cycle. For a condo buyer worried about a surprise special assessment, funded reserves plus a pre-funded storm deductible are exactly the profile you want. Sources: Lighthouse Bay, Lighthouse Bay Two Purchase-Lease Packet 2026 (PDF); Lighthouse Bay, Villas One Purchase-Lease Packet 2026 (PDF).
One villa nuance to budget for. Water and sewer are included in the fee for the non-villa condos but not for the villas: Villas One and Villas Four owners pay their own water and sewer directly. It is a small line, but it is a real difference between the condo product and the villa product, and we flag it on every villa comparison. Source: Lighthouse Bay, Villas One Purchase-Lease Packet 2026 (PDF).
We build a complete, address-specific cost-to-own breakdown for every Lighthouse Bay buyer, including the exact sub-association fee, the villa water-and-sewer nuance, and the current special-assessment lines, before you write an offer. Call Marc at (239) 287-5873 to get yours.
The Harbour Club and Spa is Lighthouse Bay at The Brooks’ private amenity campus, owned and operated by the residents’ own master association, and it delivers a full resort package built around water rather than golf: five pools including a screened 25-meter lap pool, six LED-lit Hydro-Grid clay tennis courts, two bocce courts, a fitness center, an arts and learning center, a clubhouse, and two boathouses, all included in the quarterly assessment. This is what Lighthouse Bay offers in place of a golf clubhouse.
Five pools. The community has five pools plus a whirlpool spa and dry sauna. The centerpiece is the Lagoon Pool, a 2,500-square-foot freeform resort pool with a rock waterfall, a 14,200-square-foot sun deck, a whirlpool spa, a dry sauna, and a Tiki Hut with gas grills. The Swimming Atrium holds a screen-enclosed 25-meter (82-foot) lap pool, a short-course competition length, not an Olympic 50-meter pool. Three additional satellite cabana pools (Costa Del Sol, Marbella Bay, and Longship) serve specific enclaves within the community. Together that is one resort lagoon pool, one lap pool, and three cabana pools, five pools in all. Source: Lighthouse Bay, Amenities.
Racquet sports. The Tennis Center offers six LED-lit Hydro-Grid clay courts, a specific sub-irrigated clay system, plus a players clubhouse with lockers, pro shop, and a seasonal on-site tennis pro from October through April, with competitive teams. There are also two regulation bocce courts with competitive teams, and a basketball court that appears on the association coverage sheet. The community does not have pickleball courts on its own Harbour Club campus; Lighthouse Bay residents play pickleball at The Commons Club, which they access as automatic Bronze members, and there is an organized Lighthouse Bay pickleball club that plays there. Source: Lighthouse Bay, Amenities.
Fitness, arts, and the clubhouse. The Harbour Club includes a fully equipped fitness center with cardio, weights, a flex room for aerobics, and ping-pong; a 2,500-square-foot Arts and Learning Center with a fine-arts studio, card room, library, and computer stations; and a clubhouse that seats more than 100 inside and 40 outside, houses the on-site management office and a notary, and is available for owner event rental. An on-site activities director runs year-round programming, water aerobics, fitness classes, bingo and trivia, dances, bus trips, and movie showings, and there is a daily “Coffee Time” social hour. Source: Lighthouse Bay, Amenities.
One thing the campus does not have: a restaurant. Lighthouse Bay’s own Harbour Club has a catering kitchen and clubhouse event seating, but no on-site restaurant. Resident dining runs through The Commons Club’s Rookery restaurant, which every Lighthouse Bay owner accesses as a Bronze member (covered in the Commons Club section below). This is a lakes-and-recreation community with dining at the shared Brooks town-center club, not a self-contained dining and country club. Source: Lighthouse Bay, Amenities.
Lighthouse Bay at The Brooks is “A Private 100% Lakefront Community,” which means every one of the 654 residences is on the water, and the community’s defining feature is its 44-acre interconnected freshwater lake system, its two boathouses with a shared boat fleet, its freshwater sunning beach, and its Picnic Island, all in place of a golf course. If the water is the amenity you want, Lighthouse Bay is built for you.
The lake system. The community has 44 acres of stocked freshwater lakes, 70 acres of green space including a 26-acre wildlife preserve, five picturesque cobblestone bridges, and 52 tiered lake fountains. The lakes are an interconnected system: you cross the cobblestone bridges to move between lake bodies by boat. The scale of the setting, over 12,000 oaks, palms, and flowering trees plus 94,000 bushes and plants, is what lets the community deliver lake and preserve views from every home. Source: Lighthouse Bay, Amenities.
The boathouses and the boat fleet. Lighthouse Bay has north and south boathouses, one crowned by the community’s trademark lighthouse, with a viewing deck and a floating dock. A shared community boat fleet, rowboats, canoes, paddle boats, and small motorboats, is available to residents for use on the freshwater lakes, included in the assessment. Two important accuracy notes for buyers: this is freshwater lake boating, not Gulf or bay access, and the “motorboats” are small community lake boats, not private powerboats. There are no private boat slips and no Gulf access from Lighthouse Bay’s lakes. The floating dock at the boathouse holds fishing boats, and the stocked lakes make fishing a core activity, but the feature is a boathouse with a floating fishing dock, not a fishing pier. Source: Lighthouse Bay, Amenities.
The freshwater beach and Picnic Island. The community has a freshwater sunning beach with chaises and a gazebo, a rare man-made sand beach on the lake that lets Lighthouse Bay offer a “beach” without needing the Gulf, plus Picnic Island, a lake island with a gazebo for up to 24 people and barbecues for resident gatherings. Source: Lighthouse Bay, Amenities.
The non-golf trade. The clean way to understand Lighthouse Bay is that it traded a golf course for private lakefront. Where sister Brooks communities Shadow Wood, Copperleaf, and Spring Run are golf communities, Lighthouse Bay is the non-golf, resort-lake option: no golf course, no golf dues, and instead a 100-percent-waterfront design with five pools, clay tennis, boating, and roughly two to three miles of walking paths through preserves and a 10-acre “Old Florida” nature park. For a buyer who does not play golf and does not want to pay for it, that is the entire appeal. Source: Phoenix Bay Ventures, The Brooks legacy.
Every Lighthouse Bay at The Brooks owner is automatically a Bronze member of The Commons Club at The Brooks, with those dues built into the quarterly assessment, and the staffed Health and Lifestyle Center (Silver) and the private Gulf Beach Club (Gold) are optional paid upgrades an owner may elect. The Commons Club is the shared, member-owned “town center” club for all five Brooks communities, and for a Lighthouse Bay buyer it means the social and dining tier costs $0 extra, because it is already in the fee.
The mandatory Bronze fact. Each sub-association’s disclosure confirms it: owners “automatically become Bronze Members of the Commons Club at the Brooks per the Declaration of Covenants, Conditions and Restrictions for Lighthouse Bay at the Brooks. The Annual dues for such membership is included in the assessment.” So a Lighthouse Bay owner does not pay a separate Bronze bill; it is inside the quarterly number already. Source: Lighthouse Bay, Lighthouse Bay Two Purchase-Lease Packet 2026 (PDF).
The Commons Club serves roughly 2,300 families across Spring Run, Lighthouse Bay, Copperleaf, Shadow Wood, and Shadow Wood Preserve from a campus in Estero, and it offers three tiers, available only to residents of The Brooks. Source: The Commons Club, Membership Plans.
Tier | Lighthouse Bay status | One-time equity | 2025 annual dues | What it adds |
|---|---|---|---|---|
Bronze | Automatic, included in the assessment | $1,000 (in the fee) | about $490 (in the fee) | The Rookery restaurant, the Enrichment Center and social programs, the Village Green and Concerts on the Green, pickleball |
Silver | Optional upgrade | $6,000 | about $1,831 plus a $125.98/yr renovation fee | Bronze plus the staffed Health and Lifestyle Center (fitness, spa, heated 20-meter lap pool, hot tub, sauna) |
Gold | Optional upgrade | $12,000 | about $2,385 plus the renovation fee | Silver plus the private Beach Club on Little Hickory Island (Bonita Beach) |
Sources: The Commons Club, Membership Packet 2025 (PDF); The Commons Club, Beach Club.
The framing that matters for a buyer. Because Bronze is baked into the Lighthouse Bay assessment, a Lighthouse Bay owner’s “extra” Commons Club cost is $0 for the social and dining tier. Only the optional Silver (about $6,000 in, plus roughly $1,957 a year) or Gold (about $12,000 in, plus roughly $2,511 a year) upgrades cost more. That is a genuine advantage over the bundled-golf Brooks communities, where the full club fee is mandatory. The Rookery is the private waterfront restaurant every Lighthouse Bay Bronze member can dine at; the Health and Lifestyle Center is the staffed fitness and spa building (roughly 7,500 to 10,000 square feet) that Silver unlocks; and the Beach Club on Little Hickory Island, a fully rebuilt three-story building reopening in the post-Ian era, is the Gulf beach that Gold unlocks, with drive-up parking and valet rather than a boat shuttle. Sources: The Commons Club, Membership Packet 2025 (PDF); The Commons Club, Beach Club.
Lighthouse Bay at The Brooks permits leasing, but it is not a short-term-rental community: every purchase and every lease must be submitted through Tenant Evaluation and approved by the sub-association’s screening committee, and the specific minimum-term and frequency limits are set in Section 12 of each sub-association’s recorded Declaration of Condominium. This is a structured, owner-occupant and seasonal-snowbird community, not an Airbnb market, which is exactly what most buyers here want.
The application process. Every purchase and lease application runs through Tenant Evaluation (tenantev.com), with each sub-association carrying its own property code (Lighthouse Bay Two is 11607, for example, and Villas One is 11605). The applicant creates a Tenant Evaluation account, enters the code, and submits a digital application with an application fee; the screening can request a credit report, criminal-background check, eviction report, proof of income, and personal and work verifications. Critically, Tenant Evaluation does not decide approval: the community association screening committee makes the final decision. No lease or purchase is accepted except through this process. Source: Lighthouse Bay, Lighthouse Bay Five Purchase-Lease Packet 2026 (PDF).
The lease terms themselves. Leasing is one of the named Section 12 use restrictions in each sub-association’s Declaration of Condominium, alongside residential use, occupancy, and parking. The exact minimum lease term and the maximum number of leases per year are set in that recorded declaration and can differ from one sub-association to the next, so they should be confirmed for the specific building from the recorded documents or KWPMC before you count on a rental strategy. We pull the exact leasing terms for any Lighthouse Bay building a buyer or investor is considering. Source: Lighthouse Bay, Lighthouse Bay Five Purchase-Lease Packet 2026 (PDF).
Showing rules for sellers and agents. The master-level rules apply to every sub-association: no showings before 9:00 a.m. or after 7:00 p.m., open houses on Saturday and Sunday only from 1:00 to 4:00 p.m. and pre-scheduled through the Harbour Club office, a gate passcode posted at the guest-lane kiosk, only the Architectural Review Board-approved beige-and-turquoise 18-by-24-inch “Open House” sign permitted, and prospects may not use the amenities. We handle all of this within the rules. Source: Lighthouse Bay, Lighthouse Bay Two Purchase-Lease Packet 2026 (PDF).
A note for investors: because the leasing rules vary by sub-association and every purchase and lease requires screening-committee approval, the rental math in Lighthouse Bay is building-specific. We will walk through the exact rules and realistic seasonal rent for any sub-association before you buy. Call Marc at (239) 287-5873.
Lighthouse Bay at The Brooks permits pets, but the specific limits, the number of pets, any weight cap, and any breed rules, are set in Section 12 of each sub-association’s recorded Declaration of Condominium and are not published on the community’s public pages, so the exact figures should be confirmed for the specific building from the recorded documents or the management office before you buy. Pets are explicitly one of the recorded use restrictions, so a pet owner should verify the rules for their exact sub-association rather than assume a community-wide standard.
Each sub-association’s disclosure lists pets among the Section 12 use restrictions, alongside residential use, occupancy, nuisance, parking, and leasing, and directs owners to the recorded Declaration of Condominium for the specifics. Because Lighthouse Bay is eight separate condominium associations, pet limits can differ from one to the next, and the recorded declaration is the controlling document. To get the exact figures, pull the recorded Declaration of Condominium from the Lee County Clerk’s official records by association name, or request the current condominium documents from KWPMC at (239) 948-2662. Source: Lighthouse Bay, Lighthouse Bay Two Purchase-Lease Packet 2026 (PDF).
One related note for pet owners who upgrade to the Commons Club Gold tier: no pets are allowed at the private Beach Club or on Bonita Beach (service animals excepted), though a dog beach sits at the end of Little Hickory Island. We confirm the exact pet rules for any Lighthouse Bay building a pet owner is considering, so there are no surprises after closing. Source: The Commons Club, Beach Club.
Lighthouse Bay at The Brooks is an inland, Zone X (minimal flood hazard) condominium community east of US 41 that took wind and not surge during Hurricane Ian, and the more decision-relevant story for a condo buyer is that its associations publish healthy reserves, pre-fund their storm deductibles, and report zero open hurricane spending. This is the single most-searched concern for a Southwest Florida condo buyer, and Lighthouse Bay answers it well.
Flood zones. Every point sampled inside Lighthouse Bay returns FEMA Zone X, an area of minimal flood hazard, outside the Special Flood Hazard Area, on FIRM panel 12071C0594G, effective November 17, 2022. That effective date matters: the map was redrawn seven weeks after Hurricane Ian, the worst storm in the region’s modern history, and it still placed Lighthouse Bay in the minimal-hazard zone. Because the community is Zone X, federal law does not require flood insurance on a conforming mortgage here, a genuine advantage for a lakefront community. A per-parcel flood determination is still standard at closing, but every point tested reads Zone X. Sources: FEMA National Flood Hazard Layer; per-parcel via FEMA Map Service Center.
Why it is Zone X: elevation. The community sits at roughly 16 feet of elevation, while Hurricane Ian’s measured high-water marks in the flooded western part of Estero were about 11.2 feet. Ian’s record surge crested roughly five feet below Lighthouse Bay’s ground, which is why the community took no surge water. Source: Village of Estero, June 2024 FEMA Narrative (PDF).
Hurricane Ian. When Ian struck on September 28, 2022, the Village of Estero’s own sworn report to FEMA recorded that “there was only minor damage east of US 41, primarily from wind,” such as roof tiles, lanais, and pool enclosures, and the Village’s list of severely damaged areas is entirely west of US 41. Neither Lighthouse Bay nor The Brooks appears anywhere on the Village’s damage lists. Lighthouse Bay sits east of US 41, squarely in the wind-only zone. Just as telling, the “Hurricane Expenses” and “Hurricane Cleanup” lines in the associations’ 2026 budgets all read $0, meaning the community is fully recovered and carrying no open storm repairs. Sources: Village of Estero, June 2024 FEMA Narrative (PDF); Lighthouse Bay, Lighthouse Bay Six Purchase-Lease Packet 2026 (PDF).
The insurance discount. Estero is a Community Rating System Class 6 community, which gives residents a 20% discount on National Flood Insurance Program premiums, and that status survived FEMA’s post-Ian program review. So any flood policy on a Lighthouse Bay unit or building gets an automatic 20% discount on top of the already-low Zone X base rate. Source: Village of Estero, Community Rating System.
The condo insurance reality, answered with primary data. In a condominium, the building and wind coverage runs through the association’s master policy, baked into the maintenance portion of your quarterly fee, not billed separately. Lighthouse Bay’s associations carry real building-insurance lines (Lighthouse Bay Two about $159,000 a year, Lighthouse Bay Six about $146,000, Villas One about $71,000) plus liability, and they back those with funded reserves and, in the villas, a pre-funded $100,000 storm-loss and insurance-deductible reserve. The individual owner then buys a personal HO-6 policy for interior build-out, contents, liability, and, importantly, loss-assessment coverage, which backstops your share of any master-policy deductible or special assessment. Florida’s insurance market is also stabilizing in 2026, with new carriers entering and rates softening, and Lighthouse Bay’s recently replaced roofs (Lighthouse Bay Six roofs date to about 2021) plus a roughly $150 wind-mitigation inspection typically unlock meaningful premium credits. Sources: Lighthouse Bay, Lighthouse Bay Two Purchase-Lease Packet 2026 (PDF); Florida CFO, property insurance changes.
The essential contrast: Gulf-front coastal condos took catastrophic surge in Ian and are now facing wholesale rebuilds and six- and seven-figure special assessments. Lighthouse Bay, inland, Zone X, east of US 41, took wind only, is already re-roofed, carries funded reserves, and shows zero open hurricane spending. That directly answers the “will I get hit with a big condo special assessment?” fear.
Lighthouse Bay at The Brooks is built entirely of low-rise product, two-story coach, carriage, and garden condos plus single-story attached villas, so on the evidence it falls below the three-story threshold that triggers Florida’s milestone-inspection and Structural Integrity Reserve Study (SIRS) mandates, a genuine peace-of-mind advantage over the older Gulf-front high-rises now facing engineering inspections and reserve-driven assessments. The associations still commission reserve studies and carry funded reserves, so buyers get the benefit of both.
The law. After the Surfside collapse, Florida requires a milestone structural inspection (Fla. Stat. Section 553.899) and a Structural Integrity Reserve Study (Fla. Stat. Section 718.112(2)(g)) only for condominium buildings that are three or more habitable stories in height. The Florida DBPR states it plainly: single-family, two-family, three-family, or four-family dwellings with three or fewer habitable stories are exempt from the milestone requirement. Sources: DBPR, condominium milestone inspections and SIRS; Fla. Stat. Chapter 718 (2025).
Application to Lighthouse Bay. The community’s product is coach, carriage, and garden condos plus attached villas, all low-rise. Every sub-association’s reserve study lists only low-rise structural components, coated-metal or tile roofs, building painting, screen-cage and lanai replacement, and mailboxes, with no elevators, no structural-concrete towers, no cooling towers, and no high-rise waterproofing anywhere in the schedules, which is characteristic of two-story garden and coach construction. On this evidence, no Lighthouse Bay building appears to hit the three-story trigger, so the milestone-inspection mandate does not appear to apply and the three-story SIRS mandate does not appear to apply either. Building height is the controlling fact and a specific building’s story count is worth confirming at the Lee County Property Appraiser before relying on a blanket exemption, but the reserve-study evidence is strong. Sources: Lighthouse Bay, Villas One Purchase-Lease Packet 2026 (PDF); Lighthouse Bay, Lighthouse Bay Six Purchase-Lease Packet 2026 (PDF).
The best of both. The reassuring part is that Lighthouse Bay’s associations behave like well-run condos regardless: they voluntarily commission reserve studies, fund reserves into the six and seven figures, and pre-fund storm deductibles. So a buyer gets the structural peace of mind of a low-rise community that is likely outside the milestone and SIRS mandates, plus the financial discipline of funded reserves. For a buyer nervous about the wave of high-rise structural assessments in Florida, that combination is exactly the point.
The public schools currently associated with a Lighthouse Bay at The Brooks address are Pinewoods Elementary or another Proximity Zone Q elementary, a Zone GG middle school (Three Oaks Middle or Bonita Springs Middle), and a South-zone high school (Estero High or Bonita Springs High), but Lee County uses a ranked-choice enrollment system within proximity zones rather than hard attendance boundaries, so families should verify current assignment with the district. Several of these schools sit a straight shot up Three Oaks Parkway from the community’s east side.
Lee County is a school-choice district. Families rank schools within their residential proximity zone through the FOCUS portal during open enrollment, with a lottery only when applicants exceed seats and proximity (within two miles, then nearest school) breaking any tie. The zones are reset annually under the Board-approved Student Enrollment Plan, so a specific street’s assignment must be confirmed with the district. Source: Lee County 2026-27 Student Enrollment Plan (PDF).
For the south-Estero area that includes Lighthouse Bay, the relevant public schools are:
Beyond the public schools, several independent and Catholic schools sit within a 25-to-30-minute drive, and Florida Gulf Coast University, with about 16,000 students, is in the same Village of Estero, roughly 15 minutes up Three Oaks Parkway, a lifelong-learning, Division I athletics, and concerts asset minutes from the gates. Source: FGCU campus map.
Lighthouse Bay at The Brooks sits inside The Brooks off the US 41 and Coconut Road corridor with quick access to everyday destinations: Coconut Point shopping and dining and Lee Health Coconut Point are minutes away, FGCU is roughly 15 minutes up Three Oaks Parkway, RSW airport is about 15 to 20 minutes, and the Gulf beaches and downtown Naples are each roughly 15 to 25 minutes off-peak (add time in season). A significant civic pipeline nearby is adding amenities and, in a few spots, traffic.
Daily drive times (off-peak estimates):
Destination | From Lighthouse Bay |
|---|---|
Coconut Point (mall and dining) | minutes |
Lee Health Coconut Point ER | minutes |
Miromar Outlets and Gulf Coast Town Center | about 10 to 15 minutes |
FGCU | about 15 minutes |
RSW (Southwest Florida International Airport) | about 15 to 20 minutes |
Bonita Beach and Gulf beaches | about 15 to 25 minutes |
Downtown Naples (5th Avenue South) | about 20 to 25 minutes (more in season) |
Sources for facilities and locations: Lee Health, Coconut Point; FGCU campus map; RSW, Southwest Florida International Airport.
What is being built nearby. The biggest adjacent item on Lighthouse Bay’s east flank is the I-75 widening to as many as ten lanes between Corkscrew Road and Immokalee Road, with construction on this segment not scheduled to begin until around 2029 and the program targeted for completion by 2032. Lighthouse Bay is explicitly named among the Brooks communities demanding a continuous noise wall along the highway, and the Village of Estero and the Lee MPO are formally on record backing one; most of Lighthouse Bay sits well west of the I-75 line, buffered by its 70 acres of green space and 26-acre preserve. Closer in, a 137-unit apartment project is redeveloping the former Winn-Dixie site at Three Oaks Parkway and Coconut Road, expected to complete around Fall 2026, and the Coconut Point corridor to the northwest is seeing a two-year mall refresh plus proposed residential conversions. Buyers of homes on the far east side, nearest I-75, should know the widening timeline and the pending noise study. Sources: Engage Estero, development summary; Village of Estero, I-75 widening coverage.
The communities most often compared with Lighthouse Bay at The Brooks are its sister Brooks communities (Shadow Wood, Copperleaf, and Spring Run) plus the nearby condo and coach-home communities in the Pelican Landing area, and the single biggest differentiator is that Lighthouse Bay is the non-golf, 100%-waterfront option in The Brooks and its lowest price of entry, while the others are built around golf. The right choice depends on whether you want lakes and resort amenities without a golf course, or golf bundled or optional.
Within The Brooks, the trade-off is clean: Lighthouse Bay gives you a 100-percent-waterfront, non-golf, resort-lake community at the lowest entry price, while Shadow Wood, Copperleaf, and Spring Run give you golf, bundled or optional, at a higher one. We sell across all of these communities and will lay the real fee and lifestyle math side by side so you buy the right one. Source: Phoenix Bay Ventures, The Brooks legacy.
Lighthouse Bay at The Brooks is a strong buy for someone who wants an affordable, inland, storm-resilient, 100%-waterfront condo or villa with full resort amenities and no golf bill, and a weaker fit for someone who wants a single-family estate, Gulf boating access, a private beach included in the base price, or a true short-term-rental investment. Here is the balanced, data-backed picture.
Pros:
Cons and trade-offs:
The honest summary: for a primary residence or a seasonal home in an affordable, storm-resilient, 100%-waterfront community with full resort amenities and no golf bill, Lighthouse Bay is one of the best values in Estero. We will tell you candidly whether a specific home and sub-association fit your goals. Call Marc at (239) 287-5873 to talk it through.
If you are thinking about selling your Lighthouse Bay at The Brooks home, list with the team that knows this community to the dollar: McGreevy and Comisar, the #1 Team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008. We have sold across the Brooks communities, we price each home against its own sub-association’s closed sales rather than a community-wide average, and we know the condo-sale mechanics that trip up out-of-area agents: the association approval, the estoppel, and the Commons Club transfer.
Why Lighthouse Bay sellers choose us. Our credentials are our listing credentials:
The numbers behind the pitch. In the trailing 12 months, Lighthouse Bay at The Brooks closed 36 sales at a median of $356,000, an average of $366,250, a median 96.74% of list price, and a median 69 days on market, with sales ranging from $237,500 to $499,000 (Stellar MLS, pulled July 2026). Our cinematic marketing, drone and professional photography, and a two-decade qualified-buyer database are built to reach the snowbird and second-home buyer this waterfront product sells to.
The Lighthouse Bay selling mechanics most agents miss. Selling a Lighthouse Bay condo means managing three things cleanly: the buyer’s application and screening-committee approval through Tenant Evaluation, the estoppel and questionnaire ordered through KWPMC, and the automatic Commons Club Bronze membership that conveys with the unit. Getting these right, and disclosing the 2021 special assessment and any pending Harbour Club renovation assessment, keeps a closing on track. We handle all of it. Source: Lighthouse Bay, Lighthouse Bay Two Purchase-Lease Packet 2026 (PDF).
Ready to find out what your home is worth? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072 for a confidential conversation and an address-specific net sheet.
McGreevy and Comisar are the team Lighthouse Bay sellers call first: the #1 Team in Southwest Florida since 2012, Top 1% nationally since 2008, with sub-association-level command of this community’s condo and villa market. Call Jesse direct at (239) 898-6072.
The trailing-12-month median sold price in Lighthouse Bay is $356,000 with a median 96.74% sale-to-list, but value is highly sub-association- and product-specific, from garden condos to attached villas. We provide a free, address-specific valuation rather than a portal estimate; start at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072.
Yes. KW Property Management and Consulting processes all estoppel and questionnaire requests for Lighthouse Bay resales. We order it early so it never holds up your closing. Source: Lighthouse Bay, Open Houses and Estoppel.
Yes. Bronze membership in The Commons Club is tied to ownership per the recorded Declaration, so it conveys automatically to your buyer with the unit, and its dues remain inside the quarterly assessment. Source: Lighthouse Bay, Lighthouse Bay Two Purchase-Lease Packet 2026 (PDF).
Yes. The ongoing 2021 special assessment ($108.25 per quarter) and any pending Harbour Club renovation assessment are material to a buyer and must be disclosed under Florida condominium law. We make sure your disclosures are complete. Source: Fla. Stat. 718.503.
Notify the Harbour Club office of your listing, register your agent through the community, and hold open houses on Saturday and Sunday from 1:00 to 4:00 p.m. only, using the Architectural Review Board-approved sign. We handle all of this within the rules. Source: Lighthouse Bay, Lighthouse Bay Two Purchase-Lease Packet 2026 (PDF).
The peak listing window is roughly February through May, when the seasonal snowbird buyer pool is in town, but well-priced waterfront condos sell year-round here. We will time your launch to your situation and the inventory picture. Call Jesse at (239) 898-6072.
McGreevy and Comisar are the top-reviewed real estate experts for Lighthouse Bay at The Brooks, and reaching us is simple. Whether you are selling or buying, you work directly with Jesse and Marc, not a handoff to a junior agent.
Our credentials, verbatim:
Clients consistently leave us five-star reviews on Google for our market knowledge, communication, and results, and that reputation is built one Lighthouse Bay family at a time. McGreevy and Comisar are part of Domain Realty, Southwest Florida’s full-service brokerage. Learn more at DomainRealtyGroup.com.
Selling your Lighthouse Bay home? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buying in Lighthouse Bay? Call Marc at (239) 287-5873.
Lighthouse Bay is in the Village of Estero, Lee County, Florida, and its own website describes it as “located in Estero, Florida.” The mailing city reads Bonita Springs because ZIP 34135 is a Bonita Springs ZIP, but the property, its government, and its land-use authority are all Estero’s. Source: Lighthouse Bay, Contact.
Lighthouse Bay is in Lee County, Florida, within the incorporated Village of Estero.
Because ZIP 34135 carries a Bonita Springs USPS mailing-city label, some pages and listings render the address as Bonita Springs even though the community is physically in Estero. The community’s own Contact page prints it as Estero, FL 34135. Source: Lighthouse Bay, Contact.
Lighthouse Bay sits inside The Brooks master plan off the US 41 and Coconut Road corridor, east of US 41, in the Village of Estero. Source: Lighthouse Bay, Amenities.
Yes. Lighthouse Bay is a gated community with two gated entrances and 24/7 fully autonomous access control (unmanned electronic gates, not staffed guardhouses). Source: Lighthouse Bay, Lighthouse Bay Two Purchase-Lease Packet 2026 (PDF).
No. Lighthouse Bay is the non-golf community in The Brooks; it traded a golf course for a private 44-acre lake system, with the Harbour Club and Spa, five pools, clay tennis, and boating in place of golf. Source: Phoenix Bay Ventures, The Brooks legacy.
No. Lighthouse Bay is an all-ages community, not age-restricted, though it is popular with retirees and snowbirds.
Lighthouse Bay has 654 residences on 162 acres at only four units per acre, all on the water. Source: Lighthouse Bay, Amenities.
Yes. Lighthouse Bay brands itself “A Private 100% Lakefront Community,” and every one of the 654 residences is a lakefront home. Source: Lighthouse Bay, Amenities.
Four types, all lakefront and low-rise: garden condominiums, coach homes, and carriage homes (the three condo types), plus attached villas. There are no single-family estate homes. Source: Lighthouse Bay, Addresses by Building and Unit Number (PDF).
Wallace Homes built Lighthouse Bay as part of Bonita Bay Group’s Brooks master plan. Source: Phoenix Bay Ventures, The Brooks legacy.
The community was developed roughly 1999 to 2004 within The Brooks’ 1998 to 2005 build-out, and is fully built out today, so the market is resale. Source: Spikowski, Estero Community Market Assessment 2013 (PDF).
In the trailing 12 months, sold prices ranged from $237,500 to $499,000 with a median of $356,000 (Stellar MLS, pulled July 2026). Lighthouse Bay is the entry price point into The Brooks.
Eight sub-associations (Lighthouse Bay Two, Two-C, Three, Three-D, Five, Six, Villas One, and Villas Four) under one master association, The Harbour Club at Lighthouse Bay, Inc. Source: Lighthouse Bay, Amenities.
It is the master association that every Lighthouse Bay owner also belongs to; it owns and operates the amenity campus, the gates, and the lakes, and sits over the eight sub-associations. Source: Florida Division of Corporations (Sunbiz), The Harbour Club at Lighthouse Bay, Inc..
KW Property Management and Consulting (KWPMC), a national professional-management firm, with an on-site office at 23740 Old Lighthouse Road, (239) 948-2662. Source: Lighthouse Bay, Contact.
A single blended quarterly assessment that varies by sub-association, roughly $2,450 to $3,328 per quarter for 2026, including the master amenity pass-through, Blue Stream Fiber, water and sewer for non-villa units, insurance, reserves, and Commons Club Bronze. Source: Lighthouse Bay, Lighthouse Bay Six Purchase-Lease Packet 2026 (PDF).
Because the 654 residences are split across eight separate condominium associations, each with its own budget and reserves, all under the Harbour Club master. Source: Lighthouse Bay, Amenities.
All five pools, tennis, bocce, fitness, the two boathouses, gates, landscaping, all exterior structural repairs, pest control, Blue Stream Fiber TV and internet, water and sewer for non-villas, Commons Club Bronze, and the 52 lake fountains’ electricity. Source: Lighthouse Bay, Villas One Purchase-Lease Packet 2026 (PDF).
Yes. Community-wide Blue Stream Fiber TV and internet is bulk-billed inside the quarterly assessment. Source: Lighthouse Bay, Villas One Purchase-Lease Packet 2026 (PDF).
For the non-villa condos, yes, water and sewer are included. Villa owners (Villas One and Villas Four) pay their own water and sewer. Source: Lighthouse Bay, Villas One Purchase-Lease Packet 2026 (PDF).
An ongoing Harbour Club renovation assessment of $108.25 per unit per quarter, embedded in the total assessment and still collected in 2026. It is a disclosed, modest, ongoing item, not a storm emergency. Source: Lighthouse Bay, Lighthouse Bay Two Purchase-Lease Packet 2026 (PDF).
Yes. The associations carry funded reserves (Lighthouse Bay Two projected about $1.02 million at the end of 2025) and the villas pre-fund a $100,000 storm-loss and insurance-deductible reserve. Source: Lighthouse Bay, Lighthouse Bay Two Purchase-Lease Packet 2026 (PDF).
Five: the Lagoon resort pool, a screened 25-meter lap pool in the Swimming Atrium, and three satellite cabana pools (Costa Del Sol, Marbella Bay, and Longship), plus a whirlpool spa and dry sauna. Source: Lighthouse Bay, Amenities.
Yes, a screen-enclosed 25-meter (82-foot) lap pool in the Swimming Atrium. That is a short-course competition length, not an Olympic 50-meter pool. Source: Lighthouse Bay, Amenities.
Six LED-lit Hydro-Grid clay tennis courts, plus a tennis center and a seasonal on-site tennis pro from October through April. Source: Lighthouse Bay, Amenities.
Not on its own Harbour Club campus. Lighthouse Bay residents play pickleball at The Commons Club, which they access as automatic Bronze members, and there is an organized Lighthouse Bay pickleball club that plays there. Source: Lighthouse Bay, Amenities.
Yes. The community has north and south boathouses with a floating dock and a shared fleet of rowboats, canoes, paddle boats, and small motorboats for use on the freshwater lakes. There is no Gulf access and there are no private boat slips. Source: Lighthouse Bay, Amenities.
Yes. The 44 acres of lakes are stocked, and the boathouse floating dock holds fishing boats, so fishing is a core lake activity. Source: Lighthouse Bay, Amenities.
Yes, a freshwater sunning beach with chaises and a gazebo on the lake system. The private Gulf beach is separate, available through the optional Commons Club Gold Beach Club on Little Hickory Island. Sources: Lighthouse Bay, Amenities; The Commons Club, Beach Club.
Bronze membership, automatically, with the dues included in the quarterly assessment. Silver (staffed fitness) and Gold (private Gulf beach club) are optional paid upgrades. Source: The Commons Club, Membership Plans.
Not on its own Harbour Club campus. Dining runs through The Commons Club’s Rookery restaurant, which every Lighthouse Bay owner accesses as a Bronze member. Source: Lighthouse Bay, Amenities.
No. Every point sampled inside Lighthouse Bay reads FEMA Zone X, an area of minimal flood hazard outside the Special Flood Hazard Area, so flood insurance is not federally required. Source: FEMA National Flood Hazard Layer.
No. The Village’s report to FEMA recorded only minor wind damage east of US 41, and neither Lighthouse Bay nor The Brooks appears on any severely-damaged list. Ian’s roughly 11-foot surge crested well below the community’s roughly 16-foot elevation, and the associations show zero open hurricane spending. Source: Village of Estero, June 2024 FEMA Narrative (PDF).
Not federally, because the community is Zone X. In a condo, building flood coverage typically runs through the association’s master policy, and Estero’s Community Rating System Class 6 status adds a 20% discount to any NFIP policy. Source: Village of Estero, Community Rating System.
Generally no. Those mandates apply only to condominium buildings three or more habitable stories in height, and Lighthouse Bay’s product is two-story condos and single-story villas, so on the evidence it falls below the trigger, while the associations still carry funded reserves. Source: DBPR, condominium milestone inspections and SIRS.
The association’s master policy covers the building and wind (inside your fee); you buy a personal HO-6 policy for interior build-out, contents, liability, and loss-assessment coverage that backstops your share of any master deductible. Source: Florida CFO, property insurance changes.
Yes, with association approval. Every purchase and lease runs through Tenant Evaluation and a screening committee, and the minimum-term and frequency limits are set per sub-association in Section 12 of the recorded declaration. Source: Lighthouse Bay, Lighthouse Bay Five Purchase-Lease Packet 2026 (PDF).
Yes, with limits set in Section 12 of each sub-association’s recorded declaration; the exact number and any weight cap are not published publicly and should be confirmed for the specific building through KWPMC or the recorded documents. Source: Lighthouse Bay, Lighthouse Bay Two Purchase-Lease Packet 2026 (PDF).
Lee County uses ranked-choice enrollment; the associated schools include Pinewoods Elementary (or another Zone Q elementary), a Zone GG middle school (Three Oaks Middle or Bonita Springs Middle), and a South-zone high school (Estero High or Bonita Springs High). Confirm current assignment with the district. Source: Lee County 2026-27 Student Enrollment Plan (PDF).
Coconut Point and Lee Health Coconut Point are minutes away, RSW airport is about 15 to 20 minutes, and the Gulf beaches are roughly 15 to 25 minutes off-peak. Source: Lee Health, Coconut Point.
Yes. It is popular with active retirees and snowbirds for its lock-and-leave, maintenance-included, 100%-waterfront living with full resort amenities and no golf bill, though it is all-ages and not age-restricted.
McGreevy and Comisar, the #1 Team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008, bring sub-association-level market command and condo-mechanics expertise to every Lighthouse Bay buyer. Call Marc at (239) 287-5873.
McGreevy and Comisar are the team Lighthouse Bay sellers call first: the #1 Team in Southwest Florida since 2012, Top 1% nationally since 2008, with command of this community’s sub-association-level condo and villa market and its Commons Club mechanics. Call Jesse direct at (239) 898-6072.
Start with a free, address-specific valuation, then we build a pricing and marketing plan tailored to your sub-association’s closed sales and your home’s features, and we manage the association approval, estoppel, and Commons Club transfer. Begin at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072.
The trailing-12-month median sold price is $356,000 at a median 96.74% of list, but value is highly sub-association- and product-specific, from garden condos to attached villas. We provide a real CMA rather than a portal estimate. Source: Stellar MLS, pulled July 2026.
In the trailing 12 months, 36 homes sold from $237,500 to $499,000, median $356,000, average $366,250, median $230.43 per square foot (Stellar MLS, pulled July 2026).
The median days on market is 69, with a median 96.74% sale-to-list ratio (Stellar MLS, pulled July 2026).
We will give you a current read on inventory and absorption for your specific sub-association; as of July 2026 the community shows about 3.7 months of supply against the trailing sales pace. Call Jesse at (239) 898-6072.
Yes. KW Property Management and Consulting processes all estoppel and questionnaire requests for Lighthouse Bay resales, and Florida law caps the estoppel fee. We order it early so it never delays your closing. Source: Lighthouse Bay, Open Houses and Estoppel.
Yes. Bronze membership is tied to ownership per the recorded Declaration, so it conveys automatically to your buyer with the unit, with its dues remaining inside the quarterly assessment. Source: Lighthouse Bay, Lighthouse Bay Two Purchase-Lease Packet 2026 (PDF).
Florida condominium pre-sale disclosure applies: the assessments, the ongoing 2021 special assessment, any pending Harbour Club renovation assessment, the budget, and any litigation. We make sure your disclosures are complete and accurate. Source: Fla. Stat. 718.503.
Yes. The ongoing 2021 special assessment ($108.25 per quarter) and any pending Harbour Club renovation assessment are material to a buyer and must be disclosed. Source: Lighthouse Bay, Lighthouse Bay Two Purchase-Lease Packet 2026 (PDF).
Your buyer must apply through Tenant Evaluation and be approved by the sub-association’s screening committee, and an estoppel and questionnaire are ordered through KWPMC. We coordinate all of it. Source: Lighthouse Bay, Lighthouse Bay Five Purchase-Lease Packet 2026 (PDF).
Only the Architectural Review Board-approved beige-and-turquoise 18-by-24-inch “Open House” sign is permitted (per Article 7.18 of the master Declaration), and open houses run Saturday and Sunday from 1:00 to 4:00 p.m. only. We manage signage within the rules. Source: Lighthouse Bay, Lighthouse Bay Two Purchase-Lease Packet 2026 (PDF).
Florida has no state income tax, so there is no state capital gains tax; the federal primary-residence exclusion may apply to your gain. Consult your tax advisor for specifics. Source: IRS, Topic 701.
Florida documentary stamp tax on the deed runs $0.70 per $100 of sale price, and we prepare a full, address-specific net sheet so you know your bottom line before listing. Call Jesse at (239) 898-6072.
Buyers do scrutinize reserves, SIRS status, and assessments more since 2024, but Lighthouse Bay’s low-rise product likely sits outside the milestone and SIRS mandates and its associations carry funded reserves, which is a selling point we position clearly. Source: DBPR, condominium milestone inspections and SIRS.
The peak season is roughly February through May, when the snowbird buyer pool peaks, although well-priced waterfront condos sell year-round here. We time your launch to your goals and the inventory picture.
Yes. Southwest Florida condos frequently sell furnished or turnkey, which can appeal to snowbird and second-home buyers. We advise on whether turnkey pricing or an unfurnished sale nets you more. Call Jesse at (239) 898-6072.
With cinematic video, drone, professional photography, a two-decade qualified-buyer database, targeted digital exposure aimed at the snowbird and second-home buyer, and discreet off-market capability when a sale calls for it, all tuned to your sub-association and product. Call Jesse at (239) 898-6072.
These are the key official Lighthouse Bay and government documents behind this page. Each is a primary source you can read in full.
Market data from Stellar MLS, pulled July 2026. McGreevy and Comisar, Best Realtor for Lighthouse Bay at The Brooks. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
3,476 people live in Lighthouse Bay At The Brooks, where the median age is 73 and the average individual income is $95,868. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around Lighthouse Bay At The Brooks, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including The Cave Golf Club, Juice Society Juicery, and TACOS ON THE ROAD.
| Name | Category | Distance | Reviews |
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| Dining | 1.89 miles | 7 reviews | 5/5 stars | |
| Dining | 1.25 miles | 13 reviews | 4.8/5 stars | |
| Dining | 1.84 miles | 81 reviews | 4.8/5 stars | |
| Dining · $$ | 3.37 miles | 310 reviews | 4.7/5 stars | |
| Dining | 4.41 miles | 7 reviews | 4.7/5 stars | |
| Active | 4.88 miles | 6 reviews | 5/5 stars | |
| Active | 3.36 miles | 5 reviews | 5/5 stars | |
| Beauty | 2.22 miles | 4 reviews | 5/5 stars | |
| Beauty | 4.45 miles | 29 reviews | 4.7/5 stars | |
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Lighthouse Bay At The Brooks has 1,947 households, with an average household size of 2. Data provided by the U.S. Census Bureau. Here’s what the people living in Lighthouse Bay At The Brooks do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
0-9 Years
10-17 Years
18-24 Years
25-64 Years
65-74 Years
75+ Years
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Total Households
Average Household Size
Average individual Income
Households with Children
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