Spanish Wells Golf and Country Club

When a Spanish Wells owner decides to sell, the listing team moves the closing number more than any other single decision, and in this community that team is McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Spanish Wells Golf and Country Club is one of the most misdescribed communities in Bonita Springs real estate, and the reason is structural rather than scenic: the homeowners association owns the golf club. That one fact explains nearly everything else that makes this place different from the bundled golf communities it competes with, and almost nothing published about Spanish Wells online gets it right.

Because the members are the owners, club membership is optional in every neighborhood except Cordova. Because the club is not chasing an equity roster, the golf course is semi-private and takes public tee times. Because the association carries the club rather than a special district carrying the infrastructure, there is no CDD and no district line on a Spanish Wells tax bill. And because most owners are not billed golf at all, the monthly cost of living here looks nothing like the number a buyer expects from a 27-hole country club address.

This page is our resident-level briefing on how Spanish Wells actually works: the recorded deed that put the club in the homeowners’ hands, the full fee stack down to the estoppel line items, the 1,361 assessable owners and the ten parcels that explain the community’s most-argued-about number, the neighborhood-by-neighborhood build years, and the live market data we pull ourselves. If you are selling, call Jesse McGreevy at (239) 898-6072. If you are buying, call Marc Comisar at (239) 287-5873.

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

Why McGreevy and Comisar Are the Best Realtor for Spanish Wells

McGreevy and Comisar are the best real estate team for Spanish Wells because they pair a genuinely elite production record with document-level command of this specific community: the recorded club deed, the two-tier assessment structure, the twenty-two sub-associations, and the closing-side costs that decide what a Spanish Wells home nets its seller.

Here is the record behind that claim:

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

The Spanish Wells Numbers We Track, and What They Are

We track this community’s closings the way an appraiser tracks a neighborhood, and we want to be precise about what the following figures are and are not. These are the closed sales recorded inside Spanish Wells over the trailing twelve months by every brokerage that worked here, not our own transaction count. They are the community’s market, and knowing it cold is the job.

Source: Southwest Florida MLS, all property types, scoped to the Spanish Wells development, trailing twelve months as of early September 2026.

Median days on market is computed on 67 of the 68 transactions; one closed listing carried no days-on-market value.

In the last 12 months we tracked those 68 Spanish Wells closings transaction by transaction, including the one duplicate entry that appears twice in the raw data under two different sub-condominium names and would otherwise inflate the count to 69. That level of care is not pedantry. A community this size turns over about five percent of its parcels a year, so a single mis-scoped comparable moves a valuation in a way a seller feels at closing.

What Actually Wins a Spanish Wells Listing

Three things decide a Spanish Wells outcome, and none of them show up in a photo.

The neighborhood, not the community, sets the comp set. A Cordova single-family home and a golf condominium two hundred yards away are not in the same market. Cordova’s median closed price sits at $946,500 on eight sales this year; the base Spanish Wells single-family neighborhoods run a $795,000 median on twenty-eight sales; Las Brisas runs $316,250 on ten. Pricing a Spanish Wells home against a community-wide median is how sellers leave money on the table and how buyers overpay.

The closing-side association costs are real and almost nobody quotes them. A Spanish Wells resale carries a $4,800 master capital contribution plus two separate $299 estoppel fees, and that is before any rush charge. We net-sheet it correctly the first time.

The neighborhood’s own management company sets the pace. Six different management companies plus two self-managed associations operate inside one gate here. Estoppel turnaround, document access and architectural approval speed differ by neighborhood, not by community, and a listing agent who does not know which desk to call loses days on a closing timeline.

Across the wider Domain Realty Group, our team has closed over $2.5 Billion in Real Estate, and that volume is what pays for this kind of preparation on a single gated community in Bonita Springs.

Ready to move on it? Sellers, call Jesse McGreevy at (239) 898-6072 for a neighborhood-matched valuation built on Spanish Wells comps, or start with a free Spanish Wells home valuation. Buyers, call Marc Comisar at (239) 287-5873, or begin with our Southwest Florida buyer guide to get matched to the right neighborhood and the right fee structure before you write an offer.

Key Takeaways for Spanish Wells Buyers and Sellers

Spanish Wells Golf and Country Club is a 1,361-owner gated golf community in Bonita Springs, Lee County, Florida, sitting 2 to 3 miles west of I-75 between US 41 and the interstate. If you read nothing else on this page, these eight facts are the ones that shape cost, value and strategy here.

• The homeowners association owns the golf club. The country club was deeded to Spanish Wells Community Association by an instrument recorded in Lee County in January 2018, and the association’s own recorded Declaration names that deed at section 1.10.
• Membership is optional in every neighborhood except Cordova. The club’s own FAQ states it plainly: buy in Cordova and a club membership is required; buy anywhere else in Spanish Wells and it is not.
• The golf course is semi-private and open to the public. Spanish Wells runs public tee times through its own booking engine and describes itself as a semi-private, non-equity club.
• There is no CDD. No community development district, no dependent or independent special district, and therefore no district assessment line on a Spanish Wells tax bill. This is proven against Florida’s own statewide list of active special districts, not merely a county roster.
• No Spanish Wells parcel sits in a FEMA Special Flood Hazard Area. Flood insurance is not federally mandated here and no elevation certificate was ever required.
• The closing-side association cost is $5,398, or $5,716 with both rush fees. That is a $4,800 master capital contribution plus two separate $299 estoppel charges, and it is a real line on a Spanish Wells net sheet.
• The market is slower, not softer. Closed sales rose 25.9% year over year while the median closed sold price moved 1.0% and the median sale-to-list ratio held at 95.41% against 95.42%. What changed is time: median days on market went from 47 to 71.
• The community is fully developed. The recorded Declaration calls Spanish Wells a fully developed community, and the golf course cannot be redeveloped without a two-thirds vote of the members, who are the homeowners.

Table of Contents

This guide runs from the Spanish Wells market and governance structure through the club, the fee stack, flood and insurance reality, schools, drive times and two full FAQ blocks. Use the jump links below to go straight to what you need, or read it end to end for the complete picture of how Spanish Wells works.

Start here: Spanish Wells, the community and the market

• Why McGreevy and Comisar Are the Best Realtor for Spanish Wells
• Key Takeaways for Spanish Wells Buyers and Sellers
• Table of Contents
• Living in Spanish Wells as a Homebuyer
• The Spanish Wells Market Right Now

How Spanish Wells was built and how it is run

• How Spanish Wells Came to Be
• The Spanish Wells Master Plan and Build-Out
• How Spanish Wells Is Governed
• The Spanish Wells Fee Stack: Every Layer a Buyer Is Billed
• The Neighborhoods of Spanish Wells
• The Spanish Wells Sub-Association Roster

The club, the golf and the amenities

• Who Owns Spanish Wells Golf and Country Club
• Spanish Wells Club Membership: What Is Required and What Is Optional
• Golf at Spanish Wells: 27 Holes Across Three Nines
• Can the Public Play Spanish Wells
• Racket Sports, Fitness and Pools at Spanish Wells
• Dining at Spanish Wells
• What Spanish Wells Does Not Have

Location, risk and daily reality

• Beaches and Beach Parking from Spanish Wells
• Flood Zones and Flood Insurance in Spanish Wells
• The Spanish Wells CRS Discount and What It Saves
• The 50 Percent Substantial Improvement Rule at Spanish Wells
• Hurricanes and Storm Hardening at Spanish Wells
• Milestone Inspections and SIRS at Spanish Wells
• Insurance Reality for a Spanish Wells Buyer
• Schools Serving Spanish Wells
• Healthcare Near Spanish Wells
• Drive Times and Distances from Spanish Wells
• What Is Being Built Near Spanish Wells

Living here, and buying or selling here

• Daily Logistics in Spanish Wells
• Leasing and Renting in Spanish Wells
• Signage Rules for a Spanish Wells Listing
• Community Events and Member Clubs at Spanish Wells
• Comparable Communities to Spanish Wells
• Why Buy in Spanish Wells: Honest Pros and Cons
• Thinking of Selling Your Spanish Wells Home? List With the #1 Team in Southwest Florida Since 2012
• Your Local Real Estate Experts for Spanish Wells
• Spanish Wells FAQ: Buyer Edition
• Spanish Wells FAQ: Seller Edition
• Sources and Authoritative References for Spanish Wells
• Downloadable Spanish Wells Documents

Living in Spanish Wells as a Homebuyer

Spanish Wells is a gated, all-ages, 591-acre golf community in Bonita Springs where 1,361 owners share three guarded entrances, 27 holes of golf, a 32,000 square foot clubhouse and a fitness center, and where club membership is a choice rather than an obligation outside Cordova. It suits full-time residents, snowbirds and seasonal owners in roughly equal measure.

The texture of everyday life here comes down to a handful of things photographs never capture, and they are the things we walk buyers through before they fall for a floor plan.

The First Question Is Which Neighborhood, Not Which House

Spanish Wells is not one homogeneous subdivision. It is a base single-family subdivision of roughly 805 homes wrapped around ten separately recorded condominium communities, and the neighborhood you choose decides your dues, your management company, your architectural review process and, in exactly one case, whether you are required to hold a club membership at all.

A buyer in Las Brisas may sit under four assessment layers: the master association, the Las Brisas master association, their own specific Las Brisas sub-association, and then club dues if they elect a membership. A buyer in Unit Two sits under two, in a self-managed association. A buyer in Cordova sits under a master, a Cordova association and a mandatory club membership. Those are genuinely different ownership experiences inside one gate, and the listing photos look the same.

It Is a Rules-Forward Community, and Most Owners Come to Like That

The master rules are written explicitly as a floor: the association’s own Rules and Regulations open by stating that they are the minimum rules for Spanish Wells and that sub-associations may enact more stringent rules but never more lenient ones. That single sentence is the governing principle of the whole two-tier structure and it explains most apparent contradictions a buyer will find between one Spanish Wells source and another.

In practice that means an architectural review committee signs off before you repaint, re-roof, replace a driveway, add a pool, change windows or garage doors, or make meaningful landscaping changes. It means a 25 mph speed limit that the Lee County Sheriff’s Office has been asked to enforce on the community’s own streets. It means every vehicle scans its own bar code at the gate, and following another car through is a rule violation rather than a convenience. The upside is that your neighbor cannot park a boat in the driveway. The trade-off is that neither can you.

The Golf Course Is a View, Not a Park

This surprises people, so we say it early. The recorded Declaration at section 4.7 states that the club facilities are not open for walking, jogging, biking or fishing, and that only authorized club personnel and people authorized to be playing golf may be on the golf course, the cart paths or the lake banks. The community’s own Rules and Regulations repeat the prohibition. Residents walk, jog and cycle on the internal streets instead. There is no separate marketed trail network.

The same Declaration section also gives golfers the right to enter a parcel to retrieve their golf balls, which is worth knowing before you buy the lot behind a tee box.

The Social Calendar Is Real, and It Is Seasonal

The club runs an active event calendar: pickleball open play, themed dinner nights, a golf-plus-dinner format, buffets and holiday events, with dozens of listings in a typical six-week window. Separately, at least one sub-association runs its own resident mixer that is explicitly open to non-members of the club, which is a meaningful detail in a community where most owners are not club members.

That calendar is seasonal in a way the community’s own publications confirm. Unit Two’s resident social series publishes a final event of the season in May and resumes later in the year. A buyer touring Spanish Wells in July will see materially less social programming than a buyer touring in February, and that is the community’s own calendar saying so rather than a generic snowbird generalization.

Who Spanish Wells Fits, and Who It Does Not

It fits a buyer who wants a mature, heavily amenitized gated golf community with a genuine choice about whether to pay for golf. It fits a buyer who wants a 24/7 manned main gate and is comfortable with the cost that implies. It fits a snowbird who wants a lock-and-leave condominium at a fraction of the single-family price, inside the same gate and with access to the same club.

It does not fit an investor underwriting nightly or weekly rental income, because the recorded minimum lease term is thirty days with a thirty-day gap between leases. It does not fit a boater, because Spanish Wells has no marina and its lakes are an engineered stormwater system. And it does not fit a buyer who wants everything bundled into one predictable monthly number, because the honest answer to “what is the Spanish Wells HOA fee” is that there is no single one.

Thinking about a move into Spanish Wells? Sellers preparing to trade up or down inside the community, call Jesse McGreevy at (239) 898-6072 or request a Spanish Wells home value estimate. Buyers, call Marc Comisar at (239) 287-5873 or start with our Southwest Florida home buying guide. As Top 1% Real Estate Agents Nationally Since 2008, matching a buyer to the right neighborhood inside a community this layered is exactly the work we do.

The Spanish Wells Market Right Now

Spanish Wells recorded 68 closed sales over the trailing twelve months at a median closed sold price of $623,750, a median 71 days on market and a median sale-to-list ratio of 95.42%. Twenty-six homes are currently listed at a $639,000 median, which works out to roughly 4.6 months of supply. The headline finding is that this market got slower without getting softer.

All figures in this section come from the Southwest Florida MLS, scoped to the Spanish Wells development and its golf condominium companion listing, hand-computed from the returned transactions rather than read off a summary panel.

Trailing Twelve Months in Spanish Wells

Median days on market is computed on 67 of the 68 transactions, because one closed listing carried no days-on-market value. We state that rather than quietly filling the gap.

The Year-Over-Year Table: Slower, Not Softer

This is the comparison a Spanish Wells seller needs before setting an asking price, and it is the one no competing page carries. Both sides are the same metric, over the same property scope, over the same twelve-month period length, over the same geography.

Read that table slowly. Volume rose by about a quarter. The median closed sold price moved barely one percent. The median price per square foot rose. And Spanish Wells sellers held the same share of asking price to the second decimal place, 95.41% against 95.42%. The only thing that genuinely changed is how long it took, and it took twenty-four days longer.

Those two readings get conflated constantly, and conflating them costs money in both directions. A seller who hears “the market has slowed” and cuts an asking price by five percent is solving a problem the data says does not exist. A buyer who hears “prices are flat” and expects an instant deal is walking into a market where the median seller still got better than ninety-five cents on the asking dollar. The correct posture in Spanish Wells right now is patient pricing, not defensive pricing.

One number in the annual comparison deserves a caveat rather than a headline. The low sale fell from $280,000 to $180,000, and that is a composition effect rather than a price movement. The $180,000 floor is the community’s single golf condominium sale of the year, a product type that recorded exactly one transaction in each of the two windows. It sets the published minimum and tells you nothing about direction.

Spanish Wells by Neighborhood: the Internal Benchmark

This is the table that makes a Spanish Wells valuation defensible, because the spread inside the gate is wider than the spread between many Bonita Springs communities.

Two disclosures belong with that table. First, we do not publish a median on a sample of fewer than three transactions, which is why Lake Club Villas, Puesta del Sol and the golf condominium row carry a count and a range instead of a middle number. A median of two sales is not a market reading, it is an average wearing a disguise. Second, these segment counts are taken before the duplicate-transaction removal and sum to 69 rather than 68, because one transaction was recorded under two sub-names, so each is accurate to within one and they should not be re-totalled against the 68 figure.

The single most interesting line is Cordova. Cordova’s median moved from $980,000 across seven sales in the prior twelve months to $946,500 across eight in the most recent twelve, a decline of about 3.4%. On single-digit sale counts a swing that size is a change in which houses happened to trade, not a signal about the neighborhood, and it should be read alongside Cordova’s 96.53% median sale-to-list and 40-day median days on market, both of which are the strongest in the community. It remains the top of the market by a wide margin, and that is consistent with Cordova being the newest product in the community and the one neighborhood where club membership comes with the deed.

Standing Inventory and Absorption

That 5.00% turnover figure is worth pausing on, because it is also a data-integrity check. An established Southwest Florida golf community trading five percent of its parcels in a year is squarely normal, and it corroborates that the market pull is capturing the right population rather than a slice of it.

The gap between a 71-day median for what sold and a 107-day median for what is still listed is the clearest single signal in this dataset. The homes still sitting have, on average, been sitting longer than the homes that sold took to sell. In a market holding 95.42% of list price, that gap is almost always a pricing problem rather than a demand problem.

Bonita Springs Context, and How to Read It Honestly

Spanish Wells sits inside ZIP 34135, which covers the whole of eastern Bonita Springs. It is a different and much larger population, and where the two diverge that is expected rather than contradictory.

Source: SunStats, Florida Realtors.

The months-supply figures in this table are SunStats’ own July 2026 computation for the whole ZIP. They are not built the same way as the 4.6 months shown earlier for Spanish Wells, which is 26 active listings over a 5.67-per-month absorption rate as of early September 2026, and the two should not be read against each other.

The ZIP-level headline is a mix effect, and saying so out loud is the difference between analysis and noise. The blended median for all property types fell 8.7% year over year, but single-family homes rose 1.7% and condominiums fell 11.7%. The blended figure moved mostly because the mix of what sold shifted, not because Bonita Springs houses lost value.

Over the trailing twelve months ending July 2026, ZIP 34135 recorded 1,347 closed sales, with the monthly median sale price across thirteen months ranging from $410,000 to $520,500. That range is the right thing to hold the Spanish Wells twelve-month pooled median of $623,750 against, and comparing a pooled twelve-month community median to a single month’s ZIP median would be comparing two different things.

What This Means If You Are Selling in Spanish Wells

Price it to the neighborhood, then be patient. Sellers here are still capturing better than 95% of asking price, and the year-over-year evidence says the price level held. What lengthened is the search. A well-prepared Spanish Wells home listed at a neighborhood-matched number should expect to be on market longer than it would have been a year ago and should not expect to concede more at the table because of it.

The two errors we see most often are pricing a condominium against the community median, which is roughly double the Las Brisas median, and pricing a single-family home against the community median, which sits well below the base-neighborhood median. Both are honest mistakes and both are expensive.

What This Means If You Are Buying in Spanish Wells

Time is on your side and price is not. Twenty-six active listings at 4.6 months of supply is a balanced market, not a buyer’s market, and the 95.42% median sale-to-list ratio says lowball offers are not landing. What you do get is the ability to be selective and to negotiate on terms, inspection items and timing rather than on headline price. Buy the right neighborhood, understand your total fee stack before you offer, and do not assume the club dues question applies to you unless you are buying in Cordova.

Spanish Wells Sellers and Buyers: Start Here

Spanish Wells is a market where the median seller still held 95.42% of asking price while the median time to sell stretched from 47 days to 71, and knowing which of those two numbers applies to your situation is worth a phone call before you do anything else.

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

Selling a Spanish Wells home? Call Jesse McGreevy at (239) 898-6072 for a neighborhood-matched pricing strategy, or request your Spanish Wells home valuation online. We will show you the comparable set we used and the ones we excluded, and why.

Buying in Spanish Wells? Call Marc Comisar at (239) 287-5873, or read our guide to buying a home in Southwest Florida. We will tell you what a listing actually costs to own, all-in, before you compete for it.

How Spanish Wells Came to Be

Spanish Wells was not founded in a single year, and the honest answer to when it began is a dated chain rather than a date. Six separate events sit behind the word “founded” in this community’s history: a corporate formation, the first home construction, the association’s own account of its first homes, its incorporation, the recording of its Declaration, and the building of the clubhouse standing today.

The Dated Chain

And here is the disclosure that belongs with it: no primary source supports a bare founding year of 1979, and the association’s own history page is itself imprecise about the 1980s, because a corporate formation, a first house, the association’s own account of its first homes, an incorporation, a recorded declaration and a club opening are six different events that secondary sources collapse into one word.

The Developer Chain, Read Off the Corporate Register

Two Delaware corporations, sequentially numbered and filed on the same day in May 1978 with overlapping officers, qualified to do business in Florida: one holding the residential land, one holding the country club. That paired land-and-club structure is typical of a golf-community developer of that era, and the same small officer group recurs across essentially every Spanish Wells development entity for the next four decades.

The land-holding vehicle changed shape twice: into a Florida limited partnership filed in May 1995 with a Delaware corporation as its general partner, then into a Florida limited liability company by conversion in 2006, carrying the identical federal tax identification number through the conversion, which is what proves it is the same legal entity rather than a successor.

A separate and materially different entity is worth naming because it explains something about how the club was run before the association bought it. A Florida not-for-profit corporation named Spanish Wells Golf and Country Club, Inc. was filed in November 1993 at the club’s own address, with officers who were residents at Spanish Wells street addresses rather than members of the developer group. It lapsed, was reinstated in 2007, and dissolved voluntarily effective June 2011. What changed in 2011, and exactly what structure ran the club between then and the association’s 2018 purchase, is not documented in any public record we could reach.

The 2018 Acquisition, and the Wind-Down That Confirms It

The single most consequential event in this community’s history is the January 2018 purchase of the country club by the homeowners association. The club’s own account of it is direct: in January of 2018 the club was purchased by the homeowners association, which then hired a golf management company to operate the property, and substantial renovations followed.

The corporate register corroborates the transaction from the seller’s side with a precision that a marketing page cannot match:

• December 2017. The club’s new operating-management vehicle registers to do business in Florida, roughly six weeks before the sale.
• January 2018. The association takes title. The deed instrument is named inside the association’s own recorded Declaration.
• February 2018. The seller-side joint venture vehicle formally dissolves, within weeks of closing.
• August 2019. The limited liability company that held the golf course real estate voluntarily dissolves.
• June 2020. Three further entities in the original developer family, including the 1978 country club corporation, all withdraw or dissolve on the same date.
• November 2024. The 1978 land corporation, the oldest surviving piece of paper in the whole chain, finally withdraws from Florida after forty-six years.

Read as a sequence, that is a single corporate family completing a phased exit from Spanish Wells that took roughly six and a half years from the sale to full closure. It is also the clearest external confirmation that the January 2018 transaction happened exactly when and how the association says it did.

The Clubhouse: Built 1998, Renovated After 2018

Two facts circulate about the clubhouse and they are not in conflict. The association’s own history states the current country club was built in 1998. The club separately describes a recently renovated 32,000 square foot clubhouse. Both are true: the building standing today is a 1998 structure that was substantially renovated after the 2018 change in ownership, with the ballroom, terrace, private dining room and pub area all reworked and new kitchen equipment installed. It is a renovation story, not a new-construction story, and the distinction matters to anyone valuing the amenity.

The Spanish Wells Master Plan and Build-Out

Spanish Wells occupies a single contiguous 591.7-acre polygon in Bonita Springs, measuring roughly 1.17 miles west to east by 0.98 miles north to south, containing 1,433 parcels of which 1,361 are residential, 1,351 residential dwelling units, and 912 buildings. Every parcel sits in Section 03-48-25, inside Bonita Springs city limits, and the recorded Declaration describes Spanish Wells as a fully developed community.

The Component Map, From the County’s Own Records

Lee County’s geographic information system maintains a per-community layer that treats Spanish Wells as eleven component polygons: the base subdivision plus ten recorded condominium communities. Summed, they produce the most complete physical inventory of this community that exists anywhere.

The 1,361 Versus 1,351 Question, Finally Explained

Two different numbers circulate for the size of Spanish Wells and both are correct, because they count different things. The association’s own 2026 approved budget records fees received from 1,361 owners. Its bulk communications contract bills 1,351.

The county’s own data explains the ten-parcel difference with a mechanism rather than a shrug. Lee County independently records 1,361 residential parcels and 1,351 residential units across the eleven components, and the entire gap sits inside the base subdivision, which carries 815 residential parcels but only 805 single-family dwelling units. Ten residential parcels in Spanish Wells are assessed but carry no dwelling, and a bulk communications contract cannot be delivered to a vacant lot.

That reconciliation matters practically. It means the community’s size figure of 1,361 is an assessment population, not a headcount of homes, and any per-owner arithmetic a buyer does off the budget needs to use the same denominator the budget used.

Two more figures fall out of the same layer and are worth stating. Spanish Wells contains 805 single-family units and 546 multifamily units. And Cordova and Lake Club Villas have no separate county polygon of their own, because both sit inside the base subdivision, which is consistent with Cordova never having been platted through the traditional plat-book system at all.

Build-Out, Neighborhood by Neighborhood

Spanish Wells did not go up in one push. The county assessment roll’s year-built fields put the phases in this order:

• 1979 to 2013, Unit One, single-family, heavily concentrated 1979 through 2005
• 1980 to 2006, Unit Two, single-family
• 1981 to 2003, The Lake Club, villa and twin-villa product, the second-widest build range in the community
• 1984, Spanish Wells Golf Condominiums One and Two
• 1992 to 1994, Golf Condominiums Three through Seven
• 1993 to 2019, Unit Three, single-family, with the last record a clear outlier
• 1995 to 1998, the Las Brisas family, coach homes, condominium homes and twin villas
• 1998 to 2003, Puesta Del Lago and Puesta Del Sol
• 2004 to 2008, the Marbella family, villas plus three condominium associations
• 2014 to 2018, Cordova, the newest product in the community

Cordova is the outlier in more ways than one. It was recorded by direct instrument in 2014 and 2015 rather than through a numbered plat book, and it plats an unusually large share of its own land as named common tracts compared with the older units.

The Recorded Plats Behind the Marketing Names

Is Anything Still Being Built Inside the Gate

No. Three independent lines of evidence say Spanish Wells is done. The recorded Declaration states in its own words that Spanish Wells is a fully developed community. The association’s own history describes a closed narrative with no future-phase language anywhere on its site. And the City of Bonita Springs, which is the permitting authority for this community, carries no active development application for any parcel inside the gate.

The strongest of the three is the City record: Spanish Wells is inside Bonita Springs city limits, and the City’s own plan module carries no rezone, planned-development amendment or development order inside the community since 2014. Lee County’s countywide report of planned-development applications under review, 47 active cases as of 30 August 2026, likewise carries no Spanish Wells entry.

There is also a protection here that most Southwest Florida golf communities do not have. Declaration section 7.2 provides that the country club parcels shall continue to be used as a 27-hole golf course and country club facility unless a change is approved by a two-thirds vote of the members present at a properly called meeting with a quorum. The members are the homeowners. The golf course cannot quietly become housing.

How Spanish Wells Is Governed

Spanish Wells runs a two-tier association structure with no district layer at all. Spanish Wells Community Association, Inc., a Florida not-for-profit incorporated in October 1994, is the master association and also owns the golf and country club. Beneath it sit ten neighborhood associations and twenty-two sub-associations in total, and there is no community development district.

The Master Association

The master association is registered as Spanish Wells Community Association, Inc., a Florida not-for-profit filed 7 October 1994, currently active, with its principal address at 9821 Treasure Cay Lane, Bonita Springs. Its governing instrument is the Third Amended and Restated Declaration of Protective Covenants for Spanish Wells, a 41-page instrument recorded in Lee County on 29 July 2020, amended by a certificate recorded 23 April 2024.

The board is a nine-person body of officers and directors. The association’s registered agent and counsel is a Fort Myers law firm, and its community association management company is Castle Group, reachable through the association office at 239-319-1288.

Owners Do Not Pay the Master Directly

This is the fact that defeats every page claiming a single Spanish Wells HOA fee. The association’s own fee schedule states it in plain language: 2026 monthly assessments are collected by the neighborhoods, and owners do not pay the master association directly.

The Declaration codifies the arrangement at section 3.15, which provides that each neighborhood association is responsible for timely payment of all regular and special assessments due from its members to the master association whether or not it has collected from the parcel owner.

Two consequences follow. First, the number a buyer sees on a listing is a sub-association number that may or may not already carry the master assessment inside it, depending on the neighborhood. There is no single community-wide dues figure to quote. Second, because each neighborhood association must remit regardless of collection, delinquency inside one sub-association becomes a burden on the other owners of that same sub-association rather than on the community at large.

Twenty-Two, Ten, Twenty and Eight

Spanish Wells publishes four different counts of its own sub-associations, and we publish all four because the difference is the useful part.

They are counts of different things stated loosely. Eight is roughly the count of neighborhoods as a buyer experiences them, the marketing-level list. Twenty is the figure the association’s own resident portal uses for its sub-associations; its published management directory prints nineteen rows. Twenty-two is the most specific figure and it distinguishes ten neighborhood associations, the tier that collects and remits assessments, from twenty-two sub-associations in total, which includes condominium associations nested inside a neighborhood such as the four separate Marbella entities.

Publish the 22 and 10 split as the operative figure, and know that the other two numbers exist so that you are not thrown when you meet them. Any page that silently picks one is telling you less than it knows.

The Rules Hierarchy

The master Rules and Regulations open with the governing principle of the whole structure, and it is worth quoting because it resolves most apparent contradictions between Spanish Wells sources:

The SWCA rules below are the minimum rules for Spanish Wells. Sub HOA’s may enact more stringent ones but not more lenient rules.

That is why Unit One’s sign rule can be stricter than the master’s, why Unit Two can cap leases at three per year when the master does not, and why the answer to almost any Spanish Wells rules question is “the master says X, and your specific association may say something stricter.”

There Is No CDD in Spanish Wells

Spanish Wells has no community development district, no dependent special district, no independent special district and no special taxing district of any kind. There is therefore no district assessment line on a Spanish Wells tax bill, no district bond, no bond payoff figure attaching to the lot, and no municipal bond disclosure filings for this community, because a district must exist and must have issued debt for any of that to be true.

The proof matters as much as the conclusion here. The primary citation is the Florida Department of Commerce Official List of Special Districts, the state’s own register of all 2,090 active districts statewide, which contains no Spanish Wells entry. That is the right authority because Spanish Wells sits inside Bonita Springs city limits, and districts inside municipal boundaries route through the local governing authority rather than appearing on a county-level roster.

Two further checks agree. The Lee County Property Appraiser’s per-parcel tax district description reads City of Bonita Springs and Bonita Springs Fire, with no district component, on all 1,213 geocoded Spanish Wells parcels. And the community’s own governing documents contemplate no district: the Declaration allocates the entire operating and reserve budget to the residential parcels through regular assessments at section 3.3, and assigns surface water management to the association at section 5.1. In a district community, stormwater and infrastructure are district responsibilities funded by non-ad-valorem assessment. Here they are association responsibilities funded by HOA assessment, and the association’s budget carries the corresponding line items directly.

The important caveat, and we would rather you hear it from us. No CDD does not mean no debt. The master association carries real amortizing debt and bills it to owners as a separate line, which we detail in the fee stack below. A page that says “no CDD” and stops has made the same mistake as a page that invents one.

Governance Provisions a Buyer Should Actually Read

Section 8.4(B) deserves the most attention. In post-Ian Southwest Florida, an insurance-shortfall special assessment that can be levied without a member vote is a material risk disclosure, and it comes straight out of the recorded instrument rather than out of anyone’s opinion.

A Recent Governance Fact Worth Knowing

In April 2024 the membership adopted, and the association recorded, an amendment tightening the president’s and management’s spending authority into a formal ladder: the community association manager may approve up to $2,000 with advance treasurer approval, the treasurer and president jointly up to $9,999, any three executive officers jointly up to $24,999, and anything above $25,000 requires advance board approval. That amendment changed no assessment, membership or use provision. It is a spending-control amendment, and it tells you something real about how this board operates.

Separately, a homeowner-organized Florida not-for-profit named Spanish Wells Confederation of Homeowners, Inc. was registered on 30 March 2026 at a residential address inside the community, with a single individual serving as all three officers. It is not the master association, not a sub-association, and holds no recorded authority of any kind. We publish the formation as a verified fact and we publish nothing about its purpose, because nothing about its purpose is documented.

The Spanish Wells Fee Stack: Every Layer a Buyer Is Billed

A Spanish Wells buyer is billed at three levels: the master association, which works out to roughly $3,031 per parcel per year in 2026, the sub-association, whose dues are not published anywhere and vary by neighborhood, and the club, whose dues are also not published for any membership category. On top of that sits a one-time closing cost of $5,398, or $5,716 if both rush fees apply.

That is the honest shape of it, and this section names each layer including the ones nobody publishes.

Layer One: the Master Association, Derived From Its Own Budget

The association publishes its approved budget, and the per-parcel figures below are simple arithmetic on its own printed revenue lines against its own printed owner counts.

The first two lines divide by the 1,361 assessed parcels and the third by the 1,351 owners billed for bulk service, so the total describes an owner who receives all three.

The operating and reserve assessment rose 35.2% for 2026, from $1,203.83 per parcel the prior year. Of the 2026 figure, $427.36 per parcel per year is reserve funding, up 65.7% year over year.

Where did that increase go? The association’s own budget answers it. Reserve funding rose 65.7%. Total professional fees rose 109.4%, driven by engineering and a new consulting line. A new $250,000 drainage and boulevard irrigation maintenance line appeared. Surface water management rose 39.0% and landscape and irrigation rose 46.2%. Insurance actually fell 12.1%, which means this is not an insurance story. It is a deferred-maintenance and reserve-catch-up story, and the community is budgeting a deficit of $144,365 for 2026 even after the increase.

We give a Spanish Wells seller this figure before it turns up in an estoppel certificate, because a buyer who discovers a 35.2% assessment increase at the closing table reacts differently than a buyer who was told about it in week one.

On the bulk communications line and the ten-parcel gap. The bulk voice, internet and streaming contract is billed to 1,351 owners while the master assessment and debt service are billed to 1,361. The reason is structural rather than mysterious: ten residential parcels in the base subdivision are assessed but carry no dwelling unit, and a bulk communications contract cannot be delivered to a vacant lot. If you multiply the bulk revenue by 1,361 you will get a number that does not reconcile, and now you know why.

Layer Two: the Association’s Amortizing Debt

The association carries real debt and bills it to owners as its own separate line. Its 2026 budget shows debt service interest of $107,052 and debt service principal of $257,151, totalling $364,203, against a prior-year total of $364,204.

A total that is flat to the dollar while interest falls and principal rises is the textbook signature of a fixed-payment amortizing loan rather than a revolving facility. At $267.60 per parcel per year this is smaller than a typical Lee County district assessment, but it is real, it is separately itemized, and it is invisible to any buyer who treats “no CDD” as shorthand for “no debt.”

What is not published: the loan’s principal balance, the lender, the interest rate, the maturity date, and whether an individual owner can prepay their share the way a district bond typically can. The route to all of it is the association’s audited financial statements, whose notes carry loan terms. Florida Statute 720.303 gives members access to official records, and a buyer under contract can request them through the seller.

Layer Three: Sub-Association Dues, and Why We Will Not Quote a Number

Sub-association monthly or quarterly dues are not published. Not on the master association’s public portal, not on any sub-association website we reached, and not in any recorded document we reached. The master association states this itself and directs enquirers to each sub-association individually, because maintenance fees differ by sub-association.

There is no shortcut here and we will not manufacture one. The two ways to obtain the real number are:

1. Contact the named property manager for that specific neighborhood directly. The full roster with companies, managers and phone numbers is published in the sub-association section below.
2. Order the sub-association estoppel certificate, which is required at closing anyway and which states the exact current assessment as a matter of statutory obligation.

Layer Four: Club Dues, Also Unpublished

Club initiation fees, annual dues and any food and beverage minimum are not published for any of the three membership categories. The club’s own memberships page describes the rights and privileges of Golf, Sports and Social membership in detail and states no price for any of them, offering a membership inquiry form instead.

The route to the current schedule is the club membership office at (239) 992-5100. We do not publish a figure from any secondary source, and we would treat any number a buyer finds online with real suspicion, because a differently located private club shares this community’s name and publishes a full dollar-denominated rate card of its own. Numbers migrate between the two in search results.

The same applies to Cordova. Cordova is the one neighborhood where club membership comes with the home, and neither the association, the club, nor Cordova’s own association publishes the bundled dues amount or a Cordova-specific transfer fee. The routes are Cordova’s management company for the assessment and the club at (239) 992-5100 for the membership terms.

The Closing-Side Cost, Itemized

This is the single most useful number on this page for a buyer, and for a listing agent net-sheeting a seller, and essentially nobody publishes it.

Three things about that table, all of which we have seen collapsed incorrectly elsewhere:

The two $299 charges are separate line items. A master estoppel is required and a sub-association estoppel is separately required. The association’s own fee schedule states that an additional estoppel is also required from the specific sub-association a property belongs to. Treating $299 as the estoppel cost halves the real closing-side figure.

The two rush fees are different fees, and they should not be averaged. $119 is the master rush surcharge on the association’s own current schedule. $199 is the rush surcharge published by Unit Two on its own realtor information page. They belong to two different associations and both are real.

The $4,800 is not a club fee. It is a master association capital contribution, owed on every resale in every neighborhood, by a buyer who never sets foot in the clubhouse. It is separate from any club membership transfer fee, and conflating the two is the most common error we see in Spanish Wells net sheets.

The Declaration also carves out exemptions from the capital contribution that are worth knowing: it does not apply to a transfer resulting from foreclosure of a lien, the death of the transferee, a transfer to an owner’s spouse, or a transfer to a household member solely for estate planning or tax purposes. It does apply on execution of any agreement for deed, which means a contract for deed triggers it at execution rather than at closing. It is both the personal obligation of the transferee and a lien against the lot.

Gate Bar Codes, a Three-Tier Schedule

Bar codes are issued per vehicle rather than per household, are affixed by association staff rather than self-installed, and are paid by credit card or check only. Switching vehicles means a new sticker and a new fee, because the association will not move the old one.

The Layers Nobody Publishes, Named in Those Words

We would rather hand a buyer an honest map of the gaps than a confident guess. Here is every Spanish Wells cost layer that is genuinely unpublished, and exactly what to do about each one.

Selling a Spanish Wells home and want the net sheet right? Call Jesse McGreevy at (239) 898-6072, or start with a Spanish Wells home value estimate. We build the closing-side association costs into the number rather than discovering them at the table. Buying here? Call Marc Comisar at (239) 287-5873 or read our Southwest Florida buying guide, and we will pull the actual dues for the actual neighborhood before you write the offer.

The Neighborhoods of Spanish Wells

Spanish Wells contains nine named neighborhoods a buyer would recognize by name, spanning single-family homes built from 1979 through 2018, villas and twin villas, coach and carriage homes, and low-rise condominiums. Product, build era, price tier and governing association all change from one to the next, and only one of them, Cordova, carries a required club membership.

The Neighborhood Inventory

One count needs a footnote. Unit Three appears as 85 parcel records under the county’s “Spanish Wells Unit Three” legal-description pattern and as 121 when a further 36 records recorded as “Spanish Wells U-3 BLK” are included. Both patterns describe the same neighborhood; the flood table further down this page uses the broader 121.

Cordova, the One That Is Different

Cordova is the newest neighborhood in Spanish Wells, built 2014 to 2018, all single-family and almost entirely single-story, and it is the only neighborhood where a club membership comes with the home. The club’s own FAQ is explicit: buy a house in Cordova and you are required to hold a membership; buy in any other subdivision and you are not. Cordova was built by Toll Brothers, which the county’s own parcel record confirms through the builder’s name carried on twenty-three of the twenty-five common tracts the Cordova homeowners association owns.

Cordova is not age-restricted. It is a bundled-membership neighborhood, which is a different thing, and the “active adult” framing that circulates about it is unsupported by any primary source.

It is also the community’s price ceiling and it is not close. Cordova’s $946,500 median closed price over the trailing twelve months sits roughly 52% above the community-wide median, on eight sales. Cordova’s median moved from $980,000 across seven sales in the prior twelve months to $946,500 across eight in the most recent twelve, a decline of about 3.4%. On single-digit sale counts a swing that size is a change in which houses happened to trade, not a signal about the neighborhood, and it should be read alongside Cordova’s 96.53% median sale-to-list and 40-day median days on market, both of which are the strongest in the community.

Two structural oddities set Cordova apart from its neighbors. It was recorded by direct instrument in 2014 and 2015 rather than through a numbered plat book, which is why it has no separate polygon in the county’s community layer and sits inside the base subdivision. And it plats an unusually large share of its own land as named common tracts, roughly two dozen of its 153 parcel records, compared with the older units.

Cordova has its own gate, staffed as posted rather than around the clock, with a guest kiosk for pass-scan entry.

Marbella, the Largest and Most Varied

Marbella is the largest single neighborhood family by parcel count, with roughly 368 parcel records spanning four separate governing entities: a homeowners association covering the villa product, and three separate condominium associations, Marbella I, II and III. Everything in Marbella was built between 2004 and 2008.

Marbella III is the one to understand in detail. Lee County records it at 123 parcels, 120 units and sixteen buildings, of which four are three-story buildings, at 9601, 9611, 9621 and 9631 Spanish Moss Way, all built in 2007. Those four buildings are the only three-story structures directly observed anywhere in Spanish Wells in the county’s own building-characteristics data, and they carry structural inspection obligations that the rest of the community does not. We cover that in detail in the milestone and structural reserve section further down this page.

Marbella also splits across two management companies: one manages the homeowners association plus Marbella I and Marbella III, a different company manages Marbella II. If you are buying in Marbella II specifically, that is a different phone number and a different set of turnaround times.

The Las Brisas Family, the Deepest Stack

Las Brisas is not one association, it is a master association with at least six sub-groupings beneath it: Coach Homes, Condominium Homes, Twin Villas, Vista Del Sol, Puesta Del Sol and Puesta Del Lago. Built between 1995 and 2003, it is the community’s densest attached-product cluster and its lowest price tier, with a $316,250 median on ten closings recorded under the MLS “Las Brisas at Spanish Wells” name, in a $200,000 to $440,000 range. Puesta del Sol reports separately, at two sales.

A Las Brisas buyer can therefore sit under four separate assessment layers before club dues even enter the conversation. That is not a criticism, it is a fact to plan around, and it is exactly the kind of thing that does not appear in a listing description.

Note also that the operational count and the corporate count differ here in a way that is easy to mis-read. The community directory lists seven Las Brisas management units; the state corporate register carries four Las Brisas entities. Management units and corporate entities are different things and should never be merged into one number.

The Golf Condominiums, the Entry Point

Spanish Wells Golf Condominiums are the community’s oldest attached product and its lowest entry price. Seven condominiums were originally recorded, One and Two in 1984 as single-story buildings of ten units each, Three through Seven between 1992 and 1994 as two-story buildings of twelve units each. Lee County records the cluster today as seven buildings and 80 units on 9.6 acres, an exact independent match to the recorded-document count.

Governance consolidated over time. Golf Condominiums One and Two survive as independent associations; Three through Seven merged into a single operating group. A buyer shopping “Spanish Wells golf condos” is shopping across three governing bodies, not seven and not one.

This is a thin market. The golf condominiums recorded exactly one closed sale in each of the last two twelve-month windows, at $180,000 this year and $280,000 last year, which is why we publish those as two individual transactions and not as a median or a trend.

Three Nearby Communities That Are Not Spanish Wells

A buyer searching “Spanish” in Bonita Springs will hit all three of these, and none of them is this community. Spanish Gardens is a separate Bonita Springs subdivision of 101 parcels. Spanish Harbor is a separate Bonita Springs condominium of 43 parcels. Spanish Cay is a condominium on Sanibel, a different island entirely. There is also a well-known settlement named Spanish Wells in the Bahamas that shares nothing with this community except the name, and a private club named Spanish Wells in South Carolina that publishes its own membership rate card. If you find Spanish Wells pricing online that seems unusually specific, check which Spanish Wells you are reading.

Cordova is the newest neighborhood inside the gates, 128 single-family homes built by Toll Brothers between 2014 and 2018, and it is the one neighborhood here where a purchase carries a required club membership. We cover its four streets, its lot-position split and the two seven-figure deeds its MLS record does not carry on our Cordova at Spanish Wells page.

Marbella is the community’s largest neighborhood at 341 homes, and it is not the three condominium associations it is usually described as: 85 of those homes are single-family houses on Spanish Moss Way and Robolini Court. It also holds the only three-storey buildings in Spanish Wells, four of them, with a statutory reserve-study deadline attached. The full record is on our Marbella at Spanish Wells page.

Las Brisas is the entry price tier, 210 attached homes across six separately recorded condominiums built between 1995 and 2003, and the six differ from each other by more than most buyers expect. Component-level market data, including the one that recorded no sale at all last year, is on our Las Brisas at Spanish Wells page.

Lake Club Villas is 104 single-family homes on Highgate and Megan Drive, built across 23 years from 1981 to 2003, and the county records it under a name almost nobody searches. Its build-year spread, its lot coding and the five county-recorded sales the MLS carries two of are on our Lake Club Villas page.

The Spanish Wells Golf Condominiums: Seven Recordings, Three Governing Bodies, Eighty Homes

The Spanish Wells Golf Condominiums are 80 attached homes in seven buildings on Costa Mesa Lane, built between 1984 and 1994. They are the oldest attached product inside the gates, the smallest named neighborhood in the community, and the one with the most complicated recording history: seven separately recorded condominiums that are administered by three governing bodies today.

The county record

Seven recordings, three governing bodies

Seven condominiums were recorded here and three bodies administer them now. That is not a contradiction; entities merge over time, and the recorded history and the current governance are two different populations.

It is also a trap for anyone searching the county record. Three of the seven are recorded as SPANISH WELLS GOLF FIVE, GOLF SIX and GOLF SEVEN, with no word “condominium” anywhere in the legal description. The others read SPANISH WELLS GOLF CONDO and SPANISH WELLS GOLF CONDOMINIUM ONE. A parcel search for “Spanish Wells golf condo” finds some of this neighborhood and misses roughly a third of it.

The market, and why we publish no median

Lee County recorded two sales here in the trailing twelve months to 4 September 2026, and only one of the two is a qualified deed:

We publish no median for this neighborhood. Two recorded sales, one of them qualified, is not a market you can median, and we publish no median below three sales on any population.

The prior twelve months recorded four qualified condominium-unit deeds, at $232,000, $280,000, $297,200 and $320,000. A fifth qualified deed in that window, at $275,000, was a vacant parcel on White Sands Place rather than a condominium unit, and we count it separately for that reason.

Read the two years together and the shape is a decline nobody has published: prior-year qualified unit sales ran $232,000 to $320,000, and this year’s two recorded sales are $180,000 and $222,000. On these volumes that is an observation about six unit transactions rather than a trend, and it is the softest recent record of any product tier in Spanish Wells.

One correction we owe our own earlier work

Our own research first recorded a single sale here and used it to conclude that this was the thinnest market in the community. Two things about that were wrong.

The count was two, not one. And the one the Development-scoped MLS pull captured was the $180,000 sale carrying transaction code 19, the non-standard one, while the qualified $222,000 sale was the one it missed. The single data point the original verdict rested on was the weaker of the two.

And the bigger correction: this is not the condominium picture for Spanish Wells

Spanish Wells is roughly 40 percent attached and condominium product by unit count, and the Golf Condominiums are a small part of it:

Roughly 546 of the community’s units are attached or condominium product, and the MLS recorded around 30 sales across them in the last twelve months. The Golf Condominiums are about 15 percent of that condominium stock and under 6 percent of the community. A one-sale or two-sale figure from this neighborhood says nothing about condominium life in Spanish Wells generally, and we had presented it as though it did.

What this means if you own one

You own in the oldest attached product in the community, in a neighborhood where two sales were recorded last year and one of them was qualified. That is not a market you can price from directly, and any valuation here has to be built from the county’s own assessment record across all 80 units, from the prior year’s four qualified unit sales, and from the adjacent Las Brisas components adjusted for age and size.

It also means something useful: with 80 units and almost no supply reaching the market, a well-prepared listing here has very little to compete with.

If you own on Costa Mesa Lane and want the county record for your own unit read against both years, call (239) 898-6072, or start with a free home valuation.

The Spanish Wells Sub-Association Roster

Spanish Wells is administered by six different management companies plus two self-managed associations, all operating inside a single gate. The master association’s own sub-association directory carries nineteen rows, and the association’s resident portal separately describes itself as working with twenty sub-associations, while its own estoppel schedule counts ten neighborhood associations and twenty-two sub-associations in total. Those are two different lists measuring two different things, and both are published here.

The neighborhood inventory in the previous section is the list a buyer shops. This is the list a buyer, a closing agent and a listing agent actually have to work with, and they do not map one to one.

The Management Directory

Source: the master association’s own sub-association information page.

Why This Roster Is Operationally Different From the Neighborhood List

The neighborhood list has nine names. This roster has nineteen rows plus the master. The estoppel schedule counts twenty-two. They diverge because a neighborhood is a marketing concept, a management unit is an operational concept, and a sub-association is a legal entity capable of issuing an estoppel certificate. Marbella is one neighborhood, four management rows and four legal entities. Las Brisas is one neighborhood, seven management rows and four registered corporate entities.

For a buyer, the practical translation is this: the entity that will bill you, the entity that will approve your paint colour, and the entity that will issue the estoppel your title company needs are all determined by which of these rows your address falls into, not by which neighborhood sign you drive past.

For a listing agent, the translation is more direct. Estoppel turnaround, document access and architectural review speed differ by row, not by community. Six management companies means six different queues, six different fee practices and six different response times inside one gate. Knowing which desk to call on day one is worth days on a closing timeline, and it is the sort of thing that only comes from having worked here.

The Corporate Register Behind the Roster

Ten condominium associations are registered to this community on Florida’s corporate register, plus the three unit homeowners associations, the Cordova association, the Marbella homeowners association, the Lake Club association, the Las Brisas master and the golf condominium entities. The golf condominium story is the most interesting: Golf Condominium One and Two remain active independent associations, Three through Six are recorded as inactive by merger, and Seven was renamed to a plural entity that is now inactive. Seven recorded condominiums, three governing bodies today.

One entity that carries this community’s name on the state register is not part of it. A “Spanish Wells Condominium Association, Inc.” filed in 1977 with principal and mailing addresses on Florida’s east coast has no Lee County parcel record of any kind, and a search of Lee County’s legal-description field for that pattern returns nothing. It is a name collision, and it should not be counted among this community’s associations.

Who Owns Spanish Wells Golf and Country Club

Spanish Wells Golf and Country Club is owned by Spanish Wells Community Association, Inc., the master homeowners association, which purchased it in January 2018. The recorded Third Amended and Restated Declaration states at section 1.10 that the country club is currently owned by the association, and names the deed to the association by its Lee County instrument number, 2018000006316.

That is the controlling fact of this entire community, and it is the fact most competing descriptions get wrong.

What the Recorded Documents Actually Say

The Declaration does not merely note the ownership, it builds the community’s economics on it.

Section 2.8, on club premises and facilities: the owner of the club has the right to impose user fees and other terms and conditions for access to the country club and the use of the club facilities and amenities, and so long as the club is owned by the association, all rights of the owner of the club shall be exercised by the board of directors.

Section 3.3, on the share of assessments: for so long as the club is owned by the association, the operating budget and reserve budget shall be divided equally by the total number of residential parcels subject to assessment and levied against all of the residential parcel owners as regular assessments. If ownership of the club is transferred to an owner other than the association, twenty percent of the assessments shall be the responsibility of the owner of the club, and the remaining eighty percent divided equally by the number of residential parcels.

Section 7.2, on the plan of development: the country club parcels shall continue to be used as a 27-hole golf course and country club facility unless a change is approved by a two-thirds vote of the members present at a properly called meeting at which there is a quorum.

Read together, those three provisions describe a community where the homeowners collectively own the asset, the board exercises the owner’s rights over it, the cost is spread equally across every residential parcel, and the golf course cannot be repurposed without a supermajority of the people who live around it.

The Two Recorded Prices

Lee County’s property record carries both sides of the club’s recent transaction history, and neither figure appears on any competing page we know of.

The association bought its own country club for $3.2 million, an asset that had last traded at just over $4.5 million seven years earlier.

The instrument number, the date and the grantee are corroborated three independent ways: the recorded Declaration’s own text names the deed, the county’s sale record carries it, and the club’s own about page describes the transaction. We publish it on that basis.

What Association Ownership Means for a Buyer

Membership can be optional, and it is. Because the association owns the club, there is no equity roster to protect and no developer to guarantee a membership count. The recorded master Declaration contains no mandatory club membership covenant at all. Its only treatment of club access is section 2.8, which frames access as a contractual matter between the club and whoever chooses to join, rather than a covenant running with every parcel. Membership cannot be mandatory at the master level because the master instrument does not make it so.

The club pays the association, and that shows up in the budget. The 2026 budget records $417,103 in maintenance fees received from the club, an internal transfer between the association and the operation it owns.

Every owner carries the club whether or not they use it. Section 3.3 divides the operating and reserve budget equally across all residential parcels, which includes the association’s costs of owning the club asset. A Spanish Wells owner who never plays a round is still, through the master assessment, an owner of a 27-hole golf facility. That is a genuine feature for some buyers and a genuine cost for others, and it deserves to be said in both directions.

There is a real protection here. In a market where golf course parcels have been sold and redeveloped in more than one Southwest Florida community, a two-thirds member vote requirement, held by the homeowners themselves, is stronger protection than most communities carry.

Who Operates the Club Day to Day

The club is operated by Troon, present tense. Troon acquired Indigo Golf Partners, the company formerly known as Billy Casper Golf, in January 2021, announced in Troon’s own press release. Indigo continued to operate and be branded at property level after the acquisition, which is why the association’s own portal names Troon as the manager while the club’s own site carries Indigo branding. Both are correct at different levels of specificity, and the operating entity’s managing member sits at Troon’s Scottsdale headquarters address on the state corporate register.

The community association manager and the club manager are two different vendors doing two different jobs. Castle Group manages the homeowners association. Troon manages the golf and country club operation. Conflating them is a common error.

Spanish Wells Club Membership: What Is Required and What Is Optional

Club membership at Spanish Wells is optional in every neighborhood except Cordova, where it is required. The club offers three published categories, Golf, Sports and Social, all three of which are also open to people who do not live in Spanish Wells. No price is published for any category, and the route to the current schedule is the membership office at (239) 992-5100.

Required or Optional: the Direct Answer

The club’s own FAQ resolves this in two sentences, and they are worth reading verbatim in substance. Asked whether Spanish Wells is a bundled community, the club answers that there is only one bundled community in Spanish Wells and that is Cordova. Asked whether buying a house in Spanish Wells requires club membership, the club answers that buying a house in Cordova requires a membership, and buying a house in any other subdivision does not.

The recorded master Declaration corroborates that by its silence in exactly the way that confirms it. It contains no mandatory membership covenant. The Cordova obligation therefore lives in Cordova’s own governing documents, recorded by instrument in 2014 and 2015, rather than at the master level.

One detail inside that obligation is worth pinning down before anyone budgets for it, because the word “bundled” does a lot of work in this market. Toll Brothers’ own archived sales page for Cordova listed the included benefit as a Social Membership to Spanish Wells Golf and Country Club, not a golf membership. The club does not publish which category a Cordova purchase requires today, and no association document we have read names one. So the safe way to hold this is that a Cordova buyer inherits a required membership whose category and cost both need confirming in writing before the inspection period closes. The club’s membership office is (239) 992-5100, and we will make that call with you and get the answer in writing: Jesse McGreevy, (239) 898-6072. A buyer who assumes bundled golf may be budgeting for something the obligation does not actually convey, and a seller who advertises bundled golf may be describing their own home wrongly.

The Three Membership Categories

All fitness classes are included at no additional charge with the Sports and Golf memberships.

Non-Residents Can Join, and Residents Are Not Required To

The distinction here runs the opposite way from what most buyers assume. The club states that its full Golf, Sports and Social memberships are open to anyone who does not live in Spanish Wells. Meanwhile, residents outside Cordova are under no obligation to join anything. Non-members may also host a wedding or an event at the club without becoming members.

Whether resident and non-resident members pay different rates is not published. No dual rate schedule appears anywhere on the club’s site. Whether a waiting list exists, or whether any category is closed, is also not published. The club actively solicits new members and runs an open inquiry form, which is not the behaviour of a club with a closed roster, but that is an observation rather than a fact and we treat it as one.

The Pricing Question, Answered Honestly

No initiation fee, annual dues figure or food and beverage minimum is published for any Spanish Wells membership category. That is not an oversight in our research, it is the finding. The club’s memberships page details the privileges of all three tiers and prices none of them.

The route is the membership office at (239) 992-5100, and our standing advice to any buyer weighing a membership is to request the current membership agreement and make it a contract contingency rather than relying on any number found online. We do not publish figures from secondary sources here, and there is a specific reason to be careful: a private club in a different state shares this community’s name and publishes a full, current, dollar-denominated rate card. Search engines blend the two. Any Spanish Wells membership number a buyer finds without a phone call should be treated as unverified.

Membership Transfer Versus Capital Contribution

Two obligations are commonly conflated at closing and they are entirely different.

The $4,800 is owed by a Unit Two buyer who will never join the club. Any club transfer fee is a separate matter between the buyer and the club, and no figure for it is published.

Golf at Spanish Wells: 27 Holes Across Three Nines

Spanish Wells Golf and Country Club plays 27 holes arranged as three nine-hole courses, North, South and East, in three different eighteen-hole combinations. The club attributes the North and South nines to Gordon Lewis and the East nine to Bruce Howard. Play ranges from 4,800 to 6,800 yards across the multiple tee locations, and the club publishes its current tee-by-tee scorecard, dated May 2026, for all three nines.

The 27-hole figure is not just marketing. It is written into the recorded Declaration at section 7.2, which requires the country club parcels to continue in use as a 27-hole golf course and country club facility absent a two-thirds member vote.

The Three Nines and How They Combine

The three nines play as North and South, South and East, or East and North, which gives a member or a public player three genuinely different eighteens on one property rather than one course played repeatedly. For a community this size, twenty-seven holes is unusual capacity and it is one of the reasons tee-time pressure here is different from a single-eighteen community of comparable membership.

We publish the club’s own architect attribution and nothing else. Third-party golf directory data on architects, opening years and hole counts for this facility is demonstrably unreliable, including one directory that attributes the same nine to two different architects on two different pages, and we do not carry any of it.

The Post-2018 Renovation Program

The renovation program that followed the association’s 2018 purchase is documented on the club’s own site and it was not cosmetic:

• All 27 greens renovated with TifEagle Bermuda, with green surrounds reshaped and re-grassed
• All 27 tee boxes renovated
• Bunkers added, reshaped and in some cases removed
• Lake banks restored and reshaped in places
• Three new Har-Tru bocce courts with awnings and landscaping
• Four new pickleball courts with acoustic fencing for sound mitigation
• All three Har-Tru tennis courts renovated, with new fencing and windscreens
• New flooring and new equipment throughout the fitness center
• Ballroom, terrace, private dining room and pub area renovated, with new kitchen equipment
• Grand ballroom renovated in partnership with a Naples design house, completed autumn 2022

A North Course Refresh Is Underway

The association’s own current pages state that a North Course refresh is in progress. That is a decaying fact by nature, so treat it as current as of September 2026 and confirm status with the golf shop at (239) 992-5522 before relying on it for a purchase decision, particularly if you are buying a home fronting the North nine.

The Practice Facility

Spanish Wells maintains an aqua driving range, a chipping area and two putting green areas. The practice areas received the same TifEagle Bermuda and reshaping work as the course proper during the renovation program.

Golf Instruction and Staff

The club maintains a full professional staff. The general manager holds both PGA and Club Managers Association of America credentials, a dual golf-professional and club-management certification that is a genuine quality signal. The director of golf is a Class A PGA professional and a graduate of the professional golf management program at Florida Gulf Coast University. The head golf professional has been a Class A PGA professional since 1988 and is a certified club fitter working with video analysis.

Published instruction programs:

A National Accolade

The club displays a Golf Advisor recognition as the number one most improved golf course in the United States, and the golf trade press listing that underlies it places the award in its 2017 most-improved ranking. The award year appears on the trade-press side rather than on the club’s own page, so we attribute it that way rather than asserting a date the club itself does not publish.

What Golf Means for a Spanish Wells Home Value

Two things, and they pull in different directions. A 27-hole facility owned outright by the homeowners is an asset that cannot be sold out from under the community without a two-thirds vote, which supports long-run values in a way that a leased or third-party-owned course does not. At the same time, because membership is optional outside Cordova, a golf-frontage home in Spanish Wells is not automatically a golf-membership home, and buyers should never assume the two travel together. The lot view and the club access are separate purchases here.

Can the Public Play Spanish Wells

Yes. Spanish Wells Golf and Country Club is a semi-private, non-equity club whose golf course is open to the public, and it takes public tee times through its own online booking engine. The club states this itself: it is not an equity club, it is a semi-private club with its golf course open to the public, and its remaining amenities are reserved for its membership.

That single answer resolves the most persistent piece of misinformation about this community.

How Public Play Actually Works

The club runs dynamic pricing rather than a fixed public green-fee schedule. Rates are adjusted in real time based on demand, availability and other factors, they change daily, and the club states plainly that its lowest rates are found online and that walk-up and telephone reservations are subject to higher prices than those listed.

This is normal in the golf industry and it is a different situation from the membership-pricing gap. Green fees are not undisclosed, they are quoted at booking. There is no fixed rate card to publish, and any specific dollar green fee you find on a third-party site is a moment-in-time teaser rather than a rate card. For a live quote, book through the club’s own site or call the golf shop at (239) 992-5522.

Published Public-Play Policies

What Public Access Does and Does Not Include

Public play means the golf course. It does not extend to the fitness center, the tennis, pickleball and bocce courts, or the pool, which are reserved for the membership. A non-member can, however, host a wedding or an event at the club without joining, which is a separate policy the club states explicitly.

One Line on the Club’s Own Site That Will Confuse You

The homeowners association’s own about page describes Spanish Wells as a private country club. A reader will run into that line, so it deserves an answer rather than a silence. It is loose association copy rather than a governing document, and it sits against the club operator’s own FAQ, which describes the semi-private structure and confirms public course access, and against a live public booking engine that anyone can use today. Where an association marketing page and the club’s own operating policy disagree, the operating policy is what governs what happens when you show up.

Why Public Access Matters to a Buyer or Seller

For a buyer, it means you can play the course before you buy the house, which is not true in most Southwest Florida country club communities and is genuinely useful due diligence. Book a tee time, play the nine you would be looking at from your lanai, and see the community from the inside before you write an offer.

For a seller, it means your buyer pool is not restricted to people who want to buy a membership. That is a wider pool than a bundled community has, and it is one of the structural reasons Spanish Wells turns over about five percent of its parcels a year while holding better than 95% of asking price.

Racket Sports, Fitness and Pools at Spanish Wells

Spanish Wells Golf and Country Club maintains three Har-Tru tennis courts, four pickleball courts with acoustic fencing, three Har-Tru bocce courts, a 5,000 square foot fitness center open seven days a week from 6:00 am to 10:00 pm, and one heated pool open daily from 9:00 am to dusk. All of the racket surfaces and the fitness center were rebuilt or refitted in the post-2018 renovation program.

Tennis

Three Har-Tru tennis courts, all renovated in the post-2018 program with new fencing and new windscreens. The programme includes league play, round robins and summer tennis. Court reservations run through an online court-booking platform, using the email address on the member account.

We publish three courts because that is what the club’s own current pages state, and because the club’s own renovation record explicitly describes renovating all three. An older amenity list on a sub-association site still shows five, and it appears to be a stale inherited list rather than a live count.

Pickleball

Four pickleball courts, built new as part of the post-2018 renovation, with acoustic fencing specifically installed for sound mitigation. That last detail is worth more than it sounds if you are buying a home near the courts, because pickleball noise is a genuine and increasingly litigated issue in Florida communities and this club engineered for it up front.

The director of courts is a Professional Pickleball Registry certified professional running open play, lessons, clinics, in-house leagues and a travel league. Reservations run through the same court-booking platform as tennis.

Bocce

Three Har-Tru bocce courts, built new in the post-2018 renovation with awnings, member seating and landscaping. The bocce league is open to all full Golf and Sports members, playable as a formed team of four, as an individual joining a team, or as a substitute, with free instruction and orientation offered to substitutes. It is run by a volunteer member committee rather than paid staff.

The Fitness Center

The director of wellness and fitness holds certifications as a professional trainer, a Yoga Alliance registered instructor, a group fitness instructor and an AFPA certified holistic health coach, and is Titleist Performance Institute Level 1 certified for golf-specific mobility work. Three further named programmes are offered, a golf improvement programme, a personal training programme and a wellness consulting programme, none of which publishes pricing.

All fitness classes are included with Sports and Golf memberships at no additional charge. The guest fee is $10 per guest.

The Pool: One Pool, Precisely

There is exactly one pool at the club, described by the club as a heated tropical pool, open daily from 9:00 am to dusk, with tables, lounge chairs and umbrellas around the deck and changing rooms available. Food and beverage service is available poolside at a cabana, and aqua aerobics classes are held there as part of the group fitness roster.

We say “one pool” deliberately. There is no lap pool, no separate resort pool and no whirlpool described anywhere on the club’s own materials, and describing a single amenity as a resort pool complex would be inventing something. Pool access is included with Social membership and above; the guest fee is $10.

Whether any individual sub-association operates its own separate neighborhood pool for its own residents is a different question from what the club provides, and it is one to ask of the specific association for the specific address you are considering. The club’s pool is a club amenity, not a community-wide one.

Dining at Spanish Wells

Spanish Wells Golf and Country Club operates one named restaurant, the Crow’s Nest Bar and Grille, an Irish-style pub with a full liquor bar, beer on tap, multiple televisions and a 180-degree view of the golf course, seating up to fifty guests. The club also operates six additional private event spaces and a poolside cabana, and hosts weddings and banquets for members and non-members alike.

The Crow’s Nest Bar and Grille

The Crow’s Nest is the club’s public-facing dining room and its post-round gathering place. At 40 feet by 32 feet it seats up to fifty depending on setup, and it doubles as the club’s sports-watching venue. The club publishes a seasonal lunch menu, and it publishes its current hours as an image rather than as text, so the reliable route to today’s hours is a call to the club at (239) 992-5100.

Social members and above receive 10% off à la carte food at the Crow’s Nest, alcohol excluded. Because this is the club’s only named restaurant, that discount applies to the club’s whole dining operation rather than to a separate members’ dining room.

The Culinary Team

The executive chef is a Cape Coral native and Cape Coral Technical College alumnus who trained under a nationally regarded club chef and previously led a well-known local kitchen, with a reputation built on barbecue-rooted cooking. He is supported by a director of food and beverage and a food and beverage manager. For a club of this size, a named, credentialed culinary leadership team is a meaningful signal about how seriously the dining operation is taken.

Dress Code

The club’s published dress code is Country Club Casual. T-shirts, blue jeans and flip flops are not permitted. A fuller dress code document is published on the club’s site as a scanned image, so the club itself is the right source for anything beyond that summary.

Event and Banquet Spaces

The Galleon and Schooner’s together form the grand ballroom when the partition is opened, and that ballroom was renovated in partnership with a Naples design house in autumn 2022.

Weddings and Events

The club books only one wedding per day, which is a genuine differentiator against venues that run two or three. Non-members may host weddings and events without joining. The culinary team offers everything from four-course plated dinners to Southwest Florida buffets, and the club has a dedicated ceremony site near the ninth hole on the East Lawn with the fountain as a backdrop. Any food and beverage minimum for an event is not published; the event coordinator is the route to it.

Dining Beyond the Gate

It should be said plainly that one restaurant is one restaurant. Spanish Wells is not a multi-venue dining campus, and an owner who wants variety will be driving. That is a very short drive: the community’s main gate is under a mile from US 41 and roughly two minutes from a supermarket, with the full Bonita Springs restaurant corridor immediately west along Bonita Beach Road. For most owners here that trade is fine, but a buyer comparing Spanish Wells against communities marketing three or four on-site venues should know the difference up front.

What Spanish Wells Does Not Have

Spanish Wells has no marina, no boat slips and no boating of any kind, no age restriction, no community development district, no spa or salon, and no dedicated walking or cycling trail network. Stating those absences plainly is more useful than a silence, because buyers search for these amenities whether or not a community has them, and several of them are commonly assumed to exist here.

No Marina, No Boating, and Why

Spanish Wells has no marina, no boat slips, no boat storage, no dock and no kayak or canoe launch. The club’s own complete itemized amenity list does not contain one, and neither does any page of its site or its navigation.

The structural reason is more useful than the absence itself. Spanish Wells’ water bodies are an engineered surface-water management system, not a waterfront amenity. The recorded Declaration assigns overall management of the stormwater system to the association at section 5.1. The lakes serve two purposes, storing stormwater runoff and supplying irrigation water to the golf course, and they are interconnected by piping, draining ultimately into one lake that is pumped out of the community by several large, computer-controlled pumps that activate automatically based on rainfall. Those are drainage engineering assets. They are not navigable water.

If beach and boating access are the priority, Spanish Wells is the wrong shape of community and we will say so before you spend a weekend touring it.

No Age Restriction

Spanish Wells is an all-ages community. It is not a 55-plus community and no neighborhood inside it is age-restricted, including Cordova. Cordova is a bundled-membership neighborhood, which is a completely different thing, and any “active adult” framing applied to it is unsupported.

No Community Development District

There is no CDD and no special district of any kind, which we prove in the governance section above against the state’s own register of all 2,090 active Florida special districts. There is therefore no district assessment line on a Spanish Wells tax bill.

The honest counterweight, stated again because it matters: the master association does carry amortizing debt, budgeted at $364,203 a year and billed to owners at roughly $267.60 per parcel. No district does not mean no debt.

No Spa or Salon

The club’s wellness offering is fitness and training centered: personal training, golf-specific mobility work and wellness consulting. No massage, facial or salon service appears anywhere on the club’s site or in its navigation. Many Southwest Florida country clubs do run a spa, so a buyer coming from one of those communities should not assume this one does.

No Dedicated Trail Network

There is no marketed multi-use walking or cycling trail system, and the golf cart paths are explicitly off limits. The master rules list walking, biking or jogging on the cart paths or the golf course as a rule violation, and a separate rule states that homeowners, guests and visitors are not allowed to walk, jog, play sports or ride bicycles on any part of the golf course or cart paths. Residents walk, jog and cycle on the community’s own internal streets, which carry sidewalks and a 25 mph limit.

No Short-Term Rental Market

The recorded Declaration sets a thirty-day minimum lease, requires that no new lease begin until at least thirty days have elapsed since the start of the last one, and permits leasing only of the entire home with no room rental, no subleasing and no assignment. Unit Two adds a cap of three leases per year at the sub-association level. Together those rules rule out nightly and weekly rental as a strategy anywhere the published rules were checked. This is a snowbird-season leasing market, not a vacation-rental market.

No Valet Trash, and No Published EV Charging

No door-to-door or valet trash collection service appears anywhere in the master rules or in the sub-association materials we reached. Every collection model found is standard curbside with county container rules.

No electric vehicle charging infrastructure is described on the club’s amenity pages, the association’s portal or any sub-association site reached. We state that as what it is, an absence of any published description, rather than as proof that no charger exists anywhere in the community.

No Equity Buy-In, Which Is Actually a Feature

Spanish Wells members buy a membership, not a share. The club is explicitly non-equity. What makes this community unusual is that the homeowners nonetheless own the club collectively through the association, whether or not they are members. It is worth being clear that no individual owner holds a transferable equity stake in the club, and that no membership deposit is refundable on any published schedule, because no membership pricing of any kind is published.

Beaches and Beach Parking from Spanish Wells

Spanish Wells sits roughly three miles by road from Gulf beaches in two different counties with two completely different parking systems. Lee County’s Bonita beach accesses are about 3 miles away and charge $2 per hour. Barefoot Beach, the closer and quieter option at about 2.9 miles, is in Collier County, and a Spanish Wells owner does not qualify for Collier’s free resident permit.

That county split is the single most practical beach fact for a buyer here, and almost nobody explains it.

The Beaches, by Distance

Road miles are the durable figure. Minutes are free-flow driving times and should be read as such. Southwest Florida’s in-season traffic is a genuinely different condition and we do not publish an in-season estimate we cannot source.

The Collier Permit Rule, and Why It Catches Spanish Wells Owners

Collier County gives its residents a free beach parking permit. The eligibility rules are specific and they are the reason this matters:

• A full-time Collier resident must show an original current Collier County vehicle registration and an original current Collier County driver’s licence, both showing the same Collier address.
• A part-time Collier property owner must show a driver’s licence from any state, a vehicle registration or rental agreement, and a current Collier County property tax bill or a warranty deed within three months of closing, all in the owner’s name.
• Everyone else pays $10 per day. Collier states it directly: non-residents are not able to get a parking permit and must pay daily for beach parking in designated lots.

Spanish Wells is in Lee County. A Spanish Wells owner has a Lee County address, a Lee County tax bill and, in most cases, a Lee County vehicle registration. That owner does not qualify for the Collier permit on either route, and pays $10 per day to park at Barefoot Beach.

This is not a trivial line item for someone who plans to be at the beach several times a week through a season, and it is the kind of thing that should be in the buying conversation rather than discovered in November.

The Lee County Side

Lee County’s Bonita beach lots charge $2 per hour. Lee County beach parks are generally open dawn to dusk, parking is limited and first come first served, and no event permit is required at a Lee County beach park, though parking must still be paid. Lee County also sells an annual parking pass; which specific lots it covers varies, so confirm coverage with Lee County Parks and Recreation before relying on it.

Which Beach Owners Actually Use

Barefoot Beach is the closer, quieter, more natural option: Collier describes the preserve as roughly 342 to 345 acres of natural land and one of the last undeveloped barrier islands on Florida’s southwest coast, with docents on site during the season and beach rentals available daily. The Lee County Bonita accesses are marginally further, cheaper by the hour, and busier.

The binding constraint at all of them is not distance, it is parking capacity. Every one of these lots is small and first come first served, and regional visitor volume roughly doubles between September and March. In season, a midday beach trip is a parking problem rather than a driving problem, and locals go early.

The Honest Summary for a Buyer

Spanish Wells is an inland golf community about three miles from the Gulf, not a beachfront community. There is no deeded beach club and no beach shuttle described in any community material we reached. What you get is a genuinely short drive to two counties’ worth of beach, at a purchase price that reflects being three miles inland rather than on the sand. For buyers who want golf, space, a gated community and a manageable cost of ownership, that math works well. For buyers who want to walk to the water, it does not, and we would rather tell you that before the second showing than after the inspection.

Selling a Spanish Wells home and wondering how much the beach proximity is worth in your price? Call Jesse McGreevy at (239) 898-6072 or start with a Spanish Wells home valuation, and we will show you what comparable Spanish Wells sales actually supported. Buying and weighing Spanish Wells against a coastal community? Call Marc Comisar at (239) 287-5873 or read our Southwest Florida buying guide. As Top 1% Real Estate Agents Nationally Since 2008, working out of our office at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, we have sat on both sides of that decision more times than we can count.

Flood Zones and Flood Insurance in Spanish Wells

No Spanish Wells parcel sits in a FEMA Special Flood Hazard Area. Every residential parcel maps to Zone X on FIRM panel 12071C0658G, effective 17 November 2022, so flood insurance is not federally mandated at any Spanish Wells address, and no elevation certificate was ever required for any home here.

That is the short answer, and it is a genuinely good one. But the useful answer runs three layers deeper, because “Zone X” turns out to mean two different things inside this gate, and the line between them does not follow the community boundary. It follows the streets.

The FIRM Panel That Governs Every Spanish Wells Address

Every Spanish Wells parcel falls on that one panel. Not one falls on a neighboring panel, which is unusual for a 591-acre community and makes the flood answer here cleaner than it is in most Bonita Springs neighborhoods. The effective date comes from FEMA’s own National Flood Hazard Layer and is independently corroborated by FEMA’s Community Status Book for Florida, which lists the City of Bonita Springs’ current effective map date as 17 November 2022.

One structural note that explains a lot of confusion: Spanish Wells sits inside the municipal limits of the City of Bonita Springs, not unincorporated Lee County. The City, not the County, is the NFIP community, the floodplain administrator, the Community Rating System participant and the building department of record. FEMA’s Community Status Book carries a note that the City has adopted the Lee County countywide map rather than issuing its own, which is why the panel number reads as a Lee County panel while the regulating authority is municipal.

Shaded Zone X Versus Unshaded Zone X, and Why the Difference Matters

Neither designation is a Special Flood Hazard Area. FEMA’s own high-risk flag reads false on every polygon any Spanish Wells parcel touches. But they are not the same thing:

• Shaded Zone X is the 0.2% annual chance flood hazard area, commonly called the 500-year floodplain. 1,107 of the 1,391 individually tested parcel records sit here, 79.6%.
• Unshaded Zone X is an area of minimal flood hazard. 284 of the 1,391, 20.4%, sit here.

A page that says “Spanish Wells is all Zone X” is technically accurate and materially incomplete. A carrier’s rating engine, a cautious lender and a buyer reading a flood determination will all see the distinction, and four Spanish Wells neighborhoods are split down the middle.

The Neighborhood Breakdown, Parcel by Parcel

That 1,391 is a parcel-record count under a deliberately broad legal-description pattern, not a community-size figure. The assessable count of record remains 1,361.

Each row is a count of individually tested parcels, matched against FEMA’s flood hazard polygons using the county’s own published parcel coordinates.

The Single Most Checkable Fact in This Section

Tasca Drive is split by neighborhood and by flood designation at the same time. The Unit One portion of Tasca Drive is entirely shaded Zone X. The Cordova portion of Tasca Drive is entirely unshaded Zone X. Same street name, same gate, two different FEMA designations.

That is the concrete proof that a single community-wide flood statement cannot be trusted here, and anyone can verify it in five minutes on the City of Bonita Springs’ own public flood zone lookup tool. Other splits worth knowing:

• Unit One: Tasca Drive is entirely shaded; Las Palmas Circle and White Sands Place lean unshaded; Treasure Cay Lane and Ortega Lane are mixed.
• Cordova: San Amaro Drive is overwhelmingly unshaded, and Casabella Way is entirely unshaded.
• The Lake Club: Highgate Drive is largely unshaded; Megan Drive is mixed.
• Golf Condominiums Three and Four: Costa Mesa Lane splits almost evenly.

The Nearest High-Risk Zone Is 66 Feet Away

Buyers pull up a flood map, see red pockets nearby and reasonably ask about them. Here is the honest answer.

Those AE pockets are small, ranging from a fraction of an acre to a few acres, and they track the natural drainage corridor along and north of the community. They are not inside the gates. Flood insurance rating and the federal mandatory purchase rule both turn on a parcel’s own mapped zone, not its neighbor’s, so being near an AE zone is not the same thing as being in one.

No Base Flood Elevations, and No Elevation Certificates

No Spanish Wells parcel has a published Base Flood Elevation, because base flood elevations are published for Special Flood Hazard Areas. Every flood polygon under every Spanish Wells parcel returns FEMA’s null value for that field.

Two independent reasons explain why no finished floor elevation exists as a public record for a Spanish Wells home. First, every parcel sits outside the high-risk zone, so no elevation certificate was ever required. Second, the City of Bonita Springs began collecting elevation certificates on 1 June 2008, and the overwhelming majority of Spanish Wells was built before that date.

This is a question the public record does not answer, for a reassuring reason: nobody was ever required to measure it. If a carrier or a lender asks for an elevation certificate on a specific Spanish Wells home, the only route is a property-specific certificate ordered from a Florida licensed surveyor, and it is only worth ordering when someone actually asks for it.

Ground Elevation, the Substitute Measurement

Because no finished floor elevations exist, bare-earth ground elevation was sampled from the United States Geological Survey 3D Elevation Program at parcels across the community. Values are feet, NAVD88, the same vertical datum as the neighboring AE zones’ base flood elevations, so they are directly comparable.

Read those with the caveat attached: these are ground elevations at the parcel, not finished floor elevations, and a slab-on-grade Florida home typically sits somewhat above surrounding grade. They are a terrain profile, not a survey.

What they do show is genuinely useful. The ground across essentially the whole of Spanish Wells sits at or above the 9.0 to 10.0 foot base flood elevations of the nearest AE pockets. That is the physical reason the FIRM maps this community out of the 100-year floodplain: terrain, drainage engineering and the way the map was drawn, not proximity to any road. Cordova is the high ground at a 16.4 foot median, roughly four feet above Unit Two, and Cordova is also the newest neighborhood and the one engineered under the most recent stormwater standard. Elevation ordering and flood zone ordering agree across the community, which is a meaningful cross-check on both datasets.

Is the Flood Map About to Change?

Not on this panel, on the current record. FEMA has a revised preliminary Flood Insurance Study for Lee County dated 4 December 2025 in process. The 90-day appeal and comment period closed 30 September 2025, and as of August 2026 the County expected a Letter of Final Determination in early autumn 2026, establishing an effective date in spring 2027.

Lee County publishes the list of panels proposed for change. It contains six panels: 12071C0576, 0577, 0578, 0579, 0581 and 0583. Spanish Wells sits on panel 12071C0658, and that panel does not appear on the list.

One honest caveat travels with that. The County’s published list is scoped to unincorporated Lee County, and Spanish Wells is incorporated. The City adopts the County map, and panel 0658 does not appear anywhere in the published change set, but the City has not published its own equivalent notice. The defensible statement is that panel 12071C0658 does not appear among the six Lee County panels proposed for change in the current revision, and the right time to re-check is after the Letter of Final Determination issues.

What a Spanish Wells Buyer Should Actually Do

• Confirm whether the specific address is shaded or unshaded Zone X. It costs nothing and takes minutes on the City’s public flood zone tool.
• Do not assume a lender will skip flood coverage. Federal law does not require it here, but a lender may still impose it as a matter of its own credit policy.
• If the homeowners policy is with Citizens Property Insurance Corporation, read the insurance section further down this page before you assume flood coverage is optional. It is not, and the date is close.
• Expect no elevation certificate to exist, and do not treat its absence as a red flag.

Selling a Spanish Wells home and want the flood answer handled before a buyer’s inspector raises it? Call Jesse McGreevy at (239) 898-6072, or start with a free Spanish Wells home valuation, and we will put the parcel-level flood designation in the listing file before the first showing. Buying here and comparing flood exposure against a coastal alternative? Call Marc Comisar at (239) 287-5873 or read our Southwest Florida home buying guide. As Top 1% Real Estate Agents Nationally Since 2008, we would rather hand you the map than the marketing.

The Spanish Wells CRS Discount and What It Saves

Every Spanish Wells home qualifies for a 25% Community Rating System discount on a National Flood Insurance Program policy. The City of Bonita Springs is CRS Class 5, and under FEMA’s July 2023 guidance that discount applies to every NFIP policy in the community, including policies written outside the high-risk zone.

That combination is unusual and it works entirely in a Spanish Wells owner’s favor: no federal requirement to buy flood insurance, and the deepest CRS discount available anywhere in Lee County if you buy it anyway.

What Community Rating System Class 5 Means

The Community Rating System is FEMA’s voluntary incentive program. A participating community earns credit for floodplain management activities that go beyond the National Flood Insurance Program’s minimum standards, and its residents receive a premium discount in exchange. Classes run from 10, which earns nothing, to 1, which earns 45%.

For local context on the same FEMA report: the Village of Estero is Class 6 at 20%, the City of Fort Myers is Class 6 at 20%, and Cape Coral, Sanibel and Fort Myers Beach are Class 5 at 25%, as is unincorporated Lee County. Bonita Springs sits in the top tier of this market, and it has been Class 5 since 2017.

The 25% Applies Outside the High-Risk Zone, and That Is the Correction

There is a widely repeated rule that a CRS discount applies at its full class rate inside a Special Flood Hazard Area and at a flat 10% outside it. That split came from the pre-Risk Rating 2.0 CRS manuals and is no longer how the discount is applied.

FEMA’s current Community Rating System Discount Guide opens by stating that under Risk Rating 2.0, the National Flood Insurance Program’s pricing approach, the CRS discount is applied to the full-risk premium for all NFIP policies in the Regular Program in a participating community, including policies outside of the Special Flood Hazard Area. The Guide then carries a single discount table, with no separate column for policies outside the high-risk zone.

A voluntary NFIP flood policy on a Spanish Wells home, in Zone X, outside the high-risk zone, inside the City of Bonita Springs, receives the full 25% discount. That is FEMA’s own current guidance, cited by name and date, and it is the version a buyer’s declarations page will reflect.

What the Discount Actually Saves

The mechanics matter, because the discount is not simply 25% off the number on the quote. FEMA’s Discount Guide specifies that the CRS discount is calculated on the building, contents and Increased Cost of Compliance premium after deducting the expense and loss constants, currently $193, and after any mitigation discounts, and is then multiplied by the class percentage.

In practical terms:

• On a $1,200 annual NFIP premium for a Spanish Wells home, the CRS credit is worth roughly $250 to $300 a year depending on how the constants and mitigation credits fall out.
• Over a ten-year hold, that is $2,500 to $3,000 that stays with the owner, on a policy federal law never required them to buy.
• The class in force at the time the policy is written or renewed governs, so an owner benefits from the City maintaining its class rather than from anything they do personally.
• A building in violation of NFIP regulations receives no CRS discount at all until the violation is cured.

We do not publish a single dollar figure as the saving, because the input that drives it, the full-risk premium, varies by structure, coverage limits and deductible. What we will say with confidence is which percentage applies, and that it applies here.

The Warning We Give Every Agent Working This Community

An agent quoting a 10% non-high-risk CRS figure in Spanish Wells will be contradicted by the buyer’s own declarations page. That is an avoidable credibility loss on a detail that takes ten seconds to get right. The number is 25%, the class is 5, the community of record is the City of Bonita Springs, and the authority is FEMA’s own Community Rating System Discount Guide of July 2023.

It also runs the other way for sellers. A Spanish Wells listing that carries the flood answer correctly, meaning no high-risk zone, no federal mandate, no elevation certificate ever required, and a 25% discount if the buyer elects coverage anyway, removes an objection before it forms.

The 50 Percent Substantial Improvement Rule at Spanish Wells

Spanish Wells renovations fall under the City of Bonita Springs’ substantial improvement ordinance, which uses a cumulative five-year 50 percent test that is stricter than the federal minimum. But the City’s own floodplain staff guidance says the rule applies to buildings in mapped high-risk flood zones, and no Spanish Wells parcel is in one. Both texts are official, and we publish both.

This is the one section on this page where we decline to resolve a question, because resolving it would mean picking one government source over another with nothing but preference to justify the choice.

What the Ordinance Says

The City administers substantial improvement and substantial damage under Part II, Chapter 24 of its Code of Ordinances, Flood Hazard Reduction. The operative definition reads:

Substantial improvement. Any combination of repair, reconstruction, rehabilitation, alteration, addition, or other improvement of a building or structure, taking place during a five-year period, the cumulative cost of which equals or exceeds 50 percent of the market value of the building or structure before the improvement or repair is started. The five-year period of accumulation begins when the first improvement or repair of each building is permitted subsequent to November 18, 1992.

And the companion definition:

Substantial damage. Damage of any origin sustained by a building or structure whereby the cost of restoring the building or structure to its before-damaged condition would equal or exceed 50 percent of the market value of the building or structure before the damage occurred.

Market value for this purpose means the value of buildings and structures excluding the land, established either by a qualified independent appraiser or by tax assessment value adjusted to approximate market value by a factor provided by the Lee County Property Appraiser.

The scope clause of the same article is unusually broad: the provisions apply to all development located within the jurisdictional boundaries of the City of Bonita Springs, including those wholly within or partially within any flood hazard area.

The Storm Hardening Carve-Out Almost Nobody Publishes

Buried in the same definition is a deliberate local policy choice that is worth real money to a Spanish Wells owner:

The cost of replacing windows and doors with impact-resistant products, installation of impact-resistant storm shutters, or replacement roofs with code-compliant materials and methods, shall be assessed in the cumulative cost for only a one-year period.

Read that against the five-year cumulative window that applies to everything else. Impact windows, impact doors, impact shutters and a code-compliant replacement roof accumulate against the 50 percent threshold for one year only, not five. An owner who hardens the house does not carry that spend forward against a kitchen remodel four years later. The kitchen remodel itself would carry forward.

That is the City deciding, on purpose, not to punish owners for hardening their homes. We have never seen it published on a real estate page in this market, and it is directly actionable when a Spanish Wells owner is sequencing a roof, impact glass and an interior renovation.

What Does Not Count at All

Also verified from the City’s own frequently asked questions: pools, fences, screen enclosures and sheds are not part of the building and do not count toward the 50 percent calculation. For a community where lanai and pool projects are common, that exclusion removes a large category of spend from the arithmetic entirely.

The Administrative Duty on the City

The ordinance places the determination on the floodplain administrator, who must estimate the market value or require the applicant to obtain an appraisal, compare the cost of the proposed improvement to that market value, determine and document whether the work constitutes substantial improvement or repair of substantial damage, and notify the applicant. The determination expressly requires evaluation of previous permits issued for improvements and repairs, which is the mechanism that makes the cumulative window real rather than theoretical.

The Tension, Stated Plainly

The City’s Community Development Department publishes its own frequently asked questions, written by the staff who administer the ordinance. On this question they say:

Substantial damage and substantial improvement regulations apply to buildings located in FEMA’s mapped special flood hazard areas that do not meet the current flood code requirements including elevation of the living area to the minimum standard. Buildings that are built to and compliant with current flood code requirements are exempt from the regulation.

So the ordinance’s scope clause reaches all development in the city, and the administering department’s own guidance scopes the rule to mapped high-risk zones. Both documents are official, current and published by the same municipality.

How to Hold Both, and What We Tell Clients

Here is the formulation we use, and it is the one we would defend in front of the building official:

Bonita Springs administers the 50 percent substantial improvement rule on a cumulative five-year basis, which is stricter than the federal minimum. The City’s own floodplain guidance states that the rule applies to buildings in FEMA’s mapped Special Flood Hazard Areas, and Spanish Wells has no parcel in one. In practice that means a Spanish Wells renovation does not face the elevation consequence the 50 percent rule imposes in an AE zone. Confirm with the City floodplain administrator before relying on it for a specific property.

We will not write that the rule does not apply in Spanish Wells, because the ordinance’s scope clause says otherwise on its face. We will not write that it applies to every Bonita Springs building, because the City’s own staff guidance says otherwise. The office to call is City of Bonita Springs Community Development at (239) 444-6150, and the question to ask is how the substantial improvement determination is administered for a Zone X parcel.

A Second, Stricter Threshold Most Pages Miss

There is a separate rule governing rebuilding after a natural disaster, and it lives in the City’s Future Land Use Element rather than in the flood ordinance. Under Policy 1.5.1, buildings damaged less than 50 percent of replacement cost may be rebuilt to their original condition subject only to current building and life safety codes. But that threshold drops to 20 percent for buildings previously damaged by flooding of $50,000 or more under the National Flood Insurance Program. Buildings damaged more than 50 percent may be rebuilt to their documented use, density, size, height and style provided the new construction complies with federal elevation requirements, flood-proofing code requirements, current building and life safety codes and applicable zoning.

For Spanish Wells this is very unlikely to bite, given Zone X mapping, no mandatory flood coverage and no located claim history in the community. But it is exactly the kind of clause a buyer’s attorney will want named, and naming it costs nothing.

Planning a renovation before you list? Call Jesse McGreevy at (239) 898-6072 or start with a Spanish Wells home value estimate, and we will tell you which improvements return at resale in this specific community and which do not. Buying a Spanish Wells home you intend to renovate? Call Marc Comisar at (239) 287-5873 or read our guide to buying in Southwest Florida, and we will get the permit history and the accumulation window on the table before you write the offer.

Hurricanes and Storm Hardening at Spanish Wells

Spanish Wells sits in Lee County evacuation Zone B and surge zone 2, community-wide, with no parcel in the Coastal Building Zone. The documented storm damage record for Spanish Wells specifically is thin, and we would rather tell you that than repeat something we cannot source. What the record does show is a maintenance profile, not a disaster profile.

The Declared Storms That Reached This Part of Bonita Springs

The City ran a hurricane repair permit fee waiver and terminated it on 31 January 2025, publishing the notice that permits submitted after that date would be charged the full permit fee. That end date is a reasonable marker for when the municipality considered the 2022 through 2024 storm recovery cycle substantially over.

What the Government Damage Record Says About Spanish Wells Specifically

This is where honesty is more useful than volume. Two Lee County government damage layers were tested against the community’s parcel set.

• Lee County’s Initial Damage Assessment layer carries 839 records countywide. Four fall inside the Spanish Wells search area, and all four sit on a single commercial parcel on Bonita Beach Road, north of the northernmost Spanish Wells parcel and outside the community.
• Lee County’s Damage Inventory layer carries 341 records countywide. Exactly one falls in the search area: a Lee County Parks restroom building at the Imperial River Boat Ramp, wind damage, approximate cost $2,200.

No Lee County damage assessment record falls on a Spanish Wells parcel in either published layer.

That is a documented negative, not proof of no damage, and it comes with three specific limits we will state rather than bury. The public version of the Initial Damage Assessment layer has its descriptive attributes stripped, so it functions as a location index rather than a damage record. Spanish Wells is inside the City of Bonita Springs, which runs its own post-storm damage assessment separate from the County’s layers, and the City’s records are not published. And association-level and sub-association-level damage records are not public at all.

We will not tell you Spanish Wells was undamaged by Hurricane Ian. Nothing in the public record proves that. What the record does prove is set out below.

The Association’s Own Money, Which Is the Most Probative Evidence Available

From the Spanish Wells Community Association’s own approved budget:

The master association budgeted nothing for hurricane repairs in 2025 and spent nothing on that line in the 2025 forecast, then created a $15,000 line for 2026. Against 1,361 assessable owners that is about $11 per parcel. A $15,000 line item is a contingency, not a damage response.

Three-plus years after Ian, the association that carries this community’s common areas, three gates and a 27-hole golf facility is not funding storm repair at any material scale. That is the association’s own published document saying so.

The Roof Permit Record, Measured Rather Than Asserted

The City of Bonita Springs runs a public permit search. Every Spanish Wells street was queried by permit type and split at 28 September 2022, the date of Hurricane Ian’s landfall. Address validation returned 50 of 50 matches to Spanish Wells parcels on every street tested, so the address search is clean.

128 post-Ian roof permits across a community of roughly 1,361 parcels is on the order of 9%, spread over four storm seasons. That figure includes Debby, Helene and Milton, and it includes ordinary end-of-life replacement, which for tile and shingle roofs installed in the 1980s and 1990s would be happening anyway. A community that had taken heavy roof damage would show a post-storm re-roofing spike measured in hundreds of permits inside twelve months. Spanish Wells does not.

Roof replacement volume tracks building age exactly as it should, which is the strongest validation of the dataset. The heaviest roof permit streets are the community’s oldest single-family streets: Treasure Cay Lane at 78, Highgate Drive at 74, Verde Lane at 68, Sombrero Drive at 61 and Del Lago Way at 49. San Amaro Drive in Cordova, 77 parcels built 2014 to 2018, carries two roof permits in its entire history. A 2016 roof does not need replacing, and the record shows that it has not been replaced.

One important caveat on the condominium side. Costa Mesa Lane, which serves all seven golf condominium buildings, plus Palmas Grandes Boulevard and Lane, Los Lagos Court, Las Maderas Drive and La Pluma Way all show zero post-Ian roof permits, and Lisbon Court in Marbella III shows zero roof permits of any date. That is a governance artifact, not a maintenance one. On a condominium, the roof is a common element the association maintains and permits. Roof condition and roof age on condominium product cannot be read from the owner-address permit record and must be obtained from each condominium association directly.

Hardening Is Real, Ongoing, and Led by the Newest Neighborhood

• 387 shutter permits and 419 window and door permits have been pulled across the community.
• Cordova’s San Amaro Drive alone carries 44 shutter permits against 77 parcels, the highest shutter density of any street in Spanish Wells.
• Windows and doors are the only category where post-Ian volume approaches pre-Ian volume, at 170 against 249. Roofs run 128 against 564. Owners have been converting to impact glass at a materially faster rate since 2022, which is exactly what the City’s one-year hardening carve-out encourages.
• Treasure Cay Lane alone carries 27 post-Ian window and door permits.
• Permit descriptions mentioning generators total 151 across Spanish Wells streets, concentrated overwhelmingly in Cordova. That figure counts permit records rather than generators, because a single whole-house standby installation typically generates both an electrical permit and a gas permit for the fuel tank. Halve it for an installation estimate.

Evacuation Zone B, and the Honest Tension That Comes With It

Spanish Wells returns evacuation Zone B and surge zone 2 on every neighborhood, tested the same way as the flood zones against Lee County’s own published layer. Unit One, Unit Two, Unit Three, Cordova, The Lake Club, all four Marbella groupings, all Las Brisas groupings, Puesta Del Sol, Puesta Del Lago and every golf condominium return the identical zone. Lee County’s Coastal Building Zone layer returns zero features anywhere in the community.

Here is the tension, and it is worth publishing precisely because it is a tension. Spanish Wells is mapped out of the 100-year floodplain by FEMA, out of the Coastal Building Zone by Lee County, and into evacuation Zone B, the second group ordered out in a major storm. Those are three different agencies answering three different questions: 100-year still-water and wave flooding, coastal construction standards, and modelled worst-case storm surge. A buyer who is told only the two reassuring answers has been misled. All three belong on the page.

Who Approves Storm Hardening, and It Is Not the Master Association

This is the structural fact that determines who a buyer actually has to call, and it comes straight out of the recorded Declaration at section 7.2: Spanish Wells is a fully developed community, each neighborhood has its own character, and the neighborhood associations have jurisdiction over changes to the appearance of the individual homes and lots and any new construction.

The full 41-page recorded master Declaration contains no architectural review committee, no exterior modification approval process, and no shutter, roof, window, color or generator standard for individual homes. The words hurricane, shutter, roof in a building sense, and generator appear nowhere in it.

Every architectural question about storm hardening, meaning whether you may install roll-down shutters, what roof tile and color are permitted, and whether a standby generator and propane tank are allowed and where, is answered by your specific neighborhood association. The answer differs by neighborhood, and the management directory published earlier on this page is the call list.

One master-level hurricane fact does exist. The association maintains a standing Hurricane Committee, named in its Rules and Regulations alongside the Safety Committee as a body whose verbal instructions all individuals must follow. No hurricane preparedness plan, evacuation procedure, shutter standard or storm-season document is published on the association’s public document library, which carries eight files in total and none on this subject.

There Is No Community-Wide Hardening Program, and the Budget Proves It

The 2026 assessment increase is not a storm story. The association’s own insurance line fell 12.1% year over year in the same budget that raised owner assessments 35.2%. A community pricing in storm risk raises its insurance line. This one cut it. The increase funds reserve catch-up, engineering and consulting, and $250,000 of new drainage and boulevard irrigation work. There is no shutter program, no impact-glass program, no roof program, no generator program and no hardening reserve component named on the face of the budget. The only storm-related line in the entire document is the $15,000 contingency.

Milestone Inspections and SIRS at Spanish Wells

Exactly one Spanish Wells association carries Florida’s condominium milestone inspection and Structural Integrity Reserve Study obligations: Marbella at Spanish Wells III, at four three-storey buildings, at 9601, 9611, 9621 and 9631 Spanish Moss Way, all built in 2007. Every other association resolved in the county’s building records tops out at two storeys or is not a condominium at all. One small condominium, Vista Del Sol at Las Brisas, was not separately resolved in this research, and its storey count should be confirmed with its manager before it is relied on.

These laws reach exactly one association here, and the obligation resolves to four street addresses.

The Two Obligations Are Different, and Conflating Them Is the Standard Error

The statutes also carry express exclusions. Section 553.899(4) states that the milestone requirement does not apply to a single-family, two-family, three-family or four-family dwelling with three or fewer habitable storeys above ground. Section 718.112(2)(g)5 excludes buildings less than three storeys in height, dwellings with three or fewer habitable storeys above ground, any portion of a building not submitted to the condominium form of ownership, and any portion maintained by a party other than the association.

The Story Counts, Association by Association

Lee County’s parcel-attribute records carry a tallest-building-on-parcel field for every parcel. Resolved per association:

Forty-eight parcel records in the entire community carry a three-storey value. All forty-eight are in Marbella at Spanish Wells III. All forty-eight sit at four addresses. All forty-eight carry a build year of 2007.

The Four Buildings, Resolved to the Street Address

Marbella III has sixteen buildings, of which four are three storeys. Both numbers are correct and they count different things. The structural inspection obligation attaches to the four, not to the sixteen, and stating it that way is both more accurate and more useful than either number alone. A Marbella III buyer at 28259 Lisbon Court and one at 9621 Spanish Moss Way are in the same association and, on this evidence, in different positions.

Where the Deadlines Actually Stand

The milestone conclusion rests on the county’s build year of 2007, and the statute keys off the certificate of occupancy date, which can fall in a later calendar year. That is a small but real qualification, and the certificate of occupancy records sit in the City permit portal by address for anyone who needs the exact date.

Which Associations Are Not Obligated, and Why

This matters more than the obligation itself, because it covers most of the community.

• Every Spanish Wells homeowners association neighborhood is outside these statutes entirely. Unit One, Unit Two, Unit Three, Cordova, The Lake Club and the Marbella villa lots are homeowners associations, not condominiums. Chapter 718 does not apply to them at any building height. Neither obligation exists.
• Every other condominium association resolved in the county’s building records tops out at two storeys or fewer. One condominium, Vista Del Sol at Las Brisas, was not separately resolved in this research and its storey count should be confirmed with Resort Management at 239-645-4187 before it is relied on. Section 718.112(2)(g)5 excludes buildings less than three storeys, and section 553.899(4) excludes dwellings with three or fewer habitable storeys above ground. Neither obligation attaches.
• The exclusions are height-based, not age-based. Golf Condominiums One and Two were built in 1984 and are well past thirty years old. They are single-storey buildings, so the milestone statute does not reach them regardless of age. That is a common misunderstanding and it is worth stating explicitly.

The Caveat That Travels With the Conclusion

Lee County’s tallest-building field is a mass-appraisal characteristic derived from field inspections and permit records. Both statutes require a determination of three habitable storeys or more in height as determined by the Florida Building Code, which is a different test made by a different authority.

The county field is the strongest publicly reachable evidence, and it is what any competent analysis would start from. The operative determination belongs to the building official and to the association’s engineer. So the correct published statement is that Lee County’s own building characteristics records show three-storey buildings at four addresses in Marbella III, not that Marbella III is legally subject to the statute. The two can disagree, in either direction, and closing that gap means pulling the original 2006 and 2007 building permits and certificates of occupancy for those four addresses and reading the recorded Marbella III condominium declaration for its stated number of storeys.

We also did not read a floor count out of any unit number. Every figure here comes from the county’s own stories field.

The Association’s 2025 Reserve Study Is Not a SIRS

The master association’s 2025 forecast shows $7,900 spent on appraisal and reserve study against a $580 budget, with nothing budgeted for 2026. A reserve study was performed in 2025, and it is the most plausible driver of the 65.7% jump in reserve funding for 2026. That study is not published in the association’s eight-file public document library.

It is critical not to conflate the two documents. Spanish Wells Community Association is a homeowners association under Chapter 720, not a condominium association under Chapter 718. Its reserve study is a Chapter 720 study. A Structural Integrity Reserve Study is a Chapter 718 instrument with seven statutorily mandated components covering roof, load-bearing structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, and windows and exterior doors. The master association’s 2025 reserve study is not a SIRS and does not satisfy any SIRS obligation for any condominium association inside the gate. The study remains an official record accessible to members under Florida Statute 720.303.

What a Marbella III Buyer Should Ask For

Marbella III is managed by Alliant Association Management, property manager Ramya Koduri, at 239-454-1101. Under Florida Statute 718.111(12) the following are official records available to unit owners, and a buyer under contract requests them through the seller or via the estoppel:

1. The Structural Integrity Reserve Study for 9601, 9611, 9621 and 9631 Spanish Moss Way, and its completion date.
2. The reserve funding plan adopted from it.
3. Whether the association has taken any action to delay a study following a milestone inspection, or to pause reserve contributions.
4. The master property policy declarations page, the windstorm deductible in dollars, and the most recent replacement cost appraisal, which section 718.111(11) requires at least every three years.

Selling a Marbella III unit? Call Jesse McGreevy at (239) 898-6072 or request a Spanish Wells home valuation, and we will have the association’s structural documentation assembled before the first offer, because a buyer who has to chase it prices the uncertainty into the number. Buying in Marbella III? Call Marc Comisar at (239) 287-5873 or start with our Southwest Florida buyer guide, and we will put those four requests into the contract as contingencies rather than hoping they turn up at estoppel.

Insurance Reality for a Spanish Wells Buyer

Insurance in Spanish Wells is an owner problem, not an association problem, across most of the community. The recorded master Declaration requires the association to carry only general liability and directors and officers coverage, and it puts all risk, windstorm and flood squarely on each parcel owner. The association’s entire 2026 insurance line is $113,720.

That structure is different from what most buyers expect from a gated country club community, and getting it wrong is expensive.

Who Insures What at the Master Level

The recorded Declaration is unusually clear and unusually thin. Section 8.1 requires the association to maintain adequate general liability insurance and directors and officers insurance, with amounts determined annually by the board, and states that other insurance coverage is within the discretion of the board. Section 8.2 makes each parcel owner responsible for insuring their own real and personal property, and states that each owner must recognize that they bear financial responsibility for any damage to their property or liability to others that would otherwise be covered by such insurance, including all risk, windstorm, flood and general liability.

The master association is not required by its own recorded Declaration to carry property or windstorm insurance on anything.

The budget corroborates it exactly. The entire 2026 insurance line is $113,720. Against 1,361 assessable parcels that is $83.56 per parcel per year, roughly $7 a month. That is a liability and directors-and-officers scale program covering gatehouses, common areas and association property. It is not, and cannot be, building insurance. Any page implying that a Spanish Wells homeowner’s structure is covered by the master association is wrong.

The Provision Every Buyer Should Read Before Closing

Declaration section 8.4(B) provides that if the proceeds of insurance and available reserves are insufficient to pay for the cost of repair and reconstruction of the common areas and association property, the association shall promptly levy a special assessment against all parcel owners for the deficiency, and that those special assessments need not be approved by the parcel owners.

Read that against section 3.3, which charges special assessments to all owners in the same share as regular assessments, meaning equally per parcel rather than by value. An insurance shortfall on the common areas or the 27-hole golf facility becomes an equal-dollar, no-vote assessment on all 1,361 parcels.

In post-Ian Southwest Florida that is a material disclosure. It comes straight out of the recorded instrument rather than out of anyone’s opinion, and it is a genuine reason a buyer should care what the master’s reserves and coverage actually are. The association’s master policy declarations page and its audited financial statements are official records under Florida Statute 720.303, and a buyer under contract can request them through the seller.

The Condominium Tier Runs on Different Rules Entirely

Ten Spanish Wells neighborhood associations are condominium associations under Chapter 718: Marbella I, II and III; Las Brisas Coach Homes; Las Brisas Condominium; Las Brisas Twin Villas; Puesta Del Sol; Puesta Del Lago; Golf Condominium One; and Golf Condominium Two, plus the consolidated Golf Condominiums Three through Seven grouping. For those, Florida law overrides whatever the documents say.

• Section 718.111(11)(a): every condominium association shall have adequate property insurance regardless of any requirement in the declaration, and the replacement cost must be determined at least once every three years by an independent insurance appraisal or an update of a previous appraisal.
• Section 718.111(11)(f): the master policy must provide primary coverage for all portions of the condominium property as originally installed or replacement of like kind and quality. It must exclude personal property within the unit and the floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, water filters, built-in cabinets and countertops, and window treatments located within the unit and serving only that unit. Those are the unit owner’s responsibility.
• Section 718.111(11)(c): deductibles are determined by the board, must be consistent with industry standards and prevailing practice for communities of similar size and age, and may be based on available funds including reserve accounts, or on predetermined assessment authority at the time the insurance is obtained.

That last clause deserves attention. A Florida condominium master policy’s windstorm deductible is commonly set as a percentage of insured value and can run into six or seven figures for a building. The statute expressly permits it to be set against predetermined assessment authority, which means against the owners’ pockets.

Loss Assessment Coverage, and Why the Statutory Minimum Is the Wrong Number Here

Florida Statute 627.714 requires that a unit owner’s residential property policy include at least $2,000 in property loss assessment coverage for all assessments made as a result of the same direct loss, with a deductible of no more than $250, and no deductible at all if a deductible was already applied to other property loss from the same event.

Three further provisions matter:

• The maximum loss assessment coverage that can be applied to any loss equals the owner’s coverage limit in effect one day before the date of the occurrence. You cannot raise the limit after a storm is named.
• The coverage applies to any loss assessment regardless of the date of the assessment by the association, so a levy that arrives eighteen months after the storm still looks back to the limit in force the day before landfall.
• Every individual unit owner’s residential property policy must state that its coverage is excess over any other policy covering the same property.

Here is why this is a Spanish Wells headline rather than boilerplate. A condominium buyer here sits under two separate assessment authorities that can each levy for an uninsured or underinsured storm loss. Their condominium association, whose windstorm deductible is expressly permitted to be set against assessment authority. And the master association, which under Declaration section 8.4(B) can levy an insurance shortfall special assessment on all 1,361 parcels without a member vote.

The $2,000 statutory floor is not the right number to carry in this community, and it cannot be fixed retroactively. That is a concrete, checkable, actionable thing we tell every Spanish Wells condominium buyer.

Wind Mitigation Credits, and What Spanish Wells Owners Have Already Earned

Florida Statute 627.0629 requires residential property insurance rate filings to include actuarially reasonable discounts, credits or rate differentials for fixtures and construction techniques demonstrated to reduce windstorm loss. The statute names seven categories:

1. Wind uplift prevention
2. Roof strength
3. Roof covering performance
4. Roof-to-wall strength
5. Wall-to-floor-to-foundation strength
6. Opening protection
7. Window, door and skylight strength

Mapped onto what the Spanish Wells permit record actually shows: 387 shutter permits and 419 window and door permits reach categories six and seven, which are two of the seven and in practice two of the largest. The 692 roof permits, where the work was a code-compliant replacement, reach roof covering performance and, depending on fastening and secondary water barrier, roof strength and roof-to-wall strength. Wall-to-floor-to-foundation strength is a function of original construction, meaning masonry construction and the code vintage the home was built to, and cannot be retrofitted, so it varies by neighborhood build era exactly as the community’s build-year table does.

Two practical consequences. The credits are documented on a wind mitigation inspection, not on a permit: the permit proves the work was done to code, and the inspection is what the carrier prices from. And since 1 October 2023, every carrier must publish its own mitigation discount schedule on its website, which means a Spanish Wells buyer can compare carriers on hardening credit before they buy rather than after.

Citizens Versus the Private Market in Lee County

The picture here has changed enormously in two years, and pages repeating the 2023 and 2024 story are out of date. All figures are Lee County, policies in force, from Citizens Property Insurance Corporation’s own monthly county detail reports:

The private market has taken Lee County back. Citizens’ personal residential multiperil book fell from 32,284 policies to 6,151 in two years, with exposure down 90.5%.

For condominium associations there is a statutory reason on top of the market trend. Florida Statute 627.351(6) provides that Citizens may not offer new commercial residential policies providing multiperil coverage, though it continues to offer commercial residential wind-only policies and may renew a multiperil policy on a building it insured on 30 June 2014. A Spanish Wells condominium association cannot obtain a new full-peril master policy from Citizens at all. The ten condominium associations here are in the private market for their master programs by operation of statute, and the county trend says the private market is absorbing that business rather than shedding it.

The Citizens Flood Condition That Lands on 1 January 2027

This is the most time-sensitive insurance fact on this page, and it applies precisely because Spanish Wells sits in Zone X where flood insurance is otherwise optional.

Florida Statute 627.351(6)(aa) requires Citizens to make flood insurance a condition of coverage on a personal lines residential risk, phased in by dwelling replacement cost:

Translated for Spanish Wells: federal law requires no flood insurance anywhere in this community, but Citizens’ own eligibility rule does, and it is not tied to the flood zone. The phase-in is by replacement cost, and it is already in force at the $400,000 threshold. From 1 January 2027 it applies to every remaining Citizens personal lines residential policy regardless of value.

Two carve-outs are written into the same statute. Policies that do not provide coverage for the peril of wind are exempt, and condominium unit owner policies are expressly exempt. So the obligation lands on the single-family neighborhoods, meaning Units One, Two and Three, Cordova, The Lake Club and the Marbella villa lots, and not on the ten condominium associations’ unit owners.

And the silver lining is the section above: the flood policy those owners are required to buy carries the full 25% Community Rating System discount, on a Zone X risk, at Class 5.

If you are listing or buying a Spanish Wells single-family home insured by Citizens in the second half of 2026, this belongs in the conversation before the contract, not after.

Schools Serving Spanish Wells

Spanish Wells families are served by the School District of Lee County, which does not assign one school per address. Lee County runs a choice and proximity zone model: a Spanish Wells family ranks schools from a defined set, and a lottery places the student when a school is oversubscribed. Getting that mechanism right changes the whole answer.

Lee County Assigns by Choice Zone, Not by a Single Zoned School

This is the single most common error on competing pages for this market. Writing that Spanish Wells is zoned for one particular elementary school is factually wrong.

The district’s own Student Enrollment Plan for 2026 and 2027, approved by the School Board on 1 December 2025, states that the plan divides the District into three large, contiguous, geographic regions or residential choice zones, and that parents or guardians select from among the schools in the sub-zone in which they reside and in any contiguous sub-zone within the same zone.

Six real Spanish Wells addresses spread across the community were run through the district’s own official school locator for the 2026 and 2027 school year: the main gate, the club, an address in The Lake Club, one in Cordova and two in Unit Two. All six returned identical results, and the result was independently confirmed against Lee County GIS’s published copy of the same boundaries.

The Elementary Choice Set: Proximity Zone Q

Families rank these five schools, and the lottery places when a school is oversubscribed.

The Middle Choice Set: Proximity Zone GG

Bonita Springs Middle Center for the Arts is one of six district sites carrying the district’s art application program.

The High School Choice Set: South Zone, Sub-zone 3

Under the contiguous sub-zone rule, a family in this sub-zone may also rank the schools in the adjacent South Zone sub-zone, which adds Cypress Lake High, Dunbar High and Fort Myers High to the list.

School Grades, From the State’s Own Release Files

Every letter grade and component score below comes from the Florida Department of Education’s own 2026 School Grades release file, not from a ratings aggregator. The School District of Lee County holds a 2026 district grade of B, at 752 points across twelve components, which is 63% of total possible points, with 99% tested. It has held a B in 2026, 2025, 2024, 2023 and 2022.

Elementary, Proximity Zone Q:

Middle, Proximity Zone GG:

High, South Zone Sub-zone 3:

Bonita Springs High’s science achievement score of 93 is the standout number in this entire set and is a real, checkable differentiator.

The Trade-Off No Competing Page States

The closest elementary school to Spanish Wells, Bonita Springs Elementary at 2.0 road miles, is the lowest graded of the five choices and is 100% economically disadvantaged. The two A-graded elementary schools in the choice set, Three Oaks and Pinewoods, are 10.7 and 12.1 road miles away.

That is the real decision a Spanish Wells family with young children faces, and it is a proximity-versus-grade trade-off rather than a good-schools-or-bad-schools question. We would rather put it in front of a relocating family in week one than have them discover it in August.

Transportation, Lottery Order, and the Rules That Surprise People

• Placement is not guaranteed. The lottery runs when applicants for a school exceed available seats. Order of preference: exceptional student education and special programs, then sibling preference, then Proximity 1, meaning residence within two miles of the school, then Proximity 2, meaning the school nearest the residence where there is no Proximity 1, then the statutory House Bill 7029 categories.
• Living close can cost you the bus. The plan states that students who reside within two miles of the school will not be provided district transportation, and that rule appears at all three levels. Bonita Springs Elementary is 2.0 road miles from the gate and Bonita Springs Middle is 2.7. The district measures that radius its own way, so we do not state whether any given Spanish Wells address falls inside it. Ask the district for the specific address.
• Out of zone means no bus. Transportation is provided only within the residential proximity zone, and out-of-zone continuation students ride at the family’s expense.
• The two nearest high schools do bus from this sub-zone. The plan’s exclusive transportation zone table lists both Bonita Springs High and Estero High as transporting from South Zone sub-zones 2 and 3.
• If no seat exists in zone, the student is transported to a designated adjacent proximity zone.
• Proof of address for a mid-year closing: a utility bill, a signed lease, homestead exemption if applicable, or for a purchase, a mortgage acceptance letter with a closing date within thirty days of the student attending school, with documentation of a substantial deposit accepted in lieu. A driver’s licence is explicitly not accepted as proof of address.
• Boundaries change every year. The plan is subject to annual review, refinement and Board approval. Everything on this page is stamped to the 2026 and 2027 school year, approved 1 December 2025, and should be re-confirmed with the district for any later year.

Advanced Programs at the In-Zone High Schools

• The FGCU Collegiate dual-enrolment program is hosted at Bonita Springs High.
• Cambridge is offered at Bonita Springs High, Estero High and South Fort Myers High, among eleven district sites.
• Applications for these programs open in mid-January each year, and only students new to the district may apply after the window closes.

Charter Schools Within a Short Drive

Oak Creek is the closest school of any kind to Spanish Wells, at 1.7 road miles, and it is roughly a third empty, so seats are usually available. It is the one school in this set that improved a full letter grade in 2026. Bonita Springs Charter is effectively full at 1,315 of 1,317 seats, is accredited, and admits by open enrolment with a lottery and a waitlist. Both are tuition-free public schools. Grades and enrollment come from the district’s own charter register and the state’s 2026 grades file.

Private Schools

Source for every row is the Florida Department of Education’s Office of Independent Education and Parental Choice private schools directory. The Department’s own disclaimer applies: the data is self-reported by the schools under the annual statutory survey, and inclusion does not imply approval or accreditation by the Department.

Measured driving distances from the main gate: Grace Community School 2.2 road miles, Discovery Day Academy 3.4, Royal Palm Academy 3.8, Community School of Naples 10.5, Canterbury School 18.5, Bishop Verot 20.3.

Royal Palm Academy at 3.8 road miles is closer to Spanish Wells than several of the community’s own public school choices. That is a non-obvious fact for a Lee County community and it comes from the Collier County side of the line.

Higher Education

Florida Gulf Coast University, at 10501 FGCU Blvd S in Fort Myers, is 13.5 road miles and about 20 free-flow minutes from the gate. FGCU also runs the FGCU Collegiate dual-enrolment high school program hosted at Bonita Springs High.

Selling a Spanish Wells home and want the school answer stated correctly in your marketing? Call Jesse McGreevy at (239) 898-6072 or request a Spanish Wells home value estimate, and we will get the choice-zone language right in the listing so a relocating buyer does not have to guess. Relocating to Spanish Wells with school-age children? Call Marc Comisar at (239) 287-5873 or start with our Southwest Florida home buying guide, and we will walk the choice-zone mechanics and the application calendar before you commit to a closing date.

Healthcare Near Spanish Wells

Spanish Wells has two 24-hour emergency departments within about ten minutes of the gate, and neither is attached to an inpatient hospital. The nearest hospital with a full emergency room, NCH North Naples at 5.5 road miles, sits in Collier County. Lee County’s only verified trauma centre, Gulf Coast Medical Center, is 16.1 road miles away.

That set of facts is genuinely useful and non-obvious for a Lee County community, and no aggregator carries it.

The Two Nearest Emergency Departments Are Freestanding

Freestanding means exactly what it says. Both operate around the clock and both are staffed emergency departments, but neither has inpatient beds. A patient who needs admission is transferred.

That Lee Health Coconut Point is not a hospital is confirmed by Lee Health’s own corporate facts page, which lists four acute care hospitals, Lee Memorial at 336 beds, HealthPark Medical Center at 326, Cape Coral Hospital at 303 and Gulf Coast Medical Center at 699, plus Golisano Children’s Hospital at 135 beds, and lists Coconut Point under outpatient centres. NCH describes its own Bonita site in its own words as a freestanding emergency department in southern Lee County.

The Nearest Inpatient Hospitals

NCH North Naples, at 5.5 road miles, is about three times closer to Spanish Wells than the nearest Lee Health hospital. For a Lee County address that is worth knowing in advance rather than in an ambulance.

NCH North Naples specifics, from NCH’s own emergency services pages: the campus runs two emergency departments, one of which is the Robert, Mariann and Megan McDonald Pediatric Emergency Department, described by NCH as the only 24-hour pediatric emergency department in Collier County. The campus also carries an obstetrical emergency department, and NCH describes North Naples as the only pediatric and obstetrical receiving facility in Collier County. NCH Baker Hospital in downtown Naples is Collier County’s only comprehensive stroke centre, and all NCH sites are primary stroke centres. NCH reports serving over 118,000 emergency patients across Collier and Lee Counties each year at five emergency departments.

Trauma, and the Correction That Matters

Per the Florida Department of Health’s verified trauma centre list, updated 23 July 2026:

• Gulf Coast Medical Center is a Level II trauma centre and is the only verified trauma centre in Lee County, at 16.1 road miles and roughly 25 free-flow minutes from the Spanish Wells main gate.
• Collier County has no verified trauma centre at any level. Naples is the larger city to the south and has none.

Several secondary write-ups still name a different Lee County hospital as the county’s trauma centre. That facility does not appear on the Department of Health’s current verified list, and we do not repeat it.

For a Spanish Wells buyer the practical translation is straightforward. Routine emergencies are eight to ten minutes away at two freestanding departments. Anything needing admission goes to North Naples in ten minutes or into the Lee Health system at twenty-five to thirty-two. A major trauma goes to Gulf Coast Medical Center, and in a genuine trauma the transport decision is made by emergency medical services, not by the patient.

Outpatient and Urgent Care Close to Home

Lee Health Bonita Health Center, 3501 Health Center Blvd, Estero, (239) 468-8500, at 5.0 road miles and 8 free-flow minutes. Open 7:00 am to 5:00 pm, seven days a week. On site: Lee Convenient Care urgent care at (239) 468-0260, sleep medicine, X-ray, MRI, CT, ultrasound, oncology, urology, gastroenterology, outpatient physical therapy, school physicals, pediatric behavioral health, blood donation, rheumatology, endocrinology and allergy.

Lee Health Coconut Point, 23450 Via Coconut Point, Estero, (239) 468-0000, at 5.7 road miles and 10 free-flow minutes. In Lee Health’s own description, a single campus carrying 24-hour emergency medicine, gastroenterology, general surgery, imaging, orthopedics, primary care, pediatric primary care, obstetrics and gynecology, lab services, women’s care, cardiovascular services and rehabilitation. Also on the 31-acre campus: a breast health centre, cardiac rehabilitation, a pharmacy, central laboratory and blood draw stations, a pathology lab, an outpatient surgery unit, and a Healthy Life Center with a teaching kitchen, holistic treatment rooms, a teaching garden and a yoga and meditation studio. Parking is free with a volunteer golf cart shuttle.

NCH’s Bonita Springs footprint runs to fourteen listed facilities clustered at three addresses. At 3302 Bonita Beach Rd SE: NCH Medical Group family medicine, internal medicine, gastroenterology, a laboratory draw station, cardiac rehabilitation, wound care and the NCH Rooney Heart Institute Bonita Beach at (239) 624-3278. At 24040 S Tamiami Trl: the freestanding emergency department, emergency imaging, an outpatient lab and NCH Medical Group family medicine. At 9170 Bonita Beach Rd: NCH Outpatient Therapy Bonita Beach at (239) 624-0970.

Millennium Physician Group operates five primary care offices within about two miles of Spanish Wells, all on the Bonita Beach Road and Bay Landing corridor: 9410 Fountain Medical Ct Suite A102, 9500 Bonita Beach Rd SE Suite 302, 9520 Bonita Beach Rd SE, 9776 Bonita Beach Rd SE Suite 202E, and 27160 Bay Landing Dr Suite 201.

Concierge Medicine

NCH runs a named concierge medicine service line. Its published practice locations are Concierge Medicine North at 870 111th Ave N Suites 9 and 10 in Naples, (239) 624-8200; Concierge Medicine South at 311 9th St N Suite 306 in Naples; and a concierge primary care practice at 11181 Health Park Blvd Suite 2230 in Naples, on the North Naples Hospital campus about 5.5 road miles from the gate. MDVIP-affiliated concierge primary care physicians practise in both Naples and Fort Myers.

No concierge practice with a Bonita Springs address was confirmed in this research. Every confirmed concierge location is in Naples, which is a ten to twenty minute drive from Spanish Wells and is a normal arrangement for owners here.

Pharmacy

The Publix pharmacy at The Center of Bonita Springs runs Monday to Friday 9:00 am to 9:00 pm, Saturday 9:00 am to 7:00 pm and Sunday 11:00 am to 6:00 pm. There are also chain pharmacies on the Bonita Beach Road corridor within two and a half miles, and any owner should confirm current hours with the store directly.

Veterinary Care

The nearest 24-hour animal emergency and critical care facility is the Florida Veterinary Referral Center at 9220 Estero Park Commons Blvd, Estero, at about 8.1 road miles and 13 free-flow minutes. Day-practice veterinary offices sit on the Bonita Beach Road corridor within about two miles of the gate, and a Banfield location sits in Estero at about 6 road miles. Confirm any specific practice’s current address and hours with the practice itself before relying on it.

Drive Times and Distances from Spanish Wells

Spanish Wells sits under a mile from US 41, two minutes from a full-service supermarket, six minutes from the Gulf and about 25 free-flow minutes from Southwest Florida International Airport. Every minute figure below is a free-flow, uncongested-conditions number. Road miles are the durable figure, and they are the one to plan from.

The Method, Because It Changes How You Read the Table

Every row is measured from the main gate at 28001 Spanish Wells Boulevard, geocoded to a score-100 match by Lee County’s own address locator.

Distances are measured. They are road-network driving distances over the OpenStreetMap road graph, fastest-route driving profile. They are real driving distances, not straight lines.

Minutes are modelled, not measured. They come from free-flow speeds assigned by road classification and contain no traffic model at all: no rush hour, no season, no incidents. Read every minute figure as an uncongested floor, the best you will ever do.

The Table

Note on this table: the minutes column is free-flow only. Free-flow and in-season are two different traffic conditions, and neither is valid unlabelled. We do not publish an in-season minute figure anywhere on this page, because the Florida Department of Transportation peak season factor report that would supply the correct week-by-week multiplier for Lee County was not obtainable at the time of writing. Rather than estimate a number and dress it up as a measurement, we leave it out. Road miles do not change with the season, which is why we lead with them.

What the Season Does, Quantified Without Guessing

Two hard official datasets bound the swing, and neither is a traffic model. Both are counts.

Bonita Beach Road volume. The main gate opens onto Bonita Beach Road, a Lee County Department of Transportation facility carried as County Road 865. The Florida Department of Transportation’s 2025 annual average daily traffic for the segment containing the gate is 43,000 vehicles per day, with a design-hour factor of 9.0, a directional split of 54.6% and 6.6% trucks. The adjoining segments run 27,000 west of Arroyal Road toward Barefoot Beach Boulevard and 41,000 on the final eastward approach. Note what that figure is: an annual average. A road averaging 43,000 vehicles a day is not carrying 43,000 in September and 43,000 in March.

The regional swing, measured at the airport. The Lee County Port Authority publishes monthly passenger counts for Southwest Florida International Airport:

Regional visitor volume roughly doubles to triples between September and March. Budget meaningfully longer for any westbound trip toward US 41 and the beaches on an in-season weekend afternoon. We will not put a number on how much longer, because we cannot source one.

Groceries, Which Is Where Spanish Wells Genuinely Outperforms

A full-service supermarket is under a mile and about two minutes from the gate, and three distinct formats sit within a mile and a half: ALDI at 0.4 miles for discount, Publix at 0.8 miles for conventional full service with a pharmacy, and The Fresh Market at 1.5 miles for specialty.

The Publix at The Center of Bonita Springs, store 01449 at 3304 Bonita Beach Rd, runs 7:00 am to 10:00 pm seven days with a pharmacy on site. The Publix at Bonita Grande Crossing, store 00843 at 12900 Trade Way Four, runs the same hours with both a pharmacy and a liquor store. ALDI sits at 8951 Bonita Beach Rd SE Suite 350. The Fresh Market at 27251 Bay Landing Dr runs 8:00 am to 9:00 pm.

For a gated golf community this is unusually good. Most comparable Estero and Naples communities sit three to six miles from their nearest supermarket, and for a seasonal owner arriving on a Friday evening that difference is felt immediately.

What Is Being Built Near Spanish Wells

Nothing new has been entitled inside the Spanish Wells gates in a decade. Outside them, a freestanding emergency department is approved directly across Bonita Beach Road, Old 41 is programmed for widening with a signal proposed at the Cordova gate, and voters approved a $35 million bond for a rail trail. This is the fastest-decaying section on this page, and every row carries a re-check interval.

The Pipeline Table

Every case below is a City of Bonita Springs record unless stated. Application numbers are the City’s own case identifiers and can be searched by anyone in the City’s public permit and case portal.

The Emergency Department Across the Road

The single most consequential item on that list for daily life is the freestanding emergency department approved at 9726 Bonita Beach Rd SE, on the north side of the road directly across from Spanish Wells. The City record describes an 11,717 square foot building with separate drop-off canopies for the public entrance and for ambulances, plus associated drive aisles, parking, sidewalks, utilities and stormwater infrastructure. The development order was approved and issued on 26 May 2026, and concurrency issued the same day.

Read it honestly: an approved development order is not an opened building. No building permit for vertical construction on that parcel appeared in the City portal as of 3 September 2026. The operator is named only in the case title, and the corporate affiliation behind that name is not published in the City record. If it is built, it would put a 24-hour emergency department across the street from a community whose current nearest emergency care is five road miles away. That is a material amenity change for an owner base with a meaningful retiree share, and it is the item we would watch most closely.

Old 41, the Road the Cordova Gate Opens Onto

This is the highest-value transportation item for Spanish Wells and it is invisible on every competing page.

The Florida Department of Transportation studied Old 41, carried as County Road 887, from US 41 in Collier County to Bonita Beach Road in Lee County. The study began in 2019, held an alternatives workshop in April 2022 and a public hearing on 20 November 2025, and received Location and Design Concept Acceptance on 3 June 2026. It is now in design.

What is proposed:

• Widen Old 41 to a four-lane divided roadway, two 11-foot travel lanes each direction, design speed 45 miles per hour.
• In the Lee County segment, 7-foot bicycle lanes both directions and a 12-foot shared use path, within roughly 106 feet of typical section.
• In the Collier segment, 5-foot bicycle lanes, a 6-foot sidewalk and a 10-foot shared use path.
• A new two-lane undivided Quadrant Roadway connecting Old 41 with Race Track Road, with a 12-foot shared use path on one side and an 8-foot sidewalk on the other, within 70 feet of right of way.
• No improvements are planned for Old 41 north of the proposed Quadrant Roadway.

What it does at the Cordova gate specifically, from the Department’s own published project frequently asked questions:

• A traffic signal with crosswalks at the intersection of Old 41 and Via Palacio Avenue, which is the Cordova gate, is still included in the design.
• Sidewalk is proposed along the east side of Old 41 south of Via Palacio Avenue.
• The U-turn bulb-out once proposed at the Cordova gate has been removed from the design. The Department states it is evaluating two other commercial locations for a U-turn bulb-out instead.
• The signal at Mediterra Drive remains in the design, and the Department states the two signals meet minimum spacing standards, will be timed together, and that the railroad crossing was taken into account in the queueing analysis.

Net effect for a Spanish Wells owner using the Cordova gate: a signalized, crosswalked exit onto Old 41 where today there is none, plus sidewalk on the far side, and no bulb-out and no truck U-turn movement staged at the gate. Which is what the community asked for.

The Receipts on How That Happened

The Department presented eight U-turn options to the Spanish Wells homeowners association on 5 April 2023 and to Cordova at Spanish Wells on 22 June 2022. Two of the eight options originated with the Cordova homeowners association and one with a Cordova resident. The Cordova bulb-out was not recommended, with community concerns, a long crosswalk and entrance and landscaping impacts cited. Two alternatives 0.5 and 0.7 miles north were identified as potential solutions instead.

This is a documented case of a community engaging a state agency and changing a design in its own favor, and it sits in the Department’s own public project file. It is exactly the kind of unfakeable local knowledge that separates a page written from records from a page written from a template.

The Money, Which Is the Part That Stops the Hype

Preferred alternative cost estimates in 2025 dollars: final design $5,200,000; right of way acquisition $100,670,000; wetland mitigation $620,000; roadway, stormwater ponds and floodplain compensation construction $108,280,000; utility relocation and railroad construction $4,480,000; construction engineering and inspection $10,830,000. Total estimated cost $230,080,000.

Impacts from the same hearing handout: 30.52 acres of right of way total, 18 properties impacted, 138 business relocations, zero residential relocations, 23 noise-sensitive sites impacted, 3.77 acres of wetland impact, 5.31 acres of surface water impact and 33.14 acres of floodplain impact.

Zero residential relocations is the single most reassuring number in this entire file for a Spanish Wells owner, and it is a primary-source figure.

The correct sentence is that Old 41 is programmed for widening, design is funded for FY2027 in Lee County, and right of way and construction are unfunded with no year attached. A $100.67 million right of way bill with 138 business relocations is a very large hurdle. Never let this read as “Old 41 is being widened.”

US 41 at Bonita Beach Road

The Department’s preferred alternative modifies the signalized US 41 and Bonita Beach Road intersection to a partial displaced left turn, with northbound and southbound left turns crossing to the outside of opposing traffic, plus a new northeast quadrant roadway connecting US 41 to Arroyal Road and a 12-foot shared use path throughout the intersection area.

Two details matter to Spanish Wells directly. The project’s limits along Bonita Beach Road run from Windsor Road to Spanish Wells Boulevard, a distance of 0.8 miles, which places the community’s main gate at the project’s eastern boundary. And the Department’s own preliminary engineering report records that the Spanish Wells Boulevard entrance is one of three additional signalized intersections along Bonita Beach Road in this stretch, alongside The Center of Bonita Springs and Arroyal Road.

This is an approved concept moving into design, not a funded construction project. The Department’s own project page assigns no construction year, and we do not publish one.

Separately, Bonita Beach Road Phase III widening, described in Lee County Department of Transportation workshop material as running from Windsor Boulevard west of US 41 to Old US 41, brackets the Spanish Wells frontage. The funding status is the story: right of way and construction are both currently unfunded.

The Rail Trail Bond

On 18 August 2026, concurrent with the Lee County primary, Bonita Springs voters approved general obligation bonds not exceeding $35,000,000 for acquisition of approximately 5.8 miles of inactive Seminole Gulf Railway corridor inside the city and construction of capital improvements for the Bonita Estero Rail Trail. Reported result was 68.3% in favor. The bonds are payable from ad valorem property taxes levied on all taxable property within the City, maturing within 30 years.

City Council authorized the referendum at a special meeting on 4 March 2026 and approved a purchase and sale agreement with the Trust for Public Land for the corridor on 25 March 2026. The full corridor is approximately 11.4 miles connecting Collier County, Bonita Springs and Estero, and it was added to the state’s Florida Forever program in June 2025.

The correct sentence is that voters have approved the money and the City has a purchase agreement, but the corridor has not closed, bonds have not been issued and no trail has been designed or built. Anyone writing that a trail is coming to the edge of Spanish Wells is ahead of the record.

On adjacency: the Department of Transportation’s Old 41 project materials repeatedly reference the Seminole Gulf railroad track adjacent to Old 41, and the Department’s own frequently asked questions state that its signal queueing analysis at the Cordova gate took the railroad crossing into account. That places the inactive corridor immediately alongside Old 41 past the eastern edge of Spanish Wells, at the Cordova gate. We publish that as an inference from the transportation documents rather than as a surveyed fact, until it is confirmed against the recorded corridor legal description or the City’s acquisition exhibit.

I-75

Spanish Wells reaches I-75 at the Bonita Beach Road interchange, roughly two miles from the community, and the interstate is being widened through this stretch under the Moving Florida Forward initiative. The Department’s own project runs from north of Golden Gate Parkway to south of Corkscrew Road, a distance of 18.5 miles. A separate resurfacing project on I-75 south of Bonita Beach Road, which also widened the northbound on-ramp, is complete.

The widening is real and programmed, and it will mean years of construction on the route residents use to reach the airport and Naples. We take the per-segment schedule from the Department’s project pages at publication time rather than from news reporting, and at the time of writing no per-segment date is published on the project page itself.

What Is Not Coming, Stated Plainly

A community page earns trust by naming what is not happening, not only what is. Every item below is supported by a search of the City’s own public records.

1. No rezoning application, no planned development amendment and no development order has been filed inside Spanish Wells in the trailing twelve months. Per the City’s plan module, none since 2014. The last wave of internal subdivision, meaning Cordova, Valencia and Lakehurst, was entitled between 2012 and 2015 and is finished.
2. No hearing on any Spanish Wells matter is currently scheduled before City Council, the Local Planning Agency or the Zoning Board.
3. No public hearing remains scheduled on either the Old 41 or the US 41 at Bonita Beach Road project. Both closed their hearing phases and received Location and Design Concept Acceptance. The next public touchpoints are design milestones, not hearings.
4. Right of way and construction on Old 41 are unfunded, with no fiscal year assigned to either.
5. Bonita Beach Road Phase III widening is unfunded for both right of way and construction.
6. No demolition permits, no seawall or dock permits and no storm damage repair permits appear inside the community in the trailing twelve months.
7. Two land development orders inside the community were voided in early 2026, for a driveway and culvert on Treasure Cay Lane. A voided permit is a project that did not happen.
8. The Revana Lakes phases are not approved. Two of the three sit in request for additional information, and none has an approval.
9. A car condo is not coming to Old 41 on this record. A pre-application was opened and closed in June 2026 on a parcel bordering the community. A pre-application is a scoping conversation with City staff. It carries no entitlement, no hearing and no notice, and it very often goes nowhere.
10. No utility expansion, lift station replacement or main replacement project affecting Spanish Wells was located, and no Lee County School District capital plan item within a mile of the community was located.

What Is Happening Inside the Gate, Which Is Maintenance

Eighty-six City permit records with a Spanish Wells parcel were applied for in the trailing twelve months. The mix is a maintenance and modernization profile, not a storm damage profile and not a redevelopment profile.

Nearly every HVAC description reads as a like-for-like change-out at modern efficiency ratings, which is end-of-life equipment replacement on a housing stock built mostly in the 1980s and 1990s. Nine of the fifteen roof permits are a single coordinated condominium re-roof campaign at Marbella, all applied on 18 June 2026, all issued within a week, all described as a tile-to-tile re-roof of an entire condominium building, across six Spanish Moss Way addresses and three Mandolin Court addresses. That is an association capital project, not nine unrelated homeowners, and for a seller conversation the distinction is the whole point.

Exactly one new single-family permit was issued in twelve months, on Treasure Cay Lane, with a companion in-ground pool permit. Two 2025 pre-applications on Tasca Drive suggest a second infill house in the pipeline. That is the shape of this market: a small number of lots being rebuilt one at a time, not a builder program.

Club and common-area reinvestment is running: a fire alarm panel and smoke detector replacement finaled in April 2026, clubhouse coach lighting in November 2025, a pool resurface and re-tile issued in July 2026, an air conditioning change-out, and a land development order to upgrade the parking lot lighting to LED.

Re-Check Intervals, Because These Facts Decay

Everything in this section is current as of 3 September 2026.

Daily Logistics in Spanish Wells

Living in Spanish Wells means three gated entrances on one barcode system, a vehicle-by-vehicle access fee on a three-tier schedule, a 24-hour manned main gate, architectural approval from your own neighborhood association rather than the master, and a bulk voice, internet and streaming contract billed to most but not all owners. Here is how each of those actually works.

Three Gates, One Access Technology

Every vehicle must scan a barcode to enter. Following another vehicle through without your own barcode being read is an explicit rule violation, not a convenience. The only exceptions to the barcode requirement are first responders and utility vehicles. Tractor-trailers are barred from the Cordova and Marbella exit gates and must use the main gate exit lane.

Gate security is the single largest non-communications operating cost in the association’s budget, at $787,910 for 2026 against $773,289 in 2025. That is what a 24-hour manned main gate plus two kiosked gates costs, and it is spread equally across 1,361 parcels.

The Bar Code Fee Is a Three-Tier Schedule

This is one of the most commonly misquoted numbers in the community, because two different figures both appear in the association’s own documents and both are correct for different occupants.

The renter and tenant figures land at $50 per vehicle from two independently published association documents, the master Rules and Regulations and the current Tenant Guidelines, which corroborate each other.

Mechanics that catch people out:

• A bar code is issued per vehicle, not per person and not per household.
• It is physically affixed by association management staff. Residents do not self-install.
• Payment is by credit card or check only. No cash.
• To obtain one, bring valid proof of residency, a valid driver’s licence and the vehicle’s registration. A part-time owner whose licence or registration address does not match the home must additionally prove ownership or residency.
• Switching vehicles means a new sticker and a new fee. The association will not move an existing sticker to a new car.
• A malfunctioning bar code is replaced free of charge, but only for the vehicle it was originally issued to.
• A hand-held bar code may be issued instead of a vehicle-mounted one only with manager and executive board approval, for cases such as a classic car.
• The rules state explicitly that having a bar code is a privilege, not a right, and the board may revoke one for rule violations.

Guest Registration

Guest access runs on DwellingLive, reached through the community login or a smartphone app. To pre-register: log in, open the community section, open the guest list, then add a guest, add a party, restrict a guest or review guest history.

• Without internet access, call the Automated Guest Registration Center at 888-994-4117. If the automated system does not recognise the caller’s number, the resident must first register that number in the system or call the association office.
• Renters may add a guest pass for up to 10 days without owner approval. Anything longer needs the homeowner’s sign-off, and renters may not use the permanent guest list feature at all.
• Food delivery must be registered as its own vehicle. A restaurant’s delivery driver will not match the name the order was placed under, and gate staff go by what is in the system.

Contractor and Delivery Windows

For after-hours emergency work, the vendor’s presence should be reported to the association office in advance where possible, and for a genuine after-hours emergency residents call 239-445-8739 with the vendor’s name, address and purpose. That same number is the general after-hours rule violation line.

The full contractor rules run to twenty-two points and include a 25 mile per hour community speed limit with 15 at entrances and exits; a physical valid driver’s licence presented at the gate by every driver; no door-to-door soliciting; no dumping on common areas; dumpsters kept on the homeowner’s own property and never on the road; portable toilets off the road with the door facing the work site; no alcohol or drugs on site, with the entire crew ejected if found; no pets, firearms or loud radios; nobody under sixteen on site; and no tapping a neighboring property’s power or water without that owner’s written permission.

One rule worth knowing before you schedule a trade: gate staff will not escort a lost worker. A contractor who does not know the destination address is denied entry.

Enforcement, and Who Actually Patrols

A roving patrol enforces community rules, and the clearest documented example is signage: an open house or directional sign left up past 5:00 pm on the day of the open house risks confiscation.

Separately, Lee County Sheriff’s Office deputies patrol the community’s internal streets and issue citations for traffic violations including speeding and rolling stops. This is a standing arrangement rather than a one-off, confirmed in a sub-association’s own published material stating that the Sheriff has been asked to monitor the community’s streets for violations.

On surveillance technology: no license plate reader camera system is described anywhere in the association’s published materials, the master rules, any sub-association site or the tenant guidelines. Every access control description found is barcode and DwellingLive based, which is a different technology. We state that as an absence of any published description rather than as proof that no camera exists anywhere in the community.

Pets

Owners and handlers must pick up and dispose of waste. All pets must be leashed and under control at all times when off the owner’s property, and may not be chained or left alone in a yard or on a lanai without the owner present. Pets are not allowed on the golf course. A dog left to bark continuously for five minutes or more is deemed a sound disturbance and is fine-eligible.

No community-wide breed or weight restriction appears in the recorded Declaration, the master Rules and Regulations, or in the sub-association pet materials reached. That is a finding of absence from the sources checked rather than proof that no sub-association anywhere imposes one, and under the stricter-not-more-lenient principle an individual association could add one.

Lee County’s own leash law applies as well: a leash used to restrain a dog off the owner’s property may not exceed six feet, and a dog is roaming at large, which is prohibited, if it is not under direct physical control on streets, sidewalks, school grounds, beaches, parks or another owner’s property without consent. For a loose dog, the route is Lee County Domestic Animal Services at 239-533-7387. For a bite or an aggressive encounter, Lee County Sheriff at 239-477-1000 non-emergency, or 911.

Vehicles, Parking and Golf Carts

• Community speed limit 25 miles per hour, 15 at all entrances and exits.
• No parking on any street or service road where posted, and no street or service road parking anywhere between 11:00 pm and 6:00 am.
• A driver who strikes a gate or other community property is responsible for the repair cost plus a fine.
• Golf carts operated anywhere in Spanish Wells must be registered annually with the association office with proof of insurance, and receive a distinct association sticker even if the cart already carries a club sticker. This applies regardless of club membership. A cart may be driven by anyone eighteen or over with valid government photo identification, by a minor with a learner’s permit or licence, or by an owner’s child or grandchild with the owner physically present in the cart.
• Drones are prohibited, recreational or commercial, without written board authorization, must comply with Federal Aviation Administration rules, and may never be flown over another resident’s home without that owner’s permission.

Boats, Recreational Vehicles and Trailers

Boats, trailers, recreational vehicles, motor homes, campers, vehicles in a state of disrepair, vehicles covered and stored outside a garage or carport, and any vehicle with an expired or missing plate or registration may not be parked on any property, parking lot, driveway or street anywhere in Spanish Wells.

The only carve-out: a motor home or boat may sit in the owner’s own driveway for up to 48 hours at a time, no more than six times per year, strictly for loading and unloading. There is no allowance for longer-term storage of any kind, community-wide. The upside is that your neighbor cannot store a boat in the driveway. The trade-off is that neither can you.

Waste and Recycling, and Why We Will Not Publish a Pickup Day

This is a genuine three-way inconsistency, and it demonstrates again why a buyer cannot rely on a single Spanish Wells source.

The association’s own general frequently asked questions already state that collection days vary by sub-association. So some variation is expected. But both sub-associations independently checked report Thursday for everything, which conflicts with the master document’s own listed Tuesday for horticulture specifically. The master line may be stale, it may describe a hauler route default that some associations have since consolidated, or it may still be accurate for associations not checked.

We publish all three findings with attribution and we do not publish a pickup day as fact for any neighborhood we have not checked. Confirm the current schedule with your specific sub-association’s property manager before you plan around it.

Bulk item pickup carries the same problem: the master rules give Lee County Solid Waste at 239-533-8000, and Unit Two’s own page gives Waste Management at (239) 334-1224. Both may be legitimate, a county department line and the county’s contracted hauler, and we publish both rather than merging them.

The mechanics themselves are uncontested. Large items may be set at the curb only 24 hours before the scheduled pickup. On the regular collection run the driver applies an orange sticker to flag the item, and a dedicated special pickup follows, typically within three business days. At the neighborhood level, containers should not go to the curb before 4:00 pm the day before, should come back in promptly after collection, and must have lids, which Lee County requires specifically to prevent overnight animal rummaging. Recycling bins go out with wheels and handle facing the house for the truck’s automated arm, with at least three feet of clearance from other containers.

There is no valet or door-to-door trash service anywhere in Spanish Wells that we could find. Every collection model found, master and sub-association alike, is standard curbside with county container rules.

Bulk Communications, and the Ten-Parcel Gap

Spanish Wells carries a bulk voice, internet and streaming contract with Summit Broadband. What a resident receives for that charge:

• Symmetrical internet at 1000 megabits per second download and 1000 upload, including a Wi-Fi 6E router.
• One Wi-Fi extender, provided if needed.
• DIRECTV STREAM high-definition receivers, installed by the Summit technician alongside the internet equipment.
• Up to three complimentary address changes per calendar year on the streaming account, so a seasonal owner can carry local programming between their Spanish Wells home and their other residence. For a community with this many seasonal owners, that is a genuinely useful feature.

Installation began on 8 February 2024. The unit owner or an authorized representative must be present at installation to show identification and sign, and the technician will not move furniture or the resident’s own equipment. Summit customer service is 239-444-0400, and the installation line is 1-877-678-6648.

Now the arithmetic that trips people up. The bulk contract is billed to 1,351 owners, while the master assessment and the debt service assessment are billed to 1,361. The reason is structural, and the county’s own data explains it with a mechanism rather than a shrug.

Lee County independently records 1,361 residential parcels and 1,351 residential dwelling units across the eleven polygons that make up Spanish Wells, and the entire ten-parcel gap sits inside the base subdivision, which carries 815 residential parcels but only 805 single-family dwelling units. Ten residential parcels in Spanish Wells are assessed but carry no dwelling, and a bulk communications contract cannot be delivered to a vacant lot.

If you multiply the bulk revenue line by 1,361 you will get a number that does not reconcile with the budget. Now you know why, and you know the denominator to use instead.

Three things about the bulk package are genuinely not published, and we name them rather than guessing: whether standard installation remains free for a buyer or tenant moving in today, whether the package is upgradeable to a higher internet tier or additional receivers, and what a new owner or tenant must do procedurally at move-in to put the service into their name. Summit is the route to all three.

Street Lights, Lakes and Who Fixes What

There is a real routing split here that saves a resident a wasted phone call.

• Actual street lights are owned and maintained by Florida Power and Light, not by the association. A malfunctioning street light is reported directly to FPL at 954-797-5000, or through FPL’s online streetlight report tool, using the identification number posted on the pole.
• Lighting in the association’s own common-area islands and medians routes to the association office instead.
• Lake and pond issues route to the association office, not to the sub-association. The lakes serve two purposes, storing stormwater runoff and supplying irrigation water to the golf course. They are interconnected by piping and drain ultimately into one lake that is pumped out of the community by several large pumps. The pumps are computer-controlled and activate automatically based on current conditions and rainfall rates.
• Common-area and island landscaping is the association’s responsibility. A homeowner is responsible for their own lot up to the road, which at the neighborhood level includes keeping the roadside swale clear, with no trees planted in it and grass cut, watered and weed-free. A driveway culvert must be at least 12 inches in diameter, with 18 recommended, a figure that matches at both the master and neighborhood level.

The Association Office

The Spanish Wells Community Association office sits on the lower level of the clubhouse, near the pro shop and the card room. Hours are Monday to Friday, 9:00 am to 5:00 pm, and the office number is 239-319-1288. The association is managed by Castle Group.

Architectural approval does not come from that office. Under Declaration section 7.2, the neighborhood associations hold jurisdiction over changes to the appearance of individual homes and lots and over any new construction, so an architectural request goes to your own neighborhood’s committee or property manager. The projects that typically trigger a review, per one neighborhood’s published list, are exterior painting of any kind, roof replacement, driveway replacement, pools, exterior building modifications including windows, garage doors, lanais and walkways, landscaping changes including new gardens and tree removal or planting, and lot elevation or fill changes.

To give a sense of what that process actually asks for, one neighborhood’s new home and major remodel application requires a $2,000 non-interest-bearing security deposit refundable within ten business days of completion, a complete set of building plans and material specifications with a plot plan showing setbacks, landscape drawings, a color plan with material and color chips, a stated completion deadline, a builder’s certificate of insurance for a minimum of $1,000,000 covering property, general liability, auto and workers compensation, and current copies of all contractor licences. No universal review turnaround figure is published at any level, so ask the specific committee when you submit.

Thinking about buying in Spanish Wells and want the operating reality before you tour? Call Marc Comisar at (239) 287-5873 or start with our Southwest Florida buying guide. Selling and want the logistics handled so a buyer never hits a surprise at the gate? Call Jesse McGreevy at (239) 898-6072 or request a Spanish Wells home valuation. As Top 1% Real Estate Agents Nationally Since 2008 working out of our office at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, we have run this community’s gate and document process more times than most agents have set foot inside it.

Leasing and Renting in Spanish Wells

Spanish Wells permits leasing, on a thirty-day minimum lease term recorded in the master Declaration, with a thirty-day gap required between leases, sub-association approval before the master is notified, and in at least one neighborhood a cap of three leases per year. Those rules sit at different governance tiers, and merging them into one sentence is the standard error.

Four separate rules govern renting here. Each belongs to a specific tier, and knowing which tier a rule comes from tells you whether it applies to your address.

The Four Axes, With the Tier Named for Each

That fourth axis is the one that surprises people. A 45-day lease satisfies the master Declaration’s thirty-day legal minimum but is still classified short-term for how the tenant interacts with the gate. The two thresholds are thirty days and ninety days, they answer different questions, and they are published in different documents.

The Master Floor, From the Recorded Declaration

Declaration section 9.1 sets the community-wide floor:

• All leases must be in writing, even if no rent or other consideration is involved.
• Minimum lease term is thirty continuous days or one calendar month.
• No new lease may begin until at least thirty days, or one calendar month, have elapsed since the first day of the last lease.
• The lessee must be a natural person, and only the lessee and the lessee’s family may occupy.
• An owner may lease only the entire home. No room rental, no subleasing and no assignment of lease rights.
• The association may require a copy of the lease and information on lessees and their vehicles.

A related provision at section 10.1 is worth reading alongside it. Co-owners who are not spouses must designate one natural person as primary occupant, changeable no more than once per twelve months, and the Declaration states the purpose in its own words: inhibiting transiency and preventing fractional or vacation club type ownership. That is the community telling you what it is optimizing for.

The Sub-Association Layer, Which Can Only Be Stricter

The governing principle of the whole two-tier structure applies here as it does everywhere else: the master rules are the minimum, and sub-associations may enact more stringent rules but never more lenient ones.

• Unit Two caps leases at three per year. The master does not.
• Unit One publishes a $100 per day, per occupant fine for violating the minimum rental period, with a property lien for any unpaid balance. That is a Unit One figure, not a community-wide one, and no equivalent master-level fine figure is published.
• Other associations may impose their own caps, minimums or application requirements that were not reachable in this research. Ask the specific association for the specific address.

The Approval Process, Step by Step

1. The prospective tenant’s application goes to the sub-association for approval. This is the substantive review.
2. Once approved, the sub-association forwards a copy of the lease to the master association office for processing.
3. The master enters the tenant and lease information into the gate system.
4. A tenant does not need to be added to the homeowner’s own guest list. A tenant enters by presenting a valid driver’s licence and stating the property address at the gate.

Gate access automatically expires at the end of the stated lease term. Any extension or renewal must be re-approved by the sub-association and resubmitted to the master before continued access is granted. That is a real operational trap for a landlord who renews informally.

How Gate Access Differs by Lease Length

What This Means for an Investor

Straightforwardly: Spanish Wells is a seasonal leasing market, not a vacation rental market. A thirty-day minimum, plus a thirty-day gap between leases, plus at Unit Two a three-per-year cap, together rule out nightly and weekly rental as a strategy anywhere the published rules were checked. No genuinely short-term rental practice was found anywhere in this community under any current published rule set, and the Declaration says in its own words that it is designed to prevent exactly that.

What the rules do support is the snowbird season lease: a January through March or January through April tenancy, at long-term classification, with the tenant carrying their own gate credentials and bar codes. That is a real and active market here, and it is the underwriting a Spanish Wells purchase should be tested against.

If you are buying with any rental income in the model, get the specific sub-association’s leasing rules in writing before you remove your inspection contingency. The master floor is the same everywhere. Everything above it is not.

Signage Rules for a Spanish Wells Listing

Spanish Wells publishes a written real estate sign standard, and it is specific: one sign per property, 12 by 18 inches, no more than four feet tall, burgundy lettering on a beige background, set back at least ten feet from a paved roadway. Open houses are Sunday afternoons only and must be registered with the association by the Thursday before. And Unit One’s own rule differs.

This section is written for a listing agent, because it is directly operational and getting it wrong costs a showing.

The Master For Sale and For Rent Sign Specification

Board-approved 16 June 2025, published by the association on its own sales and leasing page:

The association names two local vendors that already stock the exact community specification: FASTSIGNS at 28440 Olde US 41 Suite 6, Bonita Springs, 239-880-8858; and Sign Up at 3575 19th Ave SW, Naples, 239-304-0025. Ordering from a vendor that already carries the spec removes an entire category of avoidable problem.

Open House Signage and Scheduling

That single community-wide entrance sign is genuinely useful and most agents do not know it exists. Registering by Thursday gets your Sunday open house onto the sign the community posts at its own front door on Bonita Beach Road. Missing the deadline means your open house does not appear on it.

The Unit One Difference, and It Is Blocking

Unit One’s own published rules state that the only signs permitted are For Sale signs, and that no other signs are permitted.

That reads as stricter than the master standard, which explicitly also permits open house and directional signage. The likely reconciliation is the same principle governing everything else in this community: sub-associations may be more stringent but never more lenient, so Unit One may simply not allow open house signage at all, which would be entirely within its rights.

This was not independently resolved against Unit One’s own recorded declaration, and we flag it rather than merging it. A listing agent taking a Unit One listing must confirm current sign practice with the Unit One board before assuming the master open house and directional sign rules apply there. Arriving on a Sunday with a set of directional signs that the neighborhood does not permit is an avoidable, visible, first-impression mistake in front of a seller.

Unit One is the community’s largest single-family neighborhood at 206 parcel records and its build years run 1979 to 2013, so this is not a rare edge case. It is a meaningful share of the community’s listing volume.

The Broader Business and Signage Restriction

The master rules treat the premises as residential use only, with no signs, vehicles or other declarations of a business permitted, carving out internet-based work and telecommuting. A contractor working on a home may display one contractor sign if the specific sub-association permits it, removed within 24 hours of job completion, plus a permit board sign.

The Listing Agent Checklist for Spanish Wells

1. Order the sign to the community specification before the listing goes live: 12 by 18, four feet maximum, burgundy on beige, logo under 20 percent, status rider ready.
2. Site it at least ten feet back from the paved roadway.
3. Check whether the sub-association permits a rear golf-course-facing sign before ordering a second one.
4. If the listing is in Unit One, call the Unit One board first and confirm sign practice before ordering anything beyond the For Sale sign.
5. Schedule open houses for Sunday afternoons only, and register with the association office by 5:00 pm Thursday to make the community entrance sign.
6. Bring a driver’s licence and a business card to the gate, and be physically present for the duration.
7. Attach a business card to every directional sign and pull all of them by 5:00 pm.
8. Order the master estoppel and the sub-association estoppel together. Two separate certificates are required at closing and each carries its own fee.

Listing a Spanish Wells home and want an agent who already knows which board to call? Call Jesse McGreevy at (239) 898-6072 or start with a free Spanish Wells home valuation. Buying and want to see the inside of this community properly? Call Marc Comisar at (239) 287-5873 or read our Southwest Florida home buying guide.

Community Events and Member Clubs at Spanish Wells

Spanish Wells runs two parallel social calendars: the club’s own membership-tied event program, which listed 35 events in a six-week window when we last pulled it, and a separate resident program run by at least one sub-association that is explicitly open to owners who hold no club membership. Both are seasonal, and the community’s own publications say so.

That parallel structure is a direct consequence of the controlling fact on this page. Because most Spanish Wells owners are not club members, the social life here cannot be entirely club-based, and it is not.

The Club Calendar

Pulled live from the club’s own public events calendar, 35 events ran from late August through early October 2026. Recurring and named formats include:

• Ladies Pickleball Open Play, recurring across multiple dates
• 9 and Dine, a golf-plus-dinner format
• Italian Night
• Southern Comfort Buffet
• Potluck Dinner Night
• SINGO
• Holiday programming, including a Labor Day event

Club event policy, from the club’s own published answers: reservations are required by each event’s posted deadline; dietary restrictions should be noted when reserving; a cancellation inside 24 hours of an event risks a $20 fee; posted event pricing excludes service fee and tax unless stated otherwise; and guests are welcome and billed to the sponsoring member’s account.

The dress code is Country Club Casual. T-shirts, blue jeans and flip flops are not permitted. That applies to dining and to club events generally, and it is worth knowing before your first Friday evening here.

Resident Programming That Does Not Require a Club Membership

Distinct from the club’s calendar, at least one sub-association runs its own resident social program and states plainly that no memberships are required.

Unit Two’s Cocktails and Conversation series is a recurring resident mixer held at the golf and country club, billed in the association’s own words as a scheduled social event to bring Unit Two neighbors together and enjoy one another’s company, with the explicit note that no memberships are required. It is organized by Unit Two’s own Social Committee. A themed example from spring 2026 included a volunteer-sponsored welcome drink, an RSVP deadline and a minimum attendance threshold below which the event would be cancelled.

For a community where most owners are not club members, a resident mixer held inside the clubhouse and open to non-members is a meaningful structural detail, not a footnote. It is also the kind of thing a buyer touring in July will not see.

The Season Is Real, and the Community’s Own Calendar Proves It

Southwest Florida’s seasonal pattern is well known, and it usually gets stated as a generic market observation. Spanish Wells offers something better: a dated, community-specific, primary-source confirmation.

Unit Two published that the last official Cocktails and Conversation of the season was Wednesday 20 May 2026, for all Unit Two residents, with upcoming dates to be announced.

The resident social calendar runs through the winter and spring high season and pauses over the summer, resuming later in the year. A buyer touring Spanish Wells in July will see materially less social programming than a buyer touring in February, and that is the community’s own calendar saying so rather than a generic snowbird generalization.

Member Clubs, Leagues and Committee Structure

Organized activity inside the gate falls into three groups.

Sport leagues and programs run by the club:

• Tennis league play, round robins and summer tennis, on three Har-Tru courts, with reservations through an online court booking platform.
• Pickleball open play, lessons, clinics, in-house leagues and a travel league, run by a Professional Pickleball Registry certified director of courts, on four courts with acoustic fencing.
• A bocce league on three Har-Tru bocce courts, open to all full Golf and Sports members, playable as a formed team of four, as an individual joining a team, or as a substitute, with free instruction and orientation offered to substitutes. It is run by a volunteer member committee rather than paid staff.
• Golf tournaments and leagues, plus a player development program and instruction packages.
• Group fitness across fourteen class styles, Monday through Saturday, capped at eighteen members per class and booked through an online scheduling tool.

Association committees, which any resident may join:

The association’s own frequently asked questions confirm that numerous committees exist community-wide and invite residents to contact any board member to join one. Named committees documented in the community’s own materials include the Safety Committee, the Hurricane Committee and, at the neighborhood level, architectural and compliance committees and social committees.

There is also a Community Liaison Committee, on which each sub-association seats its own representative, in addition to that association’s representative on the master board. In a community with twenty-two sub-associations across ten neighborhood associations, that is the structural mechanism by which a neighborhood’s concerns reach the master board twice over, and it is a governance detail worth knowing before you volunteer for anything.

Publications:

The club maintains a newsletter section on its own site. Cadence, authorship and back-issue depth were not fully catalogued in our research, and the club is the right source for a current issue.

How to Read the Social Life Before You Buy

Two pieces of practical advice we give every buyer touring here.

First, tour in season if you possibly can, or at minimum ask to see the club’s event calendar for January through March rather than for the month you happen to be visiting. The summer calendar is not representative and the community’s own publications confirm it.

Second, ask the specific sub-association what it runs for its own residents, because that answer varies by neighborhood and is not published anywhere centrally. A buyer who is not planning to hold a club membership should weight that answer heavily, since it is the social program that will actually be available to them.

Comparable Communities to Spanish Wells

Spanish Wells compares to other Bonita Springs communities on four structural axes that are checkable from public records: whether golf membership is bundled or optional, whether a community development district exists, whether the club is semi-private or a private equity club, and what the minimum lease term is. We do not publish a market comparison against any named community without pulling that community’s own sales data first.

That restraint is deliberate, and it is worth explaining, because it is the opposite of what most community pages do.

Why We Compare on Structure and Not on Price

A price comparison between two communities is only honest when both sides come from the same source, over the same period, on the same property scope. Our Spanish Wells figures come from a hand-computed pull of every closed transaction in the development over the trailing twelve months. We have not run the equivalent pull for any neighboring community, so we do not publish a median for one and set it against ours.

What we can compare, from primary records, is how these communities are built and governed. Those differences are durable, they drive cost of ownership more than a headline price does, and almost nobody publishes them.

The Four Structural Axes, and Where Spanish Wells Sits

The honest counterweight on the district question, and we would rather you hear it from us: no community development district does not mean no debt. The Spanish Wells master association carries real amortizing debt, budgeted at $364,203 for 2026 and billed to owners at roughly $267.60 per parcel per year as its own separate line. A page that says no CDD and stops has made the same mistake as a page that invents one.

The Neighboring Communities, Named From the County’s Own Layer

Lee County’s geographic information system maintains a per-community layer that carries acreage, parcel counts and unit counts for each named community. Within the same map envelope as Spanish Wells, that layer records the following neighbors:

Also recorded in the same envelope: Woods Edge, Pirates Cove, Bermuda Ridge, Palmesta and The Citadel.

Naming a neighbor is not the same as comparing to it, and we are careful about the difference. The acreage and unit counts above come from a primary government record and are safe to publish. What they show, and it is genuinely interesting, is a density contrast: Spanish Wells carries 1,351 residential units on 591.7 acres, which is more units on less than a third of the land than the largest neighbor on the list. That is a fact about how these places were platted, not a judgment about either of them, and it explains why the product mix here spans single-family homes, villas, coach homes and low-rise condominiums inside one gate.

Any statement about how these communities compare on price, days on market or sale-to-list ratio would require its own transaction pull for each one. We have not run those pulls, so we make no such statement. If you are actively weighing Spanish Wells against a specific neighboring community, call us and we will run both pulls properly before you write an offer.

Three Nearby Communities That Are Not Spanish Wells

A buyer searching “Spanish” in Bonita Springs will hit all of these, and none of them is this community. Sorting them out is cheap authority and it saves real confusion.

All three are recorded as their own communities in Lee County’s own community layer, with their own parcel counts, and none of them shares an association, a club, a gate or a governing document with Spanish Wells Golf and Country Club.

Two More Name Collisions Worth Knowing About

There is a well-known settlement named Spanish Wells in the Bahamas. It shares nothing with this community except the name. If you are searching for community information and the results turn nautical, you have crossed into a different country’s search results.

There is a private club named Spanish Wells in another state that publishes a full, current, dollar-denominated membership rate card. This matters practically. Spanish Wells Golf and Country Club in Bonita Springs publishes no initiation fee, no annual dues figure and no food and beverage minimum for any of its three membership categories. Search engines blend the two. Any Spanish Wells membership price a buyer finds online without a phone call to the Bonita Springs club’s own membership office at (239) 992-5100 should be treated as unverified, because the specific-looking number you found may belong to a club a thousand miles away.

There Is Also a Nearby District With a Confusingly Similar Address

Bonita Springs contains several community development districts, and one of them, East Bonita Beach Road Community Development District, sits on the same road as the Spanish Wells main gate. It is not Spanish Wells, it has no relationship to Spanish Wells, and its existence is one of the reasons the no-district proof on this page is drawn from Florida’s own statewide register rather than a county roster: districts inside municipal boundaries route through the local governing authority, and Spanish Wells is inside Bonita Springs city limits.

If a title search or a tax estimate ever surfaces a district name near this address, check the parcel, not the road.

Why Buy in Spanish Wells: Honest Pros and Cons

Spanish Wells suits a buyer who wants a mature, heavily amenitized gated golf community with a genuine choice about whether to pay for golf, and who is comfortable with a layered association structure and a rules-forward culture. It does not suit an investor underwriting weekly rental income, a boater, or a buyer who wants one predictable monthly number.

Everything below is drawn from data published elsewhere on this page. No marketing adjectives, and no advantage claimed that we cannot point to a record for.

The Real Advantages, With the Evidence Attached

1. The homeowners association owns the golf club, and that is structurally rare. The country club was deeded to the association by an instrument recorded in Lee County in January 2018, named by number in the association’s own recorded Declaration. The association bought its own club for $3,200,000, an asset that had last traded at $4,548,100 seven years earlier. Because the members are the owners, there is no equity roster to protect and no developer guaranteeing a membership count.

2. Club membership is optional everywhere except Cordova. The club’s own published answers state it plainly, and the recorded master Declaration corroborates by containing no mandatory membership covenant at all. In a market full of bundled communities, this is the single largest recurring cost difference a buyer can find, and most owners here are not billed golf.

3. The golf course cannot quietly become housing. Declaration section 7.2 requires the country club parcels to continue in use as a 27-hole golf course and country club facility unless a change is approved by a two-thirds vote of the members present at a properly called quorate meeting. The members are the homeowners. In a market where golf course parcels have been sold and redeveloped in more than one Southwest Florida community, that is stronger protection than most communities carry.

4. No community development district, proven against the state’s own register. No district assessment line on the tax bill, no district bond and no bond payoff attaching to the lot, proven against Florida’s own statewide list of all 2,090 active special districts rather than a county roster that omits districts inside municipal boundaries.

5. The flood answer is genuinely good, and the discount is better than most pages know. No Spanish Wells parcel sits in a Special Flood Hazard Area, so flood insurance is not federally mandated and no elevation certificate was ever required. If an owner buys a policy anyway, the City of Bonita Springs’ Community Rating System Class 5 delivers the full 25 percent discount under FEMA’s current guidance.

6. The structural inspection exposure is exceptionally narrow, and it is named. Four buildings in the entire community carry a three-storey record on the county’s own building data. Every other condominium association resolved in those records tops out at two storeys, and the single-family neighborhoods are homeowners associations to which the condominium statutes do not apply at all. One small condominium, Vista Del Sol at Las Brisas, was not separately resolved in this research.

7. Errands are unusually close for a gated golf community. A full-service supermarket is 0.8 road miles and about two free-flow minutes from the gate, with three distinct grocery formats inside a mile and a half. Most comparable Estero and Naples communities sit three to six miles from their nearest supermarket.

8. The market got slower without getting softer. Closed sales rose 25.9 percent year over year while the median closed sold price moved 1.0 percent and the median sale-to-list ratio held at 95.41 percent against 95.42 percent. Median days on market went from 47 to 71. Sellers here are still capturing better than 95 cents on the asking dollar.

9. Storm exposure reads as ordinary rather than acute on the documented record. Only 128 of 692 roof permits ever pulled on Spanish Wells streets were applied for after Hurricane Ian, roughly 9 percent of the parcel count over four storm seasons including three subsequent named storms, and the heaviest roof permit streets are the oldest streets rather than the most exposed ones. The master association budgeted nothing for hurricane repairs in 2025 and $15,000 for 2026.

10. The community controls its own name online. Every community-named and sub-association-named domain checked in this research is operated by the association, the club or a dedicated association-hosting vendor. That is unusually clean for a Southwest Florida golf community, and it means the documents you find on those sites are the real ones.

The Real Disadvantages, Stated as Plainly

1. There is no single Spanish Wells HOA fee, and that is not a marketing evasion. Owners do not pay the master association directly. Assessments are collected by the neighborhoods and remitted upward. A buyer in Las Brisas may sit under four assessment layers before club dues enter the conversation. There is no community-wide dues figure to quote, and any page quoting one is guessing.

2. Sub-association dues are not published anywhere, for any neighborhood. Not on the master portal, not on any sub-association website reached, not in any recorded document reached. The master association states this itself and directs enquirers to each sub-association individually. The only reliable routes are calling the named property manager or ordering the sub-association estoppel.

3. Club dues are not published either, for any of the three membership categories. No initiation fee, no annual dues figure and no food and beverage minimum is published for Golf, Sports or Social membership. That is the finding rather than a gap in our research, and the only route is the membership office at (239) 992-5100. The same is true of Cordova’s bundled dues.

4. The master assessment rose 35.2 percent for 2026. The operating and reserve assessment went from $1,203.83 to $1,627.57 per parcel. Reserve funding rose 65.7 percent, total professional fees rose 109.4 percent, and a new $250,000 drainage and boulevard irrigation line appeared. The community is budgeting a deficit of $144,365 for 2026 even after the increase. That is a deferred-maintenance and reserve-catch-up story rather than an insurance story, since the insurance line actually fell 12.1 percent, but it is a real increase that a buyer will meet at estoppel.

5. The association carries amortizing debt, billed separately. Debt service runs $364,203 for 2026, about $267.60 per parcel per year, split as $107,052 interest and $257,151 principal. The loan’s principal balance, lender, interest rate, maturity date and whether an owner can prepay their share are all unpublished. No community development district does not mean no debt.

6. An insurance shortfall can be assessed without a member vote. Declaration section 8.4(B) allows the association to levy a special assessment for any deficiency between insurance proceeds plus reserves and the cost of repairing common areas, and states that such assessments need not be approved by the parcel owners. Section 3.3 charges them equally per parcel. In post-Ian Southwest Florida that is a material risk, and it is in the recorded instrument.

7. Insurance on the structure is entirely the owner’s problem. The master Declaration requires only general liability and directors and officers coverage. All risk, windstorm and flood sit on the parcel owner. The association’s whole 2026 insurance line is $113,720, about $83.56 per parcel per year, which is a liability-scale program and cannot be building coverage.

8. Condominium buyers sit under two assessment authorities at once. Their own condominium association, whose windstorm deductible may lawfully be set against assessment authority, and the master, which can levy without a vote. The statutory floor of $2,000 in loss assessment coverage is the wrong number to carry here, and the limit cannot be raised after a storm is named.

9. Closing-side association costs are real and rarely quoted. A resale carries a $4,800 master capital contribution plus two separate $299 estoppel fees, one master and one sub-association, for a base of $5,398, rising to $5,716 with both rush surcharges. That is owed on every resale in every neighborhood, by buyers who will never set foot in the clubhouse.

10. Six management companies plus two self-managed associations operate inside one gate. Estoppel turnaround, document access and architectural review speed differ by neighborhood, not by community. A buyer or an agent who does not know which desk to call loses days on a closing timeline.

11. Nightly and weekly rental is not available as a strategy. Thirty-day minimum, thirty-day gap between leases, entire home only, no subleasing, plus at Unit Two a cap of three leases per year. The Declaration says in its own words that it is designed to prevent fractional and vacation club type ownership.

12. There is no marina, no boating and no dedicated trail network. The lakes are an engineered stormwater and irrigation system, not navigable water, and the golf cart paths are explicitly closed to walking, jogging and cycling. Residents walk on the internal streets. There is one club restaurant, not a multi-venue dining campus, and no spa or salon.

13. The community is in evacuation Zone B. Mapped out of the 100-year floodplain by FEMA and out of the Coastal Building Zone by Lee County, and into Zone B, the second group ordered out in a major storm. Three agencies, three questions, three answers, and a buyer deserves all three.

14. Beach parking at the closest and quietest beach costs a Spanish Wells owner cash. Barefoot Beach is the nearest sand at 2.9 road miles, and it is in Collier County, which gives its own residents a free parking permit. A Spanish Wells owner with a Lee County address and a Lee County tax bill does not qualify on either eligibility route and pays $10 per day.

15. Roof condition on condominium product cannot be read from the public permit record. On a condominium the roof is a common element the association permits and maintains, so owner-address permit records show zero or near-zero roof activity on the condominium streets. That data has to come from each association directly, and it is a real gap in what a buyer can self-serve.

Who Spanish Wells Fits

It fits a buyer who wants a mature gated golf community with a genuine choice about paying for golf, and who values a 24-hour manned main gate enough to accept what it costs. It fits a snowbird who wants a lock-and-leave condominium at a fraction of the single-family price, inside the same gate, with access to the same club. It fits a full-time resident who wants errands two minutes away and the Gulf six minutes away. And it fits anyone who would rather own a 27-hole golf facility collectively, with a two-thirds vote protecting it, than rent access to somebody else’s.

It does not fit an investor underwriting weekly rental income. It does not fit a boater. It does not fit a buyer who wants everything bundled into one predictable monthly number, because the honest answer to what the Spanish Wells HOA fee is remains that there is no single one.

The Verdict We Actually Give Clients

Spanish Wells is one of the better-structured golf communities in Bonita Springs, and its advantages are structural rather than cosmetic: association ownership of the club, optional membership, no district, a narrow structural inspection exposure and a market holding better than 95 percent of list. Its disadvantages are also structural: a layered fee stack with unpublished layers, a real assessment increase, real association debt, and a no-vote special assessment power in the recorded instrument.

Both halves of that are knowable before you write an offer, and both halves are on this page. The mistake we watch buyers make here is not buying the wrong community. It is buying the right community in the wrong neighborhood, at a price set against a community-wide median that does not describe their product type.

Selling a Spanish Wells home and want it priced against the right comparable set? Call Jesse McGreevy at (239) 898-6072 or start with a free Spanish Wells home valuation, and we will show you the comparables we used and the ones we excluded, and why. Buying in Spanish Wells and want the total cost of ownership before you compete for a listing? Call Marc Comisar at (239) 287-5873 or read our guide to buying a home in Southwest Florida. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and McGreevy and Comisar alone have over $900 million in Sales. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

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

If you are searching for the best Spanish Wells listing agent, or thinking, I need to sell my house in Spanish Wells and I do not want to guess at the number, this is the section written for you. Spanish Wells is a community where the wrong comparable set, a missed estoppel line or a sign ordered to the wrong specification costs a seller real money, and none of those mistakes shows up until the closing table. Call Jesse McGreevy at (239) 898-6072.

Here is the listing-agent record behind that offer:

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

Those are not decorative. A listing agent who has priced, marketed and closed at that volume has seen every way a Southwest Florida transaction goes sideways, and a community with twenty-two sub-associations, two mandatory estoppel certificates and a $4,800 capital contribution is a community where that experience is worth money rather than comfort.

What Spanish Wells Homes Are Actually Selling For Right Now

Before you set an asking price, read these. Every figure is from the Southwest Florida MLS, scoped to the Spanish Wells development, hand-computed transaction by transaction over the trailing twelve months as of early September 2026.

Median days on market is computed on 67 of the 68 transactions; one closed listing carried no days-on-market value.

And here is the year-over-year comparison, which is the table that should actually govern your pricing decision. Both sides are the same metric, over the same property scope, over the same twelve-month period length, over the same geography.

Read that carefully, because the two halves of it get conflated constantly. Closed sales rose by about a quarter. The median closed sold price moved barely one percent. The median sale-to-list ratio held to the second decimal place, 95.41% against 95.42%. What genuinely changed is the median days on market, which went from 47 days to 71 days. This market got slower without getting softer, and a seller who responds to that by cutting five percent off the asking price is solving a problem the data says does not exist.

How We Market a Spanish Wells Listing

A Spanish Wells home is bought by a buyer who is often not in Florida when they first see it, so the marketing has to carry the property rather than merely announce it.

• Cinematic listing video, cut for the way a relocating buyer actually watches, with the walk-through paced to the house rather than to a music track.
• Licensed aerial and drone coverage, which in a 591-acre golf community is the only way to show a buyer where the home sits in relation to the course, the water and the gate.
• Professional architectural photography, shot for the light this market has, with twilight exteriors where the lot earns them.
• Our qualified-buyer database, which is the piece most sellers underestimate. We have been working Lee and Collier County since 2004 and we contact real buyers directly rather than waiting for a portal to do it.
• Discretion and off-market capability where a seller wants it. Not every owner wants a sign in the yard and a Sunday open house. We can run a quiet, controlled process inside our own network first and only go public if and when you decide to.

What Is Your Spanish Wells Home Worth?

Get the number from people who know which twenty-two associations sit inside this gate and which comparable sales belong in your set. Start with a free Spanish Wells home valuation, and we will follow it with the actual comparable set we used, the sales we excluded, and why each exclusion was made.

Talk to Jesse Direct

(239) 898-6072, text or call. Confidential conversations welcome. If you are eighteen months away from selling and just want to know what your Marbella villa or your Unit Two single-family home would bring today, that is a fine reason to call. There is no obligation attached to a phone number.

Quick Answers for Spanish Wells Sellers

The full seller FAQ runs further down this page. These are the five questions we field most often in the first phone call.

What is my Spanish Wells home worth right now? It depends on your neighborhood far more than on the community. Cordova ran a $946,500 median over the trailing twelve months, the base Spanish Wells single-family neighborhoods ran $795,000, Marbella ran $427,000 and Las Brisas ran $316,250. Pricing against the $623,750 community-wide median will overprice a condominium and underprice a single-family home. Call Jesse McGreevy at (239) 898-6072 for a neighborhood-matched number.

How long will it take to sell? The median Spanish Wells home that closed in the trailing twelve months took 71 days, up from 47 days a year earlier. The 26 homes currently listed carry a 107-day median. That gap between what sold and what is still sitting is the clearest signal in the data, and in a market holding 95.42% of list price it is almost always a pricing problem rather than a demand problem.

Do I have to pay for two estoppel certificates? Yes. A master estoppel from Spanish Wells Community Association at $299 and a separate sub-association estoppel from your own neighborhood association, $299 in the published Unit Two example. Both are required at closing. Add the $4,800 master resale capital contribution and the base closing-side association cost is $5,398, or $5,716 if both rush surcharges apply.

Can I put a sign in my yard? Yes, to a written specification: one sign per property, 12 inches by 18 inches, no more than four feet tall, burgundy lettering on a beige background, logo capped at 20 percent of the face, set back at least ten feet from a paved roadway. Unit One’s own published rules are stricter and permit only a For Sale sign, so a Unit One seller should confirm with the Unit One board first.

Does my club membership transfer to the buyer? Whether a Spanish Wells membership transfers, and what any transfer fee would be, is not published by the club, the association or Cordova’s association. The route is the club membership office at (239) 992-5100. Do not confuse that question with the $4,800 master resale capital contribution, which is owed on every resale in every neighborhood by buyers who never set foot in the clubhouse.

Should I renovate before I list? Some work returns here and some does not, and the sequencing matters. Bonita Springs assesses impact windows, impact doors, impact shutters and a code-compliant replacement roof against the substantial improvement threshold for one year only rather than five, which is a deliberate local policy choice worth real money to an owner staging a roof, glass and an interior project. Call Jesse McGreevy at (239) 898-6072 before you spend anything.

Your Local Real Estate Experts for Spanish Wells

Jesse McGreevy and Marc Comisar are the McGreevy and Comisar team, and they co-own Domain Realty, the Bonita Springs brokerage their office sits inside. Their office at 24031 S Tamiami Trl #101 in Bonita Springs is roughly three miles from the Spanish Wells main gate, which is the sort of thing that sounds like trivia until a seller needs a document hand-delivered to an association office on the lower level of the clubhouse on a Friday afternoon.

Jesse McGreevy

Jesse has been licensed in Southwest Florida real estate since October 2004 and launched his own team in October 2008. He runs the listing side, the pricing work, the marketing systems and the technology, and he is the person a Spanish Wells seller talks to first. His particular contribution to a community like this one is document-level preparation: reading the recorded Third Amended and Restated Declaration rather than a summary of it, pulling the association’s own approved budget rather than repeating a fee figure from a listing remark, and building the closing-side association costs into a net sheet in week one instead of discovering them at estoppel.

That is the discipline behind everything else on this page. The 68 Spanish Wells closings above were tracked transaction by transaction, including the one duplicate entry that appears twice in the raw data under two different sub-condominium names and would otherwise have inflated the count to 69. Reach Jesse at (239) 898-6072.

Marc Comisar

Marc is the field half of the partnership and the person a buyer works with. He is a Broker Associate, he is in the cars and in the houses, and he covers the ground from Estero and Bonita Springs down through Naples every week. In a community with nine named neighborhoods, four different price tiers and a club membership that is required in exactly one of them, the buyer-side job is matching a person to a neighborhood before they fall for a floor plan, and that is work that has to be done in person. Reach Marc at (239) 287-5873.

The Record

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

What Clients Say

Jesse McGreevy is a top-reviewed Bonita Springs realtor, and so is Marc Comisar. These are their clients in their clients’ own words.

★★★★★ “After my father’s unexpected passing, my family faced the difficult task of selling my mom’s home in Bonita Springs. We were fortunate to work with Marc Comisar.” Verified Google review

★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced.” Verified Google review

★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” 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

Contact McGreevy and Comisar

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

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

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

More background on the partnership, the brokerage and how we work is on our about McGreevy and Comisar page.

Selling in Spanish Wells? Call Jesse McGreevy at (239) 898-6072, or start with a free Spanish Wells home valuation. Buying in Spanish Wells? Call Marc Comisar at (239) 287-5873, or read our guide to buying a home in Southwest Florida.

Spanish Wells FAQ: Buyer Edition

These are the questions buyers actually ask about Spanish Wells Golf and Country Club in Bonita Springs, and the block opens with the ones the internet most often answers wrongly: whether the club is open to the public, whether membership is required, when the community was really built, and which side of I-75 it sits on. Every answer below is sourced and agrees with the body of this page.

Is Spanish Wells Golf and Country Club open to the public?

Yes, for golf. Spanish Wells describes itself as a semi-private, non-equity club with its golf course open to the public, and it takes public tee times through its own online booking engine. The other amenities, meaning the fitness center, the tennis, pickleball and bocce courts and the pool, are reserved for the membership. A non-member may also host a wedding or an event at the club.

Is Spanish Wells a private country club?

The operating reality is semi-private. The club’s own answers describe a semi-private, non-equity structure with public course access, and a live public booking engine confirms it. You will find the word private on the homeowners association’s own about page, and that is loose association marketing copy rather than a governing document. Where an association page and the club’s own operating policy disagree, the operating policy governs what happens when you arrive.

Do you have to join the country club to live in Spanish Wells?

Only in Cordova. The club’s own published answers state that buying a house in Cordova requires a club membership and that buying a house in any other Spanish Wells subdivision does not. The recorded master Declaration corroborates that by containing no mandatory membership covenant at all, which means membership cannot be mandatory at the master level. Do not generalize Cordova’s rule to the rest of the community.

When was Spanish Wells founded?

There is no single founding year, and the honest answer is a dated chain. Paired development entities qualified in Florida in May 1978. The earliest recorded home construction in Unit One is 1979. The association’s own history says first homes in the 1980s. It incorporated 7 October 1994, recorded its original Declaration 10 March 1995, and dates the current country club to 1998. No primary source supports a bare founding year.

Is Spanish Wells east or west of I-75?

West. Spanish Wells sits 2 to 3 miles west of Interstate 75, between US 41 and the interstate, with its east edge about 2.2 miles from the highway and its west edge about 3.3 miles. That orientation is measured, not assumed: every Spanish Wells parcel geocodes west of the interstate on the county’s own coordinates, and every parcel sits in Section 03-48-25, a full range west of the section lines I-75 runs through.

Is Cordova at Spanish Wells a 55 plus or active adult community?

Cordova is a bundled-membership neighborhood, not an age-restricted one. Buying in Cordova means holding a club membership as a condition of the purchase. That is a completely different thing from an age restriction, and no age restriction is documented anywhere in Spanish Wells, including in Cordova. Cordova is the newest product in the community, built 2014 to 2018, and it is the community’s price ceiling.

Is Spanish Wells a 55 plus community?

No. Spanish Wells is all ages. No age restriction is documented anywhere in the community, in the recorded master Declaration, in the master Rules and Regulations, or in any neighborhood association’s published material. It houses full-time residents, snowbirds and seasonal owners in roughly equal measure, and families with school-age children are served by the School District of Lee County’s choice-zone system.

Does Spanish Wells have a CDD fee?

No. Spanish Wells has no community development district, no dependent or independent special district and no special taxing district of any kind, so there is no district assessment line on a Spanish Wells tax bill. The proof is the Florida Department of Commerce Official List of Special Districts, the state’s own register of all 2,090 active districts, plus per-parcel county tax-district data reading City of Bonita Springs and Bonita Springs Fire.

Is there a community development district on Bonita Beach Road near Spanish Wells?

There is a district named East Bonita Beach Road Community Development District on the same road, and it is a separate community with no relationship to Spanish Wells. That near-lookalike is one reason the no-district proof on this page is drawn from Florida’s statewide register rather than a county roster. If a title search or a tax estimate surfaces a district name near this address, check the parcel rather than the road.

Is Spanish Wells exempt from Florida’s milestone inspection and SIRS requirements?

The obligation reaches exactly one association. It is Marbella at Spanish Wells III, at four three-storey buildings out of its sixteen, at 9601, 9611, 9621 and 9631 Spanish Moss Way, all built in 2007. Every other association resolved here tops out at two storeys or is not a condominium; one small condominium, Vista Del Sol at Las Brisas, was not separately resolved and should be confirmed with its manager.

Does the Spanish Wells master reserve study count as a Structural Integrity Reserve Study?

No, and conflating the two is a costly error. Spanish Wells Community Association is a homeowners association under Chapter 720, and the reserve study it performed in 2025 is a Chapter 720 study. A Structural Integrity Reserve Study is a Chapter 718 instrument with seven statutorily mandated components. The master association’s study does not satisfy any SIRS obligation for any condominium association inside the gate.

How much is a golf membership at Spanish Wells?

The club publishes no initiation fee, no annual dues figure and no food and beverage minimum for Golf, Sports or Social membership. That is the finding rather than a gap in our research. The route to the current schedule is the club membership office at (239) 992-5100. Treat any Spanish Wells membership price found online without that phone call as unverified, and require the current membership agreement as a contract contingency.

How many holes of golf does Spanish Wells have?

Twenty-seven, arranged as three nine-hole courses named North, South and East, played in three different eighteen-hole combinations. The figure is not marketing. The recorded Declaration at section 7.2 requires the country club parcels to continue in use as a 27-hole golf course and country club facility unless a change is approved by a two-thirds vote of the members.

Who designed the Spanish Wells golf course?

The club’s own attribution is Gordon Lewis for the North and South nines and Bruce Howard for the East nine. We publish that and nothing else, because third-party golf directory data on architects, opening years and hole counts for this facility is demonstrably unreliable, including one directory that attributes the same nine to two different architects on two different of its own pages.

How many tennis courts does Spanish Wells have?

Three Har-Tru tennis courts, per the club’s own current pages, all renovated in the post-2018 program with new fencing and new windscreens. An older amenity list on a sub-association site still shows five, and it appears to be a stale inherited list rather than a live count. The club also maintains four pickleball courts with acoustic fencing and three Har-Tru bocce courts.

Who manages the Spanish Wells club day to day?

Troon, present tense. Troon acquired Indigo Golf Partners in January 2021, announced in Troon’s own press release, and Indigo continued to be branded at property level after the acquisition, which is why the association’s portal names Troon while the club’s own site carries Indigo branding. Both are correct at different levels of specificity. Castle Group, separately, manages the homeowners association.

How many sub-associations does Spanish Wells have?

Twenty-two sub-associations across ten neighborhood associations, per the association’s own Estoppel and Capital Contribution Fees schedule, which is the most specific figure published. You will also meet two other numbers: the association’s resident portal says 20, which is the row count of its management directory, and the club’s FAQ says 8 subdivisions, which is roughly the neighborhood count as a buyer experiences it.

How many homes are in Spanish Wells?

The community’s own 2026 approved budget records fees received from 1,361 owners, and that is the figure of record. A second number, 1,351, appears on the bulk communications contract. Lee County explains the ten-parcel gap with a mechanism: the county records 1,361 residential parcels but only 1,351 residential dwelling units, because ten parcels are assessed and carry no dwelling.

What flood insurance discount do Spanish Wells owners get?

Twenty-five percent. The City of Bonita Springs is Community Rating System Class 5, and under FEMA’s July 2023 Community Rating System Discount Guide the discount applies to the full-risk premium for all National Flood Insurance Program policies in a participating community, including policies written outside the high-risk zone. An agent quoting a lower non-high-risk figure here will be contradicted by the buyer’s own declarations page.

What is the nearest trauma center to Spanish Wells?

Gulf Coast Medical Center in Fort Myers, at 16.1 road miles and roughly 25 free-flow minutes. Per the Florida Department of Health’s verified trauma centre list updated 23 July 2026, it is a Level II centre and the only verified trauma centre in Lee County. Collier County has no verified trauma centre at any level. Several secondary write-ups name a different Lee County hospital, and we do not repeat it.

Is Cordova the only Spanish Wells neighborhood built after 2008?

Not as phrased. Cordova was built 2014 to 2018 and is the newest complete neighborhood, but Unit One’s build years span 1979 to 2013, Unit Three spans 1993 to 2019 with the last record a clear outlier, and the Marbella family carries 2008-era records. What is true is that Cordova is the only neighborhood platted by direct instrument, recorded in 2014 and 2015 rather than through a numbered plat book.

Who built the homes in Cordova?

Builder identity for Cordova and for every other Spanish Wells neighborhood is outside what the primary record we reached will support, so we publish nothing on it rather than repeat a name from a secondary source. What is documented is the build era, 2014 to 2018, the recording route, direct instrument rather than plat book, and the product, single-family and almost entirely single-story.

What is the median price in the Spanish Wells golf condominiums?

We do not publish a median there, because the golf condominiums recorded exactly one closed sale in the trailing twelve months, at $180,000, and one in the prior window, at $280,000. A median on a sample under three is not a market reading. The same restraint applies to Lake Club Villas, at two sales from $549,000 to $712,500, and Puesta del Sol, at two sales from $455,000 to $590,000.

How many homes are for sale in Spanish Wells right now?

Twenty-six active listings as of early September 2026, at a $639,000 median list price, across a $274,900 to $950,000 range, with a 107-day median days on market on the standing inventory. Against an absorption rate of 5.67 sales per month that is roughly 4.6 months of supply, which is a balanced market rather than a buyer’s market or a seller’s market.

Can Spanish Wells residents get a free beach parking permit at Barefoot Beach?

No. Barefoot Beach is in Collier County, and Collier’s free permit requires either a Collier County driver’s licence and vehicle registration at the same Collier address, or a current Collier County property tax bill or recent warranty deed. A Spanish Wells owner is a Lee County owner and qualifies on neither route, so they pay the $10 per day non-resident rate at Barefoot Beach.

What is Spanish Wells Golf and Country Club?

A gated, all-ages, 591.7-acre golf community in Bonita Springs, Lee County, Florida, where 1,361 assessable owners share three guarded entrances, a 27-hole golf facility, a 32,000 square foot clubhouse and a fitness center. Its defining structural fact is that the homeowners association owns the golf club, which is why club membership is optional everywhere except Cordova and why the course takes public tee times.

Where exactly is Spanish Wells in Bonita Springs?

Inside the city limits of Bonita Springs, in Lee County, ZIP 34135, 2 to 3 miles west of I-75 between US 41 and the interstate. The main gate is at 28001 Spanish Wells Boulevard off Bonita Beach Road. A second gate serves Cordova at Via Palacio Avenue on Old 41, and a third serves Marbella. The community occupies a single contiguous polygon in Section 03-48-25.

Is Spanish Wells in Bonita Springs the same place as Spanish Wells in the Bahamas?

No. There is a well-known settlement named Spanish Wells in the Bahamas that shares nothing with this community except the name. There is also a private club named Spanish Wells in another state that publishes a full dollar-denominated membership rate card of its own, which is why any Spanish Wells membership price found online without a call to (239) 992-5100 should be treated as unverified.

Is Spanish Wells inside Bonita Springs city limits or in unincorporated Lee County?

Inside the municipal limits of the City of Bonita Springs. That matters more than it sounds. The City, not the County, is the National Flood Insurance Program community of record, the floodplain administrator, the Community Rating System participant and the building department that issues permits here. It is also why the no-district proof is drawn from the state’s own register rather than a county roster.

What county is Spanish Wells in?

Lee County, Florida. The nearest beaches split across two counties, with Barefoot Beach in Collier and the Bonita accesses in Lee, and the nearest hospital with a full emergency room, NCH North Naples at 5.5 road miles, is in Collier County. Being a Lee County address with Collier County amenities close by is a genuine feature of living here and it has practical consequences at the beach.

What ZIP code is Spanish Wells in?

34135. One association’s mailing address uses a post-office box in 34133, which is a box ZIP rather than a parcel ZIP, so 34133 should not be reported as a community ZIP. For market context, ZIP 34135 covers the whole of eastern Bonita Springs, which is a much larger and more varied population than the community itself.

How many acres does Spanish Wells cover?

591.7 acres, measured across eleven component polygons in Lee County’s own per-community geographic layer: the base subdivision at 539.5 acres plus ten recorded condominium communities. The community measures roughly 1.17 miles west to east by 0.98 miles north to south. Within the same map envelope it carries 1,351 residential units on that acreage, which is a denser plat than several of its larger neighbors.

How old is Spanish Wells?

The earliest recorded home construction is 1979, in Unit One, from Lee County’s own assessment roll. Building continued for nearly forty years: The Lake Club from 1981, the golf condominiums from 1984, Unit Three from 1993, the Las Brisas family from 1995, the Puesta communities from 1998, Marbella from 2004 and Cordova last, from 2014 to 2018.

When was the Spanish Wells clubhouse built?

The association’s own history states the current country club was built in 1998. The club separately describes a recently renovated 32,000 square foot clubhouse. Both are true and they are not in conflict: the building standing today is a 1998 structure substantially renovated after the association’s 2018 purchase, with the ballroom, terrace, private dining room and pub area reworked and new kitchen equipment installed.

Is Spanish Wells gated?

Yes, with three gated entrances on a single barcode system. The main gate at 28001 Spanish Wells Boulevard is manned 24 hours. The Cordova gate at Via Palacio Avenue on Old 41 is manned as posted with a guest kiosk, and the Marbella gate runs a guest kiosk. Gate security is the largest non-communications operating cost in the association’s budget, at $787,910 for 2026.

How does the Spanish Wells gate system work?

Every vehicle scans its own barcode to enter, and following another vehicle through without your own barcode being read is an explicit rule violation. Only first responders and utility vehicles are exempt. Barcodes cost $25 per vehicle for a homeowner and $50 for a lease-approved renter or tenant, are issued per vehicle rather than per household, and are affixed by association staff rather than self-installed.

Is Spanish Wells still being built out?

No. Three independent lines of evidence agree. The recorded Declaration calls Spanish Wells a fully developed community in its own words. The association’s own history carries no future-phase language. And Lee County’s live published report of every planned-development application under review countywide, 47 active cases, contains no Spanish Wells entry of any kind: no rezone, no amendment, no master concept plan revision.

Is Spanish Wells mostly seasonal or full-time residents?

Both, in roughly equal measure, and the community’s own calendar is the best evidence. The club runs a dense event program through the winter and spring, and at least one sub-association’s resident social series publishes a final event of the season in May and resumes later in the year. A buyer touring in July will see materially less programming than a buyer touring in February.

Is Spanish Wells walkable?

Within the gate, yes, on the internal streets, which carry sidewalks and a 25 mph speed limit. There is no marketed multi-use trail network, and the golf course, cart paths and lake banks are explicitly closed to walking, jogging, biking and fishing under Declaration section 4.7. Outside the gate, groceries are unusually close for a gated golf community, with a supermarket 0.8 road miles away.

What is it like to live in Spanish Wells day to day?

Rules-forward, quiet and well maintained. An architectural review committee signs off before you repaint, re-roof, replace a driveway, add a pool or change windows, and that committee is your own neighborhood’s rather than the master’s. A 25 mph limit is enforced, including by Lee County Sheriff’s Office deputies on the community’s own streets. Your neighbor cannot store a boat in the driveway, and neither can you.

What are the downsides of living in Spanish Wells?

There is no single Spanish Wells HOA fee to quote, sub-association dues are unpublished, club dues are unpublished, the master assessment rose 35.2% for 2026, the association carries amortizing debt, and Declaration section 8.4(B) permits an insurance-shortfall special assessment without a member vote. There is also no marina, no spa or salon, no dedicated trail network and one club restaurant rather than several.

Is Spanish Wells a good place to retire?

For many buyers, yes, and the structural reasons are checkable. Two 24-hour emergency departments sit within about ten minutes, a hospital with a full emergency room is 5.5 road miles away, groceries are two minutes from the gate, the community is mapped out of the 100-year floodplain, and golf is optional rather than a mandatory monthly cost outside Cordova.

Is Spanish Wells a bundled golf community?

Only Cordova carries a required membership, and even there the category is worth pinning down: the builder’s own original offering listed a Social membership, not a golf membership. In the rest of the community, club membership is a choice, and most owners are not billed golf at all. That is the single largest recurring cost difference between Spanish Wells and a bundled competitor, because in a bundled community every owner pays club dues whether or not they play. The club’s own answers state it directly.

Can I buy in Cordova and skip the membership?

No. Cordova is the one neighborhood where a club membership comes with the home, and the obligation lives in Cordova’s own governing documents, recorded by instrument in 2014 and 2015, rather than at the master level. Neither Cordova’s association, the master association nor the club publishes the bundled dues amount. Cordova’s management company is the route to the assessment and (239) 992-5100 to the membership terms.

Is Spanish Wells an equity or non-equity club?

Non-equity. Members buy a membership rather than a share, and no individual owner holds a transferable equity stake in the club. What makes this community unusual is that the homeowners nonetheless own the club collectively, through the association, whether or not they are members. No membership deposit is refundable on any published schedule, because no membership pricing of any kind is published.

What is the difference between bundled golf, optional membership and semi-private public access?

Bundled golf means every owner pays golf dues with the home. Cordova is the one neighborhood here where a membership comes with the house, though the category matters: the builder’s own original offering specified a Social membership rather than a golf membership, and the club does not publish which category is required today. Optional membership means an owner chooses whether to join, which is everywhere else in Spanish Wells. Semi-private public access is a separate axis entirely and describes who may play the course: at Spanish Wells, the public may book tee times through the club’s own engine. A community can be all three at once, and this one is.

What membership categories does Spanish Wells offer?

Three: Golf, Sports and Social. Golf carries tournaments and leagues, pro shop discounts of 25% on soft goods and 15% on hard goods, and includes all Sports and Social rights. Sports carries unlimited range, practice greens, tennis, bocce and pickleball plus discounted golf, and includes Social rights. Social carries twenty-one-day advance tee time booking, dining privileges, 10% off à la carte food, member events and pool access.

Is there an initiation fee at Spanish Wells?

No initiation fee is published for any of the three membership categories, and neither is an annual dues figure or a food and beverage minimum. The club’s memberships page details the privileges of all three tiers and prices none of them, offering an inquiry form instead. The membership office at (239) 992-5100 is the only route to a current number, and we do not publish figures from secondary sources.

Is there a waitlist for a Spanish Wells membership?

Whether a waiting list exists, or whether any category is closed, is not published anywhere on the club’s site. The club actively solicits new members and runs an open inquiry form, which is not the behaviour of a club with a closed roster, but that is an observation rather than a documented fact and we treat it as one. Ask the membership office at (239) 992-5100.

Can non-residents join the Spanish Wells club?

Yes. The club states that its full Golf, Sports and Social memberships are open to people who do not live in Spanish Wells. The distinction runs the opposite way from what most buyers assume: outsiders may join, and residents outside Cordova are under no obligation to. Whether resident and non-resident members pay different rates is not published, and no dual rate schedule appears anywhere on the club’s site.

Who owns the Spanish Wells golf course?

Spanish Wells Community Association, Inc., the master homeowners association. The recorded Third Amended and Restated Declaration states at section 1.10 that the country club is currently owned by the association and names the deed to the association by its Lee County instrument number, 2018000006316. That single fact explains the optional membership, the public tee times and the equal spread of club costs across every residential parcel.

When did the homeowners association buy the club and what did it pay?

January 2018, for a recorded $3,200,000 on instrument 2018000006316. The same asset had last traded on 16 March 2011 at a recorded $4,548,100, so it sold for about $1.35 million less seven years later. The corporate register corroborates the transaction from the seller’s side, with the seller-side joint venture dissolving weeks after closing.

What does association ownership of the club mean for me as a buyer?

Three things. Membership can be optional and it is, because there is no equity roster to protect. Every owner carries a share of the club’s cost through the master assessment whether or not they play, because Declaration section 3.3 divides the operating and reserve budget equally across all residential parcels. And the golf course cannot be repurposed without a two-thirds vote of the members, who are the homeowners.

Does the seller’s club membership transfer to me?

Whether a membership transfers, and what any club transfer fee would be, is not published by the club or by any association here. Ask the membership office at (239) 992-5100 and make the current membership agreement a contract contingency. Do not confuse this with the $4,800 master resale capital contribution, which is a master association charge owed on every resale in every neighborhood regardless of membership.

How do I reach the Spanish Wells membership office?

Call (239) 992-5100. That number is the route to membership categories, current pricing, transfer terms, any waitlist and the Cordova bundled-membership terms, none of which is published. For golf shop matters such as a live green fee quote or the status of the North Course refresh, the golf shop is (239) 992-5522. The association office, a different organization entirely, is 239-319-1288.

Can the public book tee times at Spanish Wells without a membership?

Yes, directly through the club’s own online booking engine. The club runs dynamic pricing rather than a fixed public green fee schedule, so rates adjust in real time based on demand and availability, change daily, and the club states plainly that its lowest rates are found online and that walk-up and telephone reservations are subject to higher prices. There is no rate card to publish.

What are the three nines at Spanish Wells called?

North, South and East. They play as North and South, South and East, or East and North, giving three genuinely different eighteens on one property rather than one course played repeatedly. Play ranges from 4,800 to 6,800 yards across the multiple tee locations, per the club’s own published range. Twenty-seven holes is unusual capacity for a community of this size.

Is the Spanish Wells North Course being renovated?

The association’s own current pages state that a North Course refresh is in progress. That is a decaying fact by nature, so treat it as current as of September 2026 and confirm status with the golf shop at (239) 992-5522 before relying on it, particularly if you are buying a home fronting the North nine. The larger post-2018 program renovated all 27 greens and all 27 tee boxes.

Does Spanish Wells have a driving range and practice facilities?

Yes. The club maintains an aqua driving range, a chipping area and two putting green areas, and the practice areas received the same TifEagle Bermuda grassing and reshaping work as the course itself during the post-2018 renovation program. Unlimited use of the driving range and practice greens is included with Sports and Golf memberships.

Is there golf instruction at Spanish Wells?

Yes, from a credentialed staff. The director of golf is a Class A PGA professional and a graduate of the professional golf management program at Florida Gulf Coast University, and the head golf professional has been Class A since 1988 and is a certified club fitter working with video analysis. Published rates include individual instruction at $80 per hour, a three-lesson package at $220 and a six-lesson package at $440.

What does a golf guest pay at Spanish Wells?

For a Golf member, guest fees are discounted 15% to 25% with a cap of six rounds per year. Sports and Social members receive discounted golf rates with no guest fees. For non-golf amenities, the guest fee is $10 per guest for fitness classes, bocce, pickleball, tennis and the pool. Public play is priced dynamically at booking rather than from a schedule.

Are there golf leagues and member tournaments at Spanish Wells?

Yes. Golf tournaments and leagues are a published Golf membership right, and the club runs a Player Development Program at $55 per weekly session and a Whiff and Wine format on Tuesday afternoons at $25 per session including wine, practice balls and instruction. There is also a bocce league, tennis league play and round robins, and pickleball in-house and travel leagues.

How much are HOA fees in Spanish Wells?

There is no single figure, and that is not an evasion. Owners do not pay the master association directly; assessments are collected by the neighborhoods and remitted upward. The master-tier burden works out to roughly $3,031 per parcel per year in 2026, or about $253 a month. On top of that sits your own sub-association’s dues, which are not published for any neighborhood, and club dues if you elect a membership. That total combines two lines billed to all 1,361 assessed parcels with a bulk communications line billed to 1,351 owners.

Do Spanish Wells fees vary by neighborhood?

Substantially. The master association states this itself and directs enquirers to each sub-association individually, because maintenance fees differ by sub-association. A Las Brisas buyer may sit under four assessment layers, the master, the Las Brisas master, their own Las Brisas sub-association and then club dues. A Unit Two buyer sits under two, in a self-managed association. A Cordova buyer sits under a master, a Cordova association and a mandatory membership.

What is included in the Spanish Wells master fee?

The 2026 master-tier burden breaks into three published lines: the operating and reserve assessment at $1,627.57 per parcel per year, debt service at $267.60 per parcel per year, and bulk communications at $1,136.28 per parcel per year billed to 1,351 owners. That covers gate security at $787,910 for 2026, common-area landscaping, surface water management, insurance for the association’s own liability exposure, and reserve funding.

Is cable and internet included in the Spanish Wells fees?

Yes, through a bulk voice, internet and streaming contract with Summit Broadband, billed as its own line at $1,136.28 per parcel per year. A resident receives symmetrical internet at 1000 megabits per second down and up including a Wi-Fi 6E router, one extender if needed, DIRECTV STREAM high-definition receivers, and up to three complimentary address changes per calendar year on the streaming account.

What are the monthly condominium fees at Marbella or Las Brisas?

Not published, for either, and not published for any of the twenty-two sub-associations. Not on the master association’s public portal, not on any sub-association website reached, and not in any recorded document reached. The two ways to obtain a real number are calling the named property manager for that neighborhood, or ordering the sub-association estoppel certificate, which states the exact current assessment as a statutory obligation.

Do Spanish Wells fees include reserves, and are the reserves fully funded?

The master assessment does include reserve funding, at $427.36 per parcel per year for 2026, up 65.7% year over year. Whether reserves are fully funded is not published: the association’s reserve balances and its 2025 reserve study are not in its eight-file public document library. Both are official records accessible to members under Florida Statute 720.303, and a buyer under contract can request them through the seller.

Why did Spanish Wells fees go up for 2026?

The operating and reserve assessment rose 35.2%, from $1,203.83 to $1,627.57 per parcel. The association’s own budget explains it: reserve funding up 65.7%, total professional fees up 109.4% driven by engineering and a new consulting line, a new $250,000 drainage and boulevard irrigation maintenance line, surface water management up 39.0% and landscape up 46.2%. Insurance actually fell 12.1%, so this is a reserve catch-up story rather than an insurance one.

Does the Spanish Wells association carry debt?

Yes, and it is billed to owners as its own line. The 2026 budget shows debt service interest of $107,052 and principal of $257,151, totalling $364,203 against a prior-year total of $364,204. A total flat to the dollar while interest falls and principal rises is the signature of a fixed-payment amortizing loan. At $267.60 per parcel per year it is real, itemized, and invisible to anyone who reads no district as no debt.

What is not published about the Spanish Wells loan?

The principal balance, the lender, the interest rate, the maturity date, and whether an individual owner can prepay their share the way a district bond typically can. The route to all of it is the association’s audited financial statements, whose notes carry loan terms. Florida Statute 720.303 gives members access to official records, and a buyer under contract can request them through the seller.

Is there a capital contribution when I buy in Spanish Wells?

Yes. A master resale capital contribution of $4,800, effective 1 July 2024, is owed on every resale in every neighborhood, by a buyer who may never set foot in the clubhouse. It is separate from any club membership transfer fee, it is both the personal obligation of the transferee and a lien against the lot, and it is triggered on execution of any agreement for deed rather than at closing.

Are there exemptions from the Spanish Wells capital contribution?

The Declaration carves out four. It does not apply to a transfer resulting from foreclosure of a lien, to the death of the transferee, to a transfer to an owner’s spouse, or to a transfer to a household member solely for estate planning or tax purposes. It does apply on execution of any agreement for deed, which means a contract for deed triggers it at execution.

What is my total association-side cost at closing in Spanish Wells?

$5,398 with no rush, or $5,716 with both rush surcharges. That is a $4,800 master capital contribution, a $299 master estoppel certificate and a separate $299 sub-association estoppel certificate in the published Unit Two worked example, plus a $119 master rush surcharge and a $199 Unit Two rush surcharge where applicable. The two $299 charges are separate line items and both are mandatory.

Is there a fee for Spanish Wells gate bar codes?

Yes, on a three-tier schedule. A homeowner pays $25 per vehicle, subject to change by board approval. A lease-approved renter pays $50 per vehicle, expiring at midnight on the lease’s last day, with a $50 reactivation fee if the same renter returns. A tenant pays $50 per vehicle and only where the lease term is 31 days or more. Switching vehicles means a new sticker and a new fee.

Has any Spanish Wells association levied a special assessment?

Special assessment history is not published, and we will not assert either way. The two routes are the master and sub-association estoppel certificates, which must disclose any pending special assessment as a statutory matter, and three years of board minutes requested from the association. What is documented is the power: Declaration section 8.4(B) allows an insurance-shortfall special assessment on all owners without a member vote.

What is the realistic all-in monthly carrying cost in Spanish Wells?

The honest answer names the layers rather than inventing a total. The master tier is about $253 a month per parcel. Your sub-association’s dues are unpublished and vary by neighborhood. Club dues, if you elect a membership, are unpublished. Add property taxes, homeowner’s insurance, which here is entirely the owner’s responsibility, and optional flood coverage. Get the first two figures before you write an offer.

Is trash and yard waste collection included in Spanish Wells?

Curbside collection runs community-wide, with no valet or door-to-door service found anywhere here. We decline to publish a pickup day as fact, because the master Rules and Regulations list Thursday for trash and recycling and Tuesday for horticulture, while both Unit One and Unit Two independently publish Thursday for everything. Collection days vary by sub-association, so confirm with your neighborhood’s property manager.

How is Spanish Wells governed?

Two association tiers and no district layer. Spanish Wells Community Association, Inc., a Florida not-for-profit incorporated 7 October 1994, is the master association and also owns the golf and country club. Beneath it sit ten neighborhood associations and twenty-two sub-associations in total. Its governing instrument is the Third Amended and Restated Declaration of Protective Covenants, a 41-page instrument recorded in Lee County on 29 July 2020 and amended in April 2024.

Which Spanish Wells HOA would I belong to?

Whichever one your address falls under, and it is a specific question with a specific answer. The management directory covers Cordova, Golf Condos 1, Golf Condos 2, Golf Condos 3 through 7, Lake Club, the Las Brisas master and its five groupings, Marbella HOA, Marbella I, II and III, and Units One, Two and Three. Six management companies plus two self-managed associations operate inside one gate.

Who is the management company for Spanish Wells?

Castle Group manages the master association, reachable through the association office at 239-319-1288. At the neighborhood level: Cambridge Property Management runs Cordova and Golf Condos 3 through 7, Altaira runs Golf Condos 1 and 2, Resort Management runs the Lake Club and most of Las Brisas, Gulf Breeze runs Puesta Del Lago, Alliant runs Marbella HOA plus I and III, NextGen runs Marbella II, and Units Two and Three are self-managed.

How do I contact the Spanish Wells association office?

The association office sits on the lower level of the clubhouse near the pro shop and the card room, open Monday to Friday, 9:00 am to 5:00 pm, at 239-319-1288. Note that architectural approval does not come from that office. Under Declaration section 7.2 the neighborhood associations hold jurisdiction over changes to the appearance of individual homes and lots, so an architectural request goes to your own neighborhood.

Where do I find the Spanish Wells governing documents?

The association publishes an eight-file public document library on its own resident portal, carrying the Declarations and Bylaws, the 2026 approved budget, the master Rules and Regulations approved 16 June 2025, the Tenant Guidelines, the Estoppel and Capital Contribution Fees schedule and the real estate sign and open house guidelines. The links are in the downloadable documents section at the end of this page.

Is there a buyer approval process in Spanish Wells?

Leasing carries a sub-association approval process, documented in the association’s Tenant Guidelines, where the lease application goes to the sub-association first and the master then enters the tenant into the gate system. For purchases, the practice varies by association: The Lake Club, for example, publishes a Purchase Application on its own member portal. Ask the specific association for the specific address before you write an offer.

What is the pet policy in Spanish Wells?

Owners must pick up and dispose of waste, all pets must be leashed and under control off the owner’s property, and pets may not be chained or left alone in a yard or on a lanai without the owner present. Pets are not allowed on the golf course. A dog barking continuously for five minutes or more is a fine-eligible sound disturbance.

Are there dog breed or weight restrictions in Spanish Wells?

No community-wide breed or weight restriction appears in the recorded Declaration, the master Rules and Regulations, or in the sub-association pet materials we reached. That is a finding of absence from the sources checked rather than proof that no association anywhere imposes one, and under the stricter-not-more-lenient principle an individual association could add one. Ask the specific association for the specific address.

What are the rules on trucks, RVs, boats and trailers in Spanish Wells?

Boats, trailers, recreational vehicles, motor homes, campers, vehicles in disrepair, covered vehicles stored outside a garage or carport, and any vehicle with an expired or missing plate may not be parked on any property, parking lot, driveway or street anywhere in Spanish Wells. The only carve-out is a motor home or boat in the owner’s own driveway for up to 48 hours, no more than six times a year, for loading.

Are there parking restrictions in Spanish Wells?

Yes. No parking on any street or service road where posted, and no street or service road parking anywhere between 11:00 pm and 6:00 am. The community speed limit is 25 miles per hour, 15 at all entrances and exits, and Lee County Sheriff’s Office deputies patrol the internal streets and issue citations for speeding and rolling stops. A driver who strikes a gate pays the repair cost plus a fine.

Do I need architectural approval to renovate or repaint in Spanish Wells?

Yes, and it comes from your own neighborhood association rather than the master. The projects that typically trigger review are exterior painting of any kind, roof replacement, driveway replacement, pools, exterior modifications including windows, garage doors, lanais and walkways, landscaping changes including tree removal or planting, and lot elevation or fill changes. No universal turnaround figure is published, so ask the specific committee when you submit.

What does a Spanish Wells architectural application require?

It varies by neighborhood. One neighborhood’s new home and major remodel application requires a $2,000 non-interest-bearing security deposit refundable within ten business days of completion, a complete set of building plans and material specifications with a plot plan showing setbacks, landscape drawings, a colour plan with material and colour chips, a stated completion deadline, a builder’s certificate of insurance for at least $1,000,000, and current contractor licences.

Are golf carts allowed in Spanish Wells?

Yes, with registration. A golf cart operated anywhere in Spanish Wells must be registered annually with the association office with proof of insurance and must carry a distinct association sticker even if it already carries a club sticker, regardless of club membership. It may be driven by anyone eighteen or over with government photo identification, by a minor with a learner’s permit or licence, or by an owner’s child or grandchild with the owner present.

Are drones allowed in Spanish Wells?

No, recreational or commercial, without written board authorization. Any authorized flight must comply with Federal Aviation Administration rules and may never pass over another resident’s home without that owner’s permission. For a listing that means aerial coverage needs board authorization arranged in advance rather than a drone launched on photography day, which is exactly the sort of detail that costs a shoot if nobody checks.

How does guest and vendor gate access work in Spanish Wells?

Guest access runs on DwellingLive through the community login or a smartphone app, where a resident pre-registers a guest, adds a party, restricts a guest or reviews history. Without internet, the Automated Guest Registration Center is 888-994-4117. Food delivery must be registered as its own vehicle, because a delivery driver’s name will not match the name the order was placed under and gate staff go by what is in the system.

What are the contractor hours in Spanish Wells?

Service people, contractors and vendors have gate access Monday to Friday 7:00 am to 6:00 pm and Saturday 7:00 am to 4:00 pm, and all contractor personnel and vehicles must be off the property by 6:00 pm weekdays and 4:00 pm Saturdays. Standard deliveries run every day 7:00 am to 9:00 pm including Sundays. General contractor work is not permitted on Sundays and holidays except for true emergencies.

What neighborhoods make up Spanish Wells?

Nine a buyer would recognize by name: Spanish Wells Units One, Two and Three, Cordova, The Lake Club, Marbella including its villa product and three condominium associations, the Las Brisas family including Coach Homes, Condominium Homes, Twin Villas and Vista Del Sol, the two Puesta communities, and the Spanish Wells Golf Condominiums. Product, build era, price tier and governing association all change from one to the next.

What is Marbella at Spanish Wells?

The largest single neighborhood family by parcel count, roughly 368 parcel records across four separate governing entities: a homeowners association covering the villa product plus three condominium associations, Marbella I, II and III. Everything in Marbella was built between 2004 and 2008. Marbella ran a $427,000 median on eighteen closings over the trailing twelve months, in a $257,750 to $850,000 range.

What is Las Brisas at Spanish Wells?

Not one association but a master association with at least six sub-groupings beneath it: Coach Homes, Condominium Homes, Twin Villas, Vista Del Sol, Puesta Del Sol and Puesta Del Lago. Built between 1995 and 2003, it is the community’s densest attached-product cluster and its lowest price tier, with a $316,250 median on ten closings recorded under the MLS “Las Brisas at Spanish Wells” name, in a $200,000 to $440,000 range. Puesta del Sol reports separately, at two sales. A Las Brisas buyer can sit under four assessment layers.

What is The Lake Club at Spanish Wells?

A villa and twin-villa neighborhood of roughly 106 parcel records built between 1981 and 2003, the second-widest build range in the community, governed by The Lake Club at Spanish Wells Community Association and managed by Resort Management. It has no separate polygon in the county’s community layer because it sits inside the base subdivision. It recorded two closed sales over the trailing twelve months, at $549,000 and $712,500.

What are Spanish Wells Units One, Two and Three?

The base single-family neighborhoods, and the community’s largest segment. Unit One runs 1979 to 2013 across roughly 206 parcel records and is managed by Seacrest Southwest. Unit Two runs 1980 to 2006 across roughly 164 records and is self-managed. Unit Three runs 1993 to 2019 across roughly 85 records and is also self-managed. Those three base neighborhoods together ran a $795,000 median on twenty-eight closings over the trailing twelve months. Cordova is a separate segment, at a $946,500 median on eight closings.

What are the Spanish Wells golf condominiums?

The community’s oldest attached product and its lowest entry price. Seven condominiums were originally recorded, One and Two in 1984 as single-story buildings of ten units each, Three through Seven between 1992 and 1994 as two-story buildings of twelve units each. Lee County records the cluster today as seven buildings and 80 units on 9.6 acres. Governance consolidated: a buyer shopping golf condos is shopping across three governing bodies.

How many Spanish Wells golf condominium units are there?

Eighty units in seven buildings on 9.6 acres, per Lee County’s own community layer, which is an exact independent match to the count in the recorded condominium documents. This is a thin resale market: the golf condominiums recorded exactly one closed sale in each of the last two twelve-month windows, at $180,000 this year and $280,000 last year, which is why no median is published for the segment.

What types of homes are available in Spanish Wells?

Single-family detached homes from 1979 through 2018, villas and twin villas, coach and carriage homes, and low-rise condominiums, all inside one gate. The county records 805 single-family units and 546 multifamily units across the eleven component polygons. That product mix is why the price spread inside this gate is wider than the spread between many separate Bonita Springs communities.

What is a coach home in Spanish Wells?

An attached, typically two-storey multi-unit building where each unit occupies a floor or a portion of the building with its own entrance and garage, held in condominium form. In Spanish Wells the coach home product sits in Las Brisas Coach Homes, built 1995 to 1997, twenty-eight units across seven buildings on 1.5 acres, governed as its own condominium association under Resort Management.

Which Spanish Wells buildings are three storeys?

Four, and they are the only three-storey buildings recorded anywhere in the community on Lee County’s own building-characteristics data: 9601, 9611, 9621 and 9631 Spanish Moss Way, all in Marbella at Spanish Wells III, all built in 2007. Forty-eight parcel records in the entire community carry a three-storey value and all forty-eight are at those four addresses. Marbella III has sixteen buildings in total.

Is there new construction available inside Spanish Wells?

Essentially no. Exactly one new single-family permit was issued inside the gate in the trailing twelve months, on Treasure Cay Lane, with a companion in-ground pool permit, and two 2025 pre-applications on Tasca Drive suggest one more infill house in the pipeline. That is a small number of lots being rebuilt one at a time rather than a builder program. Cordova, the newest neighborhood, finished in 2018.

What do homes cost in Spanish Wells?

The trailing twelve months recorded 68 closed sales at a $623,750 median, a $631,181 average, from a $180,000 low to a $1,260,000 high, with quartiles at $367,500 and $868,750 and a $293 median price per square foot. The community-wide figure is the wrong number to price any individual home against, because the neighborhood spread runs from a $316,250 median in Las Brisas to $946,500 in Cordova.

Are Spanish Wells prices going up or down?

Effectively flat on price and slower on time. The median closed sold price moved down 1.0% year over year, from $630,000 to $623,750, while the median price per square foot rose 2.8%, from $285 to $293, and the median sale-to-list ratio held at 95.41% against 95.42%. Closed sales rose 25.9%. The genuine change is median days on market, from 47 days to 71 days.

How long are Spanish Wells homes taking to sell?

The median closed sale took 71 days over the trailing twelve months, against an average of 97.8 days, computed on 67 of the 68 transactions because one closed listing carried no days-on-market value. The 26 standing active listings carry a 107-day median. In a market holding 95.42% of list price, that gap between sold and unsold is a pricing signal rather than a demand signal.

Which Spanish Wells segments have too few recent sales to price reliably?

Three. Lake Club Villas at two sales, Puesta del Sol at two sales, and the Spanish Wells Golf Condominiums at one. We publish a count and a range for each and no median, because a median on a sample under three is not a market reading. Pricing in those segments requires an adjusted, hand-built comparable set rather than a neighborhood median, which is exactly the work a listing agent should be doing anyway.

What flood zone is Spanish Wells in?

Zone X, community-wide, on FEMA Flood Insurance Rate Map panel 12071C0658G effective 17 November 2022. No Spanish Wells parcel sits in a Special Flood Hazard Area. Every parcel falls on that one panel, which is unusual for a 591-acre community and makes the flood answer here cleaner than in most Bonita Springs neighborhoods. The National Flood Insurance Program community of record is the City of Bonita Springs, number 120680C.

Does the flood zone vary inside Spanish Wells?

Yes, between shaded and unshaded Zone X, and neither is a high-risk zone. Roughly 79.6% of the 1,391 individually tested parcel records sit in shaded Zone X, the 0.2% annual chance area, and 20.4% in unshaded Zone X, minimal hazard. Four neighborhoods are split. The clearest example is Tasca Drive: its Unit One portion is entirely shaded and its Cordova portion is entirely unshaded, same street name, two designations.

Is flood insurance required in Spanish Wells?

Not by federal law, because no parcel is in a Special Flood Hazard Area. Two caveats matter. A lender may still impose flood coverage as a matter of its own credit policy. And Citizens Property Insurance makes flood insurance a condition of coverage on personal lines residential risks, phased in by replacement cost, reaching all remaining Citizens personal lines residential policies on 1 January 2027 regardless of flood zone.

Do I need an elevation certificate in Spanish Wells?

No Spanish Wells home was ever required to have one, for two independent reasons. Every parcel sits outside the high-risk zone, so no certificate was ever required, and the City of Bonita Springs only began collecting elevation certificates on 1 June 2008, after most of the community was built. Expect none to exist and do not treat its absence as a red flag. If a carrier demands one, order it from a Florida licensed surveyor.

How high is the ground in Spanish Wells?

Bare-earth ground elevation sampled from the United States Geological Survey 3D Elevation Program runs 11.5 to 18.7 feet NAVD88 across the community, at a 13.6-foot median. Cordova is the high ground at a 16.4-foot median, roughly four feet above Unit Two at 12.2. Those are ground elevations at the parcel, not finished floor elevations, so read them as a terrain profile rather than a survey.

How close is the nearest high-risk flood zone to Spanish Wells?

About 66 feet, at the eight units at 28125 Canasta Court in Marbella at Spanish Wells I. That zone is Zone AE, coastal floodplain, base flood elevation 9.0 feet NAVD88. The farthest Spanish Wells parcel sits about 1.19 miles from any high-risk zone. Flood insurance rating and the federal mandatory purchase rule both turn on a parcel’s own mapped zone, not its neighbor’s.

Is the Spanish Wells flood map about to change?

Not on this panel, on the current record. FEMA has a revised preliminary Flood Insurance Study for Lee County dated 4 December 2025 in process, with a Letter of Final Determination expected in autumn 2026 and an effective date in spring 2027. Lee County’s published list of panels proposed for change contains six panels and 12071C0658 is not among them. Re-check after the Letter of Final Determination issues.

Did Spanish Wells flood during Hurricane Ian?

The public record does not show it, and we will not claim more than that. No Lee County damage assessment record falls on a Spanish Wells parcel in either of the county’s two published damage layers. The association budgeted nothing for hurricane repairs in 2025, spent nothing on that line, and created a $15,000 line for 2026, which is about $11 per parcel and is a contingency rather than a damage response.

What does the roof permit record say about storm damage in Spanish Wells?

128 of 692 roof permits ever pulled on Spanish Wells streets were applied for after Hurricane Ian, roughly 9% of the parcel count spread over four storm seasons including Debby, Helene and Milton, and including ordinary end-of-life replacement. A community that took heavy roof damage would show hundreds of permits inside twelve months. The heaviest roof permit streets are the oldest streets, which is what age-driven replacement looks like.

What evacuation zone is Spanish Wells in?

Evacuation Zone B and surge zone 2, community-wide, with no parcel in Lee County’s Coastal Building Zone. Zone B is the second group ordered out in a major storm. Three agencies answer three different questions here, and a buyer deserves all three: FEMA maps the community out of the 100-year floodplain, Lee County maps it out of the Coastal Building Zone, and Lee County maps it into evacuation Zone B.

What does homeowners insurance cost in Spanish Wells?

That depends on the structure, its hardening, the coverage limits and the deductible, so we will not publish a figure. What we will say is the structure of the problem. The master Declaration requires the association to carry only general liability and directors and officers coverage, and puts all risk, windstorm and flood on each parcel owner. The association’s entire 2026 insurance line is $113,720, about $83.56 per parcel.

Does the Spanish Wells master association insure my house?

No, and any page implying otherwise is wrong. Declaration section 8.1 requires only adequate general liability and directors and officers insurance, and section 8.2 makes each parcel owner responsible for insuring their own real and personal property including all risk, windstorm, flood and general liability. The master budget’s $83.56 per parcel per year is a liability-scale program covering gatehouses and common areas. It cannot be building insurance.

Are wind mitigation credits available in Spanish Wells?

Yes. Florida Statute 627.0629 requires rate filings to include actuarially reasonable discounts for seven named categories including opening protection and window, door and skylight strength. Spanish Wells owners have pulled 387 shutter permits and 419 window and door permits, which reach two of the seven and in practice two of the largest. The credit is documented on a wind mitigation inspection, not on a permit.

What is the Community Rating System discount worth in Spanish Wells?

On a $1,200 annual National Flood Insurance Program premium, the 25% Class 5 credit is worth roughly $250 to $300 a year depending on how the constants and mitigation credits fall out. Over a ten-year hold that is $2,500 to $3,000, on a policy federal law never required. The discount is calculated after deducting the expense and loss constants, currently $193, and after any mitigation discounts.

What is the 50 percent substantial improvement rule and does it apply in Spanish Wells?

Bonita Springs administers a cumulative five-year 50 percent substantial improvement test, which is stricter than the federal minimum. The City’s own floodplain guidance states the rule applies to buildings in FEMA’s mapped Special Flood Hazard Areas, and Spanish Wells has no parcel in one. Both texts are official and we publish both. Confirm with City of Bonita Springs Community Development at (239) 444-6150 before relying on it for a specific property.

Does storm hardening count against the 50 percent rule in Bonita Springs?

For one year rather than five, and this is worth real money. The City’s own ordinance provides that the cost of replacing windows and doors with impact-resistant products, installing impact-resistant storm shutters, or replacing a roof with code-compliant materials and methods is assessed in the cumulative cost for only a one-year period. Pools, fences, screen enclosures and sheds are not part of the building and do not count at all.

Are any Spanish Wells buildings subject to the milestone inspection law?

Only Marbella III’s four three-storey buildings, and their milestone is not yet due. The county records those buildings at build year 2007, and thirty years from a 2007 certificate of occupancy falls in 2037. A local enforcement agency may require a milestone at 25 years where circumstances warrant, which would move the trigger to roughly 2032, but no adopted 25-year determination was located for Bonita Springs or Lee County.

Is Marbella III subject to a Structural Integrity Reserve Study and what is the deadline?

Marbella III’s four three-storey buildings are the only structures in Spanish Wells carrying the obligation on the county’s own records. For associations existing on or before 1 July 2022 the statutory deadline was 31 December 2025, with an absolute statutory backstop of 31 December 2026. Whether the study has been completed is not published anywhere reachable. Marbella III is managed by Alliant Association Management, property manager Ramya Koduri, at 239-454-1101.

What should a Marbella III buyer ask the association for?

Four things, all official records under Florida Statute 718.111(12): the Structural Integrity Reserve Study for 9601, 9611, 9621 and 9631 Spanish Moss Way and its completion date; the reserve funding plan adopted from it; whether the association has acted to delay a study or pause reserve contributions; and the master property policy declarations page, the windstorm deductible in dollars, and the most recent replacement cost appraisal.

Should I worry about a structural special assessment in Spanish Wells?

Worry is the wrong word, but two provisions deserve attention. Declaration section 8.4(B) lets the master levy an insurance-shortfall special assessment on all 1,361 parcels without a member vote, charged equally per parcel under section 3.3. And a condominium buyer sits under a second authority, their own association, whose windstorm deductible may lawfully be set against predetermined assessment authority under Florida Statute 718.111(11)(c).

How much loss assessment coverage should a Spanish Wells condominium buyer carry?

More than the statutory floor. Florida Statute 627.714 requires at least $2,000 in property loss assessment coverage, and here a condominium owner sits under two separate assessment authorities that can each levy for an uninsured storm loss. The maximum coverage applied to any loss equals the limit in effect one day before the occurrence, so the limit cannot be raised after a storm is named.

Can a Spanish Wells condominium association get a Citizens master policy?

Not a new full-peril one. Florida Statute 627.351(6) provides that Citizens may not offer new commercial residential policies providing multiperil coverage, though it continues to offer commercial residential wind-only policies and may renew a multiperil policy on a building it insured on 30 June 2014. The ten condominium associations here are in the private market for their master programs by operation of statute.

How far is Spanish Wells from I-75?

Roughly two miles, reached at the Bonita Beach Road interchange. The community’s east edge sits about 2.2 miles from the interstate and its west edge about 3.3 miles, west of the highway between it and US 41. The interstate is being widened through this stretch under the Moving Florida Forward initiative, on a project running 18.5 miles from north of Golden Gate Parkway to south of Corkscrew Road.

How far is Spanish Wells from the beach?

Barefoot Beach north access is 2.9 road miles and about 6 free-flow minutes. Bonita Beach Park and Bonita Beach Access Number 1 are both 3.1 road miles and about 6 minutes. Little Hickory Island Beach Park is 5.1 miles, Barefoot Beach Preserve County Park 5.1 miles, and Lovers Key State Park 8.7 miles. Road miles are the durable figure; the minutes are free-flow.

What does beach parking cost from Spanish Wells?

Lee County’s Bonita beach lots charge $2 per hour. Barefoot Beach, in Collier County, charges $10 per day for anyone without a Collier permit, which a Spanish Wells owner cannot obtain. Lee County also sells an annual parking pass; which specific lots it covers varies, so confirm coverage with Lee County Parks and Recreation before relying on it. The binding constraint at every lot is parking capacity, not distance.

How far is Spanish Wells from RSW airport?

Southwest Florida International Airport’s terminal is 18.6 road miles and about 25 free-flow minutes from the main gate. Free-flow means uncongested conditions with no traffic model at all, so read it as a floor. Regional visitor volume roughly doubles to triples between September and March, measured on the Lee County Port Authority’s own monthly passenger counts, so budget meaningfully longer in season.

How far is Spanish Wells from Naples?

Downtown Naples at 5th Avenue South is 13.8 road miles and about 24 free-flow minutes. Physicians Regional Pine Ridge is 12.0 miles, NCH Baker Hospital in downtown Naples 13.2 miles, and Community School of Naples 10.5 miles. Several Collier County destinations, including NCH North Naples Hospital at 5.5 miles, are closer to Spanish Wells than the nearest equivalents in its own county.

How far is Spanish Wells from Coconut Point and downtown Bonita Springs?

Downtown Bonita Springs at Riverside Park is 1.9 road miles and about 4 free-flow minutes. Coconut Point mall is 5.9 road miles and about 10 minutes, Target in Estero 6.2 miles, Miromar Outlets 11.3 miles and Gulf Coast Town Center 15.6 miles. Every distance is measured from the main gate at 28001 Spanish Wells Boulevard over the road network rather than as a straight line.

What is the nearest hospital to Spanish Wells?

NCH North Naples Hospital at 11190 Health Park Blvd, Naples, 5.5 road miles and about 10 free-flow minutes, in Collier County. It is about three times closer than the nearest Lee Health hospital, Gulf Coast Medical Center at 16.1 miles. NCH describes North Naples as the only pediatric and obstetrical receiving facility in Collier County and it runs a 24-hour pediatric emergency department.

Are there emergency rooms near Spanish Wells?

Two, both freestanding rather than attached to an inpatient hospital. NCH Bonita Springs Freestanding Emergency Department at 24040 S Tamiami Trl is 5.0 road miles and about 8 minutes. Lee Health Coconut Point Emergency Department at 23450 Via Coconut Point in Estero is 5.7 miles and about 10 minutes, with 25 examination, observation and recovery rooms. Both run around the clock; a patient needing admission is transferred.

What grocery stores are closest to the Spanish Wells gate?

Three distinct formats within a mile and a half. ALDI at 8951 Bonita Beach Rd SE is 0.4 road miles and about 2 minutes. Publix at The Center of Bonita Springs, 3304 Bonita Beach Rd, is 0.8 miles with a pharmacy on site, running 7:00 am to 10:00 pm seven days. The Fresh Market at 27251 Bay Landing Dr is 1.5 miles. For a gated golf community that is unusually good.

What schools are zoned for Spanish Wells?

None, in the usual sense, and this is the single most common error on competing pages. The School District of Lee County runs a choice and proximity zone model, not one assigned school per address. Six real Spanish Wells addresses run through the district’s own locator all returned the same result: elementary Proximity Zone Q, middle Proximity Zone GG, and high School South Zone Sub-zone 3.

How does Lee County school choice work for Spanish Wells addresses?

Families rank schools from the set in their sub-zone and any contiguous sub-zone in the same zone, and a lottery places the student where a school is oversubscribed. Order of preference runs exceptional student education and special programs, sibling preference, Proximity 1 meaning residence within two miles, Proximity 2 meaning nearest school where there is no Proximity 1, then the statutory categories. Placement is not guaranteed.

Which elementary schools can a Spanish Wells family choose from?

Five, in Proximity Zone Q: Bonita Springs Elementary at 2.0 road miles, Spring Creek Elementary at 3.4, Three Oaks Elementary at 10.7, Pinewoods Elementary at 12.1 and San Carlos Park Elementary at 12.4. Note the trade-off honestly: the closest school is the lowest graded of the five in 2026, and the two A-graded schools in the set are the two farthest away.

How are the schools near Spanish Wells rated?

From the Florida Department of Education’s own 2026 School Grades release file, not an aggregator: Three Oaks Elementary A, Pinewoods Elementary A, San Carlos Park Elementary A, Spring Creek Elementary B, Bonita Springs Elementary C. Middle: Three Oaks Middle A, Bonita Springs Middle Center for the Arts B. High: Estero B, Bonita Springs High B, South Fort Myers C. The district itself holds a B.

Will my child get a school bus from Spanish Wells?

Not if you live within two miles of the school, and the rule appears at all three levels. Bonita Springs Elementary is 2.0 road miles from the gate and Bonita Springs Middle is 2.7. The district measures that radius its own way, so ask the district for your specific address. Out-of-zone continuation students ride at the family’s expense, and both nearest high schools do transport from this sub-zone.

What private and charter schools are near Spanish Wells?

Oak Creek Charter School of Bonita Springs is the closest school of any kind at 1.7 road miles, K to 8, roughly a third empty. Bonita Springs Charter School at 4.4 miles is effectively full and graded A. On the private side, Grace Community School is 2.2 miles, Discovery Day Academy 3.4 and Royal Palm Academy 3.8, which is closer than several of the community’s own public school choices.

What amenities does Spanish Wells have besides golf?

A 32,000 square foot clubhouse, a 5,000 square foot fitness center open seven days from 6:00 am to 10:00 pm, three Har-Tru tennis courts, four pickleball courts with acoustic fencing, three Har-Tru bocce courts, one heated pool open daily from 9:00 am to dusk, and the Crow’s Nest Bar and Grille plus six additional private event spaces and a poolside cabana.

How many pools does Spanish Wells have?

Exactly one at the club, described by the club as a heated tropical pool, open daily 9:00 am to dusk, with tables, lounge chairs, umbrellas and changing rooms, poolside food and beverage service at a cabana and aqua aerobics on the group fitness roster. There is no lap pool, no separate resort pool and no whirlpool. Whether an individual sub-association runs its own neighborhood pool is a separate question to ask that association.

Is there pickleball at Spanish Wells?

Four courts, built new in the post-2018 renovation with acoustic fencing specifically installed for sound mitigation, which is worth more than it sounds if you are buying near them. The director of courts is a Professional Pickleball Registry certified professional running open play, lessons, clinics, in-house leagues and a travel league. Reservations run through an online court-booking platform using the email on the member account.

What is the Spanish Wells fitness center like?

Five thousand square feet, open seven days a week from 6:00 am to 10:00 pm, with cardio and strength equipment by Hoist and True plus dumbbells, kettlebells and TRX bands. Personal training runs Monday to Friday 8:00 am to 5:00 pm by appointment. Fourteen group class styles run Monday through Saturday, capped at eighteen members per class. All fitness classes are included with Sports and Golf memberships.

What dining is on site at Spanish Wells?

One named restaurant, the Crow’s Nest Bar and Grille, an Irish-style pub with a full liquor bar, beer on tap, multiple televisions and a 180-degree course view, seating up to fifty. Social members and above receive 10% off à la carte food, alcohol excluded. One restaurant is one restaurant, and an owner who wants variety will be driving, which here is a very short drive.

Can the public eat at the Spanish Wells restaurant?

Public access at Spanish Wells covers the golf course. The club’s dining discount is a membership right, and the amenities beyond golf are described by the club as reserved for its membership. What the club does state explicitly is that non-members may host a wedding or an event there without joining. For current hours and access policy the club publishes hours as an image, so call (239) 992-5100.

Can I hold a wedding at Spanish Wells without being a member?

Yes. Non-members may host weddings and events. The club books only one wedding per day, which is a genuine differentiator against venues running two or three, and it offers seven spaces: the Galleon Banquet Room to 150, Schooner’s Member Dining to 100, Promenade Lounge to 60, Quarter Deck to 50, the Crow’s Nest to 50, the Officer’s Cabin to 30 and an outdoor ceremony site near the East Lawn.

What social events and clubs run at Spanish Wells?

Two parallel calendars. The club’s own program listed 35 events in a six-week window, including recurring ladies pickleball open play, a 9 and Dine golf-plus-dinner format, themed dinner nights, buffets and holiday programming. Separately, at least one sub-association runs its own resident mixer explicitly open to owners who hold no club membership, which matters in a community where most owners are not members.

Is there a beach shuttle from Spanish Wells?

No beach shuttle and no deeded beach club appear in any community material we reached. Spanish Wells is an inland golf community about three miles from the Gulf, at a purchase price that reflects being three miles inland rather than on the sand. The beach access here is a short drive to two counties’ worth of coastline, with parking capacity rather than distance as the binding constraint in season.

Is Spanish Wells dog friendly?

Reasonably, with rules. Pets must be leashed and under control off the owner’s property, waste must be picked up, and pets are not allowed on the golf course. Residents walk dogs on the internal streets, which carry sidewalks and a 25 mph limit. Lee County’s own leash law also applies, capping a restraint leash at six feet off the owner’s property, with Domestic Animal Services at 239-533-7387 for a loose dog.

Does Spanish Wells have boating or marina access?

No marina, no boat slips, no boat storage, no dock and no kayak or canoe launch. The structural reason is more useful than the absence: the community’s water bodies are an engineered surface-water management system, interconnected by piping and pumped out of the community by several large computer-controlled pumps. They store stormwater and supply irrigation water to the golf course. They are drainage assets, not navigable water.

Does Spanish Wells have a spa or salon?

No. The club’s wellness offering is fitness and training centered, covering personal training, golf-specific mobility work and wellness consulting, with a Titleist Performance Institute Level 1 certified director of wellness and fitness. No massage, facial or salon service appears anywhere on the club’s site or in its navigation. Many Southwest Florida country clubs do run a spa, so a buyer coming from one should not assume this one does.

Is there electric vehicle charging in Spanish Wells?

No electric vehicle charging infrastructure is described on the club’s amenity pages, the association’s portal or any sub-association site we reached. We state that as an absence of any published description rather than as proof that no charger exists anywhere in the community. A buyer who needs charging should ask the association office at 239-319-1288 and plan on home installation subject to neighborhood architectural approval.

What is the minimum lease term in Spanish Wells?

Thirty continuous days, or one calendar month, set by the recorded Declaration at section 9.1, with no new lease permitted to begin until at least thirty days have elapsed since the first day of the last lease. All leases must be in writing, the lessee must be a natural person, and an owner may lease only the entire home, with no room rental, no subleasing and no assignment.

Are short-term rentals allowed in Spanish Wells?

Nightly and weekly rental is ruled out. Thirty-day minimum, a thirty-day gap between leases, entire home only, and at Unit Two a cap of three leases per year together close it off anywhere the published rules were checked, and the Declaration states in its own words that it is designed to inhibit transiency and prevent fractional or vacation club type ownership. This is a seasonal leasing market.

How many times per year can a Spanish Wells owner lease?

At the master level there is no cap, only the thirty-day minimum and the thirty-day gap. Unit Two caps leases at three per year in its own published rules, which is a sub-association rule and not a community-wide one. Other associations may impose their own caps that were not reachable in this research. Get the specific association’s leasing rules in writing before you remove an inspection contingency.

Is there a rental approval process in Spanish Wells?

Yes, in two tiers. The prospective tenant’s application goes to the sub-association for approval, which is the substantive review. Once approved, the sub-association forwards a copy of the lease to the master association office, which enters the tenant and lease information into the gate system. Gate access automatically expires at the end of the stated lease term, and any renewal must be re-approved and resubmitted.

Can tenants in Spanish Wells use the golf course and amenities?

Course access follows the club’s public-play and membership policy rather than tenancy, and the amenities beyond golf are reserved to the membership. What the association does publish for tenants is gate access. A tenant enters by presenting a valid driver’s licence and stating the property address and does not need to be added to the homeowner’s guest list. Ask the club at (239) 992-5100 about amenity access under a lease.

Do renters in Spanish Wells pay a separate bar code fee?

Yes, $50 per vehicle, and only where the lease term is 31 days or more. A lease of 30 days or less receives no bar code at all. A lease-approved renter’s bar code expires at midnight on the lease’s last day, and a $50 reactivation fee applies if the same renter returns. A homeowner’s bar code, by contrast, is $25 per vehicle.

How does gate access differ for a short lease versus a long one in Spanish Wells?

The threshold is 90 days and it is a completely different axis from the thirty-day legal minimum. A lease of 90 days or less is short-term for gate purposes: the tenant gets an automated gate registry number rather than a login and must phone guests in at least two hours before arrival on 888-994-4117. Over 90 days, the tenant receives their own username and password.

Is Spanish Wells a good rental investment?

Not for nightly or weekly income, which the rules foreclose. What the rules do support is the snowbird season lease, a January through March or January through April tenancy at long-term classification with the tenant carrying their own gate credentials and bar codes. That is a real and active market here, and it is the underwriting a Spanish Wells purchase should be tested against rather than a vacation-rental model.

How do I tour Spanish Wells as a buyer?

Through an agent, with an appointment, and with identification. An agent entering for a showing presents a valid driver’s licence and a business card at the gate, and a visitor presents a valid driver’s licence. Open houses are Sunday afternoons only, 12 noon to 5:00 pm, and must be registered with the association office by 5:00 pm the Thursday before. Call Marc Comisar at (239) 287-5873 to arrange showings.

Can I play the Spanish Wells course before I buy a house there?

Yes, and it is genuinely useful due diligence that most Southwest Florida country club communities do not permit. Book a public tee time through the club’s own site, play the nine you would be looking at from your lanai, and see the community from the inside before you write an offer. For a live rate, book online or call the golf shop at (239) 992-5522.

What documents should I review before making an offer in Spanish Wells?

The recorded Third Amended and Restated Declaration and Bylaws, the master Rules and Regulations, the 2026 approved budget, the Estoppel and Capital Contribution Fees schedule, your specific sub-association’s governing documents and current dues, and for a condominium the association’s insurance declarations page, its reserve position and, at Marbella III, its structural documentation. The first four are published; the rest come through the seller or the estoppel.

Can I see the Spanish Wells budget and reserve study before closing?

The 2026 approved budget is published on the association’s own resident portal and is linked at the end of this page. The 2025 reserve study is not published, and neither are reserve balances. Both are official records accessible to members under Florida Statute 720.303, and a buyer under contract requests them through the seller. Ask early, because a slow document request costs closing days rather than dollars.

What should I ask the Spanish Wells associations before buying?

Six things: your sub-association’s current dues and what they cover, any pending special assessment, three years of board minutes, the association’s insurance declarations page and windstorm deductible in dollars, the reserve position, and, in a condominium, roof age and condition, which cannot be read from the owner-address permit record because the roof is a common element the association permits and maintains.

Should I buy in a bundled Spanish Wells neighborhood or an optional one?

It depends on whether you will actually play. Cordova bundles the membership with the home and is the community’s price ceiling, with a $946,500 median over the trailing twelve months. Cordova’s median moved from $980,000 across seven sales in the prior twelve months to $946,500 across eight in the most recent twelve, a decline of about 3.4%. On single-digit sale counts a swing that size is a change in which houses happened to trade, not a signal about the neighborhood, and it should be read alongside Cordova’s 96.53% median sale-to-list and 40-day median days on market, both of which are the strongest in the community. Everywhere else, membership is a choice you can make later or never. A golf-frontage home outside Cordova is not automatically a golf-membership home, and the view and the club access are separate purchases here.

How does resale liquidity differ between Spanish Wells condominiums and single-family homes?

Materially. The base single-family neighborhoods recorded twenty-eight closings over the trailing twelve months and Cordova eight, while Lake Club Villas recorded two, Puesta del Sol two and the golf condominiums one. Marbella at eighteen and Las Brisas at ten are the liquid attached segments. Thin segments take longer, price against smaller comparable sets, and reward a listing agent who builds the comparable set by hand.

Ready to move on Spanish Wells? Sellers, call Jesse McGreevy at (239) 898-6072 or start with a free Spanish Wells home valuation. Buyers, call Marc Comisar at (239) 287-5873 or read our guide to buying a home in Southwest Florida. As Top 1% Real Estate Agents Nationally Since 2008, we would rather answer the question before you write the offer than after the inspection.

Spanish Wells FAQ: Seller Edition

Selling here is a different job from selling in an ungated Bonita Springs subdivision, and most of the difference is documentary rather than cosmetic. These are the questions Spanish Wells owners actually ask us, answered from the same records the rest of this page is built on.

What is my Spanish Wells home worth?

It depends on your neighborhood far more than on the community. Over the trailing twelve months, Cordova ran a $946,500 median, the base single-family neighborhoods $795,000, Marbella $427,000 and Las Brisas $316,250, against a community-wide median of $623,750. Pricing a condominium against the community median overprices it and pricing a single-family home against it underprices it. Call Jesse McGreevy at (239) 898-6072.

How do I get a real CMA for a Spanish Wells home?

Ask for the comparable set, not just the number. A defensible Spanish Wells analysis names the transactions used, names the ones excluded and says why each exclusion was made, is scoped to your neighborhood rather than the development, and accounts for the closing-side association costs that shape the net. Start with a free Spanish Wells home valuation and we will send all of it.

Why do online estimates get Spanish Wells wrong?

Because an automated model averages a development whose internal spread runs from a $316,250 Las Brisas median to a $946,500 Cordova median, across single-family homes, villas, coach homes and low-rise condominiums under twenty-two different sub-associations. It also cannot see the $4,800 capital contribution, the two mandatory estoppel fees, the 35.2% master assessment increase or whether your building carries a structural reserve obligation.

How much does my sub-association affect my value?

Enough that it is the first question rather than a footnote. Your sub-association determines your dues, your management company, your architectural review process, your estoppel turnaround and, in Cordova, whether a buyer inherits a mandatory club membership. Two homes two hundred yards apart inside this gate can sit in genuinely different markets, and pricing one against the other is the most expensive routine mistake made here.

Does golf course frontage add value in Spanish Wells?

It is a view premium rather than a membership premium, and the distinction matters. Because club membership is optional outside Cordova, a golf-frontage home here is not automatically a golf-membership home, and buyers should never assume the two travel together. The lot view and the club access are separate purchases. Frontage is priced against frontage comparables in the same neighborhood, not against the community median.

Is there a lake or preserve view premium in Spanish Wells?

Views are priced from the comparable set rather than from a formula, and the honest note is what the lakes are. They are an engineered surface-water management system, interconnected by piping and pumped out of the community, storing stormwater and supplying irrigation water to the golf course. They are a genuine amenity to look at and they are not navigable water, so market them as a view rather than as waterfront.

How do coach homes and villas compare to single-family homes on value here?

They are different markets with different liquidity. The base single-family neighborhoods recorded twenty-eight closings over the trailing twelve months at a $795,000 median, while Marbella recorded eighteen at $427,000 and Las Brisas ten at $316,250. Attached product turns at a lower price point and, in the thinner communities such as Lake Club Villas and Puesta del Sol, at only two sales a year.

Does a transferable club membership add value to my listing?

Whether a Spanish Wells membership transfers at all, and what any transfer fee would be, is not published by the club or by any association here. Until you have that answer from the membership office at (239) 992-5100, it cannot be marketed as a benefit. What can be marketed, everywhere outside Cordova, is that a buyer is not obliged to buy one.

What have homes like mine sold for recently in Spanish Wells?

We will pull it by neighborhood and product type rather than by community. The trailing twelve months recorded 68 closings from a $180,000 low to a $1,260,000 high, with quartiles at $367,500 and $868,750, so the answer for your home lives inside a much narrower band than that range. Call Jesse McGreevy at (239) 898-6072 and we will build the set.

How is price per square foot calculated across such different home types in Spanish Wells?

Within the segment, never across it. The community’s median price per square foot was $293 over the trailing twelve months, up 2.8% from $285, but that figure blends 1979 single-family homes with 2007 condominiums and 2016 Cordova product. Applied to an individual home it is a sanity check rather than a pricing method, and using it as a pricing method is how sellers in the strong segments leave money behind.

Which renovations pay back in Spanish Wells?

Sequence matters as much as scope. Bonita Springs assesses impact windows, impact doors, impact shutters and a code-compliant replacement roof against the cumulative substantial improvement threshold for one year only rather than five, so hardening does not carry forward against a later interior project. Pools, fences, screen enclosures and sheds are not part of the building and do not count at all. Call before you spend.

Does a new roof or impact glass raise my Spanish Wells price?

It moves the insurance conversation more than the price conversation, and in this market that is often worth more. Florida Statute 627.0629 requires carriers to file discounts for opening protection and window, door and skylight strength, and since 1 October 2023 every carrier must publish its own mitigation discount schedule. The credit is documented on a wind mitigation inspection rather than on a permit, so have the inspection ready.

Does my building’s SIRS or milestone status affect my value?

If you are in Marbella III at 9601, 9611, 9621 or 9631 Spanish Moss Way, yes, because a buyer who has to chase the association’s structural documentation prices the uncertainty into their offer. Everywhere else in Spanish Wells the answer is that no such obligation attaches, and saying so plainly with the county’s own building records behind it removes an objection before it forms.

Does the age of my neighborhood affect what buyers pay in Spanish Wells?

It shows up through condition and insurance rather than through the build year itself. Cordova, built 2014 to 2018, is the price ceiling and its streets carry almost no roof permits because a 2016 roof does not need replacing. The oldest single-family streets carry the heaviest roof permit counts, which is age-driven replacement working normally. A well-documented recent roof narrows that gap considerably.

What is the best time of year to sell in Bonita Springs?

The season is real and the community’s own calendar proves it, with resident programming running through winter and spring and pausing over the summer. Regional visitor volume roughly doubles to triples between September and March on the Lee County Port Authority’s own monthly passenger counts. More buyers are physically here in season, which matters in a community where a buyer wants to drive the gate and play the nine.

Should I list before season or during it?

Listing ahead of the arrival wave rather than into the middle of it gives your home time to be found first, and in a market where the median closed sale took 71 days that lead time is the whole argument. The 26 standing listings carry a 107-day median, so being early and priced correctly matters more than being early alone. Call Jesse McGreevy at (239) 898-6072 to time it.

Are Spanish Wells homes selling faster or slower than a year ago?

Slower, and only slower. Median days on market went from 47 to 71, an increase of 24 days. Over the same period closed sales rose 25.9% from 54 to 68, the median closed sold price moved down 1.0% from $630,000 to $623,750, and the median sale-to-list ratio was flat at 95.41% against 95.42%. Slower is not the same as softer and should not be priced as if it were.

How many other Spanish Wells homes will I compete with?

Twenty-six active listings as of early September 2026, at a $639,000 median list price across a $274,900 to $950,000 range. Your real competition is much smaller than that, because it is the listings in your neighborhood at your product type. That is one of the first things we map before recommending a price, and it usually changes the recommendation.

How many months of inventory is Spanish Wells carrying?

About 4.6 months, from 26 active listings against an absorption rate of 5.67 sales per month derived from 68 closings over twelve months. That is a balanced market. It is not a seller’s market where inventory shortage does the work for you, and it is not a buyer’s market where you concede on price, and the 95.42% median sale-to-list ratio confirms it.

Should I sell my Spanish Wells home now or wait?

The price level held over the past year while the time to sell lengthened, so waiting for a better price is waiting for something the data does not currently predict, and waiting shortens nothing about the marketing timeline. The right answer is personal rather than statistical. Call Jesse McGreevy at (239) 898-6072 and we will model the net at today’s numbers before you decide.

Does the North Course refresh help or hurt my timing?

The association’s own current pages state that a North Course refresh is in progress, and that is a decaying fact, so confirm status with the golf shop at (239) 992-5522 before it becomes part of a listing conversation. If your home fronts the North nine, knowing the schedule before a buyer asks is worth more than any answer you could improvise at a showing.

How do the condominium and single-family sides of Spanish Wells compare right now?

Single-family carries the volume and the top of the market: twenty-eight base-neighborhood closings at a $795,000 median plus eight Cordova closings at $946,500. Attached product carries the entry point and thinner turnover: Marbella eighteen at $427,000, Las Brisas ten at $316,250, and Lake Club Villas, Puesta del Sol and the golf condominiums at two, two and one sale respectively.

Who is the best realtor for selling a home in Spanish Wells?

We think it is the agent who can name your sub-association, your management company, your estoppel fee, your capital contribution and your architectural review process without looking any of them up. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and #1 Team in Southwest Florida since 2012, and this page is the evidence rather than the claim. Call Jesse McGreevy at (239) 898-6072.

Should I hire an agent who has sold inside my sub-association?

Sub-association experience matters less than sub-association fluency, and the second is checkable in one phone call. Ask a prospective listing agent which management company runs your neighborhood, what your estoppel costs, whether a rear golf-course-facing sign is permitted on your lot and what the Unit One sign rule is. An agent who cannot answer those will be learning them on your timeline.

Why does a listing agent need to understand the master and sub-association structure here?

Because six management companies plus two self-managed associations operate inside one gate, and estoppel turnaround, document access and architectural review speed differ by neighborhood rather than by community. Knowing which desk to call on day one is worth days on a closing timeline. It also decides whether your net sheet carries one $299 estoppel or the two that are actually required.

What should I ask before hiring a Spanish Wells listing agent?

Six questions. Which comparable sales will you use and which will you exclude? What is my total association-side cost at closing? Which sign specification does my neighborhood require? How will you reach out-of-state buyers directly rather than through a portal? What is your plan if we are still on market at day 71? And will you show me the net sheet before I sign anything?

Do I need a luxury agent to sell in Spanish Wells?

You need an agent whose production reaches your price point and whose marketing reaches your buyer, which for the top of this community means a buyer who is often out of state. The highest Spanish Wells closing over the trailing twelve months was $1,260,000 and Cordova’s median is $946,500. McGreevy and Comisar alone have over $900 million in Sales, which comfortably covers this range.

What should a listing agent do differently in a gated golf community?

Handle the gate rather than fight it. That means ordering the sign to the community specification before the listing goes live, siting it at least ten feet back from the paved roadway, registering the Sunday open house with the association office by 5:00 pm Thursday to make the community entrance sign, arriving with a licence and a business card, and ordering both estoppel certificates together rather than sequentially.

How do you price a Spanish Wells home given how wide the community spread is?

Neighborhood first, product type second, condition third, and the community median never. We build the comparable set inside your neighborhood, widen it only when the sample is too thin to support a conclusion, and disclose the widening rather than hide it. Where a segment has recorded fewer than three sales, we say so and price from an adjusted set rather than publishing a median that does not exist.

Should I price at, above or below the comparable sales in Spanish Wells?

At them, and then be patient. Sellers here captured a median 95.42% of asking price while the median time to sell stretched to 71 days, so the market is paying close to ask and taking longer to do it. A defensive price cut solves a demand problem this market does not have. The standing inventory’s 107-day median is what mispricing looks like from the outside.

What if there have only been one or two sales in my Spanish Wells subdivision?

Then a median does not exist and anyone who quotes you one is quoting an average in disguise. Lake Club Villas, Puesta del Sol and the golf condominiums are all in that position. We price those from an adjusted comparable set built by hand across comparable product and build era inside the gate, and we tell the appraiser exactly how we built it.

How do I compete against lower-priced condominiums elsewhere in Spanish Wells?

You mostly do not, because they are not your buyer. A buyer choosing between a $316,250 Las Brisas condominium and a $795,000 base-neighborhood single-family home is not one buyer, and the listing should not be written as though they are. Your marketing should speak to the product type and the neighborhood, and the comparable set should reflect the same discipline.

When should I consider a price reduction in Spanish Wells?

Judge it against the community’s own clock rather than a generic rule. The median closed sale took 71 days and the standing inventory carries a 107-day median, so being on market at day 45 is normal here and being on market at day 100 with light showing activity is a signal. We set the review points at listing, so the conversation is scheduled rather than emotional.

Should I price for the seasonal buyer or the year-round buyer in Spanish Wells?

Price to the comparable set, then market to whoever is in town. The community carries full-time residents, snowbirds and seasonal owners in roughly equal measure, and the buyer pool is genuinely wider here than in a bundled community because a purchaser is not obliged to buy a membership. That wider pool is one of the structural reasons this market holds better than 95 cents on the asking dollar.

How do I price in a bundled Cordova home versus an optional-membership neighborhood?

Cordova is its own market and has to be priced as one. Cordova’s median moved from $980,000 across seven sales in the prior twelve months to $946,500 across eight in the most recent twelve, a decline of about 3.4%. On single-digit sale counts a swing that size is a change in which houses happened to trade, not a signal about the neighborhood, and it should be read alongside Cordova’s 96.53% median sale-to-list and 40-day median days on market, both of which are the strongest in the community. Price a Cordova home against Cordova. Everywhere else, the absence of a mandatory membership is a selling point to be stated plainly rather than a discount to be applied.

What should I fix before listing my Spanish Wells home?

Start with what a buyer’s inspector and a buyer’s carrier will raise: roof age and documentation, opening protection, and any deferred exterior item your neighborhood’s architectural committee would flag. Then cosmetics. Anything touching the exterior needs your neighborhood association’s approval before you begin, not after, and that approval process has no published universal turnaround, so start it early.

Is staging worth it in Spanish Wells?

In a market where the median home took 71 days and the standing inventory has been sitting 107, anything that shortens the decision is worth costing out. Much of this community’s housing stock dates from the 1980s and 1990s, and a well-presented home of that vintage competes directly with newer product in Cordova and Marbella that a buyer is seeing on the same day.

Should I do a pre-listing inspection in Spanish Wells?

Often yes, because it converts a renegotiation into a disclosure. It is particularly worth it on the older single-family stock in Units One and Two, where the systems are at or past normal replacement age and the county’s own permit record shows exactly that pattern of end-of-life change-outs. Knowing what an inspector will find lets us price it in rather than concede it later.

Should I have wind mitigation and four-point inspections ready before listing?

Yes, and it is one of the highest-return small steps in this market. Insurance here is entirely the owner’s responsibility, the master carries only liability and directors and officers coverage, and a buyer’s ability to insure at a sensible number is often what decides whether your contract closes. A current wind mitigation report documents the credits your permits earned, which the permits themselves do not.

Do I need architectural approval for pre-listing exterior work in Spanish Wells?

Yes, from your own neighborhood association rather than the master. Exterior painting of any kind, roof replacement, driveway replacement, pools, window and garage door changes, lanai and walkway work, landscaping changes including tree removal or planting, and lot elevation changes all typically trigger review. No universal turnaround figure is published anywhere, so submit before you schedule the contractor, not after.

Should I get landscaping into compliance before listing photos?

Yes, and it is cheap. A homeowner is responsible for their own lot up to the road, which at the neighborhood level includes keeping the roadside swale clear with no trees planted in it and grass cut, watered and weed free. A driveway culvert must be at least 12 inches in diameter, with 18 recommended. Those are the items a compliance committee notices and a photographer cannot hide.

Should I resolve association violations before listing?

Always, because an open violation surfaces on the estoppel certificate at the worst possible moment and hands a buyer a reason to renegotiate. Both estoppels, master and sub-association, are ordered at closing anyway, so anything outstanding will be seen. Clearing it in advance costs the same money on a calmer timeline and removes a lever from the other side of the table.

Can I put a for-sale sign in my yard in Spanish Wells?

Yes, to a written board-approved specification: one sign per property, 12 inches by 18 inches, no more than four feet tall, burgundy lettering on a beige background, logo capped at 20 percent of the face, required content naming who is managing the sale plus contact information and current status, and a setback of at least ten feet from a paved roadway.

Do the Spanish Wells sign rules differ by neighborhood?

Yes, and one difference is blocking. Unit One’s own published rules state that the only signs permitted are For Sale signs and that no other signs are permitted, which reads as stricter than the master standard that also allows open house and directional signage. Unit One is the largest single-family neighborhood at 206 parcel records, so confirm current practice with the Unit One board before ordering anything.

Can I put a sign facing the golf course at the back of my lot?

Only if your specific sub-association’s own rules allow it. The master specification permits one additional sign facing the golf course at the rear of the lot, conditioned on the sub-association permitting it. That is a call to make before ordering a second sign rather than after. Two local vendors named by the association already stock the exact community specification, which removes a whole category of avoidable problem.

How do open houses work in a guard-gated community like Spanish Wells?

Sundays only, 12 noon to 5:00 pm, registered with the association office by 5:00 pm the Thursday before by emailing or hand-delivering the registration form. Open house signs are capped at 4 square feet on a beige background with dark green lettering, displayed only during the event and removed by 5:00 pm or risk confiscation by the roving patrol. The hosting agent must be physically present.

Will my open house appear on the community’s own sign?

If you register in time, yes. The association itself posts one single community-wide open house sign at the main entrance on Bonita Beach Road, 12 noon to 5:00 pm on Sundays when open houses are scheduled. Missing the Thursday 5:00 pm deadline means your open house does not appear on it. Most agents working this community do not know that sign exists.

How do agents get showing access through the Spanish Wells gate?

By presenting a valid driver’s licence and a business card at the gate, with the visiting buyer presenting a valid driver’s licence. Directional signs are explicitly encouraged, because the association states in its own words that the Spanish Wells road system is not laid out in a conventional pattern, and every directional sign must carry the agent’s business card or the seller’s contact information attached.

Can I use drone photography over the Spanish Wells golf course?

Not without written board authorization. Drones are prohibited in Spanish Wells, recreational or commercial, absent that authorization, must comply with Federal Aviation Administration rules, and may never be flown over another resident’s home without that owner’s permission. Aerial coverage in a 591-acre golf community is genuinely valuable, so the authorization is worth arranging in advance rather than discovering on photography day.

How do you market a Spanish Wells listing to out-of-state buyers?

Cinematic listing video cut for a buyer watching from a thousand miles away, licensed aerial coverage that shows where the home sits relative to the course, water and gate, professional architectural photography, and direct outreach to our own qualified-buyer database rather than waiting on a portal. We have been working Lee and Collier County since 2004 and we contact buyers ourselves.

Should I market my club membership as part of the listing?

Only once you know it transfers, and that is a question with no published answer. Call the membership office at (239) 992-5100 and get the transfer terms in writing before a single line of marketing copy references them. Advertising a benefit that turns out not to exist is a contract problem rather than a marketing problem, and it surfaces at exactly the wrong moment.

How do you market to the buyer pool already inside Spanish Wells?

Deliberately, because internal moves are real here. A community with single-family homes, villas, coach homes and low-rise condominiums inside one gate generates its own trade-up and trade-down traffic, and an owner in Las Brisas moving to Unit Two never leaves the gate. Those buyers already know the fee stack, the gate and the club, which shortens the decision considerably.

Do I need an estoppel certificate to sell in Spanish Wells?

Two of them, and both are mandatory. A master estoppel certificate from Spanish Wells Community Association at $299, and a separate sub-association estoppel from your own neighborhood association, $299 in the published Unit Two worked example. The association’s own fee schedule states that an additional estoppel is also required from the specific sub-association a property belongs to. Treating $299 as the total halves the real figure.

How much is the rush fee on a Spanish Wells estoppel?

There are two different rush fees and they should not be averaged. The master rush surcharge is $119 on the association’s own current schedule. Unit Two publishes a $199 rush surcharge on its own realtor information page. They belong to two different associations and both are real, which takes the total closing-side association cost from $5,398 to $5,716 when both apply.

What is the resale capital contribution in Spanish Wells and who pays it?

A $4,800 master association capital contribution, effective 1 July 2024, owed on every resale in every neighborhood. The Declaration makes it both the personal obligation of the transferee and a lien against the lot, and it is triggered on execution of any agreement for deed rather than at closing. Who pays it in practice is a negotiated contract term, so put it in the negotiation deliberately.

What is my total association-side cost at closing in Spanish Wells?

$5,398 with no rush, or $5,716 with both rush surcharges: the $4,800 master capital contribution, the $299 master estoppel and the $299 sub-association estoppel, plus $119 and $199 in rush surcharges where they apply. That is before any prorated assessment. It belongs on the net sheet in week one rather than at the closing table, and we build it in from the start.

Will I owe a prorated HOA fee when I sell in Spanish Wells?

Expect a proration, and expect it to be computed at the sub-association level rather than the master, because owners do not pay the master association directly. Assessments are collected by the neighborhoods and remitted upward under Declaration section 3.15, which makes each neighborhood association responsible for remitting whether or not it has collected. Your estoppel certificates state the exact figures as a statutory matter.

What must I disclose when selling a Florida home in Spanish Wells?

Florida law requires a seller to disclose known facts materially affecting the value of the property that are not readily observable to the buyer. In this community that reaches known defects, known association matters such as a pending special assessment, and anything you actually know about your building’s structural or insurance position. When you do not know, say so and point the buyer at the record rather than guessing.

Do I have to disclose a pending or past special assessment?

Anything you know that materially affects value belongs in your disclosure, and in any case the estoppel certificates must disclose a pending special assessment as a statutory matter, so it will be seen. The cleanest approach in Spanish Wells is to order both estoppels early, read them yourself, and address whatever they show before a buyer’s attorney reads them for the first time.

Do I have to disclose my building’s milestone or SIRS status?

If you know it, disclose it, and if you are in Marbella III you should establish it before listing rather than after. The Structural Integrity Reserve Study for 9601, 9611, 9621 and 9631 Spanish Moss Way is an official record available to unit owners under Florida Statute 718.111(12), so it is obtainable. A buyer who has to chase it prices the uncertainty into the offer.

Do I have to disclose flood zone or flood history?

Disclose what you know, and in Spanish Wells what you know is usually good news. No parcel sits in a Special Flood Hazard Area, flood insurance is not federally mandated here and no elevation certificate was ever required. Getting the parcel-level shaded or unshaded Zone X designation into the listing file before the first showing removes an objection rather than inviting one.

Am I required to hand over governing documents, the budget and the reserve study?

The association’s governing documents, budget, rules and fee schedules are published on its own resident portal and are linked at the end of this page, so a buyer can reach most of it directly. The reserve study and reserve balances are not published but are official records under Florida Statute 720.303, and a buyer under contract will request them through you. Expect the request and prepare for it.

Does a buyer get a rescission period on a Spanish Wells condominium resale?

Florida’s condominium disclosure and rescission provisions apply to condominium resales, and the practical consequence for a seller is that document delivery timing drives the contract clock. Ten of the neighborhood associations here are condominium associations under Chapter 718. Order the documents at contract rather than at closing, and confirm the specific timing with your closing agent or attorney for your association.

What if I do not know the answer to a disclosure question?

Say that you do not know and identify where the answer lives. That is a better position than a confident guess that turns out to be wrong, and in this community many honest answers genuinely are unpublished: sub-association dues, club dues, the association’s loan terms and Marbella III’s structural reserve status among them. Every one of them has a named route, and pointing a buyer at the route is a complete answer.

What will I net from selling my Spanish Wells home?

We will show you before you list rather than after. The net sheet starts from a neighborhood-matched price, then subtracts the association-side costs, which here are $5,398 or $5,716, plus prorated assessments, standard Florida seller closing costs and commission. Call Jesse McGreevy at (239) 898-6072 or start with a free Spanish Wells home valuation and we will build it.

Can I get a net sheet before I commit to listing?

Yes, and you should. There is no obligation attached to a net sheet and no obligation attached to the phone call that produces one. If you are eighteen months out and simply want to know what the number looks like today, that is a completely normal reason to call. (239) 898-6072, text or call. Confidential conversations welcome.

How do real estate commissions work now?

Commissions are negotiable and always have been, and recent industry practice changes have made how they are discussed and documented more explicit rather than changing that. What we will do is put the whole structure in writing before you sign anything, show you what it means on your net sheet at your price, and answer any question about it directly rather than in general terms.

Do I have to offer compensation to the buyer’s agent?

No, it is a choice rather than a requirement, and it is one to make with your net sheet in front of you rather than in the abstract. In a community where the median seller captured 95.42% of asking price over 71 days, the question worth asking is what a given approach does to your reach into the buyer pool, and we will model that with you.

Will I owe capital gains tax on a Spanish Wells second home?

Very possibly, because the federal principal-residence exclusion is generally unavailable on a property that has not been your main home, and Spanish Wells carries a large seasonal ownership base. This is a question for your certified public accountant or tax attorney rather than for a real estate agent, and the right time to ask is before you sign a listing agreement, not at closing.

Does the homestead exemption or Save Our Homes affect my sale?

It affects your taxes and your buyer’s, rather than your sale price, and it can affect what a buyer expects their carrying cost to be. A buyer’s first-year tax bill is assessed on their own basis rather than yours, which is a routine source of surprise in Florida. Your specific homestead and portability position is a question for the Lee County Property Appraiser and your tax adviser.

What is FIRPTA withholding if I am a foreign seller in Spanish Wells?

The Foreign Investment in Real Property Tax Act requires withholding from the proceeds when the seller is a foreign person, handled through the closing agent, with the applicable rate and any reduction or exemption depending on the buyer’s use and the price. Raise it with your closing agent and your tax adviser at listing rather than at closing, because the paperwork has lead time.

Can I sell my Spanish Wells home off-market?

Yes, and we can run it that way. We can approach our own qualified-buyer database and our network first, control who sees the property, and keep the listing off the public internet unless and until you decide otherwise. That is a genuine trade: a quieter process reaches fewer buyers, and in a market holding 95.42% of list we will tell you honestly what it may cost.

What is a coming-soon listing and should I use one in Spanish Wells?

It is a period of pre-market exposure before a listing goes fully active, used to build showing demand for the first weekend. In a community where the median sale took 71 days and the standing inventory has been sitting 107, a strong opening two weeks matters. Whether it suits your home depends on condition readiness and your neighborhood’s sign rules, and it is a conversation rather than a default.

Can I keep interior photos off the public internet?

Yes, and some Spanish Wells owners prefer exactly that, particularly seasonal owners whose home sits empty for months. We can market with exterior and amenity imagery publicly while showing full interior material only to qualified, identified buyers. It narrows reach, so it is a decision to make deliberately with the trade-off stated rather than as a matter of taste.

Can I sell without the MLS?

You can, and you should understand what you give up before you do. The Southwest Florida MLS is how the broadest set of buyer agents finds your home, and in a community whose buyers are frequently out of state that reach is most of the marketing. If privacy is the goal there are ways to control exposure without giving up reach entirely, and we will lay them out.

Can I sell for cash to an investor and what do I give up?

You can, and what you generally give up is price in exchange for speed and certainty. That is a fair trade in some situations and a poor one in a market where the median seller captured 95.42% of asking price. Before accepting any cash offer, get a neighborhood-matched valuation so you know exactly what the discount is. Call Jesse McGreevy at (239) 898-6072.

How do I keep unqualified people from getting through the gate?

Use the gate the community already runs. Showings are by appointment, an agent must present a licence and a business card, and a visitor must present a licence. Open houses are limited to Sunday afternoons with the hosting agent physically present, so there is no scenario in which strangers wander the property unaccompanied. For maximum control, skip open houses entirely and show by appointment only.

How do I sell my Spanish Wells home discreetly?

Off-market first, appointment-only showings, no yard sign where your neighborhood permits going without one, no open house, and interior imagery released only to identified and qualified buyers. We have run that process many times and we will tell you honestly what it costs in reach. Call Jesse McGreevy at (239) 898-6072, text or call. Confidential conversations welcome.

Selling a Spanish Wells home? Call Jesse McGreevy at (239) 898-6072 or request your free Spanish Wells home valuation, and we will show you the comparable set we used and the ones we excluded, and why. Buying in Spanish Wells? Call Marc Comisar at (239) 287-5873 or read our guide to buying a home in Southwest Florida. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.

Sources and Authoritative References for Spanish Wells

Every factual claim on this page traces to one of the sources below. They are grouped by class so a reader can see what kind of authority sits behind each part of the page. Recorded instruments are cited by recording reference rather than by link, which is the correct citation form for a recorded document and does not depend on a records portal being reachable. Where a source publishes no price, no date or no figure, we say so on the page rather than filling the gap from a secondary source.

Association and club documents

• Spanish Wells Community Association resident portal and community history: Spanish Wells Community Association portal home
• Spanish Wells Community Association frequently asked questions: Spanish Wells Community Association FAQ page
• Spanish Wells Community Association sub-association management directory: Spanish Wells sub-association management directory
• Third Amended and Restated Declaration and Bylaws, 2026 Approved Budget, and Rules and Regulations approved 16 June 2025, as published by the association: Spanish Wells Community Association document library
• Tenant Guidelines, Estoppel and Capital Contribution Fees schedule, Real Estate Sign Guidelines, Real Estate Open House Guidelines and Open House Reservation Form: Spanish Wells Community Association sales and leasing documents
• Spanish Wells Unit One Homeowners Association: Spanish Wells Unit One HOA site
• Spanish Wells Unit One HOA frequently asked questions, covering architectural review triggers, sign rules, the minimum-rental fine and culvert sizing: Spanish Wells Unit One HOA FAQ
• Spanish Wells Unit Two Homeowner’s Association: Spanish Wells Unit Two HOA site
• Spanish Wells Unit Two estoppel charges, including the $199 rush surcharge: Spanish Wells Unit Two estoppel page
• Spanish Wells Unit Two instructions to listing agents: Spanish Wells Unit Two real estate notes
• Spanish Wells Unit Two new resident information, including waste collection practice: Spanish Wells Unit Two new resident information
• Spanish Wells Unit Two guest and gate registration procedure: Spanish Wells Unit Two DwellingLive information
• Spanish Wells Unit Two amended declarations, recorded March 2026: Spanish Wells Unit Two amended declarations PDF
• Spanish Wells Unit Two revised and recorded rules: Spanish Wells Unit Two recorded rules PDF
• Spanish Wells Unit Three Homeowners Association: Spanish Wells Unit Three HOA site
• Spanish Wells Unit Three pet information and the Lee County leash-law escalation procedure: Spanish Wells Unit Three pet information
• The Lake Club at Spanish Wells member portal, carrying the purchase application, rental application and architectural review board form: The Lake Club at Spanish Wells member portal
• Spanish Wells Golf and Country Club account of the January 2018 purchase by the homeowners association and the post-2018 renovation program: Spanish Wells Golf and Country Club, Our Club
• Spanish Wells Golf and Country Club architect attribution and course description: Spanish Wells Golf and Country Club, The Course
• Spanish Wells Golf and Country Club answers on bundled membership, subdivisions and access: Spanish Wells Golf and Country Club FAQ
• Spanish Wells Golf and Country Club membership categories, with no price published for any category: Spanish Wells Golf and Country Club memberships
• Spanish Wells Golf and Country Club tennis, pickleball, bocce, fitness and pool amenities: Spanish Wells Golf and Country Club sports and wellness
• Spanish Wells Golf and Country Club dining operation and member discount: Crow’s Nest Bar and Grille at Spanish Wells
• Spanish Wells Golf and Country Club event and banquet spaces with dimensions and capacities: Spanish Wells Golf and Country Club banquets
• Spanish Wells Golf and Country Club wedding policy, including one wedding per day and non-member hosting: Spanish Wells Golf and Country Club weddings
• Public tee-time booking, dynamic pricing and cancellation policy: Spanish Wells Golf and Country Club tee-time booking
• Club event calendar and event policy: Spanish Wells Golf and Country Club events calendar
• Published golf instruction programs and rates: Spanish Wells Golf and Country Club golf lessons
• Aqua driving range, chipping area and putting greens: Spanish Wells Golf and Country Club practice facility
• Current published scorecard, May 2026: Spanish Wells Golf and Country Club scorecard PDF
• Bulk voice, internet and streaming contract announcement, archived copy: Spanish Wells bulk communications launch announcement, archived

Recorded county instruments

Lee County Official Records, cited by recording reference. The Lee County Clerk’s public records portal is at Lee County Clerk of the Circuit Court official records, which refuses automated access; each instrument below is identified by the reference a title company or a clerk would use.

• Third Amended and Restated Declaration of Protective Covenants for Spanish Wells, the operative governing covenant, Instrument 2020000173663, 41 pages, recorded 29 July 2020
• Third Amended and Restated Bylaws, Exhibit C within Instrument 2020000173663
• Certificate of Recordation of Amendment to the Declaration and Bylaws, adopting the spending-authority ladder, Instrument 2024000113977, recorded 23 April 2024
• Deed of the country club to Spanish Wells Community Association, Instrument 2018000006316, January 2018, recorded price $3,200,000
• Prior conveyance of the country club, Instrument 2011000067158, 16 March 2011, recorded price $4,548,100
• Original Declaration of Protective Covenants for Spanish Wells, Official Records Book 2582, Page 189
• Second Amended and Restated Declaration of Protective Covenants, Instrument 2006000138085, recorded 4 April 2006
• Spanish Wells Unit One plat, Plat Book 32
• Spanish Wells Unit Two plat, Plat Book 33, Pages 52 and 53
• Spanish Wells Unit Three plat, Plat Book 50, Pages 85 to 88
• Cordova at Spanish Wells Phase 1, Instrument 2014000067721
• Cordova at Spanish Wells Phase 2, Instrument 2015000047271
• Marbella at Spanish Wells base plat, Plat Book 75, Pages 19 to 29
• The Lake Club at Spanish Wells plat, Plat Book 34, Page 47
• Las Brisas Coach Homes Condominium declaration, Official Records Book 2603, Page 1313
• Las Brisas Condominium Homes declaration, Official Records Book 2627, Page 885
• Las Brisas Twin Villas Condominium declaration, Official Records Book 2582, Pages 1259 and 1297
• Puesta Del Sol at Las Brisas Condominium declaration, Official Records Book 2951, Page 3259
• Puesta Del Lago at Las Brisas Condominium declaration, Official Records Book 2924, Page 50, amended through Phase 15
• Spanish Wells Golf Condominium One declaration, Official Records Book 1715, Page 3711
• Spanish Wells Golf Condominium Two declaration, Official Records Book 1715, Page 2973
• Marbella at Spanish Wells III condominium declaration and amendments, Lee County instruments recorded 2006 and 2007

County and city government

• Lee County Property Appraiser parcel records, the source of the 1,361 residential parcel count, the build-year fields and the tallest-building-on-parcel field: Lee County Property Appraiser
• Lee County Property Appraiser neighborhood code register: Lee County Property Appraiser neighborhood code list PDF
• Lee County Property Appraiser subdivision report tool: Lee County Property Appraiser subdivision report
• Lee County parcels open data, the published parcel dataset: Lee County parcels open data
• Lee County geographic information system parcel feature service: Lee County parcels feature service
• Lee County planned development applications under review, printed 30 August 2026, listing 47 active cases countywide and no Spanish Wells entry: Lee County planned development applications under review PDF
• Lee County special districts registry, a county-level roster that omits districts inside municipal boundaries and is therefore not the authority for the no-district finding here: Lee County special districts
• Lee County Flood Insurance Rate Map information: Lee County flood insurance rate map page
• Lee County Flood Insurance Study volume 12071CV001D: Lee County Flood Insurance Study PDF
• Lee County FEMA map changes for 2026, listing the six panels proposed for change: Lee County FEMA map changes 2026
• Lee County mandatory flood insurance information sheet: Lee County mandatory flood insurance information PDF
• Lee County evacuation zones, coastal building zone and damage assessment layers: Lee County geographic information services
• Lee County beach parking rates and coverage: Lee County parking information
• Lee County beaches and park parking resources: Lee County beaches
• Lee County Department of Transportation Bonita Beach Road widening workshop document: Lee County Bonita Beach Road widening PDF
• Lee County Metropolitan Planning Organization Transportation Improvement Program, the adopted five-year funded project list: Lee County MPO Transportation Improvement Program
• City of Bonita Springs permit self-service portal, the record behind the roof, shutter and window permit counts: City of Bonita Springs permit portal
• City of Bonita Springs Code of Ordinances, including Part II Chapter 24 flood hazard reduction and Chapter 4 zoning: City of Bonita Springs Code of Ordinances
• City of Bonita Springs Ordinance 21-03, the Bonita Beach Road Corridor Overlay District: Bonita Springs Ordinance 21-03 PDF
• City of Bonita Springs Community Development FEMA flood zone lookup: City of Bonita Springs flood zone information
• City of Bonita Springs elevation certificate database and the 1 June 2008 collection start date: City of Bonita Springs elevation certificate search
• City of Bonita Springs Community Development Hurricane Ian recovery record: City of Bonita Springs Hurricane Ian page
• City of Bonita Springs Community Development planning and zoning resources: City of Bonita Springs planning and zoning
• City of Bonita Springs parcel-level flood and hazard web map: City of Bonita Springs flood hazard web map
• City of Bonita Springs 2026 bond referendum and municipal election record, covering the rail trail bond: City of Bonita Springs 2026 bond referendum
• City of Bonita Springs Council agendas and packets: City of Bonita Springs agendas and packets
• City of Bonita Springs Council minutes: City of Bonita Springs council minutes
• City of Bonita Springs Local Planning Agency, where rezonings and comprehensive plan amendments are heard: City of Bonita Springs Local Planning Agency
• City of Bonita Springs Zoning Board: City of Bonita Springs Zoning Board
• City of Bonita Springs public notices: City of Bonita Springs public notices
• City of Bonita Springs zoning ordinance index: City of Bonita Springs zoning ordinances
• City of Bonita Springs building permit application route: City of Bonita Springs building permit application
• School District of Lee County Student Enrollment Plan for 2026 and 2027, approved by the School Board on 1 December 2025: Lee County Student Enrollment Plan PDF
• School District of Lee County Student Enrollment Plan for 2025 and 2026, confirming the zone structure is stable year over year: Lee County Student Enrollment Plan, prior year PDF
• School District of Lee County student enrollment information: School District of Lee County student enrollment
• School District of Lee County school-zone address lookup: Lee County schools zone lookup
• School District of Lee County charter school register: School District of Lee County charter schools
• Lee County school proximity zone polygons for 2026 and 2027: Lee County school proximity zones feature service
• Collier County Parks and Recreation, Barefoot Beach Preserve: Collier County Barefoot Beach Preserve
• Collier County beach parking permit eligibility and the non-resident daily rate: Collier County beach parking information
• Collier County 311 knowledge base, beach permit eligibility detail: Collier County beach permit knowledge base article

State of Florida

• Florida Division of Corporations, the corporate register behind the developer chain, the association filings and the club operating entity: Florida Division of Corporations
• Florida Special District Accountability Program, which maintains the state’s Official List of Special Districts: Florida Special District Accountability Program
• Florida Auditor General special district electronic files, an independent route on the district question: Florida Auditor General special district files
• Florida Statute 553.899, milestone structural inspections: Florida Statute 553.899
• Florida Statute 718.112, including the Structural Integrity Reserve Study requirement at subsection (2)(g): Florida Statute 718.112
• Florida Statute 718.111, condominium insurance and official records: Florida Statute 718.111
• Florida Statute 627.714, condominium unit owner loss assessment coverage: Florida Statute 627.714
• Florida Statute 627.351, including the Citizens Property Insurance flood condition at subsection (6)(aa): Florida Statute 627.351
• Florida Statute 627.0629, windstorm mitigation discounts: Florida Statute 627.0629
• Florida Statute 189.016, special district budgets and reporting: Florida Statute 189.016
• Florida Statute 720.303, homeowners association official records and member access: Florida Statutes index
• Florida Department of Health verified trauma centre list, updated 23 July 2026: Florida verified trauma centers PDF
• Florida Department of Education 2026 School Grades release file: Florida 2026 school grades file
• Florida Department of Education 2026 District Grades release file: Florida 2026 district grades file
• Florida Department of Education school grades methodology and release context: Florida Department of Education school grades
• Florida Department of Education private school directory, Office of Independent Education and Parental Choice: Florida private school directory
• Florida Department of Transportation project 435347-1, Old 41 in Lee County, including the Cordova gate signalization: FDOT Old 41 project 435347-1
• Florida Department of Transportation project 435110-1, the companion Old 41 segment in Collier County: FDOT Old 41 project 435110-1
• Florida Department of Transportation project 444321-1, US 41 at Bonita Beach Road: FDOT US 41 at Bonita Beach Road project
• Florida Department of Transportation project 452544-1, I-75 south corridor widening: FDOT I-75 south corridor project
• FDOT US 41 at Bonita Beach Road public hearing slide deck, which records the project limits running to Spanish Wells Boulevard: FDOT US 41 public hearing slide deck PDF
• FDOT preliminary engineering report for US 41 at Bonita Beach Road, February 2024: FDOT US 41 preliminary engineering report PDF
• FDOT Old 41 study hearing handout, carrying the right of way, relocation and impact figures: FDOT Old 41 hearing handout PDF
• FDOT Old 41 schedule and funding, showing design funded and right of way and construction unfunded: FDOT Old 41 schedule and funding PDF
• FDOT Old 41 U-turn options presented to the community, 5 April 2023: FDOT Old 41 Cordova options PDF
• FDOT Old 41 study presentation to Cordova at Spanish Wells, 22 June 2022: FDOT Old 41 presentation to Cordova at Spanish Wells PDF
• FDOT Old 41 noise study report, October 2025: FDOT Old 41 noise study report PDF
• FDOT District One five-year work program public hearings, the trigger event for any construction-year fact: FDOT District One work program hearings
• FDOT Roadway Characteristics Inventory, the interstate centreline geometry behind the west-of-I-75 measurement: FDOT Roadway Characteristics Inventory
• Citizens Property Insurance Corporation policies in force, Lee County monthly county detail: Citizens Property Insurance policies in force
• South Florida Water Management District Lower West Coast Water Supply Plan: South Florida Water Management District Lower West Coast plan PDF

Federal agencies

• FEMA National Flood Hazard Layer, the per-parcel flood zone determinations and the panel effective date: FEMA National Flood Hazard Layer service
• FEMA Community Information System for Florida, carrying the City of Bonita Springs Community Rating System class and current effective map date: FEMA Community Information System, Florida
• FEMA Community Rating System program page: FEMA Community Rating System
• FEMA National Flood Insurance Program Community Rating System guide, July 2023, the basis for the 25 percent non-high-risk discount: FEMA Community Rating System guide PDF
• United States Geological Survey 3D Elevation Program elevation point query service, the ground elevation sampling: USGS elevation point query service
• National Center for Education Statistics public school locations, 2024 and 2025 geocode file: NCES public school locations service
• United States Census Bureau geocoding service, used to independently resolve addresses: US Census Bureau geocoder

MLS and market data

• Southwest Florida MLS, all property types, scoped to the Spanish Wells development and its golf condominium companion listing, trailing twelve months as of early September 2026, hand-computed from the returned transactions. Cited as plain text because the system sits behind a member login wall.
• SunStats, Florida Realtors, for ZIP 34135 monthly and trailing-twelve-month market context.

News and institutional

• Lee County Port Authority monthly passenger reports for Southwest Florida International Airport, the measured peak-to-trough seasonality series: Lee County Port Authority passenger report PDF
• Lee Health system scale and facility inventory: Lee Health fast facts
• Lee Health Coconut Point campus and its services: Lee Health Coconut Point
• Lee Health Coconut Point Emergency Department: Lee Health Coconut Point Emergency Department
• Lee Health Bonita Health Center: Lee Health Bonita Health Center
• NCH Healthcare System emergency services, including the freestanding Bonita Springs emergency department: NCH emergency services
• NCH Healthcare System Bonita Springs locations: NCH Bonita Springs locations
• NCH Healthcare System Naples locations: NCH Naples locations
• NCH Healthcare System concierge medicine practice locations: NCH concierge medicine
• Bonita Springs Charter School accreditation, enrolment and attendance zone: Bonita Springs Charter School
• Troon acquisition of Indigo Golf Partners, January 2021: Troon acquires Indigo Golf Partners press release
• Bonita Springs rail trail bond referendum coverage: Gulfshore Business on the Bonita Springs rail trail bond
• Bonita Springs rail trail bond result and next steps: WINK News on the approved rail trail bond
• Bonita Estero Rail Trail corridor added to the Florida Forever program, June 2025: WGCU on the rail trail and Florida Forever
• I-75 widening in Lee and Collier counties: WGCU on the I-75 widening project
• I-75 widening schedule and noise plan reporting: The News-Press on the I-75 widening project
• Bonita Springs rail-to-trail referendum reporting: The News-Press on the rail trail referendum
• I-75 widening timing reporting: Naples Daily News on the I-75 widening timeline
• Lee County road project planning coverage: Gulfshore Business on Lee County road projects

Downloadable Spanish Wells Documents

Every document below is linked to its own official primary source: the association’s own portal, the club’s own site, the municipality, the state or a federal agency. Nothing here is a copy hosted by us, so what you open is the current published version rather than a snapshot of it.

Need a document this table does not carry? Sub-association dues, the 2025 reserve study, reserve balances, the association’s loan terms, special assessment history and Marbella III’s structural reserve status are all unpublished, and each has a named route. Sellers, call Jesse McGreevy at (239) 898-6072 or start with a free Spanish Wells home valuation. Buyers, call Marc Comisar at (239) 287-5873 or read our guide to buying a home in Southwest Florida. As Top 1% Real Estate Agents Nationally Since 2008, we will make the request on your behalf and read what comes back.