Hidden Lakes at Spring Run is a carriage-home condominium village of 182 homes in Estero, 34135. Club fees, lease rules, flood zone and county sales from public records. Call Jesse at (239) 898-6072. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Hidden Lakes at Spring Run is a carriage-home condominium village of 182 two-bedroom, two-bath homes in 23 buildings on Clear Spring Court and Spring Run Boulevard, part of Spring Run at The Brooks inside The Brooks in the Village of Estero, Florida. The Lee County roll lists ZIP 34135, a mailing area that some third-party sites label Bonita Springs while Spring Run’s own site says Estero, and the buildings date from 2000 to 2002. Every Hidden Lakes home comes with Spring Run’s automatic golf club membership.
McGreevy and Comisar are the team Hidden Lakes 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 Hidden Lakes itself, the Lee County record shows 17 recorded sales in the 36 months to the September 25, 2026 index date, at a $465,000 median.
This page is about the Hidden Lakes carriage-home condominium village inside Spring Run on Clear Spring Court and Spring Run Boulevard. It is not any of the other communities that share the name Hidden Lakes around the country, and it is not Autumn Lake, the carriage-home condominium village next door; the section on the county record shows how to tell them apart.
McGreevy and Comisar are the best realtor for Hidden Lakes at Spring Run because value here turns on details most agents never separate: which of 182 similar condominiums sold at which price, what Spring Run’s club fees add to ownership, which association approves your tenant, and what the lease form allows.
Data updated: October 2026 (Lee County recorded sales through the September 25, 2026 index date).
If you’re searching for the best realtor for Hidden Lakes at Spring Run in Estero, whether you’re ready to sell your Hidden Lakes 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 Hidden Lakes at Spring Run track record (Lee County recorded sales, DOR-qualified, 36 months from October 2023 to the September 25, 2026 index date): 17 Hidden Lakes at Spring Run resales total in the market · highest-priced Hidden Lakes at Spring Run sold: $575,000 · median recorded sale: $465,000.
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 4 Hidden Lakes at Spring Run recorded sales, from $302,000 to $460,000, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.
For Hidden Lakes 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 Hidden Lakes 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 Hidden Lakes 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.
Hidden Lakes at Spring Run is the largest condominium village in Spring Run, and a neighborhood association, a master golf club association and Florida condominium law all touch every purchase. These ten facts are the spine of the page, and each is expanded, dated and sourced in the sections below.
Data updated: October 2026.
This table of contents lists every section of the Hidden Lakes at Spring Run page in the order it appears. Each link jumps to its section, so you can go straight to the Hidden Lakes market, the fees and rules, the flood zone, schools, the Autumn Lake comparison or the seller section.
Hidden Lakes at Spring Run is a village of 23 two-story carriage-home buildings on Clear Spring Court and Spring Run Boulevard, inside the gates of Spring Run Golf Club. Each of its 182 homes has two bedrooms and two baths, and the golf club membership comes with the home.
Data updated: October 2026 (Lee County sales file and roll; Spring Run Golf Club 2026 to 2027 sheet; drive times computed October 29, 2026).
Hidden Lakes sits within Spring Run’s 200 acres, with Clear Spring Court numbered 23760 to 23825 and Spring Run Boulevard numbered 9820 to 9891 in the county sale list. The club’s own address is 9501 Spring Run Boulevard, Estero, FL 34135. The club calls Spring Run “one of four separate and distinct residential communities located within The Brooks,” and the Brooks was developed by Bonita Bay Group. The county common-element record for Hidden Lakes covers 10.01 acres, the largest neighborhood common-element parcel in Spring Run, per our July 2026 read of the roll.
Hidden Lakes homes are two-bedroom, two-bath condominiums in carriage-home buildings of 6, 8 and 10 homes, in four plans of 1,242, 1,398, 1,656 and 1,685 heated square feet. The county year built is 2001 for 142 homes, 2002 for 32 and 2000 for 8. The Hidden Lakes association’s “Things To Know” sheet describes a neighborhood pool, gas grills, curbside trash and recycling on Mondays and interior pest treatment under the association’s contract.
The club runs an 18-hole course, four Har-Tru tennis courts, bocce courts, a fitness facility, a practice range, a heated pool and spa and a remodeled and expanded clubhouse, and its 2026 to 2027 sheet lists lunch Monday to Saturday and dinner on Friday and Saturday from November to April. The gatehouse hours on that sheet are 6:30 am to midnight daily. From a Clear Spring Court address, Lee Health Coconut Point is 1.7 miles and 5 minutes and the Coconut Point shopping center 2.0 miles and 7 minutes by free-flow driving.
Hidden Lakes is not a neighborhood of detached houses, and it is not an equity club: Spring Run’s transfer form calls it “a non-equity club” in which resident members, lessees and guests “hold a license.” It is not an optional-membership community, because the membership comes with the home. It is not the Autumn Lake village next door, and it is not marketed as 55+; see the section on age rules below.
Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, and if you own in Hidden Lakes, 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.
Hidden Lakes at Spring Run is four condominium sections on Clear Spring Court and Spring Run Boulevard in Estero, ZIP 34135. On the Lee County roll the legal text begins “HIDDEN LAKES SEC I” to “SEC IV,” and 183 records carry the name: 182 homes and one shared common-element record, which is not a home.
Data updated: October 2026 (Lee County Property Appraiser sales file, index built October 7, 2026; recorded declarations carried from our July 2026 read of the roll).
Section I homes read “HIDDEN LAKES SEC I CONDO DESC IN OR 3228,” Section II “HIDDEN LAKES SEC II CONDO DESC IN OR 322,” Section III “HIDDEN LAKES SEC III CONDO DESC IN OR 33” and Section IV “HIDDEN LAKES SEC IV CONDO DESC IN OR 339,” with the county’s field cut off after 40 characters. Our July 2026 read of the roll’s full legal text gave the declarations as Official Records book 3228 page 3100 (Section I), book 3228 page 3176 (Section II), book 3399 page 1665 with book 3483 page 3418 (Section III) and book 3399 page 1587 (Section IV). We did not read those recorded documents, and a buyer should request them under Florida law.
The roll records Hidden Lakes as four condominium sections of 36, 48, 48 and 50 homes, which add to 182. Hidden Lakes is the only Spring Run village that our July 2026 read of the Florida state record shows with four separate section corporations. Spring Run’s own site publishes one Hidden Lakes lease application, so an owner deals with one name even though the county records four sections.
One roll record under the Hidden Lakes name is not a home. Its legal text reads “HIDDEN LAKES C/E” and “HIDDEN LAKES SECTION I-II-III-IV CONDO A,” it has no heated area, bedrooms, baths or year built on the sales file and carries use code 09 rather than the 04 used for the 182 condominium homes. Counting it as a home is the most common way to get Hidden Lakes wrong: the village has 182 homes, not 183.
The 182 homes are on two streets: Clear Spring Court, with 108 homes numbered by unit from 1301 to 2508, and Spring Run Boulevard, with 74 homes numbered from 2601 to 3508. Every record carries ZIP 34135. Spring Run’s club says Estero, and the taxing district on a 2025 notice for a Spring Run parcel we read in July 2026 is district 316, the Village of Estero and Estero Fire. We did not open a Hidden Lakes parcel notice, so confirm the district on your own tax bill.
“Hidden Lakes” is a common name, and search results mix in unrelated communities, including a Hidden Lakes in Ohio. Two checks keep you on the right village: the street must be Clear Spring Court or Spring Run Boulevard with a unit number from 1301 to 3508, and the legal text must say “HIDDEN LAKES SEC.” The neighboring Spring Run carriage-home village, Autumn Lake, is a different condominium of 120 homes on Sandycreek Terrace.
Hidden Lakes at Spring Run has 182 homes in 23 buildings, split into four sections of 36, 48, 48 and 50. The Lee County roll adds one shared common-element record. All 182 homes are two-bedroom, two-bath condominiums of 1,242 to 1,685 heated square feet, built between 2000 and 2002.
Data updated: October 2026 (Lee County Property Appraiser sales file, index built October 7, 2026; plan counts from our July 2026 read of the roll).
Section | Homes | Recorded declaration (July 2026 roll read) |
|---|---|---|
Section I | 36 | Official Records 3228 page 3100 |
Section II | 48 | Official Records 3228 page 3176 |
Section III | 48 | Official Records 3399 page 1665 and 3483 page 3418 |
Section IV | 50 | Official Records 3399 page 1587 |
Total | 182 | Plus one common-element record |
Street | Homes | Unit numbers | Site numbers seen in the sale list |
|---|---|---|---|
Clear Spring Court | 108 | 1301 to 2508 | 23760 to 23825 |
Spring Run Boulevard | 74 | 2601 to 3508 | 9820 to 9891 |
Total | 182 |
Our July 2026 read of the roll counted the four plans as 45 homes at 1,242 square feet, 46 at 1,398, 45 at 1,656 and 46 at 1,685, which add to 182. The county median heated area across the 182 homes is 1,527 square feet. Floor-plan model names are on the club’s member-only site, so we do not match names to these plans.
All 67 Spring Run condominium buildings are two stories in our July 2026 read, and the county’s story field for Hidden Lakes reads 1 or 2. The village has 23 buildings, and the unit numbers show the pattern: Clear Spring Court units run 1301 to 1310, 1401 to 1410 and on through 2501 to 2508, and Spring Run Boulevard units run 2601 to 3508. That matters for building rules, because Florida’s structural integrity reserve study applies only to buildings of three habitable stories or higher.
Hidden Lakes is the largest of Spring Run’s ten neighborhoods: 182 of the club’s 847 homes, or 21.5 percent. Together with Autumn Lake’s 120 homes, the carriage and coach homes are 302 of the 847 (our arithmetic on the July 2026 read). We did not pull owner counts or homestead exemptions for Hidden Lakes, so we print none.
Hidden Lakes at Spring Run recorded 17 resales in the 36 months to the September 25, 2026 index date, at a $465,000 median, from $302,000 to $575,000. The four sales of the last 12 months had a $395,000 median, and the most recent Hidden Lakes sale in the county list is March 4, 2026.
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 Hidden Lakes 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 17 recorded Hidden Lakes sales, so it leads, with the since-2025, 12-month and 60-month windows below it. The 17 sales total $7,913,000, a mean of $465,471, at a median of $325 per heated square foot.
Window | Sales | Median | Low | High | Median per sq ft |
|---|---|---|---|---|---|
36 months, October 2023 to September 25, 2026 | 17 | $465,000 | $302,000 | $575,000 | $325 |
Since January 2025 | 9 | $455,000 | $302,000 | $555,000 | $313 |
12 months, October 2025 to September 25, 2026 | 4 | $395,000 | $302,000 | $460,000 | $298 |
60 months, October 2021 to September 25, 2026 | 37 | $437,000 | $302,000 | $575,000 | $299 |
With 17 sales the median is the ninth, $465,000. The 12-month median of $395,000 is the mean of the middle two prices of four, $335,000 and $455,000. Under 10 sales, the sale-by-sale list below matters more than the median.
Date | Price | Heated sq ft | Price per sq ft | Address |
|---|---|---|---|---|
November 21, 2023 | $474,000 | 1,242 | $382 | 23815 Clear Spring Court, unit 2108 |
February 8, 2024 | $469,000 | 1,685 | $278 | 9880 Spring Run Boulevard, unit 2901 |
March 5, 2024 | $465,000 | 1,398 | $333 | 9860 Spring Run Boulevard, unit 3107 |
March 26, 2024 | $575,000 | 1,656 | $347 | 9890 Spring Run Boulevard, unit 2804 |
April 1, 2024 | $514,000 | 1,398 | $368 | 23760 Clear Spring Court, unit 1309 |
April 3, 2024 | $420,000 | 1,242 | $338 | 9891 Spring Run Boulevard, unit 2706 |
October 2, 2024 | $465,000 | 1,685 | $276 | 9891 Spring Run Boulevard, unit 2701 |
October 28, 2024 | $540,000 | 1,656 | $326 | 23800 Clear Spring Court, unit 1705 |
January 16, 2025 | $437,000 | 1,398 | $313 | 23790 Clear Spring Court, unit 1605 |
February 13, 2025 | $555,000 | 1,685 | $329 | 23800 Clear Spring Court, unit 1701 |
May 16, 2025 | $520,000 | 1,685 | $309 | 9891 Spring Run Boulevard, unit 2701 |
May 28, 2025 | $533,000 | 1,656 | $322 | 23775 Clear Spring Court, unit 2404 |
July 1, 2025 | $394,000 | 1,656 | $238 | 23785 Clear Spring Court, unit 2305 |
October 6, 2025 | $335,000 | 1,242 | $270 | 23770 Clear Spring Court, unit 1408 |
December 30, 2025 | $460,000 | 1,242 | $370 | 23815 Clear Spring Court, unit 2105 |
January 28, 2026 | $455,000 | 1,398 | $325 | 9820 Spring Run Boulevard, unit 3502 |
March 4, 2026 | $302,000 | 1,242 | $243 | 23790 Clear Spring Court, unit 1603 |
Price per square foot is each price divided by the roll’s heated area, our arithmetic. Seventeen sales over 182 homes is 9.3 percent of the homes in three years, about 3.1 percent a year.
The eight sales from November 2023 to October 2024 had a $471,500 median and $335 per square foot, from $420,000 to $575,000. The nine sales from January 2025 on had a $455,000 median and $313 per square foot, from $302,000 to $555,000. The medians sit $16,500 apart, but the later range reaches both the lowest price in the list and a $555,000 sale, so a single median describes neither stretch well.
In the last 12 months we tracked 4 Hidden Lakes at Spring Run recorded sales, with a $395,000 median and $1,552,000 in total: $335,000 on October 6, 2025, $460,000 on December 30, 2025, $455,000 on January 28, 2026 and $302,000 on March 4, 2026. Three of the four were the smallest plan, 1,242 square feet, and they span $302,000 to $460,000, a $158,000 gap that the roll cannot explain. Condition, floor level and view are not recorded.
Year | Sales | Median | Low | High |
|---|---|---|---|---|
2016 | 15 | $240,000 | $200,000 | $295,000 |
2017 | 10 | $280,000 | $160,000 | $300,000 |
2018 | 7 | $245,000 | $220,000 | $306,000 |
2019 | 7 | $260,000 | $233,000 | $265,000 |
2020 | 11 | $235,000 | $185,000 | $284,000 |
2021 | 18 | $290,000 | $215,000 | $425,000 |
2022 | 15 | $426,000 | $320,000 | $500,000 |
2023 | 5 | $474,000 | $370,000 | $521,000 |
2024 | 7 | $469,000 | $420,000 | $575,000 |
2025 | 7 | $460,000 | $335,000 | $555,000 |
2026 so far | 2 | $378,500 | $302,000 | $455,000 |
The by-year table shows a step change: medians of $235,000 to $290,000 through 2021, then $426,000 in 2022 and $474,000 in 2023, then $469,000 in 2024 and $460,000 in 2025. From the 2020 median of $235,000 to the 2022 median of $426,000 is a rise of 81.3 percent, and from 2022 to 2023 it is 11.3 percent; 2023 to 2025 is a decline of 3.0 percent. The two 2026 sales are too few to call a trend.
Across the 36-month list, the median is $325 per heated square foot, with individual sales from $238 to $382. The 60-month median is $299 and the 12-month median is $298. The 36-month figure is higher than the 60-month figure because the 2021 and 2022 sales sit at lower prices per square foot, and the 12-month figure rests on four sales.
60 months, October 2021 to September 25, 2026
Heated sq ft | Sales | Low | Median | High | Median per sq ft |
|---|---|---|---|---|---|
1,242 | 9 | $302,000 | $370,000 | $474,000 | $298 |
1,398 | 11 | $400,000 | $435,000 | $514,000 | $311 |
1,656 | 9 | $340,000 | $464,900 | $575,000 | $281 |
1,685 | 8 | $425,000 | $467,000 | $555,000 | $277 |
36 months, October 2023 to September 25, 2026
Heated sq ft | Sales | Low | Median | High | Median per sq ft |
|---|---|---|---|---|---|
1,242 | 5 | $302,000 | $420,000 | $474,000 | $338 |
1,398 | 4 | $437,000 | $460,000 | $514,000 | $329 |
1,656 | 4 | $394,000 | $536,500 | $575,000 | $324 |
1,685 | 4 | $465,000 | $494,500 | $555,000 | $293 |
Per square foot, the smaller plans cost more: the 60-month median is $298 at 1,242 square feet and $311 at 1,398, against $281 at 1,656 and $277 at 1,685. In dollars the two largest plans lead, and they share nearly the same median ($464,900 and $467,000), so in this list the extra 29 square feet carried almost no premium. Each band holds 8 to 11 sales, so treat the medians as indicative.
Over 60 months, Clear Spring Court sold 22 homes at a $448,000 median and $304 per square foot, and Spring Run Boulevard sold 15 at $437,000 and $290. Over 36 months the two streets are nearly level: 10 sales at $467,000 on Clear Spring Court against 7 at $465,000 on Spring Run Boulevard. Clear Spring Court holds 59 percent of the homes (108 of 182) and 59.5 percent of the sales (22 of 37), so sales are proportionate to the homes.
Home | First sale | Second sale | Change | Months apart |
|---|---|---|---|---|
9891 Spring Run Blvd unit 2701 (1,685 sq ft) | October 2, 2024, $465,000 | May 16, 2025, $520,000 | +$55,000 (+11.8 percent) | about 7.5 |
9880 Spring Run Blvd unit 2901 (1,685 sq ft) | April 22, 2022, $433,000 | February 8, 2024, $469,000 | +$36,000 (+8.3 percent) | about 21.5 |
23825 Clear Spring Ct unit 2002 (1,398 sq ft) | January 13, 2022, $425,000 | December 20, 2022, $500,000 | +$75,000 (+17.6 percent) | about 11 |
Gains are nominal sale-price differences and do not account for work done between sales, which we do not know.
Of the 37 sales since October 2021, 14 closed from January to March, 11 from April to June, 3 from July to September and 9 from October to December, with none in August. The county sales file does not carry days on market, so we draw no conclusion about speed.
Spring Run says it is “sold out and does not offer real estate services,” so the club publishes no Hidden Lakes listings. The listing pages that appear in search results for Hidden Lakes are brokerage and aggregator pages, which we do not use as sources, and Southwest Florida MLS counts were not pulled for this edition. Active listings change daily.
The 182 Hidden Lakes at Spring Run homes are two-bedroom, two-bath carriage-home condominiums in four plans of 1,242 to 1,685 heated square feet, built between 2000 and 2002 in two-story buildings. The club says Pulte Homes built Spring Run, and the association’s papers describe a pool, gas grills and an active maintenance program.
Data updated: October 2026 (Lee County sales file; Spring Run Golf Club pages; Hidden Lakes association documents on springrun.com).
Heated sq ft | Homes (July 2026 roll read) | Share of 182 | Bedrooms and baths |
|---|---|---|---|
1,242 | 45 | 24.7 percent | 2 and 2 |
1,398 | 46 | 25.3 percent | 2 and 2 |
1,656 | 45 | 24.7 percent | 2 and 2 |
1,685 | 46 | 25.3 percent | 2 and 2 |
Total | 182 | 100 percent | 2 and 2 |
The county roll gives no room-by-room layout, so square footage is what separates the four plans. The roll’s garage field was blank for condominium parcels in our July 2026 read, so we cannot say whether a Hidden Lakes home has a carport, a garage or neither; the declarations would say. No Spring Run condominium or carriage unit has a private pool.
The county year built is 2001 for 142 homes (78.0 percent), 2002 for 32 (17.6 percent) and 2000 for 8 (4.4 percent), a two-year spread between the oldest and newest buildings. Spring Run Golf Club’s site says the community’s 847 residential units were “built by Pulte Homes,” and describes the housing types as “low-rise condominiums, low rise coach homes, attached villas, and detached villas.” The Brooks community development district’s roll files Hidden Lakes with Autumn Lake under the product label “Carriage H.” The roll itself does not name a builder for Hidden Lakes.
The Neighborhood Representatives Council minutes of November 12, 2024 record Hidden Lakes as last painted in 2022 with the next repaint due in 2029, and 182 doors, the largest association on the club’s paint schedule. The club’s paint guideline is 7 years, with a proposal of 10 years for building exteriors. A club roof update dated June 6, 2019 recorded tile roof replacement completed on all six buildings in the HL4 section; we found no roof history for the other three sections.
The Hidden Lakes board minutes of January 16, 2025 record irrigation and landscape projects and a leak repair, a landscaping vendor (BrightView) since November 1, 2024, gutter overflow issues resolved, a brick paver survey with paver work scheduled for March 2025, a pool heater and long-term maintenance plan, and an architectural review committee that approved all applications. These documents show an association maintaining buildings that are more than 20 years old. They carry no reserve levels, budget figures or special assessments.
The “Things To Know” sheet lists a neighborhood pool with Wi-Fi, gas grills at the pool and at the end of Clear Spring Court, interior pest treatment included in the Abate Pest Control contract, and garbage and recycling pickup on Mondays. It is undated and still names the earlier management company, so treat it as a guide to the village’s habits rather than a current rulebook.
Hidden Lakes at Spring Run is run by the Hidden Lakes Recreation Association, which the club’s 2026 to 2027 sheet lists as managed by Sandcastle Community Management, and sits inside Spring Run Golf Club Community Association, Inc., formed January 23, 1998. The club’s annual fees are $9,820 for 2026 to 2027; the Hidden Lakes assessment is not published.
Data updated: October 2026 (Spring Run Golf Club 2026 to 2027 sheet, effective November 1, 2026; Florida state records as read July 2026).
Spring Run has two layers. 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” and is overseen by a seven-member board that operates through nine committees. The neighborhood layer is the Hidden Lakes association, and the presidents of the neighborhood associations form the Neighborhood Representatives Council. That council’s November 2024 minutes list voting thresholds: 75 percent of total member votes to disapprove the final budget at a special meeting, at least 50 percent for special assessments and 75 percent for declaration amendments.
Our July 2026 read of the Florida Division of Corporations record (July 2026 state record) shows Spring Run Golf Club Community Association, Inc. as a not-for-profit corporation, document number N98000000456, filed January 23, 1998 and active. For Hidden Lakes it shows Hidden Lakes Recreation Association, Inc. (N00000000093) as active, and four section corporations as inactive: Section I (N99000005536), Section II (N00000000092), Section III (N01000002853) and Section IV (N01000002854). The Division’s search page sits behind a security challenge, so we did not re-open these records in October 2026. Which corporation holds which function today is not clear from the documents: the lease application is issued by the Recreation Association, while the board minutes of January 16, 2025 are headed “Hidden Lakes Condominium Association, Inc.”
The club’s 2026 to 2027 sheet lists “Winding Stream and Hidden Lakes” with Sandcastle Community Management, and the club’s rental page agrees. Sandcastle, an Associa company, publishes an office at 9150 Galleria Court, Suite 201, Naples, FL 34109, and its Hidden Lakes lease application (revised Fall 2024) names it. Earlier documents name a different firm: the 2024 to 2025 club sheet, the January 2025 application file and the January 16, 2025 board minutes list Vesta Property Services, so a search can surface a stale management contact. Confirm the current manager in writing.
Item | Amount | Source line |
|---|---|---|
Annual fees, 2026 to 2027 | $9,820 | “includes capital, new project fund, reserve” and an annual prepaid food and beverage minimum |
Annual fees, 2025 to 2026 | $9,159 | July 2026 read of the 2025 to 2026 sheet |
Increase, 2025-26 to 2026-27 | $661, or 7.2 percent | our arithmetic: $9,820 minus $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 |
Member cart fee | $31.00 for 18 holes, $21.00 for 9 holes | Spring Run sheet |
Blue Stream Fiber | $215.55 | “subject to change” |
The sheet is effective November 1, 2026 and says fees “are subject to change.” The 2024 to 2025 sheet printed $9,308, which included a one-time $354 shortfall, so compare years with that item removed. Our July 2026 reading of the club’s Treasurer’s budget report says the $12,000 resale fee applies to a new owner who is not a Spring Run member and $3,500 to an existing member moving within Spring Run, and that it is deposited to the replacement reserve; the sheet itself does not explain the two amounts, and who pays is a matter for the declaration and the contract.
The club’s sheet directs readers to “Contact the property management company” for each neighborhood’s fees. No Hidden Lakes assessment, reserve balance or special assessment history is published in any source we found, and the January 2025 minutes show no budget figures, so we print no number. Ask for the estoppel certificate, the current budget and the reserve schedule before you write an offer.
Spring Run lies in the Brooks of Bonita Springs Community Development District, established March 24, 1998. Per the district’s FY2025-26 and FY2026-27 assessment rolls as read in July 2026, the Autumn Lake and Hidden Lakes line, labeled “Carriage H,” shows an operations and maintenance assessment of $1,017.25 per unit and $0.00 of debt service. The district’s 2006 bond series shows as paid in full on that roll. We could not confirm the figure adopted at the district’s August 26, 2026 hearing, and the district’s documents were not open to us in October 2026, so check the non-ad valorem section of your tax bill.
Request, in writing and through your agent, the Hidden Lakes declarations for your section, bylaws, rules, the latest budget, the reserve schedule, the master policy declarations page and a current estoppel certificate. Florida’s disclosure statute, section 718.503(2), entitles a purchaser to a current copy of the declaration at the seller’s expense.
Golf membership is part of owning a Hidden Lakes at Spring Run home: Spring Run’s own site says every homeowner “automatically” becomes a member of the Golf Club. The club is bundled and non-equity, and annual club fees of $9,820 apply for 2026 to 2027.
Data updated: October 2026 (Spring Run Golf Club site, 2026 to 2027 sheet and September 2026 transfer form).
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.” Its September 2026 transfer form calls the club “a non-equity club in which Resident members, any lessee and guests hold a license,” and we found no equity certificate in any club document. A Hidden Lakes buyer therefore buys into the club’s fee structure and rules along with the condominium, and a seller gets no refund of membership value at sale.
The club’s published facilities are the 18-hole course, four tennis courts, bocce courts, a fitness facility, a practice range, a heated pool and spa with cabana, a dining room and lounge and the remodeled clubhouse. The club’s year is divided into four seasons: Season 1 January 1 to March 31, Season 2 April 1 to April 30, Season 3 May 1 to October 31 and Season 4 November 1 to December 31. Member cart fees for 2026 to 2027 are $31.00 for 18 holes and $21.00 for 9 holes year round.
When an owner leases, the owner delegates use to the tenant. The September 2026 transfer form lists $585.75 including taxes to transfer all, golf or social privileges and $159.75 including taxes to transfer none, with a $106.50 late fee if filed fewer than 10 days before the lease starts. Only Tenants 1 and 2 hold privileges, and the form says persons “MUST reside in the unit to be allowed on a membership.” If the lease term is one year, the owner may access accounts and minimums from May 1 to September 30.
The Commons Club at The Brooks is a separate, optional club. It describes itself as a “member-owned club of 2,300 families,” with a main club at 9930 Coconut Road, a Beach Club at 26388 Hickory Boulevard on Little Hickory Island, a 10,000 square foot Health and Lifestyle Center, pickleball and a restaurant called The Rookery. Spring Run’s page says its members “get to enhance their Florida lifestyle experience by joining” the Commons Club. We print no Commons Club dues because only broker-hosted copies were available.
The published Hidden Lakes lease application sets a one-month to twelve-month lease term, bars pets in leased units, limits occupancy to two persons per bedroom including children and requires association approval before occupancy with a $100 fee, filed at least ten days ahead. The declaration governs everything else.
Data updated: October 2026 (Hidden Lakes lease application, revised Fall 2024; “Things To Know” sheet, undated; board minutes of January 16, 2025).
The application states: “Minimum term One (1) Month/Maximum term twelve (12) months.” It requires a completed application, a copy of the executed lease and a $100 non-refundable processing fee payable to the Hidden Lakes Recreation Association. The form does not say how many leases an owner may sign in a year, and Spring Run’s master packet adds a separate club application and delegation fee for each lease. An undated council survey was still collecting questions on guest, renter and short-term rental policy, and that survey adopts nothing.
The application says “NO PETS are allowed in leased units.” The village’s “Things To Know” sheet says: “Pets are permitted for owners, but NOT for guests or transfer members. Pick up after your pet and have them on a leash at all times when outside.” The sheet is undated, so confirm the current pet rule in writing before you rely on it.
The lease application does not address vehicle limits. The “Things To Know” sheet says designated guest parking spaces are not for owners, street parking is discouraged and overnight street parking is not allowed. We found no published limit on the number of vehicles per home.
The application states: “Occupancy restricted to no more than two (2) persons per bedroom, including children.” For a two-bedroom Hidden Lakes home that is four persons.
The Hidden Lakes form is an application to lease: the applicant must submit it “at least ten (10) days prior to occupancy to allow for processing time,” and “Approval must be received prior to occupancy.” It asks yes or no questions on felony conviction and bankruptcy, and the board marks it approved or disapproved. The form does not mention purchase approval or a transfer fee, so whether the association approves buyers is not established by anything we read; ask the association. Florida caps a transfer fee at $150 per applicant under section 718.112(2)(k), and the $100 lease fee is within that limit.
The “Things To Know” sheet adds: no glass containers and no smoking in the pool area, no smoking on lanais especially with a sliding door, water turned off when a unit is not occupied, and garbage and recycling on Monday. The board minutes of January 16, 2025 record that a rules review found “no substantive differences between governing documents and Florida statutory requirements.”
Hidden Lakes’ recorded declarations and its full Rules and Regulations sit behind the member login on springrun.com, and the lease application refers to them. Where a rule is not quoted above, the recorded declaration governs, and the right step is to request it.
Hidden Lakes at Spring Run is not marketed as a 55+ community, and no club or association document we read sets an age restriction. Florida law treats a community as 55+ housing only when it publishes age policies and keeps at least 80 percent of occupied units occupied by someone 55 or older.
Data updated: October 2026 (Spring Run Golf Club pages and documents; section 760.29, Florida Statutes; 42 U.S.C. 3607).
Spring Run’s club history, Membership at a Glance pages and fee sheets, the September 2026 transfer form, the Hidden Lakes lease application and the village’s “Things To Know” sheet contain no “55+,” “age-restricted” or “housing for older persons” wording. The only occupancy limit we found is two persons per bedroom, including children.
Both federal law (42 U.S.C. 3607(b)(2)(C)) and Florida law (section 760.29(4)) exempt “housing for older persons” only when it is “intended and operated for occupancy by persons 55 years of age or older,” at least 80 percent of occupied units have at least one occupant 55 or older, and the community “publishes and adheres to policies and procedures that demonstrate the intent.” We found no published age policy for Hidden Lakes or Spring Run, so we cannot say the community meets that test.
The recorded declarations for the four Hidden Lakes sections would contain any age clause, and we did not read them. Request them before you rely on a search-result label, which can mislead. We do not say the community is open to all ages without them.
Hidden Lakes at Spring Run owners use Spring Run Golf Club: an 18-hole course, four Har-Tru tennis courts, bocce courts, a fitness facility, a heated pool and spa, a practice range and a remodeled and expanded clubhouse. The village itself has a neighborhood pool with Wi-Fi and gas grills at the pool and at the end of Clear Spring Court.
Data updated: October 2026 (Spring Run Golf Club 2026 to 2027 sheet and website; Hidden Lakes association documents).
The “Things To Know” sheet lists a neighborhood pool with Wi-Fi, a gas grill by the pool and a grill at the end of Clear Spring Court with a main gas shut-off, and the board minutes of January 16, 2025 report “All grills in working order; residents asked to clean them after use.” The pool heater and a long-term pool maintenance plan are a board focus. The county common-element parcel is 10.01 acres, but it does not itemize facilities. We found no dog park, no private fitness room and no village clubhouse or cabana in any Hidden Lakes document.
The sheet lists “Sips at Sundown” on Mondays at 5 pm in season and “Battle of the Lakes,” a mixed golf competition against the other “Lakes” community with a shotgun start followed by lunch. Spring Run’s iLife program, founded in 2011, runs around 100 activities and presentations a season, about 3,000 registrations a year and more than 100 volunteers, according to the club.
The club describes an 18-hole course designed by Gordy Lewis and redesigned by John Sanford in 2014, with six sets of tees, 9 and 18 hole leagues for men and women, a couples league, a range, putting greens and chipping areas. Golf Course Architecture reported on November 19, 2014 that Sanford Golf Design and Wadsworth Construction delivered 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 Renovated Golf Course with Bimini Turf Grass,” a second and later project. Audubon International has certified the course since 2008, and the club calls itself members-only, although two golf listing sites label it public.
The sheet describes a “remodeled and expanded” clubhouse with a “2023 Grand Opening of Outdoor Dining Facilities.” The board minutes of February 22, 2024 say the renovation “has been popular, with record attendance at dinners, happy hours, and events,” and record a contractor’s lien bonded off with a surety bond while the club held retainage. We print no clubhouse square footage because the club’s own pages give different figures. Dining runs from November to April: lunch Monday to Saturday at 11:00 am and dinner Friday and Saturday at 5:00 pm, with the golf shop open 7:00 am to 5:00 pm daily.
The club lists four Har-Tru tennis courts with subsurface irrigation, bocce courts, and a fitness facility where half the equipment was replaced by February 2024. The 2024 minutes report six bocce leagues with 67 teams and 645 players. The club’s own pages do not agree on the number of bocce courts, so we give none. Pickleball is not listed on the club’s amenity pages; it is listed at the optional Commons Club.
Spring Run’s 2026 to 2027 sheet gives gatehouse hours of Monday to Sunday, 6:30 am to midnight. The February 22, 2024 board minutes describe 24/7 manned coverage and a remote-attendant contract, so the two documents differ by date. The club’s lease package describes a guest entrance and a resident side that opens for a transponder, with transponders for transfer members and guests at “$30+” and “$25+” to reactivate. Hidden Lakes’ Spring Run Boulevard addresses (9820 to 9891) sit on the road the gatehouse serves, which is our inference from the addresses rather than a club statement.
Shadow Wood at The Brooks and Copperleaf at The Brooks are the other golf communities in The Brooks, each with its own club and membership terms; do not assume they match Spring Run’s bundled, non-equity membership.
Whether a Hidden Lakes at Spring Run home is in a flood zone depends on the address. FEMA’s effective map is panel 12071C0593H, effective November 17, 2022, and both Zone X and Zone AH appear on it in the Spring Run area. Lee County’s evacuation layer places Spring Run in Zone B, which is a separate thing.
Data updated: October 2026 (FEMA panel index and Flood Insurance Study; a July 2026 sample of FEMA map points; Village of Estero; Lee County).
In July 2026 we sampled FEMA’s national flood layer at points along Spring Run streets. On Clear Spring Court, 6 of 6 readable points returned Zone AH with a base flood elevation of 15.0 feet, and 2 further points returned no reading. Along Spring Run Boulevard, a corridor that several villages share, 43 readable points returned 28 in Zone AH at 15.0 feet, 12 in Zone X (minimal hazard) and 3 in Zone X (0.2 percent annual chance). Those are points on street centerlines, not buildings, and we did not repeat them in October 2026.
July 2026 sample of points on | Zone AH (15.0 ft) | Zone X minimal | Zone X 0.2 percent | No reading |
|---|---|---|---|---|
Clear Spring Court | 6 | 0 | 0 | 2 |
Spring Run Boulevard (shared by several villages) | 28 | 12 | 3 | not counted |
A sibling page covers Streamside, where five building-center points in October 2026 returned Zone X; the two samples used different methods. The honest answer for any single Hidden Lakes home is to enter the exact address in FEMA’s Flood Map Service Center or ask for an elevation certificate. We do not state that the whole village is one zone.
Zone AH is a Special Flood Hazard Area with shallow ponding of 1 to 3 feet and a stated base flood elevation, here 15.0 feet NAVD88, and a lender must require flood insurance on a federally backed mortgage in it. Zone X (minimal) has no federal mandatory purchase requirement, and flooding can still occur in any zone. USGS one-meter elevation data at five Spring Run road points read 14.20 to 15.27 feet, against a base flood elevation of 15.0 feet; finished-floor elevations are unknown without an elevation certificate, and the Village of Estero cautions that base flood elevations are accurate to within about half a foot.
The revised preliminary Lee County Flood Insurance Study (December 4, 2025) changes six panels, all in the Mullock Creek basin, and panel 0593 is not among them. We could not confirm the effective date of that revision after July 2026. The Village of Estero is a Community Rating System Class 6 community, which gives a 20 percent flood policy discount inside the Special Flood Hazard Area and 10 percent outside it, and FEMA confirmed on November 21, 2024 that it would keep that class.
Lee County’s evacuation layer placed Spring Run south of Coconut Road in county Zone B, surge zone 2, in two separate reads (July 2026 and October 2026). The Village of Estero’s page says evacuation zones are labeled A through E, in order of increasing elevation, and that an evacuation zone is not a FEMA flood zone. The county says Zone B “will be among the first areas ordered to evacuate for a hurricane.” Mandatory orders covered Zones A and B for Hurricane Milton on October 7, 2024 and Zones A and B plus select parts of C for Hurricane Ian on September 27, 2022; sources differ on whether Helene produced orders. The nearest public shelter in our July 2026 read was Estero Recreation Center, about 2.4 straight-line miles north, and shelters open event by event. Check the county’s lookup for your exact address before every storm.
FloodSmart says building coverage runs up to $250,000 and contents coverage up to $100,000, that condominium and townhouse owners are eligible in participating communities, and that coverage takes effect 30 days after purchase with listed exceptions. Florida’s seller disclosure statute, section 689.302, requires a flood disclosure at or before contract, and standard homeowners policies exclude flood.
No source we found describes damage at Hidden Lakes itself. The Village of Estero told FEMA that east of US 41, where Spring Run lies, there was “only minor damage … primarily from wind,” while the National Hurricane Center puts Ian’s inundation at 8 to 12 feet in Estero, with the worst impacts on the coast.
Data updated: October 2026 (National Hurricane Center Tropical Cyclone Reports; Village of Estero; Lee County; no Hidden Lakes-specific source found).
NHC calls Ian the costliest hurricane in Florida’s history and reports “Maximum inundation levels of 8 to 12 ft AGL occurred in Estero, Bonita Beach, Bonita Springs, and North Naples.” Surge did not reach Spring Run on the evidence we read: the nearest USGS high-water marks were 8.97 to 10.83 feet NAVD88 at US 41, two to three miles away, against Spring Run ground of about 14 to 15.5 feet. The Village told FEMA in June 2024: “There was only minor damage east of US 41, primarily from wind (e.g. roof shingles/tiles, lanais, pool enclosures).” Village officials counted about 1,400 homes severely affected (Village Manager, December 7, 2022) and about 1,000 buildings damaged (Community Development Director, August 15, 2024); the two counts differ in official, date and threshold, and the worst damage was west of US 41.
Those figures describe the Village and its coast. The Brooks CDD’s joint minutes of October 26, 2022, as read in July 2026, estimated cleanup of common areas at $170,000 so far and reported no flooding or structural damage inside The Brooks, with the heavy damage at the Commons Club Beach Club on Bonita Beach. We found nothing that names Hidden Lakes.
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 Lee County Three Oaks rain gauge measured 2.62 inches, and the nearest gust at Southwest Florida International 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.
Milton made landfall on Siesta Key as a category 3. NHC reports 4 to 6 feet of surge above ground south of Boca Grande through Bonita Beach. The Three Oaks gauge recorded 1.51 inches, and gusts reached about 69 mph at San Carlos Park and about 66 mph at Bonita Springs, the stations north and south of Estero. The Village’s November 6, 2024 Council workshop update reported mostly wind damage, 123 units with minor damage and 3 with major damage, and roof-shingle wind damage in The Brooks.
We did not find a Hidden Lakes record of power outage length, water service or boil-water notices for any of the three storms, and we did not confirm Hidden Lakes’ electric, water and sewer providers, so we make no claim.
We found no public record of damage, flooding, insurance claims or post-storm special assessments at Hidden Lakes in Ian, Helene or Milton. The Hidden Lakes board minutes of January 16, 2025 mention a hurricane fund and no figures. A buyer should ask the association for storm history, roof and exterior work dates, open claims and any assessments.
Insurance for a Hidden Lakes at Spring Run condo has two sides: the association must carry adequate property insurance on the buildings as originally installed, and each owner carries an HO-6 policy for the interior, belongings and loss assessment. Flood is separate. The declaration decides where the master policy ends.
Data updated: October 2026 (sections 718.111, 627.714 and 627.7011, Florida Statutes; Florida OIR report of July 1, 2026; FloodSmart).
Section 718.111(11) requires the association to obtain adequate property insurance, and the policy must cover the condominium property “as originally installed or replacement of like kind and quality,” excluding personal property, floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, built-in cabinets and countertops, and window treatments. Replacement cost must be re-determined at least every 3 years. Hidden Lakes’ master policy, insured value, hurricane deductible and appraisal date are not published; ask for the declarations page.
An owner’s HO-6 policy covers what the master policy does not: personal property, liability and the building items inside the unit that the declaration assigns to the owner. Section 627.714 requires at least $2,000 of loss assessment coverage with a deductible no greater than $250 and says the association’s policy pays first on items both cover.
The deductible is set by the board and, together with damages above the master policy, is a common expense, so a hurricane deductible can become an assessment on every unit. Loss assessment coverage on the HO-6 responds to that, subject to policy limits. We found no published record of an assessment at Hidden Lakes, and we make no claim.
We print no premium for Hidden Lakes. The Florida Office of Insurance Regulation’s July 1, 2026 stability report (data as of March 31, 2026) puts Lee County’s average condominium unit-owner premium at $1,494 including wind and $1,061 excluding wind, against $3,576 and $2,119 for homeowners. Citizens Property Insurance had 8,286 Lee County policies in force on June 30, 2026, down from 42,141 on September 30, 2023.
Florida’s wind-mitigation form (OIR-B1-1802, revised April 2026) documents features for discounts under section 627.711. For buildings completed in 2000 to 2002 the building-code credit generally depends on permit dates relative to the Florida Building Code that took effect March 1, 2002, while roof covering, roof-to-wall connection and opening protection are the credits most often at issue. For a condominium unit the building’s features sit with the association, so ask for any existing inspection reports before you order a form for your unit. A tile roof replacement on the six HL4 buildings was completed in 2019; roof ages elsewhere in Hidden Lakes are not published.
Florida’s milestone inspection (section 553.899) and structural integrity reserve study (section 718.112(2)(g)) apply to buildings of three habitable stories or more. Hidden Lakes buildings are one or two stories on the county record, so neither applies, and no SIRS-driven reserve increase follows. Chapter 718’s reserve budgeting, official-records access and unit-owner disclosure packet at resale still apply. The Division of Condominiums says reserve studies and inspection reports, where they exist, must be provided to prospective purchasers.
Flood is bought separately. FloodSmart lists building coverage to $250,000 and contents to $100,000 for condominium owners in participating communities, with a 30-day waiting period in most cases.
Ask for the declaration, bylaws, rules, current budget, reserve schedule, the master policy declarations page, the last three years of board minutes, any special assessment notices and a current estoppel certificate. Under section 718.503(2) the seller pays for the declaration copy.
The School District of Lee County assigns schools by residential choice proximity zone, so the school for a Hidden Lakes address depends on the district’s locator. For a Spring Run address checked in July 2026, the district placed it in Elementary Zone Q, Middle Zone GG and South High Sub-zone 3, but we did not run Hidden Lakes separately.
Data updated: October 2026 (School District of Lee County, Student Enrollment Plan 2026 to 2027; Florida Department of Education school grades for 2025 to 2026).
The district’s plan says applicants rank the schools in their zone, with a lottery when applicants exceed seats, and preferences for siblings and proximity. Spring Run is more than two miles from every school on its lists, so proximity preference at elementary and middle level falls in the second tier of up to about five miles, and students living within two miles of a school are not provided district transportation. Registering on day one gives no advantage.
Elementary Proximity Zone Q lists Bonita Springs, Pinewoods, San Carlos Park, Spring Creek and Three Oaks elementary schools. Middle Proximity Zone GG lists Bonita Springs Middle Center for the Arts and Three Oaks Middle. 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. Zone boundaries could in principle split a community, so check the exact address.
School | 2025 to 2026 grade |
|---|---|
Three Oaks Elementary | A |
Pinewoods Elementary | A |
San Carlos Park Elementary | A |
Spring Creek Elementary | B |
Bonita Springs Elementary | C |
Three Oaks Middle | A |
Bonita Springs Middle | B |
Estero High | B |
Bonita Springs High | B |
The Florida Department of Education grades above come from its 2026 release, and the district grade is B; the state is raising grading scales for 2026 to 2027. FGCU Collegiate and Cambridge AICE programs are offered at Bonita Springs High, and Estero High also offers Cambridge AICE, per the district plan.
The district’s Important Dates page, seen as a search-result excerpt, lists new student registration from November 16, 2026 and Open Enrollment for 2027 to 2028 from January 8 to February 19, 2027; confirm on the district’s page. We did not determine the school board district for Hidden Lakes; board districts elect board members and do not assign schools.
Use the district’s address lookup on leeschools.net and confirm in writing with the district’s student enrollment office before you rely on a zone.
Hidden Lakes at Spring Run is about 2.0 miles and 7 minutes by free-flow driving from the Coconut Point shopping center, 16.0 miles and 27 minutes from Southwest Florida International Airport, and 9.0 miles and 18 minutes from Bonita Beach Park. Season traffic, signals and gate waits add time to every figure.
Data updated: October 2026 (distances and free-flow drive times computed October 29, 2026 from 23775 Clear Spring Court).
Destination | Road miles | Free-flow minutes |
|---|---|---|
Lee Health Coconut Point (emergency department) | 1.7 | 5 |
Coconut Point shopping center | 2.0 | 7 |
Miromar Outlets | 5.3 | 13 |
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 |
Downtown Fort Myers | 23.3 | 35 |
Fifth Avenue South, Naples | 19.7 | 35 |
The start point is the OpenStreetMap Nominatim geocode of one Hidden Lakes address, 23775 Clear Spring Court, and each destination is a Nominatim geocode of the named place. Distance and time are the public OSRM router’s free-flow driving result, computed October 29, 2026: no traffic, signals, gate waits or season, so real drives are longer in season and at peak hours. Geocodes land on the nearest road point, so treat figures as approximate. This is not a government data service.
Lee Health Coconut Point is 1.7 road miles away. Becker’s ASC Review described it in December 2018 as a 163,500 square foot outpatient center with what was believed to be the first freestanding emergency department in Lee County, with 16 exam rooms and nine observation rooms; it is not a full hospital. NCH North Naples Hospital is 11.7 road miles and 22 minutes away by the same method.
A Hidden Lakes at Spring Run tax bill includes Lee County, the Village of Estero at 0.7300 mills for 2026, Estero Fire Rescue, the school district, water management levies and a community development district assessment. The Village rate is unchanged from 2025, and the fire line is set by Estero Fire Rescue.
Data updated: October 2026 (Village of Estero; Lee County Property Appraiser 2026 Taxing District Millage Book; Florida Department of Revenue).
Spring Run’s taxing district on the 2025 notice we read for a Spring Run parcel (9164 Spring Run Boulevard) was district 316, the Village of Estero and Estero Fire. We inferred the same district for Hidden Lakes because the community sits in one municipality and one fire district, but we did not open a Hidden Lakes notice. Verify on your own tax bill.
Authority | 2026 millage |
|---|---|
Lee County general revenue | 3.7623 |
Lee County library district | 0.4218 |
Village of Estero | 0.7300 |
SFWMD (district-wide, Everglades construction, Okeechobee basin) | 0.0948 + 0.0327 + 0.1026 |
Hyacinth control | 0.0190 |
Mosquito control | 0.2096 |
West Coast Inland Navigation | 0.0394 |
Public school, local board | 2.2480 |
Public school, state law | 3.0230 |
The non-fire, non-school lines above add to 5.4122 mills and the two school lines to 5.2710. We read these from the Property Appraiser’s 2026 millage book on the page for the neighboring fire district (317), and the non-fire lines are common to every Village of Estero district. Estero Fire Rescue’s 2026 rate for Spring Run’s district was not read from an official page, so we print no total; its 2025 adopted rate was 2.2880. One mill is $1 per $1,000 of taxable value.
The Village of Estero Council adopted 0.7300 mills on September 23, 2026 for fiscal year 2026 to 2027, equal to last year’s rate and, per the Village, “the lowest tax rate in Florida,” with a budget of $72,973,080 and $54,280,000 for capital projects. The rate was 0.8398 in 2015 and has not risen in any year since.
Florida’s homestead exemption is $25,000 on all levies, plus an additional exemption indexed to inflation that applies to non-school levies: $25,722 for 2025 and $26,411 for 2026. The Save Our Homes cap was 2.9 percent for 2025 and 2.7 percent for 2026; non-homestead residential property is capped at 10 percent a year on non-school levies, and assessed value resets to just value after a change of ownership. A buyer’s first assessed value is the purchase price, not the seller’s capped value, so budget from the Property Appraiser’s estimator at the price you pay.
The Brooks of Bonita Springs CDD levies an operations and maintenance assessment, which per the district’s FY2025-26 and FY2026-27 assessment rolls as read in July 2026 is $1,017.25 per unit for the Autumn Lake and Hidden Lakes line, with $0.00 of debt service. TRIM notices mail in August, and the early-payment discount is a maximum of 4 percent for payment in November.
Planned and discussed work around Hidden Lakes at Spring Run includes Spring Run’s own clubhouse and outdoor dining projects, the Hidden Lakes paver and pool-heater plans, and development items that appeared in the Hidden Lakes board minutes of January 16, 2025. Those remarks are not government approvals.
Data updated: October 2026 (Hidden Lakes and Neighborhood Representatives Council minutes; Village of Estero planning agenda).
The Village of Estero’s Planning, Zoning and Design Board agenda for March 8, 2022 listed a Spring Run clubhouse expansion with an outdoor bar and dining area, a pool building and a bocce court. The club’s 2026 to 2027 sheet reports the outdoor dining and expanded clubhouse opened in 2023.
The January 16, 2025 minutes record brick paver work scheduled for March 2025, the pool heater and a long-term maintenance plan, ongoing irrigation and landscape projects and a planned FAQ series on the association’s website. The next exterior repaint is due in 2029.
The same minutes’ regional report mentions a Winn Dixie and apartment project underway, a new recreation center and rail trail planned, a development at Woodfield at 41 and Coconut, a London Bay project with unit prices of $3 million to $15 million, another 100 acres at Williams and 41 under review, and a roundabout at 41 and Coconut being studied. These are meeting remarks, not approvals.
The Neighborhood Representatives Council minutes of November 12, 2024 record a sign for the Coconut Point residences going up and “Active litigation continues,” with concerns about density, approval procedures and whether those units would pay CDD fees. We did not find the outcome.
Hidden Lakes at Spring Run and Autumn Lake are both two-bedroom, two-bath carriage-home condominium villages inside Spring Run, but Hidden Lakes has 182 homes in four sections against Autumn Lake’s 120 in three, and its 36-month median of $465,000 sat above Autumn Lake’s $405,000, at $325 against $299 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).
Autumn Lake is a village of 120 carriage-home condominiums on Sandycreek Terrace, covered on our Autumn Lake page. The table sets the two side by side on the same yardsticks, with both villages’ figures taken from the same county sheet.
Yardstick | Hidden Lakes at Spring Run | Autumn Lake |
|---|---|---|
Homes on the county record | 182 condominiums | 120 condominiums |
Condominium sections | 4 (36, 48, 48 and 50 homes) | 3 (Sections I, II and III, 40 homes each by legal text) |
Streets | Clear Spring Ct (108) and Spring Run Blvd (74) | Sandycreek Ter (all 120) |
Roll years built | 2000 to 2002 | 1998 to 2000 |
Sizes | 1,242 to 1,685 sq ft in four plans, median 1,527 | 1,262, 1,386, 1,681 and 1,700 sq ft in its sales list |
Bedrooms and baths | 2 bedrooms, 2 baths | 2 bedrooms, 2 baths |
Recorded sales, 36 months | 17, median $465,000 | 16, median $405,000 |
Price range, 36 months | $302,000 to $575,000 | $287,500 to $585,000 |
Median per sq ft, 36 months | $325 | $299 |
Recorded sales, 12 months | 4, median $395,000 | 7, median $370,000 |
Median per sq ft, 12 months | $298 | $279 |
Recorded sales, 60 months | 37, median $437,000 | 27, median $435,000 |
Median per sq ft, 60 months | $299 | $300 |
Sales in 2022 | 15, median $426,000 | 5, median $450,000 |
Sales in 2025 | 7, median $460,000 | 7, median $482,000 |
Sales in 2026 so far | 2, median $378,500 | 7, median $370,000 |
Newest sale in the county list | March 4, 2026 | August 31, 2026 |
Hidden Lakes’ figures come from the Lee County sales file and roll; Autumn Lake’s come from the same county sheet. The sheet’s 12-month window starts October 2025 for both villages.
Hidden Lakes comes out ahead on size and depth over the longer record: 182 homes against 120, 37 recorded sales in 60 months against 27, newer buildings (2000 to 2002 against 1998 to 2000) and a 36-month median $60,000 higher ($465,000 against $405,000, or 14.8 percent) at $26 more per square foot ($325 against $299). The 60-month medians are close, $437,000 against $435,000, so the 36-month gap owes much to which sales fall in the window.
Autumn Lake comes out ahead on recent activity and entry price: 7 recorded sales in the last 12 months against 4, and 7 in 2026 so far against 2, a lower 12-month median ($370,000 against $395,000), and a lower 36-month low ($287,500 against $302,000). Its largest plan, 1,700 square feet, is also slightly larger than Hidden Lakes’ 1,685. Its highest 60-month sale, $585,000 in May 2024, narrowly tops Hidden Lakes’ $575,000.
The choice comes down to what you weigh. If you want the larger village, newer buildings and a longer sales record, start with Hidden Lakes. If you want more sales in the last year to compare against and a lower recent price range, start with Autumn Lake. Either way, compare the two villages’ association papers, because each has its own lease form, management and assessment, and the fee sheets from Spring Run apply to both.
Selling in Hidden Lakes at Spring Run? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying in Hidden Lakes at Spring Run? Call Marc at (239) 287-5873 or read how we represent buyers.
Hidden Lakes at Spring Run is the largest of the Spring Run villages we compare here, 182 homes against Autumn Lake’s 120 and Sunset Stream’s 118, and its 36-month median of $465,000 sits above the Spring Run condominium villages and below the villa villages. Across The Brooks, Shadow Wood and Copperleaf have their own clubs and fee structures.
Data updated: October 2026 (Lee County recorded sales for the Spring Run villages, DOR-qualified; windows named in the table).
Village | Product | Homes | Sales, 36 mo | Median, 36 mo | Median per sq ft, 36 mo | Sales, 12 mo | Median, 12 mo | Median per sq ft, 12 mo |
|---|---|---|---|---|---|---|---|---|
Hidden Lakes at Spring Run | Carriage-home condominium | 182 | 17 | $465,000 | $325 | 4 | $395,000 | $298 |
Streamside at Spring Run | Condominium | 80 | 9 | $355,000 | $284 | 4 | $310,000 | $266 |
Sunset Stream | Condominium | 118 | 17 | $393,000 | $305 | 9 | $337,500 | $282 |
Autumn Lake | Carriage-home condominium | 120 | 16 | $405,000 | $299 | 7 | $370,000 | $279 |
Whisper Creek | Detached villa, HOA | 64 | 11 | $729,000 | $421 | 3 | $729,000 | $421 |
Silver Creek | Detached villa, HOA | 52 | 5 | $757,600 | $374 | 1 | $650,000 | $311 |
Sabal Cove | Attached villa, HOA | 48 | 11 | $610,000 | $406 | 4 | $613,500 | $415 |
Coral Cove | Attached villa, HOA | 36 | 7 | $580,000 | $376 | 3 | $562,500 | $360 |
Willow Creek | Detached villa, HOA | 27 | 4 | $822,500 | $437 | 0 | none | none |
Windows and counts for the first row and for Autumn Lake, Whisper Creek, Silver Creek, Sabal Cove, Coral Cove and Willow Creek come from one county sheet, so they compare directly. Streamside and Sunset Stream are the figures published on their own pages from the same kind of county sheet.
Shadow Wood at The Brooks is a separate golf community inside The Brooks. Spring Run’s club calls Spring Run “one of four separate and distinct residential communities located within The Brooks,” so Shadow Wood’s club and fees are its own and should not be assumed to match Spring Run’s bundled, non-equity membership.
Copperleaf at The Brooks is another golf community in The Brooks with its own club and membership terms. Compare club fees and association papers community by community; the Spring Run figures on this page do not carry over.
The two other Spring Run condominium villages we cover are Streamside at Spring Run and Sunset Stream, and the villa villages are Whisper Creek, Silver Creek, Willow Creek, Sabal Cove and Coral Cove. The neighboring Winding Stream shares management with Hidden Lakes on the club’s sheet.
Hidden Lakes trades above the other Spring Run condominium villages on the 36-month median in the table and well below the villa villages, whose 36-month medians run from $580,000 to $822,500. In every Spring Run village, price per square foot is a better yardstick than price alone, and Hidden Lakes’ $325 sits between the condominium villages and the villas. For a seller, that is why pricing from the Hidden Lakes record rather than from Spring Run or Estero averages matters.
Hidden Lakes at Spring Run’s honest case is a two-bedroom, two-bath carriage-home condominium inside an established golf club with the membership included, newer buildings than some neighbors and a deep sales record. The honest cost is club fees of $9,820 a year plus a neighborhood assessment that is not published, and association papers to read closely.
Data updated: October 2026 (Lee County recorded sales and roll; Spring Run Golf Club 2026 to 2027 sheet; Hidden Lakes association documents).
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 Hidden Lakes at Spring Run home well means pricing it against its own 17 recorded sales of the last 36 months, split by plan size and sale date, not against nearby villages, and answering buyer questions about club fees, association papers and the lease form. 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 Hidden Lakes at Spring Run listing agent, or thinking, “I need someone to sell my Hidden Lakes 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 Hidden Lakes homes against the county’s recorded sales, split by sale year and plan, and put the estoppel certificate, the club fee sheet and the lease packet in front of a buyer before the buyer has to ask.
In the 36 months to the September 25, 2026 index date, 17 Hidden Lakes at Spring Run homes sold on the county record for $7,913,000 in total, at a $465,000 median. In the last 12 months we tracked 4 recorded sales totaling $1,552,000, from $302,000 to $460,000. 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 Hidden Lakes assessment are, who approves them or their tenant, what the master policy covers, and whether they can rent or bring a pet. A seller who has the estoppel certificate ordered, the master policy declarations page in hand and the Spring Run fee sheet printed shortens the deal. The Hidden Lakes lease form must be filed at least ten days before occupancy and approved first, so a buyer who plans to rent needs room in the timeline.
In Lee County the seller customarily pays the documentary stamp tax on the deed at $0.70 per $100 (section 201.02), which is $2,765 on a $395,000 sale (our arithmetic), and the owner’s title policy; the contract controls. Florida bars an association from charging for an estoppel certificate it issues late (section 718.116), and Spring Run lists its own $250 estoppel fee and a resale fee of $12,000 / $3,500 on its 2026 to 2027 sheet. Florida also requires flood disclosures at or before contract (section 689.302).
Start with our free home valuation, and we will follow up with a number built on the county’s recorded sales, adjusted for sale date, plan size, building and condition. Our Estero home valuation page explains how we price across the Village.
Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome. For the full process, read our guide to selling a home in Estero.
The five questions Hidden Lakes at Spring Run sellers ask us first, answered from the record.
Seventeen recorded sales in 36 months ran $302,000 to $575,000, a $465,000 median; the plan size, building, floor and condition 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 declaration and governing documents, the association’s estoppel certificate, the Spring Run fee sheet and the Florida flood disclosure.
The published Hidden Lakes form covers leases and requires approval before occupancy; whether purchases need approval is not stated, so we confirm it with the association.
Leasing is allowed from one month to twelve months with association approval, no pets in leased units and a club delegation fee.
McGreevy and Comisar are the Southwest Florida team Hidden Lakes 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 Hidden Lakes at Spring Run home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Hidden Lakes 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 Hidden Lakes 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.
Hidden Lakes at Spring Run buyers ask where the village is, what the club membership costs, who approves a lease, whether they can rent or keep pets, whether it is gated or 55+, and what the flood zone means. Each answer draws on a county record, a Spring Run document, a statute or a government source; unpublished facts are labeled.
Data updated: October 2026 (Lee County Property Appraiser roll and sales file; Spring Run Golf Club documents; Florida Statutes; FEMA and Lee County sources).
Both names appear. Spring Run Golf Club gives its address as 9501 Spring Run Boulevard, Estero, FL 34135, and this page uses Estero. Some third-party golf and listing sites label the same ZIP code Bonita Springs, which is a mailing label. Confirm the municipality for any single address on your tax bill.
Hidden Lakes has 182 homes in four condominium sections of 36, 48, 48 and 50, on Clear Spring Court (108 homes) and Spring Run Boulevard (74 homes). The county roll shows 183 records under the name, but one is a shared common-element record, not a home.
Hidden Lakes is a condominium of carriage homes. The county legal text reads “CONDO” for each of the four sections, and the club lists its housing types as low-rise condominiums, low-rise coach homes, attached villas and detached villas. Each home is a unit in a two-story building of 6, 8 or 10 homes.
There are four plans: 1,242, 1,398, 1,656 and 1,685 heated square feet, with 45, 46, 45 and 46 homes by our July 2026 read of the roll. All are two bedrooms and two baths. The median heated area across the 182 homes is 1,527 square feet.
The county roll records 2001 for 142 homes, 2002 for 32 homes and 2000 for 8 homes. That is a two-year spread, so the buildings are more than 20 years old. The club says Pulte Homes built Spring Run’s 847 residential units, and the roll itself names no builder.
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, and the membership is a non-equity license.
We found no age restriction in any Spring Run or Hidden Lakes document we read, and the village is not marketed as 55+. Federal and Florida law recognize 55+ housing only where age policies are published and at least 80 percent of occupied units have an occupant 55 or older. Ask for the declarations if age matters to you.
Spring Run has a gatehouse that the club’s 2026 to 2027 sheet lists as open Monday to Sunday, 6:30 am to midnight, with a guest entrance and a resident side that opens for a transponder. Board minutes from February 2024 describe 24/7 manned coverage. We did not test how guests and contractors are screened.
The Hidden Lakes application allows leases of a minimum of one month and a maximum of twelve months, with a $100 non-refundable fee, a filing at least ten days before occupancy and approval before the tenant moves in. Leased units may not keep pets. The declaration may add limits, so request it.
The application says “NO PETS are allowed in leased units.” The village’s “Things To Know” sheet says pets are permitted for owners but not for guests or transfer members, on a leash with waste picked up. That sheet is undated, so ask the association to confirm the current pet rule in writing.
The application restricts occupancy to no more than two persons per bedroom, including children. For a two-bedroom Hidden Lakes home that is four persons. We found no published limit on vehicles, so ask the association about parking, and note that guest spaces are not for owners.
Yes. The village has a neighborhood pool with Wi-Fi, and the pool heater and a long-term maintenance plan were a board focus in January 2025. Spring Run Golf Club also has a heated pool and spa with a cabana for members. No glass containers and no smoking are allowed in the village pool area.
The “Things To Know” sheet lists gas grills at the pool and at the end of Clear Spring Court, with a main gas shut-off to use after cleaning. The January 2025 board minutes say all grills were in working order and residents were asked to clean them after use.
It depends on the address. FEMA’s effective panel is 12071C0593H (November 17, 2022), and Zones X and AH both appear in the area. In a July 2026 sample, 6 of 6 readable points on Clear Spring Court were Zone AH. Check the exact address in FEMA’s Flood Map Service Center.
Lee County’s evacuation layer put Spring Run south of Coconut Road in Zone B, surge zone 2, in July and October 2026 reads. An evacuation zone is not a FEMA flood zone, and the county can redraw zones, so check the county’s lookup for your exact address before a storm.
We found no source describing flooding at Hidden Lakes. The Village of Estero told FEMA there was only minor damage east of US 41, primarily from wind, while NHC reports 8 to 12 feet of inundation in Estero, with the worst impacts on the coast. Ask the association for its storm history.
That depends on the recorded declaration and the association’s current policy, neither of which is published. Florida requires the policy to cover the condominium property as originally installed or replaced with like kind and quality, excluding items such as appliances and cabinets, with replacement cost re-determined at least every 3 years. Ask for the declarations page.
A lender decides, and it can require flood coverage on a federally backed mortgage where a home is in a Special Flood Hazard Area such as Zone AH. FloodSmart says condominium owners in participating communities are eligible, with building coverage up to $250,000 and a 30-day wait in most cases.
No, on the facts we have. Florida’s milestone inspection and structural integrity reserve study rules apply to buildings of three habitable stories or more, and the Hidden Lakes buildings are one or two stories on the county record. Chapter 718 reserve budgeting and disclosure rules still apply, so ask for the budget.
Spring Run’s 2026 to 2027 sheet prints annual fees of $9,820, which it says includes capital, a new project fund, reserve and a prepaid food and beverage minimum. That is up 7.2 percent from $9,159. It adds a $250 estoppel fee and a $12,000 / $3,500 resale fee, effective November 1, 2026.
The sheet prints “$12,000/$3,500” without explaining it. Our July 2026 reading of the club’s Treasurer’s budget report says $12,000 applies to a new owner who is not a member and $3,500 to an existing member moving within Spring Run. Ask the club which applies to you before you write an offer.
The assessment is not published. The club’s sheet says to contact the property management company, and the January 2025 minutes carry no budget figures. Ask for the current budget and an estoppel certificate before you write an offer, so that you see the assessment and what it covers.
Per the Brooks of Bonita Springs CDD’s FY2025-26 and FY2026-27 assessment rolls as read in July 2026, the Autumn Lake and Hidden Lakes line shows $1,017.25 per unit for operations and maintenance and $0.00 for debt service. The district’s documents were not open to us in October 2026, so confirm on your tax bill.
No. The September 2026 transfer form calls Spring Run Golf Club “a non-equity club in which Resident members, any lessee and guests hold a license.” We found no equity certificate in any club document, so owners hold a license to use the facilities rather than an ownership share.
The club’s 2026 to 2027 sheet and rental page list Sandcastle Community Management, an Associa company in Naples. Earlier documents, including the January 2025 application file and board minutes, list Vesta Property Services. Use Sandcastle as current, and confirm the manager in writing before you send any application.
By free-flow road distance computed October 29, 2026 from 23775 Clear Spring Court: 16.0 miles and 27 minutes to Southwest Florida International Airport, and 9.0 miles and 18 minutes to Bonita Beach Park. Season traffic, signals and gate waits add time to both.
The district assigns by address through residential choice proximity zones. For a Spring Run address checked in July 2026, the district’s plan lists Bonita Springs, Pinewoods, San Carlos Park, Spring Creek and Three Oaks elementary schools in Zone Q. Hidden Lakes was not run separately, so confirm with the district.
On the 2025 notice we read for a Spring Run parcel, the taxing district was 316, the Village of Estero and Estero Fire, and the Village’s millage is 0.7300. We did not open a Hidden Lakes notice, so confirm the district on your own tax bill.
Both are two-bedroom, two-bath carriage-home condominium villages in Spring Run. Hidden Lakes has 182 homes in four sections built 2000 to 2002 and a 36-month median of $465,000; Autumn Lake has 120 homes in three sections built 1998 to 2000 and a $405,000 median. Each has its own lease form and association.
The Commons Club at The Brooks is a separate, optional, member-owned club with a main club on Coconut Road, a Beach Club on Little Hickory Island, a Health and Lifestyle Center and pickleball. Its dues are separate from Spring Run’s fees, and we found no dues published on the club’s own pages.
The village sheet lists “Sips at Sundown” on Mondays at 5 pm in season and “Battle of the Lakes,” a mixed golf competition. Spring Run’s iLife program adds around 100 activities and presentations a season. Dining at the clubhouse runs lunch Monday to Saturday and dinner Friday and Saturday from November to April.
The “Things To Know” sheet says water must be turned off when a unit is not occupied. Beyond that, check the declaration and insurance policy for vacancy and maintenance requirements, and ask the association about storm preparation, because we found no published seasonal vacancy rule.
Garbage and recycling are collected Monday, according to the village’s “Things To Know” sheet, with recycling in the blue Waste Management receptacle at the end of the driveway. Old televisions and electronics may be set curbside on trash day to be tagged for special pickup. The sheet is undated, so confirm the schedule.
It is an 18-hole, par 72 course designed by Gordy Lewis and redesigned by John Sanford, which reopened in November 2014, with six sets of tees. The 2026 to 2027 sheet also lists a 2022 turf renovation, and Audubon International has certified the course since 2008. The club calls itself members-only.
In the 60 months to the September 25, 2026 index date, the lowest recorded sale was $302,000 on March 4, 2026 (1,242 square feet, Clear Spring Court) and the highest was $575,000 on March 26, 2024 (1,656 square feet, Spring Run Boulevard). Nine of 37 sales were $500,000 or more.
The council minutes of November 12, 2024 record 2022 as the last paint and 2029 as the next repaint, for 182 doors. The club’s paint guideline is 7 years, with a proposal of 10 years for building exteriors. Roof history is documented only for the six HL4 buildings, replaced in 2019.
Hidden Lakes 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 published association form, the club’s fee sheet or a statute; where a fact is not published, we say so.
Data updated: October 2026 (Lee County recorded sales through the September 25, 2026 index date; Spring Run Golf Club 2026 to 2027 sheet; Florida Statutes).
It depends on plan size, condition and the most recent comparable sales. Over 36 months the county shows 17 recorded Hidden Lakes sales from $302,000 to $575,000, with a $465,000 median. A free valuation from us adjusts those sales for your home’s size, building, floor and condition.
The last 12 months show four recorded sales: $335,000 on October 6, 2025, $460,000 on December 30, 2025, $455,000 on January 28, 2026 and $302,000 on March 4, 2026. Three were 1,242 square feet and one was 1,398. The median was $395,000.
The county record carries no days on market, and we did not pull Southwest Florida MLS counts for this edition, so we give no figure. If you rent first or your buyer plans to lease, the ten-day lease filing window sets a floor for that timeline.
Over 36 months the median is $325 per heated square foot (our arithmetic on county sales), $313 since January 2025 and $298 in the last 12 months. Individual 36-month sales ranged from $238 to $382 per square foot, so the plan size and the specific home matter.
No. In the 60-month list the median is $298 per square foot at 1,242 square feet and $311 at 1,398, against $281 at 1,656 and $277 at 1,685. The two largest plans share nearly the same dollar median, $464,900 and $467,000, so extra size carried little premium.
The roll records no condition, floor level or view, so the county record cannot say. Three 1,242 square foot sales in the last 12 months span $302,000 to $460,000, a $158,000 gap. Updates, floor, view and seller circumstances can all matter, which is why we price from the specific home.
Use Autumn Lake as a cross-check, not a substitute. It has 16 recorded sales in 36 months at a $405,000 median against Hidden Lakes’ 17 at $465,000. The homes are alike in bedrooms and baths, but buyers see two villages, two sets of buildings and two sets of association papers.
Over 60 months, Clear Spring Court sold 22 homes at a $448,000 median and $304 per square foot, and Spring Run Boulevard 15 at $437,000 and $290. Over 36 months the streets are nearly level, $467,000 against $465,000. Samples are small, so plan size and condition outweigh street.
Spring Run’s 2026 to 2027 sheet prints “Resale Fee $12,000/$3,500” without saying which applies. Our July 2026 reading of the club’s Treasurer’s report says $12,000 applies to a new owner who is not a Spring Run member and $3,500 to an existing member. Ask the club which applies to your buyer.
Spring Run’s sheet does not say. In Florida the contract allocates costs unless the governing documents assign them, so settle it in writing before you list. We read the sheet only and did not read the Spring Run declaration, which would control.
No equity or refundable certificate appears in any club document we read. The club calls itself non-equity and says resident members hold a license, and the buyer becomes a member automatically on buying a home. Any value shows up, if at all, in what buyers will pay for the home.
Yes. Spring Run’s site says buying a home makes the owner a member automatically, and the community is bundled. The buyer still pays the club’s annual fees, listed at $9,820 for 2026 to 2027, and any resale fee the club and the documents assign.
It is the association’s statement of what you owe and what is scheduled to come due. Florida requires issuance within 10 business days of a written request, and bars any fee if it is late (section 718.116). Spring Run lists a separate $250 estoppel fee on its sheet.
Florida caps the fee by schedule and bars a fee when the certificate is late. Spring Run’s club sheet prints $250 for its estoppel. The Hidden Lakes association’s own estoppel fee is not published, so ask its management company for the current charge before you order.
The club’s 2026 to 2027 sheet prints an estoppel fee of $250, effective November 1, 2026 and subject to change. That is the club’s fee; the Hidden Lakes association may charge its own estoppel fee through its management company, so ask both for current charges.
The only Hidden Lakes form we found is an application to lease, and it does not mention purchases. Whether the declaration requires approval of buyers is not established, so ask the association in writing before you list. If a buyer plans to rent, the lease approval must come before occupancy.
Yes. Section 718.112(2)(k) says an association may not charge a transfer fee unless it must approve the transfer and the documents provide for the fee, and the fee “may not exceed $150 per applicant.” Hidden Lakes’ published $100 lease fee is within that limit.
Section 718.503(2) entitles a purchaser, at the seller’s expense, to a current copy of the declaration of condominium and the other listed documents, such as the bylaws, rules and most recent financial information. Florida also requires the flood disclosure at or before contract.
Yes. Section 689.302 says a seller must provide a flood disclosure to a purchaser of residential real property at or before the time the sales contract is executed. It asks about flood insurance and past flood damage, so gather your answers before listing.
Customarily the seller pays the deed documentary stamp tax, the owner’s title policy, the association’s estoppel and any Spring Run resale fee the documents assign, and a commission set by the listing agreement. The contract controls. On a $395,000 sale the deed tax is $2,765.
Florida’s documentary stamp tax on a deed is 70 cents per $100 of consideration under section 201.02. That is $2,765 on a $395,000 sale and $3,255 on a $465,000 sale (our arithmetic). The contract allocates the cost, and in Lee County sellers customarily pay it.
Not for amounts that come due after transfer, but a new owner is “jointly and severally liable with the previous owner for all unpaid assessments that came due up to the time of transfer of title” (section 718.116(1)(a)), so the estoppel certificate settles balances at closing.
Any unpaid assessments, interest and fees shown on the estoppel certificate, plus any resale or transfer fee the declaration assigns to the seller. Order the estoppel early, because the association has 10 business days to issue it and a stale certificate can delay closing.
Typically the balance is paid from sale proceeds at closing, because the estoppel certificate will show it and a new owner is liable with the previous owner for unpaid assessments. Delinquency can also complicate any approval. Ask the management company for a payoff figure first.
We found no published Hidden Lakes sign rule. Many condominium declarations bar signs on the grounds or in windows, and the lease application does not address them. Ask the Hidden Lakes association for its rules in writing before placing any sign, and check whether the club has its own rule.
Spring Run has a staffed gatehouse and a guest entrance, so register buyers with the gate before each showing. We did not find a published showing policy for Hidden Lakes, so confirm access rules with the association and the club before you schedule.
Leasing is allowed from one month to twelve months with association approval, no pets in leased units and a club delegation fee of $550 plus 6.5 percent tax. With a $9,820 annual club fee still due, compare the rent to carrying costs before deciding.
The club’s 2026 to 2027 sheet prints $550 plus 6.5 percent tax for delegation of use, including the rental admin fee. The September 2026 transfer form lists $585.75 including taxes to transfer all, golf or social privileges and $159.75 to transfer none, plus a $106.50 late fee.
Plan around the lease, the association’s approval of that tenant and the club’s delegation of use, since the owner loses use of the club during a lease with an exception for one-year leases from May 1 to September 30. Whether a buyer needs association approval is not established, so ask.
Buyers ask. We found no published Hidden Lakes special assessment, reserve balance or budget, and the January 2025 minutes carry no budget figures. An honest answer comes from the estoppel certificate, the current budget and the board minutes. Having those ready before you list shortens the buyer’s due diligence.
It is a study of a building’s structural components and the funding they need, required for condominium buildings of three habitable stories or higher. Hidden Lakes buildings are one or two stories on the county record, so it does not apply, though Chapter 718 reserve budgeting still does.
They can shape what buyers pay, because the association’s premium sits inside the assessment and the owner’s HO-6 and wind coverage sit on top. We found no Hidden Lakes premium figure. Gather the master policy declarations page and your own premium before listing.
It can. A July 2026 sample found Zone AH on 6 of 6 readable points on Clear Spring Court, and a lender may require flood insurance in that zone. Florida also requires the seller’s flood disclosure, so check your exact address in FEMA’s service center and answer precisely.
Fix anything inside your unit that a buyer’s inspector will cite, and check what the association controls before touching exteriors, since section 718.113 puts common elements and alterations under the association. Ask the board which changes need approval before you start.
For anything touching the exterior, common elements, windows, doors or shared walls, assume yes and ask in writing. The Hidden Lakes board’s architectural review committee reviews applications, and Spring Run has master-level review. Interior cosmetic work usually does not need approval, but the declaration controls.
The council minutes of November 12, 2024 show Hidden Lakes painted in 2022 with the next repaint due in 2029. Buyers often ask about paint and roofs, so have the schedule and any roof invoices ready. Roof history is documented only for the six HL4 buildings, replaced in 2019.
Of the 37 Hidden Lakes sales since October 2021, 14 closed from January to March and 9 from October to December, with none in August. Spring Run’s dining and golf shop hours run on a November to April season. We pulled no MLS seasonality data, so we make no month-by-month claim.
Yes, remote sales are routine in Florida condominiums. You need to sign the association disclosures and the flood disclosure, and you can complete a closing by mail or remote signing as the title company allows. We did not pull owner mailing addresses for Hidden Lakes, so we cite no count.
Nothing we found requires Florida residency to sell. The deed stamp tax is 70 cents per $100 of consideration (section 201.02). Income tax treatment of your gain depends on your situation, so ask a qualified tax professional before you list your home.
Ask the management company named on Spring Run’s site, Sandcastle Community Management, in writing. Florida section 718.503(2) entitles a purchaser to a current copy of the declaration at the seller’s expense, and the recorded books and pages are in the roll legal text carried on this page.
The exemption belongs to you and ends when you sell. The buyer applies for their own exemption if they make the home their permanent residence, and the new owner’s tax bill is not capped by your history, because assessed value resets to just value after a change of ownership.
The annual fee includes a prepaid food and beverage minimum, but the club’s sheet does not say how it is treated at closing. Ask the club’s administration office before you list, and have the answer in writing so the contract can allocate it.
The county record shows the change but not the cause. The eight sales from November 2023 to October 2024 had a $471,500 median, and the nine since January 2025 had a $455,000 median with a wider range. We can price your home from these sales, but we do not claim a reason for the change.
Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, over $900 million in personal sales, and a pricing method built on the county’s recorded sales for your village, split by plan size and sale date, with the association papers ready for the buyer.
These are the original Hidden Lakes at Spring Run documents and records we read for this page, each linked at the office or association that issues it: the club fee sheets, the Hidden Lakes lease application, village minutes and welcome sheet, the transfer form, the council minutes, three hurricane reports and the county millage book.
# | Document | Issuer | What it shows |
|---|---|---|---|
1 | Spring Run Golf Club Membership at a Glance 2026 to 2027 (PDF) | Spring Run Golf Club | Annual fees, resale and estoppel fees, hours, cart fees and management contacts |
2 | Hidden Lakes Recreation Association lease application, Rev. Fall 2024 (PDF) | Hidden Lakes Recreation Association, posted by Spring Run Golf Club | Lease term, pets, occupancy, fee and filing deadline |
3 | Hidden Lakes Recreation Association, posted by Spring Run Golf Club | The same form with the earlier management company | |
4 | Hidden Lakes association, posted by Spring Run Golf Club | Pool, grills, parking, pets, trash and pest control | |
5 | Hidden Lakes association, posted by Spring Run Golf Club | Maintenance projects, rules review and development remarks | |
6 | Spring Run lease application and transfer membership, Rev September 2026 (PDF) | Spring Run Golf Club Community Association, Inc. | Non-equity club terms, delegation of privileges and tenant fees |
7 | Neighborhood Representatives Council special meeting minutes, November 12, 2024 (PDF) | Spring Run Golf Club Community Association, Inc. | Paint schedule, voting thresholds and development concerns |
8 | Spring Run Golf Club Community Association, Inc. | Gatehouse coverage, clubhouse renovation and bocce leagues | |
9 | National Hurricane Center, NOAA | Surge findings for Estero, Bonita Springs and Naples | |
10 | National Hurricane Center, NOAA | Surge findings from Charlotte Harbor to Bonita Beach and Naples | |
11 | National Hurricane Center, NOAA | Surge findings south of Boca Grande through Marco Island | |
12 | Lee County Property Appraiser 2026 Taxing District Millage Book (PDF) | Lee County Property Appraiser | Adopted 2026 millage lines by taxing district |
13 | School District of Lee County, Plan for Student Enrollment 2026 to 2027 (PDF) | School District of Lee County | Choice zones, preferences and program lists |
Every source below was read for this Hidden Lakes at Spring Run page on October 29, 2026 unless another date is shown; items marked July 2026 were carried forward from our July 28, 2026 pack. They are public records, statutes, government pages and association documents; the county sales analysis and price-per-square-foot figures are our own work.
County sales data from the Lee County Property Appraiser, pulled October 2026. McGreevy and Comisar, Best Realtor for Hidden Lakes 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.
