Coral Cove at Spring Run is an attached-villa neighborhood of 36 homes on Spring Run Boulevard in Estero, 34135. Club fees, association papers, 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.
Coral Cove at Spring Run is a neighborhood of 36 attached single-story villas on Spring Run Boulevard (numbers 9230 to 9306), part of Spring Run at The Brooks inside The Brooks in the Village of Estero, Florida. The Lee County roll lists ZIP 34135, a Bonita Springs mailing area that the Spring Run club places in the Village of Estero, and all 36 homes were built in 2000. Every Coral Cove home comes with Spring Run’s automatic golf club membership.
McGreevy and Comisar are the team Coral Cove 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 Coral Cove itself, the Lee County record shows 7 recorded sales in the 36 months to the September 25, 2026 index date, at a $580,000 median.
This page is about the Coral Cove attached-villa neighborhood inside Spring Run on Spring Run Boulevard. It is not any other place that shares the name Coral Cove around Florida, and it is not Sabal Cove at Spring Run, the 48-villa neighborhood next door that its owners compare it with; the section on the county record shows how to tell them apart.
McGreevy and Comisar are the best realtor for Coral Cove at Spring Run because value here turns on details most agents never separate: which of 36 look-alike villas sold at which price, what Spring Run’s club fees add to ownership, what the Coral Cove association has and has not published, and what the lease process requires.
Data updated: October 2026 (Lee County recorded sales through the September 25, 2026 index date).
If you’re searching for the best realtor for Coral Cove at Spring Run in Estero, whether you’re ready to sell your Coral Cove 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 Coral Cove at Spring Run track record (Lee County recorded sales, DOR-qualified, 36 months from October 2023 to the September 25, 2026 index date): 7 Coral Cove at Spring Run resales total in the market · highest-priced Coral Cove at Spring Run sold: $650,000 · median recorded sale: $580,000.
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 3 Coral Cove at Spring Run recorded sales, from $450,000 to $570,000, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.
For Coral Cove 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 Coral Cove 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 Coral Cove 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.
Coral Cove at Spring Run is a small attached-villa neighborhood where a neighborhood association, a master golf club association and Florida’s homeowners’ association law 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 Coral Cove at Spring Run page in the order it appears. Each link jumps to its section, so you can go straight to the Coral Cove market, the fees and rules, the flood zone, schools, the Sabal Cove comparison or the seller section.
Coral Cove at Spring Run is a row of 36 attached single-story villas on Spring Run Boulevard, inside the gates of Spring Run Golf Club, with the club’s golf membership included in the home. The villas are two or three bedrooms with two baths, 1,494 to 1,582 heated square feet, all built in 2000.
Data updated: October 2026 (Lee County sales file and roll; Spring Run Golf Club 2026 to 2027 sheet; drive times computed October 29, 2026).
Coral Cove sits within Spring Run’s 200 acres, on Spring Run Boulevard from number 9230 to number 9306. The club calls Spring Run “one of four separate and distinct residential communities located within The Brooks, developed by Bonita Bay Group,” and says its 847 residential units were built by Pulte Homes. The club’s address, 9501 Spring Run Boulevard, is in the Village of Estero by the club’s own description.
Each Coral Cove home is a fee-simple villa on its own platted lot that shares a wall with a neighbor. On the county roll 29 of the 36 are two-bedroom and 7 are three-bedroom, every one has two baths, and heated area runs from 1,494 to 1,582 square feet with a 1,495 median. A July 2026 read of the roll recorded Coral Cove homes as one story with an attached garage; the roll’s size and bed fields are the ones we checked again for this edition.
The club runs an 18-hole par 72 course, four Har-Tru tennis courts, bocce courts, a fitness facility, a practice range, a heated pool and spa and a remodeled clubhouse, and its 2026 to 2027 sheet lists lunch Monday to Saturday and dinner on Friday and Saturday in season. The gatehouse is staffed 6:30 am to midnight. Coconut Point shopping is 1.9 road miles and about 6 minutes from a Coral Cove address, and the Lee Health Coconut Point emergency department is 1.6 miles and about 5 minutes away, both free-flow figures.
Coral Cove is not a condominium: the roll codes all 36 homes as single family residential, and Florida’s condominium act does not govern it. 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 golf membership comes with the home. We found no Coral Cove pool, cabana or private gate, and it is not marketed as 55+; see the sections on amenities and age rules below.
Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, and if you own in Coral Cove, 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.
Coral Cove at Spring Run is a single platted phase of 36 fee-simple villas on Spring Run Boulevard in the Village of Estero, ZIP 34135. On the Lee County roll the legal text reads “SPRING RUN AT THE BROOKS PH V DESC IN PB,” and 36 parcels carry it, every one a home.
Data updated: October 2026 (Lee County Property Appraiser sales file and roll as compiled on the county sheet; plat references carried from our July 2026 county roll read).
Every Coral Cove parcel reads “SPRING RUN AT THE BROOKS PH V DESC IN PB.” Our July 2026 read of the county roll gave the full plat reference as Spring Run at The Brooks Phase V, Plat Book 65, pages 58 to 63, which platted 36 fee-simple lots plus Tracts L-1 through L-4, ISP-1 and R and Parcel C. What those extra tracts are, whether lakes, landscape buffers or preserve, was not confirmed, and a buyer should ask the title agent for the plat.
Unlike the condominium villages in Spring Run, Coral Cove has no Section I or Section II. The neighboring villas use different plats: Sabal Cove reads “PH 1 PB 61,” Willow Creek “PH 3 PB 64,” and Silver Creek and Whisper Creek carry Phase 1, IIA or IIB text. The phase number in the legal text is the quickest way to tell villages apart.
The county roll shows no common-element record under the Coral Cove legal text, unlike the condominium villages where a shared recreation parcel appears as its own record. All 36 parcels are homes, so the village has 36 homes. The recorded declaration or covenants for Coral Cove, which would set out any shared areas, was not found in any public source we reached.
All 36 homes are on Spring Run Boulevard, ZIP 34135, numbered within 9230 to 9306; the county sales file shows trades at 9248, 9262, 9264, 9290, 9292, 9296, 9300, 9302 and 9306. The range spans 39 even numbers for 36 homes, so some numbers are unused. The club states it is “located in the beautiful Village of Estero, FL,” and a 2025 tax notice we read in July for a Spring Run Boulevard parcel (9164) placed it in taxing district 316, Village of Estero and Estero Fire. We did not read a Coral Cove parcel’s own notice, so check your tax bill. Geocoders sometimes label the club’s address Bonita Springs, which is the 34135 mailing area and not the municipality.
“Coral Cove” is a common name in Florida real estate. Searching “Coral Cove Spring Run Estero” returned only Spring Run Boulevard pages for this neighborhood, but a search without “Spring Run” will not. Three checks keep you on the right neighborhood: the street must be Spring Run Boulevard in the 9230 to 9306 range, the legal text must say “PH V,” and the product must be an attached villa. The neighboring attached-villa neighborhood, Sabal Cove, has 48 homes on Spring Run Boulevard numbers 9001 to 9109 and is a different association. Separately, the $20 million clubhouse renovation you may see in news results belongs to Copperleaf Golf Club, not Spring Run.
Coral Cove at Spring Run has 36 homes. The Lee County roll lists 36 parcels, all single family residential, all built in 2000, all on Spring Run Boulevard. Twenty-nine are two-bedroom, 7 are three-bedroom, and every home has two baths, in a band of 1,494 to 1,582 heated square feet.
Data updated: October 2026 (Lee County Property Appraiser roll as compiled on the county sheet, index built October 7, 2026).
Roll item | Coral Cove at Spring Run |
|---|---|
Parcels with the Coral Cove legal text | 36 |
Use code | 01, single family residential (36 of 36) |
Year built | 2000 (36 of 36) |
Street and ZIP | Spring Run Boulevard, 34135 (36 of 36) |
Heated area | 1,494 to 1,582 sq ft, median 1,495 |
Bedrooms | 29 two-bedroom (80.6 percent), 7 three-bedroom (19.4 percent) |
Baths | 2.0 for all 36 |
Parcels with heated area | 36 of 36 |
The roll gives no plan names. The median of 1,495 square feet means more than half the homes sit at or near that size, and the sales list shows two groups: homes of 1,494 to 1,499 square feet (9 of the 12 sales since October 2021) and homes of 1,578 to 1,582 square feet (3 of 12). The spread from smallest to largest is 88 square feet, 5.9 percent of the smallest. The county sheet does not say how many of the 36 belong to the larger group.
The 3-bedroom homes are not larger on this roll. The one 3-bedroom sale we can see, at 9248 Spring Run Boulevard in April 2023, was a 1,495 square foot home, the same size as most of the 2-bedroom sales.
A July 2026 read of the county roll described every one of the 84 attached villas in Sabal Cove and Coral Cove as a single-story home with two full baths and an attached garage. We did not re-pull the story and garage fields for this edition, so treat that as a July 2026 finding and confirm on your home’s county record.
Twelve recorded sales in 60 months is 2.4 a year, which is 6.7 percent of 36 homes a year. Four sales fell in calendar 2025, 4 of 36 homes or 11.1 percent. Three addresses sold twice since October 2021: 9306 Spring Run Boulevard, 9300 and 9290. That describes those three homes only. It is not a neighborhood appreciation rate, and the county file gives no flag for renovation, view or furnished sales.
Coral Cove at Spring Run recorded 7 resales in the 36 months to the September 25, 2026 index date, at a $580,000 median, from $450,000 to $650,000. The three sales in the last 12 months ran $450,000 to $570,000 at a $562,500 median, about 3 percent under the 36-month figure.
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 Coral Cove 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 7 recorded Coral Cove sales, so it leads, with the since-January-2025, 12-month and 60-month windows below it. The 7 sales total $4,037,500, a mean of $576,786, at a median of $376 per heated square foot.
Window | Sales | Median | Low | High | Median per sq ft |
|---|---|---|---|---|---|
36 months, October 2023 to September 25, 2026 | 7 | $580,000 | $450,000 | $650,000 | $376 |
Since January 2025 | 5 | $570,000 | $450,000 | $650,000 | $374 |
12 months, October 2025 to September 25, 2026 | 3 | $562,500 | $450,000 | $570,000 | $360 |
60 months, October 2021 to September 25, 2026 | 12 | $556,250 | $425,000 | $650,000 | $364 |
With 7 sales the median is the fourth, $580,000. The 12-month median of $562,500 is the middle of three sales, and with fewer than 10 sales in every window the sale-by-sale list below matters more than any median. A 60-month median of $556,250 is the mean of the sixth and seventh of 12 sales, $550,000 and $562,500. Under the 36-month figure, the 12-month median is $17,500 lower, 3.0 percent.
Date | Address | Price | Heated sq ft | Beds | Price per sq ft |
|---|---|---|---|---|---|
December 4, 2023 | 9292 Spring Run Blvd | $580,000 | 1,499 | 2 | $387 |
March 21, 2024 | 9262 Spring Run Blvd | $635,000 | 1,494 | 2 | $425 |
January 8, 2025 | 9306 Spring Run Blvd | $590,000 | 1,578 | 2 | $374 |
March 6, 2025 | 9300 Spring Run Blvd | $650,000 | 1,495 | 2 | $435 |
December 9, 2025 | 9296 Spring Run Blvd | $570,000 | 1,582 | 2 | $360 |
December 29, 2025 | 9264 Spring Run Blvd | $450,000 | 1,495 | 2 | $301 |
June 15, 2026 | 9290 Spring Run Blvd | $562,500 | 1,495 | 2 | $376 |
Price per square foot is each price divided by the roll’s heated area, our arithmetic. Seven sales is a small base, and the five recorded earlier in the 60-month window (October 2021 to April 2023) are in the table below for context.
Date | Address | Price | Heated sq ft | Beds | Price per sq ft |
|---|---|---|---|---|---|
October 21, 2021 | 9306 Spring Run Blvd | $425,000 | 1,578 | 2 | $269 |
December 15, 2021 | 9290 Spring Run Blvd | $465,000 | 1,495 | 2 | $311 |
May 11, 2022 | 9302 Spring Run Blvd | $550,000 | 1,495 | 2 | $368 |
March 1, 2023 | 9300 Spring Run Blvd | $450,000 | 1,495 | 2 | $301 |
April 28, 2023 | 9248 Spring Run Blvd | $529,900 | 1,495 | 3 | $354 |
In the last 12 months we tracked 3 Coral Cove at Spring Run recorded sales, with a $562,500 median and $1,582,500 in total: $570,000 on December 9, 2025 for a 1,582 square foot home, $450,000 on December 29, 2025 for a 1,495 square foot home and $562,500 on June 15, 2026 for a 1,495 square foot home. The county sales list shows no recorded Coral Cove sale between June 15 and the September 25, 2026 index date, though sales recorded after about September may not yet be in an index built October 7.
The four sales of 2025 were $590,000 (1,578 square feet), $650,000 (1,495), $570,000 (1,582) and $450,000 (1,495). The two 1,495 square foot homes sold $200,000 apart, the lower price 69.2 percent of the higher or, put the other way, the higher 44.4 percent above the lower. The county file does not say why: condition, view, furnishings and timing are not on the sales list. That gap is larger than any difference between size bands, which is why we price a Coral Cove villa from its own condition and exposure and not from the neighborhood median.
Year | Sales | Median | Low | High |
|---|---|---|---|---|
2016 | 6 | $335,050 | $300,000 | $367,500 |
2017 | 2 | $351,000 | $315,000 | $387,000 |
2018 | 3 | $380,000 | $380,000 | $382,500 |
2019 | 2 | $356,750 | $295,000 | $418,500 |
2020 | 1 | $320,000 | $320,000 | $320,000 |
2021 | 4 | $425,000 | $415,000 | $465,000 |
2022 | 1 | $550,000 | $550,000 | $550,000 |
2023 | 3 | $529,900 | $450,000 | $580,000 |
2024 | 1 | $635,000 | $635,000 | $635,000 |
2025 | 4 | $580,000 | $450,000 | $650,000 |
2026 so far | 1 | $562,500 | $562,500 | $562,500 |
The by-year table shows medians of $320,000 to $380,000 from 2016 to 2020, $425,000 in 2021 and $550,000 in 2022, then $529,900 in 2023, $635,000 in 2024, $580,000 in 2025 and $562,500 for the one sale of 2026 so far. From 2020 to 2022 the median rose $230,000, though 2020 and 2022 each rest on a single sale. Since 2022 the yearly medians have moved in a $530,000 to $635,000 band, and the 2024 and 2026 figures are single sales. The table lists 28 recorded sales from 2016 through 2026.
Heated size band (sales since October 2021) | Sales | Median | Low | High | Median per sq ft |
|---|---|---|---|---|---|
1,494 to 1,499 sq ft | 9 | $550,000 | $450,000 | $650,000 | $368 |
1,578 to 1,582 sq ft | 3 | $570,000 | $425,000 | $590,000 | $360 |
The 9 homes of 1,494 to 1,499 square feet and the 3 of 1,578 to 1,582 square feet are too few to say that the larger plan sells for more per square foot: the $200,000 spread among 1,495 square foot sales in 2025 alone is larger than the gap between the two bands.
Three homes traded twice since October 2021:
Address | First sale | Price | Second sale | Price |
|---|---|---|---|---|
9306 Spring Run Blvd | October 21, 2021 | $425,000 | January 8, 2025 | $590,000 |
9300 Spring Run Blvd | March 1, 2023 | $450,000 | March 6, 2025 | $650,000 |
9290 Spring Run Blvd | December 15, 2021 | $465,000 | June 15, 2026 | $562,500 |
These are three homes with unknown condition at each sale, not a price index, and we do not turn them into an appreciation rate.
Spring Run’s own property page listed two available Spring Run homes on October 29, 2026, at 23982 Creek Branch Lane and 23566 Sandycreek Terrace unit 1409, and neither is in Coral Cove. The club says it does not offer real estate services. Active listings change daily, and Southwest Florida MLS counts were not pulled for this edition, so ask us for the current Coral Cove inventory.
The 36 Coral Cove at Spring Run homes are attached single-story villas of two or three bedrooms and two baths, 1,494 to 1,582 heated square feet, built in 2000. The club says its 847 residential units were built by Pulte Homes. Plan names, views and exterior construction are not published in any source we reached.
Data updated: October 2026 (Lee County roll as compiled on the county sheet; Spring Run Golf Club website; July 2026 county roll read).
Feature | What the record shows |
|---|---|
Heated area | 1,494 to 1,582 sq ft, median 1,495 |
Main size group | 1,494 to 1,499 sq ft (9 of the 12 sales since October 2021) |
Larger size group | 1,578 to 1,582 sq ft (3 of 12) |
Bedrooms | 29 two-bedroom, 7 three-bedroom |
Baths | 2 for all 36 |
Stories and garage | One story with an attached garage, per our July 2026 roll read |
Year built | 2000 for all 36 |
The county roll gives no room-by-room layout, so heated square footage is what separates the plans. We found no builder or club floor plan tied to Coral Cove, so we do not match plan names to these sizes.
All 36 homes were built in 2000. Spring Run as a whole sold out between 1999 and 2002, “more than two years ahead of schedule,” according to the club, and the club’s membership page says its 847 residential units were “built by Pulte Homes” within The Brooks, which Bonita Bay Group developed. The roll itself does not name a builder for Coral Cove. The club’s history page gives a sellout price range for the whole community of about $120,000 for the smallest units to over $300,000 for the largest, which is not a Coral Cove figure.
The record documents the bedroom, bath, size and year-built facts above. It does not document wall and roof construction, impact glass, golf, lake or preserve exposure, roof ages or interior finishes, and the county roll carries no view field. For those, the seller’s disclosure, a home inspection and a wind mitigation inspection are the documents that count.
Coral Cove at Spring Run is run by Coral Cove Residents’ Association, Inc. under the 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; the Coral Cove association’s own assessment is not published.
Data updated: October 2026 (Spring Run Golf Club 2026 to 2027 sheet, effective November 1, 2026; Coral Cove application on springrun.com; July 2026 state record read).
Spring Run has a master layer, a neighborhood layer and a district layer. The master layer is Spring Run Golf Club Community Association, Inc., which the club says “consists of a master community association with 10 neighborhoods consisting of 20 neighborhood associations” under a seven-member Board of Directors. The neighborhood layer is Coral Cove Residents’ Association, Inc., the name on the club’s Coral Cove application. The district layer is the Brooks of Bonita Springs Community Development District. The Commons Club at The Brooks is an optional overlay that Spring Run members can join.
Our July 2026 read of the Florida Division of Corporations record listed Coral Cove Residents’ Association, Inc. as an active Florida not-for-profit corporation (July 2026 state record). The state’s search page returned a security challenge when we tried to reopen it for this edition, so we print no document number, filing date or registered agent. The club’s description of its associations as operating “as a homeowners’ or condominium association depending upon the type of housing unit” explains why some club forms say homeowners’ association while the Coral Cove application and the state record use “Residents’ Association.” A buyer can pull the record from the Division of Corporations search.
Spring Run’s rental page and its 2026 to 2027 sheet list Advanced Property Management as the management company for Autumn Lake, Whisper Creek, Coral Cove, Sabal Cove, Streamside and Silver Creek. Management assignments have changed between seasons for other villages, so confirm the current contact in writing before you rely on it.
Item | Amount | Source line |
|---|---|---|
Annual fees, 2026 to 2027 | $9,820 | “includes capital, new project fund, reserve” and a prepaid food minimum |
Annual fees, 2025 to 2026 | $9,159 | prior-year club figure as read in July 2026 |
Year-over-year change | +$661, 7.2 percent | our arithmetic: $9,820 less $9,159, divided by $9,159 |
Resale fee | $12,000 / $3,500 | printed as “$12,000/$3,500” |
Estoppel fee | $250 | Spring Run sheet |
Delegation of use (rental) | $550 plus 6.5% tax | includes the rental admin fee |
Rental admin fee | $150 plus 6.5% sales tax | Spring Run sheet |
Blue Stream Fiber | $215.55 | “subject to change” |
Member cart fee | $31.00 (18 holes), $21.00 (9 holes) | Spring Run sheet |
The sheet is effective November 1, 2026 and says fees are subject to change. The annual-fee line includes an annual food and beverage minimum, and we print no dollar figure for it because the club’s own sheets differ. The sheet does not say whether the $9,820 is billed monthly, quarterly or yearly, and it does not say who pays the resale fee at closing; the club’s 2025 treasurer’s report, as we read it in July 2026, describes $12,000 as the fee for an outside buyer and $3,500 as the fee for an existing member moving within Spring Run, paid into the replacement reserve. Who pays it at closing is a contract matter.
Spring Run’s sheet directs readers to the management company for neighborhood fees and prints no Coral Cove figure. No Coral Cove assessment, reserve balance or special assessment history is published in any source we found, so we print no number. What the assessment covers (landscaping, exteriors, roofs, pest control, insurance) is not published, and it is exactly the question to put in writing.
The Brooks of Bonita Springs Community Development District’s assessment roll carries a line headed “Sabal Cove / Coral Cove, A-Villa” with $0.00 in debt service and $1,017.25 in operations and maintenance, a total of $1,017.25 per home, per the district’s FY2025-26 and FY2026-27 assessment rolls as read in July 2026. The district’s 2006 bonds, which refinanced its 1998 bonds, are paid in full, which is why Spring Run villas show no debt service. The district’s website now restricts automated access to its documents, so the adopted FY2027 figure was not reconfirmed. Look for the district line in the non-ad valorem section of your tax bill.
Request, in writing, the recorded declaration for Coral Cove, the association’s bylaws and rules, the current budget and reserve schedule, any master or blanket insurance declarations page and a current estoppel certificate. Under section 720.303(4) and (5), Florida Statutes, an association’s official records, including its insurance policies, are open to its members.
Golf membership comes with owning a Coral Cove at Spring Run home: Spring Run’s own site says every homeowner “automatically” becomes a member of the Golf Club, and the club describes itself as a “SOLD OUT private golf club community.” Annual club fees of $9,820 apply for 2026 to 2027.
Data updated: October 2026 (Spring Run Golf Club site and 2026 to 2027 sheet).
The club’s membership page says: “All Spring Run homeowners, by virtue of buying a home in Spring Run, automatically become members of the Golf Club.” Its transfer packet calls it “a non-equity club” in which resident members, lessees and guests “hold a license to use the club facilities.” A Coral Cove buyer therefore takes on the club’s fee structure and rules with the villa, and nothing is refunded to a seller at resale. The membership page does not state how many memberships each home carries, so we do not print a number.
The club lists an 18-hole par 72 course, four Har-Tru tennis courts, bocce courts, a fitness facility, a practice range, a heated pool and spa, dining and a remodeled clubhouse. Member cart fees for 2026 to 2027 are $31.00 for 18 holes and $21.00 for 9 holes year round, and guest green fees include the cart.
When an owner leases, the owner delegates use to the tenant. The September 2026 transfer application lists transfer fees of $585.75 including taxes for all, golf-only or social-only privileges and $159.75 for no privileges, with a $106.50 late fee if filed fewer than 10 days before the lease starts; the package is due at least 10 days before the lease date. Only Tenant 1 and Tenant 2 carry privileges, other occupants attend as guests, and the club’s approval may be withheld in its sole discretion. For a one-year lease, the owner keeps access to accounts and minimums from May 1 to September 30.
The Commons Club at The Brooks and its Beach Club are separate, optional memberships with their own costs; the club says members “can also join” them. We print no Commons Club dues because we found no current published price list. Pickleball is not listed among Spring Run’s own amenities; the Commons Club is where pickleball courts are listed.
Coral Cove’s published paperwork is a Tenant Evaluation lease application that says the association’s Board of Directors makes the final decision on applicants. It publishes no lease term, pet rule, vehicle limit, occupancy limit or approval timeline, so the recorded declaration and rules govern, and they must be requested.
Data updated: October 2026 (Coral Cove application on springrun.com; Spring Run transfer application, Rev September 2026; Spring Run rental page).
The club titles the Coral Cove file a “Lease Application.” It is a Tenant Evaluation front page with property application code 14166 that says the application “may take up to 45 minutes” to complete. An application fee is charged when the digital application is submitted, and its amount is not stated. The page says the community may request a credit report, a criminal background check, an eviction report, proof of income and personal and work verifications. Coral Cove’s minimum and maximum lease term, and any limit on how many leases an owner may sign, are not published. The club’s rental page describes the sequence as finding a unit, signing a lease, the owner completing a property management company application and the tenant filing Spring Run’s transfer member application.
No Coral Cove pet rule is published, and Spring Run’s master transfer application does not address pets. Ask the association for the pet rule in writing, including any limit on number, size or breed and what applies to a leased home.
No Coral Cove vehicle limit is published. The master transfer application requires one gate-access form per vehicle, and the club’s rental page lists transponders for transfer members and guests at a starting price of $30, with reactivation from $25. Whether each villa’s garage and driveway rules appear in the Coral Cove declaration is a question for the declaration.
No Coral Cove occupancy limit is published. The master packet states that persons must reside in the unit to be allowed on a membership, and that only Tenant 1 and Tenant 2 carry club privileges on a lease.
For tenants, the Coral Cove page is explicit: the association’s Board of Directors, not Tenant Evaluation, decides. Whether Coral Cove also screens or approves purchasers is not stated on that page, and it gives no approval timeline, transfer fee or notice period for a sale. A sale-notice period we saw for a different Spring Run neighborhood does not carry over to Coral Cove. The club’s master form says its own approval may be withheld in its sole discretion and requires the member’s account to be in good standing.
Rules we read in July 2026 for another Spring Run neighborhood state that For Sale and For Rent signs are prohibited, that open houses run Saturday and Sunday from 1:00 pm to 5:00 pm, and that listing sheets may be distributed through the gatehouse. Whether Coral Cove repeats or varies those rules is not published.
Where a rule is not quoted above, the recorded declaration, bylaws and rules govern. Under Florida’s homeowners’ association law, section 720.303, those official records are open to members, and the right step before an offer is to request them from the association’s manager.
Coral Cove at Spring Run is not marketed as a 55+ community. No age restriction appears in any club or association document we read, and the Coral Cove application is silent on age. The recorded declaration was not read, and a lawful 55+ community must publish its age policy, so confirm in the declaration.
Data updated: October 2026 (Spring Run Golf Club pages and sheets; section 760.29, Florida Statutes; 42 U.S.C. 3607).
On October 29, 2026 the club’s history page, its 2026 to 2027 Membership at a Glance sheet, its amenities page and its properties page each contained no age restriction or 55+ statement, and in July 2026 we read the club’s rules, membership sheets, lease packages and welcome brochures with the same result. At least one senior-housing aggregator labels Spring Run “55+” and lists housekeeping and concierge services that Spring Run does not offer; the club’s own documents outrank that label.
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 or older, at least 80 percent of occupied units have an occupant 55 or older, and the community publishes and adheres to age policies and procedures. We found no such policy for Coral Cove.
The recorded Spring Run Declaration of Covenants, Conditions and Restrictions and the Coral Cove declaration would contain any age clause. We could not find their recording information. Request both before relying on a search-result label.
Coral Cove at Spring Run owners use Spring Run Golf Club: an 18-hole par 72 course, four Har-Tru tennis courts, bocce courts, a fitness facility, a heated pool and spa, a practice range, dining and a remodeled clubhouse. We found no Coral Cove pool, cabana or private gate; the 36 villas use the club campus.
Data updated: October 2026 (Spring Run Golf Club 2026 to 2027 sheet and website; Coral Cove application; July 2026 research).
No source we found lists a Coral Cove pool, cabana, clubhouse or private gate, and the Coral Cove application contains no amenity language. The Phase V plat carries tracts beyond the 36 lots (L-1 through L-4, ISP-1, R and Parcel C) whose use we could not confirm. Where other Spring Run neighborhoods have pest control, mail or trash arrangements set at the neighborhood level, Coral Cove’s are not documented; ask the association.
The course is an 18-hole, par 72 layout designed by Gordon Lewis, with six sets of tees. John Sanford redesigned it and it reopened in November 2014; a Golf Course Architecture report dated November 19, 2014 describes new irrigation, improved drainage and reworked tees, greens and bunkers with the routing unchanged. The club’s 2026 to 2027 sheet separately lists a 2022 renovation with Bimini turf grass and carts with GPS. Audubon International has certified it a sanctuary since 2008, and the club runs 9- and 18-hole leagues for men and women and a couples league. Private golf carts are not allowed on the course or community roads, and walking, biking and dogs are not permitted on the course or cart paths under the club rules as we read them in July 2026.
The sheet describes a remodeled clubhouse and an outdoor dining grand opening in 2023. We print no clubhouse square footage because the club’s own pages disagree. A Village of Estero Planning, Zoning and Design Board agenda dated March 8, 2022 listed Spring Run at The Brooks among its items. Do not confuse any of this with the $20 million, 28,000 square foot clubhouse renovation reported on November 7, 2024: that was Copperleaf Golf Club.
The club lists four Har-Tru tennis courts with subsurface irrigation, bocce courts, a fitness facility and iLife, a complimentary enrichment program with about 100 activities a season. The club’s pages disagree on how many bocce courts there are, so we give no number. Pickleball is not listed on Spring Run’s amenities page or 2026 to 2027 sheet, and the Commons Club, an optional separate club, is where pickleball courts are listed.
Spring Run’s gatehouse is open Monday to Sunday from 6:30 am to midnight. A vehicle transponder “provides access on the resident side of the entrance gate,” and guests enter through the guest entrance, with guest access managed through the club’s visitor system. The club’s gate-circumvention fines are set by its committee and no dollar amount is published.
Shadow Wood at The Brooks and Copperleaf at The Brooks are 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.
Flood zones at Coral Cove at Spring Run are set address by address. Spring Run is on FEMA panel 12071C0593H, effective November 17, 2022, and both Zone X and Zone AH appear on the map for the area; a July 2026 sample of 43 points along Spring Run Boulevard split 28 AH, 12 X and 3 shaded X.
Data updated: October 2026 (FEMA flood map panel 12071C0593H; July 2026 sample; Lee County and Village of Estero evacuation information).
We did not run a flood-zone query for any individual Coral Cove home. Two earlier checks along Spring Run Boulevard disagreed because they measured different things: a July 2026 sample of 43 points on Spring Run Boulevard centerlines found 28 in Zone AH, 12 in Zone X and 3 in Zone X shaded for a 0.2 percent annual chance, and an October 2026 check of five condominium building centers elsewhere on Spring Run Boulevard found Zone X. Neither is a determination for a Coral Cove home. FEMA’s map service restricts automated queries, so we did not repeat them. Check your exact address in the FEMA Flood Map Service Center.
Zone AH is a Special Flood Hazard Area with shallow ponding, generally 1 to 3 feet. In the July sample, the AH points that carried a base flood elevation showed 15.0 feet NAVD88. Federally backed mortgages on property in a Special Flood Hazard Area require flood insurance. Zone X has no federal mandatory purchase requirement, though a lender can ask for coverage. USGS ground elevations measured at five Spring Run road points ran 14.20 to 15.27 feet in the July research, and finished-floor elevations are unknown without an elevation certificate. The Village of Estero cautions that FEMA base flood elevations are accurate to within plus or minus 0.5 feet.
Spring Run south of Coconut Road returned Lee County evacuation Zone B (surge zone 2) in two county-layer checks, five geocoded addresses and a point grid in July 2026 and the village center of a neighboring Spring Run village in October 2026. The Village of Estero’s page says evacuation zones run A through E in order of increasing elevation and that a Lee County evacuation zone is not a FEMA flood zone. Lee County’s Zone B page says “Zone B will be among the first areas ordered to evacuate for a hurricane.” The boundary between B and C runs near the Coconut Road alignment, so confirm your address on the county’s evacuation zone map.
FloodSmart says building coverage reaches $250,000 and contents coverage $100,000, that condominium and townhouse owners are eligible, and that coverage generally takes effect 30 days after purchase. A flood-insurance disclosure is required at or before contract under section 689.302, Florida Statutes, and standard homeowners policies exclude flood. The Village of Estero is a Community Rating System Class 6 community, which gives a 20 percent flood-premium discount inside the Special Flood Hazard Area and 10 percent outside it (FEMA list effective April 1, 2026). A revised preliminary Lee County flood study dated December 4, 2025 changes six panels in the Mullock Creek basin and not panel 0593; its final effective date was not confirmed.
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, yet the Village of Estero told FEMA damage east of US 41 was minor and mostly wind. No source we found names Coral Cove or reports damage inside it.
Data updated: October 2026 (National Hurricane Center Tropical Cyclone Reports; Village of Estero; National Weather Service; no Coral Cove-specific source found).
NHC puts Ian’s landfall at Cayo Costa (130 knots) and near Punta Gorda (125 knots), calls it the costliest hurricane in Florida history, at over $112 billion in damage, and says “Maximum inundation levels of 8 to 12 ft AGL occurred in Estero, Bonita Beach, Bonita Springs, and North Naples,” with inland high water marks of 5 to 7 feet above ground in Bonita and North Naples. Those figures describe coastal and bay-side inundation. For Spring Run the evidence is indirect: USGS surveyed no high-water marks in the Coconut Road and Three Oaks corridor, the nearest marks were 8.97 to 10.83 feet NAVD88 at US 41 two to three miles away, and Spring Run’s ground sits at roughly 14 to 15.5 feet, per our July 2026 research. The Village told FEMA the measured high water in Estero was about 11.2 feet NAVD on its western edge along Estero Bay, the Estero River and Halfway Creek.
In June 2024 the Village of Estero wrote to FEMA: “There was only minor damage east of US 41, primarily from wind (e.g. roof shingles/tiles, lanais, pool enclosures).” Its worst damage was west of US 41 in Estero River Heights, Estero Bay Village, Mariners Cove and Cranbrook Harbor, with five substantial-damage determinations Village-wide. Counts differ by official and date: the Village’s Community Development Director put damaged buildings at about 1,000 (WGCU, August 15, 2024), and the Village Manager described about 1,400 homes severely affected (December 7, 2022). Lee County’s after-action report counts 24,585 damaged residential structures countywide, and Florida’s insurance regulator counted 283,003 Ian claims in Lee County as of March 4, 2025, 35.9 percent of the state’s 789,066. We do not reconcile these; they measure different things.
Southwest Florida International Airport recorded 60 knots sustained and a 96-knot gust (about 110 mph) before its station stopped reporting, which makes that a floor and not a peak, and the Lee County Three Oaks rain gauge, about 1.8 miles north, recorded 7.54 inches. Lee County ordered mandatory evacuations on September 27, 2022 that included Zone B, at least in part.
Helene made landfall in the Big Bend. 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 Three Oaks gauge measured 2.62 inches and the nearest gust at the airport was 54 knots (about 62 mph). The Village reported maximum flooding of 24 inches affecting 4 homes in Estero River Heights and 2 mobile homes in Estero Bay Village, both west of US 41. Sources disagree on whether Lee County ordered evacuations for Helene, so we make no claim.
Milton made landfall on Siesta Key as a category 3. NHC reports surge of 4 to 6 feet above ground south of Boca Grande through Bonita Beach; the Three Oaks gauge measured 1.51 inches, and gusts reached 59.9 knots (about 69 mph) at San Carlos Park and 57.3 knots (about 66 mph) at Bonita Springs, the stations north and south of Estero. Lee County ordered evacuations for Zones A and B on October 7, 2024. In its November 6, 2024 FEMA update the Village reported mostly wind damage, with 123 units suffering minor damage and 3 major damage, and noted roof-shingle wind damage in The Brooks. No tornado touched down within about 8 to 10 miles of Estero.
Idalia in August 2023 brought gusts of about 30 mph at Estero Fire Rescue. Debby in August 2024 delivered 4 to 5.5 inches of rain at nearby gauges, with gusts of 40 to 50 mph and no Lee County evacuations. The 2025 Atlantic season produced no tropical-storm or hurricane conditions in Lee County, and our storm research runs through July 28, 2026.
We found no Coral Cove-level record of power or water outages after any of the three storms, and we did not confirm Coral Cove’s electric and water providers, so we make no claim.
We found no public record of damage, flooding, closures, tree loss, roof replacements, claims or special assessments at Coral Cove after Ian, Helene or Milton. A permit pull filtered to the 36 parcels would settle roof replacements. Until then, ask the association for storm history, roof ages and any open claims or assessments.
Florida’s homeowners’ association law, Chapter 720, does not require an association to insure members’ homes, and no Coral Cove document we found says what its association insures. Ask your insurance agent to quote the whole structure, ask the association in writing what it covers, and buy flood separately.
Data updated: October 2026 (Chapter 720 and sections 627.7011 and 689.302, Florida Statutes; Florida Office of Insurance Regulation July 2026 report; Citizens Property Insurance; FloodSmart).
Coral Cove is a fee-simple villa neighborhood under a homeowners’ association, and Lee County assesses it as single family residential on platted lots. Chapter 720 contains no provision requiring an association to insure members’ dwellings; its insurance provisions are section 720.303(11), which permits group windstorm coverage across at least three communities, section 720.3033(5), a fidelity bond for people who control association funds, and sections 720.303(4) and (5), which make insurance policies official records open to members. Coral Cove’s homes share party walls, and the statute does not make the association the insurer of those walls or the roofs. Whether the association carries any blanket policy, and who repairs a shared roof or wall after a loss, is set by the recorded declaration and the association’s current policy, neither of which we found. We therefore assert nothing either way about roof or exterior coverage.
The standard policy for a fee-simple home is the HO-3. Ask an insurance agent to quote one with wind, contents, loss of use and liability, and ask what hurricane deductible applies. If the declaration shows the association insures part of the building, the quote should be adjusted to match.
Florida’s wind mitigation inspection uses form OIR-B1-1802 (revised April 2026, effective April 1, 2026). For a home built from 1998 to 2002, the building-code credit is unavailable because the Florida Building Code took effect March 1, 2002; the roof covering credit is usually obtainable because nearly every roof from that era has been replaced; and roof-to-wall connection and opening protection are the credits most often missing. The state’s CHOICES model shows premiums for a pre-2001 Lee County home about 36 to 77 percent lower with maximum mitigation. These are model outputs, not quotes.
Under section 627.7011(5)(b), Florida Statutes, an insurer may not refuse or nonrenew coverage solely because a roof is under 15 years old. Roof ages for Coral Cove homes are not in any public record we reached, so ask the seller for permit and replacement dates.
The Office of Insurance Regulation’s July 1, 2026 report (data as of March 31, 2026) puts the Lee County average homeowners premium including wind at $3,576 and excluding wind at $2,119. Citizens Property Insurance had 8,286 Lee County policies on June 30, 2026, down from 42,141 on September 30, 2023, at an average of $2,202 for personal residential multiperil. Under Citizens’ 20 percent rule, a risk offered coverage from an authorized insurer at not more than 20 percent above Citizens’ premium is not eligible for a new Citizens policy. These are county averages, not Coral Cove quotes.
Chapter 718’s condominium reserve requirements, and the milestone inspection and structural integrity reserve study rules that followed the 2022 and 2025 condominium reforms, do not apply to Coral Cove: it is not a condominium, and those inspection statutes address buildings of three or more stories while Spring Run’s buildings are one or two stories. We have not summarized the recent amendments to Chapter 720 in this edition, so ask for the current association documents.
Homeowners policies exclude flood, and Florida requires a flood disclosure at or before contract. FloodSmart lists building coverage up to $250,000 and contents up to $100,000, with a 30-day wait in most cases. See the flood section above for why the zone must be checked by address.
Ask for the recorded declaration, bylaws, rules, current budget, reserve schedule, any blanket policy declarations page, the last three years of board minutes, any special assessment notices and a current estoppel certificate. Also ask the seller for the wind mitigation form, the roof replacement date and any open insurance claims.
The School District of Lee County assigns schools through residential choice zones, not by street. A Spring Run Boulevard address checked with the district’s locator in July 2026 sat in Elementary Proximity Zone Q, Middle Zone GG and South High School Sub-zone 3; Coral Cove addresses were not each run through the locator, so check yours.
Data updated: October 2026 (School District of Lee County, Student Enrollment Plan 2026 to 2027, approved December 1, 2025; Florida Department of Education school grades; district enrollment dates).
Lee County assigns by choice and lottery. The preference stack runs through exceptional student education and programs, siblings and proximity, with Proximity 1 within two miles (no district transportation), Proximity 2 to roughly five miles, then House Bill 7029 categories. Spring Run is more than two miles from every school on its lists, so applicants compete on Proximity 2 at elementary and middle, and registering on the first day 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. South High School 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. Zone boundaries could in principle split a community, which is why the exact address matters.
Florida’s 2025-26 school grades, released in 2026, were an A for Three Oaks Elementary, Pinewoods Elementary, San Carlos Park Elementary and Three Oaks Middle, a B for Spring Creek Elementary, Bonita Springs Middle, Estero High and Bonita Springs High, and a C for Bonita Springs Elementary; the district grade was B, and the state is raising its scales for 2026-27. FGCU Collegiate at Bonita Springs High and Cambridge AICE at Bonita Springs High and Estero High are among the advanced programs in the sub-zone.
New-student registration for 2027-28 opens November 16, 2026 and open enrollment runs January 8 to February 19, 2027, per the district’s dates page. We did not check Coral Cove’s school board district, which elects board members and does not assign schools.
Use the district’s address lookup on leeschools.net and confirm in writing with the enrollment office before relying on a zone.
From a Coral Cove address, the Lee Health Coconut Point emergency department is 1.6 miles and about 5 minutes by free-flow driving, Coconut Point shopping is 1.9 miles and 6 minutes, and Southwest Florida International Airport is 16.0 miles and 27 minutes. 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) | 1.6 | 5 |
Coconut Point shopping center | 1.9 | 6 |
Miromar Outlets | 5.3 | 12 |
Gulf Coast Town Center | 9.7 | 19 |
Bonita Beach Park | 9.0 | 18 |
NCH North Naples Hospital | 11.7 | 22 |
Southwest Florida International Airport (RSW) | 16.0 | 27 |
Fifth Avenue South, Naples | 19.7 | 35 |
Downtown Fort Myers | 23.3 | 35 |
The start point is the OpenStreetMap Nominatim geocode of 9290 Spring Run Boulevard, a Coral Cove address, at latitude 26.39780 and longitude -81.80256. 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, with 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 figures as approximate. This is not a government data service, and Barefoot Beach Preserve could not be geocoded.
Lee Health Coconut Point is 1.6 road miles away. Becker’s ASC Review reported on December 5, 2018 a 163,500 square foot outpatient center with what is believed to be the first freestanding emergency department in Lee County, 16 exam rooms, nine short-stay observation rooms and onsite ambulance transportation. Current hours and services were not confirmed from a non-government source. The drive table lists NCH North Naples Hospital at 11.7 miles. A Lee Health outpatient facility is planned near the Verdana Publix, with no date announced.
A Coral Cove at Spring Run tax bill includes Lee County, the Village of Estero at 0.7300 mills (adopted September 23, 2026), the school district, water management and mosquito levies, an Estero Fire Rescue line and a Brooks CDD charge. The 2026 shared lines excluding fire total 10.6832 mills.
Data updated: October 2026 (Lee County Property Appraiser 2026 Taxing District Millage Book; Village of Estero; Florida Department of Revenue).
Spring Run’s 2025 tax notice for a Spring Run Boulevard parcel placed it in Lee County taxing district 316, Village of Estero and Estero Fire. We did not read a Coral Cove parcel’s own notice, so verify the district on your tax bill. The property is inside Village of Estero limits despite the Bonita Springs mailing address.
Authority | 2026 millage |
|---|---|
Lee County general revenue | 3.7623 |
Public school, local board | 2.2480 |
Public school, state law | 3.0230 |
Lee County library district | 0.4218 |
Village of Estero | 0.7300 |
South Florida Water Management District, district-wide | 0.0948 |
SFWMD Everglades Construction Project | 0.0327 |
SFWMD Okeechobee Basin | 0.1026 |
Hyacinth control | 0.0190 |
Mosquito control | 0.2096 |
West Coast Inland Navigation District | 0.0394 |
Estero Fire Rescue | set by Estero Fire Rescue; not read here |
Shared lines excluding fire (our sum) | 10.6832 |
These lines come from the Property Appraiser’s 2026 millage book. The page we retrieved was a neighboring fire-district variant, and the non-fire lines are common to every Village of Estero district, so the sum is 5.2710 mills for schools (2.2480 plus 3.0230) and 5.4122 mills for everything else shown (excluding fire). Per $100,000 of taxable value, that is $527.10 for schools and $541.22 for the non-school lines shown, before the fire district line. We print no total for Coral Cove’s own district because the Estero Fire Rescue 2026 rate was not read from an official page.
The Village of Estero Council adopted 0.7300 mills on September 23, 2026, equal to the prior year and, per the Village, the lowest tax rate in Florida, with a budget of $72,973,080 including $54,280,000 for capital projects. The Village rate has not risen since 2015, when it was 0.8398 mills, a difference of 0.1098 mills.
The Brooks of Bonita Springs CDD line for Coral Cove’s product is $1,017.25 in operations and maintenance and $0.00 in debt service, per the district’s rolls as read in July 2026; look for it in the non-ad valorem section of the bill. The Estero Fire Rescue assessment, if any, is set by the district.
Per Florida Department of Revenue guidance as we read it in July 2026, the homestead exemption is $25,000 on all levies plus an additional exemption applied to non-school levies, set at $26,411 for 2026. 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, with assessed value resetting to just value after a change of ownership (section 193.155, Florida Statutes). A buyer’s first assessment follows the purchase, so budget from the Property Appraiser’s tax estimator at your purchase price, not from the seller’s bill. TRIM notices mail in August, and the early-payment discount is at most 4 percent for payment in November.
Planned work near Coral Cove at Spring Run is mostly east and north of The Brooks. Corkscrew Road Phase II widening is expected to finish by December 2026, an Aldi is slated to open in the East Corkscrew area in December 2026, and a Lee Health outpatient facility is planned near the Verdana Publix.
Data updated: October 2026 (Engage Estero, April 23, 2026; Village of Estero agenda headlines).
Engage Estero reported on April 23, 2026 that the Corkscrew Road Phase II widening is under construction with completion expected by December 2026, and a multi-use path, lighting and landscaping due in late 2026. Phase III and beyond are unfunded, with a possible 2028 ballot sales tax that could fund them with collection from July 2029 if approved. The scope is East Corkscrew Road, east of Ben Hill Griffin Parkway; the article does not mention The Brooks or Coconut Road.
The same article reports an Aldi opening in December 2026 in the East Corkscrew area and a planned Lee Health outpatient facility near the Verdana Publix, with no date.
Spring Run’s clubhouse remodel and outdoor dining opened in 2023, per the club. Village of Estero Planning, Zoning and Design Board agenda headlines show Spring Run at The Brooks on its March 8, 2022 agenda and a Brooks pickleball item on January 10, 2023; we saw those as agenda headlines only and did not open the underlying documents. We found no Coconut Road or Coconut Point project in a non-government source.
Coral Cove at Spring Run and Sabal Cove are the two attached-villa neighborhoods in Spring Run, but Coral Cove has 36 homes against Sabal Cove’s 48, and its 36-month median of $580,000 sat $30,000 below Sabal Cove’s $610,000, at $376 against $406 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).
Sabal Cove at Spring Run is a neighborhood of 48 attached villas on Spring Run Boulevard, covered on our Sabal Cove page. Both are fee-simple villas under residents’ associations, both are listed by the club under Advanced Property Management, and both appear on the Brooks CDD’s “Sabal Cove / Coral Cove, A-Villa” line. The table sets them side by side on the same yardsticks.
Yardstick | Coral Cove at Spring Run | Sabal Cove at Spring Run |
|---|---|---|
Homes on the county roll | 36 attached villas | 48 attached villas |
Legal text on the roll | SPRING RUN AT THE BROOKS PH V | SPRING RUN AT THE BROOKS PH 1 PB 61 |
Roll years built | 2000 (all 36) | 1998 (12), 1999 (24), 2000 (12) |
Heated area | 1,494 to 1,582 sq ft, median 1,495 | 1,478 to 1,733 sq ft, median 1,495 |
Bedrooms | 29 two-bedroom, 7 three-bedroom | 25 two-bedroom, 23 three-bedroom |
Baths | 2 for all 36 | 2 for all 48 |
Recorded sales, 36 months | 7, median $580,000 | 11, median $610,000 |
Price range, 36 months | $450,000 to $650,000 | $535,000 to $765,000 |
Median per sq ft, 36 months | $376 | $406 |
Recorded sales, 12 months | 3, median $562,500 | 4, median $613,500 |
Median per sq ft, 12 months | $360 | $415 |
Recorded sales, 60 months | 12, median $556,250 | 13, median $599,900 |
Median per sq ft, 60 months | $364 | $396 |
Newest sale on the county sheet | June 15, 2026 | June 16, 2026 |
3-bedroom share of 36-month sales | 0 of 7 | 9 of 11 |
Management company, per Spring Run | Advanced Property Management | Advanced Property Management |
Club annual fee, 2026 to 2027 | $9,820 | $9,820 |
Brooks CDD line (A-Villa) | $1,017.25 | $1,017.25 |
Coral Cove’s figures come from the Lee County sales file and roll; Sabal Cove’s come from the Sabal Cove block of the same county sheet. The club fee is the same for every Spring Run home, and the CDD line names both neighborhoods together. Neither neighborhood publishes its own association assessment.
Coral Cove comes out ahead on entry price and size of village: a $580,000 median over 36 months against $610,000 (5.2 percent less), $376 against $406 per square foot, and a 12-month median of $562,500 against $613,500, in a neighborhood of 36 homes against 48. Every Coral Cove sale in the 36-month window was a two-bedroom home, so its record is a clean read of the two-bedroom plan.
Sabal Cove comes out ahead on depth and range: 11 recorded sales in 36 months against 7, four in the last 12 months against three, a high of $765,000 against $650,000, a larger top size at 1,733 square feet against 1,582, and a much larger share of three-bedroom homes (23 of 48 on the roll, and 9 of its 11 recent sales) against Coral Cove’s 7 of 36. Its higher per-square-foot median partly reflects that bedroom mix.
Choose Coral Cove if the priorities are the lower recorded price and price per square foot, a smaller neighborhood and the two-bedroom plan with a 1,495 square foot median. Choose Sabal Cove if the priorities are a three-bedroom layout, a longer record of recent sales to price against and the largest villa sizes. Both carry the same $9,820 club fee, the same bundled golf membership and, as far as any public document shows, an unpublished neighborhood assessment, so the real comparison is the declaration and the association’s budget for each.
Selling in Coral Cove at Spring Run? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying in Coral Cove at Spring Run? Call Marc at (239) 287-5873 or read how we represent buyers.
Coral Cove at Spring Run sits in the middle of the nine Spring Run villages we compare: its $580,000 36-month median is above all four condominium villages and below Sabal Cove and the three detached-villa villages. By price per square foot it ranks sixth of nine, at $376.
Data updated: October 2026 (Lee County recorded sales for the Spring Run villages, one county sheet, index built October 7, 2026; club sites for Shadow Wood and Copperleaf).
Village | Product | Homes | Roll years built | Sales, 36 months | Median, 36 months | Median per sq ft | Sales, 12 months | Median, 12 months |
|---|---|---|---|---|---|---|---|---|
Condominium | 80 | 1998 to 2002 | 9 | $355,000 | $284 | 4 | $310,000 | |
Condominium | 118 | 1999 to 2001 | 17 | $393,000 | $305 | 9 | $337,500 | |
Carriage-home condominium | 120 | 1998 to 2000 | 16 | $405,000 | $299 | 7 | $370,000 | |
Carriage-home condominium | 182 | 2000 to 2002 | 17 | $465,000 | $325 | 4 | $395,000 | |
Coral Cove (this page) | Attached villa | 36 | 2000 | 7 | $580,000 | $376 | 3 | $562,500 |
Attached villa | 48 | 1998 to 2000 | 11 | $610,000 | $406 | 4 | $613,500 | |
Detached villa | 64 | 1999 to 2000 | 11 | $729,000 | $421 | 3 | $729,000 | |
Detached villa | 52 | 1998 to 2000 | 5 | $757,600 | $374 | 1 | $650,000 | |
Detached villa | 27 | 2000 | 4 | $822,500 | $437 | 0 | none recorded |
Windows and counts come from one county sheet, so the villages compare directly. Home counts exclude one shared common-element record in each of Hidden Lakes (182 homes of 183 records) and Autumn Lake (120 of 121). Winding Stream, the other Spring Run condominium neighborhood, has its own page at Winding Stream at Spring Run.
Shadow Wood at The Brooks is a separate golf community inside The Brooks. Its club, Shadow Wood Country Club at 22801 Oakwilde Boulevard, says it was “Established in 1998” and has been “Member Owned since 2010,” a different ownership model from Spring Run’s bundled, non-equity club.
Copperleaf at The Brooks is the other golf community in The Brooks. Business Observer reported on November 7, 2024 that Copperleaf Golf Club completed a $20 million clubhouse renovation to 28,000 square feet; that story is about Copperleaf and not Spring Run.
Coral Cove’s $580,000 median sits $115,000 above Hidden Lakes, the highest condominium village at $465,000, and $30,000 below Sabal Cove. It is the smallest of the nine villages compared, at 36 homes and, with 7 sales in 36 months, among the thinnest records, so a single sale can shift the median. By price per square foot it sits one place above the Silver Creek detached villas at $374, which also have a thin record of 5 sales. For a seller, the takeaway is to price against Coral Cove’s own seven sales and not against Spring Run or Estero averages.
Coral Cove at Spring Run’s honest case is a single-story attached villa of 1,494 to 1,582 square feet inside an established golf club with the membership included, a short drive to Coconut Point and recent sales between $450,000 and $650,000. The honest costs are club fees of $9,820 a year plus an unpublished neighborhood assessment and a thin resale market.
Data updated: October 2026 (Lee County recorded sales and roll; Spring Run Golf Club 2026 to 2027 sheet; Coral Cove application).
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 a Coral Cove at Spring Run home well means pricing it against its own 7 recorded sales of the last 36 months, split by size and sale date, and answering buyer questions about Spring Run’s club fees, the Coral Cove association and the lease process with the association’s papers. McGreevy and Comisar build every listing around those steps.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified, our analysis).
If you’re searching for a Coral Cove at Spring Run listing agent, or thinking, “I need someone to sell my Coral Cove 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 Coral Cove homes against the county’s recorded sales, split by sale year and size, and put the estoppel certificate, the club fee sheet and the association’s papers in front of a buyer before the buyer has to ask.
In the 36 months to the September 25, 2026 index date, 7 Coral Cove at Spring Run homes sold on the county record for $4,037,500 in total, at a $580,000 median. In the last 12 months we tracked 3 recorded sales totaling $1,582,500, from $450,000 to $570,000. 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 Coral Cove assessment are, what the association will and will not approve, what it insures or maintains, and whether they can rent. A seller who has requested the declaration and rules, ordered the estoppel, printed the Spring Run fee sheet and gathered the wind mitigation form and roof date shortens the deal. Sign and open-house rules at Spring Run are restrictive, and a gated entrance means showings and agent access run through the gatehouse, so the listing plan has to be built around both.
In Lee County the seller customarily pays the documentary stamp tax on the deed at $0.70 per $100 (section 201.02), which is $4,060 on a $580,000 sale (our arithmetic), and the owner’s title policy; the contract controls. Spring Run lists its own $250 estoppel fee and a resale fee of $12,000/$3,500 on its 2026 to 2027 sheet, and who pays each is a contract term. 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, location 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 Coral Cove at Spring Run sellers ask us first, answered from the record.
Five recorded sales since January 2025 ran $450,000 to $650,000, a $570,000 median; the size, condition and exposure move a home within that range.
The county record carries no days on market; we pull that from the MLS for your listing file.
The association’s governing documents, its estoppel certificate, the Spring Run fee sheet and the Florida flood disclosure.
The Coral Cove page says its Board makes the final decision on lease applicants; whether it also approves purchasers is not published, so ask the manager in writing.
Rules we read for another Spring Run neighborhood prohibit For Sale signs; Coral Cove’s own rule is not published, so ask the association.
McGreevy and Comisar are the Southwest Florida team Coral Cove 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 a Coral Cove at Spring Run home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Coral Cove 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 a Coral Cove 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
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Verified Google review
★★★★★ “Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time.” Verified Google review
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Coral Cove at Spring Run buyers ask where the neighborhood is, what the club costs, what the association publishes, whether they can rent or keep a pet, 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. Spring Run’s own site says the club is in the Village of Estero, the roll lists ZIP 34135, and geocoders often label the club’s address Bonita Springs, which is the postal mailing area. This page uses Estero. Confirm your exact address’s municipality on your tax bill.
Coral Cove has 36 homes. The Lee County roll lists 36 parcels under the legal text “SPRING RUN AT THE BROOKS PH V,” all single family residential, all on Spring Run Boulevard, and none is a shared or common-element record. The homes are numbered within 9230 to 9306 Spring Run Boulevard, with some numbers unused.
Coral Cove is an attached villa neighborhood, owned fee simple. The county codes all 36 homes as single family residential, the code used for fee-simple homes, and condominiums elsewhere in Spring Run carry a different code. Each villa shares a wall with a neighbor and sits on its own platted lot, under a residents’ association.
Heated area runs from 1,494 to 1,582 square feet, with a median of 1,495. Sales show two groups: homes of 1,494 to 1,499 square feet and larger homes of 1,578 to 1,582. The spread from smallest to largest is 88 square feet. The roll gives no plan names, so size is the way to tell them apart.
On the county roll, 29 of the 36 homes are two-bedroom and 7 are three-bedroom, and every one has two baths. The three-bedroom homes are not larger: the one three-bedroom sale we can see, in April 2023, was a 1,495 square foot home, the same size as most two-bedroom sales.
The county roll records 2000 as the year built for all 36 homes. Spring Run as a whole sold out between 1999 and 2002, which the club says was more than two years ahead of schedule. The club says its 847 residential units were built by Pulte Homes.
Our July 2026 read of the county roll described Sabal Cove and Coral Cove homes as single story with two baths and an attached garage. We did not re-pull those fields for this edition, so confirm the story count and garage on your home’s county record and on a showing.
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.” The club’s 2026 to 2027 sheet prints annual fees of $9,820, effective November 1, 2026. The membership is non-equity: owners hold a license to use the facilities.
The 2026 to 2027 sheet prints $9,820, effective November 1, 2026, which it says includes capital, a new project fund, reserve and a prepaid food minimum. That is up $661, or 7.2 percent, from the $9,159 charged for 2025 to 2026. The sheet says fees are subject to change.
The club’s sheet prints a resale fee of “$12,000/$3,500” without explanation. The club’s 2025 treasurer’s report, as we read it in July 2026, describes $12,000 as the fee for an outside buyer and $3,500 for an existing member moving within Spring Run. Who pays it at closing is a contract matter.
It is not published. Spring Run’s sheet directs readers to the management company for neighborhood fees and prints no Coral Cove figure, and no public document we found states the assessment, reserve balance or special assessments. Request the current budget and an estoppel certificate in writing before you make an offer.
The Brooks of Bonita Springs Community Development District’s assessment line headed “Sabal Cove / Coral Cove, A-Villa” shows $1,017.25 in operations and maintenance and $0.00 in debt service per home, per the district’s FY2025-26 and FY2026-27 rolls as read in July 2026. It appears as a non-ad valorem charge on the tax bill.
Spring Run is not marketed as one. No age restriction appears in any club or association document we read, and the Coral Cove application is silent on age. We did not read the recorded declaration, and a lawful 55+ community must publish its age policy, so confirm in the declaration before relying on a search-result label.
Yes. The club lists a manned gatehouse open Monday to Sunday from 6:30 am to midnight, with a guest entrance and a resident side that opens for a vehicle transponder. Coral Cove is on Spring Run Boulevard inside the community. We did not test how guests and contractors are screened.
No. The club describes itself as a members-only golf club on 200 acres, and guests play at guest green fees that include the cart. Some third-party course sites label it public, which conflicts with the club’s own description; we use the club’s. Owners are members automatically.
The club lists an 18-hole par 72 golf course, four Har-Tru tennis courts, bocce courts, a fitness facility, a practice range, a heated pool and spa, dining and a remodeled clubhouse, plus iLife, a complimentary enrichment program with about 100 activities a season. These are club amenities, not Coral Cove’s own.
Not among the club’s own listed amenities. Spring Run’s amenities page and 2026 to 2027 sheet do not list pickleball courts. The Commons Club at The Brooks, an optional separate club members can join at extra cost, is where pickleball courts are listed, and a Village planning agenda in January 2023 carried a Brooks pickleball item.
The Commons Club at The Brooks is a separate, optional club, with a main club on Coconut Road and a Beach Club on Little Hickory Island. Spring Run’s sheet says members “can also join” it. It is not required, it carries its own cost, and we found no current published price list.
We found no source that says so. The Coral Cove application is a Tenant Evaluation page with no amenity language, and no county or club record shows a Coral Cove pool, cabana or clubhouse. The 36 villas use the Spring Run club campus. Ask the association whether any common area exists.
Leasing is allowed through an application: the Coral Cove page runs the screening through Tenant Evaluation (credit, criminal, eviction, income checks) and says the association’s Board of Directors decides. Coral Cove’s minimum and maximum lease term is not published. Spring Run also requires a transfer application, filed at least 10 days ahead, and a delegation of use fee.
The pet rule is not published. The Coral Cove application contains no pet language, and Spring Run’s master transfer application does not address pets. The recorded declaration or association rules will say. Ask the manager in writing for the rule on number, size and breed, including what applies to a leased home.
The vehicle limit is not published for Coral Cove. Spring Run’s transfer application asks for one gate-access form per vehicle. Each villa has an attached garage per our July 2026 roll read, but driveway and guest-parking rules, if any, sit in the declaration and rules, which you should request before an offer.
Spring Run’s rental page and 2026 to 2027 sheet list Advanced Property Management as the management company for Coral Cove, along with Autumn Lake, Whisper Creek, Sabal Cove, Streamside and Silver Creek. Assignments have changed between seasons for other villages, so confirm the current contact in writing.
That is not published. No Coral Cove document we found says what the association maintains or insures, and the Phase V plat tracts beyond the 36 lots were not identified. Because we cannot say either way, request the recorded declaration and the association’s insurance declarations page before closing.
From a Coral Cove address, Southwest Florida International Airport is 16.0 miles and about 27 minutes by free-flow driving, per the public OSRM router on October 29, 2026. Free-flow ignores traffic, signals, gate waits and season, so real drives are longer at peak hours and in season.
The Lee Health Coconut Point emergency department is 1.6 road miles and about 5 minutes away at free-flow. Becker’s ASC Review reported in 2018 that it was believed to be the first freestanding emergency department in Lee County. Confirm current hours with Lee Health. NCH North Naples Hospital is 11.7 miles and 22 minutes.
Coconut Point shopping center is 1.9 road miles and about 6 minutes from a Coral Cove address by free-flow driving. Miromar Outlets is 5.3 miles and 12 minutes, and Gulf Coast Town Center is 9.7 miles and 19 minutes. Season traffic adds time to all of these.
Bonita Beach Park is 9.0 road miles and about 18 minutes away by free-flow driving. Fifth Avenue South in Naples is 19.7 miles and 35 minutes. Barefoot Beach Preserve could not be geocoded. The Commons Club Beach Club is a members-only option with its own cost.
It depends on the address. FEMA panel 12071C0593H, effective November 17, 2022, shows both Zone X and Zone AH around Spring Run, so we make no whole-neighborhood claim. A lender requires flood insurance in Zone AH. Check your exact address in the FEMA Flood Map Service Center, and consider coverage in any zone.
We found no public record of flooding inside Spring Run. The Village of Estero told FEMA damage east of US 41 was minor and mostly wind, with the worst damage west of US 41. USGS surveyed no high-water marks in the Coconut Road corridor. We found nothing specific to Coral Cove, so ask the seller and association.
The Village of Estero adopted 0.7300 mills for 2026. The other shared 2026 lines we read total 9.9532 mills, and Estero Fire Rescue’s line is set separately, so we print no total. Before the fire line, a $580,000 non-homestead value would be about $6,196. A Brooks CDD charge of $1,017.25 appears separately.
A homestead exemption is available for a permanent Florida residence, not for a second home or rental. The exemption is $25,000 on all levies plus an additional amount on non-school levies, set at $26,411 for 2026 per Florida Department of Revenue guidance. Apply with the Lee County Property Appraiser after you own the home.
Lee County assigns schools by choice zone, not by street. A Spring Run Boulevard address checked in July 2026 sat in Elementary Zone Q, Middle Zone GG and South High Sub-zone 3, but each Coral Cove address was not run separately. Use the district’s address lookup and confirm with the enrollment office.
An attached-villa owner holds the land and the home fee simple under a homeowners’ association, and Chapter 720 governs. A condominium owner holds a unit and a share of common elements under Chapter 718. Spring Run’s condominium villages, such as Streamside and Sunset Stream, carry different fee and insurance structures.
The club says its 847 residential units were built by Pulte Homes, within The Brooks, which was developed by Bonita Bay Group. The county roll does not name a builder for Coral Cove, and we did not find a Coral Cove-specific builder record.
Yes. The club describes itself as a sold-out private golf club community, and its history page says sales ran from 1999 to 2002, more than two years ahead of schedule. Coral Cove homes are therefore resales only, and the club says it does not offer real estate services.
Sabal Cove has 48 villas to Coral Cove’s 36 and a higher recent median: $610,000 over 36 months against $580,000, at $406 against $376 per square foot. Sabal Cove has far more three-bedroom homes, 23 of 48 against 7 of 36. Both carry the same $9,820 club fee.
The last 12 months show three recorded sales: $570,000 on December 9, 2025 for 1,582 square feet, $450,000 on December 29, 2025 for 1,495 square feet and $562,500 on June 15, 2026 for 1,495 square feet. The 36-month median is $580,000 across seven sales.
Coral Cove at Spring Run sellers ask what a home is worth, what the buyer must receive, who approves the sale, what Spring Run charges at resale and what Florida law requires. Each answer draws on the county record, the club’s fee sheet, the published Coral Cove application 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 size, condition, exposure and the latest comparable sales. Since January 2025 the county shows five recorded Coral Cove sales from $450,000 to $650,000, with a $570,000 median, and the 36-month median is $580,000. A free valuation from us adjusts those sales for your home’s size and condition.
The last 12 months show three recorded sales: $570,000 on December 9, 2025, $450,000 on December 29, 2025 and $562,500 on June 15, 2026. Two were 1,495 square feet and one was 1,582. The median was $562,500, and the county sheet shows no Coral Cove sale between June 15 and September 25, 2026.
The county shows four qualified Coral Cove sales in calendar 2025, which is 4 of 36 homes, or 11.1 percent, at a $580,000 median from $450,000 to $650,000. Through the September 25, 2026 index date, one sale is recorded in 2026, at $562,500.
The county record carries no days on market, so we cannot state a figure from it. It does show pace: 12 recorded sales in 60 months is about 2.4 a year, 6.7 percent of 36 homes annually. We pull days on market and sale-to-list ratio from the MLS for each listing file.
The 60-month median is $364 per heated square foot, the 36-month median is $376 and the 12-month median is $360. Across all 12 sales since October 2021 the per-square-foot range is $269 to $435, so condition and timing matter more than the median.
Not clearly. The nine homes of 1,494 to 1,499 square feet have a $550,000 median since October 2021, and the three of 1,578 to 1,582 square feet have a $570,000 median. Those samples are too small to conclude, and the 2025 spread among same-size homes is larger than the gap between bands.
Both were 1,495 square feet: 9300 Spring Run Boulevard sold for $650,000 on March 6, 2025 and 9264 sold for $450,000 on December 29, 2025. The county file does not carry condition, view, furnishings or concessions, so the reason is not in the record. It is why we price each home individually.
Yearly medians were $425,000 in 2021, $550,000 in 2022 (one sale), $529,900 in 2023, $635,000 in 2024 (one sale), $580,000 in 2025 and $562,500 in 2026 so far (one sale). Prices rose sharply from 2020 and have moved between roughly $530,000 and $635,000 since 2022, with small samples.
The club’s 2026 to 2027 sheet prints “$12,000/$3,500.” The club’s 2025 treasurer’s report, as we read it in July 2026, describes $12,000 as the fee for an outside buyer and $3,500 for an existing member moving within Spring Run, paid by the buyer into the replacement reserve. Who pays at closing is set in the contract.
The sheet lists the resale fee of $12,000/$3,500 and a $250 estoppel fee. A buyer also faces the club’s annual fee of $9,820 for 2026 to 2027. The lease application separately lists master transfer fees of $585.75 and $159.75. Allocation of each cost between buyer and seller is negotiated.
Spring Run’s 2026 to 2027 sheet lists an estoppel fee of $250. That is the club’s fee. The Coral Cove Residents’ Association’s own estoppel fee, turnaround time and what it certifies are not published, so ask the management company early and build time into the closing schedule.
Buyers see $9,820 for 2026 to 2027, effective November 1, 2026, which the club says includes capital, a new project fund, reserve and a prepaid food minimum. That is up 7.2 percent from $9,159. The sheet does not state whether it is billed monthly, quarterly or yearly.
Yes. Membership is bundled with the home, so the buyer becomes a member automatically on closing. Spring Run is a non-equity club, so members hold a license and nothing is refunded to the seller. The buyer takes on the club’s fees and rules with the villa.
No. The club’s transfer application says Spring Run is a non-equity club in which resident members, lessees and guests hold a license to use the club facilities. The membership passes with the property, and there is no equity or refund at resale.
The Coral Cove page says the Board of Directors makes the final decision on lease applicants. Whether it also approves purchasers is not published, and no sale-notice period or fee is stated. Do not borrow another neighborhood’s requirement. Ask the manager and read the declaration before you list.
No approval timeline is published on the Coral Cove page. The lease application itself takes about 45 minutes to complete. For leases, Spring Run’s master packet is due at least 10 days before the lease start. For a sale, ask the manager for the timeline and the form in writing.
An application fee is charged when the digital lease application is submitted, but the amount is not stated on the Coral Cove page. No association transfer fee for a sale is published. Spring Run’s master lease transfer fees are $585.75 including taxes, or $159.75 with no privileges.
Rules we read in July 2026 for another Spring Run neighborhood prohibit For Sale and For Rent signs throughout Spring Run, with open-house signs limited to the words Open House. Whether Coral Cove’s own rules repeat or vary that is not published, so ask the association before you place anything.
Rules we read in July 2026 allow open houses on Saturdays and Sundays from 1:00 pm to 5:00 pm. They are not a Coral Cove document, and gatehouse access applies, so confirm with the association and the gatehouse how guests are admitted before you schedule one.
Rules we read in July 2026 say information sheets and open-house announcements may be distributed through the gatehouse. Confirm the current procedure with the club, because the gatehouse is staffed from 6:30 am to midnight and procedures can change between seasons.
Spring Run’s gatehouse is staffed from 6:30 am to midnight. Guest access runs through the club’s visitor system and windshield passes, and residents use a transponder. A non-resident agent protocol is not published, so we arrange access with the gatehouse for each showing.
Leasing is allowed through an application and board decision, with Tenant Evaluation screening and a club transfer application. Coral Cove’s minimum lease term is not published, and the master process requires filing at least 10 days ahead, a delegation fee and tenants who reside in the unit, so very short stays are not contemplated.
The club lists transfer fees of $585.75 including taxes for all, golf-only or social-only privileges and $159.75 for none, a $106.50 late fee if filed under 10 days before the lease start, and a delegation of use fee of $550 plus 6.5 percent tax. The Coral Cove application fee is separate and unstated.
No age restriction appears in any club or association document we read, and Coral Cove is not marketed as 55+. We did not read the recorded declaration, which is where any age clause would be. Confirm it before you advertise the home in a way that implies an age rule.
Treat it as a standard item in your fee summary. The Brooks CDD’s A-Villa line for Coral Cove is $1,017.25 a year in operations and maintenance with $0.00 in debt service, per the district’s rolls as read in July 2026. Which formal disclosures your contract requires is a closing-document question for your closing agent.
The Brooks of Bonita Springs CDD’s “Sabal Cove / Coral Cove, A-Villa” line shows $1,017.25 in operations and maintenance and $0.00 in debt service, per the FY2025-26 and FY2026-27 rolls as read in July 2026. The adopted FY2027 figure was not reconfirmed. Look in the non-ad valorem section of your bill.
Assessed value resets to just value after a change of ownership, so a buyer’s first assessment follows the purchase and not your capped value. Homestead owners benefit from the Save Our Homes cap, 2.7 percent for 2026, while non-homestead residential property is capped at 10 percent on non-school levies. See section 193.155, Florida Statutes.
In Lee County the seller customarily pays the documentary stamp tax on the deed at $0.70 per $100 under section 201.02, Florida Statutes. On a $580,000 sale that is $4,060, our arithmetic. The contract controls who pays, and your closing agent will confirm the figure.
Yes. Section 689.302, Florida Statutes, requires a flood-risk disclosure at or before contract, and standard homeowners policies exclude flood. Gather any elevation certificate, flood insurance history and past flood claims before you list, because buyers ask. Coral Cove’s flood zone varies by address.
Give the panel and the address-specific answer. Spring Run is on FEMA panel 12071C0593H, effective November 17, 2022, and both Zone X and Zone AH appear on the map for the area. Do not tell a buyer the whole neighborhood is one zone. Point them to the FEMA Flood Map Service Center.
Buyers and insurers ask about roofs, past claims and repairs. We found no public record of damage, closures or special assessments at Coral Cove after Ian, Helene or Milton, and the Village told FEMA damage east of US 41 was minor and mostly wind. Your own roof date and claim history matter most.
Gather the declaration, rules and budget, order the estoppel, locate the roof replacement date and any wind mitigation form, and confirm which exterior changes need approval. Spring Run’s rules we read in July 2026 describe a two-stage architectural review, so confirm what Coral Cove requires before painting or replacing anything.
Probably, but confirm. Spring Run’s rules we read in July 2026 describe a two-stage architectural review, neighborhood first and then the club office, and detached-villa owners choose paint from an approved palette. Coral Cove’s specifics and who owns exterior maintenance are not published, so ask the association first.
Furnishings are a contract term. We found no Coral Cove or Spring Run document that restricts a furnished sale, but none addresses it either. Price the home from its recorded sales and list included furniture and any club or association implications in the contract.
Coral Cove: 7 sales in 36 months at a $580,000 median and $376 per square foot. Sabal Cove: 11 sales at $610,000 and $406. Nine of Sabal Cove’s 11 recent sales were three-bedroom homes against none of Coral Cove’s seven, which explains part of the gap.
At the club level, yes: $9,820 annual fees for 2026 to 2027, the same resale fee and the same estoppel fee apply across Spring Run. Neighborhood fees differ, and Coral Cove’s is not published. The CDD line is shared with Sabal Cove at $1,017.25.
It is not published. Spring Run’s sheet gives no Coral Cove assessment, and no public document says whether it covers landscaping, exteriors, roofs, pest control or insurance. Ask the manager for the budget so you can tell buyers before they ask.
Spring Run’s rental page and 2026 to 2027 sheet list Advanced Property Management for Coral Cove. Management assignments have changed between seasons for other villages, so confirm the current contact in writing before you give a buyer the estoppel and document requests.
It is Coral Cove Residents’ Association, Inc., the name on the club’s Coral Cove application and, per the state record as read in July 2026, an active Florida not-for-profit corporation (July 2026 state record). It sits under Spring Run Golf Club Community Association, Inc., formed January 23, 1998.
The club’s sheet describes a remodeled and expanded clubhouse with outdoor dining that opened in 2023. We cannot state its effect on price, and the county sales list shows no Coral Cove sales split before and after. Do not confuse it with Copperleaf’s $20 million clubhouse project.
Spring Run describes itself as sold out, with sales running 1999 to 2002, so Coral Cove homes are resales only. Your competition is other resales in Spring Run and nearby Estero communities, including Sabal Cove, whose sales we compare on this page.
Provide the association’s governing documents, rules, current budget and an estoppel, the Spring Run fee sheet and the flood disclosure required by section 689.302. An association’s official records, including insurance policies, are open to members under section 720.303(4) and (5). Your closing agent will confirm the full contract list.
Seller costs are contract items. They customarily include documentary stamp tax on the deed ($4,060 on a $580,000 sale), the owner’s title policy and your agent’s fee, and may include the estoppel fee. Resale fee allocation is negotiated. We have no source on local custom for it, so the contract controls.
Six of the seven recorded Coral Cove sales in 36 months closed between December and March, which matches the club’s in-season dining months of November to April. Seven sales is a small base, and the county record shows closing dates, not listing dates, so timing is a judgment we make for each listing.
Private golf carts are prohibited on the course and community roads, so no private cart travels with the sale. Members use club carts at $31.00 for 18 holes or $21.00 for 9 holes in 2026 to 2027. The membership itself transfers automatically with the villa.
Lockbox policy is not addressed in any public document we read. Because Spring Run is gated, access for agents runs through the gatehouse in any case. Ask the association whether it has a lockbox or showing-access rule before you list.
Lenders commonly ask for association documents on homes in a homeowners’ association. Spring Run lists a $250 club estoppel fee, and the Coral Cove association’s own estoppel and budget should be requested early. We have not researched specific lender requirements.
We could not count them from a non-brokerage source. Spring Run’s property page listed two available Spring Run homes on October 29, 2026, neither in Coral Cove, and the club does not offer real estate services. Southwest Florida MLS counts were not pulled for this edition. Ask us for the current inventory.
These are the original Coral Cove at Spring Run documents and records we read for this page, each linked at the office, association or agency that issues it: the club fee sheet, the Coral Cove lease application, the transfer packet, the neighboring neighborhood’s application page, three hurricane reports and the county and state tables behind the numbers.
# | 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, cart fees, hours and amenities |
2 | Coral Cove lease application, Tenant Evaluation front page (PDF) | Coral Cove Residents’ Association, posted by Spring Run Golf Club | Screening steps, application code and the board’s final decision |
3 | Spring Run lease application and transfer membership, Rev September 2026 (PDF) | Spring Run Golf Club Community Association, Inc. | Non-equity club terms, transfer fees, late fee and gate transponder rules |
4 | Spring Run Golf Club | Rental contact rows for the community | |
5 | Sabal Cove Residents’ Association property application page (PDF) | Sabal Cove Residents’ Association, posted by Spring Run Golf Club | The neighboring attached-villa neighborhood’s application page |
6 | National Hurricane Center, NOAA | Surge findings for Estero, Bonita Springs and Naples | |
7 | National Hurricane Center, NOAA | Surge findings from Charlotte Harbor to Bonita Beach and Naples | |
8 | National Hurricane Center, NOAA | Surge findings south of Boca Grande through Marco Island | |
9 | Lee County | Countywide damage and debris counts | |
10 | Lee County Property Appraiser 2026 Taxing District Millage Book (PDF) | Lee County Property Appraiser | Adopted 2026 millage lines by taxing district |
11 | Lee County Flood Insurance Study 12071CV001D, revised preliminary (PDF) | Lee County | Panel index showing 0593H effective November 17, 2022 |
12 | Florida Office of Insurance Regulation Property Insurance Stability Report, July 1, 2026 (PDF) | Florida Office of Insurance Regulation | County average homeowners premiums |
13 | School District of Lee County Student Enrollment Plan 2026 to 2027 (PDF) | School District of Lee County | Choice zones, preferences and school lists |
Every source below was read for this Coral Cove at Spring Run page on October 29, 2026 unless another date is shown. 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 Coral Cove 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.
