Autumn Lake at Spring Run is a carriage-home condominium village of 120 homes on Sandycreek Terrace in Estero. Club fees, association rules, flood zone and county sales from public records. Call Jesse at (239) 898-6072. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Autumn Lake at Spring Run is a carriage-home condominium village of 120 two-bedroom, two-bath homes in twelve two-story buildings on Sandycreek Terrace, part of Spring Run at The Brooks inside The Brooks in the Village of Estero, Florida. The Lee County roll lists ZIP 34135, the Village of Estero is the municipality, and the buildings date from 1998 to 2000. Every Autumn Lake home comes with Spring Run’s automatic golf club membership.
McGreevy and Comisar are the team Autumn Lake at Spring Run sellers call first: Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, with over $900 million in personal sales between Jesse and Marc. Our Domain Realty Group team is the #5 real estate team in Florida (RealTrends 2026). If you are comparing agents, our guide to the best real estate agents in Estero sets local agents side by side on the public record. For Autumn Lake itself, the Lee County record shows 16 recorded sales in the 36 months to the September 25, 2026 index date, at a $405,000 median.
This page is about the Autumn Lake condominium village inside Spring Run on Sandycreek Terrace. It is not any of the other communities that share the name Autumn Lake or Autumn Lakes elsewhere, it is not Hidden Lakes, the larger carriage-home village next door, and it is not Sunset Stream, whose homes also carry Sandycreek Terrace addresses; the section on the county record shows how to tell them apart.
McGreevy and Comisar are the best realtor for Autumn Lake at Spring Run because value here turns on details most agents never separate: which of 120 look-alike condominiums sold at which price, what Spring Run’s club fees add to ownership, which association approves your tenant, and what the lease form allows.
Data updated: October 2026 (Lee County recorded sales through the September 25, 2026 index date).
If you’re searching for the best realtor for Autumn Lake at Spring Run in Estero, whether you’re ready to sell your Autumn Lake at Spring Run home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Our Domain Realty Group team also ranks as the #5 real estate team in Florida in the 2026 RealTrends rankings.
Recent Autumn Lake at Spring Run track record (Lee County recorded sales, DOR-qualified, 36 months from October 2023 to the September 25, 2026 index date): 16 Autumn Lake at Spring Run resales total in the market · highest-priced Autumn Lake at Spring Run sold: $585,000 · median recorded sale: $405,000.
Every figure is a community total across all brokerages, counted from the Lee County Property Appraiser sales file (index built October 7, 2026; newest recorded sale date in the Lee index September 25, 2026). In the last 12 months we tracked 7 Autumn Lake at Spring Run recorded sales, from $287,500 to $500,000, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.
For Autumn Lake at Spring Run sellers: premium marketing, cinematic video, drone, professional photography, a qualified-buyer database, discretion and off-market capability when needed.
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Selling your Autumn Lake at Spring Run home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, read our guide to selling a home in Estero, or call Jesse direct at (239) 898-6072 (confidential conversations welcome). Our guide to home values in Estero goes deeper on pricing, costs and disclosure.
Buying a home in Autumn Lake at Spring Run? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers. Our guide to buying a home in Estero covers offers, inspections, insurance and closing costs.
Autumn Lake at Spring Run is a mid-sized condominium village where a village recreation association, a master golf club association and Florida condominium law all touch every purchase. These ten facts are the spine of the page, and each is expanded, dated and sourced in the sections below.
Data updated: October 2026.
This table of contents lists every section of the Autumn Lake at Spring Run page in the order it appears. Each link jumps to its section, so you can go straight to the Autumn Lake market, the fees and rules, the flood zone, schools, the Hidden Lakes comparison or the seller section.
Autumn Lake at Spring Run is a village of twelve two-story condominium buildings on Sandycreek Terrace, inside the gates of Spring Run Golf Club, 1.3 road miles from the Lee Health Coconut Point emergency department. Each of its 120 homes has two bedrooms and two baths, and the golf club membership comes with the home.
Data updated: October 2026 (Lee County roll; Spring Run Golf Club 2026 to 2027 sheet; drive times computed October 29, 2026).
Autumn Lake sits within Spring Run’s 200 acres, on Sandycreek Terrace at street numbers 23501 to 23556 in the county sale list. The club calls Spring Run “one of four separate and distinct residential communities located within The Brooks, developed by Bonita Bay Group,” and says the 847 Spring Run homes were built by Pulte Homes. Spring Run’s board minutes of March 23, 2023 record that the community “no longer” falls under Lee County’s jurisdiction and “now must abide by the rules and regulations of the Village of Estero.”
Each building holds ten homes, five to a floor, and the roll gives four heated sizes: 1,262 square feet for 36 homes, 1,386 for 24, 1,681 for 24 and 1,700 for 36. Every home is two bedrooms and two baths. The club’s carriage-home floor plans list a one-car garage, but the county roll leaves the garage field blank for condominium parcels, so confirm the garage and parking for the exact unit.
The club runs an 18-hole course, four Har-Tru tennis courts, bocce courts, a fitness center, a practice range, a pool and spa and a remodeled clubhouse, and its 2026 to 2027 sheet lists lunch Monday to Saturday and dinner on Friday and Saturday from November to April. The gatehouse is staffed from 6:30 am to midnight. Coconut Point shopping center is 1.6 road miles away and Lee Health Coconut Point 1.3, each 4 to 5 minutes by free-flow driving.
Autumn Lake is not a neighborhood of detached houses. It is not an equity club: Spring Run calls itself a “non-equity club” in which owners, lessees and guests “hold a license to use the club facilities.” It is not an optional-membership community, because the membership comes with the home. No pool, cabana or clubhouse owned by the village appears in any club document or Autumn Lake form we read. And it is not marketed as 55+; see the section on age rules below.
Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, and if you own in Autumn Lake, a free valuation built on the county’s recorded sales is one step away: start with our free home valuation or call Jesse direct at (239) 898-6072. If you are buying, call Marc at (239) 287-5873 and we will pull the association papers before you write an offer.
Autumn Lake at Spring Run is three condominium sections on Sandycreek Terrace in the Village of Estero, ZIP 34135. On the Lee County roll the legal text begins “AUTUMN LAKE SECTION I,” “SECTION II” or “SECTION III,” and 121 records carry the name: 120 homes and one shared common-element record that is not a home.
Data updated: October 2026 (Lee County Property Appraiser sales file and roll, index built October 7, 2026; recording references carried from the July 2026 county roll read).
Section I homes read “AUTUMN LAKE SECTION I CONDO DESC IN OR 3012 PG 1705,” Section II homes read “AUTUMN LAKE SECTION II CONDO DESC OR 3135 PG 3869,” and Section III homes read “AUTUMN LAKE SECTION III CONDO DESC IN OR 3192 PG 3961,” according to the July 2026 read of the county roll. Those book and page references point to the recorded declarations, which we did not read; a buyer should request all three. The common elements also sit on Tract B of Spring Run at The Brooks Phase 1, Plat Book 61, pages 60 to 66.
The roll’s legal text splits 40 homes into Section I, 40 into Section II (30 records under one wording and 10 under a second, “SECTION II CONDO OR 3135 PG”) and 40 into Section III, with one combined record reading “SECTION I+II+III.” A state-filings directory lists each section as its own condominium project registered with the state: Section I registered September 15, 1998 (project PR1P024532), Section II on June 24, 1999 (PR1P024814) and Section III on November 30, 1999 (PR1P025011), 40 units each. That order matches the roll’s year built, which runs from 1998 to 2000.
One roll record under the Autumn Lake name is not a home. It carries use code 09 rather than the condominium code 04, records 222 heated square feet, and has no bedrooms or baths. The July 2026 county read put its land at 7.07 acres. Counting it as a home is the most common way to get Autumn Lake wrong: the village has 120 homes, not 121.
All 120 homes are on Sandycreek Terrace, with unit numbers 101 to 110, 201 to 210 and so on through 1201 to 1210. The roll shows ZIP 34135 for every record. The Village of Estero is the municipality: Spring Run’s board minutes record the change from Lee County’s jurisdiction, and the club’s own pages use “Estero, FL 34135,” while the club’s transfer package mailing line and a state-filings directory say “Bonita Springs, FL 34135,” which is why you will see both names.
Three checks keep you on the right village. A Sandycreek Terrace address alone is not proof of Autumn Lake, because Sunset Stream homes carry Sandycreek Terrace addresses too (23581 Sandycreek Terrace #1104 is a Sunset Stream home); Autumn Lake runs from 23501 to 23556 in the county sale list. The lease form’s body text spells the name “Autumn Lakes,” and the legal name of the village association is Autumn Lake Recreation Association, Inc. Finally, Hidden Lakes is the neighboring carriage-home village on Clear Spring Court and Spring Run Boulevard, a separate condominium with its own sections.
Autumn Lake at Spring Run has 120 homes in twelve buildings of ten, split into 40 in each of three sections. The Lee County roll adds one shared common-element record. All 120 homes are two-bedroom, two-bath condominiums of 1,262 to 1,700 heated square feet, built between 1998 and 2000.
Data updated: October 2026 (Lee County Property Appraiser sales file and roll; building mapping from the county sale list, our reading).
Building (units) | Street number on Sandycreek Terrace | Homes |
|---|---|---|
Units 101 to 110 | 23506 | 10 |
Units 201 to 210 | 23516 (inferred from the numbering pattern) | 10 |
Units 301 to 310 | 23526 | 10 |
Units 401 to 410 | 23536 | 10 |
Units 501 to 510 | 23546 | 10 |
Units 601 to 610 | 23556 | 10 |
Units 701 to 710 | 23551 | 10 |
Units 801 to 810 | 23541 | 10 |
Units 901 to 910 | 23531 | 10 |
Units 1001 to 1010 | 23521 | 10 |
Units 1101 to 1110 | 23511 | 10 |
Units 1201 to 1210 | 23501 | 10 |
Total | 12 buildings | 120 |
Eleven of the twelve street numbers appear in the county sale list; the second building’s number follows the pattern of the others and also appears in our July 2026 MLS pull. The roll records year built as 1998 for 10 parcels, 1999 for 70 and 2000 for 41, the last figure including the common-element record.
The roll gives four heated sizes: 1,262 square feet for 36 homes, 1,386 for 24, 1,681 for 24 and 1,700 for 36. In the county sale list, units ending 04 and 08 are always 1,262, units ending 02 and 09 are 1,386, units ending 01 and 10 are 1,681, and units ending 03 and 07 are 1,700. Units ending 05 and 06 do not appear in the sale list; the counts of 36 and 36 imply that one of them is a 1,262 and the other a 1,700 in every building. The mean home is 1,502 square feet: (36 x 1,262 + 24 x 1,386 + 24 x 1,681 + 36 x 1,700) / 120 = 180,240 / 120.
The July 2026 county read records every Autumn Lake building as two stories with five homes on each floor. That matters for building rules, because Florida’s milestone inspection law and its structural integrity reserve study law reach only buildings of three habitable stories or more, a point the insurance section below covers.
Sixteen recorded sales in 36 months on 120 homes is 13.3 percent over three years, about 4.4 percent a year; the 7 sales of the last 12 months are 5.8 percent of homes, against 2 sales (1.7 percent) in calendar 2024. Three units account for 8 of the 27 sales since October 2021: unit 102 at 23506 sold four times, and units 508 and 804 sold twice each (our count from the county sale list).
Autumn Lake at Spring Run recorded 16 resales in the 36 months to the September 25, 2026 index date, at a $405,000 median, from $287,500 to $585,000. The 7 sales of the last 12 months ran $287,500 to $500,000 at a $370,000 median, and the newest sale, on August 31, 2026, was $287,500.
Data updated: October 2026 (Lee County Property Appraiser sales file, DOR-qualified improved sales, index built October 7, 2026, newest recorded sale date in the Lee index September 25, 2026, our analysis).
Southwest Florida MLS figures for Autumn Lake at Spring Run were not pulled for this edition (October 2026); the sales below are Lee County recorded, DOR-qualified sales, which include sales the MLS never sees.
The 36-month window, October 2023 to the September 25, 2026 index date, holds 16 recorded Autumn Lake sales, so it leads, with the 12-month and 60-month windows beside it. The 16 sales total $6,843,400, a mean of $427,713, at a median of $299 per heated square foot.
Window | Sales | Median | Low | High | Median per sq ft |
|---|---|---|---|---|---|
36 months, October 2023 to September 25, 2026 | 16 | $405,000 | $287,500 | $585,000 | $299 |
12 months, October 2025 to September 25, 2026 | 7 | $370,000 | $287,500 | $500,000 | $279 |
60 months, October 2021 to September 25, 2026 | 27 | $435,000 | $287,500 | $585,000 | $300 |
With 16 sales the median is the mean of the eighth and ninth, $400,000 and $410,000. The 12-month figures sit below the 36-month figures by $35,000 at the median and by $20 per square foot, a 6.7 percent drop (279 / 299 = 0.933). Under 20 sales in any window, the sale-by-sale list below matters more than the median.
Date | Price | Heated sq ft | Price per sq ft | Address |
|---|---|---|---|---|
April 30, 2024 | $400,000 | 1,262 | $317 | 23526 Sandycreek Ter 304 |
May 2, 2024 | $585,000 | 1,681 | $348 | 23526 Sandycreek Ter 301 |
March 29, 2025 | $388,900 | 1,262 | $308 | 23556 Sandycreek Ter 604 |
April 11, 2025 | $410,000 | 1,262 | $325 | 23556 Sandycreek Ter 608 |
April 30, 2025 | $482,000 | 1,681 | $287 | 23521 Sandycreek Ter 1010 |
July 17, 2025 | $340,000 | 1,262 | $269 | 23506 Sandycreek Ter 108 |
July 24, 2025 | $505,000 | 1,681 | $300 | 23501 Sandycreek Ter 1201 |
August 1, 2025 | $525,000 | 1,681 | $312 | 23511 Sandycreek Ter 1101 |
August 13, 2025 | $510,000 | 1,681 | $303 | 23541 Sandycreek Ter 810 |
January 26, 2026 | $475,000 | 1,700 | $279 | 23501 Sandycreek Ter 1207 |
April 20, 2026 | $375,000 | 1,262 | $297 | 23551 Sandycreek Ter 708 |
April 28, 2026 | $350,000 | 1,386 | $253 | 23511 Sandycreek Ter 1109 |
May 29, 2026 | $370,000 | 1,262 | $293 | 23511 Sandycreek Ter 1104 |
June 9, 2026 | $500,000 | 1,386 | $361 | 23506 Sandycreek Ter 102 |
August 17, 2026 | $340,000 | 1,262 | $269 | 23541 Sandycreek Ter 804 |
August 31, 2026 | $287,500 | 1,262 | $228 | 23536 Sandycreek Ter 408 |
Price per square foot is each price divided by the roll’s heated area, our arithmetic. The county sale list shows no qualified sale between October 2023 and April 29, 2024, and only 2 in calendar 2024.
The seven sales of 2025 split cleanly by size: the four 1,681 square foot sales ran $482,000 to $525,000, while the three 1,262 square foot sales ran $340,000 to $410,000. A $405,000 median sits between those groups and describes neither well, which is why we price an Autumn Lake home from its own layout and from the most recent sales rather than from the 36-month figure. In the 36-month window the 1,262 square foot homes had 8 sales at a $372,500 median and the 1,681 square foot homes had 5 sales at a $510,000 median.
In the last 12 months we tracked 7 Autumn Lake at Spring Run recorded sales, with a $370,000 median and $2,697,500 in total: $475,000 on January 26, 2026, $375,000 on April 20, $350,000 on April 28, $370,000 on May 29, $500,000 on June 9, $340,000 on August 17 and $287,500 on August 31. Four of the seven were the smallest layout, 1,262 square feet, which pulls the median down; the median per square foot fell less than the median price, from $303 in 2025 to $279 in 2026, a 7.9 percent drop (279 / 303 = 0.921).
Year | Sales | Median | Low | High |
|---|---|---|---|---|
2016 | 6 | $204,500 | $150,000 | $246,000 |
2017 | 4 | $226,750 | $206,000 | $290,000 |
2018 | 7 | $230,000 | $210,000 | $315,000 |
2019 | 6 | $227,500 | $177,500 | $263,500 |
2020 | 8 | $228,250 | $203,500 | $265,000 |
2021 | 10 | $245,750 | $214,900 | $380,000 |
2022 | 5 | $450,000 | $363,000 | $512,000 |
2023 | 4 | $452,500 | $430,000 | $530,000 |
2024 | 2 | $492,500 | $400,000 | $585,000 |
2025 | 7 | $482,000 | $340,000 | $525,000 |
2026 so far | 7 | $370,000 | $287,500 | $500,000 |
The by-year table shows a step change: medians in the $200,000s through 2021, then $450,000 in 2022 (an 83 percent step, 450,000 / 245,750 = 1.83), $492,500 in 2024 on two sales and $482,000 in 2025, then $370,000 in 2026, which is 23 percent below 2025 (370,000 / 482,000 = 0.768) and 25 percent below 2024.
Across all 27 sales since October 2021 the median is $300 per heated square foot, with individual sales from $224 (November 4, 2021, 1,700 square feet, $380,000) to $382 (February 6, 2023, 1,386 square feet, $530,000). The 36-month median is $299 and the 12-month median $279. The newest sale, at $228 per square foot, is the second lowest in the list.
Heated sq ft | Sales since Oct. 2021 | Median | Low | High | Median per sq ft |
|---|---|---|---|---|---|
1,262 | 11 | $375,000 | $287,500 | $447,500 | $297 |
1,386 | 7 | $470,000 | $340,000 | $530,000 | $339 |
1,681 | 6 | $507,500 | $450,000 | $585,000 | $302 |
1,700 | 3 | $450,000 | $380,000 | $475,000 | $265 |
The 1,386 square foot size has the highest median per square foot at $339, and the 1,700 square foot size the lowest at $265, but the 1,700 group has only three sales, which is thin. Repeat sales show how much one unit can move: unit 102 sold for $340,000 on December 30, 2021, $512,000 on August 16, 2022, $530,000 on February 6, 2023 and $500,000 on June 9, 2026, up 47.1 percent from the first sale to the last and down 5.7 percent from the 2023 sale (500,000 / 530,000 = 0.943). Unit 804 sold for $447,500 on May 6, 2022 and $340,000 on August 17, 2026, down 24.0 percent at the same 1,262 square feet.
Active listings change daily, and Southwest Florida MLS counts were not pulled for this edition (October 2026). Our last MLS pull for Spring Run, on July 28, 2026, showed three Autumn Lake actives at $530,000, $425,000 and $319,000. The $319,000 listing, unit 408 at 23536 Sandycreek Terrace, recorded a sale of $287,500 on August 31, 2026, 9.9 percent under its July list price (287,500 / 319,000 = 0.901). The status of the other two after July is not known to us.
The 120 Autumn Lake at Spring Run homes are two-bedroom, two-bath carriage-home condominiums in four roll sizes of 1,262 to 1,700 heated square feet, in two-story buildings completed between 1998 and 2000. Spring Run’s floor plan sheets show one-car garages and lanais on the plans that resemble them.
Data updated: October 2026 (Lee County roll; Spring Run Golf Club floor plan sheets and 2026 to 2027 sheet).
Heated sq ft (roll) | Homes | Units end in | Closest builder plan sheet (our match) |
|---|---|---|---|
1,262 | 36 | 04, 08 and one of 05 or 06 | Heron 1368 (1,368 living sq ft) |
1,386 | 24 | 02, 09 | Egret (1,513 living sq ft) |
1,681 | 24 | 01, 10 | Spoonbill (1,792 living sq ft) |
1,700 | 36 | 03, 07 and one of 05 or 06 | Spoonbill (1,792 living sq ft) |
No club or county document maps plan names to unit numbers. We matched the sizes by comparing the roll to the living areas on Spring Run’s floor plan sheets, which run about 90 to 130 square feet larger than the appraiser’s heated areas: 1,368 against 1,262 is 106, 1,513 against 1,386 is 127, and 1,792 against 1,681 is 111 (1,700 is 92). The roll and the builder measure differently, so this page quotes the roll figure for size and treats the plan names as an inferred match.
Spring Run’s Heron 1368 sheet lists a two-bedroom, two-bath plan with a one-car garage, 1,368 square feet of living area, a 150 square foot lanai, a master suite of 16 by 13 feet with a walk-in closet, a 15 by 16 foot living room, a 15 by 10 foot dining area and nine-foot ceilings, on the first floor. The Egret sheet lists two bedrooms plus a den, two baths and a one-car garage at 1,513 square feet as a first-floor corner plan; the Spoonbill sheet lists two bedrooms plus a den at 1,792 square feet as a second-floor corner plan. The roll records two bedrooms for every Autumn Lake home, so a den shows up only on the builder sheets.
The roll records year built as 1998 for 10 parcels, 1999 for 70 and 2000 for 41 (the last count includes the common-element record). The club says its 847 residential units were built by Pulte Homes, according to Spring Run Golf Club, and the floor plan sheets carry Pulte Home Corporation copyright lines for 1997 and 1998. The Brooks was developed by Bonita Bay Group. The county roll itself does not name a builder for Autumn Lake.
Spring Run’s carriage-home plan sheets list a one-car garage, but the roll’s garage field is blank for the condominium parcels, so garage assignment is a question for the unit’s own documents. No source we found says which Autumn Lake buildings face the golf course, a lake or a preserve, and no source documents interior condition, updates or roof age. A buyer should ask the association for roof and exterior records and should tour the exact unit; the village’s own architecture, roof and exterior responsibilities sit in the recorded declaration we did not read.
Autumn Lake at Spring Run is run by Autumn Lake Recreation Association, Inc., which Spring Run lists as managed by Advanced Property Management, and sits inside Spring Run Golf Club Community Association, Inc., formed January 23, 1998. Spring Run’s 2026 to 2027 sheet prints annual club fees of $9,820; Autumn Lake’s own assessment is not published.
Data updated: October 2026 (Spring Run Golf Club 2026 to 2027 sheet, effective November 1, 2026; Florida state record as read July 2026; Brooks CDD rolls as read July 2026).
Layer | Entity | What we found |
|---|---|---|
Master and club | Spring Run Golf Club Community Association, Inc. | Florida document N98000000456, filed January 23, 1998, active as of July 28, 2026 (July 2026 state record); one entity is both the master association and the golf club, and every owner is automatically a member |
Village | Autumn Lake Recreation Association, Inc. | Florida document N98000000652, active as of July 28, 2026 (July 2026 state record); the village’s lease form uses the wording “Homeowners Association” for the same body |
Merged | Autumn Lake Section I, II and III condominium associations | Documents N98000000650, N99000002653 and N99000005537, inactive and merged as of July 28, 2026 (July 2026 state record) |
District | Brooks of Bonita Springs Community Development District | $1,017.25 operations and maintenance and $0.00 debt service on the “Carriage H” line, per the district’s FY2025-26 and FY2026-27 assessment rolls as read July 2026 |
Optional | The Commons Club at The Brooks | A separate, member-owned club that Spring Run describes as an option to join; not part of the Spring Run fee stack |
The club describes “a master community association with 10 neighborhoods consisting of 20 neighborhood associations,” whose presidents form a Neighborhood Representatives Council. The 20 count predates the mergers of the Autumn Lake section corporations. The Sunbiz database was not re-opened for this edition because it returns a security challenge, so the state record above is dated July 2026.
Spring Run’s rental page lists Advanced Property Management for Autumn Lake, Whisper Creek, Coral Cove, Sabal Cove, Streamside and Silver Creek, and its 2026 to 2027 sheet groups Autumn Lake under the same firm. A state-filings directory names the firm as Cabrio South LLC doing business as Advanced Property Management Services, at a Naples office. The village’s own lease form, dated 2016, is addressed in care of Sandcastle Community Management, which we read as a former arrangement because the current club pages say Advanced. The master association appears to manage itself through its General Manager; no management agreement was found.
Item | 2026 to 2027 (effective Nov. 1, 2026) | 2025 to 2026 |
|---|---|---|
Annual fees | $9,820 (“includes capital, new project fund, reserve” and a prepaid food and beverage minimum) | $9,159 |
Change | +$661, up 7.2 percent (661 / 9,159) | |
Blue Stream Fiber | $215.55, “subject to change” | $215.55 |
Resale fee | $12,000 for a buyer new to Spring Run; $3,500 for an existing Spring Run member moving within the club | unchanged |
Estoppel fee | $250 | unchanged |
Delegation of use (rental) | $550 plus 6.5 percent tax, $585.75 with tax | same |
Rental admin fee | $150 plus 6.5 percent tax, $159.75 with tax | same |
Member cart fee, 18 / 9 holes | $31.00 / $21.00 | $30.00 / $20.00 |
Neighborhood fees | not published (“Contact Property Management Company”) | not published |
The sheet is effective November 1, 2026 and says fees “are subject to change.” Compared with the $9,308 of 2024 to 2025, which included a one-time $354 shortfall assessment, the 2026 to 2027 fee is $512 higher, up 5.5 percent. Known yearly costs before the Autumn Lake association fee total $11,052.80: $9,820 plus $1,017.25 plus $215.55 (our arithmetic). The sheet does not say whether the $9,820 is billed monthly, quarterly or yearly, and the contract decides who pays the resale fee.
The March 23, 2023 board minutes record that clubhouse costs were funded by a $600,000 replacement reserve, a $303,000 renovation fee from 2021 and a new Renovation Fee of $730 a year per owner, with 11 years remaining at that date. If that schedule ran as described, it would end about 2034, but the club has not published a current schedule, so ask the club whether the fee is still billed and what balance remains before you write an offer.
Spring Run’s sheet directs readers to “Contact Property Management Company” for neighborhood fees. No Autumn Lake assessment, reserve balance, budget or special assessment history is published in any source we found, so we print no number. Ask for the estoppel certificate, the current budget and the reserve schedule before you write an offer.
Autumn Lake falls on the “Carriage H” product line of the Brooks of Bonita Springs Community Development District, shared with Hidden Lakes: $1,017.25 a year in operations and maintenance and no debt service, because the 2006 Series bonds, which refinanced the 1998 Series, were paid in full. We print those figures as read from the district’s FY2025-26 and FY2026-27 assessment rolls in July 2026 and have not linked the district’s documents.
Request, in writing and through your agent, the declaration for your section, bylaws, rules, the latest budget, the reserve schedule, the master policy declarations page and a current estoppel certificate. Florida’s disclosure statute, section 718.503(2), entitles a purchaser to a current copy of the declaration at the seller’s expense.
Golf membership is part of owning an Autumn Lake at Spring Run home: Spring Run’s own site says every homeowner “automatically” becomes a member of the Golf Club, and says golf membership is included with each home purchase. Annual club fees of $9,820 apply for 2026 to 2027.
Data updated: October 2026 (Spring Run Golf Club site, 2026 to 2027 sheet and 2026 transfer package).
Spring Run describes itself as “a private bundled community” where “golf membership is included with each home purchase,” and its transfer package calls the club “a non-equity club” in which owners, lessees and guests “hold a license to use the club facilities.” There is no initiation deposit to redeem at sale. The capital contribution happens at transfer through the resale fee: $12,000 for a buyer new to Spring Run and $3,500 for an existing Spring Run member moving within the club.
The club’s published facilities are the 18-hole course, four Har-Tru tennis courts, bocce courts, a fitness center, a practice range, a heated pool and spa, a dining room and lounge and the remodeled clubhouse. Members pay no green fee, only the cart fee: $31.00 for 18 holes and $21.00 for 9 in 2026 to 2027. The club’s rules cap membership and use of club facilities at two persons per unit, in the 2020 to 2021 edition of its rules, which may have been superseded.
When an owner leases, the owner delegates use to the tenant. The 2026 transfer package lists four choices (all privileges, golf only, social only or no privileges), at $585.75 including tax for the first three and $159.75 for none, with a $106.50 late fee if the application is filed fewer than 10 days before the lease starts. Only the first two tenants hold privileges; others are guests. With a one-year lease, the owner may use the account and minimum from May 1 to September 30, and an owner with two or more units can use the remaining unit’s account.
The Commons Club at The Brooks is a separate, optional club. Its site describes “a member-owned club of 2,300 families” with a 10,000 square foot Health and Lifestyle Center, an Enrichment Center, a private lakeside restaurant and a Beach Club on Little Hickory Island, and Spring Run’s sheet says owners “can enhance” their lifestyle by joining. We print no Commons Club dues because current prices are not published where we could read them. Guest green fees for 2026 to 2027 run from $37.00 (season 3, 18 holes) to $116.00 (season 1, before noon).
Autumn Lake’s lease form sets a one-month minimum and one-year maximum term, a $150 non-refundable fee, two reference letters, no more than two persons per bedroom and no pets in leased units, with board approval before occupancy. The recorded declaration governs everything else, and the form is dated 2016.
Data updated: October 2026 (Autumn Lake lease form dated 2016; Autumn Lake property applications on springrun.com; Spring Run 2026 transfer package).
The form states “Lease term minimum of one (1) month” and “maximum rental term is one (1) year,” and requires the application “at least ten (10) days prior to occupancy.” The $150 fee is “non-refundable” and payable to the village association. Spring Run’s club package adds a separate club application, a delegation fee and a requirement that tenants live in the unit. The club may withhold approval “in its sole discretion,” and the owner’s account must be in good standing. The package also bundles a Lee County tourist development tax owner application and asks whether the owner has registered for the 6.5 percent state sales tax. A one-year maximum term means at most one lease per unit per year in practice, although the form states no annual cap.
Spring Run’s rental page now links three Tenant Evaluation property applications for Autumn Lake Section I, Section II and Section III (property codes 14152, 14153 and 14154). The pages say a cost applies, may include a credit report, criminal background check, eviction report, proof of income and verifications, and state that “The community association and its Board of Directors make the final decision.” They state no fee amount or term limits, so the 2016 form’s numbers may be superseded; ask management which one is in force.
The 2016 form says “NO PETS ALLOWED IN LEASED UNITS” and requires the applicant to initial it. What owners who live in the home may keep is not stated in any public Autumn Lake document, so the recorded declaration and the association’s rules govern. A state-filings directory lists “Pets Allowed” among generic amenity fields, which is not a rule. Ask in writing.
The form asks for each vehicle’s make, color, year, plate and state. Gate transponders for tenants and guests are “$30+” new and “$25+” to reactivate a prior-year transponder, per the club’s rental page, and the club posts a 19 mph speed limit. Whether a unit has a garage, a space or guest parking is not in the roll, so ask for the unit’s parking assignment in writing.
The form restricts occupancy to “no more than two (2) persons per bedroom.” For a two-bedroom Autumn Lake home that is four persons.
For leases, the form carries a board action line (approved or disapproved) and requires two reference letters from people who have known the tenants at least a year and are not related, with the references waived for previously approved Autumn Lake tenants. Whether the board also approves buyers is not stated in any public Autumn Lake form; ask management before you write an offer.
The one-month minimum, the 10-day lead time and the club’s delegation fee together rule out weekend stays. Search results on October 29, 2026 for Sandycreek Terrace showed two rental-platform pages for a unit at 23516 Sandycreek Terrace, and we do not know whether those are stays of 30 days or more.
Autumn Lake’s declaration, bylaws and full rules were not published where we could read them. Where a rule is not quoted above, the recorded declaration governs, and the right step is to request it.
Autumn Lake at Spring Run is not marketed as a 55+ community, and no club or association document we read sets an age restriction. A senior-housing website labels Spring Run 55+, but the law treats a community as 55+ housing only when it publishes age policies and keeps most occupied units under that rule.
Data updated: October 2026 (Spring Run Golf Club pages and documents; section 760.29, Florida Statutes; 42 U.S.C. 3607).
We searched the 2026 to 2027 sheet, the 2026 transfer package, the club history and About pages and the Autumn Lake lease form for an age restriction and found none. An aggregator labels Spring Run 55+, a label not backed by any club document we read. The lease form restricts occupancy by persons per bedroom and is silent on age. We have not read the recorded declarations, so we do not say what they contain.
Both federal law (42 U.S.C. 3607(b)(2)(C)) and Florida law (section 760.29(4)) exempt “housing for older persons” only when it is “intended and operated for occupancy by persons 55 years of age or older,” at least 80 percent of occupied units have at least one occupant 55 or older, and the community “publishes and adheres to policies and procedures that demonstrate the intent.” Nothing we found shows Autumn Lake meeting that test.
The recorded declarations for Sections I, II and III would contain any age clause, and any 55+ community must publish its age policy. Request the declarations and ask for the written policy before you rely on a search-result label.
Autumn Lake at Spring Run owners use Spring Run Golf Club: an 18-hole course, four Har-Tru tennis courts, bocce courts, a fitness center, a heated pool and spa, a practice range and a remodeled clubhouse. No amenity owned by the village itself is documented in any club document or Autumn Lake form we read.
Data updated: October 2026 (Spring Run Golf Club 2026 to 2027 sheet and website; board minutes of March 23, 2023).
A state-filings directory lists the Autumn Lake Recreation Association with amenity fields such as a pool, tennis, bocce, community room, exercise room, playground and shuffleboard. Those fields match the Spring Run campus and generic form entries, and no document ties a playground or shuffleboard court to Autumn Lake, so we describe none. The common-element record on the roll carries 222 heated square feet; ask the association what that building contains.
The course was designed by Gordon G. Lewis, opened in 1998, and plays to par 72, with 6,981 yards from the back tees per foreTee. John Sanford of Sanford Golf Design redesigned it in 2014 for about $3 million, reopened for the winter 2014 season with the routing unchanged and, per the trade press, a replaced irrigation system, new drainage and rebuilt tees, greens and bunkers. Audubon International has certified the course since 2008, and the club’s golf page lists six sets of tees and 9 and 18 hole leagues. The 2026 to 2027 sheet separately lists a 2022 renovation with Bimini turf.
The club’s renovation page logs the clubhouse work from May 17, 2022 to October 2, 2023: the porte-cochere came down on June 16, 2022, a new kitchen and a 4,000 pound pizza oven arrived by November 25, 2022, and the project added an outdoor pavilion overlooking hole 9, a new indoor bar and casual dining, a new parking lot and rebuilt pool restrooms. The March 23, 2023 minutes put spending at $5.5 million of a $7.95 million budget with a projected total of $8,200,000, 3 percent over. The Village of Estero’s Planning, Zoning and Design Board took up the expansion on March 8, 2022.
The club lists four Har-Tru tennis courts, with a Tennis Association schedule of mixed doubles Monday and Thursday, men’s doubles Tuesday, women’s doubles Wednesday and clinics Friday, all at 9 to 11 am. It lists bocce courts, and its own pages disagree on how many, so we give no number. Spring Run’s facility lists show no pickleball courts; The Commons Club has a pickleball page on its site. The fitness page lists treadmills, bicycles, an elliptical and weights, though its images come from a template host, so treat the equipment list as unverified. The club also runs iLife enrichment classes, a social calendar and a charitable foundation.
The 2026 to 2027 sheet lists lunch Monday to Saturday from 11:00 am and dinner Friday and Saturday from 5:00 pm in season, November to April. Venue names carried from our July 2026 read are the Dining Room, Lakeview, Mangroves, Springs, The Verandah and The Oasis; the sheet gives hours only, so confirm what is open when you visit.
The gatehouse is staffed daily from 6:30 am to midnight in season. A transponder lets a vehicle bypass the guest entrance and use the resident side. Autumn Lake has no separate gate in any document we read. The club’s tree rules, adopted after the Village of Estero took jurisdiction, require a replacement for any tree removed that is not on golf course property.
Shadow Wood at The Brooks and Copperleaf at The Brooks are the other golf communities in The Brooks, each with its own club and membership terms; do not assume they match Spring Run’s bundled, non-equity membership. Business Observer reported on November 7, 2024 that Copperleaf Golf Club completed a $20 million clubhouse renovation.
Autumn Lake at Spring Run sits on FEMA panel 12071C0593H, effective November 17, 2022, and the zone varies by address: a July 2026 sample of eight points on Sandycreek Terrace returned Zone AH at six and Zone X at two. Lee County’s evacuation layer places Spring Run south of Coconut Road in Zone B.
Data updated: October 2026 (FEMA flood insurance study index and community records; Lee County evacuation layer; July 2026 street sample; Village of Estero).
In July 2026 a sample of points on Spring Run street centerlines was run against FEMA’s national flood layer. On Sandycreek Terrace, 6 of 8 sampled points returned Zone AH with a base flood elevation of 15.0 feet and 2 of 8 returned Zone X, minimal flood hazard. We did not repeat the query for this edition, and we did not test individual buildings. The panel, 12071C0593H, was read from two earlier packs at different Spring Run points and appears in the revised preliminary Lee County flood insurance study index with the November 17, 2022 effective date. Zones X and AH both appear on the effective map for the area, so no one zone describes the whole village.
Zone AH is a special flood hazard area with shallow ponding of 1 to 3 feet and a static base flood elevation, here 15.0 feet on the NAVD88 datum; the mandatory purchase requirement applies to federally backed mortgages on AH properties. Zone X, minimal flood hazard, carries no federal mandatory purchase requirement. USGS one-meter elevation data at five Spring Run road points returned 14.20 to 15.27 feet, a mean of about 14.69, against the 15.0 foot base flood elevation, and the Village of Estero cautions that FEMA base flood elevations are accurate to within plus or minus 0.5 feet. Finished-floor elevations are unknown without an elevation certificate. A map zone is not a flood history.
Run the exact address through FEMA’s Flood Map Service Center or the county lookup by hand; we make no claim that the whole village is above or below the base flood elevation. The Village of Estero runs floodplain management for Spring Run under NFIP community 120260C. FEMA’s revised preliminary Lee County study changes six panels, all in the Mullock Creek basin, and panel 0593 is not among them; the effective date for that revision was expected in summer 2026, and we could not confirm a final determination.
Lee County’s evacuation layer returned Zone B, surge zone 2, for Spring Run south of Coconut Road in two separate tests, July 28, 2026 and October 29, 2026. The Village of Estero says evacuation zones run A through E in order of increasing elevation and are not FEMA flood zones. Lee County’s Zone B page says “Zone B will be among the first areas ordered to evacuate for a hurricane.” The county ordered Zones A and B plus select parts of C to evacuate for Ian on September 27, 2022 and Zones A and B for Milton on October 7, 2024. Check the county map for the exact address before every storm.
FloodSmart says condominium and townhouse owners in participating communities are eligible, with building coverage up to $250,000 and contents up to $100,000, and that coverage takes effect 30 days after purchase with narrow exceptions. The Village of Estero is a Community Rating System Class 6 community, giving a 20 percent premium discount in the special flood hazard area and 10 percent outside it. Florida requires the seller to provide a flood disclosure at or before the contract, and standard homeowners policies exclude flood.
The National Hurricane Center reports Ian’s maximum inundation at 8 to 12 feet above ground in Estero, Bonita Beach, Bonita Springs and North Naples, with the worst impacts on the coast. The Village of Estero told FEMA that damage east of US 41 was minor and mostly wind, and no source we found describes Autumn Lake itself.
Data updated: October 2026 (National Hurricane Center Tropical Cyclone Reports; Village of Estero; USGS; no Autumn Lake specific source found).
NHC calls Ian the costliest hurricane in Florida history and reports “Maximum inundation levels of 8 to 12 ft AGL” in Estero, Bonita Beach, Bonita Springs and North Naples, with inland high water marks of 5 to 7 feet in Bonita and North Naples. Those figures describe coastal and bay-side areas. USGS surveyed no high water marks in the Coconut Road and Three Oaks corridor; the nearest marks were 8.97 to 10.83 feet at US 41, two to three miles away, against Spring Run ground at about 14 to 15.5 feet. The Village told FEMA in June 2024: “There was only minor damage east of US 41, primarily from wind (e.g. roof shingles/tiles, lanais, pool enclosures).”
Officials gave different counts at different dates. The Village’s Community Development Director said about 1,000 buildings were damaged (WGCU, August 15, 2024), and the Village Manager said in December 2022 that about 1,400 homes were severely affected. Lee County’s after-action report counts 24,585 damaged residential structures countywide. The worst damage in Estero was west of US 41, in Estero River Heights, Estero Bay Village, Mariners Cove and Cranbrook Harbor.
NHC reports surge of 3 to 5 feet above ground from south of Englewood to Bonita Beach and 2 to 4 feet south of Bonita Beach. The nearest rain gauge, at Three Oaks about 1.8 miles north, measured 2.62 inches, and the nearest gust was 54 knots, about 62 mph, at the airport. The Village reported its maximum flooding, 24 inches, affecting four homes in Estero River Heights and two mobile homes in Estero Bay Village, both west of US 41. Whether Lee County ordered evacuations is reported differently by a county news conference and by the National Weather Service narrative.
NHC reports surge of 4 to 6 feet above ground south of Boca Grande through Bonita Beach. Gusts reached about 69 mph at San Carlos Park and 66 mph at Bonita Springs, the stations north and south of Estero. The Village’s November 6, 2024 Council workshop update reported mostly wind damage, with 123 units with minor damage and 3 with major damage, and noted roof-shingle wind damage in The Brooks. No tornado touched down within about 8 to 10 miles of Estero.
We found no Autumn Lake record of outage length or boil-water notices, and we did not confirm the power and water providers for an Autumn Lake address from a records source; the bill tells you. Brooks of Bonita Springs CDD minutes from October 2022 reported no flooding or structural damage inside The Brooks, but those documents sit in a part of the district’s site closed to automated readers, so we cite no link.
We found no source describing damage, flooding, closure, tree loss, roof replacement or insurance claims at Autumn Lake in any of the three storms, and no public record of a post-storm special assessment. We make no claim either way. A buyer should ask the association for storm history, the dates of roof and exterior work, and any open claims or assessments.
Insurance for an Autumn Lake at Spring Run condo has two sides: the association must carry adequate property insurance on the building, and each owner carries an HO-6 policy with at least $2,000 of loss assessment coverage. Flood is separate, and the declaration decides where the master policy ends.
Data updated: October 2026 (Florida Statutes 2025, sections 718.111, 627.714, 627.7011, 553.899 and 718.112; Florida Office of Insurance Regulation, July 2026; FloodSmart).
Section 718.111(11)(a) requires a condominium association to carry adequate property insurance, and section 718.111(11)(f) says the policy must cover the condominium property “as originally installed or replacement of like kind and quality,” excluding personal property, floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, built-in cabinets and countertops, and window treatments. Replacement cost must be re-determined at least every 3 years. Autumn Lake’s master policy declarations page, insured value and hurricane deductible are not published.
The owner’s HO-6 policy must include at least $2,000 of loss assessment coverage with a deductible no greater than $250 under section 627.714(1), and the association’s policy pays first on items both cover. The Department of Financial Services toolkit describes an HO-6 as covering personal property and the building items inside the four exterior walls that the master policy does not insure. Whether your interior finishes sit with the owner or the association depends on the declaration.
Deductibles are set by the board, and damages above the master policy are a common expense under section 718.111(11), so a hurricane deductible can become a special assessment on every unit. We found no public record of an Autumn Lake assessment, and ask for the estoppel certificate and board minutes to see any in progress.
The uniform wind mitigation form is OIR-B1-1802, revised April 2026 and effective April 1, 2026. For a building completed from 1998 to 2000 the building-code credit is unavailable, because the Florida Building Code took effect March 1, 2002; roof covering is usually obtainable because most roofs were replaced after 2002, and roof-to-wall connection and opening protection are the credits most often missing. Florida bars an insurer from refusing or nonrenewing solely because a roof is under 15 years old. For a condominium unit the building’s features sit with the association, so ask it for existing inspection reports before you order a form for your unit. We found no Autumn Lake roof ages or permit dates.
The Office of Insurance Regulation’s July 1, 2026 report (data as of March 31, 2026) puts the Lee County average premium for condominium unit owners at $1,494 including wind and $1,061 excluding wind, against $3,576 for homeowners including wind. Those are county averages, not Autumn Lake quotes. Citizens Property Insurance had 8,286 Lee County policies in force on June 30, 2026, down from 42,141 on September 30, 2023.
Florida’s milestone inspection law (section 553.899) and structural integrity reserve study law (section 718.112(2)(g)) reach only buildings of three habitable stories or more, and every Autumn Lake building is two stories, so neither applies, and no Autumn Lake reserve increase is driven by them. Chapter 718 still requires adequate property insurance, reserve budgeting under the declaration, access to official records and a disclosure packet at resale. The Division of Condominiums says reserve studies and inspection reports that exist must be kept in the official records.
Flood is bought separately; see the flood section above for FloodSmart’s limits and the 30-day wait.
Ask for the declaration, bylaws, rules, current budget, reserve schedule, the master policy declarations page, the last three years of board minutes, any special assessment notices and a current estoppel certificate.
The School District of Lee County assigns schools by choice and lottery, not by street. The Spring Run address the district’s locator was run on in July 2026 sits in Elementary Proximity Zone Q, Middle Zone GG and South High Sub-zone 3; Autumn Lake was not run separately, so confirm your exact address.
Data updated: October 2026 (School District of Lee County, Student Enrollment Plan 2026 to 2027; Florida Department of Education school grades 2025 to 2026).
The Student Enrollment Plan, board approved December 1, 2025, lets families rank schools in their zone, with preferences for programs, siblings and proximity and a lottery when applicants exceed seats. Proximity 1 covers homes within two miles of a school, with no district transportation, and Proximity 2 extends to roughly five miles. Spring Run is more than two miles from every school on its lists, so families compete on Proximity 2 at elementary and middle levels. Registering on day one gives no advantage.
Elementary Proximity Zone Q lists Bonita Springs, Pinewoods, San Carlos Park, Spring Creek and Three Oaks elementary schools. Middle Proximity Zone GG lists Bonita Springs Middle Center for the Arts and Three Oaks Middle. In the South High zone, Sub-zone 3 lists Bonita Springs High, Estero High and South Fort Myers High, and Sub-zone 2 schools are rankable by contiguity. Rayma C. Page Elementary is not on Spring Run’s list.
Florida Department of Education grades for 2025 to 2026: Three Oaks Elementary A, Pinewoods Elementary A, San Carlos Park Elementary A, Spring Creek Elementary B and Bonita Springs Elementary C; Three Oaks Middle A and Bonita Springs Middle B; Estero High B and Bonita Springs High B. The district grade is B, and the state is raising grading scales for 2026 to 2027. FGCU Collegiate at Bonita Springs High and Cambridge AICE at Bonita Springs High and Estero High are the advanced programs in the sub-zone.
The district’s Important Dates page, seen in a search-result excerpt, lists new student registration from November 16, 2026 and open enrollment from January 8 to February 19, 2027 for 2027 to 2028. We did not open the page, so confirm both dates with the district.
We did not run the school board district layer for this edition. Board districts elect board members and do not assign schools, so the district number for your address does not decide which school your child can attend.
Use the district’s address lookup on its website and confirm in writing with the student enrollment office before you rely on a zone. Zone boundaries could in principle split the community.
Autumn Lake at Spring Run is about 1.6 miles and 5 minutes by free-flow driving from Coconut Point shopping center, 15.6 miles and 26 minutes from Southwest Florida International Airport, and 8.6 miles and 17 minutes from Bonita Beach Park. Season traffic and gate waits add time to every figure.
Data updated: October 2026 (distances and free-flow drive times computed October 29, 2026).
Destination | Road miles | Free-flow minutes |
|---|---|---|
Lee Health Coconut Point (emergency department) | 1.3 | 4 |
Coconut Point shopping center | 1.6 | 5 |
Miromar Outlets | 4.9 | 11 |
Bonita Beach Park | 8.6 | 17 |
Gulf Coast Town Center | 9.4 | 18 |
NCH North Naples Hospital | 11.3 | 20 |
Southwest Florida International Airport (RSW) | 15.6 | 26 |
Fifth Avenue South, Naples | 19.4 | 34 |
Downtown Fort Myers | 23.0 | 33 |
Each start point is the OpenStreetMap Nominatim geocode of one roll address in the village, 23506 Sandycreek Terrace, Estero, FL 34135, and each destination is a Nominatim geocode of the named place. Distance and time are the public OSRM router’s free-flow driving result, computed October 29, 2026: no traffic, signals, gate waits or season, so real drives are longer in season and at peak hours. Geocodes land on the nearest road point, so treat the figures as approximate. This is not a government data service.
Lee Health Coconut Point is 1.3 road miles away. A December 2018 report describes a 163,500 square foot outpatient center with what is believed to be the first freestanding emergency department in Lee County, with 16 exam rooms and nine short-stay observation rooms, onsite ambulance transport, imaging, physical therapy and women’s health services. NCH North Naples Hospital is 11.3 road miles away by the same method. We did not identify the nearest full inpatient hospital from a non-government source beyond that destination.
Coconut Point, at 23106 Fashion Drive, has over 110 stores and sits off I-75 at exit 123, just south of Corkscrew Road on U.S. 41. The Village’s 2025 to 2026 budget includes a $22 million Corkscrew Road widening on the east side of the Village.
An Autumn Lake at Spring Run tax bill includes Lee County, the Village of Estero at 0.7300 mills for 2026, Estero Fire Rescue, the school district and water management levies. The shared 2026 lines we read, which exclude the fire line, total 10.6832 mills, or $1,068.32 per $100,000 of taxable value.
Data updated: October 2026 (Lee County Property Appraiser 2026 millage book; Village of Estero adoption of September 23, 2026; Brooks CDD rolls as read July 2026).
The Village of Estero is the municipality and Estero Fire Rescue is the fire district for Spring Run, which the July 2026 read took from the 2025 TRIM notice of a Spring Run parcel (taxing district 316, Village of Estero and Estero Fire). We inferred the same district for Autumn Lake because the community sits in one municipality and one fire district; verify on your parcel’s own tax bill.
Authority | 2026 millage |
|---|---|
Lee County general revenue | 3.7623 |
Public school, local board | 2.2480 |
Public school, state law | 3.0230 |
Library district | 0.4218 |
Village of Estero | 0.7300 |
South Florida Water Management District (three lines) | 0.2301 |
Hyacinth control | 0.0190 |
Mosquito control | 0.2096 |
West Coast Inland Navigation | 0.0394 |
Shared lines, excluding the fire line | 10.6832 |
Of the 10.6832 shared mills, school levies are 5.2710 (2.2480 plus 3.0230) and non-school levies are 5.4122. The Estero Fire Rescue line for 2026 is set by the fire district, and we did not read it from an official page, so we print no total for a full bill. The Property Appraiser’s tax estimator shows the exact total for your parcel.
The Village of Estero adopted 0.7300 mills for 2026 to 2027 on September 23, 2026, equal to last year’s rate and, per the Village, the lowest tax rate in Florida. The rate has not risen in any year since 2015, when it was 0.8398, which makes today’s rate 0.1098 mills lower than the first year.
Florida’s homestead exemption is $25,000 on all levies plus an inflation-indexed exemption on non-school levies of $26,411 for 2026, so $51,411 comes off non-school taxable value and $25,000 off school value. The Save Our Homes cap for 2026 is 2.7 percent, and non-homestead residential property is capped at 10 percent a year on non-school levies. A buyer’s first assessed value resets to just value, so budget from the estimator at the purchase price, not from the seller’s bill. For a homestead owner the ad valorem tax is (V minus 25,000) times the school mills / 1,000 plus (V minus 51,411) times the non-school mills / 1,000.
Autumn Lake carries the Brooks of Bonita Springs CDD line of $1,017.25 in operations and maintenance and $0.00 in debt service, per the district’s FY2025-26 and FY2026-27 assessment rolls as read July 2026; the district’s hearing for the next year was set for August 26, 2026 and we did not confirm the adopted amount. Check the non-ad valorem section of your tax bill for the lines that apply to your parcel.
Planned and recent work around Autumn Lake at Spring Run includes a $22 million Corkscrew Road widening and $27.3 million for parks and recreation in the Village of Estero’s 2025 to 2026 budget, the proposed Bonita Estero Rail Trail, and the Commons Club’s purchase of Coconut Park.
Data updated: October 2026 (Village of Estero; WGCU; Spring Run board minutes of March 23, 2023).
WGCU reported on September 24, 2025 that the Village’s 2025 to 2026 budget includes a $22 million Corkscrew Road widening on the east side of the Village, at a millage of 0.73.
The same budget put $27.3 million toward parks and recreation, the largest allotment. The Village of Estero’s FY 2026 to 2027 budget, adopted September 23, 2026, is $72,973,080, with $54,280,000 for capital projects.
Spring Run’s board endorsed the Bonita Estero Rail Trail by a 6 to 1 vote on March 23, 2023. The minutes describe a proposed 14-mile, 12-foot-wide paved linear park funded by the state transportation department on a five-year plan. Its status in 2026 is unknown to us.
The Brooks community development districts sold Coconut Park to The Commons Club, closing December 28, 2023, with pickleball as a Bronze membership benefit, according to our July 2026 read. The Commons Club site links a pickleball page, and we did not re-read court counts.
The clubhouse expansion that went before the Village’s Planning, Zoning and Design Board on March 8, 2022 has been built; the 2026 to 2027 sheet lists a 2023 grand opening of outdoor dining and the remodeled clubhouse. The Renovation Fee that helped pay for it runs on a schedule the club has not republished.
Autumn Lake at Spring Run and Hidden Lakes are both two-bedroom, two-bath carriage-home condominium villages inside Spring Run, but Autumn Lake has 120 homes in three sections against Hidden Lakes’ 182 in four, and Autumn Lake’s median sale of $405,000 over 36 months sat below Hidden Lakes’ $465,000, at $299 against $325 per square foot.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified, index built October 7, 2026, newest recorded sale date in the Lee index September 25, 2026; windows named in the table).
Hidden Lakes is the carriage-home village next door, on Clear Spring Court and Spring Run Boulevard, covered on our Hidden Lakes page. The table sets the two side by side on the same yardsticks, from the same county sheet.
Yardstick | Autumn Lake at Spring Run | Hidden Lakes |
|---|---|---|
Homes on the county roll | 120 condominiums (plus 1 common-element record) | 182 condominiums (plus 1 common-element record) |
Condominium sections | 3 (Sections I, II and III, 40 each) | 4 (Sections I to IV: 36, 48, 48 and 50) |
Roll years built | 1998 to 2000 | 2000 to 2002 |
Heated area | 1,262 to 1,700 sq ft, mean 1,502 | 1,242 to 1,685 sq ft, median 1,527 |
Bedrooms and baths | 2 bedrooms, 2 baths | 2 bedrooms, 2 baths |
Streets | Sandycreek Ter | Spring Run Blvd and Clear Spring Ct |
Recorded sales, 36 months | 16, median $405,000 | 17, median $465,000 |
Price range, 36 months | $287,500 to $585,000 | $302,000 to $575,000 |
Median per sq ft, 36 months | $299 | $325 |
Recorded sales, 12 months | 7, median $370,000 | 4, median $395,000 |
Price range, 12 months | $287,500 to $500,000 | $302,000 to $460,000 |
Median per sq ft, 12 months | $279 | $298 |
Recorded sales, 60 months | 27, median $435,000 | 37, median $437,000 |
Median per sq ft, 60 months | $300 | $299 |
36-month sales as a share of homes | 13.3 percent (16 of 120) | 9.3 percent (17 of 182) |
Recorded sales in 2026 so far | 7, median $370,000 | 2, median $378,500 |
Both villages sit in the same club, with the same $9,820 annual fee for 2026 to 2027, and on the same “Carriage H” community development district line. The village associations, buildings and market records differ.
Autumn Lake comes out ahead on entry price and on activity: a $405,000 median over 36 months against $465,000, so Hidden Lakes’ median is 14.8 percent higher (465 / 405 = 1.148), and $299 against $325 per square foot, 8.7 percent higher at Hidden Lakes. It had 7 recorded sales in the last 12 months against 4, and it turned over 13.3 percent of its homes in 36 months against 9.3 percent. Its highest sale, $585,000, also edges Hidden Lakes’ $575,000.
Hidden Lakes comes out ahead on size of record and building age: 182 homes against 120, 37 recorded sales over 60 months against 27, buildings completed from 2000 to 2002 against 1998 to 2000, and higher median prices in all three windows, although the 60-month gap is only $2,000 ($437,000 against $435,000). Its median per square foot is higher in the 36-month and 12-month windows ($325 against $299, and $298 against $279). Its 12-month sales also sit in a tighter band, $302,000 to $460,000, though four sales is a small base.
Choose by the yardsticks, not by the label. A buyer weighing purchase price, price per square foot or recent resale activity should price Autumn Lake first. A buyer who wants buildings finished in 2000 to 2002 or a larger pool of same-village comparisons should price Hidden Lakes first. Either way, the Spring Run club fees are identical, so the difference is the home, the building and the village association’s papers.
Selling in Autumn Lake at Spring Run? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying in Autumn Lake at Spring Run? Call Marc at (239) 287-5873 or read how we represent buyers.
Autumn Lake at Spring Run is the smaller of the two Spring Run carriage-home villages, with 120 homes against Hidden Lakes’ 182, and its 36-month median of $405,000 sits above the two Spring Run condominium villages Streamside and Sunset Stream and below Hidden Lakes. Across The Brooks, Shadow Wood and Copperleaf have their own clubs and fees.
Data updated: October 2026 (Lee County recorded sales for the villages named, index built October 7, 2026; club sites for Shadow Wood and Copperleaf).
Yardstick | Autumn Lake | Hidden Lakes | Streamside | Sunset Stream | Whisper Creek | Sabal Cove |
|---|---|---|---|---|---|---|
Product | Carriage-home condominium | Carriage-home condominium | Condominium | Condominium | Detached villa, HOA | Attached villa, HOA |
Homes counted | 120 | 182 | 80 | 118 | 64 | 48 |
Recorded sales, 36 months | 16 | 17 | 9 | 17 | 11 | 11 |
Median price, 36 months | $405,000 | $465,000 | $355,000 | $393,000 | $729,000 | $610,000 |
Median per sq ft, 36 months | $299 | $325 | $284 | $305 | $421 | $406 |
Windows and counts come from one county sheet, so the Spring Run villages compare directly. The Streamside and Sunset Stream figures come from the same Lee County sheet, index built October 7, 2026.
Streamside (80 condominiums) and Sunset Stream (118 condominiums) sit below Autumn Lake on median price and per-square-foot value in the 36-month window. Whisper Creek and Sabal Cove are fee-simple HOA villas, a different product with a different insurance and statute structure, which explains their $610,000 to $729,000 medians; do not price a condominium from a villa.
Shadow Wood at The Brooks is a separate golf community inside The Brooks with its own club and membership terms, a different ownership model from Spring Run’s bundled, non-equity club.
Copperleaf at The Brooks is the third golf community in The Brooks. Business Observer reported on November 7, 2024 that Copperleaf Golf Club completed a $20 million clubhouse renovation.
Autumn Lake trades above Streamside and Sunset Stream and below Hidden Lakes on median price and per-square-foot value, in the carriage-home middle of the Spring Run condominium range. For a seller, that is why pricing from the Autumn Lake record, split by layout, rather than from Spring Run or Estero averages, matters.
Autumn Lake at Spring Run’s honest case is a two-bedroom, two-bath condominium inside an established golf club with the membership included, a short drive to Coconut Point and recent sales from $287,500 to $500,000. The honest cost is club fees of $9,820 a year plus an unpublished village fee, a thin resale market and board approval of leases.
Data updated: October 2026 (Lee County recorded sales and roll; Spring Run Golf Club 2026 to 2027 sheet; Autumn Lake lease form).
Jesse and Marc, Top 1% Real Estate Agents Nationally Since 2008, read the association papers before they read the price, and the pros and cons below come from the record.
Selling an Autumn Lake at Spring Run home well means pricing it against its own 16 recorded sales of the last 36 months, split by layout and sale date, not against Hidden Lakes next door, and answering buyer questions about Spring Run’s club fees, the village association and the lease form with the association’s papers. McGreevy and Comisar build every listing around those steps.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified, our analysis).
If you’re searching for an Autumn Lake at Spring Run listing agent, or thinking, “I need someone to sell my Autumn Lake at Spring Run home…”, you are choosing between a team that reads the market from a portal and a team that reads it from the record. Jesse McGreevy and Marc Comisar price Autumn Lake homes against the county’s recorded sales, split by sale year and layout, and put the estoppel certificate, the club fee sheet and the application packet in front of a buyer before the buyer has to ask.
In the 36 months to the September 25, 2026 index date, 16 Autumn Lake at Spring Run homes sold on the county record for $6,843,400 in total, at a $405,000 median. In the last 12 months we tracked 7 recorded sales totaling $2,697,500, from $287,500 to $500,000. Days on market and sale-to-list ratio are Southwest Florida MLS measures that the county record does not carry; we pull them for each listing file.
Buyers ask four things before they write: what Spring Run’s club fees and the Autumn Lake association fee are, what the master policy covers, whether they can rent or bring a pet, and which flood zone the unit is in. A seller who has the estoppel certificate ordered, the master policy declarations page in hand and the Spring Run fee sheet printed shortens the deal. Because the club and the village each keep their own paperwork, order both early.
In Lee County the seller customarily pays the documentary stamp tax on the deed at $0.70 per $100 (section 201.02), which is $2,835 on a $405,000 sale (our arithmetic), and the owner’s title policy; the contract controls. Florida bars an association from charging for an estoppel certificate it issues late (section 718.116), and Spring Run lists its own $250 estoppel fee and a resale fee of $12,000 or $3,500 on its 2026 to 2027 sheet. Florida also requires flood disclosures at or before contract (section 689.302).
Start with our free home valuation, and we will follow up with a number built on the county’s recorded sales, adjusted for sale date, layout, building and condition. Our Estero home valuation page explains how we price across the Village.
Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome. For the full process, read our guide to selling a home in Estero.
The five questions Autumn Lake at Spring Run sellers ask us first, answered from the record.
Sixteen recorded sales in 36 months ran $287,500 to $585,000, a $405,000 median; the layout, building and condition move a home within that range, and the 1,262 square foot homes had a $372,500 median against $510,000 for the 1,681 square foot homes.
The county record carries no days on market; we pull that from the MLS for your listing file. For context, one July 2026 listing here had been on the market 115 days when it was pulled and sold in August 9.9 percent under its list price.
The declaration and governing documents, the association’s estoppel certificate, the Spring Run fee sheet and the Florida flood disclosure.
Leases need board approval before occupancy. Whether the board also approves buyers is not stated in any public Autumn Lake form, so ask management in writing before you list.
Leasing is allowed from one month to one year with board approval, a $150 fee, no pets in leased units and a club delegation fee.
McGreevy and Comisar are the Southwest Florida team Autumn Lake at Spring Run owners call when a home has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and know Estero neighborhoods street by street.
Data updated: October 2026 (career totals as published by the team).
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in Sales. Read more about our team.
Meet Jesse McGreevy, who leads the team’s listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation. Selling an Autumn Lake at Spring Run home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Autumn Lake at Spring Run? Call Marc at (239) 287-5873, or read about buying a home in Estero.
Jesse McGreevy and Marc Comisar are top-reviewed Southwest Florida realtors, and the reviews on the team’s Google Business Profile describe what an Autumn Lake at Spring Run seller or buyer needs most: steady communication, local knowledge and a team that follows through.
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
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Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Autumn Lake at Spring Run buyers ask where the village is, what the club membership costs, who approves a lease, whether they can rent or keep pets, whether it is gated or 55+, and what the flood zone means. Each answer draws on a county record, a Spring Run document, a statute or a government source; unpublished facts are labeled.
Data updated: October 2026 (Lee County Property Appraiser roll and sales file; Spring Run Golf Club documents; Florida Statutes; FEMA and Lee County sources).
Both names appear. The Lee County roll and the Village of Estero place the homes in Estero, ZIP 34135, and Spring Run’s own pages say Estero, while the club’s transfer package mailing line and a state-filings directory say Bonita Springs. Spring Run’s board minutes record that the community falls under the Village of Estero’s rules, and so does this page.
Autumn Lake is a carriage-home condominium village of 120 two-bedroom, two-bath homes in twelve two-story buildings on Sandycreek Terrace, inside the gated Spring Run Golf Club community in The Brooks. It was built from 1998 to 2000 and is organized as three condominium sections of 40 homes each.
Autumn Lake has 120 homes: 40 in each of Sections I, II and III, in twelve buildings of ten. The county roll shows 121 records under the name, but one is a shared common-element record of 222 heated square feet, not a home. The state-filings directory lists 40 units for each section’s condominium project, which matches.
Autumn Lake is a condominium. The county legal text reads “CONDO” for all three sections, and each section is registered as a condominium project. Spring Run’s own materials file the village under “carriage homes” and describe coach homes among its four housing types, so the labels describe the building style, not a different form of ownership.
The roll records four heated sizes: 1,262 square feet for 36 homes, 1,386 for 24, 1,681 for 24 and 1,700 for 36. The mean is 1,502 square feet. All 120 are two bedrooms and two baths. Spring Run’s builder plan sheets list living areas about 90 to 130 square feet larger than the appraiser’s figures.
Spring Run’s carriage-home plan sheets that resemble Autumn Lake’s sizes list a one-car garage, but the county roll leaves the garage field blank for condominium parcels, and no source maps plans to unit numbers. Ask for the unit’s garage and parking assignment in writing, and confirm it against the declaration before you write an offer.
The county roll records 1998 for 10 parcels, 1999 for 70 and 2000 for 41, the last figure including the common-element record. That matches the order in which the three sections were registered with the state, in September 1998, June 1999 and November 1999, though registration dates are paperwork rather than completion dates.
Spring Run Golf Club says its 847 residential units were built by Pulte Homes, and its floor plan sheets carry Pulte Home Corporation copyright lines for 1997 and 1998. The Brooks was developed by Bonita Bay Group. The county roll does not name a builder for Autumn Lake itself, so these are the club’s statements about the community.
Yes. Spring Run’s site says “All Spring Run homeowners, by virtue of buying a home in Spring Run, automatically become members of the Golf Club,” and calls the community bundled. The club’s 2026 to 2027 sheet prints annual fees of $9,820, effective November 1, 2026, and members pay only a cart fee, $31.00 for 18 holes.
No. Spring Run describes itself as a non-equity club in which owners, lessees and guests hold a license to use the club facilities under the club’s declaration. There is no equity stake or initiation deposit to redeem at sale. The cost of joining is paid through the resale fee at transfer: $12,000 for a buyer new to Spring Run, or $3,500 for an existing member.
Spring Run’s 2026 to 2027 sheet prints annual fees of $9,820, which it says includes capital, a new project fund, reserve and a prepaid food and beverage minimum. That is up $661, or 7.2 percent, from $9,159 for 2025 to 2026. The sheet also lists a $250 estoppel fee, a $12,000 or $3,500 resale fee and Blue Stream Fiber at $215.55.
It is not published. Spring Run’s sheet directs readers to “Contact Property Management Company” for neighborhood fees, and we found no Autumn Lake budget, reserve balance or assessment history in any public source. Ask management for the current budget and an estoppel certificate before you write an offer, so the number comes from the association itself.
Autumn Lake falls on the “Carriage H” line of the Brooks of Bonita Springs Community Development District: $1,017.25 a year in operations and maintenance and $0.00 in debt service, per the district’s FY2025-26 and FY2026-27 assessment rolls as read in July 2026. The charge appears in the non-ad valorem section of the tax bill.
The costs we can document total $11,052.80 a year before the Autumn Lake association fee: the $9,820 club fee, the $1,017.25 district line and $215.55 for Blue Stream Fiber (our arithmetic). Property taxes, insurance and the village association fee come on top, and the club’s Renovation Fee may still apply, so ask the club.
Spring Run’s sheet prints a resale fee of $12,000 for a buyer new to Spring Run and $3,500 for an existing Spring Run member moving within the club. The club’s treasurer’s report says the fee is a joining fee deposited to the replacement reserve. Who pays it at closing is a contract term, so settle it in writing.
The village’s lease form, dated 2016, allows a minimum term of one month and a maximum of one year, with an application at least 10 days before occupancy, a $150 non-refundable fee and board approval. Spring Run adds a separate club application and delegation fee. Spring Run’s current rental page links newer Tenant Evaluation applications, so confirm which applies.
The lease form says “NO PETS ALLOWED IN LEASED UNITS.” What owners who live in the home may keep is not stated in any public Autumn Lake document we read, so the recorded declaration and the association’s rules govern. Request them in writing, and do not rely on a directory’s generic “pets allowed” field.
Yes. Spring Run has a staffed gatehouse that the club lists as open 6:30 am to midnight daily in season, with a guest entrance and a resident side that opens for a transponder. Autumn Lake has no separate gate in any document we read. Transponders for tenants and guests are $30 or more, and $25 or more to reactivate.
We found no age restriction in Spring Run’s club pages, fee sheet, transfer package or the Autumn Lake lease form, and it is not marketed as 55+. A senior-housing website labels it 55+, which no club document supports. Federal and Florida law recognize 55+ housing only where age policies are published, so ask for the declarations if age matters to you.
It depends on the address. FEMA panel 12071C0593H, effective November 17, 2022, governs, and a July 2026 sample of eight points on Sandycreek Terrace returned Zone AH at six and Zone X at two. Check the exact address on FEMA’s Flood Map Service Center, and ask whether an elevation certificate exists for the unit.
Lee County’s evacuation layer places Spring Run south of Coconut Road in Zone B, surge zone 2, based on two tests in July and October 2026. The county can redraw zones, and the Village of Estero notes that an evacuation zone is not a FEMA flood zone. Check the county’s map for the exact address before each storm.
We found no source describing flooding at Autumn Lake. NHC reports maximum inundation of 8 to 12 feet above ground in Estero, Bonita Beach, Bonita Springs and North Naples, with the worst impacts on the coast, and the Village told FEMA that damage east of US 41 was minor and mostly wind. Ask the association for its storm history.
No. Florida’s milestone inspection and reserve study laws reach only buildings of three habitable stories or more, and every Autumn Lake building is two stories on the July 2026 county read. Chapter 718 reserve budgeting, insurance and official-records rules still apply, so ask for any reserve schedule the association keeps.
That depends on the recorded declaration and the association’s current policy, which are not published. Florida requires the association to carry adequate property insurance on the condominium property as originally installed or replacement of like kind and quality, excluding items such as floor coverings, appliances and cabinets. Ask for the declarations page and the deductible.
The Office of Insurance Regulation’s July 2026 report puts the Lee County average premium for condominium unit owners at $1,494 including wind and $1,061 excluding wind, as of March 31, 2026. That is a county average, not an Autumn Lake quote. Wind mitigation features and interior finishes change the price, so get quotes for the exact unit.
The Village of Estero adopted 0.7300 mills for 2026, and the shared 2026 lines we read total 10.6832 mills before the Estero Fire Rescue line, about $1,068 per $100,000 of taxable value. The fire line was not read from an official source, so use the Property Appraiser’s estimator at your purchase price for the full bill.
Lee County assigns schools by choice and lottery rather than by street. The Spring Run address checked in July 2026 sits in Elementary Zone Q, Middle Zone GG and South High Sub-zone 3, but Autumn Lake was not run separately. Use the district’s address lookup, and confirm the zone with the student enrollment office.
By free-flow road distance computed October 29, 2026: 1.6 miles and 5 minutes to Coconut Point shopping center, 15.6 miles and 26 minutes to Southwest Florida International Airport, and 8.6 miles and 17 minutes to Bonita Beach Park. Real drives are longer in season, at peak hours and with gate waits.
Spring Run’s facility lists show four Har-Tru tennis courts and bocce courts but no pickleball courts. The Commons Club at The Brooks, a separate optional club, has a pickleball page on its site, and its membership is not part of the Spring Run fee. We did not re-read the court count or the current dues.
No. The Commons Club at The Brooks is a separate, member-owned club that Spring Run describes as an option, with a Health and Lifestyle Center, a restaurant and a Beach Club on Little Hickory Island. Its dues are not part of Spring Run’s $9,820 and are not published where we could read them.
Spring Run’s rental page and its 2026 to 2027 sheet list Advanced Property Management for Autumn Lake. The village’s 2016 lease form names Sandcastle Community Management, which we read as a former arrangement. Confirm the current contact in writing, because it is the office that issues estoppels, budgets and applications.
Both are Spring Run carriage-home condominium villages. Autumn Lake has 120 homes in three sections built 1998 to 2000 and a $405,000 36-month median; Hidden Lakes has 182 homes in four sections built 2000 to 2002 and a $465,000 median. Club fees and the district line are the same, and the village associations differ.
Over 36 months, 16 recorded sales ran $287,500 to $585,000, a $405,000 median at $299 per heated square foot. Over the last 12 months, 7 sales ran $287,500 to $500,000, a $370,000 median at $279 per square foot. The 1,262 square foot homes sit at the low end and the 1,681 square foot homes at the high end.
The 2026 median of $370,000 is 23 percent below the 2025 median of $482,000. Part of that is mix, because four of seven 2026 sales were the smallest layout, and the median per square foot fell less, from $303 to $279. Sales are few, so one sale can move a median.
Autumn Lake at Spring Run sellers ask what a home is worth, what the buyer must receive, who approves a lease, what Spring Run charges at resale and what Florida condominium law requires. Each answer draws on the county record, the published village form, the club’s fee sheet or a statute; where a fact is not published, we say so.
Data updated: October 2026 (Lee County recorded sales through the September 25, 2026 index date; Spring Run Golf Club 2026 to 2027 sheet; Florida Statutes).
It depends on layout, condition and the most recent comparable sales. The county shows 16 recorded Autumn Lake sales in 36 months from $287,500 to $585,000, a $405,000 median, and 7 in the last 12 months at a $370,000 median. A free valuation from us adjusts those sales for your unit’s size, building and condition.
The last 12 months show seven recorded sales: $475,000 on January 26, 2026, $375,000 on April 20, $350,000 on April 28, $370,000 on May 29, $500,000 on June 9, $340,000 on August 17 and $287,500 on August 31. Four were 1,262 square feet, two were 1,386 and one was 1,700. The median was $370,000.
The 2026 median is $370,000 on seven sales, 23 percent below the 2025 median of $482,000. Four of the seven 2026 sales were the smallest layout, so part of the drop is mix; the median per square foot fell from $303 to $279, 7.9 percent. We describe the record and make no prediction.
The county record carries no days on market, and we did not pull Southwest Florida MLS counts for this edition, so we give no figure. Our July 28, 2026 MLS pull showed three Autumn Lake actives that had been listed 115, 138 and 148 days. Closing also needs time for the club’s and the association’s paperwork.
Over 36 months the median is $299 per heated square foot (our arithmetic on county sales), $279 over the last 12 months and $300 over 60 months. Individual sales since October 2021 ran from $224 to $382 per square foot. The range is wide because the 1,386 square foot homes sell highest per foot and the 1,700 lowest.
Yes, on the record. Since October 2021 the 11 sales of 1,262 square foot homes had a $375,000 median against $507,500 for six 1,681 square foot sales. Per square foot they are closer, $297 against $302. Condition, building position and sale date still matter, so we price from the whole table.
The 1,386 square foot size has the highest median, $339 per square foot on seven sales since October 2021, against $297 for 1,262, $302 for 1,681 and $265 for 1,700. The 1,700 group has only three sales, so treat that figure as thin. One 1,386 square foot unit sold for $530,000 in February 2023, $382 per square foot.
Use Hidden Lakes as a cross-check, not a substitute. It has 17 recorded sales in 36 months at a $465,000 median against Autumn Lake’s 16 at $405,000, and its buildings were completed in 2000 to 2002. The homes are alike in bedrooms and baths, but buyers see two villages and two sets of association papers.
Spring Run’s 2026 to 2027 sheet prints a resale fee of $12,000 for a buyer new to Spring Run and $3,500 for an existing Spring Run member moving within the club. The club’s budget report says the fee is a joining fee deposited to the replacement reserve. Ask the club’s administration office which figure applies to your buyer.
The sheet does not say. In Florida the contract allocates costs unless the governing documents assign them, so settle it in writing before you list. We read the club’s sheet and budget report and did not read the Spring Run declaration, which would control. Customarily it is treated as a buyer-side joining fee, but the contract decides.
It is the association’s statement of what you owe and what is scheduled to come due. Florida requires issuance within 10 business days of a written request and bars any fee if it is late (section 718.116(8)). Spring Run lists a separate $250 estoppel fee on its sheet, and the village association may charge its own.
The club’s 2026 to 2027 sheet prints an estoppel fee of $250, effective November 1, 2026 and subject to change. That is the club’s fee; the Autumn Lake association may charge its own estoppel fee through its management company, and that amount is not published, so ask management for the current charge before you order.
Not stated. The village’s public form is a lease application with a board action line, and we found no published rule that the board approves sales. Check the recorded declaration for each section, and ask management in writing, because a required approval and its timing would change your closing date.
Yes. Section 718.112(2)(k) says an association may not charge a transfer fee unless it must approve the transfer and the documents provide for the fee, and the fee may not exceed $150 per applicant. Autumn Lake’s published $150 fee is for leases; no sale transfer fee is published.
Section 718.503(2) entitles a purchaser, at the seller’s expense, to a current copy of the declaration of condominium and the other listed documents, such as the bylaws, rules and most recent financial information. Florida also requires the flood disclosure at or before contract. For Autumn Lake, request each section’s recorded declaration from management.
Yes. Section 689.302 says a seller must complete and provide a flood disclosure to a purchaser of residential real property at or before the time the sales contract is executed. It asks about flood insurance and past flood damage, so gather your answers before listing. Zone AH and Zone X both appear on Sandycreek Terrace, so check the unit.
Customarily the seller pays the deed documentary stamp tax, the owner’s title policy, the association’s estoppel and any Spring Run resale fee the documents assign, and a commission set by the listing agreement. The contract controls. On a $405,000 sale the deed tax is $2,835.
Florida’s documentary stamp tax on a deed is 70 cents per $100 of consideration under section 201.02(1)(a). That is $2,835 on a $405,000 sale and $2,590 on a $370,000 sale (our arithmetic). The contract allocates the cost, and in Lee County sellers customarily pay it.
Not for amounts that come due after transfer, but a new owner is jointly and severally liable with the previous owner for all unpaid assessments that came due up to the time of transfer of title (section 718.116(1)(a)), so the estoppel certificate settles balances at closing.
Any unpaid assessments, interest and fees shown on the estoppel certificate, plus any resale or transfer fee the declaration assigns to the seller. Order the estoppel early, because the association has 10 business days to issue it and a stale certificate can delay closing.
Typically the balance is paid from sale proceeds at closing, because the estoppel certificate will show it and a new owner is liable with the previous owner for unpaid assessments. Delinquency can also complicate club approval, since the club requires an owner’s account to be in good standing. Ask management for a payoff figure first.
We found no published Autumn Lake sign rule. Many condominium declarations restrict signs, and Spring Run’s architectural review operates at the master level, so ask the association for its rules in writing before placing any sign. Your listing agent can also arrange showings without a yard sign.
Spring Run has a staffed gatehouse open 6:30 am to midnight in season, with a guest entrance, so register buyers with the gate before each showing. Guest-list control runs through a guest system and windshield passes per our July 2026 read. We found no published Autumn Lake showing policy, so confirm access rules.
Yes. Spring Run’s site says buying a home makes the owner a member automatically, and the community is bundled. The buyer still pays the club’s annual fees, listed at $9,820 for 2026 to 2027, and any resale fee the club and the documents assign. Nothing is redeemed by the seller at sale.
Leasing is allowed for one month to one year with board approval, a $150 non-refundable fee, no pets in leased units and a club delegation fee of $550 plus 6.5 percent tax. With a $9,820 annual club fee still due, compare the rent to carrying costs before deciding.
The club’s 2026 to 2027 sheet prints $550 plus 6.5 percent tax for delegation of use, which is $585.75 including the rental admin fee. The 2026 lease package lists $585.75 to transfer all, golf-only or social-only privileges and $159.75 to transfer none, plus a $106.50 late fee if the application is under 10 days ahead.
No. The village’s form sets a one-month minimum term, applications are due 10 days before occupancy, and the club charges a delegation fee on each lease. A tenant must also reside in the unit. We saw two rental-platform pages for a Sandycreek Terrace unit and cannot say whether those are stays of 30 days or more.
No. The village’s lease form says “NO PETS ALLOWED IN LEASED UNITS” and requires the applicant to initial it. What an owner who lives in the home may keep is not stated in any public Autumn Lake document, so the declaration and rules govern. Disclose the pet rule to a buyer early.
Buyers ask. We found no published Autumn Lake special assessment, reserve balance or budget, so an honest answer comes from the estoppel certificate, the current budget and the board minutes. Having those ready before you list shortens the buyer’s due diligence, and the club’s Renovation Fee should be explained too.
The March 23, 2023 board minutes record a Renovation Fee of $730 a year per owner with 11 years remaining at that date, funding the clubhouse project. The club has not published a current schedule, so ask the club whether it is still billed and what remains, then disclose the answer to your buyer.
It is a study of a condominium building’s structural components and the funding they need, required for buildings of three habitable stories or higher under section 718.112(2)(g). Autumn Lake’s buildings are two stories on the July 2026 county read, so neither the study nor the milestone inspection applies. Chapter 718 reserve rules still do.
They can shape what buyers pay, because the association’s premium sits inside the assessment and the owner’s HO-6 and wind coverage sit on top. We found no Autumn Lake premium figure; the Lee County average for condominium unit owners is $1,494 including wind. Gather the master policy declarations page and your own premium before listing.
It can. Zone AH properties with a federally backed mortgage require flood insurance, while Zone X ones do not. A July 2026 sample on Sandycreek Terrace returned both. Florida requires the seller’s flood disclosure at or before contract, and buyers can ask about insurance and past claims, so check your exact address first.
Fix anything inside your unit that a buyer’s inspector will cite, and check what the association controls before touching exteriors, since roof and exterior responsibility are not documented for Autumn Lake. Ask the board which changes need approval before you start, and ask for the roof and exterior records buyers will request.
For anything touching the exterior, common elements, windows, doors or shared walls, assume yes and ask in writing. Spring Run also reviews exterior items at the master level. Interior cosmetic work usually does not need approval, but the declaration controls and we have not read it.
We make no prediction. The record shows 7 sales in the last 12 months, 5.8 percent of homes, a 2026 median below 2025 and a newest sale of $287,500, while 2022 to 2025 medians ran $450,000 to $492,500. Price against the units that sold, not against peak medians, and let a valuation set the number.
Nothing we found requires Florida residency to sell. The deed stamp tax is 70 cents per $100 of consideration (section 201.02). Income tax treatment of your gain depends on your situation, including how long you owned the home and whether it was your residence, so ask a tax professional before you list.
Ask the management company named on Spring Run’s site, Advanced Property Management, in writing. Section 718.503(2) entitles a purchaser to a current copy of the declaration at the seller’s expense, and the declarations for Sections I, II and III are recorded at the book and page in the county roll’s legal text.
The exemption belongs to you and ends when you sell. The buyer applies for their own exemption if they make the home their permanent residence, and the new owner’s assessed value resets to just value, so the buyer’s tax bill is not capped by your history. Non-homestead residential property is capped at 10 percent a year on non-school levies.
Spring Run’s rental page and sheet list Advanced Property Management for Autumn Lake, and its office issues estoppels, budgets and applications. The 2016 lease form names Sandcastle Community Management, which we read as a former arrangement. Confirm the current contact in writing, and order both the club’s and the association’s estoppel early.
It is not marketed as 55+, and no club or Autumn Lake document we read sets an age restriction. A senior-housing website labels Spring Run 55+, a label no club document supports. Buyers who care about age rules should read the recorded declarations, so have them ready.
The county roll and the Village of Estero place Autumn Lake in the Village of Estero, ZIP 34135. Some club mailing lines and directories say Bonita Springs, so use Estero in your listing and expect buyers to see both names. The taxing district and the municipal millage follow the Village.
Unit 102 sold for $340,000 on December 30, 2021, $512,000 on August 16, 2022, $530,000 on February 6, 2023 and $500,000 on June 9, 2026. The record shows the prices, not the reasons, and a unit sold repeatedly shows how much the market moved between 2021 and 2022: 50.6 percent in 7.5 months.
Unit 408 at 23536 Sandycreek Terrace was listed at $319,000 after 115 days on the market in our July 28, 2026 pull and recorded a sale of $287,500 on August 31, 2026, 9.9 percent under list. It is one data point, so use the full sale table to price your own unit.
Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, over $900 million in personal sales, and a pricing method built on the county’s recorded sales for your village, split by layout and sale date, with the club and association papers ready for the buyer.
These are the original Autumn Lake at Spring Run documents and records we read for this page, each linked at the club or office that issues it: the club fee sheet, the Autumn Lake lease form and property applications, the lease packet, the board minutes, three floor plan sheets, three hurricane reports and the county millage book.
# | Document | Issuer | What it shows |
|---|---|---|---|
1 | Spring Run Golf Club Membership at a Glance 2026 to 2027 (PDF) | Spring Run Golf Club | Annual fees, resale and estoppel fees, hours and cart fees |
2 | Autumn Lake Recreation Association, posted by Spring Run Golf Club | Lease term, fee, references, occupancy and pet rule | |
3 | Spring Run Golf Club | Tenant screening application for Section I | |
4 | Spring Run Golf Club | Tenant screening application for Section II | |
5 | Spring Run Golf Club | Tenant screening application for Section III | |
6 | Spring Run lease application and transfer membership, 2026 package (PDF) | Spring Run Golf Club Community Association, Inc. | Non-equity club terms, delegation of privileges, tenant fees and transponders |
7 | Board of Directors annual meeting minutes, March 23, 2023 (PDF) | Spring Run Golf Club Community Association, Inc. | Jurisdiction change, clubhouse budget, Renovation Fee, rail trail vote |
8 | Spring Run Golf Club | Two-bedroom carriage-home plan sheet | |
9 | Spring Run Golf Club | Two-bedroom plus den plan sheet | |
10 | Spring Run Golf Club | Two-bedroom plus den plan sheet | |
11 | National Hurricane Center, NOAA | Surge findings for Estero, Bonita Springs and Naples | |
12 | National Hurricane Center, NOAA | Surge findings from Charlotte Harbor to Bonita Beach and Naples | |
13 | National Hurricane Center, NOAA | Surge findings south of Boca Grande through Marco Island | |
14 | Lee County Property Appraiser | Adopted 2026 millage by taxing district | |
15 | Lee County Flood Insurance Study 12071CV001D, revised preliminary (PDF) | Lee County Natural Resources | FIRM panel index including panel 0593 |
16 | School District of Lee County | Choice zones, preferences and the Spring Run zone lists |
Every source below was read for this Autumn Lake at Spring Run page on October 29, 2026 unless another date is shown; items marked “July 2026 read” were read on July 28, 2026 and carried with that date. They are public records, statutes, government pages, association documents and issuer pages; the county sales analysis and price-per-square-foot figures are our own work from the record.
County sales data from the Lee County Property Appraiser, pulled October 2026. McGreevy and Comisar, Best Realtor for Autumn Lake at Spring Run. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
