Meadowbrook

Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty

Meadowbrook is a 214-home single-family lake community in Estero, Florida. It is recorded as Meadowbrook of Bonita Springs and has a Bonita Springs (34134) mailing address, but it is governed by the Village of Estero: every one of its 224 parcels sits inside the Village. The entrance sits on Coconut Road west of US 41, the land wraps two lakes and a 28-acre preserve, the homes were built from 1998 to 2003, and Coconut Point is about six minutes away.

McGreevy and Comisar are the team Meadowbrook sellers call first: Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, with over $900 million in personal sales between Jesse and Marc. If you are buying or selling here, our comparison of the best real estate agents in Estero shows how local agents stack up on the public record. For Meadowbrook itself, the public record says 18 homes closed on the Southwest Florida MLS in the 36 months to October 21, 2026, at a median of $575,000, and the sections below show what sits behind that number. Selling here? Read our guide to selling your home in Meadowbrook or see what your Meadowbrook home is worth. Buying? Our Meadowbrook buyer guide walks through the costs and the paperwork.

This page is long on purpose. It reads the plats, the 1988 to 1997 county approvals, the association filings, the tax notices, the flood maps, the school zones and the sales record for one community, and it says plainly where a fact is not published. Use the Table of Contents to jump to what you need.

Why McGreevy and Comisar Are the Best Realtor for Meadowbrook

McGreevy and Comisar are the best realtor for Meadowbrook because the value of a home here turns on two things we read from the public record every week: the floor plan, which runs from 1,261 to 3,427 square feet of county heated area, and whether the lot fronts one of the two lakes, all inside a single homeowners association.

If you're searching for the best realtor for Meadowbrook, whether you're ready to sell your Meadowbrook home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.

Recent Meadowbrook market record (Southwest Florida MLS, 36 months to October 21, 2026, the first window with 10 or more closings): 18 homes sold · $10,082,720 in Meadowbrook dollar volume · 46.5 median days on market · 95.3 percent median sale-to-list ratio · highest-priced sold: $749,900 · fastest sold: 2 days. These are community totals across all brokerages.

The 12-month window holds only five Meadowbrook closings, too few to quote as a market median, so the headline window is the 36 months. The dollar volume is the sum of the 18 closings (our arithmetic). Every figure here is a community total across all brokerages. In the last 12 months we tracked 5 Meadowbrook closings, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.

For Meadowbrook sellers: premium marketing, cinematic video, drone, professional photography, a qualified-buyer database, discretion and off-market capability when needed.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 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

Selling your Meadowbrook home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072 (confidential conversations welcome), or read our Meadowbrook seller guide.

Buying a home in Meadowbrook? Call Marc at (239) 287-5873 for a personalized buyer consultation, and read how we represent buyers in Estero and our Meadowbrook buyer guide.

Key Takeaways

Meadowbrook is a 214-home, single-family lake community on the north side of Coconut Road, built from 1998 to 2003 under one homeowners association and governed by the Village of Estero. These eight facts are the spine of the page, and each one is expanded, dated and sourced in its own section below.

• 214 homes, one jurisdiction. Meadowbrook has 214 single-family homes built 1998 to 2003 in three plats, all inside the Village of Estero despite the recorded name Meadowbrook of Bonita Springs.
• MLS, 36 months to October 21, 2026. 18 closings, a $575,000 median, 95.3 percent of list price and 46.5 median days on market.
• Lee County recorded sales, 24 months to September 25, 2026. 10 sales, a $510,000 median, all resales.
• Lakes and floor plans. 109 of the 214 homes sit on lake lots, nearly all homes are one story, and 181 carry a private pool on the county record.
• One association, no amenity campus on the roll. One homeowners association owns the private streets, two lakes and a 28-acre preserve. The county roll lists no golf, club or recreation tract, and the dues are not published.
• Flood and evacuation. FEMA Zone X at all five tested streets (panel 12071C0589G), one home shaded Zone X, and Lee County evacuation Zone A.
• Schools and emergency care. School choice zones Q, GG and South Sub-zone 3, with two freestanding emergency rooms 1.8 road miles away.
• Coconut Road. The Village's five-year plan lists a $1,625,000 roundabout at the Meadowbrook entrance on Coconut Road, with no funded year.

Table of Contents

This table of contents lists every section of the Meadowbrook page in the order it appears, grouped by the question a buyer or seller usually asks first. Each link jumps to the section, so you can go straight to Meadowbrook's market, fees, flood zone, schools or the seller section.

The Basics: What Is It Like to Live in Meadowbrook? · Is Meadowbrook in Estero or Bonita Springs? · How Many Homes Are in Meadowbrook?

Market: What Is the Meadowbrook Real Estate Market Doing?

History and Rules: How Did Meadowbrook Come to Be? · What Does the Meadowbrook Planned Development Allow? · Who Governs Meadowbrook?

The Money: What Are the HOA Fees in Meadowbrook? · What Are Property Taxes in Meadowbrook?

The Homes: Which Part of Meadowbrook Is Which? · What Are the Homes in Meadowbrook Like? · Which Meadowbrook Homes Are on the Lake? · What Does Meadowbrook Not Have? · What Rules Should Buyers Know Before Buying in Meadowbrook?

Storms, Flood and Insurance: Is Meadowbrook in a Flood Zone? · What Is Meadowbrook's Hurricane and Evacuation Picture? · How Does Insurance Work for Meadowbrook Homes?

Location: Which Schools Serve Meadowbrook? · Where Is the Nearest Hospital and Emergency Care? · How Long Are the Drives From Meadowbrook? · What Is Planned Around Meadowbrook? · What Is There to Do Near Meadowbrook?

Compare and Decide: Meadowbrook vs Colonial Oaks: Which Estero Community Fits You? · Why Buy in Meadowbrook: Honest Pros and Cons?

Sell With Us: Thinking of Selling Your Meadowbrook Home? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts

Questions and Sources: Frequently Asked Questions: Buyer Edition · Frequently Asked Questions: Seller Edition · Downloadable Documents · Sources and Authoritative References

What Is It Like to Live in Meadowbrook?

Living in Meadowbrook usually means a one-story, quarter-acre house on a private street in a 214-home community with two lakes and a 28-acre preserve, about 0.8 road miles west of US 41 on Coconut Road, with Coconut Point six minutes away. It is a streets-and-lakes neighborhood, not a club community.

Where Meadowbrook sits on Coconut Road

Meadowbrook lies on the north side of Coconut Road in the Village of Estero. The entrance, Olde Meadowbrook Boulevard, meets Coconut Road about 0.8 road miles west of US 41, a distance we measured on the OSRM routing service from the entrance junction to the US 41 intersection. From the middle of the community to that same intersection is 1.39 road miles, about four minutes in free-flow conditions with no traffic.

The neighbors are specific. Coconut Landing, a 25-homesite enclave, shares Meadowbrook's west line along Phase IV, and Marsh Landing lies just to the east and northeast. El Dorado Acres, in unincorporated Lee County, sits farther west. South of Coconut Road are The Colony condominiums and The Colony Golf and Country Club, a separate private club that Meadowbrook does not belong to.

The homes in one paragraph

Meadowbrook has 214 single-family homes. By the Lee County Property Appraiser roll of October 1, 2026, 138 have three bedrooms, 72 have four, 2 have two and 2 have five. The median home has 2,258 square feet of county heated area, and the range runs from 1,261 to 3,427. Of the 214, 200 are one story and 14 are two story, 181 carry a private pool on the county record, and every home has a garage. The median lot is 0.2489 acre, and 186 of the 214 lots fall between 0.20 and 0.299 acre.

What daily life is built around: lakes, preserve and private streets

The association owns about 58.3 acres of common land: two lakes of 11.12 and 6.70 acres, a 28.31-acre cypress-head preserve, three street tracts and four small buffer and water-retention tracts. Roughly half the land in the community is lakes, preserve and streets, which is why the homes sit on quarter-acre lots with water or green space close by. The streets are private: the three street tracts are titled to the association, and the 1997 planned-development approval requires private internal roads.

What Meadowbrook is not

Meadowbrook has no golf course, club or marina, and the county roll lists no recreation, clubhouse or pool tract among the association's ten parcels. The Colony Golf and Country Club, 0.86 mile away in a straight line and 2.3 road miles by road, is a separate private club. A buyer who wants a community clubhouse should read the Declaration before assuming one exists, and the section on what Meadowbrook does not have covers the details.

The association of record and how you reach the paperwork

The association is Meadowbrook of Bonita Springs Homeowners Association, Inc., a Florida not-for-profit filed on Sunbiz on November 3, 1997. As of the September 2, 2026 Sunbiz filing, Vesta Property Services is the association's registered agent and address of record. Buyers and sellers reach the association's paperwork through the estoppel certificate that Florida law requires the association to issue on written request, described in the fees section below.

Is Meadowbrook in Estero or Bonita Springs?

Meadowbrook is in Estero. It is recorded as Meadowbrook of Bonita Springs and has a Bonita Springs (34134) mailing address, but all 224 of its parcels are inside the Village of Estero, which taxes, zones and permits them. The name and the postal city come from the 1990s plats and the post office, not from the municipal boundary.

The one-sentence answer

Meadowbrook is recorded as Meadowbrook of Bonita Springs and has a Bonita Springs (34134) mailing address, but it is governed by the Village of Estero: every one of its 224 parcels sits inside the Village. The county roll codes all 224 parcels to the Village of Estero, and the US Census geocoder places the middle of the community in the incorporated place "Estero village."

Why the record says "Bonita Springs"

The name dates from the 1990s. The planned development was platted as Meadowbrook of Bonita Springs, the homeowners association took that name when it filed in 1997, and the post office still delivers the area under Bonita Springs and ZIP 34134. The City of Bonita Springs itself incorporated on December 31, 1999, according to the City's history page, and the name on the plats, the association and the mailing address has stayed the same since.

When Meadowbrook became part of the Village of Estero

The Village of Estero incorporated on December 31, 2014, after a referendum on November 4, 2014, according to the Village's history page. Before that, Meadowbrook was unincorporated Lee County. The Village charter boundary includes Section 8, where Meadowbrook sits, as the 2014 charter amendment shows.

What the Village governs and what Lee County still runs

The property sits in tax district 316, "Village of Estero / Estero Fire," and its zoning is RPD, a residential planned development. The Village handles zoning, building permits and code for Meadowbrook. Lee County still runs the property appraiser, tax collector, clerk of court, solid waste assessment and library system. Estero Fire Rescue provides fire service, Bonita Springs Utilities holds the water and sewer franchise, and the parcels sit in Lee County Commission district 3 and School Board district 3.

Addresses you will see on listings and mail

Two labels appear for the same homes. The Southwest Florida MLS files every Meadowbrook record under the city ESTERO, while the county roll and the post office use Bonita Springs 34134. Both are correct for their purpose: the MLS label is a listing city, the postal name is the mail route, and the jurisdiction, which decides your tax district, zoning and permits, is the Village of Estero.

Meadowbrook versus Meadows of Estero

Meadowbrook and Meadows of Estero are different communities with different plats and different associations. Searches for one often surface the other, so check the plat name and the street names before you compare numbers.

What Is the Meadowbrook Real Estate Market Doing?

The Meadowbrook real estate market is best read through two separate records: the Southwest Florida MLS, which shows 18 closings at a $575,000 median over the 36 months to October 21, 2026, and Lee County recorded sales, which show 10 sales at a $510,000 median over the 24 months to September 25, 2026. We never merge the two.

Data updated: October 2026

The MLS lead window: 36 months

The 12-month and 24-month MLS windows hold fewer than 10 closings, so the 36-month window is the first with enough sales to call a median. All figures below are from the Southwest Florida MLS, saved pull of October 21, 2026, with $ per square foot measured on MLS living area.

The 36-month figure is the one to quote. The 36-month median of $575,000 sits on the middle pair of $565,000 and $585,000, and the highest sale was $749,900 in November 2023 after 10 days. Two homes sold after only 2 days on market: one in February 2025 at $627,000 and one in August 2024 at $615,000. The 60-month window shows a higher median, $600,000, and a faster 35 median days, because it reaches back into the 2022 and 2023 peak.

The MLS files every Meadowbrook sale under one subdivision label, so the records we hold cannot split MLS closings by plat or by lake lot; the county record, which carries both, is the source for those splits.

The last 12 months, sale by sale

The Southwest Florida MLS recorded five Meadowbrook closings in the 12 months to October 21, 2026: $370,000, $390,000, $505,000, $565,000 and $625,000, for $2,455,000 in volume (our arithmetic). Five sales are too few for a market median, because one sale in either direction moves the middle. The five closed in a median of 38 days at 91.8 percent of final list price, and the median was $286.61 per square foot of MLS living area, but treat those as a description of five sales, not a rate.

Lee County recorded six sales in the 12 months to September 25, 2026 (Lee County Property Appraiser recorded sales):

• October 2025: $505,000, 1,762 square feet, 3 bedrooms, Olde Meadowbrook Ln
• October 2025: $390,000, 1,261 square feet, 3 bedrooms, Olde Meadowbrook Cir
• March 2026: $565,000, 2,309 square feet, 3 bedrooms, Olde Meadowbrook Cir
• April 2026: $370,000, 1,272 square feet, 3 bedrooms, Olde Meadowbrook Cir
• April 2026: $625,000, 2,280 square feet, 3 bedrooms, Red Root Ct
• May 2026: $400,000, 1,261 square feet, 3 bedrooms, Olde Meadowbrook Cir

The six county sales have a middle pair of $400,000 and $505,000, but we do not publish that as a market median for the same reason: six sales are a list, not a rate. What the list shows is a spread from $370,000 to $625,000 driven largely by floor-plan size.

The county long view

The Lee County Property Appraiser's recorded sales reach back further than the MLS pull and include sales that never reach the MLS. The table below uses county heated area for $ per square foot, and it is read as recorded sales through September 25, 2026.

The 24-month window is the first county window with 10 or more sales: 10 sales, all resales, none sold directly by a builder. Its median is $274.38 per square foot of county heated area. Of the 10, six were on Olde Meadowbrook Cir ($370,000 to $565,000), three on Olde Meadowbrook Ln ($505,000, $515,000 and $627,000) and one on Red Root Ct ($625,000). By price band, two sold between $300,000 and $400,000, one between $400,000 and $500,000, and seven between $500,000 and $750,000.

Calendar years: MLS and county side by side

The two columns below are separate records and are not added together. The MLS pull covers 60 months, so earlier years are county only. Years with fewer than 10 sales are context, not market rates.

The peak on the county record is 2022, with a $660,800 median on 12 sales. The 2025 median of $510,000 and the 2026 figure of $482,500 sit below it, on samples of six and four, which is enough to say they are lower and not enough to measure the change. No county calendar year shows a builder-direct sale.

Price follows floor-plan size

The ten county sales of the last 24 months make the point more clearly than any average. The three smallest plans, 1,261 to 1,272 square feet, closed at $370,000 to $400,000, and the 2,280 to 2,309 square foot sales closed at $565,000 to $627,000. Seven of the 214 homes are under 1,500 square feet, which is why a $370,000 sale and a $627,000 sale can both be Meadowbrook.

The table is not a straight line, and it should not be. The largest plan in the list sold for less than two mid-size plans, which tells you that street, lake frontage, updates and timing matter too. A seller should price against the closest floor plan, not against the community median.

Lake lots and non-lake lots

The county sorts Meadowbrook into 109 lake homes and 105 non-lake homes by land-use code. The recorded sales are too few to measure a lake premium, so we print the medians where the samples allow and the sales where they do not (Lee County Property Appraiser recorded sales through September 25, 2026).

The 60-month medians, $607,410 for lake homes and $595,000 for non-lake homes, are close, and the two groups differ in size and age mix. The honest reading is that the gap is small and the samples are mixed, so we do not quote a lake premium percentage.

By plat

Meadowbrook was built in three plats, and the county can sort sales by plat (Lee County Property Appraiser recorded sales through September 25, 2026). Medians appear only where a window holds 10 or more sales.

The three original-plat sales of the last 12 months are also the three lowest prices of the last 24 months. Phase IV had no recorded sale in the last 24 months, and its four sales in 36 months include the highest price in the county's 36-month window, $749,900. Tract C, the largest plat, is the only one with a 36-month median.

By street

Meadowbrook has eight private streets: Olde Meadowbrook Cir (123 homes), Olde Meadowbrook Ln (31), Dahoon Holly Ct (19), Coral Bean Ct (12), Gumbo Limbo Ct (11), Slash Pine Ct (8), Red Root Ct (7) and Hat Pin Ct (3). In the last 24 months, sales were recorded on three of them: six on Olde Meadowbrook Cir, three on Olde Meadowbrook Ln and one on Red Root Ct. Dahoon Holly Ct, Coral Bean Ct, Gumbo Limbo Ct, Slash Pine Ct and Hat Pin Ct show no recorded sale in that window.

What is for sale right now

At the October 21, 2026 pull, the Southwest Florida MLS showed one active Meadowbrook listing and one under contract (pending):

The pending home is under contract, so it is not counted as supply. Against 5 closings in the last 12 months, one active listing equals about 2.4 months of supply: 5 closings in 12 months is 0.4167 a month, and 1 divided by 0.4167 is 2.4. With so few sales, a single closing moves that figure, so read it as a range of conditions, not a precise rate.

Two price-per-square-foot numbers that happen to match

You will see $274.38 twice. The Southwest Florida MLS median for the 36 months to October 21, 2026 is $274.38 per square foot of MLS living area, and the Lee County median for the 24 months to September 25, 2026 is also $274.38 per square foot of county heated area. The match is a coincidence of two different windows and two different area measures, and the two numbers should not be compared.

The one sale the MLS never saw

One recorded county sale, on May 28, 2026, at $400,000 for a 1,261 square foot home on Olde Meadowbrook Cir, has no MLS record. It shows why we read both sources: an MLS-only view would miss a sale that is on the public record and informs value for the smallest plans.

How Many Homes Are in Meadowbrook?

Meadowbrook has 214 single-family homes. The county roll holds 224 parcels, 214 of them homes and 10 of them common land owned by the association, and no vacant residential lot remains. The planned development was approved for up to 452 homes, but that is a ceiling, not a count of what was built.

Where 214 comes from

The Lee County Property Appraiser lists 224 parcels with the Meadowbrook of Bonita Springs legal description. Of those, 214 carry the single-family use code and 10 carry the common-area code. The three recorded plats add up the same way: 57 homes in the original plat, 113 in the Replat of Part of Tract C and 44 in Phase IV, for 214.

Approved for 452, built 214

The county's planned-development data sheet lists a maximum of 452 dwelling units for the project. Meadowbrook was built with 214 single-family homes, and the 1996 final plan approval narrowed the approved uses to single-family only. Records we read do not say why the build stopped at 214, and we do not guess. Never read 452 as a home count: it is the ceiling in the zoning file.

The ten parcels that are not homes

The ten common parcels, about 58.3 acres, belong to the homeowners association: the 28.31-acre Tract F preserve, two lake tracts of 11.12 and 6.70 acres, three street tracts of 2.96, 4.95 and 1.67 acres, and four buffer and water-retention tracts of about 2.6 acres in total. The home lots add up to about 55.1 acres, so the common land is slightly larger than the land under the houses.

How should a buyer or seller use the two counts?

Use 214 as the number of homes and 452 as a zoning ceiling that tells you what the 1988 to 1997 approvals allowed, not what exists. For a buyer, 214 homes with no vacant lot means there is no new construction to compare against, so every purchase is a resale. For a seller, 214 homes is the pool of comparable properties, and the closest floor plan on the same plat and lake or non-lake type is the right comparison, not the whole community.

How Did Meadowbrook Come to Be?

Meadowbrook began as a 1988 Lee County rezoning of farmland to a residential planned development, was reshaped by approvals in 1990, 1992, 1995, 1996 and 1997, and was built out from 1998 to 2003 as 214 single-family homes. The county's own resolutions let us follow the sequence step by step.

Allendale, 1988: the rezoning

The county's planned-development data sheet lists the project as case 88-02-10 DCI, master number DCI890303, under the name San Marino Pines (formerly Allendale). On March 14, 1988, Lee County's Resolution Z-88-034 rezoned the land from AG-2 (agricultural) to RPD (residential planned development) with a maximum of 452 dwelling units. The approval permitted single-family and multi-family housing, a clubhouse, a gatehouse and a temporary sewage plant. It also carried two conditions that read as history today: residents were to be educated on hurricane preparedness through the homeowners association, and the clubhouse could serve as a shelter.

1990: the Spring Creek Road Extension dedication

On March 26, 1990, Resolution Z-90-021 accepted a 100-foot right-of-way dedication for the Spring Creek Road Extension. The dedication carried a credit value of $108,000 and replaced a road impact fee requirement. It is a small item in the file, but it shows the project was being shaped around the county's road plans before a single lot was platted.

San Marino Pines, 1992: the master concept plan

On July 20, 1992, Resolution Z-92-032 approved the Master Concept Plan under the name San Marino Pines, prepared by the engineering and planning firm Hole Montes. The plan phased construction for 1994, 1996 and 1998. A month later, Resolution Z-92-032A, dated August 31, 1992, corrected a scrivener's error and recorded 12.4 acres of wetlands for the impact area.

1995: the eagle nest and the new lot plan

On October 11, 1995, administrative amendment PD-95-033 removed the Eagle Preserve and Management Plan requirement because the on-site eagle nest had been abandoned, as verified by the Lee County Eagle Technical Advisory Committee. The same amendment set minimum lot sizes and setbacks and a new phasing schedule, and it shows the owner represented by the Courtelis Company. This is history only: it tells you what the county required in 1995, not what wildlife you will see today.

1996: single-family only, four phases

On October 22, 1996, final plan approval FPA-96-053 set four phases of two years each and limited the project to single-family homes. The approval refers to the project as "Pelican Creek, formerly known as San Marino Pines," which is why you may find that name in old records. It is a planning name for the same land, not a separate community.

1997: the final rules and private roads

On December 1, 1997, Resolution Z-97-074 added 0.23 acre to the project, bringing the total to 116.154 acres, and fixed the lot and setback rules that still govern the plats. It also states that "all internal roads shall be privately owned and maintained," and it kept the cap at 452 units. The rules are laid out in the next section.

The build-out, year by year

The county roll shows when each of the 214 homes was built. The build ran six years, with 2002 the busiest.

The median build year is 2001. By plat, the original plat built 50 of its 57 homes in 1998 and 1999, the Replat of Part of Tract C built 110 of its 113 homes in 2000 to 2002, and Phase IV built 40 of its 44 homes in 2002. The remaining 7, 3 and 4 homes in those plats were built in other years (our arithmetic). Permits tell the same story: the county's permit pane for one sample home on Dahoon Holly Court shows a residential permit dated December 18, 1997 and pool permits in 1998 (Lee County Property Appraiser permit record).

The first recorded sales of new homes

The county's recorded sales for the whole history of the community show how the first owners bought. In the original plat, 42 homes sold directly from the builder between March 18, 1998 and June 21, 2002, at a median of $181,550 and a range of $119,100 to $247,000. In Phase IV, 40 homes sold directly from the builder between September 27, 2001 and January 7, 2003, at a median of $257,700 and a range of $182,800 to $370,000 (Lee County Property Appraiser recorded sales, all history through September 25, 2026). These are build-era prices, recorded two decades ago, and they describe how the community was sold, not what a home is worth today.

The water management permit

Because Meadowbrook has lakes and a preserve, it also needed a state water permit. The South Florida Water Management District's permit layer lists Environmental Resource Permit 36-03236-S, titled "Meadowbrook Of Bonita Springs (fka San Marino Pines)," covering 116.15 permit acres, with a minor modification received January 30, 2001 and final action on February 14, 2001. It lists surface water management as yes. An earlier conceptual approval, 36-01757-S for "San Marino Pines," covers 115.92 acres, with the application received April 16, 1990 and final action on October 11, 1990 (the District's surface water layer carries the same record).

What Does the Meadowbrook Planned Development Allow?

The Meadowbrook planned development allows up to 452 dwelling units on about 116 acres, sets a minimum 7,000 square foot lot, caps lot coverage at 40 percent and building height at 40 feet, and requires private internal roads. Only 214 single-family homes were built, and the Village of Estero's 2021 code leaves those original rules in place.

The numbers on the county data sheet

The county's data sheet for DCI890303 summarizes the approval.

The residential and wetland acres add up to the 116.15 total. The 452-unit figure is a ceiling written into the approval, and the 214 homes are what exists on the county roll.

Lot size, setbacks, coverage and height

The 1997 planned-development rules in Resolution Z-97-074 set the following standards for the lots. Building permits for work today go through the Village of Estero.

A buyer planning an addition, a screened lanai or a pool deck should read these setbacks against the survey of the specific lot, because lake lots carry the 20-foot water body setback and corner lots carry the 10-foot corner side setback.

What the 1988 approval allowed that was never platted

The 1988 approval allowed a clubhouse and a gatehouse, along with single-family and multi-family housing. The county roll today lists no recreation or clubhouse tract, and the 1996 final plan approval narrowed the project to single-family homes. We do not say any of those 1988 uses was built, and a reader should not infer it from the approval. If a feature matters to your purchase, the Declaration and the plats are the documents that settle it.

Why the Village's 2021 code does not rewrite these rules

The Village of Estero's Land Development Code took effect on January 27, 2021, and existing planned developments keep the ordinances under which they were approved, according to the Village's Land Development Code page and its Module 1 review presentation. In practice, Meadowbrook's lot and setback rules stay the 1997 rules, while the Village issues the permits.

The three plats

Meadowbrook was recorded in three plats, and the county sorts every home by plat.

The three plats total 214 homes, and the eight private streets run across them. The plat-and-street roster later on this page shows which streets belong to which section.

Who Governs Meadowbrook?

One homeowners association, Meadowbrook of Bonita Springs Homeowners Association, Inc., governs all 214 Meadowbrook homes, with no sub-association. It owns the private streets, two lakes and a preserve, lists Vesta Property Services as its registered agent and address of record on the state corporate record, and operates under Florida's Chapter 720, while the Village of Estero governs zoning and permits.

One homeowners association for all 214 homes

The association is a Florida not-for-profit corporation, document number N97000006219, filed November 3, 1997 and active on the Sunbiz record. Annual reports have been filed every year since 1998, including one on January 15, 2026 and an amended report on September 2, 2026. A Sunbiz name search finds no sub-association or second entity, so one set of documents applies to all three plats.

The registered agent and address of record

As of the September 2, 2026 Sunbiz filing, Vesta Property Services, 24301 Walden Center Dr, Suite 101, Bonita Springs, FL 34134, is the association's registered agent and address of record, as shown on the amended annual report and Vesta's Bonita Springs office page. The association's own website names no management company, so confirm the current management company and estoppel contact with the association before you list or write an offer. That filing is a snapshot, so confirm the current agent on Sunbiz on the day you need the association.

The community website and newsletter

The community runs a website and monthly newsletter, "Meadowbrook Moments," which started in 2025 and carries HOA updates and meeting notices (the community's own website). It does not publish a fee schedule, rules or governing documents, so it is a place to follow community news, not a place to find the Declaration.

What the association owns

The association owns ten parcels, about 58.3 acres, and the county roll lists no recreation, clubhouse or pool tract among them.

Add the home lots, about 55.1 acres, and the roll covers about 113.4 acres: 58.3 divided by 113.4 is about 0.51, so roughly half the land is lakes, preserve and streets (our arithmetic). The parcels are visible on the Lee County Property Appraiser's pages for the preserve tract and the original-plat lake tract.

The rules that live in the Declaration

Leasing, pets, vehicles, architectural changes and hurricane shutters are all governed by the association's Declaration of Covenants and its Rules and Regulations. Neither document is published on a public site we could read, and the community website does not post them. We do not guess at what they say. A buyer should ask for the Declaration, the rules, the budget and the most recent minutes through the contract, and a seller should expect the buyer's agent to ask for them.

When those documents arrive, read them for these points in this order:

• The leasing article: whether rentals are allowed, any minimum lease term, and any cap on the number of leases a year.
• The pet, vehicle and parking rules, including anything about boats, trailers and commercial vehicles.
• The architectural review process, and whether hurricane shutters, fences, pool enclosures and exterior paint need approval.
• The common-area article, which settles what the association owns and maintains, including the lakes and the private streets.
• The assessment article, which states how the budget is set and whether special assessments are permitted.

What Florida law says no matter what the documents say

Chapter 720 sets a floor that the association's documents cannot lower. Under Florida Statute 720.306, documents can be amended by two-thirds of voting interests unless they say otherwise, and a quorum is 30 percent. Members may speak at meetings and record them, and member meetings require 14 days' notice. Rental amendments adopted after July 1, 2021 bind only later buyers or consenting owners, except rules that limit rentals to under six months or more than three a year. Under Florida Statute 720.3085, a new owner is jointly and severally liable with the prior owner for unpaid assessments up to the transfer. The Department of Business and Professional Regulation can arbitrate election and recall disputes but has no authority to investigate other Chapter 720 complaints (DBPR homeowners association page and complaints page).

What Are the HOA Fees in Meadowbrook?

Meadowbrook's homeowners association assessment is not published anywhere public, so the only reliable figure is the one on the association's estoppel certificate. Beyond the association, Meadowbrook owners pay no community development district and no sub-association; they pay the Village of Estero and Lee County lines on the tax bill.

The fee stack table

The table lays out every layer of recurring and one-time charges we could source for Meadowbrook. A figure marked "not published" is one we did not find in a first-party public record.

The Lee County solid waste figure is one sample home's 2025 bill, not a schedule for every home.

What is not published, and the document that states it

The association's regular assessment, any special assessment, any capital contribution and any transfer fee are not published in any public record we could read. The estoppel certificate states each of them. Listing sites often print a monthly dues figure, but those numbers are not first-party and we do not repeat them. If a number matters to your decision, ask for the estoppel certificate, the budget and the Declaration in the contract, and compare the three.

What the estoppel certificate must tell you

Florida Statute 720.30851 requires the association to issue an estoppel certificate within 10 business days of a written request. The certificate states the regular assessment and its frequency, the paid-through date, amounts owed, any capital contribution or transfer fee, open violations, and whether board approval or a right of first refusal applies. It is valid for 30 days, or 35 if mailed. Since July 1, 2024, the fee is capped at $299 when the account is current, plus $119 if it is delivered within three business days, plus up to $179 if the account is delinquent (HB 979 staff analysis). The cap is a ceiling, and this association's actual charge is not published.

Unpaid dues follow the house

Under Florida Statute 720.3085, a new owner is jointly and severally liable with the prior owner for assessments unpaid up to the transfer. Default interest runs at 18 percent, and a late fee can reach the greater of $25 or 5 percent of the installment. A first mortgagee that forecloses owes the lesser of 12 months of assessments or 1 percent of the original mortgage debt. For a buyer, the estoppel certificate is the protection; for a seller, a clean certificate removes a common reason closings slip.

Ready to Buy or Sell in Meadowbrook? Talk to Jesse and Marc

Meadowbrook rewards an agent who has read the plats, the approvals and the estoppel path: 18 MLS closings at a $575,000 median in the 36 months to October 21, 2026 means every pricing decision rests on a handful of comparable sales. Selling? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and read how we represent Meadowbrook buyers.

What Are Property Taxes in Meadowbrook?

Meadowbrook homes are taxed in district 316, "Village of Estero / Estero Fire," at 13.0449 mills on the 2025 proposed notice and 12.9712 mills for 2026 on the tax roll, which is $1,304.49 and $1,297.12 per $100,000 of taxable value. The Village of Estero's own rate is 0.7300 mills, and no community development district appears.

The district 316 millage, line by line

The 2025 proposed rates from the Lee County Property Appraiser's TRIM notice for district 316 are below.

The total across years, from the 2026 TRIM notice and the 2025 notice, shows the trend.

For 2026 the Village of Estero stays at 0.7300 mills and Estero Fire Rescue at 2.2880, while mosquito control falls to 0.2096 and hyacinth control to 0.0190 on the tax roll, per the Property Appraiser's October 9, 2026 millage book. The August notice had proposed 0.2201 and 0.0200, for a 12.9827 total.

The Village of Estero rate

The Village's council adopted 0.7300 mills for fiscal year 2025/26 on September 17, 2025 (council notice) and again for fiscal year 2026/27 on September 23, 2026 (council notice). The Village calls it the lowest tax rate in the state. Against the 12.9712-mill 2026 total, the Village's share is 0.7300 divided by 12.9712, about 5.6 percent (our arithmetic). The Village's fiscal year 2026/27 budget is $72,973,080 with a $54,280,000 capital plan, and S&P reaffirmed its AAA rating with a stable outlook at the council meeting of October 7, 2026 (Village notice).

Worked example: tax per $100,000 of taxable value

A mill is $1 of tax for every $1,000 of taxable value, so $100,000 of taxable value is 100 thousands. At the 2025 proposed total, 13.0449 mills multiplied by 100 is $1,304.49. At the 2026 total on the tax roll, 12.9712 mills multiplied by 100 is $1,297.12 (our arithmetic). To estimate a 2026 bill, take the home's taxable value, divide by 100,000, and multiply by $1,297.12. The taxable value is not the sale price: it starts from the assessor's value and reflects exemptions and caps, so use the parcel's own TRIM notice, not the price a buyer expects to pay.

Homestead and the Save Our Homes cap

On the October 1, 2026 roll, 157 of the 214 Meadowbrook homes carry a Florida homestead exemption, which is a tax fact about the roll and says nothing about who lives where. The Lee County Property Appraiser's homestead page and the Florida Department of Revenue exemptions page explain the exemption and the Save Our Homes cap, which limits how fast the assessed value of a homesteaded property can rise. The cap belongs to the owner, not the house. When a home sells, the next owner's assessment resets toward market value, so a buyer's first tax bill can be higher than the seller's last one. Use the parcel's TRIM notice and a tax adviser, not the seller's bill, to plan.

What the tax notice does not show

The TRIM notice lists proposed rates by taxing authority, and no community development district or special district line appears on the 2025 and 2026 notices we read. It does not show every non-ad valorem charge. The Lee County solid waste assessment, for example, appears on the parcel's garbage pane at $395.88 for one sample 2025 bill, with Monday pickup. We read the notices and that sample, not the Tax Collector's full bill for every home, so a buyer should confirm the non-ad valorem lines on the bill for the specific parcel before closing.

Which Part of Meadowbrook Is Which?

Meadowbrook is one planned community of 214 single-family homes on eight private streets, built in three recorded plats: the original plat, the Replat of Part of Tract C, and Phase IV. The plats are phases of one planned development under one homeowners association, so they differ mainly in build years and floor plans.

Buyers and sellers often ask whether one part of Meadowbrook is a different neighborhood from another. On the public record it is not: the Lee County Property Appraiser roll of October 1, 2026 shows 214 homes and ten association-owned common parcels under one legal description, and the Florida Division of Corporations record shows one association and no sub-association. This section lays out the three plats, then the eight streets, so you can place any home you are considering.

The original plat, 1998 and 1999

The original plat is recorded in Plat Book 60, Pages 53 to 59, and holds 57 homes, 32 of them on a lake lot. Fifty of the 57 were built in 1998 and 1999, which makes this the oldest part of Meadowbrook. The county roll puts the median heated area at 2,248 square feet, the median lot at 0.2353 acre, and the assessor's median just value at $496,766 (an assessor's value, not a sale price).

New homes here sold first to buyers directly from the builder. The county recorded 42 builder-direct sales from March 18, 1998 to June 21, 2002, at a median of $181,550 and a range of $119,100 to $247,000 (Lee County Property Appraiser recorded sales, all history to September 25, 2026). Those are first-sale prices from more than two decades ago, shown as history, not as a guide to today's value.

Resales are sparse. In the 12 months to September 25, 2026 the county recorded 3 resales in the original plat, at $370,000, $390,000 and $400,000; over 24 months there were 4, over 36 months 5, and over 60 months 7. With so few sales no median is printed here. The original plat also holds the smallest floor plans in Meadowbrook, down to 1,261 square feet, which is why its recent sale prices sit below the community median (see the size discussion below).

The Replat of Tract C, 2000 to 2002

The Replat of Part of Tract C is recorded in Plat Book 63, Pages 59 to 64. It is the largest of the three plats, with 113 homes (56 on a lake lot), and 110 of them were built in the three years from 2000 to 2002. The median heated area is 2,252 square feet, the median lot 0.2529 acre (the largest of the three), and the assessor's median just value $503,400. Eighty-five percent of the homes carry a private pool on the county record, and seven of the community's fourteen two-story homes are here.

This plat is the one with enough sales to read. For the 36 months to September 25, 2026 the county recorded 10 sales in the Replat of Tract C, at a median of $562,500 (range $490,000 to $627,000) and $268.42 per square foot of county heated area. Over 60 months there were 23 sales at a median of $615,000. In the last 12 months there were 3, at $505,000, $565,000 and $625,000.

Phase IV, 2001 to 2003

Phase IV is recorded in Plat Book 70, Pages 68 to 71, and holds 44 homes, 21 of them on a lake lot. Forty of the 44 were built in 2002. Phase IV has the largest plans on average: a median of 2,327 square feet, with a median lot of 0.2454 acre and a median just value of $531,378. Eighty-two percent of its homes carry a pool on the county record, and seven of the community's two-story homes are here. Phase IV runs along the western edge of Meadowbrook, next to the new gated enclave of Coconut Landing.

Phase IV homes were first sold directly by the builder too: 40 builder-direct sales from September 27, 2001 to January 7, 2003, at a median of $257,700 and a range of $182,800 to $370,000. Resales are the thinnest of the three plats. The county recorded no Phase IV sale in the 24 months to September 25, 2026. Over 36 months it recorded 4, at $585,000, $614,820, $640,000 and $749,900, and over 60 months 8. Four or eight sales make a list, not a market rate, so no median is printed for this plat.

Street by street

Meadowbrook has eight streets, all of them private, plus the entrance road, Olde Meadowbrook Boulevard. The table shows how many homes sit on each street, how many of those are on a lake lot, and how many carry a pool on the county record. Olde Meadowbrook Circle is the main loop and crosses all three plats; the cul-de-sacs each belong to a single plat, and Olde Meadowbrook Lane is almost entirely in the Replat of Tract C.

Source: Lee County Property Appraiser roll of October 1, 2026 and the county's parcel layer, October 14, 2026. The county sales record for the 24 months to September 25, 2026 shows 6 sales on Olde Meadowbrook Circle (median $450,500, range $370,000 to $565,000), 3 on Olde Meadowbrook Lane ($505,000, $515,000 and $627,000) and 1 on Red Root Court ($625,000).

Price follows floor-plan size more than street. Three of the six Circle sales in that window were the smallest plans, between 1,261 and 1,272 square feet, and they closed at $370,000 to $400,000; that pulls the Circle median down without saying anything about the street itself.

The roster table

The table below sets the three plats side by side. Sale counts use the county's recorded sales to September 25, 2026; a median appears only where a window holds 10 or more sales.

For the Southwest Florida MLS view of the whole community, which does not separate plats, see the market section earlier on this page. The MLS reads every Meadowbrook record as one development.

Names you may see in old records

Older county documents use other names for the same land. Meadowbrook was built under a 1988 Lee County residential planned development, case DCI890303, that county records still list as San Marino Pines (formerly Allendale). A 1996 final plan approval calls the project Pelican Creek, formerly known as San Marino Pines, and the water management permit from the South Florida Water Management District is titled "Meadowbrook Of Bonita Springs (fka San Marino Pines)." The Lee County planned development data sheet and the district permit layer carry the match.

Allendale, San Marino Pines and Pelican Creek are planning names of the same land, not other communities and not other parts of Meadowbrook. If a title search or an old permit uses one of them, it is pointing at Meadowbrook.

What Are the Homes in Meadowbrook Like?

Meadowbrook homes are nearly all one-story, single-family houses of 1,261 to 3,427 square feet of county heated area, with a median of 2,258. Most have three bedrooms, most have two baths, 181 of the 214 carry a private pool on the county record, and every home has a garage. They were built from 1998 to 2003.

These figures come from the county tax roll of October 1, 2026, which records what the county appraiser has on file for each parcel. The roll is a good guide to the overall mix; it is not a substitute for a floor plan, a survey or a home inspection on any one house.

Size bands

The roll groups Meadowbrook's 214 homes this way by heated area:

The middle band is the community. More than half of the homes, 104 of 214, fall between 2,000 and 2,499 square feet, and the median is 2,258. The seven homes under 1,500 square feet are the smallest floor plans, and the six at 3,000 and over are the largest. Heated area is the county's figure for the home's heated living space.

Bedrooms and baths

By bedroom count, 138 homes have three bedrooms, 72 have four, 2 have two and 2 have five. By bath count, 143 have two full baths, 62 have three, 6 have two and a half, 2 have three and a half, and 1 has one.

In plain terms, the typical Meadowbrook home is a three-bedroom, two-bath house, with a four-bedroom plan as the second most common. Listings sometimes add a den or study to a three-bedroom plan; the county roll counts bedrooms only, so read listing descriptions against the roll.

One story, with a few exceptions

Of the 214 homes, 200 are one-story and 14 are two-story. Seven of the two-story homes are in the Replat of Tract C and seven are in Phase IV; the original plat has none. If a single-level plan matters to your search, nearly every Meadowbrook listing will meet it, but check the roll or the listing for the specific home.

Pools and garages

The county record shows a private pool on 181 of the 214 homes. By plat, that is 86 percent of the original plat, 85 percent of the Replat of Tract C and 82 percent of Phase IV. Every home has a garage on the roll.

A pool on the roll is not the same as a pool in good repair. Pool age, screen enclosure condition, equipment and permit history all matter at 23 to 28 years of age, and they are worth asking about in the inspection period. Separately, the county roll lists no recreation, clubhouse or pool tract among the association's ten parcels, so the pools you find in Meadowbrook are private pools on home lots.

Lots

Lots are small and consistent. The median lot is 0.2489 acre, roughly a quarter acre, and 186 of the 214 homes sit on lots between 0.20 and 0.299 acre. One lot is under 0.20 acre and one is 0.40 acre or more. The 1997 planned development resolution set a minimum lot of 7,000 square feet, 70 feet wide and 100 feet deep, which is the rule these lots were platted under.

What 23 to 28 years of age means for a house

Meadowbrook homes were built from 1998 to 2003, so in 2026 they are 23 to 28 years old. That is a middle-aged house in Florida: the structure is sound as a rule, but the systems that wear out on a 15 to 25 year cycle (roofs, air conditioners, water heaters, windows and doors, pool equipment) have been, or are about to be, replaced.

The public record does not show when any given home replaced its roof, air conditioner or windows, and we have not found finished-floor elevations either. That information belongs to the seller and the permit file. For a purchase, the useful documents to ask for are:

• the permit history for the address, which will show roof, air conditioner, window and pool permits;
• any roof inspection or roof certification, and the date of the last roof replacement;
• a four-point inspection and a wind mitigation inspection, the first required by Citizens for homes more than 20 years old and the second optional but able to earn insurance credits (the insurance section of this page explains both);
• air conditioner and pool equipment service records.

For a seller, the same list is a selling tool. A home that arrives with its permit history, roof date and inspection reports in hand answers a buyer's first questions before they are asked. For Citizens' inspection rules on older homes, see the Citizens Property Insurance inspection page.

Which Meadowbrook Homes Are on the Lake?

Of Meadowbrook's 214 homes, 109 are on a lake lot and 105 are not, so about 51 percent of homes (our arithmetic: 109 divided by 214) sit on one of the community's two association-owned lakes. Lake homes cluster on Dahoon Holly Court and Olde Meadowbrook Lane; the courts off the loop are mostly interior.

The lake count comes from the county's land-use coding for each parcel, with lake homes coded 130 and non-lake homes coded 100 in the county parcel layer. A lake lot is one the county codes as water-adjacent; it does not describe the view or the frontage.

109 lake lots, 105 interior lots

The split is close to even, which gives buyers a real choice. Lake homes are not a small premium tier: they are half the community, spread across all three plats (32 of 57 in the original plat, 56 of 113 in the Replat of Tract C and 21 of 44 in Phase IV). Interior homes are the other half, and the cul-de-sacs of Coral Bean, Slash Pine and Hat Pin Courts are entirely interior.

Lake lots by street

Every home on Dahoon Holly Court is a lake home, and all but two on Olde Meadowbrook Lane. On the long Circle, 48 of 123 homes are on the water, so a Circle address tells you little about the lake until you check the parcel.

What the roll shows about lake and interior homes

The county roll's medians differ only slightly between the two groups. These are assessor figures, not prices:

Lake homes run a little larger, carry a somewhat higher land value, and are far more likely to have a pool (102 of 109, against 79 of 105). That last difference is the largest in the table.

What lake lots have sold for

The county's recorded sales to September 25, 2026 give both groups, but the samples are small and mixed by floor-plan size, so read the figures as a range.

• Lake homes: 1 sale in the last 12 months ($505,000); 4 sales in 24 months ($501,000, $505,000, $515,000 and $627,000); 9 sales in 36 months (a list, not a median); and 16 sales in 60 months, at a median of $607,410 (range $501,000 to $860,000) and $298.58 per square foot of county heated area.
• Non-lake homes: 5 sales in the last 12 months ($370,000, $390,000, $400,000, $565,000 and $625,000); 10 sales in 36 months, at a median of $550,000 (range $370,000 to $640,000) and $282.50 per square foot of county heated area; and 22 sales in 60 months, at a median of $595,000.

Over 60 months the lake median ($607,410) sits close to the non-lake median ($595,000). The gap is small, the two groups are mixed by size (the non-lake list includes the three smallest-plan sales), and so we print no lake premium percentage. A seller with a lake home should expect buyers to notice the water; a buyer should compare the specific home, not the category.

Who maintains the lakes

The two lakes, of about 11.12 and 6.70 acres, are owned by the homeowners association, as part of roughly 58.3 acres of common land. The lakes are part of the community's stormwater system, permitted under South Florida Water Management District environmental resource permit 36-03236-S, which lists surface water management for "Meadowbrook Of Bonita Springs (fka San Marino Pines)" over 116.15 permit acres, with a minor modification final action on February 14, 2001. The district's permit layer carries the record.

The public record we read does not name the entity responsible for operating and maintaining the lakes under that permit. The permit file and the association's governing documents would; ask for them through your title company or in the estoppel and document request. Do not assume lake-bank maintenance, fountain operation or shoreline rights are included in a lot: confirm them in writing.

What Does Meadowbrook Not Have?

Meadowbrook has no golf course, no marina, no beach club, no new construction and no community development district. It has one homeowners association, two association-owned lakes, a 28-acre preserve, and private streets. Knowing what a community lacks is as useful as knowing what it offers, so this section states the absences plainly.

No golf course, and the private club across Coconut Road

There is no golf course in Meadowbrook. The nearest private golf club is The Colony Golf and Country Club, a separate private club south of Coconut Road, about 0.86 mile in a straight line and 2.3 road miles from Meadowbrook (about 8 minutes free-flow). We make no claim about its membership terms; if golf is part of your plan, check the club's own site.

No club or recreation tract on the county roll

The county roll lists no recreation, clubhouse or pool tract among the association's ten parcels. Those ten parcels are the preserve, the two lakes, three street tracts and four small buffer and water-retention tracts. Whether the association offers any shared amenity beyond those tracts is a question for the Declaration's common-area article, which the community does not publish online. The community's own website and newsletter are the place to look for current association news, and for an amenity answer in writing, request the governing documents.

For a day at a pool or a workout, Meadowbrook's pools are private, and the nearest public recreation is the Estero Community Park and its recreation center, about 4.6 miles and 11 minutes away.

No marina, and where to launch a boat

Meadowbrook has no marina, dock association or boat slips. The nearest public launch is the Imperial River Boat Ramp on South Tamiami Trail, with two ramps and a paddlecraft launch, at $5 per vehicle per day. Koreshan State Park, about 4.3 miles away (10 minutes), has a canoe and kayak launch on the Estero River at $5 per vehicle (Florida State Parks). Meadowbrook's own lakes are stormwater lakes and should not be assumed to allow boating; the Declaration and Rules govern their use.

No beach club, and the nearest beaches

Meadowbrook has no beach club or beach access of its own. The nearest public beaches are Bonita Beach Park, about 8.5 miles and 16 minutes away; Barefoot Beach Preserve, 10.5 miles and 27 minutes; and Lovers Key State Park, 14.1 miles and 27 minutes (free-flow, no traffic). Lovers Key charges $8 per vehicle and has more than two miles of beach.

One note for this season: the parking lot and amenities at Bonita Beach Park have been closed since September 8, 2026 for hurricane repairs, and pedestrian access runs through Bonita Beach Access 1. Check the county page before you plan a trip.

No new construction

No lots are for sale in Meadowbrook, because none exist: all 214 homes are built and the roll shows no vacant residential lot. The county recorded no builder-direct sale in any year from 2019 to 2026 to date, and every one of the 10 sales in the 24 months to September 25, 2026 was a resale. A buyer who wants a new house in this part of Estero will be looking in other communities. That also means no builder competes with a Meadowbrook seller on price or incentives inside the community.

No community development district

Property tax notices for Meadowbrook in 2025 and 2026 show no community development district or special district line. A community development district would appear as a separate non-ad valorem assessment, and we found none on the 2025 notice or the 2026 notice that we read. The tax picture is explained in the property tax section earlier on this page.

What Rules Should Buyers Know Before Buying in Meadowbrook?

Meadowbrook is governed by one homeowners association and its recorded Declaration. The Declaration, Rules and fee schedule are not published online, so leasing, pet, vehicle, architectural and shutter rules must come from the documents themselves. Florida's Chapter 720 sets floors that apply regardless, and an estoppel certificate states what an owner owes.

The one thing a buyer can do before making an offer is request the governing documents and the most recent budget; the one thing a seller can do is have them ready. Under Florida Statute 720.30851, the association must issue an estoppel certificate within 10 business days of a written request, stating the regular assessment, amounts owed, any capital contribution or transfer fee, open violations and any right of first refusal. It is valid for 30 days (35 if mailed). The fee is capped at $299 when the account is current, plus $119 if delivered within 3 business days (House Bill 979 staff analysis).

Leasing and rentals

The Declaration governs whether and how a Meadowbrook home may be leased; its terms are not published, so we do not state them. What Florida law sets is a floor. Under Florida Statute 720.306, documents may be amended by a two-thirds vote of the voting interests unless they say otherwise. A rental amendment adopted after July 1, 2021 binds only later buyers or owners who consent to it, except for rules limiting rentals to a term of at least six months or to no more than three leases a year.

For an investor, that means the leasing rules in the Declaration today are the rules to read, along with their amendment history. For anyone planning to rent a home after buying, confirm the minimum lease term and any approval requirement in writing before you sign, not after.

Pets, vehicles and parking

Pet, vehicle, parking and commercial-vehicle rules sit in the Declaration and the Rules, which we have not found published. We do not state any limit on the number, size or breed of pets, or on boats, trailers and commercial vehicles. Ask for the Rules and read the sections on parking and storage, especially if you own a truck, an RV or a boat. The estoppel certificate will also tell you whether the home has any open violations.

Architectural changes and hurricane shutters

Association approval for exterior changes (paint, roofs, fences, pool enclosures, additions and storm shutters) is a Declaration matter, and the approval process is in the documents. Building work also needs a Village of Estero permit where the Village's rules require one. The two are separate: an association approval is not a permit, and a permit is not an association approval.

If you plan hurricane shutters or impact windows, get the association's approval requirements before you order. For which shutter types, colors or installation methods are permitted, the answer is in the Declaration and the architectural guidelines, not in a general rule.

Private streets and access

Meadowbrook's streets are private, owned by the association. Three street tracts, of about 2.96, 4.95 and 1.67 acres, are titled to the association on the county roll, and the 1997 planned development resolution requires that "all internal roads shall be privately owned and maintained." Who pays to maintain those streets is a Declaration and budget question, which is one reason the association budget matters.

The public record we read does not settle how access to the community is controlled at the entrance, and we do not describe it either way. The Declaration's access article and the plat dedication would. If gate access matters to you, ask for those documents.

Water, sewer, trash and fire service

Meadowbrook homes are served as follows:

• Water and sewer: Bonita Springs Utilities, a member-owned utility that serves the City of Bonita Springs, the Village of Estero and unincorporated south Lee County, with 34,968 member connections.
• Fire and rescue: Estero Fire Rescue, fire district 029, funded by a fire millage of 2.2880 mills on the 2025 proposed notice.
• Trash and recycling: Lee County solid waste. One sample 2025 tax bill for a Meadowbrook home shows a solid waste assessment of $395.88 and Monday pickup (county garbage pane). The county's rules are in Lee County Ordinance 11-27; confirm your pickup day with the county.
• Local government: the Village of Estero, tax district 316, with a Village millage of 0.7300, which the Village describes as the lowest tax rate in the state.

The electric provider is not named in the public records we read; confirm it from the seller's most recent bill. Services and rates change; check each provider for current terms.

Is Meadowbrook in a Flood Zone?

At the five Meadowbrook streets we tested, the FEMA flood map places the home sites in Zone X, an area of minimal flood hazard that is not a Special Flood Hazard Area. Across all 224 parcels, 213 homes are in minimal-hazard Zone X, one home is in shaded Zone X, and the association's preserve tract is Zone AE.

A flood zone is a map category, not a forecast, and it does not describe any one house. The numbers below come from FEMA's live National Flood Hazard Layer, read on October 14, 2026, and from the county's parcel data. Use them to frame the conversation, then check the specific address before you make an offer or set a listing price.

Five streets tested

We queried FEMA's National Flood Hazard Layer at an interior point on each of five Meadowbrook streets and read the FIRM panel layer at the same points. Every point returned the same result.

Source: FEMA National Flood Hazard Layer, queried October 14, 2026. The panel and effective date are what FEMA's live layer returned at each point.

Estero has mixed FIRM panels and editions across the Village. Meadowbrook's points all fall on panel 12071C0589G, effective November 17, 2022. We do not quote a future map edition for Meadowbrook.

Every parcel tested

We also tested all 224 parcels in Meadowbrook by their center points, using FEMA's flood hazard zone layer.

Source: FEMA National Flood Hazard Layer and the county parcel layer, October 14, 2026. 213 of the 214 homes test as minimal-hazard Zone X; the 214th is shaded X. Parcel-center tests are a screening method; a flood determination for an address is the authoritative answer.

The honest summary is that nearly every Meadowbrook home tests as minimal flood hazard on the FEMA map, but we do not write that all of Meadowbrook is in one zone, and we do not write that flood insurance is unnecessary. Mortgage lenders decide whether to require it, and flood damage happens outside mapped high-hazard zones.

The preserve tract and the one shaded Zone X home

The association's 28.31-acre preserve (Tract F), a cypress head set aside for resource protection, tests as Zone AE, the mapped high-hazard category with a base flood elevation. It is common land, not a home lot, and no home sits on it.

One home tests as shaded Zone X, the category for areas with a 0.2 percent annual chance of flooding. FEMA's layer does not identify the street in the result we kept, and we have not named it. If you are considering a Meadowbrook home, ask for a flood determination on that specific address; it will say which category the parcel is in.

Ground elevation from the county's 2018 LiDAR

Lee County's 2018 LiDAR survey gives ground elevations at the 214 homes. The county's elevation layer shows a minimum of 14.02 feet, a median of 16.88 feet and a maximum of 17.58 feet above sea level (NAVD88). The 10th and 90th percentiles are 14.6 and 17.3 feet. Lake homes have a median of 16.9 feet and non-lake homes 16.7 feet.

These are ground elevations from an aerial survey whose accuracy is about plus or minus 0.57 foot. They are not finished-floor elevations, which sit higher, and we have not found finished-floor elevations for Meadowbrook homes. If a home has an elevation certificate, it is the document that shows the lowest floor against the flood map.

The Village's flood program and CRS class

Meadowbrook sits in the Village of Estero, which adopted the November 17, 2022 FIRMs by Ordinance 2022-17 (Village flood zone maps and flood information). The Village runs a real estate flood disclosure program and an address lookup on its Forerunner flood portal.

The Village's Community Rating System page lists Class 6, which carries a 20 percent flood insurance discount for policies in Special Flood Hazard Areas. That discount applies to policies in mapped high-hazard areas, so we do not claim it for Zone X homes, and the current-year class should be confirmed on FEMA's Community Rating System list.

Florida's seller flood disclosure

Under Florida Statute 689.302, a seller of residential property must disclose, at or before the contract, whether flooding damaged the home during the seller's ownership, whether a flood insurance claim was filed, and whether flood assistance (including from FEMA) was received.

For sellers, answer the form accurately and have the supporting records ready. For buyers, read the form closely: it is the one place the seller's own history is put in writing, and it tells you more about a particular house than a zone map does.

Looking up one home

To check a specific Meadowbrook address, use three steps. First, enter the address on the Village's Forerunner portal. Second, read the FIRM panel and zone for the address on FEMA's flood insurance pages, where Risk Rating 2.0 explains how National Flood Insurance Program premiums are priced for each building. Third, ask the seller whether an elevation certificate exists and request a copy. Your insurance agent can quote flood coverage on the address before you commit.

What Is Meadowbrook's Hurricane and Evacuation Picture?

Meadowbrook sits in Lee County evacuation Zone A at all five points we tested, and the county's design wind speed there is 160 mph. Evacuation zones measure storm-surge exposure, not flooding from rain, and they are separate from FEMA flood zones. A home can be in Zone A for evacuation and Zone X on the flood map at once.

Southwest Florida homeowners live with this every June through November. This section sets out what the public record shows about Meadowbrook's evacuation zone, the wind rules that apply to its homes, and what Hurricanes Ian and Milton looked like in the region, without claiming what happened inside the community.

Evacuation Zone A, and why it is not a flood zone

Lee County's evacuation zones service places all five tested points in Zone A, and the county's own parcel layer agrees. The county's Zone A fact sheet explains what the zone means. The fact sheet explains what Zone A means for residents.

An evacuation zone is not a flood zone. The evacuation zone asks how high storm surge could reach from the Gulf; the FEMA flood zone asks about flooding risk across all causes. Meadowbrook is Zone A for evacuation and, on the map, mostly minimal-hazard Zone X for flood. Both facts are true, and neither replaces the other. Check the Lee County hazard layer for any address.

Design wind speed and the wind-borne debris region

The county's design wind layer returns 160 mph (Risk Category II) at all five points, and every point is in the wind-borne debris region. Lee County Ordinance 12-16 places the whole county in the wind-borne debris region.

Meadowbrook homes were built from 1998 to 2003, under the building rules of that period. Whether a given home has impact windows, shutters, a reinforced roof deck or a newer roof depends on the work its owners have done since, and that is a permit-history question.

Hurricane Ian in 2022

Hurricane Ian made landfall at Cayo Costa at about 1905 UTC on September 28, 2022, at 130 knots. The National Hurricane Center's report puts coastal and tidal inundation at about 8 to 12 feet above ground in Estero, Bonita Beach, Bonita Springs and North Naples, with inland marks of 5 to 7 feet above ground in the Bonita and North Naples area. Of the 41 surge deaths, 36 were in Lee County.

The nearest surveyed high-water marks to Meadowbrook were on the Estero River at US 41, 2.4 miles away, at 10.77 and 10.83 feet (NAVD88), and on Spring Creek at US 41, 2.8 miles away, at 8.97 and 9.57 feet. No mark was surveyed inside Meadowbrook. For context only, Meadowbrook's ground elevation runs 14.02 to 17.58 feet (NAVD88) per the county's 2018 survey; these regional marks and the ground range cannot be compared home by home, and we draw no conclusion about any Meadowbrook address from them.

The Village's October 4, 2022 update said most damage in Estero occurred in communities west of US 41 and that Bonita Springs Utilities maintained water service throughout. The update does not name Meadowbrook. Ask any seller about the home's own storm history; the seller flood disclosure exists for that purpose.

Hurricane Milton in 2024

Hurricane Milton made landfall at Siesta Key at about 8:30 p.m. EDT on October 9, 2024, as a Category 3 storm (National Hurricane Center report). Lee County storm surge was 4 to 6 feet above ground; Southwest Florida International Airport measured sustained winds of 41 knots and a gust of 56 knots. Lee County asked residents of Zones A and B to evacuate.

The record we read gives no Meadowbrook-specific outcome for Milton. What it does show is that Zone A residents were asked to evacuate, which is the practical reason the evacuation zone matters to an owner.

Shelters and the Village's storm pages

When Lee County opened shelters for Milton, the Estero Recreation Center served as one (Village of Estero Milton page and Lee County Parks). The Village keeps storm pages with shelter, debris and recovery information; they are where to look in the days before a storm, not this page.

The 1988 rezoning for Meadowbrook carried two hurricane conditions: that residents be educated on hurricane preparedness through the homeowners association, and that a clubhouse, if built, could serve as a shelter (Resolution Z-88-034). The county roll lists no clubhouse tract today, so we describe the condition as history, not as a present feature.

How Does Insurance Work for Meadowbrook Homes?

Homeowners insurance in Meadowbrook turns on the age and condition of the roof and the home's systems. At 23 to 28 years old, these homes typically need a four-point inspection, and roof age can decide whether an insurer will write a policy. A wind mitigation inspection can earn credits. Flood insurance is a separate policy.

We do not quote premiums, because they depend on the carrier, the roof, the coverage and the year. What follows is the rule set the public record gives: Citizens' inspection requirements, Florida's roof-age statute, the state's hardening grant program and FEMA's flood program.

Four-point inspections at this age

Citizens Property Insurance requires a four-point inspection (roof, electrical, plumbing and heating and air systems) for homes more than 20 years old. Every Meadowbrook home qualifies on age: they are 23 to 28 years old in 2026. Private carriers set their own rules, and many ask for the same inspection on older homes.

A four-point inspection reports on the condition of the systems at that date. A seller who orders one before listing knows what a buyer's insurer will see. A buyer should ask for one during the inspection period if the seller has not provided it.

Roof age and what insurers may do

Under Florida Statute 627.7011, an insurer may not refuse a policy solely because a roof is under 15 years old. For a roof 15 years or older, the insurer must accept an inspection showing five or more years of remaining life. Citizens also requires a roof inspection for shingle roofs over 25 years old, or for hard roofs over 50 years old that show five years of life.

The public record does not show when any Meadowbrook roof was last replaced; that is held in each home's permit history, which the county and the Village keep. Because the homes were built from 1998 to 2003, an original roof would be at least 23 years old; many have been replaced, and the date is worth knowing before you make an offer.

The wind mitigation inspection

A wind mitigation inspection documents features that reduce wind damage, such as roof shape, roof-to-wall connections, opening protection and the roof deck. Citizens treats it as optional and credits it (Citizens inspection rules). The form is useful to buyers and sellers alike, because it is a standard, dated record of the home's wind features.

The state's My Safe Florida Home program offers a free wind inspection and has granted up to $10,000 for hardening. We have not confirmed current funding or eligibility, so check the program's own page.

Flood insurance in Zone X

Flood coverage is a separate policy from homeowners insurance, and standard homeowners policies do not cover flood. In Zone X, a lender typically does not require flood insurance, but the decision belongs to the lender and the buyer, not to the map alone. We do not state that flood insurance is unnecessary for Meadowbrook homes.

Premiums under the National Flood Insurance Program depend on each building's own characteristics (FEMA Risk Rating 2.0), so two Meadowbrook homes can price differently. The FEMA flood insurance page explains the program; a licensed insurance agent can quote the actual policy for an address.

The documents to gather before you insure

Insurers and underwriters ask for the same few records, and they are easier to collect before a contract than during it:

• the permit history for the address, which shows roof, air conditioner, window, electrical and pool permits;
• the roof inspection or certification and the date of the last roof replacement;
• the wind mitigation form, if one exists;
• a four-point inspection report;
• an elevation certificate, if the home has one.

Roof, air conditioner and window replacement dates for individual homes are not in the public record we read. The seller, the permit file and the inspection reports are where they live.

Which Schools Serve Meadowbrook?

Meadowbrook is in Lee County school choice zones, not an assigned-school boundary: elementary Proximity Zone Q, middle school Zone GG, and the South Sub-zone 3 high school choice area, per the School District of Lee County's 2026-27 zone maps. Families choose among the schools in each zone, so no single school is "the" Meadowbrook school.

We checked the district's school proximity zones and the SchoolSite Locator at the same five points, and every point returned the same zones. The district returned no walk zone. State grades below are from the Florida Department of Education school grades release, and drive times are free-flow estimates from the middle of the community, without traffic.

Choice zones, not one assigned school

Zone Q (elementary), Zone GG (middle) and South Sub-zone 3 (high) each list several schools a family can rank when applying. Which school a child attends depends on the district's choice process, seat availability and the family's ranking. We do not say Meadowbrook is "zoned for" any single school, and the district can redraw zones. Confirm the current zones and the application timeline with the School District of Lee County before you plan a move around a school.

The elementary choices and their grades

Sources: Florida Department of Education school grades (2026 release); drive times by OpenStreetMap routing, October 14, 2026, free-flow.

Spring Creek is the closest of the five. Grades are a state summary of test results and growth; they do not describe a school's culture, programs or fit for a child, and they change from year to year.

The middle and high school choices

The 2026 graduation rates for the three high schools are 96 percent at Estero High, 93 percent at Bonita Springs High and 89 percent at South Fort Myers High. Estero High is the closest high school option, at about 10 minutes free-flow.

Charter options

Two charter schools appear on the district's charter school list near Meadowbrook: Bonita Springs Charter School (2026 grade A, 2025 grade B, 2024 grade A, 69 percent of points) and Oak Creek Charter School of Bonita Springs (2026 grade C, 2025 grade D, 2024 grade D, 49 percent of points). Charter schools run their own admissions, usually by application or lottery, and are not part of the district's zone choice. We did not compute drive times for the charters.

Buses and the 2-mile rule

The district's 2026-27 Student Enrollment Plan says students who live within 2 miles of a school are not provided district bus service to it. The nearest Zone Q elementary school, Spring Creek, is about 2.5 miles away in a straight line. Bus service for a given school and address is not published, so we do not promise a bus.

For a family that relies on a bus, ask the district's transportation department for the stop list for the school you are considering, in writing, before you buy. A seller can help a buyer here by being ready to say how their own children got to school.

Where Is the Nearest Hospital and Emergency Care?

The nearest emergency care to Meadowbrook is two freestanding emergency departments about 1.8 road miles away: NCH Bonita on South Tamiami Trail (5 minutes) and Lee Health Coconut Point on Via Coconut Point (6 minutes). The closest full hospitals are NCH North Naples, 10.9 miles away, and Gulf Coast Medical Center, 12.2 miles away.

Distances are road miles from the middle of the community with free-flow drive times and no traffic, measured on October 14, 2026. In an emergency, call 911; the freestanding departments are not a substitute for an ambulance, which will take a patient where the crew decides.

Two emergency rooms five minutes away

The NCH facility is on the state's list of hospital-based off-campus emergency departments, effective December 21, 2018 (AHCA list, NCH). The Lee Health emergency department is on the same list from January 22, 2019 and is open around the clock with 25 rooms (Lee Health Coconut Point).

Urgent care

Lee Health Convenient Care on Health Center Boulevard is 1.5 miles and 5 minutes away. MD Now Estero is 5.1 miles and 10 minutes away. Urgent care handles problems that need prompt attention but are not emergencies.

The hospitals

Insurance networks to check

Health care networks change. Lee Health states that its hospitals and physicians will be out of network with UnitedHealthcare employer, individual and Medicare Advantage plans from January 1, 2027, while Medigap and Medicare Supplement plans are unaffected (Lee Health statement). NCH is a separate health system. Whatever plan you hold, verify which emergency rooms and hospitals are in your network before relying on the nearest one.

New emergency capacity in south Lee County

A new HCA Florida freestanding emergency room opened on October 12, 2026 at Vintage Commerce Boulevard near Alico Road and Three Oaks Parkway, according to the News-Press. We have not computed a drive time from Meadowbrook to it.

How Long Are the Drives From Meadowbrook?

From the middle of Meadowbrook, Coconut Point is 2.1 miles and about 6 minutes away, Estero Village Hall 9 minutes, Interstate 75 at Corkscrew Road 12 minutes, and Southwest Florida International Airport 23 minutes. Downtown Fort Myers is about 35 minutes and Fifth Avenue South in Naples about 33.

All figures are free-flow model estimates from OpenStreetMap routing, measured from the middle of Meadowbrook on October 14, 2026. The community's entrance, Olde Meadowbrook Boulevard, meets Coconut Road about 0.8 road miles west of US 41, and the entrance-to-US 41 leg is part of every trip east.

Everyday errands

Highways and the airport

RSW reports nonstop service to more than 80 destinations on 15 carriers and more than 11.1 million passengers in 2025.

Beaches and parks

Cities

Free-flow model estimates (OpenStreetMap OSRM) from the middle of Meadowbrook, measured October 14, 2026; season and traffic lengthen every drive. The entrance route is documented in the routing record.

What Is Planned Around Meadowbrook?

Several public projects are in motion around Meadowbrook, but only some are funded or under construction. The Village's capital plan lists a roundabout at the Meadowbrook entrance with no funded year, Coconut Road construction near US 41 is underway, and I-75 and the Bonita Estero Rail Trail are regional projects.

We separate what is a line on a plan from what is funded, approved or being built, because the difference is the whole story. Everything below comes from Village of Estero documents, state and county notices, and one local news report, and each item carries its date.

A roundabout at the Meadowbrook entrance, on paper

The Village's five-year capital plan assumptions, published in the June 2026 council packet, list a roundabout at the Meadowbrook entrance at $1,625,000, with no funded year. The same document lists a Coconut Shores roundabout at $1,725,000, an El Dorado roundabout at $1,625,000, a US 41 and Coconut Road intersection at $1,650,000, Coconut Road sidewalks at $1,085,000 and $815,000, and a Coconut Road shared use path at $4,450,000.

A Village capital improvement sheet for the Coconut Road Intersection Study names roundabouts at Coconut Shores, Meadowbrook and El Dorado, with design at $156,000. A line in an assumptions table is a planning placeholder. We do not say a roundabout is coming, approved or funded, and the schedule is not set.

What the Coconut Road traffic study found

EsteroToday reported on November 18, 2024 that the Village's Coconut Road traffic study recommended three roundabouts, that the intersection would reach capacity in 2028, and that community entrances were "expected to fail." The same report said cost sharing among Bonita Springs, the Village and Lee County's transportation department had not been agreed, and that the Village owns most of Coconut Road west of US 41 (EsteroToday). This is the news report's account of the study, not our own prediction.

The Village also approved a traffic study update agreement with Johnson Engineering for $249,480 on January 3, 2024, which includes turning-movement counts at Coconut Road and Olde Meadowbrook Boulevard (agreement).

Coconut Road construction near US 41

Roadway and intersection construction on Coconut Road began September 8, 2026 and is expected to take up to six months, including a roundabout, lighting, irrigation and landscaping near US 41 (Village notice). The work is tied to the Woodfield development at US 41. It is not the Meadowbrook entrance roundabout, and a driver leaving Meadowbrook toward US 41 should expect work zones, and six months from September 8 runs into early 2027.

Woodfield at US 41 and Coconut Road

Woodfield is planned on about 46 acres at the northwest corner of US 41 and Coconut Road: 596 residential units, 42,000 square feet of office, 62,000 square feet of retail, 20,000 square feet of dining and a 260-room hotel. The Planning, Zoning and Design Board addressed Phase 1 on November 12, 2024 (Village notice). The Village's October 2026 status list shows 296 apartments and 25,000 square feet of retail in Phase 1 (development status list).

An information meeting on a master plan amendment was held September 15, 2026, with no vote (Village notice), and the next Planning, Zoning and Design Board meeting is October 20, 2026. Plans change at each step; check the Village's agenda for the current status.

Coconut Trace and the Coconut Point additions

Coconut Trace is a 122-room, four-story extended-stay hotel at Lyden Drive, across from Coconut Point, listed under construction on the Village's October 2026 list. Across the Village, the council was told on October 7, 2026 that about 2,900 residential units are in process, along with two hotels, a 23-story high-rise, 300,000 square feet of commercial space, a lifestyle center, an entertainment and sports park and assisted living (Village development update).

Projects "in process" are at different stages, from application to construction. They can add traffic and services near Meadowbrook, and they can change. We do not predict their effect on home values.

I-75 widening and the Corkscrew Road project

The Florida Department of Transportation is widening I-75 from Golden Gate Parkway to Alico Road (project 452544-1). FDOT scheduled public meetings for October 27, 2026 in Naples (in person) and October 28 (virtual), with comments due November 10, 2026 (Village notice; FDOT project page). Lee County's Corkscrew Road widening Phase 2, a $27 million project, is expected to finish at the end of 2026 (Village update). Corkscrew Road at I-75 is 12 minutes from Meadowbrook.

The Bonita Estero Rail Trail

The Bonita Estero Rail Trail is an 11.4-mile corridor from Estero Parkway to Wiggins Pass Road. The $60 million corridor purchase is split among Bonita Springs ($28.6 million), Estero ($19.8 million) and Collier County ($11.6 million), with a target closing in October 2026 (project update). Bonita Springs voters approved a $35 million bond on August 18, 2026 (EsteroToday). The trail is a regional project; we do not claim a distance from Meadowbrook to it.

The Village's flood resilience plan

The Village completed its Vulnerability Assessment and Adaptation Plan on September 10, 2026 (Village announcement; full report). The plan assesses flood and storm exposure across the Village and informs capital planning. It is a planning document, and we do not describe what it will mean for Meadowbrook streets.

What Is There to Do Near Meadowbrook?

Within about 16 minutes of Meadowbrook are Coconut Point's shops and restaurants (6 minutes), Koreshan State Park and the Estero River (10 minutes), Estero Community Park (11 minutes), Miromar Outlets (14 minutes), Hertz Arena (16 minutes) and Bonita Beach Park (16 minutes). The beaches at Lovers Key are 27 minutes away.

The county roll lists no recreation tract for Meadowbrook, so day-to-day recreation is public and nearby. Below are the places buyers and sellers ask about most, with the facts we confirmed from each operator's own site on October 14, 2026. Hours, fees and closures change, so check before you go.

Coconut Point

Coconut Point is the closest major shopping and dining center, 2.1 miles and about 6 minutes from the middle of Meadowbrook. The center's site shows "80+ Stores & Restaurants" and elsewhere "over 110 stores," and it names Nordstrom Rack, Dillard's, Barnes & Noble, Super Target, an Apple Store, Tommy Bahama and PGA Tour Superstore. It also has several acres of lakes with a boardwalk.

Koreshan State Park and the Estero River

Koreshan State Park is 4.3 miles and about 10 minutes away. It is open from 8 a.m. to sunset, costs $5 per vehicle, has a canoe and kayak launch on the Estero River, and preserves a historic settlement. Its amenities page lists the park's facilities.

Estero Bay Preserve

Estero Bay Preserve State Park covers 11,381 acres with 12 miles of trails. The park describes the trails as rugged and seasonally flooded, and parking costs $2 per vehicle. It suits experienced hikers and paddlers, not a casual walk.

Lovers Key and Bonita Beach

Lovers Key State Park has over two miles of beach, costs $8 per vehicle, and no longer runs its tram. It is 14.1 miles and about 27 minutes from Meadowbrook. Bonita Beach Park is closer, at 8.5 miles and 16 minutes, with parking at $2 per hour; its parking lot and amenities closed on September 8, 2026 for hurricane repairs, and pedestrian access runs through Bonita Beach Access 1. Barefoot Beach Preserve is 10.5 miles and 27 minutes away.

Estero Community Park

Estero Community Park on Corkscrew Palms Boulevard is 4.6 miles and about 11 minutes from Meadowbrook. It has basketball, pickleball, sand volleyball, bocce, horseshoes, an 18-hole disc golf course, a playground, a dog park, a jogging path, an amphitheater and a recreation center (Lee County Parks). The Village bought about 25 acres of adjoining land on March 21, 2025, which leaves 48 acres holding the current amenities.

Hertz Arena, Miromar Outlets, Gulf Coast Town Center and FGCU

Hertz Arena is the home of the Florida Everblades; the team's schedule on its own site lists current home dates. Miromar Outlets lists over 120 designer and brand-name stores and a Saturday farmers market. Gulf Coast Town Center has Bass Pro Shops, Costco, SuperTarget, Belk and a Regal Cinema, among others. Florida Gulf Coast University has nearly 17,000 students on an 800-acre campus, half of it preserved or restored, 8.7 miles and about 18 minutes away.

Libraries, parks and events

The South County Regional Library on Three Oaks Parkway is 5.5 miles and about 11.5 minutes from Meadowbrook, and the Bonita Springs Library is 6.4 miles and 14 minutes away. The Village of Estero, Lee County Parks and the state parks publish current event calendars; we do not list dated events on this page because they go stale, so check those calendars and the Everblades schedule for current dates. For monthly neighborhood news in Meadowbrook itself, the community maintains its own website and newsletter.

Meadowbrook vs Colonial Oaks: Which Estero Community Fits You?

Meadowbrook and Colonial Oaks are both single-family Estero communities built within a few years of each other, but they differ in size, land and gate documentation. Meadowbrook has 214 homes on about 116 acres of planned development; Colonial Oaks has about 99 homes on about 28.9 acres. The natural comparison is Colonial Oaks, a gated Estero community of about 99 single-family homes built 2002 to 2004. The table below sets the two side by side, with the window named beside every market figure.

The decision table

Sources for the table: Meadowbrook counts and land from the Lee County planned development data sheet and the Lee County Property Appraiser parcel layer; market figures from the Southwest Florida MLS saved pull of October 21, 2026 and the Lee County Property Appraiser sales files (our analysis). The two per-square-foot figures use different measures, MLS living area for the MLS rows and county heated area for the county rows, so we never compare one to the other. The $274.38 that appears in both Meadowbrook windows is a coincidence of two different measures.

How they compare

The choice comes down to the home, the land and the paperwork rather than to any buyer profile. A buyer who wants a larger planned community with 109 lake-lot homes, a 28-acre preserve and two association lakes will find that in Meadowbrook, with homes whose median county heated area is 2,258 square feet on lots of about a quarter acre. A buyer who wants a smaller community on about 28.9 acres, with a gate that Lee County approved in 2002, will find that in Colonial Oaks.

Gate documentation is a real difference in the record. Colonial Oaks has a documented, county-approved gate. For Meadowbrook the public record documents private, association-owned streets and says nothing either way about a gate, so a buyer who cares about access control should read the Declaration's access article and the plat dedication before writing an offer.

On market pace, the Meadowbrook MLS median in the 36 months to October 21, 2026 was 46.5 days on 18 closings, against 93 days on 16 closings at Colonial Oaks, and Meadowbrook closed at 95.3 percent of final list price against 94.2 percent. Those are medians of small samples, and each community's 12-month window holds too few closings to read as a rate. Read them as direction, not as a forecast.

The neighbors on either side: Coconut Landing and Marsh Landing

Meadowbrook sits between two Estero communities that buyers often cross-shop. Next door to the west, Coconut Landing is a 25-homesite gated enclave of new homes; 12 of them closed on the MLS in the 36 months to October 21, 2026 at a median of $2,192,500. Just to the east, Marsh Landing mixes townhouse condominiums, villas and detached homes, 376 in all, under a master association with a clubhouse and pool; its MLS median was $462,000 on 18 closings in the 12 months to October 21, 2026.

The three are different products. Coconut Landing's new homes on a 2021 plat sit in a price band far above Meadowbrook's. Marsh Landing is a larger, mixed-type community with a master clubhouse and pool, built 1996 to 2002. Meadowbrook is single-family only, with one association and no sub-associations on the Sunbiz record (Sunbiz entity search).

How the four compare

Every row is the Southwest Florida MLS saved Estero pull of October 21, 2026 (our analysis), and each row carries its own window because the communities have different numbers of closings. The windows are not interchangeable: a 12-month median for Marsh Landing and a 36-month median for Meadowbrook describe different spans of the market.

Why Buy in Meadowbrook: Honest Pros and Cons?

Meadowbrook offers lake lots, a 28-acre preserve, private streets, one association with no community development district line on the tax notices we read, and a short drive to Coconut Point. It also carries unpublished fees and rules, homes 23 to 28 years old, evacuation Zone A and a thin recent sales record. Both lists below tie each point to the public record.

Pros

• Lake lots. 109 of the 214 homes sit on lake lots, and the association owns two lakes of 11.12 and 6.70 acres (Lee County Property Appraiser association parcels).
• A 28-acre preserve. Tract F is 28.31 acres of cypress head held as resource protection, owned by the association (Lee County Property Appraiser Tract F parcel).
• Private streets. Three street tracts are titled to the association, and the 1997 planned development note requires private, privately maintained internal roads (Resolution Z-97-074).
• One association and no CDD line. Sunbiz shows one active association for all three plats, and the 2025 and 2026 tax notices we read carry no community development district or special district line (2026 TRIM notice).
• A minimal-hazard flood core. 213 of the 214 homes test minimal-hazard Zone X on FEMA's live layer (FEMA flood hazard zones layer).
• Short drives. Coconut Point is 2.1 miles and 6 minutes away, free-flow with no traffic, and two freestanding emergency departments are 1.8 road miles away, 5 and 6 minutes.
• A low Village rate. The Village of Estero's 0.7300 mills, adopted for fiscal 2026/27 on September 23, 2026, is a small slice of a 12.9712-mill 2026 total (Village budget release).

Cons and trade-offs

• Dues and rules are not published. The assessment, any capital contribution or transfer fee, and the leasing, pet, vehicle, architectural and shutter rules are in documents the public record does not carry; the estoppel certificate and the Declaration state them.
• Age. The homes are 23 to 28 years old, so buyers should expect insurers to ask for a four-point inspection and possibly a roof inspection (Citizens inspection rules).
• Evacuation Zone A. All five tested points sit in Lee County evacuation Zone A, which is an evacuation zone and not a flood zone.
• Flood exceptions. One home tests shaded Zone X (0.2 percent annual chance), and the association's preserve tract tests Zone AE.
• No amenities on the roll. The county roll lists no recreation, clubhouse or pool tract among the ten association parcels; 181 of the 214 homes carry a private pool on the county record.
• Coconut Road. The Village's five-year capital plan assumptions carry a roundabout line at the Meadowbrook entrance with no funded year, and a 2024 report on the Village traffic study said the intersection reaches capacity in 2028 (EsteroToday).
• A thin recent record. The MLS shows 5 closings in the 12 months to October 21, 2026, too few for a market median.

The honest summary

Meadowbrook suits a buyer who wants a single-family home on a quarter-acre lot, often on a lake, with a preserve behind the community and Coconut Point minutes away, and who is willing to read the Declaration, the rules and the estoppel certificate before committing. It is a poor fit for a buyer who needs published fees today, a documented gate, clubhouse amenities or a new-construction home, since the roll shows no vacant residential lot. The 36-month MLS record (18 closings, $575,000 median) is the better guide to price than any single recent sale.

Thinking of Selling Your Meadowbrook Home? List With the #1 Team in Southwest Florida Since 2012

Selling a Meadowbrook home well means pricing it by floor plan and lake position, answering the buyer's dues, flood and roof questions before they are asked, and reading the market from the record. McGreevy and Comisar, the #1 team in Southwest Florida since 2012, build every Meadowbrook listing around those three steps.

If you're searching for the best Meadowbrook listing agent, or thinking, "I need to sell my house in Meadowbrook...", you are choosing between a team that reads the market from a portal and a team that reads it from the record. Jesse McGreevy and Marc Comisar price Meadowbrook homes against both the MLS and the county's recorded sales, split by floor plan and lake position, and put the association paperwork and the flood map in front of a buyer before the buyer has to ask. Our full Meadowbrook seller guide walks through pricing, disclosure and the net sheet step by step. For the wider picture, see our page on selling a home in Estero.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 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

The numbers behind the pitch

Data updated: October 2026 (Southwest Florida MLS, 36 months to October 21, 2026, our analysis; Lee County Property Appraiser recorded sales, the 24 months to September 25, 2026, our analysis).

In the Southwest Florida MLS, 36 months to October 21, 2026, Meadowbrook had 18 closings at a $575,000 median, a range of $370,000 to $749,900, a median of $274.38 per square foot of MLS living area, a median 95.3 percent of final list price and 46.5 median days on the market. The dollar volume of those 18 closings is $10,082,720 (our arithmetic), and the fastest sold in 2 days. The 12-month window holds only 5 closings, too few for a market median: $370,000, $390,000, $505,000, $565,000 and $625,000.

The county record gives a second view, never added to the first. In the Lee County Property Appraiser recorded sales for the 24 months to September 25, 2026, Meadowbrook had 10 sales, all resales and none builder-direct, at a $510,000 median, with a range of $370,000 to $627,000. Over 36 months the county shows 19 sales at a $565,000 median, and over 60 months 38 sales at a $607,410 median.

At the October 21, 2026 pull one home was active, asking $645,000, and one more was pending at $609,900. With 5 closings in 12 months, the one active listing is about 2.4 months of supply (1 divided by 5 over 12; our arithmetic), on a sample too small to lean on.

What Meadowbrook buyers ask before they write an offer

Meadowbrook buyers ask the same short list of questions, and the seller who answers them first sells faster.

• What does it cost to own? The assessment is not published; the estoppel certificate states the regular assessment, its frequency, the paid-through date and any amount owed (F.S. 720.30851).
• Which flood zone is this street? Five tested streets read Zone X, minimal hazard, on FIRM panel 12071C0589G effective November 17, 2022; one home reads shaded Zone X and the preserve tract reads Zone AE (FEMA flood hazard zones layer).
• Lake or interior? 109 homes are on lake lots and 105 are not, and the county roll shows which (Lee County Property Appraiser parcel layer).
• How old is the roof, and what will my insurer ask? The homes were built 1998 to 2003, and Citizens asks for a four-point inspection on homes more than 20 years old (Citizens inspection rules).
• Why does the deed say Bonita Springs? The recorded plat and association names read Meadowbrook of Bonita Springs, and the Village of Estero governs every parcel.

Your selling costs and your net sheet

A Meadowbrook seller's costs are knowable in advance, and we put each one on a written net sheet before you accept an offer. The line items are the documentary stamp tax on the deed at $0.70 per $100 or portion, the owner's title policy at the Florida promulgated rate, the association estoppel certificate (up to $299, plus $119 if rushed), the settlement fee (it varies, so ask your title company), a negotiable commission and the proration of the year's property tax. Who pays each item is set by the purchase contract; in Lee County the seller customarily pays the documentary stamps and the owner's title policy. To see the arithmetic for your price, estimate your net proceeds with our seller net sheet.

Any association transfer charge or capital contribution belongs on the sheet too. The association has not published either, so we order the estoppel certificate early and read it before we set the price.

What Is Your Meadowbrook Home Worth? Get a Free Valuation in 60 Seconds.

Start with our free home valuation and we will follow up with a Meadowbrook number built on the MLS and the county's recorded sales, adjusted for floor plan size, lake or interior position, pool, condition and flood zone. Our Meadowbrook home valuation guide shows how a home here is priced by size, lot and condition. For the wider market, our Estero home valuation page explains how we price across the village.

Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome. Before we talk, see what your Meadowbrook home is worth.

Seller questions, answered short

What is my Meadowbrook home worth? Floor plan drives price here: the MLS median was $575,000 over 36 months, but the smallest plans (about 1,261 to 1,272 square feet) closed at $370,000 to $400,000 on the county record. Start with the free home valuation.

What does it cost to sell? Documentary stamps, the owner's title policy, the estoppel certificate, the settlement fee, a negotiable commission and tax proration, with association items allocated by the contract. See the seller net sheet.

How long will it take? The 36-month MLS median was 46.5 days on the market, with the quickest sale at 2 days.

What is an estoppel certificate? The association's statement of assessments, amounts owed and any approval requirement, issued within 10 business days of a written request (F.S. 720.30851).

Do I have to disclose flooding? Florida law has the seller answer three flood questions at or before contract: damage during ownership, a flood claim, and flood assistance received (F.S. 689.302).

Does the Bonita Springs name matter? The name is the recorded plat and association name; the Village of Estero governs the community and taxes it in district 316.

Your Local Real Estate Experts

McGreevy and Comisar are the Southwest Florida team Meadowbrook owners call when a home has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and know Estero's neighborhoods street by street.

As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in Sales. Jesse McGreevy and Marc Comisar bring over 45 years of combined direct experience between them. Read more about our team.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 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

Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation. Selling a Meadowbrook home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Meadowbrook? Call Marc at (239) 287-5873, read our Meadowbrook buyer guide, or read about buying a home in Estero.

Jesse McGreevy and Marc Comisar are top-reviewed Meadowbrook realtors, and the reviews on the team's Google Business Profile describe what a Meadowbrook seller or buyer needs most: market knowledge, clear communication and a team that pays attention to every detail.

★★★★★ "Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail." Verified Google review

★★★★★ "Marc and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that's gonna treat you like family, well you found them." Verified Google review

★★★★★ "Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time." Verified Google review

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

Frequently Asked Questions: Buyer Edition

Meadowbrook buyers ask what the community is, what it costs, how flood, wind and insurance work, which schools and hospitals are near, and what is being built around it. Each answer below draws on a county record, a statute, a Village document or our own analysis, and where a figure is not published we say so and name the document that holds it.

Data updated: October 2026 (Southwest Florida MLS, 36 months to October 21, 2026; Lee County Property Appraiser records and recorded sales through September 25, 2026; FEMA flood data, school district lookup, Village of Estero pages and drive times read October 14 and 15, 2026).

Is Meadowbrook in Estero or Bonita Springs?

Meadowbrook is in the Village of Estero. The plats and the association carry the name Meadowbrook of Bonita Springs, and the county roll gives all 224 parcels a Bonita Springs postal city and ZIP 34134, but every parcel also carries the Village of Estero municipal code and tax district 316, "Village of Estero / Estero Fire" (Lee County Property Appraiser districts layer). The US Census geocoder returns the incorporated place "Estero village" at the community's center (US Census geocoder). The Village zones, permits and taxes the community.

Why is Meadowbrook recorded as Meadowbrook of Bonita Springs?

The public record does not say why the name was chosen. What it shows is that the name sits on all three recorded plats and on the association's Sunbiz filing of November 3, 1997 (Sunbiz entity detail), when the land was unincorporated Lee County. The City of Bonita Springs incorporated on December 31, 1999 (City of Bonita Springs history), and the Village of Estero incorporated on December 31, 2014 (Village of Estero history). Names on old plats are not updated when municipal lines change, so the recorded name and today's jurisdiction differ.

What ZIP code is Meadowbrook in?

All 224 Meadowbrook parcels carry ZIP 34134 and a Bonita Springs postal city on the county roll (Lee County Property Appraiser districts layer). A ZIP code is a mail-delivery area, not a government boundary: the same parcels carry the Village of Estero municipal code and taxing district 316. When you give the address for a flood lookup, a school lookup or a permit, the Village of Estero is the jurisdiction, even though the mailing address says Bonita Springs.

Where is Meadowbrook on Coconut Road?

Meadowbrook sits on the north side of Coconut Road in the Village of Estero. The entrance, Olde Meadowbrook Boulevard, meets Coconut Road about 0.8 road miles west of US 41 (OSRM route). The 1988 rezoning describes the parcel as on the north side of Coconut Road (Resolution Z-88-034). Eight private streets branch off the entrance road, from Olde Meadowbrook Circle, the longest with 123 homes, to Hat Pin Court with 3. Coconut Landing lies next door to the west and Marsh Landing next door to the east.

How far is Meadowbrook from US 41?

The entrance, Olde Meadowbrook Boulevard, meets Coconut Road about 0.8 road miles west of US 41. From the middle of the community, at Olde Meadowbrook Circle, the drive to the US 41 and Coconut Road intersection is 1.39 road miles, about 4 minutes free-flow with no traffic (OSRM route). Free-flow times assume no traffic, and Coconut Road near US 41 is an active construction and planning area, so allow more time at peak hours.

How many homes are in Meadowbrook?

Meadowbrook has 214 single-family homes. The county roll shows 224 parcels: 214 homes plus 10 association common-area parcels, and no vacant residential lot (Lee County Property Appraiser parcel query). The planned development of about 116 acres allows a maximum of 452 dwelling units, of which 214 were built (Lee County planned development data sheet). The homes sit on three recorded plats: 57 on the original plat, 113 on the Replat of Part of Tract C and 44 on Phase IV.

When were the homes in Meadowbrook built?

All 214 homes were built between 1998 and 2003, with a median year of 2001: 18 in 1998, 35 in 1999, 49 in 2000, 39 in 2001, 72 in 2002 and 1 in 2003 (Lee County Property Appraiser tax roll). By plat, 50 of the 57 original-plat homes date from 1998 and 1999, 110 of the 113 Replat Tract C homes from 2000 to 2002, and 40 of the 44 Phase IV homes from 2002. That makes the homes 23 to 28 years old in 2026 (our arithmetic).

How big are Meadowbrook homes?

County heated area has a median of 2,258 square feet, ranging from 1,261 to 3,427 (Lee County Property Appraiser tax roll). By band, 7 homes are under 1,500 square feet, 46 are 1,500 to 1,999, 104 are 2,000 to 2,499, 51 are 2,500 to 2,999 and 6 are 3,000 and over. The smallest plans sell for noticeably less than the larger ones, so a Meadowbrook price only means something next to a floor-plan size.

How many bedrooms do Meadowbrook homes have?

On the county roll, 138 homes have three bedrooms, 72 have four, 2 have two and 2 have five (Lee County Property Appraiser tax roll). For bathrooms, 143 homes have 2.0, 62 have 3.0, 6 have 2.5, 2 have 3.5 and 1 has 1.0. A listing sometimes counts a den or flex room differently from the county, so confirm a home's bedroom count in its own listing and floor plan.

Are Meadowbrook homes one story?

Nearly all of them. The county roll shows 200 one-story homes and 14 two-story homes (Lee County Property Appraiser tax roll). Of the two-story homes, 7 are on the Replat of Part of Tract C and 7 are on Phase IV; the original plat has none. Every home has a garage on the county record. For a two-story home, confirm the layout in the listing, since the roll does not show where the bedrooms sit.

Do Meadowbrook homes have private pools?

Most do. The county record shows a pool on 181 of the 214 homes: 86 percent of the original plat, 85 percent of Replat Tract C and 82 percent of Phase IV (Lee County Property Appraiser extra features pane). Lake-lot homes lead, with pools on 102 of 109, against 79 of 105 non-lake homes. A county pool entry is a feature of one home, so a buyer should confirm the pool, its permit and its condition in the inspection.

Are there lakefront homes in Meadowbrook?

Yes. 109 of the 214 homes are on lake lots (county land use 130) and 105 are not (Lee County Property Appraiser parcel query). By street, all 19 homes on Dahoon Holly Court and 29 of 31 on Olde Meadowbrook Lane are on lake lots, as are 48 of 123 on Olde Meadowbrook Circle; Coral Bean Court, Slash Pine Court and Hat Pin Court have none. The association owns the two lakes. Who operates and maintains them is a question for the permit holder; the South Florida Water Management District permit record holds it (SFWMD permit layer).

How big are the lots in Meadowbrook?

The median lot is 0.2489 acre, about a quarter acre, and 186 of the 214 lots fall between 0.20 and 0.299 acre (Lee County Property Appraiser tax roll). The 1997 planned development resolution set a minimum lot of 7,000 square feet, 70 feet wide and 100 feet deep, with setbacks of 20 feet at the street, 5 feet at the side, 10 feet at a corner side, 10 feet at the rear and 20 feet from a water body, and maximum lot coverage of 40 percent (Resolution Z-97-074).

Is Meadowbrook a gated community?

The public record we read does not document a gate at Meadowbrook, and we do not claim one either way. What it does document is private streets: the three street tracts are titled to the association, and the 1997 planned development note requires that "all internal roads shall be privately owned and maintained" (Resolution Z-97-074). Private streets are not the same thing as a gate. The Declaration's access article and the plat dedication would state it, so ask for them before you write an offer.

Does Meadowbrook have a clubhouse or community pool?

The county roll lists no recreation, clubhouse or pool tract among the ten association parcels (Lee County Property Appraiser association parcels), and that is the extent of what the public record shows. What the association offers its members is a question for the Declaration's common-area article. Separately, 181 of the 214 homes carry a private pool on the county record, so many owners have their own.

Does Meadowbrook have a golf course?

No. Meadowbrook has no golf course, club or marina on the record. The Colony Golf and Country Club is a separate private club south of Coconut Road, 0.86 mile straight-line and 2.3 road miles from Meadowbrook (The Colony Golf and Country Club). Membership, fees and rules are that club's own, and nothing in Meadowbrook's public record connects the two.

Who manages the Meadowbrook homeowners association?

The association is Meadowbrook of Bonita Springs Homeowners Association, Inc., a Florida not-for-profit filed on November 3, 1997 and active (Sunbiz entity detail). Its amended annual report filed September 2, 2026 lists Vesta Property Services, 24301 Walden Center Drive, Suite 101, Bonita Springs, as registered agent and address of record (Sunbiz amended annual report). A registered-agent filing is not a management contract, so confirm who currently manages the association from the community's website and the estoppel certificate (Meadowbrook community website).

How much are the HOA fees in Meadowbrook?

The assessment is not published anywhere we could read. The community's website and newsletter publish no fee schedule, rules or governing documents (Meadowbrook community website). Under Florida law the estoppel certificate states the regular assessment and its frequency, the paid-through date, amounts owed and any capital contribution or transfer fee (F.S. 720.30851). A seller's cost to order it is capped at $299 when the account is current, plus $119 if delivered within 3 business days (HB 979 staff analysis).

Is there a CDD fee in Meadowbrook?

We found no community development district or special district line on the 2025 and 2026 tax notices we read for the community's taxing district, 316 (2025 TRIM notice; 2026 TRIM notice). The county's solid waste assessment is a separate line: $395.88 on one sample 2025 bill (Lee County Property Appraiser garbage pane). Association dues are billed by the association, not on the tax bill, and they are not published.

Can I rent out my Meadowbrook home?

The leasing rules are in the Declaration and Rules, which are not published, so we cannot state them. Florida law sets the frame: rental amendments adopted after July 1, 2021 bind only later buyers or consenting owners, except rules limiting rentals to under 6 months or to more than three a year (F.S. 720.306). Ask for the Declaration and any amendments before you buy, since a rule adopted by the association can apply to you.

Are there pet, boat or RV rules in Meadowbrook?

Pet, vehicle, boat, architectural and shutter rules are in the Declaration and Rules, which the association does not publish, so we do not state them. The estoppel certificate lists any open violations on a home you are buying (F.S. 720.30851). Request the Declaration and Rules from the seller or the association before you make an offer, and read the vehicle and parking article if you own a boat or an RV.

What are property taxes like in Meadowbrook?

Meadowbrook sits in tax district 316. The 2025 proposed total was 13.0449 mills, the adopted 2025 total was 13.0214 and the 2026 total on the tax roll is 12.9712 (proposed 12.9827 on the 2026 TRIM notice). At 12.9712 mills, each $100,000 of taxable value costs $1,297.12 (our arithmetic; a mill is $1 per $1,000). The Village of Estero's share is 0.7300 mills (Village budget release). Taxable value, not price, sets your bill, and a sale can reset it.

Is Meadowbrook in a flood zone?

Mostly minimal hazard. FEMA's live layer returns Zone X, an area of minimal flood hazard that is not a Special Flood Hazard Area, at five tested streets, on FIRM panel 12071C0589G effective November 17, 2022 (FEMA flood hazard zones layer). Across all 224 parcels, 213 homes test minimal-hazard Zone X, 1 home tests shaded Zone X (0.2 percent annual chance), and the association's 28.31-acre preserve tract tests Zone AE. The street of the shaded home is not identified, so check any home by address.

Do I need flood insurance in Meadowbrook?

Whether you need it depends on your lender and your appetite for risk, not on the community. A lender decides from the flood determination for the specific home, and flood insurance can be bought for a home in any zone (FEMA flood insurance). Meadowbrook's FEMA data does not decide that for you, and "minimal hazard" is not "no hazard." The Village's Community Rating System page lists Class 6, a 20 percent discount for policies in Special Flood Hazard Areas (Village of Estero CRS page). Get a quote before you commit.

What evacuation zone is Meadowbrook in?

Lee County evacuation Zone A at all five tested points (Lee County Evacuation Zones service). An evacuation zone is a storm-surge evacuation category, not a flood zone: a home can be minimal-hazard Zone X for flood insurance and still sit in Zone A for evacuation. For Hurricane Milton in October 2024, Lee County asked Zones A and B to evacuate (National Hurricane Center Milton report). Check the current order on the county's lookup before each storm (Lee County Find My Evacuation Zone).

What happened in Meadowbrook during Hurricane Ian?

We cannot say how any Meadowbrook home fared, and the public record read contains no high-water mark inside the community. The National Hurricane Center put coastal inundation at 8 to 12 feet above ground in Estero and Bonita Springs (National Hurricane Center Ian report). The nearest surveyed marks were the Estero River at US 41, 2.4 miles away (10.77 and 10.83 feet NAVD88), and Spring Creek at US 41, 2.8 miles away. Ground elevation at the 214 homes ranges from 14.02 to 17.58 feet NAVD88, a ground figure and not a finished floor (Lee County 2018 LiDAR layer).

What wind speed are Meadowbrook homes designed for?

Lee County's design wind speed layer returns 160 mph (Risk Category II) at all five tested points, and all five sit in the wind-borne debris region (Lee County design wind layer). Lee Ordinance 12-16 places the whole county in that region (Ordinance 12-16). That is the mapped design speed, not a rating of any one home, which depends on the code in force at its permit, its roof and its openings.

Will a Meadowbrook home need a four-point inspection?

A buyer who wants Citizens coverage probably will face one. Citizens requires a four-point inspection for homes more than 20 years old, and Meadowbrook's homes are 23 to 28 years old (our arithmetic). Citizens also asks for a roof inspection on shingle roofs over 25 years old or hard roofs over 50 showing 5 years of life (Citizens inspection rules). Roof, air-conditioning and window replacement dates are not in the public record we read, so order the inspection early.

What schools serve Meadowbrook?

Florida school choice zones apply, not assigned schools. At all five tested points the district returns Elementary Zone Q, Middle Zone GG and High School South Sub-zone 3 (Lee GIS school proximity zones). Zone Q elementary choices include Pinewoods (A), Three Oaks (A), San Carlos Park (A), Spring Creek (B) and Bonita Springs (C) on 2026 state grades; Zone GG middle choices are Three Oaks Middle (A) and Bonita Springs Middle Center for the Arts (B); South Sub-zone 3 high choices are Estero High (B), Bonita Springs High (B) and South Fort Myers High (C) (FLDOE school grades).

Is there a school bus from Meadowbrook?

The district does not publish bus service by address. Its transportation rule gives no district bus to a school within 2 miles of a student's home, and the nearest Zone Q elementary, Spring Creek, is 2.5 miles straight-line from the community (Student Enrollment Plan 2026-27). Whether a given school runs a bus stop near Meadowbrook is a question for the district's transportation list. We do not promise a bus.

Where is the nearest emergency room to Meadowbrook?

Two freestanding emergency departments are 1.8 road miles away: the NCH Bonita freestanding emergency department on South Tamiami Trail, about 5 minutes, and the Lee Health Coconut Point emergency department on Via Coconut Point, about 6 minutes, open around the clock with 25 rooms (AHCA emergency department list). A third freestanding emergency room opened October 12, 2026 on Vintage Commerce Boulevard; we have not computed its drive time (News-Press). In an emergency, call 911.

How far is Meadowbrook from the beach?

Meadowbrook is inland, not on the Gulf. From the community center, free-flow with no traffic, Bonita Beach Park is 8.5 miles and 16 minutes, Barefoot Beach Preserve 10.5 miles and 27 minutes, and Lovers Key State Park 14.1 miles and 27 minutes (OSRM routes). Bonita Beach Park's parking lot and amenities have been closed since September 8, 2026 for hurricane repairs, with pedestrian access through Bonita Beach Access 1 (Lee County Parks).

How far is Meadowbrook from RSW airport?

Southwest Florida International Airport (RSW) is 13.9 miles and about 23 minutes from the community center, free-flow with no traffic (OSRM routes). RSW offers nonstop service to more than 80 destinations on 15 carriers and handled more than 11.1 million passengers in 2025 (Lee County Port Authority). Peak-hour I-75 traffic can lengthen the drive well beyond the free-flow time.

How far is Meadowbrook from Coconut Point?

Coconut Point is 2.1 miles and about 6 minutes away, free-flow with no traffic, and a Publix on South Tamiami Trail is 3.9 miles and 9 minutes (OSRM routes). The center's site names Nordstrom Rack, Dillard's, Barnes and Noble, Super Target, an Apple Store, Tommy Bahama and PGA Tour Superstore, and describes several acres of lakes with a boardwalk (Coconut Point). Miromar Outlets is 6.5 miles and 14 minutes away.

What is the price range of homes in Meadowbrook?

In the Southwest Florida MLS, 36 months to October 21, 2026, 18 Meadowbrook homes closed between $370,000 and $749,900, at a $575,000 median. In the Lee County Property Appraiser recorded sales for the 24 months to September 25, 2026, 10 sales ran $370,000 to $627,000, at a $510,000 median (Lee County Property Appraiser sales files). At the pull, one home was active at $645,000 and one was pending at $609,900. Floor-plan size explains most of the spread.

How many homes are for sale in Meadowbrook right now?

At the October 21, 2026 pull of the Southwest Florida MLS, one Meadowbrook home was active: a three-bedroom home with a den and 2 baths of 1,977 square feet at $645,000. A three-bedroom, 2-bath home of 2,057 square feet was pending at $609,900. The active listing is about 2.4 months of supply (1 divided by 5 closings over 12; our arithmetic), on a sample too small to lean on. For today's listings, ask us for a live search.

Can I build a new home in Meadowbrook?

Not on a vacant lot, because the county roll shows none: all 214 residential parcels are built homes (Lee County Property Appraiser parcel query). The county records no builder-direct sale in any year from 2019 to September 25, 2026, so every recorded sale is a resale. A buyer who wants a new home would look at a home that is being built elsewhere; next door, Coconut Landing's new homes were built 2022 to 2026.

What is being built near Meadowbrook?

Woodfield, at the northwest corner of US 41 and Coconut Road on about 46 acres, is planned for 596 residential units, 42,000 square feet of office, 62,000 of retail, 20,000 of dining and a 260-room hotel, with Phase 1 approved November 12, 2024 (Village of Estero PZDB release). Coconut Trace, a 122-room extended-stay hotel on Lyden Drive across from Coconut Point, is listed under construction (Village development status list). The Village lists about 2,900 residential units in process.

Is a roundabout planned at the Meadowbrook entrance?

The Village's five-year capital plan assumptions, published in the June 2026 council packet, list a line titled "Coconut Road, Meadowbrook Roundabout" at $1,625,000 with no funded year (Village five-year CIP assumptions). A separate Village sheet for the Coconut Road Intersection Study lists roundabouts at Coconut Shores, Meadowbrook and El Dorado, with design at $156,000 (CIP sheet). With no funded year, it is not scheduled. The Coconut Road construction that began September 8, 2026 is the Woodfield frontage work near US 41, a different project (Village of Estero).

Who provides water, sewer, trash and fire service in Meadowbrook?

Water and sewer come from Bonita Springs Utilities, a member-owned utility that also serves the Village of Estero and unincorporated south Lee County (Bonita Springs Utilities). Fire protection is Estero Fire Rescue (Estero Fire Rescue). Trash is a Lee County solid waste assessment, $395.88 on one sample 2025 bill, with Monday pickup on that sample (Lee County Property Appraiser garbage pane). The electric utility is not named in the record we read; check the utility territory map.

Is Meadowbrook next to Coconut Landing and Marsh Landing?

Yes, on both sides. Next door to the west, Coconut Landing is a 25-homesite gated enclave of new homes; 12 of them closed on the MLS in the 36 months to October 21, 2026 at a median of $2,192,500. Just to the east, Marsh Landing mixes townhouse condominiums, villas and detached homes, 376 in all, under a master association with a clubhouse and pool; its MLS median was $462,000 on 18 closings in the 12 months to October 21, 2026.

Are Meadowbrook and Meadows of Estero the same community?

No. Meadows of Estero is a different community with its own name and association, and a search for it will not return Meadowbrook. Meadowbrook is the 214-home single-family community on Coconut Road, recorded as Meadowbrook of Bonita Springs, whose association is Meadowbrook of Bonita Springs Homeowners Association, Inc. (Sunbiz entity detail). When you search public records or listings, use the recorded plat name to avoid mixing the two.

Thinking about buying here? Call Marc at (239) 287-5873, or read how we represent Meadowbrook buyers on our buying page.

Frequently Asked Questions: Seller Edition

Meadowbrook sellers ask about price by floor plan, speed, association paperwork, flood and insurance, and what a sale costs. Each answer draws on the MLS, the county record or a statute, and where a figure is not published we say so and name the document that holds it.

Data updated: October 2026 (Southwest Florida MLS, 36 months to October 21, 2026, our analysis; Lee County Property Appraiser recorded sales through September 25, 2026, our analysis; FEMA flood data and Florida statutes read October 14, 2026).

Who is the best listing agent for Meadowbrook?

McGreevy and Comisar: Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, and winners of a 5 Star Award for Customer Satisfaction for 21 straight years (Gulfshore Life Magazine). What matters for a Meadowbrook listing is method. We price against the MLS and the county's recorded sales, split by floor plan and lake position, and we put the estoppel certificate, the flood map by street and the roof and four-point questions in front of buyers early. See the free home valuation.

What is my Meadowbrook home worth?

It depends first on floor-plan size. In the Southwest Florida MLS, 36 months to October 21, 2026, Meadowbrook's median was $575,000 on 18 closings. In the Lee County Property Appraiser recorded sales for the 24 months to September 25, 2026, the median was $510,000 on 10 sales. The smallest plans, about 1,261 to 1,272 square feet, closed at $370,000 to $400,000, and homes of 2,280 to 2,309 square feet at $565,000 to $627,000. Lake position, pool and condition matter too. Start with our free home valuation.

How much does it cost to sell a home in Meadowbrook?

The main items are the documentary stamp tax on the deed at $0.70 per $100 or portion, the owner's title policy at the Florida promulgated rate, the association estoppel certificate (up to $299, plus $119 if rushed), the settlement fee (varies, ask your title company), a negotiable commission and the proration of the year's property tax. The purchase contract controls who pays what; in Lee County the seller customarily pays the first two. Any association transfer charge is per association, verify on the estoppel certificate. To see your numbers, estimate your net proceeds with our seller net sheet.

Who pays documentary stamp tax when I sell in Meadowbrook?

In Lee County the seller customarily pays it, and the purchase contract controls. The rate is $0.70 per $100 of consideration or portion thereof (F.S. 201.02; Florida Department of Revenue). At the Meadowbrook MLS median of $575,000, that is 5,750 hundreds times $0.70, or $4,025.00 (our arithmetic). The tax is calculated on the price in the deed, so a higher or lower price moves it directly.

Who pays for the owner's title policy in a Meadowbrook sale?

In Lee County the seller customarily pays for the owner's title policy, and the purchase contract controls. Florida sets the premium by promulgated rate under Rule 69O-186.003: $5.75 per $1,000 up to $100,000, then $5.00 per $1,000 above that on the next tier. At $575,000 that is $575.00 plus $2,375.00, or $2,950.00 (our arithmetic). A buyer's lender also requires a lender's policy, which is a separate premium and a separate negotiation.

What is a seller net sheet, and how do I get one for my Meadowbrook home?

A seller net sheet lists your expected sale price and subtracts each cost of selling to show what you take home before your mortgage payoff and commission. Ours is free: estimate your net proceeds with our seller net sheet, then ask us to refine it with a title company's figures. For Meadowbrook we add the estoppel certificate and any association transfer charge once the certificate states them.

How long does it take to sell a home in Meadowbrook?

The Southwest Florida MLS median for the 36 months to October 21, 2026 was 46.5 days on the market across 18 closings. The 12-month window (5 closings) shows a median of 38 days, the 24-month window (9 closings) 117 days, and the 60-month window (37 closings) 35 days. Those swings show a small sample, not a trend. Two closings sat 2 days, February 2025 at $627,000 and August 2024 at $615,000. Days on market is not days to close.

What is the sale-to-list ratio in Meadowbrook?

Sale-to-list is the sold price over the final list price. In the Southwest Florida MLS, 36 months to October 21, 2026, Meadowbrook's median was 95.3 percent on 18 closings. The 12-month window, 5 closings, shows 91.8 percent; the 24-month window, 9 closings, 94.2 percent; and the 60-month window, 37 closings, 98.1 percent. The ratio measures negotiation off the final asking price, so a home priced to the market from day one tends to land closer to 100 percent.

How many homes sold in Meadowbrook in the last year?

Five closed on the MLS in the 12 months to October 21, 2026: $370,000, $390,000, $505,000, $565,000 and $625,000, a combined $2,455,000 (our arithmetic). The county record for the 12 months to September 25, 2026 shows six sales, adding a May 28, 2026 sale at $400,000 that has no MLS record. Six sales is too few for a market median, so we list them instead of averaging them. The 36-month window, with 18 MLS closings, is the better guide.

What have Meadowbrook homes sold for in the last three years?

In the Southwest Florida MLS, 36 months to October 21, 2026, 18 homes closed between $370,000 and $749,900, at a $575,000 median, for $10,082,720 in total (our arithmetic). The Lee County Property Appraiser recorded sales for the same period show 19 sales at a $565,000 median. Calendar years on the MLS were 2022 (11 closings, $652,600 median), 2023 (9, $635,000), 2024 (7, $595,000), 2025 (6, $510,000) and 2026 to October 21 (3, $565,000); years with fewer than 10 are context, not market rates.

Do lake lots sell for more in Meadowbrook?

Slightly, but the record is too thin to name a premium. On the county record, lake homes had 16 sales over 60 months at a $607,410 median, against 22 non-lake sales at a $595,000 median (Lee County Property Appraiser sales files). In the 24 months to September 25, 2026, the four lake sales were $501,000, $505,000, $515,000 and $627,000. The two groups differ in floor-plan size too, so the gap is not purely about the lake. The MLS cannot separate lake lots at all.

Why did some Meadowbrook homes sell for under $400,000?

Because they are the smallest plans. The county record shows three sales of homes of 1,261 to 1,272 heated square feet, which are the smallest floor plans in the community, at $370,000 (April 2026), $390,000 (October 2025) and $400,000 (May 2026). Only 7 of the 214 homes are under 1,500 square feet. The 2,280 to 2,309 square foot sales closed at $565,000 to $627,000, so price follows floor-plan size more than any other single feature in this data.

What was the highest Meadowbrook sale in the last three years?

$749,900, in November 2023, which sold in 10 days. It appears in both the MLS record for the 36 months to October 21, 2026 and the county record, where it is a Phase IV sale (the county lists Phase IV's four 36-month sales at $585,000, $614,820, $640,000 and $749,900). Over 60 months the MLS range reaches $860,000. A single high sale is one data point, so we price from medians and from comparable floor plans, not from the peak.

How fast have Meadowbrook homes gone under contract?

The fastest MLS closings sat 2 days on the market: February 2025 at $627,000 and August 2024 at $615,000. The median for the 36 months to October 21, 2026 was 46.5 days. The gap shows that a well-priced, well-presented home can sell almost at once, while an over-priced one waits. Days on market counts to the contract date, not to closing, and sold-data-entry rows (none here) have no days-on-market figure.

How many Meadowbrook homes are competing with mine right now?

At the October 21, 2026 MLS pull, one Meadowbrook home was active: a three-bedroom home with a den and 2 baths of 1,977 square feet at $645,000, listed 54 days. A three-bedroom, 2-bath home of 2,057 square feet was pending at $609,900 after 62 days. The active listing is about 2.4 months of supply (1 divided by 5 closings over 12; our arithmetic), a thin base, so check live listings the week you list.

What is an estoppel certificate, and why does my Meadowbrook sale need one?

An estoppel certificate is the association's written statement of what a home owes and what a buyer must pay. Florida law requires it within 10 business days of a written request, and it states the regular assessment and its frequency, the paid-through date, amounts owed, any capital contribution or transfer fee, open violations, and whether board approval or a right of first refusal applies (F.S. 720.30851). It is valid for 30 days, or 35 if mailed. Order it early so a buyer's closing is not waiting on it.

How much does the estoppel certificate cost?

Since July 1, 2024, Florida caps the fee at $299 when the account is current, plus $119 if delivered within 3 business days, plus up to $179 if the account is delinquent (HB 979 staff analysis). Those are statutory caps; this association's actual charge is not published. The seller customarily orders and pays for the certificate, though the contract can say otherwise, and we put the cost on your net sheet.

Will my buyer owe a capital contribution to the Meadowbrook association?

Per association, verify. No capital contribution or transfer fee amount is published for Meadowbrook, and the estoppel certificate must state any that applies (F.S. 720.30851). We never guess at an amount. Once the certificate is in hand, we show it on the net sheet and tell you whether the contract places it on you or on the buyer.

Does the association have to approve my buyer?

The estoppel certificate states whether board approval or a right of first refusal applies to a sale (F.S. 720.30851), and the Declaration holds the actual rule. The public record we read does not state either. We ask for the certificate at listing so that any approval step is known before a buyer is under contract, and we build any required timeline into the closing date.

What must I disclose about flooding when I sell?

At or before contract, Florida law has you answer three questions: whether flooding damaged the home during your ownership, whether a flood claim was filed, and whether flood assistance, including from FEMA, was received (F.S. 689.302). Answer from your own records. The Village of Estero also runs a voluntary real estate flood disclosure program (Village of Estero). Disclose what you know; the flood map does not replace the answers.

How do I find my home's flood zone before I list?

Use the Village of Estero's Forerunner flood portal for an address-level lookup (Village flood portal) and FEMA's flood map data (FEMA flood hazard zones layer). On FEMA's live layer, 213 of the 214 Meadowbrook homes test minimal-hazard Zone X, one tests shaded Zone X, and the association preserve tract tests Zone AE. Because the shaded home's street is not identified in the record, do not assume your home is Zone X: check its address.

Should I replace my roof before selling?

We do not advise replacing it by default. Roof dates are not in the public record we read, so start with your permit history and an inspection. Citizens asks for a roof inspection on shingle roofs over 25 years old (Citizens inspection rules). Florida law bars an insurer from refusing a policy solely because a roof is under 15 years old, and for roofs 15 years or older requires it to accept an inspection showing 5 or more years of remaining life (F.S. 627.7011). Documentation often beats replacement.

Should I get a wind mitigation report before listing?

It is optional, and it can help. A wind mitigation inspection documents roof, opening and strap features on the uniform mitigation form and can earn insurance credits (Citizens inspection rules; F.S. 627.711). The My Safe Florida Home program offers a free wind inspection and grants up to $10,000 for hardening, though current funding and eligibility are not confirmed (My Safe Florida Home). Handing a buyer a current report removes one insurance question.

Will buyers ask for a four-point inspection?

Buyers who want Citizens coverage will face one. Citizens requires a four-point inspection for homes more than 20 years old (Citizens inspection rules), and Meadowbrook's homes are 23 to 28 years old (our arithmetic). A seller who has a recent four-point inspection in hand, with roof, electrical, plumbing and air-conditioning findings, answers that question before the buyer asks. We tell you early which items usually come up and what each costs to document.

How do you market a Meadowbrook home?

Premium marketing: cinematic video, drone, professional photography, a qualified-buyer database, and discretion and off-market capability when needed. For Meadowbrook we also put the facts a buyer checks into the listing: floor-plan size from the county record, lake or interior position, the pool, the flood zone for the street, the association and the estoppel timeline. That removes the questions that slow an offer and keeps showings focused on buyers who qualify.

Can we list off-market in Meadowbrook?

Yes. Off-market and confidential sales are part of how we sell when a seller wants discretion. The trade-off is fewer buyers seeing the home, which can affect price and speed, so we explain it against the MLS pace first: the 36-month Meadowbrook median was 46.5 days (Southwest Florida MLS, 36 months to October 21, 2026, our analysis). Call Jesse direct at (239) 898-6072, text or call, for a confidential conversation.

How accurate are online home value estimates for Meadowbrook?

They have little to work with here. The MLS files every Meadowbrook sale under one subdivision label, with no field for plat or lake lot, and floor plans run from 1,261 to 3,427 square feet of county heated area. One recorded county sale, on May 28, 2026 at $400,000, has no MLS record at all. An automated figure that blends those together can miss by a wide margin, so we value a home against sales of comparable floor plans and positions.

Does the "Bonita Springs" name on my deed matter when I sell?

It is the recorded plat and association name, so it appears on the deed and in the legal description, and it does not change who governs the home. Every parcel is in the Village of Estero, and the mailing address uses ZIP 34134 (Lee County Property Appraiser districts layer). We list the home as Meadowbrook in Estero and state the recorded name plainly, so a buyer's lender, insurer and title company see matching information.

What is a CMA, and do you prepare one for Meadowbrook?

A comparative market analysis (CMA) prices your home against recent sales of similar homes. Yes, we prepare one for every Meadowbrook listing. Ours uses the MLS and the county's recorded sales, separates floor-plan sizes and lake from interior lots, and adjusts for pool, condition and flood zone, since a single community median hides all of those. Request it through our free home valuation.

Is real estate commission negotiable when I sell in Meadowbrook?

Yes. Commission is negotiable and is set in the listing agreement, not by law or by the association. On our net sheet you enter your own commission, and we do not assume a percentage. We explain what each service level includes so you can compare the cost to the expected result before you sign.

How are property taxes prorated when I sell?

The purchase contract prorates the year's property tax between seller and buyer as of the closing date, and the title company does the arithmetic from the latest bill. We explain it here and do not compute it, because the result depends on your closing date and exemptions. The county tax collector publishes the bill and payment dates (Lee County Tax Collector). Your net sheet carries a line for it.

Will my buyer's property taxes be higher than mine?

Often, if you hold a homestead exemption. 157 of the 214 Meadowbrook homes carry a Florida homestead exemption on the October 1, 2026 roll (Lee County Property Appraiser tax roll). The exemption and the cap on assessment growth belong to the owner; when ownership changes, the assessment resets for the new owner, and the new owner applies for their own exemption (Florida Department of Revenue exemptions; Lee County homestead page). We do not estimate a buyer's bill here.

Do I owe capital gains tax when I sell my Meadowbrook home?

It depends on your situation. The IRS publishes rules that can exclude gain on the sale of a main home if ownership and use tests are met (IRS Topic 701). We print no figures here, because the answer turns on your ownership dates, use of the home and filing status. Ask your tax adviser before you list, so the answer shapes your price and timing.

Can I sell an inherited Meadowbrook home?

Yes, once the person signing has the authority to sell. The title company tells us which documents it needs from the estate before it will insure a sale, and that varies by situation. We line up the pricing opinion, the estoppel certificate and the flood and insurance documentation early, so the estate is not waiting on the association or a buyer's insurer once authority is clear.

Can I sell my Meadowbrook home while living out of state?

Yes. Many Florida closings are signed remotely, through mail-away or remote online notarization arranged by the title company. We handle photography, showings, the estoppel request and buyer communication locally, and we send documents for electronic signature. Your net sheet and a pre-listing checklist are done before the home goes live, so most of the work happens by phone and email.

Will the planned Coconut Road roundabout affect my sale?

We cannot predict that, and we do not. The facts are narrow. The Village's five-year capital plan assumptions, published in the June 2026 council packet, list a line titled "Coconut Road, Meadowbrook Roundabout" at $1,625,000 with no funded year (Village five-year CIP assumptions). A buyer who asks is entitled to the same documents you can read. We recommend you cite the plan as written and not call it scheduled.

What is the current market for sellers in Meadowbrook?

Thin but steady. In the Southwest Florida MLS, 36 months to October 21, 2026, Meadowbrook had 18 closings at a $575,000 median, 95.3 percent of final list price and 46.5 median days. Only 5 closed in the last 12 months, and one home was active at the pull (one more pending), about 2.4 months of supply. On the county record, the calendar-year median was $660,800 in 2022 (12 sales), $510,000 in 2025 (6) and $482,500 in 2026 to September 25 (4), all small samples.

Why choose McGreevy and Comisar to sell my Meadowbrook home?

Because we read the record before we set the price. McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate, and McGreevy and Comisar alone have over $900 million in Sales. We are the #1 Team in Southwest Florida since 2012, with over 45 years of combined direct experience. For Meadowbrook that means a price built on floor plan and lake position, early association paperwork and a clear flood answer.

Ready to talk numbers? Start with the free home valuation, or call Jesse direct at (239) 898-6072.

Downloadable Documents

These are the original Meadowbrook documents we read, each linked at the office that issues it: the county approvals, the association's state filing, Village and county planning papers, storm reports and the statute analysis behind estoppel fees. Open them to check any figure on this Meadowbrook page against its source.

The state and county records change as new filings arrive, so confirm the current version at the issuer before you rely on it in a contract.

Sources and Authoritative References

Every source below is cited somewhere on this Meadowbrook page and was read on October 14 or 15, 2026. They are public records, statutes, government pages and issuer documents; the Southwest Florida MLS figures and the Lee County sales analysis are our own work from the saved pulls named in the text.

1. OSRM route, Olde Meadowbrook Blvd at Coconut Rd to US 41 (0.80 road miles)
2. LeePA tax roll download (LCPA parcel data, roll of 2026-10-01)
3. Sunbiz
4. Vesta Property Services, Bonita Springs office
5. US Census geocoder, Meadowbrook centroid returns Estero village
6. City of Bonita Springs history (incorporation 1999-12-31)
7. Estero history (incorporation 2014-12-31)
8. HB 1373 (2014) committee amendment, Estero charter boundary (Section 8)
9. LeePA query: all 224 Meadowbrook parcels
10. Lee County planned development data sheet DCI890303 (San Marino Pines fka Allendale RPD)
11. Resolution Z-88-034 (1988 rezoning, AG-2 to RPD)
12. Resolution Z-90-021 (1990 amendment)
13. Resolution Z-92-032 (1992 Master Concept Plan)
14. Resolution Z-92-032A (1992 correction)
15. Administrative amendment PD-95-033 (1995)
16. Final plan approval FPA-96-053 (1996)
17. Resolution Z-97-074 (1997, lot and setback rules, private roads)
18. LeePA permit pane, sample home
19. SFWMD ERP layer 4 (permits 36-03236-S and 36-01757-S)
20. SFWMD ERP layer 14 (surface water management permits)
21. Land Development Code page
22. LDC Mod 1 presentation (existing RPDs keep original ordinances)
23. Sunbiz name search, Meadowbrook of Bonita Springs
24. Sunbiz amended annual report, 2026-09-02 (PDF)
25. Meadowbrook community website and newsletter
26. LeePA parcel page, Tract F preserve
27. LeePA parcel page, PB 60 lake tract
28. F.S. 720.306 (meetings, amendments, rental amendments)
29. F.S. 720.3085 (assessments, liens, new-owner liability)
30. DBPR homeowners associations page (arbitration scope)
31. DBPR complaints page
32. F.S. 720.30851 (estoppel certificates)
33. LeePA TRIM notice 2025, district 316
34. LeePA TRIM notice 2026, district 316
35. Council adopted FY 26/27 budget, millage 0.7300
36. LeePA garbage pane, sample home (solid waste $395.88, 2025)
37. HB 979 (2024) staff analysis, estoppel caps $299 and $119
38. Council adopted FY 25/26 budget, millage 0.7300
39. S&P AAA rating, council October 7, 2026
40. LeePA homestead exemption page
41. Florida DOR property tax exemptions
42. Citizens Property Insurance, inspection rules
43. The Colony Golf and Country Club
44. Estero Community Park
45. Lee County Parks, Imperial River Boat Ramp
46. Koreshan State Park
47. Lovers Key State Park
48. Lee County Parks, Bonita Beach Park (closed from 2026-09-08)
49. Lee County Parks, Bonita Beach Access 1
50. Bonita Springs Utilities
51. Estero Fire Rescue
52. Lee County solid waste ordinance 11-27
53. FEMA NFHL layer 28, flood hazard zones
54. FEMA NFHL layer 3, FIRM panels
55. LeePA Zoning MapServer layer 1 (2018 LiDAR ground points)
56. Flood zone maps
57. Flood information
58. Real estate flood disclosure program
59. Forerunner flood lookup portal
60. Community Rating System page
61. FEMA Community Rating System
62. F.S. 689.302 (seller flood disclosure)
63. FEMA flood insurance
64. FEMA Risk Rating 2.0
65. Lee County Evacuation Zones FeatureServer (Zone A at five Meadowbrook points, read 2026-10-15)
66. Lee County Zone A evacuation fact sheet
67. LeePA hazard layer 7 (evacuation zones)
68. LeePA hazard layer 5 (design wind speed, Risk Category II)
69. Lee County Ordinance 12-16 (wind-borne debris region)
70. NHC Tropical Cyclone Report, Ian (2022)
71. Hurricane Ian update, October 4, 2022
72. NHC Tropical Cyclone Report, Milton (2024)
73. Hurricane Milton page (shelters)
74. Lee County Parks, Estero Recreation Center
75. F.S. 627.7011 (roof age and insurers)
76. My Safe Florida Home
77. Lee GIS School Proximity Zones 2026-27
78. SchoolSite Locator API (district lookup)
79. FLDOE school grades
80. School board district map
81. Charter schools
82. Student Enrollment Plan 2026-27 PDF
83. AHCA list of hospital-based off-campus emergency departments
84. NCH Bonita freestanding emergency department
85. Lee Health Coconut Point
86. MD Now Estero
87. Lee Health and UnitedHealthcare (out of network from 2027-01-01)
88. News-Press: new freestanding ER opens in south Lee County (2026-10-13)
89. Southwest Florida International Airport (RSW)
90. Five-year CIP assumptions, council packet June 2026
91. CIP sheet: Coconut Road Intersection Study (Meadowbrook roundabout)
92. EsteroToday: road and development updates, November 2024 (Coconut Road traffic study)
93. Traffic study engineering agreement (Coconut Rd and Olde Meadowbrook Blvd counts)
94. Coconut Road construction to start September 8
95. Woodfield and Coconut Trace, PZDB November 12, 2024
96. Village development status list, October 2026
97. Woodfield, PZDB September 15, 2026
98. Development update, council October 7, 2026
99. FDOT I-75 widening meetings October 27 and 28
100. FDOT I-75 project 452544-1
101. Corkscrew Road widening phase 2 update
102. Bonita Estero Rail Trail
103. BERT: what is next (2026-06-26)
104. EsteroToday: BERT bond approval
105. Vulnerability assessment completed
106. Vulnerability assessment report PDF
107. Coconut Point (Simon)
108. Koreshan State Park amenities
109. Estero Bay Preserve State Park
110. Lee County Parks, Estero Community Park
111. Hertz Arena
112. Florida Everblades
113. Miromar Outlets
114. Gulf Coast Town Center
115. FGCU
116. South County Regional Library
117. LeePA parcel fabric layer (ParcelsWFS 0)
118. LeePA query: the 10 association common-area parcels
119. LeePA Districts MapServer (fire, water and sewer franchise, ZIP, school board)
120. Sunbiz detail, Meadowbrook of Bonita Springs Homeowners Association, N97000006219
121. LeePA extra features pane, sample home
122. Lee County Find My Evacuation Zone lookup
123. OSRM route sample (Agent E)
124. F.S. 201.02 (documentary stamp tax, $0.70 per $100)
125. Florida DOR documentary stamp tax
126. Rule 69O-186.003 (promulgated title insurance rates)
127. F.S. 627.711 (uniform mitigation form)
128. Lee County Tax Collector, property taxes
129. IRS Topic 701, sale of your home
130. Adopted LDC (2021) PDF