Spring Run at The Brooks is a gated bundled-golf community in the Village of Estero: 847 homes built by Pulte across ten neighborhoods, an 18-hole Gordon Lewis course, and non-equity golf membership included with every home. In the past year it ran 34 sales at a $386,500 median. McGreevy and Comisar are the team to call.
By Jesse McGreevy and Marc Comisar · Updated July 2026
McGreevy and Comisar are the #1 real estate team for selling and buying in Spring Run at The Brooks, the 847-residence bundled-golf community in the Village of Estero, Florida, built inside the master-planned community of The Brooks off Three Oaks Parkway and Coconut Road. If you are thinking about selling your Spring Run home, we are the listing team owners here call first: Top 1% Real Estate Agents Nationally Since 2008 and the #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, and McGreevy and Comisar alone have over $900 million in Sales. And if you are buying in Spring Run, the one thing that decides value here is the thing we know cold: Spring Run Golf Club is a non-equity club, so all 847 owners are automatically members by deed, there is nothing to buy into and nothing to redeem, and the membership travels with the home instead of with the person. In the trailing 12 months, 34 homes sold in Spring Run for roughly $13.8 million at a median of $386,500 (Stellar MLS, pulled July 2026), and the deep dive below proves we know every dollar of it. If you already know the other Brooks villages, Spring Run is the value entry to bundled golf here: the member-owned equity model is four minutes away at Copperleaf at The Brooks, the optional pay-to-join country club is Shadow Wood at The Brooks, and the no-golf waterfront option is Lighthouse Bay at The Brooks.
This is the most thorough resource on Spring Run at The Brooks anywhere online. It covers the non-equity club structure in the association's own words, the entire fee stack down to the cart fee and the estoppel, the 847 homes counted one by one out of the Lee County certified parcel roll, the ten neighborhoods, the flood picture that is genuinely mixed rather than the easy Zone X answer, the evacuation zone that most pages get wrong, the insurance split that makes two homes a block apart cost different amounts to cover, the condo-safety exemption that applies to every building here, the Lee County school choice model, and the selling rules that no other page on the internet has assembled. It is long on purpose. Use the Table of Contents to jump.
McGreevy and Comisar are the best realtor for Spring Run at The Brooks because we pair the number-one team track record in Southwest Florida with command of the one structure that sets value here: bundled, non-equity golf that attaches to the deed of all 847 residences. Whether you are ready to sell or ready to buy, this is the team that delivers on that knowledge.
Recent Spring Run at The Brooks track record (trailing 12 months, Stellar MLS, pulled July 2026): 34 homes sold, roughly $13.8 million in volume, median sold price $386,500, average sold price $406,103, sold price range $205,000 to $700,000, median $275.85 per square foot, median 63 days on market, and a 94.9% median sale-to-list ratio. Those are the market-wide numbers for the community. A 1,138 square foot garden condominium in Streamside, a 1,685 square foot coach home in Hidden Lakes, and a 2,452 square foot detached villa in Whisper Creek are three separate markets inside one gate, and we price each against its own closed-sales set rather than a community-wide average. In the last 12 months we tracked every Spring Run closing, and our team has closed sales across Spring Run and its sister Brooks communities. We have represented both buyers and sellers inside these gates.
For Spring Run sellers, the buyer pool skews to golfers, active retirees, snowbirds and second-home owners who want real private golf without a six-figure initiation check, and reaching that buyer takes real marketing: cinematic video, drone, professional photography, and a qualified-buyer database built over two decades. Just as important is knowing the resale mechanics cold, because this community has rules that surprise out-of-area agents: no for-sale signs anywhere, open houses only on Saturdays and Sundays from 1:00 to 5:00 pm, listing sheets distributed through the gatehouse, a $12,000 resale fee that lands on the buyer side of the table in most negotiations, and two estoppels rather than one. Our credentials, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, are the same credentials that get your listing in front of the right buyer.
Honors and recognition:
Across more than 3,000+ team transactions, the pattern is the same: the agent who knows the governing documents wins the negotiation.
Selling your Spring Run home? Get a free home valuation in 60 seconds at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072 · [email protected] (confidential conversations welcome).
Buying a home in Spring Run? Call Marc at (239) 287-5873 for a personalized buyer consultation, including the complete all-in fee stack and the non-equity math before you fall in love with the wrong listing.
Spring Run at The Brooks is a bundled, non-equity golf community in Estero where buying any of the 847 residences makes you an automatic member of Spring Run Golf Club with nothing to buy into and nothing to redeem. These eight facts are the spine of everything below, and each one is expanded, sourced and cited in its own section.
The Big Question: Is Spring Run in Estero or Bonita Springs?
Living and Market: Living in Spring Run at The Brooks as a Homebuyer · Market Snapshot
History and Homes: How Spring Run Came to Be · The Homes: 847 Residences, Four Product Types, Ten Neighborhoods
The Bundled-Golf Core: Bundled Non-Equity Golf: What It Actually Means at Spring Run · The Fee Stack: What You Pay Every Year and at Closing · Spring Run vs Copperleaf: Non-Equity vs Member-Owned Equity Golf · Spring Run Golf Club: The Course, the Clubhouse, and the Campus · Spring Run's Club vs The Commons Club at The Brooks
Governance: How Spring Run Is Governed
The Rules: Rental and Leasing Rules · Pet Rules · Vehicles, Gates, and Daily Logistics
Practical Realities: The Storm Posture: Flood Zones, Hurricane Ian, and Evacuation · Insurance in Spring Run: Why Two Homes a Block Apart Cost Different Amounts to Insure · Condo Safety Law: Why Every Spring Run Building Is Exempt from SIRS and Milestone Inspection · Schools for Spring Run and How Lee County's Choice Model Actually Works · Getting Around: Drive Times, Coconut Point, and the I-75 Widening
Decision Support: Comparable Communities to Consider · Why Buy in Spring Run: Honest Pros and Cons
Sell, Buy, Ask: Thinking of Selling Your Spring Run Home? · Your Local Real Estate Experts · Frequently Asked Questions: Buyer Edition · Frequently Asked Questions: Seller Edition · Sources and Authoritative References · Downloadable Documents
Living in Spring Run at The Brooks means owning one of 847 residences inside a gated, self-contained private golf community in Estero where the club membership arrives with the deed and costs nothing to join. A buyer who wants a two-bedroom garden condominium, a buyer who wants a coach home with a garage, and a buyer who wants a detached villa with a pool on the golf course can all live inside the same gate, play the same 18-hole course, and eat in the same clubhouse. That is what makes Spring Run the value entry point to real private golf inside The Brooks.
Start with the geography, because it drives everything. Spring Run sits inside The Brooks master plan in the Village of Estero, east of US 41, with Coconut Road and Three Oaks Parkway framing it and I-75 a short run to the east. Coconut Point shopping and dining are essentially at the front door, Lee Health Coconut Point is minutes away, Southwest Florida International Airport is a straightforward drive north, and the Gulf beaches are west across US 41. Unlike the coastal communities west of the highway, Spring Run sits roughly four miles inland on ground that runs 14 to 15.5 feet above sea level, which is why September 2022 played out here as a wind and tree event rather than a surge event. Source: USGS 3DEP elevation point query service.
Inside the gate, the annual club fee buys a genuinely full club life. The 18-hole Gordon Lewis course, redesigned by John Sanford in 2014 and re-grassed to Bimini turf in 2022, threads the community. The clubhouse, roughly 26,000 square feet after the 2022-2023 rebuild, holds a Formal Dining Room plus the Lakeview, Mangroves and Springs rooms indoors and the Verandah and the Oasis outdoors with the Oasis Bar. There is a heated resort pool and spa, four lighted Har-Tru tennis courts with an active tennis association, three lighted Har-Tru bocce courts, a fitness room with TriCore Wellness programming, and the member-run iLife enrichment program that puts on roughly 100 unique activities and presentations a season. Sources: Spring Run Golf Club; Spring Run iLife program.
It is just as important to say plainly what Spring Run is not, because honest limits are how you avoid a bad purchase. Spring Run has no pickleball courts. It appears on no amenity list, in no rule and in no committee report. Spring Run has no dog park. Spring Run has no dedicated walking or nature trail, and the club affirmatively prohibits walking, jogging and biking on the golf cart paths, so residents walk the internal streets instead. Private golf carts are prohibited, so you cannot drive one from your home to the first tee. And Spring Run is not 55+: it is an all-ages community, retiree-heavy in season but with no HOPA age restriction anywhere in nine governing documents we reviewed. Source: Spring Run Golf Club Rules and Regulations 2020-2021.
The community is also fully built out and self-contained. There is no new construction left, no builder inventory, and no phase still selling. Every purchase is a resale, every home is 24 to 28 years old as of 2026, and condition is therefore one of the two biggest value axes here alongside product type. That is a very different buying exercise from a new-build community, and it is exactly the kind of nuance we walk a buyer through before they write an offer. Call Marc at (239) 287-5873 to talk through which product type fits how you actually plan to live.
The Spring Run at The Brooks market closed 34 sales in the trailing 12 months at a median sold price of $386,500, an average of $406,103, and a median 94.9% of list price in a median 63 days on market (Stellar MLS, scope ES04 The Brooks, Development equals Spring Run at The Brooks, pulled July 2026). That is a four-tier market inside one gate, because garden condominiums, coach homes, attached villas and detached villas trade at genuinely different price points.
Spring Run at The Brooks, trailing 12 months (Stellar MLS, pulled July 2026):
Metric | Value |
|---|---|
Closed sales (trailing 12 months) | 34 |
Median sold price | $386,500 |
Average sold price | $406,103 |
Sold price range | $205,000 to $700,000 |
Median price per square foot | $275.85 |
Median sale-to-list ratio | 94.9% |
Median days on market | 63 |
Estimated 12-month sold volume | about $13.8 million |
Three things stand out. First, the median sale-to-list ratio of 94.9% tells you how disciplined this market is, so a correctly priced Spring Run home transacts close to ask and an overpriced one sits. Second, the median 63 days on market is the real pace of demand for bundled golf at this price band, and it is a number every seller should know before choosing a list price. Third, the spread from $205,000 to $700,000 is not noise, it is product mix: a 1,111 square foot Winding Stream condominium and a 2,452 square foot Whisper Creek villa with a pool are different markets that happen to share a gate and a golf membership. A community-wide average misleads. A product-level comparable set does not.
As of July 2026 there are 8 homes actively listed for sale in Spring Run at The Brooks, priced from $275,000 to $895,000, with a median list price of $331,950 (Stellar MLS). Against the trailing pace of sales, that works out to roughly 2.8 months of supply. For a current, address-specific read, including how your home or a home you are considering compares against its own product tier's closed sales, call Jesse direct at (239) 898-6072 or get a free valuation at mcgreevyandcomisar.com/home-valuation.
One more piece of market context that no automated valuation model handles well: the annual club fee. A buyer shopping Spring Run against a non-golf community is comparing a home price plus roughly $9,159 a year in club fees against a home price plus a much smaller association fee. A buyer shopping Spring Run against an equity club is comparing no initiation against a large refundable or non-refundable deposit. Automated estimates do not model either. We do, and that is why the valuation we hand a Spring Run seller looks nothing like a portal estimate.
Spring Run at The Brooks is in the Village of Estero, Lee County, Florida. The Bonita Springs connection is a mailing-address artifact: ZIP code 34135 is a Bonita Springs ZIP, so the default city line on a Spring Run address often reads Bonita Springs even though the property, its municipal government, its fire district and its land-use authority are all Estero's. The county tax roll settles it, and here is exactly how.
The tax bill is the proof. Lee County assigns the reference Spring Run parcel at 9164 Spring Run Boulevard, folio 10452480, to taxing district 316, Village of Estero and Estero Fire, and levies the Village of Estero municipal millage against it. A property in the City of Bonita Springs would be in a different district paying a different municipal rate and a different fire rate. Source: Lee County Property Appraiser Tax Estimator, folio 10452480.
The fire district matters more than the city name. Spring Run is served by Estero Fire Rescue at 2.2880 mills, which is 17.6 percent of the total 13.0214-mill 2025 adopted stack and more than three times the Village of Estero's own 0.7300 municipal rate. The same house across the Bonita Springs line would pay Bonita Springs Fire at 1.9466 mills instead. When a buyer asks which city they are in, the answer that actually moves their tax bill is which fire district. Source: Lee County Property Appraiser 2025 Taxing District Millage Book.
The district names froze before incorporation. Spring Run sits inside the Brooks of Bonita Springs Community Development District, whose legal name predates the Village of Estero's 2015 incorporation. The district's own site places the Brooks CDDs within the boundaries of the Village of Estero. Note also that the correct legal name is Brooks of Bonita Springs Community Development District, not "Brooks I CDD," which is only the shorthand the district uses in its own budget tables. Source: Brooks of Bonita Springs Community Development Districts.
Floodplain and permitting run through Estero. Because Spring Run is inside the incorporated Village of Estero, building permits, floodplain management and the community's National Flood Insurance Program Community Rating System class are administered by the Village, which is its own NFIP community with CID 120260 at CRS Class 6. Unincorporated Lee County is a Class 5 community and its 25 percent discount does not apply here. Pulling the wrong jurisdiction gets you the wrong flood discount. Source: Village of Estero, Flood Maps and Zones.
What this means when you buy or sell: insurance carriers, lenders and appraisers regularly mis-locate Brooks properties, and out-of-area agents list them under the wrong city, which quietly costs a seller search visibility and a buyer an accurate quote. We catch that every time. Questions about a specific address? Call Jesse direct at (239) 898-6072.
Spring Run at The Brooks was built by Pulte Homes for master developer Bonita Bay Group as one of the golf villages inside The Brooks, and the entire community was constructed between 1998 and 2002 with zero residences added in 2003 or later. Both the builder and the developer are stated verbatim by the association itself, and the build chronology comes straight out of the Lee County certified parcel roll. Understanding that timeline explains the housing stock, the code era, and why every purchase here is a resale.
The corporate starting gun was January 1998. Spring Run Golf Club Community Association, Inc. was filed with the Florida Division of Corporations on January 23, 1998, document number N98000000456, as a Florida not-for-profit corporation. It remains active, it shows "No Name History," and its principal address is the clubhouse at 9501 Spring Run Boulevard. That single filing is why claims about a separate "Spring Run Community Association" being a different entity from the golf club association are wrong: there is one master entity, and it is both the club and the association. Source: Florida Division of Corporations entity search.
The build ran five years and stopped. County parcel data gives the year-built distribution precisely: 55 residences in 1998, 218 in 1999, 252 in 2000, 220 in 2001, and 102 in 2002. That is 847 homes in five years and then nothing. The newest stock sits in Winding Stream and Hidden Lakes; the oldest sits in Streamside, Autumn Lake, Sabal Cove and Silver Creek. As of 2026 the housing stock is 24 to 28 years old, which is the single most important thing a buyer should internalize about condition, roofs, systems and renovation budgets here. Source: Lee County Property Appraiser tax roll data.
The land entitlement predates the Village. Spring Run was rezoned from Lee County AG-2 to a Mixed Use Planned Development by Lee County Resolution Z-97-037 in 1997, later amended by Z-99-076 and Z-02-006, and The Brooks as a whole was approved as a Development of Regional Impact. Florida largely wound down the DRI program with chapter 2018-158, so existing orders survive and still bind while every future change is now decided locally by the Village of Estero with no state or regional sign-off. Source: Florida Statutes 380.06, developments of regional impact.
The build phases are on the plat record. The community recorded in six phases: Phase 1 at Plat Book 61 pages 60 to 66, Phase IIA at PB 63 page 69, Phase IIB at PB 64 page 25, Phase 3 at PB 64 pages 78 to 82, Phase IV at PB 65 pages 66 to 72, and Phase V at PB 65 pages 58 to 63, all pulled verbatim from the county roll legal descriptions. Each condominium neighborhood then recorded its own Section I, II and III declarations (Hidden Lakes went to Section IV), which is the reason Spring Run has so many sub-associations rather than one flat HOA. Source: Lee County Property Appraiser subdivision plat index.
One correction worth making explicitly. No club or developer document names WCI as a builder or developer of Spring Run, and no primary source supports the "300 acres" figure that circulates online. The land area is 210.39 acres by county GIS once double-counted condominium unit shares are excluded, and the club itself publishes "200 lush acres." The golf course parcel alone is 56.33 acres, about 27 percent of the community. When a page tells you Spring Run is 300 acres built by WCI through 2004, you now know all three of those facts are wrong. Source: Lee County Property Appraiser property search.
Spring Run at The Brooks contains exactly 847 residences, and we know that because we machine-counted the Lee County Property Appraiser's June 2026 certified parcel roll one parcel at a time: 620 condominium parcels coded DOR 04 plus 227 fee-simple parcels coded DOR 01. The club states 847 in three of its own documents, so two independent authorities agree to the unit. That is proprietary work no competitor page has done, and it is the foundation for everything else on this page.
The four product types and the ten neighborhoods:
Product type | Units | Neighborhoods | Tenure |
|---|---|---|---|
Garden condominium | 318 | Streamside 80, Sunset Stream 118, Winding Stream 120 | Chapter 718 condominium |
Carriage or coach home | 302 | Autumn Lake 120, Hidden Lakes 182 | Chapter 718 condominium |
Attached villa | 84 | Sabal Cove 48, Coral Cove 36 | Fee simple, Chapter 720 |
Detached villa and single family | 143 | Whisper Creek 64, Silver Creek 52, Willow Creek 27 | Fee simple, Chapter 720 |
Source: Lee County Property Appraiser tax roll data; Brooks of Bonita Springs CDD proposed FY2027 budget.
Seventy-three percent of Spring Run is condominium. 620 of 847 units sit under Chapter 718 and 227 sit under Chapter 720 as fee simple. That single split drives the insurance answer, the governing-document package a buyer has to read, the lender's underwriting path, and the reserve conversation. A very common error on other pages is to treat Sabal Cove and Coral Cove as condominiums because the homes are attached. They are not. Lee County assesses both as DOR 01 on platted lots, so those 84 owners hold their land and sit outside Chapter 718 entirely.
Sizes, by product. All 620 condominium units are 2 bedroom and 2.0 bath, in four plan sizes per neighborhood: Streamside 1,138 to 1,455 square feet, Winding Stream 1,111 to 1,453, Sunset Stream 1,136 to 1,453, Autumn Lake 1,262 to 1,700, and Hidden Lakes 1,242 to 1,685. All 84 attached villas are single story with two full baths and an attached garage, running 1,478 to 1,733 square feet in Sabal Cove and 1,494 to 1,582 in Coral Cove. The detached villas and single-family homes cluster at 1,730 to 1,759 square feet for one-story plans and 2,057 to 2,118 for two-story plans, with a larger plan at 2,398 to 2,452. The largest home in Spring Run is 2,452 heated square feet, in Whisper Creek.
Garages, pools and views. All 227 of 227 fee-simple homes have a garage, and 187 of them, 82.4 percent, have a private pool. Zero of the 620 condominium units have a private pool, which is a straightforward and important fact for a buyer who wants to swim at home rather than at the club. On views, 205 of the 227 fee-simple parcels carry the county's golf-course location influence code and 21 carry lake, so golf frontage is the fee-simple baseline here. We word that as golf-course frontage per the county's land-use influence coding rather than as a guaranteed view, because the county does not record a land-use description for any of the 620 condominium parcels. In other words, for 73 percent of the community there is no county-sourced view data at all and the view has to be confirmed unit by unit.
Building heights, the fact that matters most in 2026. Every residential building in Spring Run is one or two stories. There is not a single three-story building. There are 67 condominium buildings in total, all two stories: Streamside 8, Sunset Stream 12, Winding Stream 12, Autumn Lake 12, and Hidden Lakes 23. Hidden Lakes is the only mixed-size neighborhood, with 10-unit, 8-unit and 6-unit buildings. We cover why that matters under condo safety law below, and it is the single strongest differentiator on this page.
What we deliberately do not publish. We do not publish floor-plan model names for Spring Run, because Pulte's late-1990s plan names for this community could not be located at any primary source and the square-footage tiers above are more useful anyway. We do not publish a wall material, roof material or impact-glass claim for any Spring Run home, because the county bulk file does not carry exterior wall or roof type. What we will say is that the statewide Florida Building Code took effect March 1, 2002, so 745 of 847 residences, about 88 percent, were completed under the prior code regime, and opening protection was almost certainly not a builder standard here. Verify glass, shutters and roof per unit, every time. Source: Florida Building Commission.
Selling or buying a specific product type? The comparable set for a Streamside garden condominium and the comparable set for a Whisper Creek pool villa share almost nothing but a gate code. Call Jesse direct at (239) 898-6072 for the closed-sales set that actually applies to your home.
Bundled non-equity golf at Spring Run means that all 847 owners are automatically members of Spring Run Golf Club by virtue of owning the home, and that the membership is a license to use the facilities rather than an ownership share. There is no initiation deposit, no equity to purchase, nothing to redeem at resale or at death, and no waitlist queue. The membership runs with the home, not with the person. This is the single most important thing to understand about value in Spring Run.
The association says it in its own words. The Rev September 2025 lease application and transfer membership package, citing the recorded Declaration, states: "Spring Run Golf Club is a non-equity club in which Resident members, any lessee and guests hold a license to use the club facilities in accordance with the terms of the Declaration of Covenants, Conditions, and Restrictions for Spring Run Golf Club." The same package has the tenant acknowledge that a lessee "acquires neither rights in or to the Club facilities nor any right to participate in the management or control of the Club facilities." Source: Spring Run lease application and transfer membership package, Rev September 2025.
Membership is automatic, not optional. The club's own current fee sheet puts it plainly: all Spring Run homeowners, by virtue of buying a home in Spring Run, automatically become members of the Golf Club. There is no version of Spring Run ownership without membership, and there is no lower social-only tier available to an owner. A buyer who does not golf still pays the full annual fee. That is the honest trade-off and we say it to every buyer before they write an offer. Source: Spring Run Membership at a Glance 2025-2026.
What non-equity actually changes, in four situations.
The membership cap is two persons per unit. Rules 2.1 and 5.1 cap membership at two persons per unit, with designations changeable twice per fiscal year at no charge. That is worth knowing before a multi-generational household buys here. Source: Spring Run Golf Club Rules and Regulations 2020-2021.
The economics of the resale fee, which almost nobody explains. The club budgets roughly $250,000 a year from resale fees, which implies about 21 outside resales a year out of 847 units, or roughly 2.5 percent annual turnover. The fee climbed from $4,000 to $5,000 in 2022 to a proposed $10,000 and then to the approved $12,000. Because the proceeds go into the replacement reserve rather than into operations, every outside sale is a capital contribution to the community's own reserve position rather than a subsidy of this year's dining room. That is a meaningfully healthier structure than a transfer fee that plugs an operating gap, and it is worth understanding on both sides of a transaction. Source: Spring Run Treasurer's 2025 Budget Report to Owners.
One thing we will not write. We will not tell you golf is free at Spring Run, and we will not tell you green fees and cart fees are included. A member pays no green fee and pays a $30 cart fee per 18 holes ($20 per 9), year round, and carts are mandatory. If you play 60 rounds a year that is $1,800 on top of the annual fee, and any honest cost model has to include it.
Buying into bundled golf? Call Marc at (239) 287-5873 and we will build you the real annual number for the specific home you are considering, cart fees included.
The Spring Run fee stack has five layers, and no public source assembles them correctly: the master club fee, the Brooks CDD assessment on the tax bill, ad valorem property taxes, your neighborhood or condominium association fee, and the optional Commons Club if you elect it. Four of those five are publishable with dated primary sources, and the fifth is not published by anyone for any of the ten neighborhoods. Here is the whole picture, honestly labeled.
Layer one: the master club fee, 2025-2026 season, effective November 1.
Line | 2025-2026 amount |
|---|---|
Annual club fees, all in | $9,159, stated to include capital, new project fund, reserve and the $725 prepaid food and beverage minimum |
Blue Stream Fiber | $215.55, subject to change |
Resale fee, outside buyer | $12,000 |
Resale fee, existing Spring Run member relocating within Spring Run | $3,500 |
Estoppel fee, master | $250 |
Delegation of Use, as billed with 6.5 percent tax | $585.75 (all privileges, golf only, or social only) |
Delegation of Use, no privileges transferred | $159.75 |
Late filing fee on a delegation inside 10 days | $106.50 |
Member cart fee | $30.00 per 18 holes, $20.00 per 9, year round |
Source: Spring Run Membership at a Glance 2025-2026; Spring Run lease application and transfer membership package, Rev September 2025.
The fee went down, and that is genuinely unusual in 2026. The annual club fee was $9,308 in 2024-2025 and is $9,159 in 2025-2026, a decrease of $149 or 1.6 percent, because a one-time $354 budget shortfall assessment rolled off. Prior years were $8,444 in 2023-2024 and $7,690 in 2022-2023. A community whose club fee declined year over year while Florida association budgets generally went the other way is telling you something real about how this club is run. Source: Spring Run Treasurer's 2025 Budget Report to Owners.
What is inside the number. The club has published a full line-item breakdown for the 2024-2025 fee, and it is the only public itemization that exists: operating fee $6,323, replacement reserve $775, new capital $352, renovation fund $754 (total capital $1,881), food and beverage minimum $725, and beautification $25, for a subtotal of $8,954, plus the one-time $354 shortfall, totaling $9,308. The club has not published the line-item composition of the 2025-2026 $9,159, so we are not going to guess at it. Inside that 2024-2025 operating fee of $6,323, the club's own report allocates $1,669 to subsidize food and beverage, $1,826 to subsidize golf, $172 to other activities and $2,656 to administrative, financial, common area, security, insurance and technology.
Layer two: the CDD assessment. Every Spring Run parcel carries a $1,017.25 per unit annual operations and maintenance assessment from the Brooks of Bonita Springs Community Development District, identical across every product type, for both FY2025-2026 and FY2026-2027, collected as a non-ad-valorem line on the Lee County tax bill with the standard 4 percent November discount. Debt service is $0.00 for every Spring Run neighborhood on the 2006 Series roll, which is marked paid in full, with exactly one exception: Winding Stream buildings 30, 31 and 32, which carry $556.84 in debt service under the 2021 Series Loan for a $1,574.09 total, with about 4 years remaining and $1,987.28 of principal outstanding after the 2026-2027 payment. If you are buying in one of those three buildings, that is a real and finite number you should see before you offer. For scale, the Brooks II estate neighborhoods pay $2,208.89 in debt service for a $3,226.14 total. Source: Brooks of Bonita Springs CDD proposed FY2027 budget.
Layer three: property taxes. The 2025 adopted millage for district 316 totals 13.0214 mills: Lee County General Revenue 3.7623, School by State Law 3.0710, School by Local Board 2.2480, Estero Fire Rescue 2.2880, Village of Estero 0.7300, Library 0.4218, Mosquito 0.2116, SFWMD Okeechobee 0.1026, SFWMD District-Wide 0.0948, WCIND 0.0394, SFWMD Everglades 0.0327, and Hyacinth 0.0192. School levies are 5.3190 of that and non-school levies are 7.7024. Note that the TRIM notice proposed 13.0449 and three lines came in lower at the September hearings, so the adopted total is 0.0235 mills below the TRIM proposal. Quote the millage book, not a TRIM notice. Source: Lee County Property Appraiser 2025 Taxing District Millage Book.
Three tax rules matter more here than the millage itself. The homestead additional exemption is now CPI-indexed under 2024 Amendment 5, at $25,722 for 2025 and $26,411 for 2026, so a 2026 homesteaded owner shields $25,000 from school taxable value and $51,411 from non-school taxable value. The 2026 Save Our Homes cap is 2.7 percent, not 3 percent, because CPI came in below 3 percent and the CPI leg binds. And nobody inherits anybody's cap in Florida: FS 193.155(3)(a) resets assessed value to just value as of January 1 following a change of ownership, so never budget from the seller's current tax bill. The Property Appraiser's own Estimator carries that warning on its face. Sources: Florida Department of Revenue CPI homestead exemption; Florida Department of Revenue Save Our Homes; Florida Statute 193.155.
A second-home buyer should also know that the 10 percent non-homestead cap applies only to non-school levies, and school levies are 40.8 percent of the Estero stack, so the cap protects a second-home owner on only about 59 percent of the bill. Source: Florida Statute 193.1554.
Layer four: the neighborhood or condominium association fee. This is the honest gap. Neighborhood and condominium association fees are not published for any of the ten Spring Run neighborhoods, and the club's own current sheet simply says "Contact Property Management Company." What we can tell you structurally is that the master club fee is identical for all 847 owners, so the entire spread between two Spring Run listings sits at the neighborhood layer, and it is driven mainly by whether the neighborhood carries a master property and wind policy. The managing agents for 2025-2026 are Gulf Breeze at (239) 498-3311 for Willow Creek and Sunset Stream, Advanced Property Management at (239) 513-9433 for Silver Creek, Whisper Creek, Streamside, Sabal Cove, Autumn Lake and Coral Cove, and Sandcastle Community Association at (239) 596-7200 for Winding Stream and Hidden Lakes. We obtain the actual per-unit number on every listing we work, through the estoppel or the current adopted budget. We never guess at it.
Layer five: the Commons Club, and it is optional. The Commons Club appears nowhere in the Spring Run fee stack, verified by its absence across both current club fee documents. A Spring Run owner owes it nothing unless they choose to join. Full detail is in the Commons Club section below.
How the all-in number compares. The club's own budget report cites the RSM Trends benchmark for the average full membership in Southwest Florida bundled-golf communities at $10,200 for calendar 2023, and the club's projection that the 2025 peer average would exceed $11,000 is explicitly an assumption in that document, so we label it as the club's own estimate rather than a fact. Against that benchmark, a $9,159 club fee that went down rather than up is the value argument for Spring Run stated in the club's own numbers.
One correction on estoppels. The $250 figure is the master estoppel fee. A buyer in Spring Run will typically pay two estoppel fees, master and neighborhood, and the neighborhood fee is unpublished. Budget for two. Source: Spring Run Membership at a Glance 2025-2026.
Want the real all-in number for a specific address? We build a complete cost-to-own model for every Spring Run buyer, including the actual neighborhood fee pulled from the association, the CDD line, the tax estimate at your purchase price, and realistic cart-fee usage. Call Jesse direct at (239) 898-6072.
Spring Run and Copperleaf are both bundled-golf communities inside The Brooks, four minutes apart, and they sit on opposite sides of the single most important structural line in Southwest Florida club real estate: Spring Run Golf Club is non-equity and Copperleaf's club is member-owned equity. Buyers ask which is better. The honest answer is that they are different instruments, and which one is better depends entirely on how long you plan to own and what you want your capital doing.
What non-equity means at Spring Run. You hold a license to use the facilities. Nothing is purchased, nothing is owned, nothing is redeemed. Your capital exposure to the club is the one-time $12,000 resale fee that goes into the replacement reserve, plus the annual fee. When you sell, the membership goes with the house and you collect nothing back from the club. Source: Spring Run lease application and transfer membership package.
What member-owned equity means at Copperleaf. Owners collectively own the club as members with voting rights. The structural difference is real and it is the whole comparison. We deliberately do not characterize Copperleaf's redemption terms, timeline or current capital contribution on this page, because doing that responsibly requires pulling Copperleaf's own current governing documents, and we would rather publish nothing than publish a number from the wrong season. For the full Copperleaf picture, see our Copperleaf at The Brooks spoke.
How to actually decide between them.
The other two Brooks options, for completeness. Shadow Wood at The Brooks is the optional pay-to-join country club model, where golf is not bundled into the home at all and you buy in separately if you want it. Lighthouse Bay at The Brooks is the non-golf, waterfront option, and it is also the one Brooks community where a Commons Club Bronze membership is baked into the recorded Declaration rather than being optional. Four communities, four completely different club instruments, one master plan.
We sell in all four. That is the point of asking us rather than an agent who works one gate. Call Marc at (239) 287-5873 and we will lay the fee math and the lifestyle math side by side before you tour anything.
Spring Run Golf Club is a private 18-hole club at 9501 Spring Run Boulevard designed by Gordon Lewis, redesigned by John Sanford in 2014, re-grassed to Bimini turf in 2022, and certified as an Audubon Cooperative Sanctuary since 2008. The campus around it includes a roughly 26,000 square foot clubhouse rebuilt in 2022-2023, a resort pool and spa, four lighted Har-Tru tennis courts, three lighted Har-Tru bocce courts, a fitness room, and the iLife enrichment program. All of it is included with the home.
The course. The original architect is Gordon Lewis and the 2014 redesign is John Sanford's, both confirmed on the club's own golf page. In 2022 the club re-grassed to Bimini turf at a cost of $700,000, drawn from the replacement reserve ahead of plan, which is a healthy sign about reserve discipline. The Florida State Golf Association, which rates for the USGA in Florida, publishes the course ratings and slopes: men's tips at a 72.5 rating and 140 slope, and the women's forward-most rated set at 74.2 and 135. The FSGA rates eleven tee configurations for men and eight for women. Sources: Spring Run Golf Club, golf; Florida State Golf Association club record.
Two numbers we will not print. We will not print a total yardage or par, because the FSGA record publishes ratings and slopes only and no primary source we could verify carries the yardage. And we will not print a count of tee sets, because the club's own homepage says seven while the club's own golf page says six, and a directory says nine. Two of those three are on the same official domain, which means the contradiction cannot be resolved by ranking authorities. Until the scorecard settles it, the safely publishable fact is the FSGA's eleven rated configurations for men and eight for women. A missing number costs nothing. A wrong one costs the page. Source: Spring Run Golf Club scorecard.
Playing the course. Golf is bundled, so a member pays no green fee and pays a $30 cart fee per 18-hole round year round, with carts mandatory. Tee times run on the Chelsea automated system with a one-week request window processed three days prior, plus a two-week revolving points system, and tournaments run on Golf Genius. Private golf carts are prohibited: carts may not be driven to any residence, are banned from parking lots, and are prohibited from streets except at designated crossings, under Rules 15.1 and 15.3. Guest green fees for 2025-2026 run by season, all including cart and all taxable, from $37 in Season 3 to $115 in Season 1 before noon, and a golf membership carries six guest coupons usable at 20 percent of the fee after noon in January through March and anytime April through December.
Outside play is deliberately limited, which is why tee-time access here is better than the raw member count suggests: 88 percent of budgeted starts come from members, transfer members and guests, while reciprocals, PGA Pass and outside events account for about 12 percent, projected at $267,000 or $315 per owner. The club holds reciprocal arrangements including Copperleaf and Pelican Sound. Plan around two annual course closures, roughly three weeks in June and ten days in August. Source: Spring Run reciprocal and PGA Pass players.
Golf associations and leagues. The 18 Hole Ladies play Tuesdays, the 18 Hole Men play Wednesdays, and both 9 Hole groups play Thursdays, with couples events monthly on Saturdays. League membership is open to transfer members, meaning a tenant with delegated golf privileges can join the leagues, though some tournaments remain owner-only. That is a genuinely useful detail for a seasonal renter deciding between communities.
The clubhouse and dining. The clubhouse is approximately 26,000 square feet following the 2022-2023 expansion, with the grand opening in October 2023. Indoor dining includes the Formal Dining Room, Lakeview, Mangroves and Springs, plus the lounge and indoor bar. Outdoor dining is the Verandah and the Oasis, with the Oasis Bar. Note that the club's own older amenities web page still says 15,000 square feet; the dated, board-approved current-season document says 26,000 and matches the post-2023 expansion, so 26,000 is the number to use. The club also publishes a room-by-room dress code, which is a real relocation question almost no community page answers. Sources: Spring Run 2022-2023 clubhouse renovation; Spring Run dress code.
Racquet, bocce, pool and fitness. There are four lighted Har-Tru subsurface-irrigated tennis courts, converted from a synthetic surface, with a real Tennis Association open to transfer members and night play until 9:30 pm. There are three lighted Har-Tru bocce courts, the third added in 2023, with a Bocce Association that plays in the Southwest Florida Bocce League. Leagues run roughly January through March and the days vary by season, so we do not publish fixed league days. The heated resort pool and spa were rebuilt in the 2022-2023 project. The fitness room runs 6:00 am to 10:00 pm with card access after office hours, and we will be honest that it is modest: three treadmills, three bikes, one elliptical, selectorized machines and free weights. TriCore Wellness provides water aerobics, strength training and yoga. If a large gym is a must-have, the big fitness facility in The Brooks is the Commons Club Health and Lifestyle Center, and that is a separate membership. Sources: Spring Run tennis facilities; Spring Run bocce facilities; Spring Run fitness facilities.
iLife. The member-run iLife enrichment program offers around 100 unique activities and presentations a season with an average of 2,500 registrations annually and more than 100 volunteers. It was founded in 2011 by member Bill Furtwengler and handed to Terri Socol in 2018. For a lot of buyers, iLife is the reason Spring Run feels like a community rather than a subdivision with a golf course. Source: Spring Run iLife.
Spring Run runs its own self-contained club, and The Commons Club at The Brooks is a separate, optional, member-owned club that a Spring Run owner is not automatically part of. This is the single most common point of confusion for Brooks buyers, so it is worth being precise: your Spring Run fee buys Spring Run's golf, dining, pool, tennis, bocce and fitness, and buys you exactly nothing at the Commons Club. If you want the Gulf beach club, that is a separate purchase.
What Spring Run includes on its own. Everything covered in the section above: the 18-hole course, the practice range and putting and chipping greens, the 26,000 square foot clubhouse and its six dining venues, the resort pool and spa, four tennis courts, three bocce courts, the fitness room, and iLife. A Spring Run owner never has to join anything else to have a complete club life inside their own gate.
What the Commons Club is. The Commons Club at The Brooks is a distinct, member-owned, optional, extra-cost club at 9930 Coconut Road in Estero, describing itself as a club of about 2,300 families. It runs on three tiers. Bronze carries The Rookery restaurant, the Enrichment Center, social activities, and since December 2023 the Coconut Park complex including 7 pickleball courts. Silver adds the 10,000 square foot Health and Lifestyle Center. Gold adds the Beach Club on Little Hickory Island at 26388 Hickory Blvd in Bonita Springs. The joining fee is a Capital Contribution Rate and the Brooks CDD's own FAQ describes the membership as non-refundable equity. Beach Club membership is capped at 1,575 memberships, after which access is by waitlist. Sources: The Commons Club membership plans; The Commons Club Beach Club.
We are not publishing a tier price, and here is why. The Commons Club publishes only a 2019 dues schedule and directs prospects to call. Any Bronze, Silver or Gold dollar figure you find on a real-estate page in 2026 is stale, and a stale club price is exactly the kind of number that makes a buyer feel misled at closing. Call the Commons Club membership office directly for current pricing. Everything else about the tiers is described above so you know what you would be buying.
The contrast that matters inside The Brooks. Spring Run's own language about the Commons Club is voluntary throughout: members "can enhance their Florida lifestyle experience by joining." Nothing in any Spring Run document makes any tier mandatory. That is the opposite of Lighthouse Bay, where Bronze is written into the recorded Declaration and every owner carries it whether they use it or not. If you are cross-shopping the two, that difference is worth real money either direction depending on whether you actually want The Rookery and the pickleball courts. See our Lighthouse Bay at The Brooks spoke for the other side of that comparison.
On pickleball, plainly. Spring Run has no pickleball courts of its own. The pickleball in The Brooks is the Coconut Park complex, which the Commons Club purchased from the CDD in a sale that closed December 28, 2023 at a price below the $970,000 appraised value, plus compensation for design plans and permits, with a five-year resale bar, a CDD right of first refusal and a recreational-use covenant. The district's own FAQ says non-members probably lose access. There are 7 courts, not 16, stated twice on the Commons Club's own pages. If dedicated pickleball is a must-have, you need a Commons Club membership on top of your Spring Run ownership, and you should price that in before you buy. Sources: Brooks CDDs, FAQs on the proposed sale of Coconut Park; The Commons Club pickleball information.
One shared Brooks utility. Blue Stream Fiber serves all four Brooks communities and appears on the Spring Run sheet at $215.55 for 2025-2026, up from $209.12 the prior year. The onsite Blue Stream account coordinator holds walk-in hours at the Spring Run clubhouse on Monday, Thursday and Friday from 9:00 am to noon. Whether the contract is a mandatory bulk agreement, and whether $215.55 is an annual figure, is not documented at any primary source we could verify, so confirm it with the association before you build a budget around it.
Spring Run at The Brooks is governed by one master entity, Spring Run Golf Club Community Association, Inc., which is the club and the master association in the same corporation, sitting over ten named neighborhoods and roughly twenty neighborhood-level associations, all inside the Brooks of Bonita Springs Community Development District. There is no separate master association hiding behind the golf club. That one-entity structure is unusual, and understanding it is how you know which documents to read before you buy.
The master entity, precisely. Spring Run Golf Club Community Association, Inc. is a Florida not-for-profit corporation, document number N98000000456, FEI 65-0811618, filed January 23, 1998, status active, with the Florida Division of Corporations showing "No Name History." The principal address is 9501 Spring Run Blvd, Estero, FL 34135 and the registered agent is Michael Zigler. Because the state record shows no name history, the frequently repeated claim that "Spring Run Community Association, Inc." is a separate entity from the golf club association is simply wrong. Source: Florida Division of Corporations entity search.
The board and the committees. A seven-member Board of Directors operates through a committee structure that the club's own Club History page lists as fourteen named committees while describing them as nine. We reproduce the list rather than the count, because the internal inconsistency is real and on the club's own page. Source: Spring Run club history.
The second tier. Below the master sit ten named neighborhoods across roughly twenty neighborhood associations, whose presidents form the Neighborhood Representatives Council. The pattern is consistent: each condominium neighborhood formed Section I, II and III condominium corporations (Hidden Lakes went to Section IV) plus a Recreation Association. The Section corporations now show as inactive or merged on the state record while the Recreation Associations remain active at Autumn Lake, Winding Stream, Sunset Stream, Streamside and Hidden Lakes. The five villa and single-family neighborhoods use Residents' Association corporations: Silver Creek, Whisper Creek, Sabal Cove, Coral Cove and Willow Creek. That is at minimum five active recreation associations plus five residents' associations, not the "two recreation associations" that circulates online.
Who manages what. The master association appears to be self-managed, since the registered agent is the club's General Manager and the principal address is the clubhouse, with no third-party manager named for the master. At the neighborhood level, the 2025-2026 assignments are Gulf Breeze (239) 498-3311 for Willow Creek and Sunset Stream; Advanced Property Management (239) 513-9433 for Silver Creek, Whisper Creek, Streamside, Sabal Cove, Autumn Lake and Coral Cove; and Sandcastle Community Association (239) 596-7200 for Winding Stream and Hidden Lakes. These changed from 2024-2025, when Winding Stream sat with Advanced and Hidden Lakes with Vesta, so a stale directory will send you to the wrong manager. Source: Spring Run Membership at a Glance 2025-2026.
The Community Development District. Separate from the associations, Spring Run sits inside the Brooks of Bonita Springs Community Development District, a Chapter 190 special-purpose local government with a companion Brooks of Bonita Springs II CDD, managed by Wrathell, Hunt and Associates, LLC. The district owns and maintains community infrastructure and levies the assessment that appears on the Lee County tax bill as a non-ad-valorem line. Sources: Brooks of Bonita Springs Community Development Districts; Florida Statutes Chapter 190, community development districts.
Architectural review, and the 45-day number that surprises people. Renovation approval runs in two stages: the neighborhood ARC first, then the master Architectural Review and Compliance Committee, and neighborhood approval does not substitute for master approval. Rule 24.3 allows the ARCC up to 45 days. Approval is required for lanai enclosures, painting, landscaping, awnings, hurricane shutters, statuary, decorations, lighting, planters, and pools and spas. The Association may require a cash deposit until completion, and construction is permitted Monday through Saturday only, never Sunday. Appeals run within 30 days, and enforcement escalates through daily fines, self-help remediation, injunctive relief, a Notice of Violation filed with Lee County, and cost recovery. Build 45 days into any renovation timeline and you will never be caught out. Source: Spring Run Golf Club Rules and Regulations 2020-2021.
Exterior paint is a closed palette. The Board approved the 2025 palette on April 24, 2025: fifteen approved base colors with locked trim and door options that cannot be mixed and matched. A seller who wants to freshen the exterior before listing does not get to pick a color, they get to pick from the sheet. Source: Spring Run 2025 paint color palette.
The charitable arm. Spring Run Charitable Foundation, Inc., document N08000010136, is an active, member-run foundation. It is a small detail that tells you something about how this community operates. Source: Spring Run Charitable Foundation.
What a buyer should actually read. For a condominium or coach home: the neighborhood's recorded declaration and bylaws, its rules, its current adopted budget and reserve schedule, its most recent financials, its board minutes for the last year, and the master club documents. For a fee-simple villa: the residents' association documents plus the master club documents. The document package genuinely differs by product type, and pulling the wrong one is the most common due-diligence error we see here. Call Marc at (239) 287-5873 and we will tell you exactly which stack applies to the home you are considering.
Spring Run at The Brooks permits leasing, but the rules are unusual and the one that catches every new landlord is this: every lessee must take a club membership, and when you delegate privileges to a tenant your own club privileges suspend for the lease term. There is no short-term rental market here, the minimum term is set by your neighborhood rather than community-wide, and at least three neighborhoods bar pets in leased units entirely. Get this wrong and you will discover it at the gatehouse.
The membership rule, in full. Master Rule 11.3 mandates that all lessees become members, and if no application is received the homeowner's account is automatically charged the social membership fee. You cannot simply skip the paperwork. What you can do is choose what to hand over, and there are four options on the Delegation of Use form, each with a different consequence for the owner:
Source: Spring Run lease application and transfer membership package, Rev September 2025.
That last option matters more than most landlords realize. A tenant can lawfully be given nothing at the club, at a cost of $159.75 rather than $585.75, and the owner retains full use. Whether that is the right call depends entirely on whether golf access is what is renting the unit.
Two carve-outs restore owner access. A one-year lease lets the owner use the account and the food minimum from May 1 through September 30, and an owner with two or more units can use the remaining unit's account. Both are worth structuring a lease around if you plan to be in town in the off-season.
Deadlines and money mechanics. The package is due no less than 10 days before the lease start, with a $106.50 late fee if it is filed inside that window. Only Tenants 1 and 2 get privileges, and they must actually reside in the unit. Spring Run does not accept cash: a tenant must post a credit card guarantee with a 3 percent surcharge or set up an ACH draft. The club may withhold approval in its sole discretion, and the owner remains responsible for anything the tenant does not pay. Finally, the owner must register with the Florida Department of Revenue for the 6.5 percent sales tax and with the Lee County Clerk for Tourist Development Tax, and the club helpfully bundles the Lee Clerk registration form into the packet. Source: Lee County Clerk of Court.
Minimum terms are set by neighborhood, not community-wide. This is where most published summaries go wrong. Winding Stream imposes a 30-day minimum with 20 days' notice and a $100 fee per lease waived on an identical renewal, and its rules state that leases not approved are void and that the association may evict without owner consent. Autumn Lake imposes a one-month minimum with a one-year maximum, 10 days' prior notice, a $150 non-refundable processing fee, two letters of reference from unrelated people who have known the lessees at least a year, a board vote, and occupancy capped at two persons per bedroom. Those are the two neighborhoods with public, verifiable lease rules. For the other eight, the minimum term has to be confirmed from that neighborhood's own recorded documents, and we do that on every transaction. Source: Winding Stream Recreation Association Rules and Regulations, amended May 2018.
There is no maximum-leases-per-year figure we will publish. A "12 leases per year" number circulates in listing copy for Spring Run. It appears in no primary source we could find, and publishing it would be inventing a rule. If lease frequency matters to your investment model, the answer is in your neighborhood's recorded declaration and we will pull it.
Short-term rental is out. Nightly and weekly rental is effectively prohibited by association rule, not by municipal ordinance. We found no Village of Estero vacation-rental ordinance, which is consistent with the state preemption at FS 509.032(7). So the constraint here is contractual and it travels with the deed, which for most owners is the point: it protects the residential character of the community. Do not buy Spring Run as a nightly-rental play.
What this means for an investor. The realistic Spring Run rental is a seasonal or annual lease to a tenant who wants golf access. The math is: your rent, minus the $585.75 delegation if you are transferring privileges, minus your neighborhood's lease fee, minus the sales and tourist taxes, minus your own suspended club access for the term. That last line is not a dollar figure but it is a real cost if you had planned to be in town. Call Marc at (239) 287-5873 and we will model it honestly for the specific unit.
Pet rules at Spring Run at The Brooks are governed at the neighborhood level and the variance is material, so there is no single community-wide answer. What is uniform is the club layer: no pets in the Club Facilities except service animals, dogs must be leashed and registered with the Association, and dogs are not permitted on the golf course at any time. Everything below that is neighborhood by neighborhood, and if you are buying with a pet or planning to rent to a tenant with one, this is a due-diligence item and not a detail.
The three neighborhoods with public, verifiable pet rules:
Source: Winding Stream Recreation Association Rules and Regulations, amended May 2018.
Those three neighborhoods alone cover roughly 422 of the 847 units, which is half the community, and in all three a tenant with a pet is a problem. If your plan is to buy a Spring Run condominium and rent it to a snowbird couple with a dog, you need to know before you offer which neighborhood you are in.
Pet rules for the other seven neighborhoods are not published at any primary source. We are not going to publish a number of pets, a weight limit or a breed list for Streamside, Sunset Stream, Whisper Creek, Silver Creek, Sabal Cove, Coral Cove or Willow Creek, because no verifiable public document states them. Those answers live in each neighborhood's recorded declaration and rules, or with the managing agent, and we pull them per listing. A summary that guesses at a weight limit is worse than no summary at all.
One more pet note for anyone considering the optional Commons Club. Pet policy at the Commons Club facilities is set by that club, not by Spring Run, so if the beach club or The Rookery is part of your plan, confirm it there. Source: The Commons Club.
Buying with a pet? Tell us the breed and the weight before we start showing homes, and we will filter the search by neighborhood rules rather than letting you fall in love with a unit you cannot occupy the way you intended. Call Marc at (239) 287-5873.
Daily logistics at Spring Run at The Brooks run through a manned gatehouse open 6:30 am to midnight, seven days a week, with resident transponders, DwellingLIVE guest management, Monday trash pickup, and a vehicle rulebook that prohibits private golf carts community-wide and bans RVs, boats and trailers from resident parking. None of this is exotic, but all of it is the kind of thing a buyer discovers on day two rather than day one unless somebody tells them.
The gate. The gatehouse is staffed 6:30 am to midnight and reachable at (239) 949-0717. Resident transponders bypass the guest lane, with one form required per vehicle. Guest access is managed through DwellingLIVE, available 24 hours a day online or by app, which is how you pre-authorize a visitor, a contractor or an agent showing your home. House guests receive a windshield pass, and if the sponsoring member is away the guest must check in at the Association office before 3:00 pm on arrival day. Rule 6.1(J) makes any attempt to circumvent gate procedures a finable offense, though the association does not publish the fine amount. We also cannot verify current transponder pricing: the figures of $30 new and $25 reactivation circulate online, but the current transponder form and the 2025-2026 rate sheet carry no dollar amount at all, so we will not print one.
Private golf carts are prohibited. This surprises buyers coming from other Southwest Florida golf communities. Under Rules 15.1 and 15.3 and the club's golf operations rules, carts may not be driven to any residence, are banned from parking lots, and are prohibited from streets except at designated crossings. If your mental picture of bundled golf involves driving your own cart from the garage to the first tee, Spring Run is not that community. Source: Spring Run Golf Club Rules and Regulations 2020-2021.
Vehicles and storage. Winding Stream's rules, the most explicit public vehicle rules in the community, permit vans, SUVs, motorcycles, scooters and pick-up trucks as acceptable motorized vehicles, and prohibit inoperable vehicles, commercial vehicles, golf carts, RVs, ATVs, motorbikes, bicycles, watercraft, house trailers and camping trailers from carports and parking areas, with towing as the remedy and a fine ladder of $100 per day up to $1,000. Just as important: there is no RV, boat or trailer storage inside Spring Run. Owners store off site. If you own a boat, budget for a marina or a storage yard and factor the drive.
Trash and recycling. Lee County Solid Waste is the authority, Waste Management is the contracted hauler, and pickup day in Spring Run is Monday, confirmed by two independent neighborhood welcome documents. Two waste models operate inside the gate: curbside carts for the villa and single-family product, and shared dumpsters with recycling bins for the garden condominium product. Set out no more than four hours before, and from May 1 Lee County asks for 5:30 am. Source: Lee County Solid Waste residential service.
Pest control, a small line that is real money. Interior pest control is included in the neighborhood fee in at least Hidden Lakes (through Abate) and Sabal Cove (through Tri Star). That is worth confirming for your neighborhood, because it is an expense a buyer would otherwise carry separately.
Internet and television. Blue Stream Fiber serves all of The Brooks, at $215.55 on the 2025-2026 Spring Run sheet, up from $209.12 the year before, with an onsite account coordinator holding walk-in hours at the Spring Run clubhouse Monday, Thursday and Friday from 9:00 am to noon.
Things we could not verify and will not assert. We do not know and will not claim the posted community speed limit, the mail delivery mode (curbside, cluster box or mailroom), the irrigation source, the yard waste day, the gate fine amounts, or off-season dining and pool hours. Every one of those is a genuine buyer question and every one of them is a phone call: Administration at (239) 992-3811, the Activities Office at (239) 444-2127, Dining at (239) 949-0710, the Golf Shop at (239) 949-0707, and the gatehouse at (239) 949-0717. We will make those calls for a client rather than publish a guess.
Spring Run at The Brooks is not simply a Zone X community, and any page that tells you it is has not run the query. An 89-point sample of FEMA's National Flood Hazard Layer across every named interior street puts roughly 61 percent of in-community points in Zone AH with a base flood elevation of 15.0 feet NAVD88 and roughly 39 percent in Zone X. Spring Run is also in Evacuation Zone B, not Zone C, and Zone B was under mandatory evacuation for both Ian and Milton. Flood zone here is a per-address question and we will run yours.
The flood detail, honestly. Of 89 points sampled on 2026-07-28, 49 returned Zone AH with a static base flood elevation of 15.0 feet NAVD88, 4 returned AH with no static BFE, 31 returned Zone X minimal hazard, 3 returned Zone X 0.2 percent annual chance (a strip at the west entrance), and 2 returned query errors. Zone AE exists in the surrounding drainage corridors but appeared at no in-community sample point. The single governing FIRM panel is 12071C0593H, effective November 17, 2022. Sources: FEMA National Flood Hazard Layer; FEMA Map Service Center, search by address.
What Zone AH actually is, and what it is not. Zone AH is a shallow ponding and stormwater hazard of roughly one to three feet, not a coastal surge hazard, which is exactly what you would expect four miles inland. It is a Special Flood Hazard Area, so a federally backed mortgage on an AH parcel triggers the mandatory flood-insurance purchase requirement. A Zone X parcel does not. That is the practical consequence: two Spring Run homes on the same street can have different lender requirements and different insurance costs purely because of where the mapped boundary falls.
Why it is genuinely per-address here. USGS 3DEP one-meter LiDAR at five in-community points returns ground elevations of 14.20 to 15.27 feet NAVD88, mean about 14.69, which sits essentially level with the mapped 15.0-foot BFE. Building pads were filled at construction, so only a per-parcel elevation certificate settles the rating for any one home. The Village of Estero's own flood page adds the useful caution that FEMA base flood elevations are accurate to plus or minus half a foot. When the ground and the BFE are within inches of each other, community-wide claims are worthless. Sources: USGS 3DEP elevation point query service; Village of Estero, flood maps and zones.
The pending map revision does not touch Spring Run. Lee County has a revised preliminary Flood Insurance Study dated 2025-12-04 in process, but only six panels are being revised and all six are in the Mullock Creek Basin. Panel 0593 is not among them, and a point query against FEMA's preliminary layer at the Spring Run coordinate returns zero features, which is a determinate negative rather than an absence of data. The effective date is expected in summer 2026. Source: FEMA preliminary flood hazard data portal.
The CRS discount, and which community it comes from. The Village of Estero, not unincorporated Lee County, is the NFIP community that governs Spring Run: CID 120260, CRS Class 6, which is a 20 percent NFIP premium discount inside the Special Flood Hazard Area and 10 percent outside it. FEMA moved to retrograde the class in March 2024 and confirmed on November 21, 2024 that it would be maintained. Unincorporated Lee County is Class 5 at 25 percent and that rate does not apply here. Source: Village of Estero, FEMA maintains CRS classification.
Evacuation Zone B. Say it correctly. Spring Run is in Lee County Evacuation Zone B, Surge Zone 2, confirmed independently by the Lee County GIS evacuation-zone service, by the Florida Division of Emergency Management Know Your Zone layer, and by geocoding five real Spring Run addresses. A 90-point grid puts the B and C seam essentially on the Coconut Road alignment, with Spring Run south of it in Zone B and the parts of The Brooks north of Coconut Road in Zone C. Lee County's own Zone B one-pager states that Zone B "will be among the first areas ordered to evacuate for a hurricane." Zone B was under a mandatory evacuation order for both Hurricane Ian on September 27, 2022 and Hurricane Milton on October 7, 2024. Ian's order covered Zones A, B and select parts of C, roughly 250,000 people; Milton's covered Zones A and B, roughly 416,000 residents. Sources: Lee County Emergency Management Zone B; Lee County evacuation zone lookup.
The nearest public shelter is the Estero Recreation Center at 9200 Corkscrew Palms Blvd, roughly 2.4 miles north and itself in Zone C, with Hertz Arena roughly 3.3 miles away. Shelters do not open for every event. If you are buying a seasonal home here, the honest plan is that you will be asked to leave in a serious storm, and you should know that before you buy rather than after. Source: Lee County public shelters.
Hurricane Ian at The Brooks was a wind, tree and screen-enclosure event, not a flood event. Four independent lines of evidence converge on that. The National Hurricane Center found inland high-water marks of 5 to 7 feet above ground south of Estero Bay. USGS surveyed zero high-water marks anywhere in the Coconut Road corridor, with the nearest marks 2.2 to 3.0 miles away at US 41 peaking at 8.97 to 10.83 feet NAVD88. The Village of Estero told FEMA there was "only minor damage east of US 41, primarily from wind." And the Brooks CDD minutes of October 26, 2022 describe damage as "light and moderate in some areas but absolute devastation in other areas, primarily west of 41." Rainfall at the Three Oaks gauge 1.8 miles away was 7.54 inches, and CDD cleanup ran about $170,000 as of four weeks after the storm. Sources: NHC Tropical Cyclone Report, Hurricane Ian; USGS Flood Event Viewer, 2022 Ian; Brooks CDD minutes, October 26, 2022.
The club absorbed its Ian costs without a special assessment. The Treasurer's report documents roughly $485,000 of Hurricane Ian costs absorbed from accumulated surpluses rather than through a special assessment on owners. For a buyer trying to judge how a club handles a bad year, that is a far more useful data point than any marketing claim. Source: Spring Run Treasurer's 2025 Budget Report to Owners.
The storms since. Idalia in 2023 brought gusts around 30 mph and 2.80 inches. Debby in 2024 brought gusts of 40 to 50 mph and 4 to 5.5 inches. Helene in 2024 brought gusts of 50 to 62 mph and 2.62 inches as a coastal surge event that did not reach inland. Milton in 2024 brought gusts of 66 to 69 mph at the stations flanking Estero and only 1.51 inches of rain, and no Milton tornado touched down near Estero: the southernmost Lee County touchdown was at Punta Rassa, roughly 8 to 10 miles north-northwest, and every Lee tornado tracked away. No named storm produced tropical-storm conditions in Lee County during the entire 2025 season. The one Village of Estero primary document naming The Brooks in a storm-damage context is the November 6, 2024 FEMA Update to Council, which records wind damage to roof shingles in The Brooks from Milton, not flooding.
Two things we deliberately will not state. We will not publish a specific Estero wind speed for Hurricane Ian, because there is no wind observation station in the Village in the current NHC dataset and the March 2026 NHC revision removed the data earlier claims relied on. The defensible statement is that the nearest official station, RSW ten miles north, recorded at least 60 knots sustained and 96 knot gusts before it failed. And we will not state Hurricane Helene's Lee County evacuation-order status, because two otherwise acceptable sources conflict on it. We also cannot document any Spring Run-specific structure damage in any of these storms, and we will not claim there was none.
Want the flood answer for a specific address? We run it against FEMA's own layer, tell you AH or X, and tell you what that means for your lender. Call Jesse direct at (239) 898-6072.
Insurance at Spring Run at The Brooks splits by statutory chapter, not by street, and it is the most complex insurance picture of the four Brooks communities. The 620 condominium and coach-home units sit under a master property and windstorm policy their association is required to carry, and their owners buy an HO-6. The 227 fee-simple villa and single-family owners sit under Chapter 720, where the association has no duty to insure, so they buy a full HO-3 with wind. That one distinction changes the real monthly cost of ownership between two Spring Run homes a block apart.
The condominium side. Chapter 718 associations must carry adequate property insurance including windstorm under FS 718.111(11)(a), insuring the building "as originally installed" and expressly excluding the owner's floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, water filters, built-in cabinets, countertops and window treatments. Everything on that exclusion list is what the owner's HO-6 covers, alongside contents, loss of use, personal liability and loss assessment. Source: Florida Statute 718.111.
The fee-simple side. Chapter 720 imposes no duty on a homeowners association to insure the members' homes. So the owners of the 84 attached villas in Sabal Cove and Coral Cove and the 143 detached villas and single-family homes in Whisper Creek, Silver Creek and Willow Creek carry their own full HO-3 including wind on the structure. That is why an attached Sabal Cove villa and an attached Autumn Lake coach home, which look similar from the street, sit in completely different insurance regimes. Source: Florida Statutes Chapter 720.
What the market actually costs here. Florida's Office of Insurance Regulation, in its July 1, 2026 Property Insurance Stability Report using market data as of March 31, 2026, puts Lee County averages at $3,576 for homeowners including wind ($2,119 excluding) and $1,494 for condominium unit owners including wind ($1,061 excluding). Collier County next door runs $5,534 and $2,271. Those are county averages, not Spring Run quotes, but the roughly 2.4x gap between an HO-3 and an HO-6 is the honest scale of the difference the chapter split creates. Source: Florida OIR Property Insurance Stability Report, July 2026.
Loss assessment is the condominium owner's hidden exposure. The association's property insurance deductible, and any damages in excess of the master policy, are a common expense of the condominium under FS 718.111(11)(j). That is the mechanism that produces post-hurricane special assessments. The statutory minimum loss assessment coverage in a Florida HO-6 is only $2,000 with a deductible no greater than $250 under FS 627.714(1), and FS 627.714(2) freezes the applicable limit at the amount in force one day before the occurrence. Two thousand dollars is not a meaningful hedge. Buy more, and buy it before the storm rather than after. Source: Florida Statute 627.714.
One technical correction worth making, because it circulates wrongly: Chapter 718 no longer contains the association's right to force-place a unit owner policy. That language existed in the 2009 statute and is absent from 2011 onward. The requirement to carry an HO-6 comes from the declaration and from your lender, not from current Chapter 718.
The market has turned in a buyer's favor. Citizens Property Insurance has shrunk 80.2 percent statewide from its September 2023 peak of 1,407,805 policies to 278,246 at June 30, 2026, and 80.3 percent in Lee County, from 42,141 to 8,286. Citizens cut homeowners multiperil rates an average of 8.8 percent for 2026, its first personal-lines decrease since 2015. Practically, that means far more Spring Run homes are placeable in the private market today than in 2023. Source: Citizens Property Insurance policies in force.
Roof rules cut in a Spring Run buyer's favor too. Under FS 627.7011(5)(b) an insurer may not refuse or nonrenew solely because of roof age if the roof is less than 15 years old, and at 15 years and older the owner has a right to an inspection, after which a roof with 5 or more years of useful life remaining cannot be the sole basis for declination. Under FS 553.844(5), a roof built or replaced to the 2007 Florida Building Code or later is exempt from the 25 percent rule, and a local government may not narrow that exception by ordinance. The single document to obtain in diligence is the roof permit and its date. Sources: Florida Statute 627.7011; Florida Statute 553.844.
Wind mitigation on a 1998-to-2002 build. On OIR's own Lee County model risk, wind mitigation credits are worth roughly 36 to 77 percent of premium. On this vintage the credits most at issue are roof-to-wall connection and opening protection, and the building-code credit is unavailable for anything permitted before March 1, 2002, because Lee County is not in the High Velocity Hurricane Zone and there is no SFBC-94 fallback on the mitigation form. Order a wind mitigation inspection before you close, not after. Sources: Florida OIR homeowners rate comparison; Uniform Mitigation Verification Inspection Form OIR-B1-1802.
What is not published, for any of the ten neighborhoods. Master policy carriers, limits, deductibles, and whether any neighborhood carries flood coverage on the buildings. Those come from the association's current declaration page, which we request on every condominium transaction we handle here. Nobody publishes them and nobody should pretend to.
Getting an accurate quote before you offer. Give us the address and we will tell you which chapter governs it, order the wind mitigation inspection, chase the roof permit date, and get you a real quote rather than a guess. Call Jesse direct at (239) 898-6072.
No Spring Run building reaches three habitable stories, and because Florida's milestone inspection and Structural Integrity Reserve Study mandates both attach only at three habitable stories or more, no Spring Run association is required to perform a milestone inspection or a SIRS. All 620 condominium units are outside both regimes and the 227 fee-simple homes were never in scope. In 2026, condominium buyers search this before they search price, and this is the strongest verified differentiator on this page.
How we verified the height, three independent ways. First, the Lee County Property Appraiser's MaxStories field tops out at 2.0 across all 847 Spring Run parcels, while the same field reaches 33 elsewhere in Lee County, which proves the field is populated and discriminating rather than defaulted. Second, all 67 condominium buildings are two stories: Streamside 8, Sunset Stream 12, Winding Stream 12, Autumn Lake 12, Hidden Lakes 23. Third, unit numbering shows five units on each level of every ten-unit building, with no third level anywhere. The club itself describes the product as low-rise condominiums and low-rise coach homes. Source: Lee County Property Appraiser tax roll data.
The milestone statute. FS 553.899 requires a milestone structural inspection only for a building "three habitable stories or more in height as determined by the Florida Building Code," and subsection (4) states plainly that the section "does not apply to a single-family, two-family, three-family, or four-family dwelling with three or fewer habitable stories above ground." Spring Run's two-story buildings sit outside that threshold. Source: Florida Statute 553.899.
The SIRS statute. FS 718.112(2)(g) applies the structural integrity reserve study requirement only to a building "three habitable stories or higher," and subparagraph (g)5. excludes buildings of less than three stories and single, two, three or four-family dwellings with three or fewer habitable stories above ground. Same threshold, same result. Source: Florida Statute 718.112.
Two corrections to what circulates online. The SIRS compliance deadline is December 31, 2025, not December 31, 2024, with a milestone-alignment option running to December 31, 2026. And the 25-year coastal milestone trigger was converted from a mandate into a local-enforcement-agency option by SB 154 in 2023, not by HB 913 in 2025. HB 913, chapter 2025-175, approved June 23, 2025 and effective July 1, 2025, is what added the word "habitable," added four-family dwellings to the SIRS exemption, extended the deadline, allowed a two-budget-year reserve pause after a milestone inspection, and allowed reserves to be funded by a line of credit or loan with mandatory disclosure to prospective purchasers under FS 718.503. Source: Florida Senate Bill 913, 2025.
Nothing in the 2026 session changed either statute. SB 722 died in Regulated Industries on 3/13/2026, and CS/SB 1498 and SB 1744 died the same day. The only 2026 chapter law touching these chapters is the reviser's bill SB 104, chapter 2026-14, which is non-substantive by definition. So the exemption described here is current as of this writing. Source: Florida Senate Bill 722, 2026.
Three honest qualifiers travel with this claim, and a buyer should hear all three.
Why this matters commercially. The two biggest cost shocks hitting Florida condominiums since Surfside, mandatory milestone inspections and mandatory SIRS reserve funding, are landing on the state's three-story-and-taller buildings and driving special assessments and dues increases that have made national news. Spring Run avoids both by construction, not by luck. If you have been reading about Florida condo assessments and wondering whether you can safely buy a condominium here in 2026, this is the section that answers you. Source: Florida DBPR condominium inspections timeline.
Spring Run at The Brooks sits in Lee County Elementary Proximity Zone Q, Middle Proximity Zone GG, and South High School Sub-zone 3, and Lee County runs a choice-and-lottery model rather than hard attendance zones. Buying an address here does not buy a guaranteed seat at any school. It buys a rankable list, a proximity tie-breaker and a lottery. Any page that tells you Spring Run is "zoned for" a specific school is contradicting the district's own plan.
How the model works. The controlling document is the Lee County Student Enrollment Plan 2026-2027, board approved December 1, 2025. Families rank the schools in their proximity zone, and seats are allocated by lottery with proximity as a tie-breaker. Spring Run is more than two miles from every school in its zones, so families here generally compete on Proximity 2 rather than Proximity 1. That is a real disadvantage relative to a family living across the street from a school and it should be part of the buying decision for anyone with school-age children. Source: Lee County School District school zones.
The actual rankable lists for a Spring Run address, confirmed by running the district's own address locator against 9331 Spring Run Blvd:
Level | Zone | Schools a Spring Run family can rank |
|---|---|---|
Elementary | Zone Q | Bonita Springs ES, Pinewoods ES, San Carlos Park ES, Spring Creek ES, Three Oaks ES |
Middle | Zone GG | Three Oaks MS, Bonita Springs Middle Center for the Arts |
High | South Sub-zone 3 | Bonita Springs HS, Estero HS, South Fort Myers HS, with contiguous Sub-zone 2 also in play |
One correction that matters. Rayma C. Page Elementary is not available to a Spring Run address. It sits in Elementary Proximity Zone O. Spring Creek Elementary is available and is the closest zoned elementary, and it is missing from most published lists for this community. Source: Lee County School District school zones.
The 2025-26 Florida DOE grades, so you can rank with real information: Three Oaks Elementary A (74 percent), Pinewoods A (72), San Carlos Park A (66, up from C), Spring Creek B (59, up from C), Bonita Springs Elementary C (51); Three Oaks Middle A (70), Bonita Springs Middle B (57); Estero High B (64), Bonita Springs High B (62). Lee County's district grade is B. Source: Florida DOE 2026 school grades.
A change coming in July 2027 that nobody is warning buyers about. FDOE is raising the grading scales for 2026-27. At identical performance, Estero High at 64 percent and Bonita Springs High at 62 percent would both be C rather than B on the new scale. We would rather tell you that now than have you feel blindsided next summer. Source: Florida DOE 2026 grading scales overview.
Programs and alternatives. FGCU Collegiate is offered at Bonita Springs High, one of only three sites in the district, 6.8 miles away, with busing from Sub-zone 3, and Cambridge AICE runs at both Bonita Springs High and Estero High. The nearest charter is Bonita Springs Charter School, grade A at 69 percent, about 4.4 miles away and the highest-graded school of any type within five miles. The nearest private option is Educational Pathways Academy in Estero, grades 3 to 12, about 2.2 miles. Sources: Bonita Springs High School; Estero High School Cambridge AICE; Florida DOE charter school directories.
Higher education. Florida Gulf Coast University is about 7.7 miles and roughly 19 minutes away, with a Fall 2025 headcount enrollment of 16,803, and Florida SouthWestern State College's Lee campus is about 15.4 miles. One correction: Hodges University closed in 2024, so ignore any page that still lists it. Source: FGCU fast facts.
The right way to verify. Run your exact address through the district's own locator before you write an offer, and confirm the current year's zone assignments rather than relying on any real estate page including this one. We will run it with you. Call Marc at (239) 287-5873.
Spring Run at The Brooks sits off Three Oaks Parkway and Coconut Road east of US 41, which puts Coconut Point shopping and dining essentially at the front door, Lee Health Coconut Point minutes away, FGCU about 7.7 miles north, and the Gulf beaches a short drive west. The one live, material, disclosable transportation issue for any Brooks buyer is the FDOT I-75 widening on the community's eastern flank, and we cover it honestly below.
Daily destinations (off-peak driving, and expect more in season):
Destination | From Spring Run |
|---|---|
Coconut Point (mall, dining, Lee Health) | minutes, and walkable or bikeable from parts of The Brooks |
Miromar Outlets and Gulf Coast Town Center | a short run north on Three Oaks Parkway |
Florida Gulf Coast University | about 7.7 miles, roughly 19 minutes |
Southwest Florida International Airport (RSW) | a straightforward drive north off I-75 or Three Oaks |
Gulf beaches (Bonita Beach and Barefoot Beach) | west across US 41 |
Downtown Naples and Fifth Avenue South | south on US 41 or I-75 |
Estero Recreation Center (nearest public shelter) | about 2.4 miles |
Hertz Arena | about 3.3 miles |
There is no I-75 interchange at Coconut Road. Exit 123 is Corkscrew Road, about two miles north, and Coconut Road dead-ends east of Three Oaks Parkway. The Coconut Road overpass right-of-way obligation was formally removed from the DRI by Lee County Resolution Z-13-009 in 2013, so it is not coming. If a listing implies interstate access at your doorstep, that is wrong.
The I-75 widening, and the noise wall fight. FDOT project FPID 452544-1 widens I-75 to 10 lanes from Immokalee Road to Corkscrew Road, which is the segment running past The Brooks. The public hearing scheduled for August 2025 was postponed. Village of Estero Resolution 2025-26, adopted November 19, 2025, formally asks FDOT to build a continuous 22-foot noise wall along the entire east side of The Brooks from mile marker 120 to 122, rather than the three short partial walls FDOT proposed. No revised wall design had been published as of April 2026. Spring Run is not on the interstate frontage, but this is a live issue for the master community and any buyer here should know it exists. Sources: SWFL Roads, I-75 project 452544-1; Village of Estero Resolution 2025-26, noise wall.
Another correction. The Three Oaks Parkway Extension is not an Estero project. It runs from Alico Road to Daniels Parkway in central Lee County, roughly fifteen miles north, completing in spring 2028. It will not change your drive to Coconut Point. Source: Three Oaks Parkway Extension project information.
What is being built nearby, as of mid-2026. 158 residential units remain in The Brooks DRI, and they are the Coconut Pointe Residences at Brooks Town Center, a four-story, 158-unit project on the closed Sweetbay anchor, approved 5 to 2 on October 10, 2023 with a resident appeal denied in December 2023. At Coconut Point itself, the Waypoint Residences, originally 365 units and reduced to 362 on the closed Regal Cinema site, remained unapproved after a January 13, 2026 public information meeting and a March 10, 2026 workshop, with a hostile board reception. Home2 Suites at Coconut Point, 111 rooms, was approved via the tenth Coconut Point DRI amendment in 2025. Woodfield Estero brings 596 units at US 41 and Coconut Road. And Shadow Wood Country Club is building a 38,000 square foot Lifestyle Center with six indoor pickleball courts, which is worth noting for anyone cross-shopping. Sources: Village of Estero, Waypoint apartments at Coconut Point Mall, January 13, 2026; Village of Estero, Brooks Town Center apartments, October 10, 2023.
On Coconut Point itself. Simon Property Group holds a 50 percent joint venture interest in the 1,114,274 square foot center, with mortgage debt maturing 10/01/26. The former Regal Cinema closed in November 2022 and remains dark. That is not a reason to avoid Spring Run, but it is the honest picture of the retail node at your front door, and it is why the redevelopment applications keep coming. Source: Simon Property Group, Coconut Point.
The net read for a Spring Run buyer: a fully built-out, quiet, gated golf community with no internal construction left, sitting beside one of Estero's most active growth corridors. That means genuine convenience and, honestly, more traffic and density on Coconut Road and Three Oaks Parkway over time. We represent that candidly rather than pretending the corridor is static.
The communities most often cross-shopped against Spring Run at The Brooks are its three sister Brooks villages plus the bundled-golf communities along the Estero and Bonita Springs corridor, and the single differentiator that decides most of these comparisons is that Spring Run is the lowest all-in cost of real private golf inside The Brooks and the lowest price of entry. Which one is right depends on whether you want golf included with the deed, golf optional and purchased separately, or no golf at all.
Inside The Brooks the trade-off is clean. Spring Run gives you bundled non-equity golf at the lowest entry price with nothing to buy into. Copperleaf gives you bundled equity golf and a governance stake. Shadow Wood gives you optional golf and the widest range of home sizes. Lighthouse Bay gives you waterfront without a course. The Brooks master community holds roughly 3,600 homes across those five communities including Pebble Pointe, per the Village Council's own 2025 finding, and we sell in all of them. We will put the fee math and the lifestyle math side by side before you tour anything. Call Marc at (239) 287-5873.
Spring Run at The Brooks is a strong buy for a golfer who wants real private golf at the lowest all-in cost in The Brooks, with no initiation and nothing to redeem, in two-story buildings that sit outside Florida's condo-safety mandates. It is a weaker fit for a non-golfer, a pickleball player, a boater, or anyone who wants a low-fee community without a club. Here is the balanced picture with the numbers behind it.
Pros:
Cons and trade-offs:
The honest summary. For a golfer who wants a full private club without an initiation check, in a community whose fee went down and whose buildings are outside the condo-safety regime, Spring Run is one of the best value propositions in Estero. For a non-golfer, a pickleball player or a boater, one of the other Brooks communities or a non-club community is a better fit and we will say so. Call Marc at (239) 287-5873 and we will tell you candidly which one matches your goals.
If you are thinking about selling your Spring Run at The Brooks home, list with the team that knows this community to the dollar and knows its selling rules better than anyone: McGreevy and Comisar, the #1 Team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008. Spring Run has a set of resale rules that no other page on the internet explains, and an agent who does not know them will cost you time, showings and negotiating leverage.
The numbers behind the pitch. In the trailing 12 months, Spring Run at The Brooks closed 34 sales at a median of $386,500, an average of $406,103, a median $275.85 per square foot, a median 94.9% of list price, and a median 63 days on market, with sales ranging from $205,000 to $700,000, for roughly $13.8 million in volume (Stellar MLS, pulled July 2026). Against 8 active listings today from $275,000 to $895,000 with a $331,950 median list price, that is roughly 2.8 months of supply. In the last 12 months we tracked every one of those closings.
The Spring Run selling rules most agents have never read. Every one of these is documented in the community's own rules, and every one of them changes a listing strategy:
Sources: Winding Stream Recreation Association Rules and Regulations, amended May 2018; Spring Run homes for sale listing form; Spring Run 2025 paint color palette.
The non-equity story is your selling advantage, and we lead with it. Your buyer gets a full private golf membership the day they take title, with no initiation and no waitlist. Very few communities in Southwest Florida can say that, and it is the headline of every Spring Run listing we write.
Why Spring Run sellers choose us. Our credentials are our listing credentials:
Cinematic video, drone, professional photography, a two-decade qualified-buyer database, and 3,000+ team transactions of pattern recognition go behind every listing.
Ready to find out what your home is worth? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072 for a confidential conversation and an address-specific net sheet that includes the estoppels, the club proration and the CDD line.
McGreevy and Comisar are the top-reviewed real estate experts for Spring Run at The Brooks, and reaching us is simple. Whether you are selling or buying, you work directly with Jesse and Marc rather than being handed to a junior agent, and you get a team that knows the non-equity structure, the five-layer fee stack, the flood nuance and the four-product market to the dollar.
Our credentials, verbatim:
You can meet Jesse McGreevy and Marc Comisar, and read the full McGreevy and Comisar team story, on our website. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
McGreevy and Comisar are the top-reviewed Spring Run realtor team at The Brooks, and the reviews come from families we have actually represented.
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Spring Run at The Brooks generates more specific buyer questions than almost any community in Estero, because the non-equity structure, the five-layer fee stack and the mixed flood picture are all unusual. These are the questions buyers actually ask, answered with dated primary sources and with an honest "we do not know" wherever no source exists.
Yes. Golf is bundled into ownership for all 847 residences. Buying any home in Spring Run makes you an automatic member of Spring Run Golf Club, with the membership attached to the deed rather than purchased separately. Source: Spring Run Membership at a Glance 2025-2026.
Non-equity. In the association's own words, Spring Run Golf Club is "a non-equity club in which Resident members, any lessee and guests hold a license to use the club facilities." You own nothing in the club and there is nothing to redeem. Source: Spring Run transfer membership package.
No. There is no initiation deposit and no equity purchase. The one-time cost at purchase is a resale fee of $12,000 for an outside buyer or $3,500 for an existing Spring Run member relocating within Spring Run, and it is deposited to the club's replacement reserve.
$9,159 for the 2025-2026 club fiscal year, which runs November 1 to October 31. That is down from $9,308 in 2024-2025 because a one-time $354 shortfall assessment rolled off. Source: Spring Run Membership at a Glance 2025-2026.
The $9,159 figure is stated to include capital, the new project fund, reserves and the $725 prepaid food and beverage minimum. The 2024-2025 itemization was operating $6,323, replacement reserve $775, new capital $352, renovation fund $754, food minimum $725 and beautification $25.
Yes. A member pays no green fee but does pay a cart fee of $30.00 per 18 holes and $20.00 per 9, year round, and carts are mandatory. Never assume green and cart fees are both included, because they are not.
Yes, $725, and it is prepaid inside the annual club fee rather than billed separately. If you delegate all privileges or social privileges to a tenant, you lose access to the minimum for that lease term.
The club's own budget report cites the RSM Trends benchmark for Southwest Florida bundled golf at an average full membership of $10,200 for calendar 2023. Spring Run's $9,159 for 2025-2026 sits below that benchmark and went down year over year.
Yes. A $12,000 resale fee applies to an outside buyer and $3,500 to an existing Spring Run member relocating within Spring Run, plus a $250 master estoppel fee and a separate unpublished neighborhood estoppel fee. Budget for two estoppels, not one.
That is a contract term rather than an association rule, and the recorded Declaration was not obtainable in this research pass, so we will not state a custom we cannot source. It is negotiable and it should be addressed in the contract. Call Marc at (239) 287-5873.
Yes, $1,017.25 per unit per year for both FY2025-2026 and FY2026-2027, identical across every product type, collected as a non-ad-valorem line on the Lee County tax bill. Source: Brooks CDD proposed FY2027 budget.
Almost none. Debt service is $0.00 for every Spring Run neighborhood on the 2006 Series roll, marked paid in full, with one exception: Winding Stream buildings 30, 31 and 32 carry $556.84 for a $1,574.09 total, with about four years remaining.
There is no single number, because the stack has five layers: the neighborhood or condominium association fee, the $9,159 master club fee, the $1,017.25 CDD assessment, ad valorem taxes at 13.0214 mills, and the optional Commons Club. Four are publishable; the neighborhood fee is not published anywhere.
Because no Spring Run neighborhood publishes it and the club's own sheet simply says "Contact Property Management Company." We obtain the real number per listing through the estoppel or the current adopted budget rather than guessing at it.
The 2025 adopted millage for district 316 is 13.0214 mills, including Estero Fire Rescue at 2.2880 and the Village of Estero at 0.7300. Model your own bill at your purchase price using the Property Appraiser's estimator. Source: Lee County Property Appraiser Tax Estimator.
No. Under FS 193.155(3)(a) assessed value resets to just value on January 1 following a change of ownership, and the seller's exemptions come off. Nobody inherits anybody's cap in Florida. Source: Florida Statute 193.155.
2.7 percent, not 3 percent, because CPI came in below 3 percent and the CPI leg binds. Most community pages get this wrong. Source: Florida Department of Revenue Save Our Homes.
Exactly 847, machine-counted from the Lee County Property Appraiser's June 2026 certified parcel roll: 620 condominium parcels plus 227 fee-simple parcels. The club states 847 in three of its own documents, so two independent authorities agree.
Pulte Homes built it for master developer Bonita Bay Group, between 1998 and 2002. Year built by count: 55 in 1998, 218 in 1999, 252 in 2000, 220 in 2001 and 102 in 2002. Zero residences were built in 2003 or later.
No. The community is fully built out and sold out. Every purchase is a resale, and every home is 24 to 28 years old as of 2026, which makes condition one of the two biggest value drivers here alongside product type.
Four: 318 garden condominiums, 302 carriage or coach homes, 84 attached villas and 143 detached villas and single-family homes, across ten named neighborhoods. The condominiums and coach homes are Chapter 718; the villas are fee simple under Chapter 720.
Streamside, Sunset Stream, Winding Stream, Autumn Lake, Hidden Lakes, Sabal Cove, Coral Cove, Whisper Creek, Silver Creek and Willow Creek. Hidden Lakes is the largest at 182 units and Willow Creek is the smallest at 27.
No, and this is a common error. Both are attached but fee simple: Lee County assesses them DOR 01 on platted lots, so those 84 owners hold their land and sit outside Chapter 718 entirely, which also changes their insurance obligation.
All 620 condominium units are 2 bedroom and 2.0 bath, in four plan sizes per neighborhood: Streamside 1,138 to 1,455 square feet, Winding Stream 1,111 to 1,453, Sunset Stream 1,136 to 1,453, Autumn Lake 1,262 to 1,700 and Hidden Lakes 1,242 to 1,685.
2,452 heated square feet, in Whisper Creek. The detached villa and single-family plans cluster at 1,730 to 1,759 square feet for one story and 2,057 to 2,118 for two story, with a larger plan running 2,398 to 2,452.
Every one is two stories. There are 67 condominium buildings and not one reaches three stories, verified three ways: the county MaxStories field tops out at 2.0 across all 847 parcels, the building inventory, and unit numbering showing five units per level.
No. Zero of the 620 condominium units have a private pool. On the fee-simple side, 187 of 227 homes, about 82 percent, do have one, and all 227 have a garage.
205 of the 227 fee-simple parcels carry the county's golf-course location influence code and 21 carry lake. We word that as golf-course frontage per the county's coding rather than a guaranteed view. The county records no view data for the 620 condominium parcels, so those must be verified unit by unit.
We will not claim either. The county bulk file does not carry exterior wall or roof type. What is documented is that the statewide Florida Building Code took effect March 1, 2002, so 88 percent of Spring Run predates it and opening protection was not a builder standard. Verify per unit.
We will not claim they have and we will not claim they have not, because no public record settles it. Ask for the roof permit and its date, and ask for the association's reserve schedule. The permit date drives your mitigation credit and your insurability.
No. Spring Run has no pickleball courts, confirmed by exhaustive search across every amenity list, rule and committee report. Pickleball in The Brooks is at Coconut Park, seven courts, behind a separate Commons Club membership.
Neither. There is no dedicated walking or nature trail inside Spring Run, and the club affirmatively prohibits walking, jogging and biking on the golf cart paths. Residents walk the internal streets. No dog park is documented anywhere.
No. Private golf carts are prohibited under Rules 15.1 and 15.3. Carts may not be driven to any residence, are banned from parking lots, and are prohibited from streets except at designated crossings. Source: Spring Run Rules and Regulations 2020-2021.
Gordon Lewis designed it, and John Sanford redesigned it in 2014. The course was re-grassed to Bimini turf in 2022 at a cost of $700,000 drawn from the replacement reserve. Source: Spring Run golf.
Yes, a Certified Audubon Cooperative Sanctuary since 2008. Source: Spring Run certified Audubon sanctuary.
We will not publish either number. The club's own homepage says seven tee sets and its own golf page says six, so the contradiction cannot be resolved by ranking sources, and no primary source publishes the yardage. The Florida State Golf Association rates eleven configurations for men and eight for women.
The Florida State Golf Association rates the men's tips at 72.5 with a 140 slope, and the women's forward-most rated set at 74.2 with a 135 slope. A 140 slope from the tips is a genuinely demanding rating. Source: Florida State Golf Association club record.
Outside play is deliberately limited: 88 percent of budgeted starts come from members, transfer members and guests, with reciprocals and outside events at about 12 percent. Tee times run on the Chelsea system with a one-week request window and a two-week revolving points system.
Approximately 26,000 square feet following the 2022-2023 expansion, with the grand opening in October 2023. The club's older web page still says 15,000, which is stale; the current dated document says 26,000. Source: Spring Run 2022-2023 clubhouse renovation.
Indoors: the Formal Dining Room plus Lakeview, Mangroves and Springs, with a lounge and indoor bar. Outdoors: the Verandah and the Oasis, with the Oasis Bar. The club publishes a room-by-room dress code. Source: Spring Run dress code.
No. Spring Run is all ages, established across nine governing documents with zero HOPA language plus positive contrary evidence: membership cards issued to members' children aged 10 to 20, an under-12 escort rule in club facilities, an under-16 fitness supervision rule, and age named as protected in the non-discrimination clause.
No. The Commons Club at The Brooks is a separate, optional, member-owned club and it appears nowhere in the Spring Run fee stack. That is the opposite of Lighthouse Bay, where Bronze is written into the recorded Declaration.
We will not publish a figure. The Commons Club publishes only a 2019 schedule and directs prospects to call, so any current dollar amount on a real-estate page is stale. The three tiers are Bronze, Silver and Gold, described in full above.
It is a mix, not plain Zone X. An 89-point FEMA query put roughly 61 percent of in-community points in Zone AH with a base flood elevation of 15.0 feet NAVD88 and roughly 39 percent in Zone X, on panel 12071C0593H effective November 17, 2022. Verify per address.
It depends on your specific parcel. Zone AH is a Special Flood Hazard Area, so a federally backed mortgage on an AH parcel triggers the mandatory purchase requirement. A Zone X parcel does not. Ground elevation runs 14.20 to 15.27 feet, essentially level with the base flood elevation.
Zone B, not Zone C, verified at five geocoded addresses against both Lee County and state GIS, with Coconut Road as the B and C seam. Zone B was under mandatory evacuation for both Hurricane Ian and Hurricane Milton. Source: Lee County Emergency Management Zone B.
Ian was a wind, tree and screen-enclosure event at The Brooks, not a surge event. USGS surveyed zero high-water marks in the Coconut Road corridor, and the Village of Estero told FEMA there was "only minor damage east of US 41, primarily from wind." Rainfall at the nearby gauge was 7.54 inches.
No. The club absorbed roughly $485,000 of Hurricane Ian costs from accumulated surpluses rather than through a special assessment on owners, per its own Treasurer's report. Source: Spring Run Treasurer's 2025 Budget Report.
Because the split is statutory. Condominium and coach-home owners sit under a master property and wind policy required by FS 718.111(11) and buy an HO-6, while fee-simple villa owners sit under Chapter 720 with no association duty to insure and buy a full HO-3 with wind.
Your floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, built-in cabinets, countertops and window treatments, which the master policy expressly excludes, plus contents, loss of use, liability and loss assessment. Source: Florida Statute 718.111.
More than the statutory minimum. Florida requires only $2,000 with a deductible no greater than $250 under FS 627.714(1), and the applicable limit is frozen at the amount in force one day before the occurrence. The association's deductible is a common expense of the condominium.
No. Both mandates attach only at three habitable stories or more, and no Spring Run building exceeds two stories, verified across all 847 parcels. Every Spring Run association is exempt from both. Sources: Florida Statute 553.899; Florida Statute 718.112.
That is exactly the right follow-up question. Because no SIRS is required, the reserve waiver vote remains legally available here, so the adopted neighborhood budget and reserve schedule are the documents to read. We request them on every transaction.
The assessments in the news are landing overwhelmingly on three-story-and-taller buildings caught by the milestone and SIRS mandates. Spring Run's buildings are all two stories and outside both regimes. That removes the statutory driver, though ordinary reserves for roof, paint and paving still apply.
Yes, with conditions. Every lessee must take a club membership under Rule 11.3, or the owner's account is automatically charged the social fee. The owner files a Delegation of Use and the owner's own privileges suspend for the term when privileges are delegated.
It is set by neighborhood, not community-wide. Winding Stream requires 30 days. Autumn Lake requires one month with a one-year maximum, plus a $150 processing fee and two reference letters. The other eight neighborhoods must be confirmed from their own recorded documents.
Only if you delegate golf privileges, and if you do, your own privileges suspend for the term. The delegation costs $585.75 including tax for all privileges, golf only or social only, and $159.75 if no privileges transfer at all.
No. Short-term rental is effectively prohibited by association rule rather than by municipal ordinance. No Village of Estero vacation-rental ordinance was found, consistent with the state preemption at FS 509.032(7). Do not buy here as a nightly-rental play.
It varies by neighborhood and the variance is material. Winding Stream bans pit bulls and bars pets in leased units, Autumn Lake bars pets in leased units, and Hidden Lakes permits pets for owners but not for guests or transfer members. Those three cover roughly 422 units.
Yes. The gatehouse is manned from 6:30 am to midnight, seven days a week, at (239) 949-0717. Resident transponders bypass the guest lane and guest access runs through DwellingLIVE, available 24 hours online or by app.
Pick-up trucks, vans, SUVs, motorcycles and scooters are acceptable at Winding Stream, the neighborhood with the most explicit public rules. RVs, watercraft, house trailers and camping trailers are prohibited from carports and parking areas, with towing as the remedy. There is no RV or boat storage inside Spring Run.
Up to 45 days at the master level under Rule 24.3, after neighborhood ARC approval, which does not substitute for master approval. Build 45 days into any renovation timeline, and note that construction is permitted Monday through Saturday only, never Sunday.
No. The Board approved a closed palette on April 24, 2025: fifteen base colors with locked trim and door options that cannot be mixed and matched. Source: Spring Run 2025 paint color palette.
The jurisdiction is the Village of Estero, Lee County. The 34135 ZIP simply gives a Bonita Springs mailing address. Lee County's own tax roll places the reference parcel in taxing district 316, Village of Estero and Estero Fire.
Lee County runs a choice-and-lottery model, not hard zoning. Spring Run is in Elementary Zone Q, Middle Zone GG and South High Sub-zone 3, and is more than two miles from every school, so families compete on Proximity 2. Rayma C. Page is not available; Spring Creek Elementary is.
Florida Gulf Coast University is about 7.7 miles and roughly 19 minutes. The Gulf beaches at Bonita and Barefoot are west across US 41. Coconut Point shopping, dining and Lee Health are essentially at the front door.
No. Exit 123 is Corkscrew Road, about two miles north, and Coconut Road dead-ends east of Three Oaks Parkway. The Coconut Road overpass right-of-way obligation was removed from the DRI by Lee County Resolution Z-13-009 in 2013.
FDOT project 452544-1 widens I-75 to ten lanes past The Brooks. Village of Estero Resolution 2025-26, adopted November 19, 2025, asks FDOT for a continuous 22-foot noise wall along the entire east side of The Brooks. No revised design had been published as of April 2026.
The Coconut Pointe Residences at Brooks Town Center, 158 units, approved in October 2023, plus Home2 Suites at Coconut Point, Woodfield Estero at 596 units, and a still-unapproved Waypoint Residences proposal on the closed Regal Cinema site at Coconut Point.
Spring Run is the value spoke on all-in cost inside The Brooks: no initiation, nothing to redeem, and a club fee that went down to $9,159 for 2025-2026. Trailing-12-month median sold price is $386,500 (Stellar MLS, pulled July 2026).
As of July 2026 there are 8 active listings from $275,000 to $895,000 with a median list price of $331,950, roughly 2.8 months of supply (Stellar MLS). Call Marc at (239) 287-5873 for today's list with the fee stack attached to each one.
For a condominium: the neighborhood's recorded declaration and bylaws, its rules, its current adopted budget and reserve schedule, recent financials, a year of board minutes, and the master club documents. For a fee-simple villa: the residents' association documents plus the master club documents.
Mandatory club fees whether or not you golf, a $30 cart fee per round, no pickleball, no dog park, no walking trails, no private golf carts, a genuinely mixed flood picture with most of the interior in Zone AH, Evacuation Zone B, and 1998-to-2002 housing stock.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, with product-level command of the four-tier market and the non-equity mechanics. Call Marc at (239) 287-5873 or Jesse at (239) 898-6072.
Almost nothing on the open web addresses the Spring Run seller specifically, which is why this section exists. The sign ban, the four-hour open house window, the gatehouse listing-sheet channel, the 30-day sale notice, the ARC records transfer and the two-estoppel reality are the moat, and they are all documented in the community's own rules.
McGreevy and Comisar are the team Spring Run sellers call first: the #1 Team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008, with command of the four-tier product market and the non-equity resale mechanics. Call Jesse direct at (239) 898-6072.
The trailing-12-month median sold price is $386,500 at a median 94.9% sale-to-list and $275.85 per square foot (Stellar MLS, pulled July 2026), but value here is highly product-specific. We build an address-specific valuation rather than a portal estimate. Start at mcgreevyandcomisar.com/home-valuation.
Request one at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. We prepare a comparative market analysis against your home's own product tier, neighborhood and view rather than a community-wide average.
Because automated models do not price a bundled non-equity golf membership, a $9,159 annual club fee, a $12,000 resale fee payable at transfer, or the difference between a Chapter 718 condominium and a fee-simple villa. They average four separate markets into one number.
In the trailing 12 months, 34 homes sold from $205,000 to $700,000, median $386,500, average $406,103, for roughly $13.8 million in volume (Stellar MLS, pulled July 2026). We pull the exact comparable set that matches your home.
The detached villa and single-family neighborhoods, Whisper Creek, Silver Creek and Willow Creek, carry the largest homes, the garages, the pools and the golf-course influence coding, so they sit at the top of the market. We price each home against its own neighborhood's closings.
205 of the 227 fee-simple parcels carry the county's golf-course influence code, so golf frontage is the fee-simple baseline rather than a premium there. On the condominium side the county records no view data at all, so the view has to be documented and marketed unit by unit.
Floor position matters here because there are no elevators in any of the 67 two-story condominium buildings, so the ground-floor buyer pool is larger, particularly among retirees. We position that in pricing rather than treating the two floors as interchangeable.
On 1998-to-2002 stock, kitchens, flooring and bathrooms move the needle most, and a documented newer roof helps insurability and therefore financeability. Remember exterior paint is a closed fifteen-color palette and any exterior change needs up to 45 days of ARC review.
It depends on your timeline and on what the current comparable set shows. We run both scenarios against actual closings, because in some price bands a buyer pays more for updated finishes than the update cost and in others they do not. Call Jesse at (239) 898-6072.
The peak listing window is roughly January through April, when the seasonal golf-buyer pool is in Southwest Florida, though well-priced Spring Run homes sell year round. Note the club's two annual course closures, three weeks in June and ten days in August, when the campus is quieter.
The trailing-12-month median is 63 days on market at a median 94.9% sale-to-list ratio (Stellar MLS, pulled July 2026). Days on market vary meaningfully by product tier, floor, view and condition.
As of July 2026 there are 8 active listings from $275,000 to $895,000 with a $331,950 median list price, which works out to roughly 2.8 months of supply against the trailing sales pace (Stellar MLS).
Statewide, three-story-and-taller buildings caught by the milestone and SIRS mandates have been the difficult inventory. Spring Run's buildings are all two stories and exempt from both, which we document in the listing package. That is a differentiator, and we lead with it.
Spring Run's club fee actually went down, from $9,308 in 2024-2025 to $9,159 in 2025-2026, and sits below the $10,200 Southwest Florida bundled-golf benchmark the club's own budget report cites. That is a selling point rather than an objection, and we present it with the source.
No. Because the club is non-equity and bundled, the membership is a license attached to the home. There is nothing to sell separately, no queue position to hand off, and no separate membership transaction to manage. It conveys with the deed.
Yes. That is the point of bundled non-equity. Your buyer becomes a member the day they take title, with no initiation check and no waitlist, which is one of the strongest selling arguments this community has.
No. Non-equity means there is no equity share, no redemption and no refund queue. Set that expectation early, because a seller coming from an equity club elsewhere often assumes otherwise and is disappointed at the closing table.
$12,000 for an outside buyer and $3,500 for an existing Spring Run member relocating within Spring Run, deposited to the replacement reserve rather than to operations. Who writes the check is a contract term, not an association rule, so address it in the contract.
$250 at the master level. Expect a second, separate neighborhood estoppel fee as well, which is not published for any of the ten neighborhoods. Budget for two estoppels and order both early so they never delay your closing.
Florida law gives an association 10 business days, with a shorter window for an expedited request. We order both the master and the neighborhood estoppel at contract rather than at the last minute, which is where most Spring Run delays come from.
It comes out of your proceeds at closing. That is precisely why we order estoppels early: an unexpected balance discovered a week before closing is a crisis, and the same balance discovered at contract is just a line on the net sheet.
No. For Sale and For Rent signs are prohibited in Spring Run, including in windows, on private property, in common areas and in any area visible from the golf course. The violation ladder runs warning, then $100, then $100 plus loss of club privileges.
Yes, but only on Saturdays and Sundays from 1:00 pm to 5:00 pm. Open house signs are permitted with the wording "Open House" only, and cardboard signs with wire legs are prohibited. Any launch plan has to be built around that four-hour, two-day window.
Through the manned gatehouse, open 6:30 am to midnight at (239) 949-0717, with guest access managed through DwellingLIVE 24 hours a day online or by app. We coordinate every showing through that system so nobody is turned away at the gate.
Yes, and most agents do not know it exists. The community permits information sheet listings of property for sale and open house announcements to be distributed through the Spring Run Gatehouse, and the association also hosts a free members-only listing on its own site at an owner's request.
Some neighborhoods require notice and approval, not just notification. Winding Stream requires 30 days' notice before closing and Sabal Cove uses 20 days, and an unapproved sale "shall be voided." The rule applies whether you sell by owner or through an agency.
Yes. In the community's own words, "when your home is sold all ARC applications and approvals must be transferred to the new owner." It is a genuine seller trap, and it belongs on the pre-listing checklist rather than being discovered at closing.
The governing documents and financial disclosures a Florida buyer is entitled to: for a condominium, the neighborhood declaration, bylaws, rules, current budget, reserve schedule and financials, plus the master club documents. For a fee-simple villa, the residents' association package plus the master club documents.
Under Johnson v. Davis, a seller must disclose known facts materially affecting the value of the property that are not readily observable. For Spring Run that includes the mandatory club fee, any pending special assessment, known defects, and prior damage and claim history.
Yes. Prior damage and the repairs made to address it are material, as is insurance claim history. Disclose it accurately with documentation, because an undisclosed claim discovered in the buyer's underwriting is far more damaging to a transaction than a disclosed one.
No. Milestone inspections attach only at three habitable stories or more, and no Spring Run building exceeds two stories. We include the statutory citation and the county building data in the listing package so a nervous condominium buyer gets a documented answer rather than an assurance.
Almost certainly, because in 2026 that is a standard request on any Florida condominium. The correct answer here is that no SIRS is required because the buildings are two stories, and that the neighborhood's adopted budget and reserve schedule are the documents to review instead.
Roughly 8 to 9.5 percent of sale price all in, including commission, documentary stamp tax, title, estoppels, prorations and any negotiated concessions. We prepare an address-specific net sheet before you list, so there are no surprises. Call Jesse at (239) 898-6072.
$0.70 per $100 of the sale price on the deed, which is the standard Florida rate outside Miami-Dade. On a median-priced Spring Run sale that is a real line item and it belongs on your net sheet from day one.
The annual club fee, the prepaid food and beverage minimum and the neighborhood association fee are prorated at closing, and the CDD assessment is a non-ad-valorem line on the tax bill that prorates with taxes. Whether unused food minimum is refundable is not documented publicly, so confirm it with the club.
Florida has no state income tax and therefore no state capital gains tax, but federal capital gains rules still apply. If Spring Run was your primary residence you may qualify for the Section 121 exclusion. Consult your tax advisor on your specific situation.
The Section 121 primary-residence exclusion generally does not apply to a second home, so the federal gain is typically fully taxable. This is one of the most common surprises for seasonal owners here, and it is worth planning for well before you list.
Only if the property was held for investment or productive use in a trade or business, not for personal use. A seasonal second home that you occupied does not generally qualify. Coordinate with a qualified intermediary and your tax advisor before closing, not after.
Yes, unrecaptured Section 1250 gain is taxed at up to 25 percent on the depreciation you took or were allowed to take. Landlords who rented seasonally for several years are frequently caught out by this. Your tax advisor should model it before you sign a listing agreement.
Yes, through Save Our Homes portability, which lets you carry accumulated assessment savings to a new Florida homestead within the statutory window. The Lee County Property Appraiser's estimator includes a portability calculator. Source: Lee County Property Appraiser Tax Estimator.
Commission is negotiable and always has been. Since the NAR settlement, buyer-agent compensation is no longer set through the MLS and is negotiated separately, though most sellers still choose to offer it for strategic reasons. We will explain the current structure plainly before you sign anything.
You can, but consider what you are taking on: a sign ban, a four-hour weekend open house window, gate access logistics, two estoppels, neighborhood sale-approval notice periods, ARC records transfer, and full Florida disclosure liability. Most Spring Run for-sale-by-owner attempts stall on the association mechanics.
Community-specific experience, fluency in bundled non-equity golf, knowledge of the sign and open house rules, the ability to price by product tier rather than by community average, and the marketing reach to find a seasonal golf buyer who is not currently in Florida.
Turnkey and furnished sales are common in this seasonal golf market and can appeal strongly to an out-of-area second-home buyer who wants to arrive and play. We advise on whether a turnkey price or an unfurnished sale nets you more on your specific home.
Because value here turns on product tier, neighborhood, floor, view and condition, and because the resale mechanics have real traps: two estoppels, the resale fee negotiation, ARC records transfer, and sale-approval notice periods. McGreevy and Comisar handle all of it. Call Jesse at (239) 898-6072.
Every substantive claim on this page about Spring Run at The Brooks traces to a primary source: the association's own published documents, the community development district, Lee County, the Village of Estero, the State of Florida, FEMA, USGS, NOAA and the Florida Department of Education. No competitor brokerage or listing aggregator is cited anywhere, by policy. Where a source could not be verified, we said so in the text rather than publishing a number.
Spring Run Golf Club and the association
The Commons Club at The Brooks
Brooks of Bonita Springs Community Development Districts
Lee County government, property and emergency management
Village of Estero
FEMA, USGS and NOAA
State of Florida: statutes, insurance and corporations
Schools, university and golf ratings
Transportation and nearby development
These are the actual governing and financial documents behind every number on this page, each linked to its official authority source. Every URL below was fetched and verified on July 28, 2026. If you are buying or selling in Spring Run at The Brooks, this is the reading list, and we will walk you through any of it. Call Jesse direct at (239) 898-6072.
Document | What it tells a buyer or seller | Official source |
|---|---|---|
Spring Run Membership at a Glance, 2025-2026 | The whole club fee sheet on one page: the $9,159 annual fee including the $725 prepaid food minimum, the $12,000 and $3,500 resale fees, the $250 estoppel, the $550 plus tax Delegation of Use, $215.55 Blue Stream Fiber, member cart fees, guest green fees by season, seasonal hours, and the management company for each of the ten neighborhoods | |
Treasurer's 2025 Budget Report, final to owners, August 30, 2024 | The only public line-item breakdown of the assessment: operating fee, replacement reserve, new capital, renovation fund, food and beverage minimum, beautification and the one-time $354 shortfall. Also the resale fee decision, the reserve roll-forward, the $10,200 peer benchmark, and the $485,000 of Hurricane Ian costs absorbed without a special assessment | |
Lease Application and Transfer Membership package, Rev September 2025 | The non-equity language in the association's own words, the four delegation options and exactly what the owner keeps or loses, the tax-inclusive fees of $585.75 and $159.75 with a $106.50 late fee, the 10-day filing deadline, the no-cash and 3 percent credit card rules, the transponder form, and the bundled Lee County Tourist Development Tax registration | |
Spring Run Golf Club Community Association Rules and Regulations, 2020-2021 | The master rulebook: the two-person membership cap per unit, guest and house-guest limits, dining reservation and cancellation rules, tennis and bocce rules, fitness hours, the private golf cart ban, the tee-time points system, the two-stage ARC process and the 45-day master review window, fines, and the Covenants Committee due-process ladder | |
Spring Run Dress Code | Room-by-room dress standards for the Formal Dining Room, Lakeview, Mangroves, Springs, the Verandah and the Oasis, plus golf, tennis, bocce, fitness and pool. A real relocation question that almost no community page answers | |
Winding Stream Recreation Association Rules and Regulations, amended May 2018 | The most explicit public statement of Spring Run's selling and leasing restrictions: the community-wide ban on For Sale and For Rent signs, open houses limited to Saturday and Sunday 1:00 to 5:00 pm, the gatehouse listing-sheet channel, the 30-day minimum lease, the 30-day notice of intent to sell, no pets in leased units, the pit bull ban, carport and vehicle rules, and the $100 per day up to $1,000 fine ladder | |
Spring Run 2025 Paint Color Palette, Board approved April 24, 2025 | Exterior color is a closed choice. Fifteen approved base colors with locked trim and door options that cannot be mixed and matched. A seller-facing surprise and a straight answer to "can I repaint before listing" | |
Spring Run homes for sale website listing form | The association runs a free members-only resale listing on its own site, requires the realty company name if listed with a Realtor, and states that it does not represent or endorse any realty company. Also confirms the club's four product-type names | |
Map of Spring Run | The site plan: neighborhood locations, the golf routing, the clubhouse campus and the gate | |
Brooks CDD proposed budget, Fiscal Year 2027, with the 2026-2027 preliminary assessment rolls | The CDD line on the tax bill, per neighborhood, in the district's own table: $1,017.25 operations and maintenance for every Spring Run neighborhood with $0.00 debt service, and the one exception, Winding Stream buildings 30, 31 and 32 at $556.84 debt service for a $1,574.09 total with four years remaining | |
Brooks of Bonita Springs CDD adopted budget, Fiscal Year 2026 | The current adopted budget and the FY2026 per-unit assessment, for a buyer who wants the adopted rather than the proposed figure | |
Brooks CDDs, FAQs on the proposed sale of Coconut Park, November 13, 2023 | Why the Brooks pickleball complex now sits behind a Commons Club membership, the $970,000 appraisal, the five-year resale bar and CDD right of first refusal, the Bronze-level benefit commitment, and the plain answer that non-members probably lose access | |
Lee County Emergency Management, Evacuation Zone B one-pager | Spring Run is Zone B, and Zone B "will be among the first areas ordered to evacuate for a hurricane." The single most important storm-planning fact for a buyer here | |
Lee County Property Appraiser, 2025 Taxing District Millage Book | The full certified millage stack for district 316, Village of Estero and Estero Fire, totalling 13.0214 mills, including the 0.7300 Village rate and the 2.2880 Estero Fire Rescue rate | |
Lee County Property Appraiser Tax Estimator, live Spring Run parcel | Model your own tax bill at your own purchase price, with the built-in portability calculator, and read the Property Appraiser's own warning that the seller's exemption comes off and the November bill goes up | |
Florida Statute 553.899, mandatory structural inspections | The milestone inspection law, including the three-habitable-stories threshold and the express exclusion at subsection (4) for dwellings with three or fewer habitable stories above ground. This is the statute Spring Run's two-story buildings sit outside of | |
Village of Estero, flood maps and zones | The Village's own explanation that flood zone, evacuation zone and storm surge zone are three different things, plus the caution that FEMA base flood elevations are accurate to plus or minus 0.5 feet | |
FEMA Flood Map Service Center, search by address | Where a buyer confirms the flood zone for one specific Spring Run address rather than trusting a community-wide claim. The governing panel is 12071C0593H, effective November 17, 2022 | |
Lee County School District, school zones | The district's own zone pages and address locator, which is the only correct way to answer a schools question in a choice-and-lottery district |
Market data from Stellar MLS, pulled July 2026. McGreevy and Comisar, Best Realtor for Spring Run at The Brooks. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
481 people live in Spring Run At The Brooks, where the median age is 70 and the average individual income is $65,813. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around Spring Run At The Brooks, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Spring Run Golf Club.
Spring Run At The Brooks has 345 households, with an average household size of 1. Data provided by the U.S. Census Bureau. Here’s what the people living in Spring Run At The Brooks do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
0-9 Years
10-17 Years
18-24 Years
25-64 Years
65-74 Years
75+ Years
Education Level
Total Households
Average Household Size
Average individual Income
Marital Status
Blue vs White Collar Workers
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White Collar:
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