Morningside is a gated coach-home condominium of 128 units in 32 buildings inside Shadow Wood at The Brooks in Estero, 34135. Fees, rules, flood zone and county sales from public records. Call Jesse at (239) 898-6072. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Morningside is a condominium village of 128 coach homes in 32 buildings on Rosedale Drive inside the gated Shadow Wood at The Brooks community, in the Village of Estero, Florida. The county roll files it under the legal text “Morningside at The Brooks Condo,” with the ZIP code 34135, a Bonita Springs mailing area, even though the parcels sit in the Village of Estero and market as Estero.
McGreevy and Comisar are the team Morningside sellers call first: Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, with over $900 million in personal sales between Jesse and Marc. Our Domain Realty Group team is the #5 real estate team in Florida (RealTrends 2026). If you are comparing agents, our guide to the best real estate agents in Estero sets local agents side by side on the public record. For Morningside itself, the Lee County record shows 26 recorded sales in the 36 months to August 19, 2026, at a median of $579,000.
This page is about the Morningside inside Shadow Wood at The Brooks, a neighborhood within The Brooks area of Lee County. It is not Morningside Add, the older Fort Myers subdivision that shares the first word, and it is not any of the other places named Morningside in Florida or elsewhere; the section on the county record shows how to tell them apart.
McGreevy and Comisar are the best realtor for Morningside because value here turns on details most agents never separate: which of 128 coach homes sold at which price, whether the unit is a ground-floor three-bedroom or an upper-floor two-bedroom, what the condominium fee and the master fee each cover, and what the Declaration allows for rentals and pets.
Data updated: October 2026 (Lee County recorded sales through August 19, 2026).
If you’re searching for the best realtor for Morningside in Shadow Wood, Estero, whether you’re ready to sell your Morningside 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. Our Domain Realty Group team also ranks as the #5 real estate team in Florida in the 2026 RealTrends rankings.
Recent Morningside track record (Lee County recorded sales, DOR-qualified, 36 months from October 2023 to August 19, 2026, the first window with 10 or more sales): 26 Morningside resales total in the market · highest-priced Morningside sold: $695,000 · median recorded sale: $579,000.
Every figure is a community total across all brokerages, counted from the Lee County Property Appraiser sales file (index built October 7, 2026; newest recorded sale September 25, 2026). In the last 12 months we tracked 8 Morningside recorded sales, from $415,540 to $600,000, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.
For Morningside sellers: premium marketing, cinematic video, drone, professional photography, a qualified-buyer database, discretion and off-market capability when needed.
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Selling your Morningside home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, read our guide to selling a home in Estero, or call Jesse direct at (239) 898-6072 (confidential conversations welcome). Our guide to home values in Estero goes deeper on pricing, costs and disclosure.
Buying a home in Morningside? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers. Our guide to buying a home in Estero covers offers, inspections, insurance and closing costs.
Morningside is a mid-sized coach-home condominium where two layers of fees, a county record with two distinct floor plans and a market that moved sharply between 2024 and 2025 shape every purchase. These eight facts are the spine of the page, and each is expanded, dated and sourced in the sections below.
Data updated: October 2026.
This table of contents lists every section of the Morningside page in the order it appears. Each link jumps to its section, so you can go straight to the Morningside market, the fees, the rules, the flood zone, schools, the Cypress Hammock comparison or the seller section.
Morningside is a quiet coach-home village of 128 condominium units built from 1998 to 2002, set around lakes and the South Course of Shadow Wood Country Club, inside the gates of Shadow Wood at The Brooks. Its association describes maintenance-free exteriors, a heated pool and spa, a fitness center and an attached garage for every unit.
Data updated: October 2026 (Lee County Property Appraiser roll and GIS layers, queried October 29, 2026; Morningside association website).
Morningside runs along Rosedale Drive, with building addresses from 22901 to 23171. The association website places it “less than a mile east of Tamiami Trail” within the gated Shadow Wood community in the Village of Estero. The club describes Shadow Wood at The Brooks as “34 distinct neighborhoods” at the intersection of Coconut Road and Three Oaks Parkway, and our parent page on Shadow Wood at The Brooks places each village on the county record. Nearby neighborhoods that also carry the word “Brooks” in their names have their own pages, including Spring Run at The Brooks and Copperleaf at The Brooks, and each has its own legal description, association and fee structure.
Each of the 32 buildings holds four coach homes, two on the ground floor and two above. The ground-floor homes show 1,532 heated square feet, three bedrooms and two baths on the county roll; the upper homes show 1,900 heated square feet, two bedrooms and two baths. Every unit has an attached garage, and the association site describes a private lanai for each home.
The association describes a heated swimming pool and spa, a fitness center and a community meeting room “where regular social activities occur,” plus a paved walking path that “connects Morningside with miles of trails that traverse the Shadow Wood community.” Exteriors are maintained by the association, and listing fee fields show grounds maintenance, irrigation water, pest control and other services in the fees.
Morningside is not a single-owner building or an age-restricted community on any record we read, it is not shown to carry a golf membership right on any record we read (the club’s own page says only that certain Shadow Wood homes offer transferable golf), and it is not part of the separate Shadow Wood Preserve community, which the club places four miles north. Membership in Shadow Wood Country Club, according to the club’s own FAQ, does not require residency.
Selling in Morningside? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying in Morningside? Call Marc at (239) 287-5873 or read how we represent buyers.
Morningside sits on Rosedale Drive in the gated Shadow Wood at The Brooks community, in the Village of Estero, Lee County, with the mailing ZIP code 34135. On the county record its legal text reads “Morningside at The Brooks Condo as desc OR 3056 PG 0522,” followed by a building and unit number.
Data updated: October 2026 (Lee County Property Appraiser parcel layer, queried October 29, 2026).
Each of the 128 unit parcels carries the text “MORNINGSIDE AT THE BROOKS CONDO AS DESC OR 3056 PG 0522 BLDG [number] UNIT [number].” The reference points to Official Records Book 3056, Page 522, the recorded condominium declaration; the recording date was not established in our research. A separate common-elements parcel adds a second reference, OR 3222 PG 4412, whose nature we could not confirm.
All 129 parcels use Rosedale Drive. The site city on the roll is Estero and the ZIP code is 34135, which is a Bonita Springs mailing area, so some brokerage sites file the same addresses under Bonita Springs. The roll’s taxing district is “Village of Estero / Estero Fire,” and the fire district is the Estero Fire District.
The county layer also holds an older Fort Myers subdivision called Morningside Add, in ZIP 33916, on streets such as Van Buren Street and Seminole Avenue. It is a different place with a different plat. Morningside names many places in Florida and in other states, and this page covers only the village in Shadow Wood at The Brooks.
A Morningside address has a number between 22901 and 23171 on Rosedale Drive, a building number from 1 to 32, and a unit number of 101, 102, 201 or 202. Any listing that shows a different street is not in this condominium.
Morningside has 128 residential condominium units in 32 buildings, plus one common-elements parcel. Half are ground-floor three-bedroom homes of 1,532 heated square feet and half are upper-floor two-bedroom homes of 1,900 heated square feet, all built between 1998 and 2002 according to the Lee County roll.
Data updated: October 2026 (Lee County Property Appraiser parcel layer, queried October 29, 2026).
Type | Units | Heated sq ft | Beds and baths | Stories on roll |
|---|---|---|---|---|
Ground floor (units 101 and 102) | 64 | 1,532 | 3 beds, 2 baths | 1 |
Upper floor (units 201 and 202) | 64 | 1,900 | 2 beds, 2 baths | 2 |
Total | 128 | 1,532 or 1,900 |
The county’s heated-area figure can differ from the living area printed on listings. For example, listings we read showed 2,040 and 1,833 square feet for units where the roll shows 1,900 and 1,532. We use roll figures for every comparison on this page.
Year built (county roll) | Buildings | Units |
|---|---|---|
1998 | 1 | 4 |
1999 | 11 | 44 |
2000 | 8 | 32 |
2001 | 9 | 36 |
2002 | 3 | 12 |
Total | 32 | 128 |
On the roll, 48 of the 128 units carry a homestead exemption, 74 have an owner mailing address outside Florida and 54 have a Florida mailing address. The county record does not say which owners live in a home full time, so these figures describe the paperwork, not residents.
The shared grounds and amenity building sit on a common-elements parcel of 17.98 acres at 23120 Rosedale Drive, with 1,284 heated square feet on the roll and no assessed value because the association owns it.
Selling in Morningside? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying in Morningside? Call Marc at (239) 287-5873 or read how we represent buyers.
Morningside recorded 26 qualified sales in the 36 months from October 2023 to August 19, 2026, at a $579,000 median and $326 per heated square foot. The market stepped down after 2024: the by-year median fell from $620,000 in 2024 to $495,000 in 2025, then held near $506,250 in 2026.
Data updated: October 2026 (Lee County Property Appraiser sales file, DOR-qualified improved sales, index built October 7, 2026, newest recorded sale September 25, 2026, our analysis).
Southwest Florida MLS figures for Morningside were not pulled for this edition (October 2026); the sales below are Lee County recorded, DOR-qualified sales, which include sales the MLS never sees.
Window | Sales | Median | Low | High | Median per heated sq ft |
|---|---|---|---|---|---|
36 months since October 2023 | 26 | $579,000 | $415,540 | $695,000 | $326 |
12 months since October 2025 | 8 | $495,000 | $415,540 | $600,000 | $319 |
Since January 2025 | 13 | $495,000 | $415,540 | $610,000 | $321 |
The 26 sales in the 36-month window total $14,666,540; the 8 sales in the 12-month window total $3,973,040.
Year | Sales | Median | Low | High |
|---|---|---|---|---|
2016 | 8 | $328,750 | $285,000 | $375,000 |
2017 | 4 | $305,000 | $290,000 | $325,000 |
2018 | 15 | $300,000 | $225,000 | $331,000 |
2019 | 4 | $287,250 | $280,000 | $295,000 |
2020 | 9 | $299,900 | $220,000 | $315,000 |
2021 | 12 | $346,750 | $309,000 | $377,500 |
2022 | 13 | $575,000 | $480,000 | $650,000 |
2023 | 10 | $607,500 | $550,000 | $678,000 |
2024 | 11 | $620,000 | $555,000 | $695,000 |
2025 | 7 | $495,000 | $435,000 | $610,000 |
2026 | 6 | $506,250 | $415,540 | $600,000 |
The 2022 median of $575,000 sits well above the 2021 median of $346,750. The county file does not say why, and we do not guess. From the 2024 median of $620,000 to the 2025 median of $495,000 is a drop of about 20 percent (our arithmetic).
Of the 26 sales since October 2023, 15 were 1,532 square foot ground-floor homes, at a $525,000 median from $415,540 to $695,000. The other 11 were 1,900 square foot upper-floor homes, at a $610,000 median from $435,000 to $640,000. Sale prices on the county file are not adjusted for condition, updates or view, so two homes of the same size can sit far apart.
Date | Price | Heated sq ft |
|---|---|---|
2023-10-19 | $590,000 | 1,532 |
2023-11-06 | $625,000 | 1,900 |
2024-03-06 | $640,000 | 1,900 |
2024-03-22 | $612,500 | 1,900 |
2024-03-26 | $630,000 | 1,900 |
2024-04-01 | $588,000 | 1,532 |
2024-04-02 | $620,000 | 1,532 |
2024-04-16 | $683,000 | 1,532 |
2024-04-24 | $695,000 | 1,532 |
2024-05-03 | $555,000 | 1,532 |
2024-05-10 | $630,000 | 1,900 |
2024-09-18 | $565,000 | 1,532 |
2024-09-23 | $570,000 | 1,900 |
2025-02-21 | $525,000 | 1,532 |
2025-03-28 | $610,000 | 1,900 |
2025-04-17 | $610,000 | 1,900 |
2025-07-22 | $495,000 | 1,532 |
2025-09-09 | $450,000 | 1,532 |
2025-11-19 | $495,000 | 1,532 |
2025-12-15 | $435,000 | 1,900 |
2026-02-03 | $517,500 | 1,532 |
2026-02-17 | $495,000 | 1,532 |
2026-02-24 | $520,000 | 1,900 |
2026-02-26 | $495,000 | 1,532 |
2026-04-30 | $600,000 | 1,900 |
2026-04-30 | $415,540 | 1,532 |
On October 29, 2026, subdivisions.com showed 2 Morningside listings: a 3-bedroom, 2-bath unit at 23156 Rosedale Drive listed at $450,000, and a 3-bedroom, 2-bath corner unit at 22971 Rosedale Drive listed at $560,000. Listings change daily and listing-reported living areas can differ from the county roll, so treat these as a dated snapshot, not an offer.
The county file lists qualified sales only, so it leaves out transfers between related parties and similar non-market deals. It carries no days on market and no list-to-sale ratio; we pull those from the MLS for each listing file. With 6 to 13 sales a year since 2022, one unusual sale moves a yearly median, so we read the 36-month window first.
A seller who anchors on the 2024 median of $620,000 is pricing against a year when 11 homes sold at $555,000 to $695,000, and the sales since January 2025 ran $415,540 to $610,000. The reliable method is to price off the most recent comparable sales of the same floor plan, adjust for position and condition, and test the number against the 8 sales of the last 12 months. A buyer reads the same record, so a list price far above it tends to sit; the record, not a portal estimate, sets the starting point.
The 15 ground-floor sales and 11 upper-floor sales in the window sit in different bands, and the highest recorded sale, $695,000 on April 24, 2024, was a 1,532 square foot ground-floor home. Because the sheet carries heated area but not view, floor, renovation or garage count, two sales of the same plan can differ widely, and we use the sheet to bracket a price, not to set one.
Morningside’s coach homes are low-rise, block and stucco buildings of four units each, with tile roofs per listing fields, attached garages and private lanais. The county roll shows two floor plans: a 1,532 square foot ground-floor three-bedroom and a 1,900 square foot upper-floor two-bedroom, with just values from $374,196 to $490,477.
Data updated: October 2026 (Lee County Property Appraiser parcel layer, queried October 29, 2026; listing fields retrieved October 29, 2026).
Listing fields describe the architecture as “Coach Carriage, Low Rise,” with block, concrete and stucco construction and a tile roof. Each unit has an attached garage, and the association site describes “an attached 1 or 2-car garage.” One ground-floor corner listing describes a two-car garage and a single level with no stairs. We did not find the builder’s name or original floor plan names in a primary source.
Type | Units | Lowest just value | Median just value | Highest just value |
|---|---|---|---|---|
Ground floor, 1,532 sq ft | 64 | $374,196 | $376,796 | $417,751 |
Upper floor, 1,900 sq ft | 64 | $439,447 | $442,453 | $490,477 |
All 128 units | 128 | $374,196 | $428,599 | $490,477 |
The county’s just value is a mass-appraisal estimate, not a sale price. It runs below the $579,000 median recorded sale; the roll and the market are two separate measures, and we use the recorded sales for pricing.
Listings describe golf-course, lake and pond views, and the roll tags every Morningside parcel with the golf land-use code. Position inside a four-unit building, floor level and view are the factors that separate two sales of the same size, and the county file does not capture them.
The roll records the ground-floor units as one story and the upper-floor units as two stories, and it lists three bedrooms and two baths below against two bedrooms and two baths above. One listing describes a corner coach home as “all on one level with no stairs,” which describes that unit and not the whole building. Walk the actual entry, stairs and garage layout of any unit you consider; the roll does not describe them.
Listing remarks mention renovated kitchens and baths, new air conditioning in 2022 and exterior paint in 2025 on individual units. Those are one seller’s statements, not building-wide facts, and buyers should ask for the association’s capital project history.
Morningside is run by its condominium association and sits beneath the Shadow Wood master association, so owners pay two fees. Listing fields retrieved October 29, 2026 show a condominium fee of $1,725 a quarter and a master fee of $4,759 a year, about $11,659 a year together; the budget and Declaration govern.
Data updated: October 2026 (MLS-fed listing fields retrieved October 29, 2026; Morningside association website; Florida Statutes 2025).
The Morningside at the Brooks Condominium Association runs a CondoSites website with an owners’ log-in, a management contact link and a note that “Realtors are welcome to register on this website for access to more property details.” We could not read the state corporate record for the association (the Florida Division of Corporations site blocked our automated access), so we print no entity number, filing date or registered agent, and we did not find the management company’s name in public text.
The Shadow Wood master layer appears on listings as a “Master HOA Fee.” The club’s community page describes 34 neighborhoods and 24/7 gated security. The master association’s legal name and filing were not established in our research.
Item | Figure | Source and date |
|---|---|---|
Condominium fee | $1,725 a quarter ($6,900 a year, our arithmetic) | MLS listing fields, retrieved October 29, 2026 |
Master association fee | $4,759 a year | MLS listing fields, retrieved October 29, 2026 |
Combined recurring fees | $11,659 a year | Listing field “Total Annual Recurring Fees,” tax year 2025 |
Earlier master figure | $4,679 a year | Older MLS listing, retrieved October 29, 2026 |
Listing fee-inclusion fields differ from one listing to the next. Across the listings we read, the fees were shown as covering association management, cable television, internet, irrigation water, water, grounds maintenance, pest control, insurance, street lights, security, road maintenance, recreation facilities and a reserve fund. A listing agent’s remark adds power washing, water and sewer, and mulching. Treat these as leads to check against the budget, not as a promise.
Florida law requires a condominium budget to include reserve accounts for roof replacement, building painting and pavement resurfacing, among other items (section 718.112). We did not find Morningside’s reserve balance, current budget or any special assessment in a public source; those sit behind the owners’ log-in, and a buyer should request them through the estoppel and document package under section 718.116.
Before you write an offer, ask for the current operating budget and reserve schedule, the last two years of minutes, the master policy declarations page, any pending or approved special assessment, the rules on leasing and pets, and the estoppel certificate. Ask what the condominium fee and the master fee each cover, because listing fee-inclusion fields differ. Ask whether exterior paint, roofs or paving are scheduled, since Florida law requires reserves for those items.
Florida law makes a unit owner “liable for all assessments which come due while he or she is the unit owner,” and a new owner is jointly liable with the previous owner for unpaid assessments up to the transfer (section 718.116). That is why a clean estoppel certificate matters in every Morningside sale.
Morningside’s public rule facts are thin: the association website states a minimum 3-month lease, and MLS fields show pets by approval or conditions. The recorded Declaration and the association’s rules govern everything else, including leasing frequency, pet limits, vehicles and buyer approval, and they are owners-only documents.
Data updated: October 2026 (Morningside association website and MLS listing fields, retrieved October 29, 2026).
The association website says “a rental policy that requires a minimum 3-month lease.” The number of leases allowed per year, any approval process and any waiting period after purchase were not found in a public source, and we do not guess them.
Listing fields read “Pets With Approval,” “Pets Yes” and “Call, Conditional,” and one remark calls Shadow Wood “pet-friendly.” Limits on number, size or breed are not published in anything we read, so a buyer with a pet should read the rules before writing an offer.
Listing restriction fields include “Architectural, Deeded, No RV, No Truck” and, on another listing, “No Commercial, No Corporate Buyer.” These are MLS fields and may summarize the Declaration loosely, so the Declaration controls.
Whether the board approves buyers or sets a transfer fee in Morningside was not found. In every Florida condominium sale the seller can request an estoppel certificate, and the statute caps what an association may charge for it; the Florida DBPR estoppel fee schedule lists the current caps.
No age restriction appears in the records we read for Morningside. The county roll, the association website and the club site never describe it as 55+ or age-restricted, and the club says both residents and non-residents may apply for membership. The recorded Declaration is the only document that could set an age rule.
Data updated: October 2026 (Lee County roll, Morningside association website and Shadow Wood Country Club site, read October 29, 2026).
The association website describes “a delightful blend of long-time residents and newcomers” and sets a 3-month minimum lease. Neither the roll nor the listings show an age field. A search for “Shadow Wood Estero 55+” returned no primary source stating an age restriction.
We could not read the Declaration, so we cannot rule out an age clause in it. An age rule, if one existed, would sit in the recorded documents. A buyer who needs a firm answer should ask for the Declaration and the rules in the document package.
Morningside has a heated swimming pool and spa, a fitness center and a community meeting room of its own, a paved path linked to Shadow Wood’s trails and golf-course frontage on the South Course. Shadow Wood Country Club, with three 18-hole courses, is a separate membership and is not required.
Data updated: October 2026 (Morningside association website; Shadow Wood Country Club site and 2025 membership brochure, read October 29, 2026).
The association site lists a heated swimming pool and spa, a fitness center, a community meeting room “where regular social activities occur” and a paved walking path. Exteriors and landscaping are maintained by the association.
The club says it was established in 1998 and has been member-owned since 2010, with a board of 9 elected members. It offers three 18-hole, par 72 courses: the North Course (7,116 yards, rating 73.9, slope 131), the South Course (7,190 yards, rating 74.7, slope 130) and the Preserve Course (6,686 yards, rating 73.9, slope 147), all renovated by Rees Jones, plus eight Har Tru tennis courts, three bocce courts and six indoor pickleball courts “coming 2026.”
No. The club’s own FAQ says membership “does not require residency” and carries the same prices for every address, and the association site says owners “can also join.” There is a waiting list for full golf membership, with a priority of two residents to one non-resident, and a buyer of a home from a golf member who resigns at closing can “bypass the waiting list.”
Membership (2025 annual fees, brochure revised 11/11/24) | Initial capital contribution | Annual dues |
|---|---|---|
Full Golf | $150,000 | $15,890 |
Golf-in-Waiting | $127,500 | $13,507 |
Lifestyle | $60,000 | $6,255 |
The brochure adds smaller annual capital contribution and capital replacement fund charges, notes that dues carry 6.5 percent sales tax, and warns that rates “are subject to change without notice.” Contact the club for current pricing.
The club’s community page describes the Commons Club, a separate private membership with fitness and spa facilities, social programs and a beach club on Little Hickory Island. A listing agent cites Gold, Silver and Bronze tiers; we did not find a published price list, so we print none.
The club advertises “24/7 gated security” and walking and biking trails through Shadow Wood. Gate locations and hours were not found.
The club’s community page describes Shadow Wood Preserve as a separate community “four miles north of Shadow Wood at The Brooks,” with its own homes and its own amenities through its association. Do not read Preserve facilities into Morningside’s offerings, and do not read Morningside’s association pool into the Preserve.
FEMA’s flood-hazard layer returned Zone X, an area of minimal flood hazard, at five of the six Morningside addresses we tested on October 29, 2026, with no base flood elevation and no special flood hazard area. One test point returned a panel but no zone. A map zone is not a building-level flood determination.
Data updated: October 2026 (FEMA National Flood Hazard Layer, queried October 29, 2026).
We queried the FEMA National Flood Hazard Layer at the county roll coordinates of one unit in six different buildings, with 16 seconds between requests.
Address | FEMA flood zone | Base flood elevation | FIRM panel | Panel effective | Special flood hazard area |
|---|---|---|---|---|---|
23166 Rosedale Dr | X, area of minimal flood hazard | none shown | 12071C0593H | November 17, 2022 | No |
22981 Rosedale Dr | no zone returned at the point | not found | 12071C0593H | November 17, 2022 | not found |
22901 Rosedale Dr | X, area of minimal flood hazard | none shown | 12071C0591H | November 17, 2022 | No |
23171 Rosedale Dr | X, area of minimal flood hazard | none shown | 12071C0593H | November 17, 2022 | No |
23101 Rosedale Dr | X, area of minimal flood hazard | none shown | 12071C0593H | November 17, 2022 | No |
23041 Rosedale Dr | X, area of minimal flood hazard | none shown | 12071C0593H | November 17, 2022 | No |
Zone X marks an area outside the mapped special flood hazard area. It does not mean flooding cannot happen, and the National Hurricane Center reports that stream gauges in the canals north and east of Estero Bay recorded significant inland surge during Hurricane Ian. Ask your lender and your insurance agent whether flood coverage is required or advisable for your unit.
We did not find Morningside’s hurricane evacuation zone in a source we could read, so we print no zone letter; Lee County’s evacuation-zone lookup answers it by address. Florida also requires a seller to give a flood disclosure at or before contract under section 689.302, asking whether flooding has damaged the property and whether a flood claim was filed.
We found no published source describing storm damage, flooding or repairs at Morningside from Hurricanes Ian, Helene or Milton, so we make no claim either way. What the National Hurricane Center reports for the area is below, and a buyer should ask the association for its storm and repair records.
Data updated: October 2026 (National Hurricane Center tropical cyclone reports, retrieved October 29, 2026).
The National Hurricane Center report says Ian “made landfall in southwestern Florida at category 4 intensity” and “made landfall on the barrier island of Cayo Costa.” It reports “Maximum inundation levels of 8 to 12 ft AGL occurred in Estero, Bonita Beach, Bonita Springs, and North Naples,” and a surveyed high water mark of 8.3 feet above ground level near Mullock Creek. Mullock Creek is associated with the separate Shadow Wood Preserve community, so that mark is regional context, not a Morningside measurement.
The report says Helene “made landfall in the Florida Big Bend region as a category 4 hurricane.” For this stretch of coast it reports surge of 3 to 5 feet above ground level from south of Englewood to Bonita Beach, including Charlotte Harbor, and 2 to 4 feet south of Bonita Beach.
The report says Milton’s winds “decreased to near 100 kt (category 3 on the Saffir-Simpson Hurricane Wind Scale) by the time the center made landfall on Siesta Key.” It reports surge of 4 to 6 feet above ground level from south of Boca Grande through Bonita Beach, and 3 to 5 feet from Bonita Beach through Marco Island.
Local news searches for Shadow Wood, The Brooks and Morningside returned no article naming the community. Two golf-recovery articles we opened did not mention Shadow Wood. Individual listings mention a tile roof, impact glass and 2025 exterior paint on single units, and those are not building-wide facts.
In a Florida condominium the association insures the buildings and common elements, and each owner insures the inside of the unit and personal property. The statute lists what the association policy must cover and what it excludes. Morningside’s policy, deductible and carrier are owners-only documents we did not read.
Data updated: October 2026 (Florida Statutes 2025, sections 718.111, 718.112, 718.113 and 627.711; listing fields retrieved October 29, 2026).
Section 718.111(11) requires the policy to provide primary coverage for “all portions of the condominium property as originally installed or replacement of like kind and quality,” and the coverage excludes personal property in the unit and items such as floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, built-in cabinets and countertops, and window treatments. Listing fee fields show “Insurance” among the items the Morningside fee covers.
The items the statute excludes from the association policy are what a unit-owner policy, often called HO-6, is for. Ask your agent how it handles the association’s deductible and any loss assessment, and request the association’s declarations page before you price coverage.
The statute requires the association to determine replacement cost at least once every 3 years, and it requires the budget to carry reserve accounts for roof replacement, building painting and pavement resurfacing. The structural integrity reserve study requirement is written for buildings “three stories or higher,” and the county roll shows Morningside buildings at one and two stories; whether the association commissions a study anyway was not found.
Under section 627.711 an insurer must accept a uniform mitigation verification form signed by an authorized inspector, which can earn windstorm premium credits where features qualify. Section 718.113(5) requires the board to adopt hurricane protection specifications for each building, so shutter and window choices follow the association’s standard.
Homeowners and unit-owner policies do not cover flood, as the section 689.302 disclosure states. Ask for a flood quote even in Zone X.
Lee County Schools assigns schools by school choice zones and proximity zones, so the lookup is by address. The school fields on Morningside listings read Elementary Zone Q, Middle Zone G and South Zone 3 for high school, and other listings print “School Choice.” We found no named schools or ratings in a district source.
Data updated: October 2026 (School District of Lee County site and listing school fields, retrieved October 29, 2026).
Use the district’s school-choice and attendance-zone tools on leeschools.net with the full address. Zone labels on brokerage sites are feed wording, not the district’s own statement.
Fort Myers Beach Talk reported on November 7, 2025 that the district presented changes to the 2026 to 2027 enrollment plan, mostly K-8 additions in Cape Coral and North Fort Myers and a high school choice change for another zone. Nothing in that article concerns Estero.
From Morningside, Coconut Point is about 1.7 miles in a straight line, Hertz Arena about 3.7, Lovers Key State Park about 4.0, the Little Hickory Island beach area about 5.4 and Southwest Florida International Airport about 9.7. Road miles and drive times run longer than these straight-line figures.
Data updated: October 2026 (Lee County parcel layer coordinates; our calculation, October 29, 2026).
We measured great-circle distance from the average coordinates of the 128 Morningside unit parcels to approximate destination coordinates we entered, in statute miles. We did not compute road routes, so no drive time is printed, and the figures are labeled “about.”
Destination | Straight-line miles |
|---|---|
Coconut Point | about 1.7 |
Hertz Arena, Estero | about 3.7 |
Lovers Key State Park | about 4.0 |
Little Hickory Island beach area, Bonita Beach | about 5.4 |
Southwest Florida International Airport (RSW) | about 9.7 |
The association site places Morningside “less than a mile east of Tamiami Trail” and “only a short drive from white sand beaches, top-tier restaurants, and world-class shopping at Coconut Point.” The club’s site lists Southwest Florida International Airport, Gulf Coast Town Center, Hertz Arena, Coconut Point, Lovers Key State Park and Sanibel and Captiva Islands as nearby.
We did not compute hospital distances because we did not have sourced coordinates. The club describes “top-tier healthcare” within minutes.
The roll puts every parcel in the Village of Estero and the Estero Fire District. Listings show cable and internet in the association fee on some units and list both reclaimed and municipal irrigation; utility company names were not found in a primary source.
The only change we can source is Shadow Wood Country Club’s Lifestyle Center, which the club says is “coming in 2026” with a resort-style pool, dining and six indoor pickleball courts. We found no permit, rezoning or road project tied to Morningside itself in a source we could read.
Data updated: October 2026 (Shadow Wood Country Club site and Morningside association website, read October 29, 2026).
The club’s sports page says the area’s “first private indoor pickleball facility is coming to Shadow Wood in 2026,” and the association site mentions “ongoing club expansion” that will add a resort-style pool and bistro. Those amenities belong to the club membership, not to Morningside’s fees.
Check the Village of Estero’s development pages and the Lee County permit portal for projects near Rosedale Drive and Coconut Road; we did not find a sourced list.
Morningside has 128 units and lower prices, with a $579,000 median over 36 months, while Cypress Hammock has about 116 units and larger homes, with a $775,000 median over the same window. Both sit in Shadow Wood at The Brooks. The county sales file is the source for every figure below.
Data updated: October 2026 (Lee County Property Appraiser sales file, DOR-qualified, index built October 7, 2026; windows named in the table).
Yardstick | Morningside | |
|---|---|---|
Residential units on the roll | 128 | about 116 |
Street | Rosedale Drive | Cypress Hammock Circle |
Year built on the roll | 1998 to 2002 | 1999 to 2002 |
Bedrooms | 3 (64 units) or 2 (64 units) | 3 (67 units) or 2 (49 units) |
Heated sq ft | 1,532 or 1,900 | median 1,933, up to 2,474 |
Sales in 36 months | 26 | 23 |
Median sale, 36 months | $579,000 | $775,000 |
Range, 36 months | $415,540 to $695,000 | $495,000 to $1,050,000 |
Median per heated sq ft, 36 months | $326 | $347 |
Sales in 12 months | 8 | 10 |
Median sale, 12 months | $495,000 | $815,000 |
Morningside has the lower entry point: its lowest 36-month sale was $415,540 against $495,000, and its median sale was $196,000, about 34 percent, below Cypress Hammock’s. Its median price per heated square foot was $326 against $347. It has more units, 128 against about 116, and more sales in the 36-month window, 26 against 23.
Cypress Hammock has larger homes, with a median of 1,933 heated square feet and plans up to 2,474, against Morningside’s two plans of 1,532 and 1,900. Its sales reached a higher top price, $1,050,000 against $695,000, and its 12-month median of $815,000 is higher than Morningside’s $495,000. Its 36-month median price per heated square foot, $347, is also higher.
The two villages sit inside the same gates and share the same master layer, but they differ in size, price and number of units. Our Cypress Hammock page shows the rival’s figures in full.
Selling in Morningside? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying in Morningside? Call Marc at (239) 287-5873 or read how we represent buyers.
Within Shadow Wood at The Brooks, Morningside is the larger of the two villages we have measured and the lower priced, at a $579,000 median against Cypress Hammock’s $775,000. Two other nearby neighborhoods, Spring Run at The Brooks and Copperleaf at The Brooks, have their own pages with their own figures.
Data updated: October 2026 (Lee County recorded sales through August 19, 2026; windows named in the table).
Yardstick (36 months to August 19, 2026) | Morningside | Cypress Hammock | Spring Run at The Brooks | Copperleaf at The Brooks |
|---|---|---|---|---|
Home type | Coach-home condominium | Village in Shadow Wood at The Brooks | See page | See page |
Residential units on the roll | 128 | about 116 | See page | See page |
Recorded sales | 26 | 23 | See page | See page |
Median sale | $579,000 | $775,000 | See page | See page |
Median per heated sq ft | $326 | $347 | See page | See page |
Our Spring Run at The Brooks page and our Copperleaf at The Brooks page carry their own county figures, fees and rules, and we do not restate them here so that each page keeps its own sourced numbers.
Our page on Shadow Wood at The Brooks lays out all the villages in the community and how the club, gates and master association tie them together.
Morningside’s strengths are its price point inside a gated golf community, the association’s pool, spa and fitness center, and its two clear floor plans. Its drawbacks are two layers of fees, thin public rule text, a market that stepped down after 2024 and a master and condominium budget a buyer must read.
Data updated: October 2026 (Lee County recorded sales and roll; MLS listing fields retrieved October 29, 2026; association website).
Call Marc at (239) 287-5873 if you would like us to pull these documents with you.
Selling a Morningside home well means pricing it against its own 26 recorded sales of the last 36 months, by floor plan, not against the larger Cypress Hammock homes next door, and answering buyer questions about two fees, the lease minimum and the master policy with the association’s papers. McGreevy and Comisar build every listing around those steps.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified, our analysis).
If you’re searching for a Morningside listing agent, or thinking, “I need someone to sell my Morningside home…”, you are choosing between a team that reads the market from a portal and a team that reads it from the record. Jesse McGreevy and Marc Comisar price Morningside homes against the county’s recorded sales, split by sale year and by ground-floor or upper-floor plan, and put the estoppel certificate, the fee figures and the insurance terms in front of a buyer before the buyer has to ask.
In the 36 months to August 19, 2026, 26 Morningside homes sold on the county record for $14,666,540 in total, at a $579,000 median. In the last 12 months we tracked 8 recorded sales totaling $3,973,040, from $415,540 to $600,000, at a $495,000 median. Days on market and sale-to-list ratio are Southwest Florida MLS measures that the county record does not carry; we pull them for each listing file.
Buyers ask four things before they write: what the condominium and master fees are, what they cover, what the master policy insures, and whether they can rent or bring a pet. A seller who has the estoppel certificate ordered, the budget and the insurance declarations page in hand and the lease and pet rules ready shortens the deal. The two floor plans trade in different price bands, so a ground-floor three-bedroom is not priced off an upper-floor two-bedroom.
In Lee County the seller customarily pays the documentary stamp tax on the deed at $0.70 per $100 (section 201.02), which is $3,465 on a $495,000 sale (our arithmetic), and the owner’s title policy; the contract controls. The association’s estoppel certificate fee is capped by statute, and the Florida DBPR estoppel fee schedule lists the current caps. Florida also requires flood disclosures at or before contract (section 689.302).
Start with our free home valuation, and we will follow up with a number built on the county’s recorded sales, adjusted for sale date, floor plan, position and condition. Our Estero home valuation page explains how we price across the village.
Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome. For the full process, read our guide to selling a home in Estero.
The six questions Morningside sellers ask us first, answered from the record.
Recent recorded sales since January 2025 ran from $415,540 to $610,000, a $495,000 median across 13 sales; a ground-floor three-bedroom and an upper-floor two-bedroom sit in different bands, and position and condition move the number.
The county record carries no days on market; we pull that from the MLS for your listing file.
The association’s estoppel certificate, the governing documents, the budget, and the Florida flood disclosure.
We did not find a public statement of board approval for Morningside; the Declaration governs, and we read it with you before listing.
The rules text is owners-only and we did not find a sign rule in a public source; we confirm it in the rules before we plan marketing.
The association site states a minimum 3-month lease; the number of leases allowed and the approval process are in the Declaration.
McGreevy and Comisar are the Southwest Florida team Morningside owners call when a home has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and know Estero neighborhoods street by street.
Data updated: October 2026 (career totals as published by the team).
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in Sales. Read more about our team.
Meet Jesse McGreevy, who leads the team’s listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation. Selling a Morningside home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Morningside? Call Marc at (239) 287-5873, or read about buying a home in Estero.
Jesse McGreevy and Marc Comisar are top-reviewed Southwest Florida realtors, and the reviews on the team’s Google Business Profile describe what a Morningside seller or buyer needs most: steady communication, local knowledge and a team that follows through.
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Verified Google review
★★★★★ “Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time.” Verified Google review
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, over $900 million in personal sales, and a pricing method built on the county record for your neighborhood.
These are the questions buyers ask about Morningside, answered from the county record, the association’s and club’s own sites and Florida statutes.
Data updated: October 2026 (Lee County Property Appraiser roll and sales file; association and club sites read October 29, 2026).
Morningside has 128 residential condominium units in 32 four-unit buildings, plus one common-elements parcel, according to the Lee County parcel layer and the association’s website.
It is a condominium. The county legal text reads “Morningside at The Brooks Condo as desc OR 3056 PG 0522,” which points to the recorded declaration, and each home is a unit with a share of the common elements.
Listing fee fields we read show items such as association management, cable television, internet, irrigation water, grounds maintenance, pest control, insurance, street lights and security, and they differ by listing. The budget is the controlling list.
Yes. The association site calls Morningside a neighborhood within the gated Shadow Wood community, and the club advertises 24/7 gated security for Shadow Wood at The Brooks.
Yes. The association site lists a heated swimming pool and spa, plus a fitness center and a community meeting room.
Morningside is arranged around lakes and the South Course of Shadow Wood Country Club per the association site, and the county roll tags every parcel with a golf land-use code. Views vary by building and unit.
The association website states a rental policy with a minimum 3-month lease. Other leasing terms are in the Declaration, which we did not find in a public source.
Listing fields read “Pets With Approval,” “Pets Yes” and “Call, Conditional,” and one remark calls the community pet-friendly. Limits are in the rules, so read them before you write an offer.
The county roll shows 1,532 heated square feet for the 64 ground-floor three-bedrooms and 1,900 for the 64 upper-floor two-bedrooms. Listings can print larger living areas.
Yes. All 128 units show a garage on the county roll, and the association site describes an attached one or two-car garage.
The parcels are in the Village of Estero on the county roll, with the ZIP code 34135, a Bonita Springs mailing area. Some brokerage sites file them under Bonita Springs.
We found no age restriction in the county record, the association site or the club site. The recorded Declaration is the document that would set one, so ask for it.
Morningside has 128 units of 1,532 or 1,900 square feet and a $579,000 36-month median; Cypress Hammock has about 116 units of up to 2,474 square feet and a $775,000 median. See the comparison section above.
The club describes it as a separate private membership with fitness and spa facilities, social programs and a beach club on Little Hickory Island. We found no published price list.
FEMA’s layer returned Zone X (minimal flood hazard) at five of six tested points on October 29, 2026. Zone X is a map designation, so ask your insurance agent about coverage.
Listing fields show Elementary Zone Q, Middle Zone G and South Zone 3 for high school. Confirm by address with the Lee County Schools lookup.
No. The club’s FAQ says membership does not require residency, with the same prices and privileges at every address, though residents get two-to-one priority on the waiting list.
The Little Hickory Island beach area is about 5.4 miles in a straight line, and the association site describes white sand beaches as a short drive. The Commons Club operates a private beach club there.
These are the questions Morningside sellers ask, answered from the Lee County recorded sales, the association and club sites and Florida statutes. Where a rule is owners-only, we say so instead of guessing.
Data updated: October 2026 (Lee County recorded sales through August 19, 2026, our analysis; Florida Statutes 2025).
Recent recorded sales ran from $415,540 to $610,000 across 13 sales since January 2025, a $495,000 median. Floor plan, position, view and condition move a home within that band, so a priced opinion needs your unit’s details.
In the 36 months to August 19, 2026, 26 recorded sales ran from $415,540 to $695,000, a $579,000 median. In the last 12 months, 8 sales ran from $415,540 to $600,000, a $495,000 median.
The county file gives sale dates but no demand data. The 26 sales since October 2023 include 7 in March and April 2024, the busiest two months in the file, but the sales since January 2025 closed across 9 different months, so the record does not show one best month.
The county record carries no days on market, and MLS figures were not pulled for this edition. We pull days on market from the MLS for each listing file and price to the recorded sales.
The record does not support a rule. The 13 sales since January 2025 closed across 9 different months. Talk to us about your own timeline and the condition of your unit.
We did not find a public statement of a board approval right for Morningside. The Declaration governs, and we read it with you before listing so the answer is documented.
Expect the association’s estoppel certificate, the governing documents, the current budget and the Florida flood disclosure. The association’s owners-only website holds the document set.
It is the association’s written statement of what you owe and your account status. Section 718.116 requires the association to issue it, and a statutory schedule caps the fee; the contract decides who pays.
Under section 689.302 a seller must give the flood disclosure at or before contract, stating whether flooding damaged the property and whether a flood claim was filed during ownership.
The seller customarily pays the documentary stamp tax, $0.70 per $100, which is $3,465 on a $495,000 sale (our arithmetic), plus the owner’s title policy as the contract provides. Brokerage and other costs depend on the contract.
Section 201.02 sets the tax at 70 cents per $100 of consideration on a deed. By custom in Lee County the seller pays it, but the purchase contract controls.
The club says membership does not require residency and that there is a waiting list for full golf. Lifestyle and Golf-in-Waiting categories exist, and a buyer of a home from a resigning golf member can bypass the list.
We did not find that Morningside units carry a membership right. The club says certain Shadow Wood homes offer transferable golf; ask the club’s membership office whether your unit does.
The reverse: the club says a buyer who purchases from an active golf member who resigns at closing can bypass the waiting list. It matters only if the seller holds a golf membership.
Yes, if the contract says so. One listing we read was marketed as furnished and turnkey. List the furniture and personal property in the contract, because the association’s insurance excludes personal property.
The county file does not record view, so we cannot show a premium from it. Listings describe golf, lake and pond views, and we compare your home to sales with similar position before we price.
Since October 2023, 11 upper-floor sales had a $610,000 median and 15 ground-floor sales had a $525,000 median. The upper units are larger, 1,900 against 1,532 square feet.
Listings mention remodeled kitchens, but the county file does not show a renovation premium. We weigh cost against the spread between your recent comparable sales before recommending work.
Yes, because the association handles exteriors and Florida law requires reserves for roof replacement and building painting. One listing mentions 2025 exterior paint; ask the association for the capital schedule.
Ask the association for the budget, minutes and the estoppel certificate, which states amounts owed. We did not find a special assessment in a public source for Morningside.
Buyers read the reserve line and any planned projects. Section 718.112 requires reserve accounts for roof replacement, building painting and pavement resurfacing, so a well-funded budget helps a buyer’s confidence.
Yes. Both are assessments on the unit. Section 718.116 makes the new owner liable for assessments that come due after closing and jointly liable for unpaid amounts up to the transfer.
You do not use one to price the other. Morningside’s 36-month median was $579,000 and Cypress Hammock’s was $775,000, with larger homes there, so we price Morningside off its own sales by floor plan.
The association site states a minimum 3-month lease. Check the Declaration for the number of leases allowed and any approval step before you sign a tenant.
Leasing is allowed with a minimum 3-month term per the association site. Other terms, such as limits per year, are in the Declaration. We can compare rent and sale outcomes with you.
For Morningside, the 2025 median of $495,000 was about 20 percent below the 2024 median of $620,000, and 2026 held near $506,250. Pricing to the recent sales, not to 2024, is the practical lesson.
74 of the 128 units show an owner mailing address outside Florida, so remote sellers are common here. A local agent handles showings, the gate, the estoppel and closing logistics on your behalf.
You can sign electronically, appoint someone to handle access, and use a local agent for showings and inspections. We coordinate the association documents and closing so you do not have to travel.
We did not find an inspection data source for Morningside. Block, concrete and stucco construction with a tile roof and air conditioning age are common review items; we suggest a pre-listing walk-through to find issues early.
Often. Lenders look at the association’s master policy for a condominium and the buyer’s own unit policy, so have the master policy declarations page ready. Section 718.111(11) governs what the master policy must cover.
Possibly. Under section 627.711 insurers must accept a uniform mitigation verification form, and it can support windstorm credits. A current form for your unit can help a buyer’s quote.
Buyers ask about flooding and storm repairs. The National Hurricane Center reports 8 to 12 feet of inundation in Estero and Bonita Springs near the coast; we found no published Morningside damage report, so bring your own repair records.
The club advertises 24/7 gated security for Shadow Wood at The Brooks. We coordinate guest access with the association for each showing; gate procedures are in the association’s rules.
We did not find a sign rule in a public source. The rules are owners-only, so we confirm it in the rules before planning marketing.
Many closings can be handled remotely, and the title company sets the requirements. We coordinate with the closing agent in advance.
The club bills dues annually and prorates them by join date. Contact the membership office at 239-992-6000 before you list so the buyer’s path is clear.
Medians rose from $346,750 in 2021 to $575,000 in 2022, peaked at $620,000 in 2024, fell to $495,000 in 2025 and stood at $506,250 in 2026 through August 19.
A team that prices from the county record, knows the two floor plans and has the association documents ready. Call Jesse at (239) 898-6072 or start with a free home valuation.
These are the original public documents we read for this Morningside page, each linked at the office that issues it: the club’s membership brochure, the three National Hurricane Center reports and the Florida Department of Revenue levy table for Lee County.
# | Document | Issuer | What it shows |
|---|---|---|---|
1 | Shadow Wood Country Club membership options and 2025 fees (PDF) | Shadow Wood Country Club | Initiation figures, dues and categories |
2 | NOAA | The 2022 storm and southwest Florida surge | |
3 | NOAA | The 2024 storm and surge on this coast | |
4 | NOAA | The 2024 landfall and surge to Bonita Beach | |
5 | Florida Department of Revenue, Lee County Table 1 levies, 2025-26 (PDF) | Florida Department of Revenue | Village of Estero and Lee County millage |
Every source below was read or queried for this Morningside page on October 29, 2026 unless another date is shown. They are public records, statutes, government pages, association and club pages and issuer documents; the county sales analysis and price-per-square-foot figures are our own work from the record.
County sales data from the Lee County Property Appraiser, pulled October 2026. McGreevy and Comisar, Best Realtor for Morningside. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
