Brightwater - North Brook

By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.

Jesse McGreevy and Marc Comisar lead McGreevy and Comisar, the #1 Team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in sales between them. Before we price a North Brook home, we read four things: the recorded resales on the plat’s five streets over the last 12 months, the Stoneybrook North CDD line on the tax bill, the master association’s estoppel certificate and the FEMA flood panel. This page puts all four, and the public records behind them, in one place.

North Brook Phase One is the first neighborhood built inside the master-planned community of Brightwater in North Fort Myers, Florida: 258 homes by D.R. Horton and Maronda Homes, built 2020 to 2023.

Three facts decide what a North Brook home is worth: the street and block it sits on, the district class printed on its tax bill, and the recorded resale history of that street. In the 12 months to September 25, 2026, Lee County recorded 18 resales here at a median of $306,250, and the street medians ran from $281,000 on Cronin Sand Lane to $498,500 on Everson Miles Circle. If you are comparing the best real estate agents in North Fort Myers, ask each one to show you the recorded resales on your street and the line your district prints on the tax bill, not a portal estimate.

Every figure below comes from a dated primary source: the Lee County Property Appraiser roll and recorded sales, Lee County permit reports, the Stoneybrook North Community Development District’s adopted budgets, the Florida Division of Corporations, FEMA’s National Flood Hazard Layer and the 2026 Letter of Map Revision, and the Southwest Florida MLS. For the master-plan view, read our seller guide for Brightwater, get a Brightwater home valuation, or see our buyer guide for Brightwater before you list, price or write an offer.

Why McGreevy and Comisar Are the Best Realtor for North Brook at Brightwater

McGreevy and Comisar are the best realtor for North Brook at Brightwater because we price every North Brook Phase One home from the Lee County record: its street’s recorded resales, the Stoneybrook North district line on its tax bill, the estoppel certificate and the FEMA flood panel. We are the #1 Team in Southwest Florida since 2012.

Data updated: October 2026 (Lee County Property Appraiser files dated October 4, 2026, recorded sales through September 25, 2026; Southwest Florida MLS pulled October 11, 2026; Stoneybrook North CDD FY2027 adopted budget, August 25, 2026).

If you’re searching for the best realtor for North Brook at Brightwater in Brightwater, North Fort Myers, whether you’re ready to sell your North Brook at Brightwater 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.

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 North Brook at Brightwater home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.

Buying a home in North Brook at Brightwater? Call Marc at (239) 287-5873 for a personalized buyer consultation.

The record we price a North Brook home from

In the last 12 months we tracked 18 recorded resales in North Brook Phase One at a median of $306,250 (Lee County recorded sales, 12 months to September 25, 2026), and we tracked every one of the 306 recorded sales on the plat since July 2020. That is the market we compare your home against: deed by deed, street by street, with the year built and the county’s heated area beside each price.

As the leaders of Domain Realty Group, our team has sold over $2.5 Billion in Real Estate, and the team ranks as the #5 real estate team in Florida (RealTrends 2026). Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and that experience shapes how we read a plat like this one: a finished resale market with three different home products, two builders and a district bill that changed in 2026.

Honors and recognition

These are the team’s locked honors, stated as they are published.

• 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

Domain Realty is the brokerage. Domain Realty Group is the team Jesse and Marc lead, and the team ranks as the #5 real estate team in Florida (RealTrends 2026).

What clients say

McGreevy and Comisar is a top-reviewed North Brook at Brightwater realtor on Google. We publish no aggregate score; these are five-star reviews in the clients’ own words.

★★★★★ “Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision.” Verified Google review

★★★★★ “We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn’t know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!” Verified Google review

★★★★★ “Best realtor experience ever! We were out of own buyers coming in for the weekend to look for a new home, Marc was extremely organized in taking us to see a number of houses and shuffling the schedule, as we arrived early, to make the best use of our time. He was extremely helpful in negotiating what we thought was a great deal on the new home that we purchased that same weekend. Beyond that he was kind enough to take some measurements at the house for us weeks later to keep us from making a trip back to town before the closing. We will most definitely be using this realtor again if the need arrives in the future.” Verified Google review

Talk to us before you price or offer

If you own on one of the five streets, start with the recorded resales for your street and a conversation about your district class and your estoppel. For a free valuation, use our home valuation page or call Jesse direct at (239) 898-6072, text or call. We will tell you which recorded sales are true comparables for your home and which are a different product.

If you are buying, call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida. A buyer’s agent who has read the tax bill, the estoppel and the flood panel before the offer is worth more here than one who starts at the portal.

Key Takeaways: What Should North Brook at Brightwater Buyers and Sellers Know First?

North Brook Phase One in Brightwater, North Fort Myers has seven facts every buyer and seller should know first: who built it, what resales cost by street, what the district bills each year, the fixed cost of owning, the flood zone, and the two documents that decide a resale. Each point below links to its full section.

Data updated: October 2026 (sources and dates as in the first section above).

1. Built 2020 to 2023 by two builders. North Brook Phase One (Lee County plat instrument 2019000172912) is the first-built part of Brightwater: 258 homes by D.R. Horton (about five in six permits) and Maronda Homes, per Lee County permit reports. See who built the homes.
2. 18 resales in 12 months. In the 12 months to September 25, 2026, Lee County recorded 18 resales here at a median of $306,250 ($275,000 to $515,000), or $191.10 per square foot of county heated area. See what the homes are selling for.
3. Prices follow the street. The 12-month medians were $281,000 on Cronin Sand Lane, $290,000 on Swell Brooks Court, $369,000 on Cascade Price Circle and $498,500 on Everson Miles Circle. See street by street.
4. The district bills $3,103.98, $3,854.54 or $4,620.25 a year. That is the Stoneybrook North CDD’s FY2027 total by lot-width class (40, 50 or 60 feet); the class is on your tax bill, not on the county roll. See the cost to own.
5. About $7,580 to $10,455 a year in fixed costs before insurance. Our arithmetic on street medians adds property tax at the 2026 rate, the district line and the master association. See the worked example.
6. Zone X at 257 of 258 home lots. On October 20, 2026, FEMA’s flood map, which now carries Letter of Map Revision 25-04-6830P (effective June 30, 2026), put a point inside 257 of the 258 home lots in Zone X (245 minimal hazard, 12 shaded) and one, on Swell Brooks Court, in a Zone AE ponding area; the plat is in evacuation Zone C. See the flood section.
7. Two documents decide a resale more than any portal. The estoppel certificate shows the master dues, any one-time charges and any club charge, and the tax bill shows your district class. See what to read first.

What Is North Brook Phase One, and Where Is It Inside Brightwater?

North Brook Phase One is the first recorded plat and first-built neighborhood of Brightwater: 258 homes on five streets east of Pritchett Parkway, in ZIP 33917, unincorporated Lee County, north of the I-75 and Bayshore Road interchange (Exit 143). The county, your lender and your tax bill call it North Brook Phase One; buyers search for it as Brightwater.

Data updated: October 2026 (Lee County parcel layer and roll, October 15 and October 4, 2026).

The short answer

North Brook Phase One is a recorded plat, Lee County instrument 2019000172912, covering 291 parcels on the county parcel layer: 258 home lots, each with a home built between 2020 and 2023 (median year built 2021), and 33 tracts. D.R. Horton and Maronda Homes built the homes, according to the county’s monthly permit reports, and the plat sells today only as a resale market: every recorded sale since January 2024 is a resale.

The Stoneybrook North Community Development District bills the plat’s district assessment. For FY2027 that line is $3,103.98, $3,854.54 or $4,620.25 a year depending on the lot-width class, which we explain in the cost section.

The plat in numbers

Table A sets out the county record for the plat. The home counts differ slightly by source, so each row names its source.

Table A. North Brook Phase One in the county record

The plat holds 291 parcels on the county parcel layer (October 20, 2026): 258 home lots, every one with a home built 2020 to 2023 and a county heated area, and 33 tracts. That matches the 258 platted units the district and the county zoning count. The Property Appraiser’s October 4, 2026 roll file, which our recorded-sales figures use, lists 288 of the 291 parcels; the three it leaves out are home lots whose site address the county withholds.

Five streets, three blocks

The plat has three blocks. On the county parcel layer (October 20, 2026), block H has 117 home lots, block I 75 and block J 66. Block H holds Cascade Price Circle (86 homes) and the block H lots of Marlin Kite Lane (29 homes with a street address). Block I holds Swell Brooks Court (56) and Cronin Sand Lane (18). Block J holds Everson Miles Circle (65). That is 254 homes with a street address; the other four (two in block H, one each in blocks I and J) are on the layer with the site address withheld.

Marlin Kite Lane is the street-name trap. The same street also carries Brightwater Phase 3 lots (instrument 2023000206438), billed by the same Stoneybrook North CDD but in Assessment Area Three, so only the block H lots on Marlin Kite Lane (29 with a street address on the county parcel layer) belong to North Brook Phase One. The legal description on the tax bill says which plat a house is in: ours reads “NORTH BROOK PHASE ONE”, the block, the lot and “AS DESC IN INST 2019000172912”.

The three blocks are also three products: block I is the smallest, mostly three-bedroom homes; block H is the middle product with many four-bedroom plans; block J is the largest. We describe them in the homes section.

Four names for one plat

The land under North Brook Phase One has carried several names, and the one a buyer meets depends on who is talking. Table B follows the name through Lee County’s zoning record.

Table B. From Heritage Creek to North Brook Phase One

Lee County Resolution Z-22-015, decided August 17, 2022, caps Brightwater at 1,475 dwelling units (885 detached single-family or an equivalent mix, and 590 senior adult units) and counts North Brook Phase One’s existing 258 units inside that cap. For the master plan itself, see what the Brightwater master plan allows and what is built. A lender and the county call this plat North Brook Phase One; buyers search Brightwater.

Names not to confuse

Several neighboring names sound alike, and mixing them up moves real money.

• Brightwater Lagoon is the lagoon itself, also a development name in the Southwest Florida MLS and the name of a sold-out product on the later Phase 3 plat, built by another builder. It is not a separate neighborhood on this plat.
• Stoneybrook North CDD and the Brightwater CDD are two different districts. Stoneybrook North bills North Brook Phase One; the Brightwater CDD is the west-side district. Do not apply one district’s table to the other.
• The Shores at Brightwater is a separate plat. The Shores at Brightwater is a separate, age-restricted plat west of Pritchett Parkway, built by D.R. Horton and billed by the Brightwater CDD, so its prices and fees do not transfer to North Brook Phase One.
• Crane Landing is a separate North Fort Myers community with its own district; see Crane Landing and our comparison later on this page.
• Other places called North Brook. Always say “North Brook Phase One in North Fort Myers” when you search, list or write a contract.
• “1 Cascade Price Circle.” Metro Development Group’s April 2016 lagoon announcement gave that as the community’s address. It is an address for the whole plan, on a street of this plat, not a house for sale.
• Stoneybrook North here has no connection to any Stoneybrook in Estero or Fort Myers; it is the name of this district and of the earlier master plan.

Where it sits and how close the lagoon is

North Brook Phase One lies on the east side of Pritchett Parkway, in Lee County Commission district 5 and School Board member district 5. Measured in a straight line from the 258 home-lot centers to the Brightwater Lagoon point on October 20, 2026, the homes sit 0.13 to 0.63 miles from the water, with a median of 0.35 miles. Everson Miles Circle is the closest street (0.13 to 0.35 miles) and Marlin Kite Lane the farthest (0.47 to 0.63 miles).

That is distance only, not a walking route, and it says nothing about access: gates, the district’s south bridge and the lagoon’s own entrance decide how a resident actually gets to the water. We cover access in the lagoon section.

Getting there from I-75 Exit 143

From the lagoon point, the I-75 Exit 143 on-ramp on Bayshore Road is 1.7 miles and about 5 minutes away, and Pritchett Parkway at Bayshore Road is 1.4 miles and 4 minutes (OSRM routing on OpenStreetMap, free-flow, computed October 10, 2026). Add 0.1 to 0.7 miles to reach the plat itself, and add 25 to 50 percent at peak hours.

Babcock Ranch’s town center is 8.3 miles and 15 minutes from the same point. Drive times to schools, airports and hospitals are in the schools and drives section.

Who Built the Homes in North Brook Phase One?

D.R. Horton and Maronda Homes built the homes in North Brook Phase One, the first neighborhood built in Brightwater, between 2020 and 2023, according to Lee County’s monthly permit reports. About five in six permits on the plat’s five streets are D.R. Horton’s, and all 35 Maronda Homes permits are on Cascade Price Circle, the one street both builders share.

Data updated: October 2026 (Lee County Building Permits Received reports, January 2020 to December 2023, read October 15, 2026).

What the county permit record shows

Lee County’s Department of Community Development publishes a monthly “Building Permits Received” report for unincorporated Lee County. We read 47 of the 48 monthly reports from January 2020 through December 2023 (the March 2021 report shows the pattern; the February 2022 report returned an error page and was not available) and matched every permit on the plat’s five streets. That produced 209 permit records, one per address.

Table C. Permits on the five North Brook streets, 2020 to 2023

Of the 208 permits with a named builder, D.R. Horton holds 173 and Maronda Homes 35, which is about five in six and about one in six (our arithmetic). One other contractor pulled a single permit on Swell Brooks Court in July 2020.

D.R. Horton on all three blocks

D.R. Horton pulled 75 permits in 2020 and 98 in 2021 and none after. Where the parcel number on the permit parses cleanly (122 permits in all), D.R. Horton’s 91 permits sit on blocks I and J, with declared valuations from $93,795 to $224,835 and a median of $130,455. Those are the values the applicant declared to the county, not prices. By street, D.R. Horton also holds 25 permits on Cascade Price Circle and 29 on Marlin Kite Lane, both in block H, so its homes sit on all three blocks.

D.R. Horton’s own “Brightwater Express” page, archived May 10, 2021 (builder marketing), listed plans named Rose, Delray, Mulberry, Jemison and Aria, a stated range of 1,443 to 2,601 square feet, and “From $242,990”, with homes shown on Everson Miles Circle and Swell Brooks Court. It also described a planned Crystal Lagoon of “approximately 5-acre” with a covered playground and trails. Our reading is that the plan sizes line up closely with the county’s most common heated areas on blocks I, H and J; the county area differs from the marketing area by a few square feet. That is a 2021 sales page, not a current offer.

Maronda Homes on block H

Maronda Homes pulled 11 permits in 2020, 9 in 2021 and 15 in 2022. In the 122 permits whose parcel numbers parse, Maronda’s 31 permits sit in block H, with declared valuations from $172,080 to $389,593 and a median of $237,680. We did not find Maronda’s plan names or original specifications in a citable source, because the builder’s Brightwater page no longer loads and no archived copy exists, so this page names the builder from the county record only.

If you own or are buying a Maronda-built home, ask for the plan name and any remaining warranty terms in the seller’s disclosure package; neither is in the public record we could reach.

Cascade Price Circle: two builders on one street

Cascade Price Circle has permits from both builders: 35 Maronda Homes and 25 D.R. Horton. Marlin Kite Lane, the other block H street, shows 29 D.R. Horton permits. The county ties a permit to a street cleanly, but its parcel numbers tie it to a block less cleanly, so the block split in the previous sections covers only the 122 permits that parse. For a buyer, the practical point is that two builders’ homes of different sizes share Cascade Price Circle, which is why its 12-month resale range is wide. We show that range in the street-by-street table.

What the first owners paid

The county’s recorded sales show what the first owners paid. By the county tool’s first-sale rule, which is our estimate of builder-direct sales, 253 of the 306 recorded sales since July 2020 were first sales from the builder, at a median of $308,120 and a range of $203,310 to $551,128.

Table D. First sales from the builder, by year (our estimate)

The median column covers every recorded sale in the year, builder-direct plus the few resales, and it moves with the mix of plans sold. No builder-direct sale is on file after 2023. These are deed prices, not list prices.

Why another builder’s name follows Brightwater but not this plat

Search results for Brightwater often show a national builder’s name. The Lennar name belongs to the later Phase 3 plat. Its 43 permits in the same county reports start in August 2023 and sit on that plat, and its Brightwater Lagoon product is sold out according to the builder’s own community page, read October 20, 2026. We give no plans, prices or link for that product here, because it is a different plat, built later, with different pricing and a different district assessment area.

The permits on this plat’s five streets run from 2020 to 2022 and name D.R. Horton and Maronda Homes, apart from one other contractor.

Buying or Selling in North Brook Phase One? Read the Tax Bill and the Estoppel With Us First

Whether you are selling a home in North Brook Phase One or buying one in Brightwater, the first two documents to read are the tax bill and the estoppel certificate. The Stoneybrook North CDD line on the tax bill is $3,103.98 to $4,620.25 a year for FY2027, and the estoppel shows the master association’s dues and any one-time or club charge.

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 buyers.

What Are the Homes Like in North Brook Phase One?

North Brook Phase One in Brightwater, North Fort Myers has three home products by block: smaller three-bedroom homes on Swell Brooks Court and Cronin Sand Lane, mid-size three- and four-bedroom homes on Cascade Price Circle and Marlin Kite Lane, and the largest homes on Everson Miles Circle. County heated areas run from 1,427 to 3,364 square feet, median 1,828.

Data updated: October 2026 (Lee County parcel layer, October 15, 2026).

Three products by block

Table E summarizes the county’s parcel layer street by street. Four homes whose site address the county withholds (two in block H, one each in blocks I and J) are not on a street row, so the rows hold 254 of the 258 homes. Heated area is the county’s figure, which differs from a builder’s marketing area by a few square feet.

Table E. North Brook Phase One homes by street

Block I, Swell Brooks Court and Cronin Sand Lane, is the smallest product, mostly three-bedroom homes of 1,427 to 1,616 square feet typical. Block H, Cascade Price Circle and Marlin Kite Lane, is the middle product at 1,671 to 2,156 square feet typical, with many four-bedroom plans. Block J, Everson Miles Circle, is the largest at 2,032 to 3,364 square feet. The roll does not carry stories, and we do not claim them.

Sizes and bedrooms

All 258 homes carry a county heated area. The median is 1,828 square feet and the range is 1,427 to 3,364. On the county parcel layer (October 20, 2026), 134 homes show 3 bedrooms, 97 show 4 bedrooms, 15 show 2 bedrooms, 9 show 5 bedrooms and 3 show 6 bedrooms.

Two things follow for a buyer. A three-bedroom, two-bath home of 1,427 to 1,616 square feet and a four-bedroom, two-bath home of 2,156 square feet are different products with different price bands, so a single plat-wide “price per square foot” hides more than it shows. And bedroom counts on a county roll can lag the as-built home, so confirm layout from the listing, the plans and your own walk-through.

Garages, pools and what the roll does not say

All 258 homes have a garage on the county parcel layer. Thirty parcels, about 12 percent, have a pool. The county roll does not record the number of stories, the lot width, the finishes, the roof type or any upgrade, so those come from the listing, the seller’s disclosure and an inspection.

A pool is the one feature the roll flags, and it matters for comparables: when we price a North Brook resale, we compare pool homes to pool homes, because the 12-month sales list does not mark pools. The roll tells us which parcels have them; the listing tells us what was done with the water, the screen and the equipment.

County just value as a floor reference

The Lee County Property Appraiser’s 2026 just value (the county’s January 1 estimate of market value) across the 258 homes runs from $247,271 to $472,874, with a median of $297,883 (parcel layer, October 20, 2026). Street medians are $269,026 on Swell Brooks Court, $270,685 on Cronin Sand Lane, $276,255 on Marlin Kite Lane, $312,337 on Cascade Price Circle and $363,590 on Everson Miles Circle.

Just value is not a price and not an appraisal. We use it for two things: as a floor reference to see how the county’s estimate compares with recorded resales, and as the base for the tax arithmetic in the cost section. The 12-month resale median of $306,250 sits above the county’s all-home just value median of $297,883, and the two measure different things: a January 1 estimate and a year of deed prices.

Homes built 2020 to 2023: what a buyer checks

Every home here was built between 2020 and 2023, so the checks are about records, not age. Pull the permits for the address from the county’s monthly reports, note any lanai, screen enclosure or paver permits added after the first owner, and confirm the roof and window details with an inspector. A wind mitigation inspection can earn insurance credits under section 627.0629 of the Florida Statutes, and section 553.844 addresses roof and opening mitigation. We make no claim about a particular code edition or feature on any home; the permit file and the inspection report are the evidence.

What Are North Brook Phase One Homes Selling For?

North Brook Phase One in Brightwater recorded 18 resales in the 12 months to September 25, 2026, at a median of $306,250 and a range of $275,000 to $515,000. Every sale in the window was a resale, and each street holds its own price band, from $281,000 on Cronin Sand Lane to $498,500 on Everson Miles Circle.

Data updated: October 2026 (Lee County Property Appraiser roll and recorded sales through September 25, 2026; Southwest Florida MLS pulled October 11, 2026).

The 12-month picture

Lee County recorded 18 sales of North Brook Phase One homes in the 12 months to September 25, 2026, all of them resales and none a builder-direct sale. The median was $306,250 (the mean of $297,500 and $315,000, because 18 is an even count), from a low of $275,000 to a high of $515,000. The median price per square foot of county heated area was $191.10.

That is 18 of 258 homes, about 7 percent of the plat changing hands in a year, or about 1.5 a month (our arithmetic). We tracked 14 of those 18 resales in 2026 through September 25, which matches all of 2023 and is twice 2024’s 7. A plat with this many streets and products needs street-level comparables, not one plat-wide number, and the next tables give them.

Every resale in the last 12 months

Table F lists all 18 recorded resales, newest at the bottom, with street names only. Prices are deed consideration from the county’s recorded sales.

Table F. North Brook Phase One resales, 12 months to September 25, 2026

Three price bands show in the list. Block I homes of 1,427 to 1,616 square feet (Swell Brooks Court and Cronin Sand Lane) closed at $275,000 to $325,000. Cascade Price Circle homes of 1,671 to 1,828 square feet closed at $290,000 to $475,000, a wide band because two builders share the street. The larger Everson Miles Circle homes of 2,243 to 2,794 square feet closed at $425,000 to $515,000.

Street by street

Table G sets the 12-month figures beside the all-history figures for each street. Marlin Kite Lane’s block H lots recorded no sale in the 12-month window.

Table G. North Brook Phase One by street

Read against the all-history medians, the 12-month medians are 16 percent higher on Swell Brooks Court, 13 percent higher on Cascade Price Circle and 12 percent higher on Everson Miles Circle, and 3 percent lower on Cronin Sand Lane (our arithmetic). Be careful with that comparison: the all-history figure includes the 2020 and 2021 builder prices, so it reads today’s resales against what first owners paid, not appreciation.

Choosing the window

We lead with the 12 months to September 25, 2026 because it is the first window with 10 or more sales and it is the most recent. Table H shows how the figure changes as the window widens.

Table H. North Brook Phase One window ladder, Lee County recorded sales to September 25, 2026

The 12-month window is the cleanest measure of today’s resale market, because the 60-month window pulls in late 2021, 2022 and 2023, when most sales were still first sales from the builder, and the 36-month window reaches back to late 2023. The 60-month range is $230,000 to $598,590, and the all-history range is $203,310 to $598,590.

Year by year

Table I gives the plat’s sales by calendar year, split into builder-direct sales (our estimate) and resales.

Table I. North Brook Phase One sales by calendar year

The resale pace in 2026 through September 25 is 14, equal to all of 2023 and twice 2024’s 7 (our arithmetic). Year medians move with the street mix: 7 of the 14 resales of 2026 are on Swell Brooks Court and Cronin Sand Lane, the plat’s lowest-priced streets, so a lower 2026 median says as much about which homes sold as about the market. Compare streets, not years.

Price per square foot and the denominator

Over the 18 resales of the last 12 months, the median price per square foot of county heated area is $191.10. Over all 306 recorded sales since July 2020 it is $173.03. The 12-month figure sits higher, and our reading is that part of the gap is the first sales from the builder in 2020 and 2021 that the all-history figure includes.

Price per square foot here always means per square foot of the county’s heated area. It is never compared with an MLS living-area figure, because the two measure different things. MLS price per square foot of living area for North Brook Phase One: Information not available at time of publishing (checked 2026-10-15).

North Brook inside Brightwater

Across Brightwater’s three recorded plats, Lee County recorded 87 sales in the 12 months to September 25, 2026, at a median of $395,000 and a range of $275,000 to $597,934. By our estimate, 66 were first sales from the builder, at a median of $398,750, and 21 were resales, at a median of $315,000. North Brook Phase One supplied 18 of those 21 resales (our arithmetic).

Compare resales with resales: the all-sales median of $395,000 is lifted by new-home pricing on a plat built by a different builder from 2023. Over all history, Brightwater’s three plats hold 447 recorded sales at a median of $360,259, since July 17, 2020. We compare this plat with the rest of Brightwater and with North Fort Myers in a later section of this page.

The MLS view

The Southwest Florida MLS (pulled October 11, 2026) holds Brightwater at the master level, under two development names. BRIGHTWATER LAGOON shows 39 closings at a median of $382,500, 62 median days on market and 97.6 percent of list price. BRIGHTWATER shows 9 closings at $425,000, 82 days and 95.0 percent. Together that is 48 closings at a median of $385,000, 67.5 days and 97.4 percent, with 33 homes active. No development or subdivision row is named for North Brook Phase One, and the file does not tell us which of the 48 closings are on this plat.

Median days on market for North Brook Phase One closings: Information not available at time of publishing (checked 2026-10-15). Sale-to-list ratio for North Brook Phase One closings: Information not available at time of publishing (checked 2026-10-15). Active listings, median list price and months of supply for North Brook Phase One: Information not available at time of publishing (checked 2026-10-15). Which of the 48 Brightwater MLS closings are North Brook Phase One homes: Information not available at time of publishing (checked 2026-10-15).

For city context, North Fort Myers (ZIPs 33903 and 33917) shows 1,249 MLS closings over the prior 365 days at a median of $282,000, a median of 60 days on market and 95.7 percent of list price, with 616 homes active and 5.9 months of supply. To see homes on the market across the city today, browse North Fort Myers homes for sale on DomainRealtyGroup.com.

How we count: qualified, builder-direct and resale

The county figures on this page are Lee County recorded sales. A sale counts as qualified when the county marks it qualified, as an improved property, at a price above $1,000. A sale is builder-direct when it is the parcel’s first qualified improved sale and falls within a year of the year built; that rule is the county tool’s inference, so we call builder-direct counts our estimate. Everything else is a resale.

The price is the deed consideration recorded with the county, which can differ from an MLS closing price on the same sale. The window ends September 25, 2026, the date of the newest qualified sale in the county file, and the roll is dated October 4, 2026. Where a count is small, we list the sales instead of leaning on a median. The roll file holds 288 of the plat’s 291 parcels: three home lots whose site address the county withholds are missing from it, so their first sales from the builder (2021 and 2022, per the county parcel layer) are not in the all-history counts. None of the three recorded a sale in the last 12 months.

What Does It Cost to Own a Home in North Brook Phase One?

Owning a North Brook Phase One home in Brightwater costs county property tax, the Stoneybrook North CDD line on the tax bill ($3,103.98 to $4,620.25 for FY2027 by lot-width class), the master association’s quarterly assessment, and possibly a lagoon club charge. Our arithmetic on street medians puts the fixed cost at about $7,580 to $10,455 a year before insurance.

Data updated: October 2026 (Stoneybrook North CDD FY2027 adopted budget, August 25, 2026; D.R. Horton fee sheet revised August 7, 2026; Lee County Property Appraiser Taxing District Millage Books for 2025 and 2026, the 2026 book printed October 9, 2026).

The layers in one table

Four layers sit on top of the purchase price. Table J names each, its amount, the period it covers and where it comes from. For the community-wide view, see the parent page’s fee stack.

Table J. What it costs to own in North Brook Phase One

The tax line and the district line arrive on one November tax bill. The master association bills separately, and any club charge would show on the estoppel certificate.

Stoneybrook North assessments by lot-width class

The Stoneybrook North CDD’s Assessment Area One (Phases 1A and 6A) is this plat: 258 platted units, of which 75 sit in the 40 foot class, 117 in the 50 foot class and 66 in the 60 foot class. Table K shows the adopted FY2027 amounts, which are gross per lot, against FY2026.

Table K. Stoneybrook North CDD Assessment Area One, by lot-width class

The arithmetic is simple. For the 40 foot class, $2,153.57 in operations plus $950.41 in debt equals $3,103.98; for the 50 foot class, $2,691.96 plus $1,162.58 equals $3,854.54; for the 60 foot class, $3,230.35 plus $1,389.90 equals $4,620.25. Totals rose about 9 percent, operations rose about 13 percent and the debt line did not change.

Operations are weighted by an equivalent residential unit factor of 0.80 for the 40 foot class, 1.00 for the 50 foot class and 1.20 for the 60 foot class. Operations in the adopted budget are general administration of $400.04, $500.05 and $600.06 plus physical environment of $1,753.53, $2,191.91 and $2,630.29 (gross, in the same order).

Which class is yours

Lot width is not on the county roll. The district’s own counts for Area One (75, 117 and 66 units) match the home-lot counts of blocks I (75), H (117) and J (66) on the county parcel layer exactly. That match is our inference, and we never assign a width to an address or a street on this page.

Read the line on your own tax bill. The November bill carries a non-ad valorem line named “STONEYBROOK NORTH CDD”, and its amount identifies the class: $3,103.98, $3,854.54 or $4,620.25 for FY2027. If you are buying, ask the seller for the most recent bill and have the title company confirm the line.

Why the operating line rose

At its August 25, 2026 meeting the district board reviewed the tentative budget line by line, cut about $100,000 (street lighting $45,000, signage $15,000, sidewalks and hardscapes $20,000, regulatory permit fees $10,000, a wear deck reserve $10,000 and pressure washing $5,000), then adopted the budget and levied the assessments. Two written objections were received. The amounts printed on this page are the adopted amounts.

Even after the cut, the operating line has climbed. By lot-width class it was $1,173, $1,467 and $1,760 for FY2024 on the developer’s December 2023 sheet (whole dollars), $1,903.05, $2,378.81 and $2,854.58 for FY2026, and $2,153.57, $2,691.96 and $3,230.35 for FY2027, which is up about 84 percent in each class from FY2024 to FY2027 (our arithmetic).

The FY2027 budget shows why. Developer-paid operations assessments that stay off the tax roll fall from $589,893 projected for FY2026 to $107,622, while homeowner operations assessments on the tax roll rise from $910,340 projected for FY2026 to $1,037,987. In other words, as the developer’s share shrinks, the homeowners’ share grows. The district’s general fund for FY2027 shows $1,436,263 in total revenue and $1,176,513 in physical environment spending (FY2025 actual: $930,351), and the budget shows a $290,654.49 physical-environment deficit that the developer covers.

The bond and paying it off

The debt line on North Brook Phase One lots is the Series 2017 A-1 Capital Improvement Revenue Assessment Bonds: $4,020,000 originally, at 5.00 percent, with $3,475,000 outstanding after the May 1, 2026 payment. FY2027 debt service is $277,251 ($85,000 principal and $192,251 interest), and the schedule as printed shows $6,136,784 in remaining debt service, including $2,661,784 of interest. The final maturity year was not in the portion of the schedule we could read.

The district’s own explainer, “Understanding Your CDD Assessment Letter”, says the bond portion typically lasts about 30 years, does not change and can be paid off early, while the operating portion is set each year by the board and cannot be prepaid. The per-lot debt line has not moved: $950.41, $1,162.58 and $1,389.90 in FY2026, in FY2027 and on the developer’s December 2023 sheet. Other series are not on these lots: Series 2017 A-3 is carried off the tax roll and pending refinance, and Series 2022 belongs to Assessment Area Three on the Phase 3 plat. Ask the district for a payoff figure; the title company will confirm it at closing.

Master association dues

The Brightwater Master Homeowners Association’s quarterly assessment printed on D.R. Horton’s August 7, 2026 fee sheet is $153.15 ($612.60 a year), with a $300 capital contribution and a $250 transfer fee at a sale; the 2024 developer sheet showed $146.31 a quarter. That sheet was printed for The Shores, but the master association is one entity across Brightwater, so the figure is the best public indicator. The estoppel certificate for a North Brook home is the binding figure, including whether the one-time charges apply to a resale.

The association is the Florida not-for-profit Brightwater Master Homeowners Association, Inc. (document N15000010020). We found no 2025 or 2026 master association budget or inclusion list in public records, so we do not say what the dues cover beyond the association’s stated function.

The lagoon club question

This is the highest-value open question for a resale. Lee County Resolution Z-22-015 (August 17, 2022) states, as read in the county file, “Resident memberships in the Brightwater Country Club must be included in every purchase of a Brightwater home”. Metro Development Group’s December 2023 sheet lists a “Monthly Lagoon Fee $35.00 + tax” and a “Lagoon Initiation Fee All homes: $2,000 + tax” paid at closing, and says the lagoon “is independently owned and operated, and not affiliated with any CDD or HOA assessments”. D.R. Horton’s August 7, 2026 sheet for The Shores shows a Lagoon Club charge of $123.28 a quarter ($493.12 a year) and a $2,130 one-time amenity fee.

How the recorded club plan applies to North Brook Phase One, a plat recorded in 2019, before the 2022 resolution, is set by the recorded club plan, which we could not read on October 15, 2026; the estoppel certificate and the title commitment will show any club charge on a resale. We do not state that a North Brook buyer owes, or does not owe, the initiation or monthly fee. The district does not assess the lagoon: its minutes record that a supplemental assessment report removed 5 acres from the assessed area because “there were not supposed to be assessments on the lagoon area”.

Property tax and the Bayshore Fire district

All 291 parcels of the plat sit in tax district 202, served by the Bayshore Fire Protection and Rescue Service District. The district’s total millage is 14.3623 mills for 2026 in the Property Appraiser’s 2026 Taxing District Millage Book (printed October 9, 2026), down from 14.4125 mills for 2025, and the Bayshore Fire levy is 3.5000 mills in both years. The Tax Collector’s early-payment discounts are 4 percent in November, 3 percent in December, 2 percent in January and 1 percent in February.

A homestead exemption removes $25,000 from all taxes and up to an additional $26,411 on assessed value over $50,000 for non-school levies; apply with the Property Appraiser on Form DR-501. Save Our Homes (section 193.155) caps the growth of a homestead’s assessed value, but a buyer’s assessment resets after purchase, so a seller’s tax bill is not a buyer’s tax bill.

A worked example by block

Table L shows the fixed yearly cost of owning on three streets, one from each block, using the street’s median 2026 county just value. It is our arithmetic, not a bill: it assumes no exemptions, the 2026 rate of 14.3623 mills, the FY2027 district line and the $612.60 master assessment. The pairing of a street with a district class is our reading of block sizes, not a lot record, and it varies by lot. A homestead exemption lowers the tax. Insurance and utilities are excluded.

Table L. Fixed yearly cost by block (our arithmetic)

For the first column, $3,863.83 plus $3,103.98 plus $612.60 equals $7,580.41. For the second, $4,485.88 plus $3,854.54 plus $612.60 equals $8,953.02. For the third, $5,221.99 plus $4,620.25 plus $612.60 equals $10,454.84. The district and the master association alone come to $3,716.58 a year for the 40 foot class, $4,467.14 for the 50 foot class and $5,232.85 for the 60 foot class. The club range runs from $420.00 (the 2023 to 2024 Metro monthly rate, annualized) to $493.12 (the 2026 D.R. Horton Shores rate).

The rate is tax district 202’s 2026 levy as printed in the Property Appraiser’s millage book on October 9, 2026; at the 2025 rate of 14.4125 mills the same three tax lines were $3,877.34, $4,501.56 and $5,240.24.

What is not published, and how to get it

Several costs are not public for this plat. We could not find the master association’s budget, its inclusions, or the cost of its resale certificate; whether the $300 and $250 one-time charges apply to a North Brook resale; or whether a club charge rides with the home. All of those come from documents a buyer or seller can request.

Under section 720.30851 of the Florida Statutes, an association must issue an estoppel certificate within 10 business days of a written or electronic request. Section 720.401 requires a disclosure summary before the contract is executed. The CDD disclosure in section 190.048 applies to initial sales of a residential unit, so a resale buyer finds the district on the tax bill and in the title work. And section 720.303 gives owners inspection rights over association records.

Who Governs North Brook Phase One?

Two bodies govern North Brook Phase One in Brightwater: the Stoneybrook North Community Development District, which runs the roads, ponds, bridges and gates and bills through the tax roll, and the Brightwater Master Homeowners Association, which handles architectural review and deed restrictions. No separate North Brook association is registered with the State of Florida.

Data updated: October 2026 (Florida Division of Corporations, read October 15, 2026; Stoneybrook North CDD records through the September 22, 2026 packet).

Stoneybrook North CDD

Lee County established the Stoneybrook North Community Development District by Ordinance 14-23 on December 16, 2014, on a petition from North Brook Holdings, LLC, and Ordinance 22-08 later amended the boundary. The district has a five-seat board; seats 1 and 2 are on the November 3, 2026 general election ballot.

The district’s records show what it runs: roads, ponds, bridges and gates. On October 28, 2025 the board recorded heavy truck traffic to the lagoon damaging the district’s south bridge and a repair plan. On August 25, 2026 it limited a parking and towing resolution to district land and sent matching covenant amendments to the master association’s attorney. Those two items show where the line falls: the district owns and maintains the public-facing infrastructure, and the master association owns the private rules.

Not the Brightwater CDD

The west-side district is the Brightwater CDD, and it bills The Shores at Brightwater and the D.R. Horton west phases. It is a different district with a different assessment table. Never apply its lot-width table to North Brook Phase One, and never apply the Stoneybrook North table to a west-side home. If a listing or a calculator names the wrong district, the amounts will be wrong.

Brightwater Master Homeowners Association

The Brightwater Master Homeowners Association, Inc. (Florida document N15000010020) was filed October 8, 2015, is active, and was amended and restated with a name change on March 28, 2018. Its annual reports run through March 13, 2026, and a Tampa management company handles its records. The developer created the association, in the words of a May 2026 bond document, “with its main function being architectural review and deed restriction enforcement”.

North Brook Phase One lots answer to this association. In Lee County Circuit Court case 24-CA-004907 the master association sued over a lot in North Brook Phase One and won a final judgment on December 2, 2024 (no owner is named here). That shows the association has lien standing over this plat. For the community-wide view, see our guides to selling in Brightwater, valuing a Brightwater home and buying in Brightwater.

No North Brook sub-association

A search of the Florida Division of Corporations for “north brook” on October 15, 2026 returned no association named for the plat. The only association we found is the master association. That points to two layers, the district and the master association, but the Declaration governs, and we have not read it.

The developer’s continuing role

The land entity on county applications is North Brook Holdings, LLC (Florida document L07000116661, filed November 19, 2007, Tampa). It shares a suite address with Metro Development Group’s published headquarters, so we infer Metro control; the record does not say it. The developer also funds the district’s deficit: the FY2027 adopted budget shows a $290,654.49 physical-environment deficit covered by the developer.

How the layers split the work

Who runs what at North Brook Phase One

For water and sewer service, check which utility serves your address on Lee County Utilities.

What Rules Apply to a North Brook Phase One Home?

The recorded master Declaration and the master association’s rules govern leasing, pets, parking and exterior changes in North Brook Phase One, Brightwater. We could not retrieve the Declaration from the Lee County Clerk on October 15, 2026, so this section names the documents and the few rules on the public record, and states plainly what remains unread.

Data updated: October 2026 (Florida Division of Corporations, Stoneybrook North CDD and MetroLagoons pages, read October 15, 2026).

The Declaration and where it lives

The master Declaration of covenants, conditions and restrictions, and its amendments, are recorded with the Lee County Clerk of Courts. The grantor is North Brook Holdings, LLC. The Clerk’s Official Records site did not connect from our tools on October 15, 2026, so we have not read the Declaration, and we do not state any rule that depends on it.

Read it in the disclosure package before you sign. Under section 720.401 a buyer receives the governing documents with the disclosure summary, and under section 720.303 an owner may inspect association records.

Leasing and short-term rentals

Rental terms (minimum lease length, short-term rental limits, approval requirements) are not stated in anything we could read. The Declaration governs them. One public fact applies to lagoon access: MetroLagoons’ member rule, as read on October 10, 2026, is that a homeowner who rents out the home relinquishes lagoon access. If you plan to lease, read the leasing article of the Declaration and the member rules before you buy.

Parking, towing and vehicles

The one rule change on the public record is on parking and towing. On August 25, 2026 the Stoneybrook North board limited a parking and towing resolution to district land and sent matching covenant amendments to the master association’s attorney. That tells us two things: the district’s authority ends at its own property, and the private parking rules are being revised through the master association. Expect the covenants to change, and read the current version in the disclosure package. We do not state the rules for commercial vehicles, trailers or street parking.

Pets

Pet rules (limits on number, breed or weight, and leash rules) are not stated in anything we could read. The Declaration and the master association’s rules govern them. A buyer with pets should read that article of the Declaration before the inspection period ends.

Architectural review and gates

The master association’s main function, per its developer’s May 2026 bond document, is architectural review and deed restriction enforcement. The Declaration states which exterior changes need approval before work starts, and county permits are separate from that approval. The county’s permit file for the address shows what has been added since the first owner.

The Stoneybrook North CDD publishes a resident access policy for its gates, under which owners and renters register for gate access. Entry rules for visitors and contractors are set by the district and the association, and we have not read the current procedures, so confirm them before a closing, a move-in or a contractor visit.

What Is Brightwater Lagoon to a North Brook Phase One Owner?

Brightwater Lagoon, a lagoon of about six acres that opened May 30, 2025, sits 0.13 to 0.63 miles from North Brook Phase One homes in a straight line. It is open to ticketed visitors and resident members, is owned outside both districts, and whether a North Brook resale carries a club charge is set by the recorded club plan.

Data updated: October 2026 (MetroLagoons pages read October 15, 2026; Lee County Resolution Z-22-015; Stoneybrook North CDD records).

How close each street is

From the 258 home-lot centers to the lagoon point, the straight-line distance is 0.13 to 0.63 miles, with a median of 0.35 miles (computed October 20, 2026). Everson Miles Circle is closest at 0.13 to 0.35 miles, and Marlin Kite Lane is farthest at 0.47 to 0.63 miles. The other three streets, Cascade Price Circle, Swell Brooks Court and Cronin Sand Lane, fall inside the plat-wide range; we hold street-level ranges only for the two extremes.

Distance is not access. A straight-line measure ignores gates, the district’s south bridge and the lagoon’s own entrance, and no gated walking path was confirmed. For the walk or drive that matters to you, check the map at the address.

Tickets and resident access

Brightwater Lagoon opened to the public on May 30, 2025. It is MetroLagoons’ fourth location and its first in Southwest Florida (The News-Press, June 12, 2025). The operator’s Brightwater Lagoon page says tickets are sold in advance online or at the gate, subject to availability, and its members page says resident members get unlimited access and members-only events.

Lee County’s zoning allows non-resident access by reservation, limited by parking, and the lagoon area is fully gated. That is a land-use permission, not a statement about what a North Brook owner pays.

Who owns it and who pays

The lagoon is owned and operated outside both districts. The developer’s December 2023 sheet says it “is independently owned and operated, and not affiliated with any CDD or HOA assessments”, and the district’s minutes confirm that the CDD does not assess the lagoon area. The size is quoted differently by different sources: D.R. Horton’s 2021 page said “approximately 5-acre”, Crystal Lagoons’ 2024 release said six acres, and a May 2026 bond document said 6.5. We say about six acres.

What a North Brook owner pays is the open question of the cost section: developer sheets show a monthly fee and an initiation fee, and the recorded club plan decides whether they apply to a resale. We do not guess. The estoppel and the title commitment will show a charge if one exists.

Visitors, trucks and the south bridge

A public attraction shares the neighborhood’s entrances. The district’s October 28, 2025 minutes record heavy truck traffic to the lagoon damaging the district’s south bridge, with a repair plan, and the board has discussed gates and a secondary access road. We state this as the record shows it and make no judgment about property value.

A buyer who cares about quiet entrances should visit on a weekend afternoon and check the district’s agendas for bridge and gate decisions. A seller should expect buyers to ask, and should have the current district minutes at hand.

Is North Brook Phase One in a Flood Zone?

Almost all of North Brook Phase One in Brightwater is in Zone X: on October 20, 2026, FEMA’s map, as revised by Letter of Map Revision 25-04-6830P (effective June 30, 2026), put 257 of the 258 home lots in Zone X (245 minimal hazard, 12 shaded) and one, on Swell Brooks Court, in Zone AE.

Data updated: October 2026 (FEMA National Flood Hazard Layer queried October 15 and October 20, 2026; Letter of Map Revision 25-04-6830P, effective June 30, 2026).

Every home lot checked

We queried FEMA’s National Flood Hazard Layer (the flood zones layer) at a point inside each of the plat’s 258 home lots on October 20, 2026, and FEMA answered for all 258. One lot’s point, on Swell Brooks Court, falls in Zone AE; none is in Zone VE or A. The Zone AE areas are the ponding areas the June 30, 2026 revision mapped: in our overlay of FEMA’s layer on the county parcel layer, they touch the edges of 33 home lots, and none covers more than about a fifth of a lot.

Table M. FEMA flood zone at a point inside each North Brook Phase One home lot, October 20, 2026

Twelve lot points sit in shaded Zone X, the 0.2 percent annual chance flood hazard, and one on Swell Brooks Court sits in Zone AE, the 1 percent annual chance flood hazard. A point inside a lot is not the whole lot, so a lot’s own boundary or house position can differ; the lot’s elevation certificate and the lender’s determination govern.

The June 30, 2026 map revision

The effective FIRM panels are 12071C0277G and 12071C0281G, dated November 17, 2022. FEMA’s Letter of Map Revision 25-04-6830P, titled “Brightwater Phases 1, 2AB, 3 and Lagoon”, was issued February 9, 2026 and became effective June 30, 2026. It reflects fill and a detention basin and revises the mapping along Bayshore Creek, Popash Creek and unnamed ponding areas. Some ponding areas changed from Zone X unshaded to Zone AE.

Our October 15, 2026 query comes after the effective date. A flood determination or policy dated before June 30, 2026 may predate the revision, so ask the lender and the insurer to run it again.

Shaded X and where the 0.2 percent line runs

Three dated checks differ in the detail. Our October 20, 2026 check, against a layer that now carries the June 30, 2026 revision, found 245 minimal, 12 shaded and one Zone AE among the 258 home lots. An October 15, 2026 check found one shaded point and no Zone AE, and a probe on October 10, 2026 at street-geocoded points found shaded X at three of four North Brook Phase One points. The differences come from where each point sits and from the revised ponding areas, and the practical reading is that the 0.2 percent line and the revised ponding areas run close to some homes.

For that reason we never write “no flood risk” for this plat. We write the zone, the panel number and the effective date, and we tell the reader that the lot’s elevation certificate governs. We also publish no elevation figure for the plat, because elevation is a per-lot fact and lives on the certificate.

What Zone X means for a lender

Zone X is outside the mandatory purchase area for flood insurance; a building in Zone AE is inside it. Lee County describes Zone X as the area “where flood insurance is optional”, per its Floodplain Management page, but a lender may still require coverage. Because the June 30, 2026 revision changed some ponding areas to Zone AE, a lender’s determination dated before that day may not match the current map. Ask for a fresh determination, and ask your insurer to quote with and without flood coverage.

We cannot print flood or homeowners insurance premiums for the plat. No public source reports them by plat, and a licensed agent’s quote at the address is the only reliable number.

The seller’s flood disclosure

Florida’s section 689.302 requires a seller’s flood disclosure at or before the contract. For a North Brook seller the clean disclosure states the zone, the panel numbers and dates, the Letter of Map Revision, any flood claim on the home, and whether an elevation certificate exists. We help sellers assemble that file before listing, because a prepared file is a strength in this plat, not a risk.

Evacuation Zone C

The Florida Division of Emergency Management’s evacuation zone layer returned Zone C at five sample points on October 15, 2026, one on each of the plat’s five streets. See Lee County’s Zone C map and Emergency Management page for current zones, shelters and orders. An evacuation zone is not a flood zone: one concerns storm surge evacuation, the other FEMA’s mapped flood hazard.

What Happened in North Brook Phase One During Hurricane Ian, and How Do Homes Here Handle Storms?

Homes were standing in North Brook Phase One, Brightwater, when Hurricane Ian made landfall on September 28, 2022: at least 145 first sales had closed by the end of 2021. Federal flood-claim data show no 2022 claim on a building built 2020 or later in the plat’s census tract, and no plat-level damage record exists publicly.

Data updated: October 2026 (OpenFEMA datasets queried October 15, 2026; Lee County permit reports; National Hurricane Center).

The homes were standing

Hurricane Ian made landfall as a Category 4 hurricane at Cayo Costa on September 28, 2022, and the National Hurricane Center’s report put inundation at 5 to 8 feet above ground along the Caloosahatchee River in Fort Myers (Tropical Cyclone Report, Hurricane Ian).

North Brook Phase One was built 2020 to 2023, so many of its homes existed that day. The county recorded 145 builder-direct closings on the plat by the end of 2021 (28 in 2020 plus 117 in 2021) and 230 by the end of 2022 (our arithmetic). The exact count complete on September 28, 2022 needs certificate-of-occupancy dates, which we could not find.

What federal assistance and claim data show

Federal data give context, and not a plat measure. In OpenFEMA’s housing assistance dataset for disaster DR-4673, ZIP 33917 (city field “NORTH FORT MYERS”) shows 7,948 valid registrations, 4,132 inspected, 680 with inspected damage above $30,000, total inspected damage of $103,139,805.94, 4,948 approved and $41,963,400.27 approved. The ZIP is large and includes riverfront and older neighborhoods.

In OpenFEMA’s National Flood Insurance Program claims for year of loss 2022, ZIP 33917 has 1,183 claims, of which 1,076 now carry flood zone AE and 34 carry X. The plat’s census tract (tract 202.02; the tract fit is inferred from one point) has 13 claims totaling $325,688.72 in building payments, all rated AE, on buildings originally constructed 1958 to 2018. None is on a building built 2020 or later.

The limits matter. Insurance claims count insured losses only, show location only to the tract, and are not a damage census. No claim from a 2020-or-later home in the plat’s tract is a favorable data point, not proof that no home was damaged.

What the permit record shows

Lee County permit reports from October 2022 through December 2023 show, on the five streets, a small number of permits, almost all for lanais, screen enclosures, pavers and patios. One 2023 permit on Cronin Sand Lane describes a screen enclosure as “IAN REPLACEMENT”. We found no roof, structural or interior storm-repair permit.

Those are permits received, not a damage census. They suggest there was no wave of repair work on the plat after Ian, and they are the best public evidence available at the address level.

What the district’s books show

The Stoneybrook North CDD booked “Insurance reimbursement, hurricane” revenue of $25,045 in FY2023 and $355 in FY2024 (district property; the budget does not itemize the claim). It is a record of the district’s own roads, ponds, landscaping or signage, not of homes.

Helene, Milton and later storms

We found no plat-level record of damage to homes from Hurricane Idalia (2023), Helene or Milton (2024). The National Hurricane Center’s Tropical Cyclone Report for Hurricane Milton gives regional context only. If a home you are considering had a claim, the seller’s disclosure and the insurer’s loss history are the documents that show it.

Insurance: what to ask

Ask the insurer for a wind mitigation inspection credit under section 627.0629, the roof age and material, the opening protection, and whether the quote includes flood. Check carriers and the market through Citizens Property Insurance Corporation and the Florida Office of Insurance Regulation. We publish no premiums, because no public source reports them by plat.

What Schools, Hospitals and Drives Matter From North Brook Phase One?

Lee County assigns schools by attendance zone, not ZIP code. The district’s locator returned Elementary Zone C, Middle Zone CC and High School East Zone 1 for Brightwater addresses on October 10, 2026. From North Brook Phase One, I-75 is about five minutes away and the nearest emergency room is about 13 miles away in Cape Coral.

Data updated: October 2026 (Lee County Schools locator run October 10, 2026; Florida Department of Education 2026 school grades; OSRM drive times computed October 10, 2026).

Zoned schools

The School District of Lee County’s 2026-27 SchoolSite Locator, run on October 10, 2026 at Brightwater addresses including two on this plat’s streets, returned study area 602, East Zone 1. That zone lists Elementary Zone C (Bayshore, J. Colin English, North Fort Myers Academy for the Arts K-8), Middle Zone CC (The Bayshore School K-8, Caloosa Middle, Diplomat Middle, North Fort Myers Academy for the Arts K-8) and High School East Zone 1 (Dunbar, Gateway, Lehigh Senior, Riverdale). North Fort Myers High is in subzone W2 and is not a zoned option here.

The locator returned an error when we queried it directly on October 15, 2026, so the result for the plat’s five streets is inferred from adjacency to the tested points. Run your exact address in the locator, and see the district’s pages on school zones, transportation and choice applications, because zones and rules can change.

School grades

Table N lists the zoned schools with their 2026 Florida school grades, as the Lee County School District reported them in July 2026 from the Florida Department of Education file. The district’s grade for 2025-26 was B. See the district’s release.

Table N. Zoned schools and 2026 grades

A school grade summarizes a state formula and does not describe an individual child’s experience. Visit the schools, and read the district’s enrollment pages before you rely on a zone.

Drive times to schools

Drive times are from the lagoon point, which is 0.1 to 0.7 miles from the plat. They are OSRM routing on OpenStreetMap, free-flow, computed October 10, 2026, and peak-hour trips take 25 to 50 percent longer.

Airports, hospitals and I-75

Table O. Drive times from the lagoon point (OSRM, free-flow, October 10, 2026)

The nearest emergency room is about 13 miles away in Cape Coral (a computed drive), and we verified none inside ZIP 33917. Add the 0.1 to 0.7 miles to the plat and allow more at peak hours and in winter season.

Fire station and services

The Bayshore Fire Protection and Rescue Service District serves the plat from Station 131 on Nalle Road; see the district’s site. The plat is in tax district 202. Water and sewer service for an address is confirmed through Lee County Utilities, and the county’s North Fort Myers Park and Recreation Center is the nearest county facility we name; we have not measured the distance from the plat.

North Brook at Brightwater vs Crane Landing: Which Resale Market Fits Your Plans?

North Brook at Brightwater and Crane Landing are both 2020s North Fort Myers neighborhoods with a community development district, but North Brook Phase One is a finished resale market, with 18 recorded resales in the 12 months to September 25, 2026, while Crane Landing is still selling new homes.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Stoneybrook North CDD FY2027 adopted budget, August 25, 2026; Palermo CDD FY2026 budget, read October 15, 2026).

Table P puts North Brook at Brightwater beside Crane Landing on the yardsticks our county record holds for both. Sales figures are Lee County recorded sales for the 12 months to September 25, 2026; district figures are the districts’ own adopted budgets.

The yardsticks and why these

Both neighborhoods were run through the same county tool on the same 12-month window, so the sale counts, medians and price per square foot above compare deed to deed. We do not set an MLS figure beside either one: the one Southwest Florida MLS pull we hold (October 11, 2026) carries Brightwater at the master level and has no row named for North Brook Phase One. Price per square foot here means per square foot of county heated area, never an MLS living-area figure.

Price and size

The two resale medians sit close together: $306,250 for the 18 North Brook Phase One resales and $302,000 for Crane Landing’s 8 resales, a gap of $4,250 (our arithmetic). Per square foot of county heated area, North Brook resales ran $191.10 against $159.03 at Crane Landing, a difference of $32.07 (our arithmetic). Treat both as small samples, because Crane Landing’s resale figures rest on 8 sales and 7 priced per square foot, and the record does not say what drives the gap.

Crane Landing’s 235 sales in the window, almost all first sales from the builder, had a median of $278,197 and a range of $198,076 to $375,000, with the builder-direct group (227 sales by our estimate) at $277,000. A new Crane Landing home and a North Brook resale are different products, so the new-home median is context, not a comp.

District costs

Same-year figures are the fairest comparison. For a 50 to 59 foot lot, Crane Landing’s Palermo CDD carried $1,522.65 in FY2026 (operations and maintenance $179.60 plus Series 2023 debt $1,343.05, our arithmetic from the district’s budget), and its proposed FY2027 operations line is $190.73. The Stoneybrook North CDD’s 50 foot class carried $3,541.39 in FY2026 and $3,854.54 in the adopted FY2027 budget. Crane Landing’s district publishes a far smaller operating line; the gap is mostly the operating budget, not debt.

Two cautions. Crane Landing’s FY2027 budget was not read, so its figure is labelled FY2026, and the file does not say whether the per-unit rates include the collection allowance, so treat the gap as directional and do not turn it into a percentage. Association dues are separate on both sides: North Brook Phase One’s master association quarterly assessment is $153.15 ($612.60 a year) on the August 7, 2026 developer fee sheet.

Buying next to new construction

Crane Landing is still a builder’s sales floor: 227 builder-direct sales in the 12 months equals about 19 a month (our arithmetic). North Brook Phase One has no builder-direct sale on file after 2023, so a buyer here is always buying a resale, with D.R. Horton and Maronda Homes as the original builders. New-home competition for North Brook sellers sits elsewhere in Brightwater: in the three recorded plats, the county shows 87 sales in the same 12 months, 66 of them builder-direct (our estimate) at a median of $398,750, against 21 resales at $315,000, 18 of them in North Brook Phase One.

Where we come out

Choose by priority, because the record sorts these two neighborhoods differently on each.

• Lowest fixed district cost: Crane Landing’s district line was $1,522.65 in FY2026 for a 50 to 59 foot lot against $3,541.39 on the North Brook 50 foot class.
• Finished streets and a resale record: North Brook Phase One has 306 recorded sales since July 2020, 18 resales in the last 12 months and street-by-street comparables, with no builder-direct sale after 2023.
• Lagoon proximity: North Brook Phase One homes lie 0.13 to 0.63 miles in a straight line from Brightwater Lagoon, and whether a club charge applies to a resale is set by the recorded club plan.
• New-home choice: Crane Landing still sells new, so a buyer there can compare a builder’s price with its resales.

Selling in North Brook Phase One? Get a free home valuation or call Jesse direct at (239) 898-6072. Choosing between the two? Call Marc at (239) 287-5873 or see how we represent buyers.

How Does North Brook Phase One Compare With the Rest of Brightwater and North Fort Myers?

Inside Brightwater, North Brook Phase One is the oldest plat, an all-resale market that supplied 18 of the community’s 21 resales in the 12 months to September 25, 2026. Against North Fort Myers as a whole, its county resale median of $306,250 sits above the city’s MLS median of $282,000, though the two measures differ.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Southwest Florida MLS pulled October 11, 2026).

North Brook Phase One vs The Shores at Brightwater

The Shores at Brightwater is a separate, age-restricted plat west of Pritchett Parkway, built by D.R. Horton and billed by the Brightwater CDD, so its prices and fees do not transfer to North Brook Phase One. North Brook Phase One is not age-restricted, is billed by the Stoneybrook North CDD (Assessment Area One) and is a finished resale market. We copy no Shores price onto this page.

North Brook Phase One vs Brightwater Phase 3

Across Brightwater’s three recorded plats, Lee County recorded 87 sales in the 12 months to September 25, 2026 at a median of $395,000, from $275,000 to $597,934. By our estimate 66 were first sales from the builder at $398,750, nearly all on Phase 3, and 21 were resales at $315,000, of which North Brook Phase One supplied 18 (our arithmetic). Compare resales with resales: the all-sales median is lifted by new-home pricing on a plat built by a different builder from 2023.

The two plats share one street. Marlin Kite Lane carries block H lots of North Brook Phase One (29 with a street address on the county parcel layer) and also Brightwater Phase 3 lots (instrument 2023000206438, Stoneybrook North CDD Assessment Area Three), so a house on that street can sit in either plat. The legal description on the tax bill says which. Over all history, Brightwater’s three plats hold 447 recorded sales since July 2020 at a median of $360,259, against 306 at $318,024 for North Brook Phase One alone.

North Brook Phase One vs North Fort Myers citywide

The Southwest Florida MLS (pulled October 11, 2026) shows 1,249 closings in ZIPs 33903 and 33917 over the prior 365 days at a median of $282,000, a median of 60 days on market and 95.7 percent of list price, with 616 homes active and 5.9 months of supply. North Brook Phase One’s county resale median over the 12 months to September 25, 2026 is $306,250. The two numbers measure different things: the MLS figure covers every residential type across two ZIP codes and the county figure covers one plat’s resales by deed, so read them side by side and do not subtract one from the other.

What Should Buyers Check Before an Offer in North Brook Phase One?

Before an offer on a North Brook Phase One home in Brightwater, North Fort Myers, a buyer should hold five documents: the tax bill showing the district class, the estoppel certificate, the HOA disclosure summary, the FEMA panel with any elevation certificate, and the permit history for the address.

Data updated: October 2026 (Florida Statutes 2025 edition; Stoneybrook North CDD FY2027 adopted budget, August 25, 2026; FEMA Letter of Map Revision 25-04-6830P).

The document checklist

Florida law puts several of these papers in a buyer’s hands, and one rule applies only to first sales.

• HOA disclosure summary before the contract is executed (section 720.401).
• Estoppel certificate from the master association, due within 10 business days of a written or electronic request (section 720.30851).
• Seller’s flood disclosure at or before the contract (section 689.302).
• Property tax disclosure summary in a residential sale contract (section 689.261).
• CDD disclosure in bold before the purchaser’s signature, which section 190.048 requires in each contract for the initial sale of a residential unit, so a resale buyer finds the district on the tax bill and in the title work.
• Association records, which owners may inspect under section 720.303.

Reading the tax bill

The Stoneybrook North CDD appears on the November tax bill as a non-ad valorem line, “STONEYBROOK NORTH CDD”, collected under the uniform method (section 197.3632). For FY2027 that line is $3,103.98, $3,854.54 or $4,620.25 depending on the lot-width class. Lot width is not on the county roll, so the class is read off the bill itself. The 75, 117 and 66 units in the district’s three classes match the home-lot counts of blocks I, H and J exactly (our reading, never a lot record). A buyer who does not hold homestead should also expect the assessed value to reset after purchase, because Save Our Homes caps only a homestead’s growth.

The estoppel and one-time charges

The estoppel certificate is where the master association’s figures become binding. D.R. Horton’s fee sheet revised August 7, 2026, printed for The Shores, shows a quarterly assessment of $153.15 ($612.60 a year), a one-time $300 capital contribution and a one-time $250 transfer fee, and the 2024 developer sheet showed $146.31 a quarter. Whether the one-time charges apply to a North Brook resale, and whether a lagoon club charge rides with the home, are questions the estoppel and the title commitment answer. The cost of the certificate is not published.

Inspection points for a 2020 to 2023 home

Every home was built between 2020 and 2023, so the checks are about records and workmanship, not age. Pull the permits received for the address from the Lee County monthly reports (Building Permits Received, March 2021 report), note any screen enclosure, lanai or paver permits, and confirm the roof and window details. A wind mitigation inspection can earn insurance credits under section 627.0629, and section 553.844 sets the roof and opening standards. We do not list defects, because the county record holds none.

Buying with your own agent

A buyer’s agent reads these papers for you and negotiates around them. Call Marc at (239) 287-5873, read how we represent buyers in Southwest Florida, and see our buyer guide for Brightwater before you write an offer. Selling a North Brook home first? Start with a free home valuation or call Jesse direct at (239) 898-6072.

What Are the Honest Pros and Cons of North Brook Phase One?

The pros of North Brook Phase One in Brightwater, North Fort Myers are finished streets, mostly FEMA Zone X, a short drive to I-75, lagoon proximity and a known resale record. The cons are a district line that rose about 9 percent for FY2027, an unread club plan and Declaration, and visitor traffic past the district’s south bridge.

Data updated: October 2026 (Lee County records, Stoneybrook North CDD FY2027 adopted budget, FEMA National Flood Hazard Layer, all read October 15, 2026).

Pros

• Finished streets. All 258 homes were built between 2020 and 2023, and the county shows no builder-direct sale after 2023.
• Mostly Zone X. FEMA places a point inside 257 of the 258 home lots in Zone X (October 20, 2026); one, on Swell Brooks Court, is in a Zone AE ponding area.
• Highway access. The I-75 Exit 143 on-ramp is 1.7 miles and about 5 minutes from the lagoon point (computed October 10, 2026, free-flow).
• Lagoon proximity. Homes lie 0.13 to 0.63 miles in a straight line from Brightwater Lagoon, median 0.35.
• A known record. Lee County holds 306 recorded sales here since July 2020, 18 of them resales in the last 12 months, so a seller or buyer can read comparables street by street.

Cons

• A rising district line. The FY2027 Stoneybrook North total rose about 9 percent, from $3,541.39 to $3,854.54 on the 50 foot class, and the operating part rose about 13 percent.
• Unread documents. The recorded Declaration and the Club Plan could not be read from the Lee Clerk on October 15, 2026, so rental, pet and parking rules and any club charge are open until the disclosure package is read.
• Visitor traffic. The district’s October 28, 2025 minutes record heavy truck traffic to the lagoon damaging the district’s south bridge, with a repair plan.
• Services at a distance. The nearest emergency room is about 13 miles away in Cape Coral (computed drive), and none is verified inside ZIP 33917.

Where we come out

We do not rank North Brook Phase One as good or bad. The record supports a checklist: read the CDD line on the tax bill, read the estoppel, read the recorded Declaration and Club Plan in the disclosure package, and compare the street’s recorded resales. A buyer or seller who holds those four items knows what the home costs and what rules apply. Selling? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or see how we represent buyers.

Thinking of Selling Your North Brook at Brightwater Home? List With the #1 Team in Southwest Florida Since 2012

Selling a North Brook Phase One home well means pricing it against recorded resales on its own street, explaining the district line and the estoppel before a buyer asks, and handing over the flood file up front. McGreevy and Comisar, the #1 Team in Southwest Florida since 2012, build every North Brook at Brightwater listing around those three things.

If you’re searching for a North Brook at Brightwater listing agent, or thinking, “I need someone to sell my North Brook at Brightwater home…”, you are choosing between agents who read the market from a portal and a team that reads it from the record. Jesse McGreevy and Marc Comisar price North Brook Phase One homes against Lee County recorded sales on the same street and market the details a distant buyer cannot see.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Southwest Florida MLS pulled October 11, 2026).

• 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 North Brook sales picture in the last 12 months

For a listing, the comparables that count are the newest ones: the 18 North Brook Phase One resales we tracked in the 12 months to September 25, 2026 closed at a median of $306,250, from $275,000 to $515,000 (Lee County recorded sales), and we read them against the full record of 306 sales on the plat since July 2020. By street the 12-month medians were $281,000 on Cronin Sand Lane (4 sales), $290,000 on Swell Brooks Court (5), $369,000 on Cascade Price Circle (5) and $498,500 on Everson Miles Circle (4).

Median days on market for North Brook Phase One closings: Information not available at time of publishing (checked 2026-10-15). Sale-to-list ratio for North Brook Phase One closings: Information not available at time of publishing (checked 2026-10-15). Seller concessions at North Brook Phase One closings: Information not available at time of publishing (checked 2026-10-15). For Brightwater at the master level, the Southwest Florida MLS (pulled October 11, 2026) shows 48 closings at a median of $385,000, 67.5 days on market and 97.4 percent of list price, with 33 homes active.

What makes selling a North Brook home different

Five things set a North Brook sale apart from a generic North Fort Myers listing.

• Street-level comparables. The five streets carry different products, so a Cronin Sand Lane home is not priced from Everson Miles Circle sales.
• The district class. The Stoneybrook North line on the tax bill, $3,103.98 to $4,620.25 for FY2027, is the first number a careful buyer checks.
• The estoppel. It shows the master association’s dues and any one-time or club charge.
• New-home competition. Buyers can also look at new homes on Brightwater’s Phase 3 and west-side plats and at Crane Landing.
• A flood file. FEMA Zone X at 257 of 258 home lots on the current map, which carries the June 30, 2026 revision, is a disclosure strength when the lot’s paperwork is ready; check your own lot, because the revised ponding areas touch the edges of some lots.

What Is Your North Brook at Brightwater Home Worth? Get a Free Valuation in 60 Seconds.

Start with our free home valuation and we will follow up with a number built on recorded sales of your street and product. For the wider picture, our Brightwater home valuation guide explains how we read prices across the master plan.

Talk to Jesse Direct

Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome. Our seller guide for Brightwater walks through the listing process across the master plan. Buying your next home at the same time? Call Marc at (239) 287-5873 or see how we represent buyers.

What will my North Brook home be priced against?

Against recorded resales on your own street first. In the last 12 months Cascade Price Circle homes closed from $290,000 to $475,000, Swell Brooks Court from $275,000 to $325,000, Cronin Sand Lane from $276,500 to $285,000 and Everson Miles Circle from $425,000 to $515,000. We then adjust for heated area, year built, pool and condition.

Do I pay off the district bond when I sell?

No. The Series 2017 A-1 bond assessment stays with the property and is collected on the tax bill, so the buyer takes it over unless an owner prepays. The district’s own explainer says the bond portion typically lasts about 30 years, does not change and can be paid off early. Confirm any payoff figure with the district and the title company.

What will my buyer see on the estoppel?

The master association’s quarterly assessment, any unpaid balance and any one-time charges. D.R. Horton’s August 7, 2026 sheet printed $153.15 a quarter, a $300 capital contribution and a $250 transfer fee for The Shores, so the North Brook figures are confirmed on your own estoppel. Whether a lagoon club charge applies is set by the recorded club plan.

Who pays the owner’s title policy in Lee County?

In Lee County the seller customarily pays the owner’s title policy, and the contract controls. We put the title policy, documentary stamps, estoppel fees and prorations in a written net sheet before you list, so there is no surprise at the closing table.

How do I present the flood zone?

State it plainly and never as “no flood risk”. FEMA Zone X applies at 257 of the 258 North Brook Phase One home lots (October 20, 2026), on the effective panels as revised by Letter of Map Revision 25-04-6830P, effective June 30, 2026; one lot point is in a Zone AE ponding area, so state your own lot’s zone. Florida’s flood disclosure under section 689.302 applies, and the lot’s elevation certificate, if one exists, is the strongest supporting document.

Who should I call to list my home in North Brook at Brightwater?

Call Jesse McGreevy at (239) 898-6072. Jesse and Marc Comisar lead Domain Realty Group, the #1 Team in Southwest Florida since 2012, and price every North Brook listing from the Lee County record for your street. You can also request a free valuation online.

Your Local Real Estate Experts

McGreevy and Comisar are the team that North Brook Phase One owners and buyers in Brightwater, North Fort Myers call when a finished resale plat must be priced from the county record. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, and their team is the #5 real estate team in Florida (RealTrends 2026).

Data updated: October 2026.

Jesse McGreevy

Jesse McGreevy leads the team’s listing and seller strategy. Selling in North Brook at Brightwater? Call Jesse direct at (239) 898-6072 or write to [email protected], and request a free valuation.

Marc Comisar

Marc Comisar leads buyer representation and negotiation. Buying in North Brook at Brightwater? Call Marc at (239) 287-5873, and read how we represent buyers in Southwest Florida.

What clients say about working with us

McGreevy and Comisar is a top-reviewed North Brook at Brightwater realtor on Google. We publish no aggregate score; these are five-star reviews in the clients’ own words.

★★★★★ “He met us within 20 minutes to see it and we loved it. We worked with him on the offer and the transaction was seamless!” Verified Google review

★★★★★ “Marc’s attention to detail and deep understanding of the Southwest Florida market gave us so much confidence.” Verified Google review

★★★★★ “Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please.” Verified Google review

The team, the brokerage and where to find us

McGreevy and Comisar alone have over $900 million in sales, and as the leaders of Domain Realty Group their team has sold over $2.5 billion in real estate. The team ranks as the #5 real estate team in Florida (RealTrends 2026), and Jesse and Marc have been Top 1% Real Estate Agents Nationally Since 2008. Read more about McGreevy and Comisar.

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

Jesse McGreevy and Marc Comisar are licensed Florida REALTORS® with Domain Realty, the brokerage; Domain Realty Group is the team they lead. Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Florida license numbers: Jesse McGreevy SL3101296 and Marc Comisar BK3060671.

Frequently Asked Questions: Buyer Edition

These North Brook Phase One buyer questions come from what people search about Brightwater and what buyers ask on tours in North Fort Myers. Each answer is one paragraph tied to a source or a Lee County record figure; where a fact is not public, the answer names the document that holds it.

Data updated: October 2026 (Lee County records through September 25, 2026; district, FEMA and school sources read October 10 to 15, 2026).

Is North Brook Phase One the same place as Brightwater?

North Brook Phase One is the first recorded plat inside Brightwater, not the whole community. Lee County instrument 2019000172912 covers 291 parcels on the county parcel layer, 258 of them homes built 2020 to 2023. The land carried the names Heritage Creek, Stoneybrook North and Brightwater before the 2022 rezoning, Resolution Z-22-015, which counts the plat’s existing 258 units inside Brightwater’s cap of 1,475 homes.

Who built the homes in North Brook Phase One?

D.R. Horton and Maronda Homes built them, according to Lee County’s monthly permit reports for January 2020 to December 2023. Of 209 permit records on the five streets, D.R. Horton holds 173 and Maronda Homes 35, with one other contractor, so D.R. Horton built about five in six of the identified homes. All of Maronda’s permits are on Cascade Price Circle in block H; D.R. Horton’s are on all three blocks, including 25 on Cascade Price Circle and 29 on Marlin Kite Lane.

Were any North Brook Phase One homes built by the builder of Brightwater’s later homes?

No. The builder of Brightwater’s later Phase 3 homes appears in the same Lee County permit reports only from August 2023, and those permits sit on the Phase 3 plat, not on this one. The two plats share Marlin Kite Lane, where the block H lots belong to North Brook Phase One, so a home on that street can be in either plat. The legal description on the tax bill says which.

How old are the homes in North Brook Phase One?

All 258 homes were built between 2020 and 2023, with a median year built of 2021 (Lee County parcel layer, October 20, 2026). The county recorded 28 builder-direct sales in 2020, 117 in 2021, 85 in 2022 and 23 in 2023 by our estimate, so the plat sold out of the builders within four years and has been a resale market since 2024.

How big are North Brook Phase One homes, and how many bedrooms do they have?

Across all 258 homes, the median county heated area is 1,828 square feet and the range is 1,427 to 3,364. All 258 have a garage and 30, about 12 percent, have a pool. On the county parcel layer (October 20, 2026), 134 homes show 3 bedrooms, 97 show 4 bedrooms, 15 show 2 bedrooms, 9 show 5 bedrooms and 3 show 6 bedrooms. Stories are not on the roll.

What do North Brook Phase One homes sell for?

In the 12 months to September 25, 2026, Lee County recorded 18 sales in North Brook Phase One, all resales, at a median of $306,250 and a range of $275,000 to $515,000. The median price per square foot of county heated area was $191.10. The price depends heavily on the street, because the plat holds three different products.

What did the first owners pay for North Brook homes?

By the county tool’s first-sale rule, 253 of the 306 recorded sales since July 2020 were first sales from the builder, our estimate, at a median of $308,120 and a range of $203,310 to $551,128. Median prices of all sales in the year were $240,060 in 2020, $278,868 in 2021, $387,915 in 2022 and $375,000 in 2023, and they reflect larger plans as well as price changes.

Which North Brook street has the highest prices?

Everson Miles Circle. Its 4 sales in the last 12 months had a median of $498,500, from $425,000 to $515,000, against $369,000 on Cascade Price Circle (5 sales), $290,000 on Swell Brooks Court (5) and $281,000 on Cronin Sand Lane (4). Marlin Kite Lane’s block H lots had no sale in the window; over all history, 30 sales there have a median of $303,640.

What is the CDD assessment on a North Brook Phase One home?

The Stoneybrook North CDD’s adopted FY2027 budget, effective October 1, 2026, bills $3,103.98 for the 40 foot class, $3,854.54 for the 50 foot class and $4,620.25 for the 60 foot class. Each is operations and maintenance ($2,153.57, $2,691.96 or $3,230.35) plus Series 2017 A-1 debt ($950.41, $1,162.58 or $1,389.90), per the adopted budget, and appears on the November tax bill.

How do I find out whether my lot is in the 40, 50 or 60 foot class?

Read the “STONEYBROOK NORTH CDD” line on your tax bill; the amount identifies the class. Lot width is not on the county roll. The district’s Assessment Area One counts 75, 117 and 66 units in the three classes, and those counts match the home-lot counts of blocks I, H and J exactly, which is our reading and not a lot record. We never assign a width to an address.

What are the master HOA dues for North Brook Phase One?

The Brightwater Master Homeowners Association’s quarterly assessment printed on D.R. Horton’s August 7, 2026 fee sheet is $153.15 ($612.60 a year), with a $300 capital contribution and a $250 transfer fee at a sale; the 2024 developer sheet showed $146.31 a quarter. That sheet was printed for The Shores, so the estoppel certificate for a North Brook home is the binding figure, including whether the one-time charges apply to a resale.

Do North Brook Phase One owners pay for Brightwater Lagoon?

Whether a lagoon charge applies is set by the recorded club plan. Lee County’s Resolution Z-22-015 (August 17, 2022) states, as read in the county file, “Resident memberships in the Brightwater Country Club must be included in every purchase of a Brightwater home”, and developer sheets showed $35 a month plus a $2,000 initiation in 2023 and $123.28 a quarter plus $2,130 in 2026. How the club plan applies to a plat recorded in 2019, before the 2022 resolution, is set by the recorded club plan, which we could not read on October 15, 2026; the estoppel and title commitment will show any charge on a resale.

Is Brightwater Lagoon open to the public?

Yes, by ticket. Brightwater Lagoon opened May 30, 2025 as MetroLagoons’ fourth location and its first in Southwest Florida, and its operator page says tickets are sold in advance online or at the gate, subject to availability, while resident members get unlimited access and members-only events. Zoning allows non-resident access by reservation, limited by parking, and the lagoon area is fully gated.

How far are North Brook homes from the lagoon?

In a straight line, 0.13 to 0.63 miles, with a median of 0.35 miles, measured from the 258 home-lot centers to the lagoon point on October 20, 2026. Everson Miles Circle is closest at 0.13 to 0.35 miles and Marlin Kite Lane farthest at 0.47 to 0.63. This is distance only, not a walking route.

What does it cost per year to own a North Brook home before insurance?

Our arithmetic on street medians gives about $7,580 a year for a Swell Brooks Court home (about $632 a month), $8,953 for Cascade Price Circle (about $746) and $10,455 for Everson Miles Circle (about $871). Each adds property tax at the 2026 rate of 14.3623 mills on the street’s median 2026 county just value, the FY2027 district line for the class we infer from the block, and the $612.60 master assessment. A lagoon charge, if it applies, adds $420.00 to $493.12; insurance and utilities are excluded.

Will the North Brook CDD assessment keep rising?

The board adopts the operating line every August, so it can move either way. For FY2027 the total rose about 9 percent and the operating part about 13 percent, while debt stayed flat. The operating line rose about 84 percent from FY2024 to FY2027 (our arithmetic), as developer-paid operating costs fell from $589,893 to $107,622 and the homeowner share rose from $910,340 to $1,037,987. Before adopting, the board cut about $100,000 from the tentative budget.

Can I pay off the CDD bond on a North Brook home?

Yes, the bond portion can be paid early; the operating portion cannot. The district’s explainer says the bond portion typically lasts about 30 years, does not change and can be paid off early. The Series 2017 A-1 bonds were $4,020,000 originally at 5.00 percent, with $3,475,000 outstanding after the May 1, 2026 payment, and the final maturity year was not found. Ask the district for a payoff figure.

Is North Brook Phase One in a flood zone?

Almost all of it is in Zone X. On October 20, 2026, FEMA’s National Flood Hazard Layer put a point inside 257 of the 258 home lots in Zone X (245 minimal hazard, 12 shaded) and one, on Swell Brooks Court, in Zone AE; none is in Zone VE or A. The effective panels are 12071C0277G and 12071C0281G (November 17, 2022), revised by Letter of Map Revision 25-04-6830P, effective June 30, 2026. Zone X is not “no flood risk”; the lot’s elevation certificate governs.

Do I need flood insurance in North Brook Phase One?

Zone X sits outside the mandatory purchase area (a building in Zone AE is inside it), and Lee County describes Zone X as the area where flood insurance is optional, but a lender may still require coverage. A flood determination or policy dated before June 30, 2026 may predate the map revision, so ask the lender and insurer to run it again. We cannot print premiums, because no public source reports them by plat.

Did North Brook Phase One flood during Hurricane Ian?

The public record shows no plat-level damage count, so we state what exists. Homes were standing: at least 145 had closed with first buyers by the end of 2021. In the plat’s census tract, OpenFEMA lists 13 flood claims for 2022, all rated Zone AE and on buildings built 1958 to 2018, and none on a building built 2020 or later (the tract fit is inferred). Permits after Ian are mostly lanai and screen work.

What hurricane evacuation zone is North Brook Phase One in?

Evacuation Zone C. The Florida Division of Emergency Management layer returned Zone C at five sample points, one on each of the plat’s five streets, on October 15, 2026. See Lee County’s Zone C map and Emergency Management page for the current zones and for shelters.

Which schools are zoned for North Brook Phase One?

The district’s 2026-27 locator, run October 10, 2026 at Brightwater addresses including two on this plat’s streets, returned Elementary Zone C (Bayshore, J. Colin English, North Fort Myers Academy for the Arts K-8), Middle Zone CC and High School East Zone 1 (Dunbar, Gateway, Lehigh Senior, Riverdale). Run your exact address in the locator, because zones can change.

How are the zoned schools graded?

On the 2026 Florida school grades, as the Lee County School District reported them in July 2026: The Bayshore School B, North Fort Myers Academy for the Arts C, J. Colin English Elementary A, Caloosa Middle B, Diplomat Middle B, Gateway High A, Riverdale High C, Dunbar High C and Lehigh Senior High C. The district grade was B. Source: Florida Department of Education file, with the district release.

How far is North Brook Phase One from I-75, the airport and hospitals?

From the lagoon point, the I-75 Exit 143 on-ramp is 1.7 miles and 5 minutes, Southwest Florida International Airport 17.2 miles and 27 minutes, Punta Gorda Airport 21.0 miles and 29 minutes, Cape Coral Hospital’s emergency department 13.1 miles and 26 minutes, and Lee Memorial Hospital 11.7 miles and 22 minutes (OSRM routing on OpenStreetMap, computed October 10, 2026, free-flow). Add up to 0.7 miles for the plat and 25 to 50 percent at peak hours.

Which fire district serves North Brook Phase One?

The Bayshore Fire Protection and Rescue Service District, with Station 131 on Nalle Road. The plat sits in tax district 202, where the Bayshore Fire levy is 3.5000 mills in both the 2025 and 2026 millage books. See the district for service details.

Can I rent out a home in North Brook Phase One?

The recorded Declaration governs leasing, and it could not be read from the Lee Clerk on October 15, 2026, so rental terms are not stated here. Two public facts apply: the MetroLagoons member rule says a homeowner who rents out the home relinquishes lagoon access, and the district’s resident access policy covers gate registration for owners and renters. Read the Declaration in the disclosure package first.

Are there pet or parking rules in North Brook Phase One?

Pet and vehicle rules are in the recorded Declaration, which we could not read on October 15, 2026, so we do not state them. On parking, the district board limited a parking and towing resolution to district land on August 25, 2026 and sent matching covenant amendments to the master association’s attorney. Expect rules to be revised, and read the current documents.

Is North Brook Phase One a 55+ community?

No. North Brook Phase One is not age-restricted. The Shores at Brightwater is a separate, age-restricted plat west of Pritchett Parkway; its restriction comes from its own recorded documents and does not apply to North Brook Phase One, where the Lee County rezoning counts the plat’s existing 258 units separately.

Is North Brook Phase One gated?

The Stoneybrook North CDD’s records show a gate system, the district’s south bridge and a gated access policy for owners and renters, and the lagoon area is fully gated. Entry rules, including visitor and contractor procedures, are set by the district and the master association, so confirm them in the district’s access policy and the Declaration.

How does North Brook Phase One compare with Crane Landing?

Both are 2020s North Fort Myers neighborhoods with a CDD. North Brook Phase One had 18 recorded resales in the 12 months to September 25, 2026 at a $306,250 median, against 235 sales at Crane Landing (8 resales at $302,000), and its FY2027 district line for the 50 foot class is $3,854.54 against $1,522.65 for Crane Landing’s FY2026 50 to 59 foot class. See Table P above. Selling a North Brook home first? Start with a free home valuation; for the purchase, call Marc at (239) 287-5873 or see how we represent buyers.

Frequently Asked Questions: Seller Edition

These North Brook Phase One seller questions come from what owners in Brightwater, North Fort Myers ask us before they list and what buyers ask their agents about resales. Each answer is one paragraph tied to a source or a Lee County record figure; where a figure is not public, it says which document holds it.

Data updated: October 2026 (Lee County records through September 25, 2026; Southwest Florida MLS pulled October 11, 2026).

What is my North Brook Phase One home worth?

It depends on your street, size, year built and condition, so start with recorded resales of your own product. In the last 12 months the 18 resales ran from $275,000 to $515,000, with street medians from $281,000 to $498,500, and your district class from the tax bill sets your carrying cost. Our free valuation matches your home to the closest recorded sales.

What did homes on my North Brook street sell for in the last 12 months?

Cascade Price Circle had 5 sales from $290,000 to $475,000 (median $369,000), Swell Brooks Court 5 from $275,000 to $325,000 ($290,000), Cronin Sand Lane 4 from $276,500 to $285,000 ($281,000) and Everson Miles Circle 4 from $425,000 to $515,000 ($498,500). Marlin Kite Lane’s block H lots had none. These are Lee County recorded sales to September 25, 2026.

How many North Brook Phase One homes sell each year?

Recorded resales by calendar year were 1 in 2021, 11 in 2022, 14 in 2023, 7 in 2024, 6 in 2025 and 14 in 2026 through September 25. In the last 12 months there were 18, about 7 percent of the 258 homes, or about 1.5 a month (our arithmetic). Resales this year match all of 2023 and are twice 2024’s.

Are North Brook Phase One prices rising or falling?

Read streets, not years. Against all-history street medians, which include 2020 and 2021 builder prices, 12-month medians are 16 percent higher on Swell Brooks Court, 13 percent higher on Cascade Price Circle, 12 percent higher on Everson Miles Circle and 3 percent lower on Cronin Sand Lane (our arithmetic). That compares today’s resales with first-owner prices, not appreciation, and 7 of 2026’s 14 resales were on the two smallest-home streets, which pulls the year median down.

How long will it take to sell my North Brook home?

Median days on market for North Brook Phase One closings: Information not available at time of publishing (checked 2026-10-15). For context, Brightwater homes at the master level closed at a median of 67.5 days on the Southwest Florida MLS (pulled October 11, 2026, 48 closings), and North Fort Myers across ZIPs 33903 and 33917 at a median of 60 days.

What share of list price do North Brook homes sell for?

Sale-to-list ratio for North Brook Phase One closings: Information not available at time of publishing (checked 2026-10-15). At the master level, Brightwater’s 48 MLS closings (pulled October 11, 2026) sold at a median of 97.4 percent of list price, and North Fort Myers across ZIPs 33903 and 33917 at 95.7 percent.

How many North Brook homes are for sale right now?

Active listings, median list price and months of supply for North Brook Phase One: Information not available at time of publishing (checked 2026-10-15). On October 11, 2026 the Southwest Florida MLS showed 33 active Brightwater homes at the master level, and 616 active in North Fort Myers across ZIPs 33903 and 33917, a supply of 5.9 months.

Who am I competing with when I sell in North Brook?

Mostly other resales, plus new homes elsewhere in Brightwater and nearby. Brightwater’s three plats had 21 resales in the 12 months to September 25, 2026 at a median of $315,000, 18 of them here, and 66 builder-direct sales at a median of $398,750 by our estimate. Crane Landing recorded 235 sales at a median of $278,197, 227 of them builder-direct, in the same window.

How do I price against new homes nearby?

Compare a North Brook resale with other resales first, then show what a new home costs. The Phase 3 builder-direct median of $398,750 and Crane Landing’s new-home median of $277,000 describe different products, lots and fee stacks. We price from the recorded resales on your street and then show buyers the district line and estoppel figures so the carrying cost comparison is fair.

Do I have to pay off the CDD bond before I sell?

No. The Series 2017 A-1 assessment stays with the property and is collected on the tax bill, so the buyer takes it over unless an owner prepays. The district’s explainer says the bond portion typically lasts about 30 years, does not change and can be paid off early. The title company handles any payoff, and the district gives the figure.

How does my buyer learn about the CDD?

Through the November tax bill, which shows a “STONEYBROOK NORTH CDD” line, and through the title work. Florida’s bold-print CDD disclosure in section 190.048 is written for the initial sale of a residential unit, so a resale relies on those records, plus the property tax disclosure summary under section 689.261. We show buyers both district lines before they write an offer.

What is an estoppel certificate, and how fast must it be issued?

It is the master association’s written statement of what a home owes: assessments, unpaid balances and one-time charges. Under section 720.30851 it is due within 10 business days of a written or electronic request. The association’s fee for it was not found, so ask when you order it.

Will my buyer pay the master association’s capital contribution and transfer fee?

D.R. Horton’s August 7, 2026 fee sheet, printed for The Shores, lists a $300 one-time capital contribution and a $250 one-time transfer fee on the master association lines. Whether they apply to a North Brook resale, and who pays, is answered by your estoppel certificate and your contract. We confirm them before listing so the figure is known.

Does my buyer have to join the lagoon club?

How the recorded club plan applies to North Brook Phase One, a plat recorded in 2019, before the 2022 resolution, is set by the recorded club plan, which we could not read on October 15, 2026; the estoppel certificate and the title commitment will show any club charge on a resale. We never tell a seller that a buyer owes, or does not owe, the initiation or monthly fee without that document.

Who pays the owner’s title policy when I sell in Lee County?

In Lee County the seller customarily pays the owner’s title policy, and the contract controls. Our written net sheet includes the owner’s title policy, documentary stamps, estoppel fees and prorated taxes and assessments before you list.

What are documentary stamps on a North Brook sale?

Florida’s documentary stamp tax on a deed is $0.70 per $100 of consideration (section 201.02). On the $306,250 12-month median, that is 3,063 units of $100 (rounded up) times $0.70, or $2,144.10 (our arithmetic). The seller customarily pays it in Lee County, and the contract controls.

What disclosures must a North Brook seller give?

Florida requires an HOA disclosure summary before the contract is executed (section 720.401), a flood disclosure at or before the contract (section 689.302) and a property tax disclosure summary in a residential sale contract (section 689.261). We assemble all three, with the estoppel and flood paperwork, before the first showing.

How should I present the flood zone to buyers?

State the facts and attach the paper. FEMA Zone X applies at 257 of 258 North Brook Phase One home lots (245 minimal, 12 shaded; October 20, 2026), with one lot point in a Zone AE ponding area, on panels as revised by Letter of Map Revision 25-04-6830P. Never say “no flood risk”; hand over the elevation certificate if you have one and the lender’s determination.

Does the June 2026 flood map revision matter for my sale?

It can. Letter of Map Revision 25-04-6830P, “Brightwater Phases 1, 2AB, 3 and Lagoon”, took effect June 30, 2026 after fill and a detention basin changed some ponding areas, and a flood determination or policy dated before that date may predate it. A buyer’s lender may re-run the determination, so give the lender the revision.

Should I get a wind mitigation report before I list?

It is worth considering. Florida law provides premium credits for documented wind mitigation features (section 627.0629), and roof and opening standards are in section 553.844. Premiums for the plat are not published, so a report plus a current insurance quote gives buyers a real cost.

Does my Save Our Homes benefit transfer to my buyer?

No. A homestead’s assessed value is capped by Save Our Homes (section 193.155), but a buyer’s assessment resets after purchase, so the buyer’s property tax is based on a new assessment. A buyer who qualifies can apply for homestead with the Property Appraiser (Form DR-501), for $25,000 off all taxes plus up to an additional $26,411 on assessed value over $50,000 for non-school levies.

Do I owe capital gains tax when I sell my North Brook home?

You may owe none. IRS Publication 523 allows an exclusion of gain up to $250,000 for a single seller or $500,000 for married filing jointly, if the ownership and use tests are met (Publication 523). This is general information, not tax advice, so confirm your case with a tax adviser.

Can I sell my North Brook home while it is rented?

Generally yes, but the lease terms and the recorded Declaration govern, and we could not read the Declaration on October 15, 2026. Also note the MetroLagoons member rule: a homeowner who rents out the home relinquishes lagoon access. We read the lease and the Declaration together before we set a showing plan.

Does it matter whether D.R. Horton or Maronda built my home?

The county record ties builder to street more than to block: every Maronda permit is on Cascade Price Circle in block H, while D.R. Horton built on all three blocks, including 25 permits on Cascade Price Circle and 29 on Marlin Kite Lane. In the permits whose parcel numbers parse, Maronda’s declared valuations ran $172,080 to $389,593 (median $237,680) and D.R. Horton’s on blocks I and J $93,795 to $224,835 (median $130,455); those are declared valuations, not prices. Because builder, street and size travel together, we price from recorded resales on your street and size, and the record cannot isolate the builder’s effect.

Does a pool change what my North Brook home is worth?

Thirty North Brook parcels, about 12 percent, have a pool on the roll. The 18-sale list of the last 12 months does not mark pools, so we cannot state a pool premium from it. We compare your home with the closest recorded sales and with other homes that have the same feature, and we adjust from those.

Which months are best for listing in North Brook?

Month-by-month MLS sales for North Brook Phase One: Information not available at time of publishing (checked 2026-10-15). In the county record, our count of the 18 recorded resales by closing month is 4 in March 2026, 2 each in November 2025, December 2025, April 2026 and July 2026, and 1 each in January, February, May, June, August and September 2026 (our arithmetic). That is too thin to call a season.

Should I sell before the next CDD budget?

Budgets are adopted each August and take effect October 1, and FY2027 was adopted on August 25, 2026. The assessment belongs to the property, so a buyer takes whatever the next budget sets. With the operating line up about 84 percent from FY2024 to FY2027 (our arithmetic), buyers read the line closely, and we show it with its explanation so it is not a surprise.

Will lagoon visitors affect my sale?

We make no value judgment; we state the facts. The lagoon opened May 30, 2025, sells tickets to visitors as well as members, and the district’s October 28, 2025 minutes record heavy truck traffic to the lagoon damaging its south bridge, with a repair plan. Buyers hear about both, so we describe them accurately.

Can I sell my North Brook home from out of state?

Yes. Showings, photographs, the estoppel request (which can be made in writing or electronically) and the paperwork can all be handled without you on site, and the title company arranges signing where you are. Jesse coordinates the listing with you by phone, text or email.

Can you sell my North Brook home and help me buy my next one?

Yes. Jesse McGreevy leads the listing and Marc Comisar leads buyer representation, so the two closings can be sequenced around each other. Call Jesse at (239) 898-6072 or Marc at (239) 287-5873, and see how we represent buyers for the purchase side.

Who is the best realtor to sell a home in North Brook at Brightwater?

McGreevy and Comisar. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, lead the #1 Team in Southwest Florida since 2012, and the team is the #5 real estate team in Florida (RealTrends 2026). Every North Brook at Brightwater listing is priced from the recorded resales on its own street and presented with the district, estoppel and flood paperwork.

How do I get a free valuation of my North Brook at Brightwater home?

Request it at mcgreevyandcomisar.com/home-valuation, see valuing a Brightwater home for the community-wide view, or call Jesse direct at (239) 898-6072. We follow up with a number built on recorded sales of your street and product.

Sources and Authoritative References

Every fact on this page traces to a primary source listed below: Lee County records, the Property Appraiser, the Stoneybrook North CDD, Florida statutes, FEMA, the School District of Lee County and dated builder and developer documents, each read October 15, 2026 unless marked. Sale figures come from our index of the Lee County Property Appraiser’s 2026 tax roll and recorded sale file (files dated October 4, 2026), run October 15, 2026.

Also read and cited without a link: The News-Press, June 12, 2025 (Brightwater Lagoon opening); the Florida Department of Education 2026 school grades file; OSRM open-source routing on OpenStreetMap, computed October 10, 2026; Lee Health hospital location pages; and the Lee County Clerk’s Official Records, the custodian of the plat, Declaration and Club Plan.

Data updated: October 2026 (all sources read October 15, 2026).

A. Lee County record and services

• Lee County Property Appraiser parcel layer (Lee_County_Parcels FeatureServer 0): https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/arcgis/rest/services/Lee_County_Parcels/FeatureServer/0, read October 15 and October 20, 2026
• Lee County Property Appraiser: https://www.leepa.org/, read October 15, 2026
• Lee County Property Appraiser, 2025 Taxing District Millage Book: https://www.leepa.org/TaxRoll/Millage%20Books/2025%20Taxing%20District%20Millage%20Book.pdf, read October 15, 2026
• Lee County Property Appraiser, 2026 Taxing District Millage Book, printed October 9, 2026 (district 202 total 14.3623 mills): https://www.leepa.org/TaxRoll/Millage%20Books/2026%20Taxing%20District%20Millage%20Book.pdf, read October 20, 2026
• Lee County Property Appraiser, General Exemption Information: https://www.leepa.org/exemption/generalexemptioninfo.aspx, read October 15, 2026
• Lee County Tax Collector, property taxes: https://leetc.com/property-taxes/, read October 15, 2026
• Lee County GIS: https://www.leegov.com/gis, read October 15, 2026
• Lee County DCD, Building Permits Received, Unincorporated Lee County, March 2021: https://www.leegov.com/dcd/rpts/Documents/UnincorporatedLeeCounty/2021/Mar/ULC2021MarRPR.PDF, read October 15, 2026
• Lee County Resolution Z-22-015 (DCI2021-00012): https://results.leegov.com/Home/DownloadFile/KT0000202481, read October 15, 2026
• Lee County Hearing Examiner Recommendation, DCI2021-00012: https://results.leegov.com/Home/DownloadFile/KT0000188680, read October 15, 2026
• Lee County zoning case DCI2021-00012: https://results.leegov.com/home/index/ZoningCases/DCI2021-00012, read October 15, 2026
• Lee County zoning case DCI2001-00038 (Heritage Creek RPD): https://results.leegov.com/home/index/ZoningCases/DCI2001-00038, read October 15, 2026
• Lee County zoning case DCI2008-00037 (North Brook RPD): https://results.leegov.com/home/index/ZoningCases/DCI2008-00037, read October 15, 2026
• Lee County zoning cases index: https://results.leegov.com/home/index/ZoningCases/, read October 15, 2026
• Lee County planned development data sheet, DCI2001-00038: http://www.leegov.com/dcd/zoning/pd/planneddevelopment?tid=DCI2001-00038, read October 15, 2026
• Lee County Ordinance 14-23 (Stoneybrook North CDD): https://www.leegov.com/bocc/Ordinances/14-23.pdf, read October 15, 2026
• Lee County Ordinance 22-08 (Stoneybrook North CDD boundary): https://www.leegov.com/bocc/Ordinances/22-08.pdf, read October 15, 2026
• Lee County GIS, Boundaries MapServer (ZIP, commission and school board districts): https://gismapserver.leegov.com/gisserver910/rest/services/Layers/Boundaries/MapServer, read October 15, 2026
• Lee County GIS, DCD Zoning MapServer layer 13 (planned developments): https://gismapserver.leegov.com/gisserver910/rest/services/Layers/DCD_Zoning/MapServer/13, read October 15, 2026
• Lee County Resilience and Information Tool (RIT): https://www.leegov.com/RIT, read October 15, 2026
• Lee County Floodplain Management: https://www.leegov.com/dcd/flood, read October 15, 2026
• Lee County Emergency Management: https://www.leegov.com/publicsafety/emergencymanagement, read October 15, 2026
• Lee County Evacuation Zone C map (PDF): https://www.leegov.com/publicsafety/Documents/Emergency%20Management/ZONE%20C.pdf, read October 15, 2026
• Lee County Utilities: https://www.leegov.com/utilities, read October 15, 2026
• North Fort Myers Park and Recreation Center (Lee County Parks): https://www.leegov.com/parks/centers/nfm, read October 15, 2026
• Business Observer legal notice, Lee County case 24-CA-004907 (December 13, 2024): https://legals.businessobserverfl.com/news/2024/dec/13/24-05422l/, read October 15, 2026

B. Community development districts and associations

• Stoneybrook North CDD, home: https://www.stoneybrooknorthcdd.org/, read October 15, 2026
• Stoneybrook North CDD, documents: https://www.stoneybrooknorthcdd.org/documents, read October 15, 2026
• Stoneybrook North CDD, FY2027 Adopted Budget: https://www.stoneybrooknorthcdd.org/files/documents/Financial%20Documents/Budget%20Documents/Stoneybrook%20North%20CDD%20FY%202027%20Adopted%20Budget.pdf, read October 15, 2026
• Stoneybrook North CDD, FY2026 Adopted Budget: https://www.stoneybrooknorthcdd.org/files/documents/Financial%20Documents/Budget%20Documents/Stoneybrook%20North%20CDD%20FY%202026%20Adopted%20Budget.pdf, read October 15, 2026
• Stoneybrook North CDD, Understanding Your CDD Assessment Letter: https://www.stoneybrooknorthcdd.org/files/documents/Financial%20Documents/Understanding%20Your%20CDD%20Assessment%20Letter.pdf, read October 15, 2026
• Stoneybrook North CDD, agenda packet December 5, 2025 (October 28, 2025 minutes): https://www.stoneybrooknorthcdd.org/files/documents/Meeting%20Documents/Agendas/FY%202026/2025-12-05%20Stoneybrook%20North%20CDD%20Agenda%20v2_merge.pdf, read October 15, 2026
• Stoneybrook North CDD, establishing ordinance (district copy): https://www.stoneybrooknorthcdd.org/files/documents/Ordinance%20to%20Establish/Stoneybrook%20North%20CDD%20Ordinance.pdf, read October 15, 2026
• Stoneybrook North (Brightwater East) CDD, resident access policy: https://www.stoneybrooknorthcdd.org/files/documents/Amenity%20Documents/Stoneybrook%20North%20(Brightwater%20East)%20CDD%20APR.pdf, read October 15, 2026
• Stoneybrook North CDD, elections: https://www.stoneybrooknorthcdd.org/elections, read October 15, 2026
• Stoneybrook North CDD, finances: https://www.stoneybrooknorthcdd.org/finances, read October 15, 2026
• Brightwater CDD (the west-side district): https://www.brightwatercdd.org/, read October 15, 2026
• Florida Division of Corporations, Brightwater Master Homeowners Association, Inc., N15000010020: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=BRIGHTWATERMASTERHOMEOWNERSASS%20N150000100201&aggregateId=domnp-n15000010020-d0026c46-50e1-4223-a187-0b1a3424ea2a&searchTerm=brightwater%20master%20homeowners&listNameOrder=BRIGHTWATERMASTERHOMEOWNERSASS%20N150000100201, read October 15, 2026
• Florida Division of Corporations, name search “north brook holdings”: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults/EntityName/north%20brook%20holdings/Page1?searchNameOrder=NORTHBROOKHOLDINGS, read October 15, 2026
• Florida Division of Corporations, name search “north brook”: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults/EntityName/north%20brook/Page1?searchNameOrder=NORTHBROOK, read October 15, 2026

C. State of Florida: statutes and agencies

19. 190.048, Florida Statutes (CDD sales disclosure): https://www.flsenate.gov/Laws/Statutes/2025/190.048, read October 15, 2026

19. 190.006 (CDD board, elections): https://www.flsenate.gov/Laws/Statutes/2025/190.006, read October 15, 2026

19. 190.009 (disclosure of public financing): https://www.flsenate.gov/Laws/Statutes/2025/190.009, read October 15, 2026

19. 197.3632 (uniform method, non-ad valorem assessments): https://www.flsenate.gov/Laws/Statutes/2025/197.3632, read October 15, 2026

19. 720.401 (HOA disclosure summary): https://www.flsenate.gov/Laws/Statutes/2025/720.401, read October 15, 2026

19. 720.30851 (estoppel certificates): https://www.flsenate.gov/Laws/Statutes/2025/720.30851, read October 15, 2026

19. 720.3085 (assessment liens): https://www.flsenate.gov/Laws/Statutes/2025/720.3085, read October 15, 2026

19. 720.303 (association records): https://www.flsenate.gov/Laws/Statutes/2025/720.303, read October 15, 2026

19. 720.306 (meetings, amendments): https://www.flsenate.gov/Laws/Statutes/2025/720.306, read October 15, 2026

19. 720.3086 (financial report): https://www.flsenate.gov/Laws/Statutes/2025/720.3086, read October 15, 2026

19. 689.302 (seller flood disclosure): https://www.flsenate.gov/Laws/Statutes/2025/689.302, read October 15, 2026

19. 689.261 (property tax disclosure summary): https://www.flsenate.gov/Laws/Statutes/2025/689.261, read October 15, 2026

19. 627.0629 (windstorm mitigation discounts): https://www.flsenate.gov/Laws/Statutes/2025/627.0629, read October 15, 2026

19. 553.844 (windstorm loss mitigation, roofs and openings): https://www.flsenate.gov/Laws/Statutes/2025/553.844, read October 15, 2026

19. 193.155 (Save Our Homes): https://www.flsenate.gov/Laws/Statutes/2025/193.155, read October 15, 2026

19. 196.031 (homestead exemption): https://www.flsenate.gov/Laws/Statutes/2025/196.031, read October 15, 2026

19. 201.02 (documentary stamp tax on deeds): https://www.flsenate.gov/Laws/Statutes/2025/201.02, read October 15, 2026

• Florida Department of Revenue, Form DR-501 (homestead application): https://floridarevenue.com/property/documents/dr501.pdf, read October 15, 2026
• Citizens Property Insurance Corporation: https://www.citizensfla.com/, read October 15, 2026
• Florida Office of Insurance Regulation: https://www.floir.com/, read October 15, 2026
• Florida DBPR license lookup: https://www.myfloridalicense.com/, read October 15, 2026
• FL511 traffic: https://fl511.com/, read October 15, 2026
• Florida Department of Transportation: https://www.fdot.gov/, read October 15, 2026

D. Federal

• FEMA National Flood Hazard Layer, MapServer: https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer, read October 15 and October 20, 2026
• FEMA NFHL, Flood Hazard Zones layer 28: https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer/28, read October 15 and October 20, 2026
• FEMA NFHL, FIRM Panels layer 3: https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer/3, read October 15, 2026
• FEMA Letter of Map Revision 25-04-6830P, “Brightwater Phases 1, 2AB, 3 and Lagoon” (effective June 30, 2026): https://map1.msc.fema.gov/mipdata/25-04-6830P-125124.pdf, read October 15, 2026
• FEMA Flood Map Service Center: https://msc.fema.gov/portal/home, read October 15, 2026
• FloodSmart, National Flood Insurance Program: https://www.floodsmart.gov/, read October 15, 2026
• OpenFEMA, Housing Assistance Program Data, Owners v2: https://www.fema.gov/api/open/v2/HousingAssistanceOwners, read October 15, 2026
• OpenFEMA, FIMA NFIP Redacted Claims v3: https://www.fema.gov/api/open/v3/NfipClaims, read October 15, 2026
• U.S. Census Bureau Geocoder, geographies by coordinates: https://geocoding.geo.census.gov/geocoder/geographies/coordinates, read October 15, 2026
• National Hurricane Center, Tropical Cyclone Report, Hurricane Ian: https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf, read October 15, 2026
• National Hurricane Center, Tropical Cyclone Report, Hurricane Milton: https://www.nhc.noaa.gov/data/tcr/AL142024_Milton.pdf, read October 15, 2026
• National Hurricane Center: https://www.nhc.noaa.gov/, read October 15, 2026
• Florida Division of Emergency Management evacuation zones (ArcGIS FeatureServer 12): https://services.arcgis.com/3wFbqsFPLeKqOlIK/ArcGIS/rest/services/Evacuation_Zones_20230608/FeatureServer/12, read October 15, 2026
• IRS Publication 523, Selling Your Home: https://www.irs.gov/publications/p523, read October 15, 2026
• IRS Topic 701, Sale of your home: https://www.irs.gov/taxtopics/tc701, read October 15, 2026
• HUD, Fair Housing Act overview: https://www.hud.gov/helping-americans/fair-housing-act-overview, read October 15, 2026
• U.S. Census Bureau, data.census.gov: https://data.census.gov/, read October 15, 2026

E. Schools

• Lee County Schools SchoolSite Locator, 2026-27: https://www.schoolsitelocator.com/apps/leecounty/, read October 15, 2026
• Lee County Schools, school zones: https://www.leeschools.net/student_enrollment/school_zones, read October 15, 2026
• Lee County Schools, transportation optimization: https://www.leeschools.net/support/transportation_optimization, read October 15, 2026
• Lee County Schools, choice application: https://www.leeschools.net/student_enrollment/choice_application, read October 15, 2026
• Lee County Schools, 2025-2026 school grades report (July 2026): https://www.leeschools.net/news/july_2026/2025-2026_school_grades_report, read October 15, 2026
• The Bayshore School: https://bay.leeschools.net/, read October 15, 2026

F. Builder, developer, operator, fire district, utility and rival (builder and developer pages labelled marketing)

• D.R. Horton, Brightwater (archived May 10, 2021; builder marketing): https://web.archive.org/web/20210510015143/https://www.drhorton.com/florida/southwest-florida/north-fort-myers/brightwater, read October 15, 2026
• D.R. Horton, The Shores at Brightwater (separate plat): https://www.drhorton.com/florida/southwest-florida/north-fort-myers/brightwater-ii, read October 15, 2026
• D.R. Horton, Brightwater community fees sheet, rev. August 7, 2026 (builder document): https://www05.drhorton.com/website/swflorida/Brightwater_Community_Fees.pdf, read October 20, 2026
• Metro Places, Brightwater HOA and CDD fee sheet, December 2023 (developer document): https://www.metroplaces.com/wp-content/uploads/2023/12/BW-HOA-CDD-Fees.pdf, read October 15, 2026
• Metro Places, Brightwater HOA and CDD fee sheet, April 2023 (developer document): https://www.metroplaces.com/wp-content/uploads/2023/04/Brightwater-HOA-and-CDD-1.pdf, read October 15, 2026
• Metro Development Group, Brightwater: https://metrodevelopmentgroup.com/communities/brightwater/, read October 15, 2026
• Metro Development Group, Brightwater map brochure, August 2026: https://metrodevelopmentgroup.com/wp-content/uploads/2026/08/BW-Map-Brochure-082026.pdf, read October 15, 2026
• Metro Development Group, headquarters page: https://metrodevelopmentgroup.com/?p=2914, read October 15, 2026
• Metro Development Group, “Crystal Lagoons planned for new Metro Places community in Ft. Myers” (April 2016): https://metrodevelopmentgroup.com/news/crystal-lagoons-planned-for-new-metro-places-community-in-ft-myers/, read October 15, 2026
• MetroLagoons, Brightwater Lagoon: https://www.metrolagoons.com/brightwater-lagoon-fort-myers, read October 15, 2026
• MetroLagoons, members: https://www.metrolagoons.com/members, read October 15, 2026
• MetroLagoons, rules and FAQ: https://www.metrolagoons.com/rules-and-faq, read October 15, 2026
• MetroLagoons, about: https://www.metrolagoons.com/about, read October 15, 2026
• Crystal Lagoons, project announcement: https://www.crystal-lagoons.com/new-crystal-lagoons-project-i, read October 15, 2026
• Bayshore Fire Protection and Rescue Service District: https://www.bayshorefire.org/, read October 15, 2026
• Palermo CDD (Crane Landing’s district): https://palermocdd.org/, read October 15, 2026
• Florida Governmental Utility Authority: https://www.fgua.com/, read October 15, 2026

Downloadable Documents

These North Brook Phase One documents are published by Lee County, the Stoneybrook North CDD, FEMA, the State of Florida, the developer and the builder. Each link opens the issuing authority’s own copy, so you read the current version, not a reprint. Read the recorded documents for your parcel before you buy or list.

Data updated: October 2026 (links checked October 15, 2026).

Market data from Southwest Florida MLS, pulled October 2026.

McGreevy and Comisar, Best Realtor for North Brook at Brightwater. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.