Sabal Cove at Spring Run is a village of 48 attached villas on Spring Run Boulevard in Estero, 34135. Club fees, association approval, 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.
Sabal Cove at Spring Run is a village of 48 attached villas on 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, Spring Run’s own sheet places the club in the Village of Estero, and the 48 homes were built in 1998, 1999 and 2000. Every Sabal Cove home comes with Spring Run’s automatic golf club membership.
McGreevy and Comisar are the team Sabal Cove at Spring Run sellers call first: Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, with over $900 million in personal sales between Jesse and Marc. Our Domain Realty Group team is the #5 real estate team in Florida (RealTrends 2026). If you are comparing agents, our guide to the best real estate agents in Estero sets local agents side by side on the public record. For Sabal Cove itself, the Lee County record shows 11 recorded sales in the 36 months to the September 25, 2026 index date, at a $610,000 median.
This page is about the Sabal Cove attached-villa village inside Spring Run on Spring Run Boulevard. It is not Sabal Palms in Marsh Landing, Sabal Grove, Sabal Ridge or any other place around Florida with Sabal in its name, and it is not Coral Cove, the neighboring Spring Run villa village that residents pair with it as “the Coves”. The section on the county record shows how to tell them apart. Sabal Cove is also not the club floor plan called The Sabal, a plan name that the club does not tie to a neighborhood.
McGreevy and Comisar are the best realtor for Sabal Cove at Spring Run because value here turns on details most agents never separate: which of 48 look-alike attached villas sold at which price, what Spring Run’s club fees add to ownership, which association approves your buyer, 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 Sabal Cove at Spring Run in Estero, whether you’re ready to sell your Sabal Cove at Spring Run home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Our Domain Realty Group team also ranks as the #5 real estate team in Florida in the 2026 RealTrends rankings.
Recent Sabal Cove at Spring Run track record (Lee County recorded sales, DOR-qualified, 36 months from October 2023 to the September 25, 2026 index date): 11 Sabal Cove at Spring Run resales total in the market · highest-priced Sabal Cove at Spring Run sold: $765,000 · median recorded sale: $610,000.
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 Sabal Cove at Spring Run recorded sales, from $535,000 to $765,000, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.
For Sabal Cove at Spring Run sellers: premium marketing, cinematic video, drone, professional photography, a qualified-buyer database, discretion and off-market capability when needed.
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Selling your Sabal Cove at Spring Run home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, read our guide to selling a home in Estero, or call Jesse direct at (239) 898-6072 (confidential conversations welcome). Our guide to home values in Estero goes deeper on pricing, costs and disclosure.
Buying a home in Sabal Cove at Spring Run? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers. Our guide to buying a home in Estero covers offers, inspections, insurance and closing costs.
Sabal Cove at Spring Run is a small attached-villa village where a neighborhood residents’ association, a master golf club association and Florida’s homeowners’ association law touch every purchase. These ten facts are the spine of the page, and each is expanded, dated and sourced in the sections below.
Data updated: October 2026.
This table of contents lists every section of the Sabal Cove at Spring Run page in the order it appears. Each link jumps to its section, so you can go straight to the Sabal Cove market, the fees and rules, the flood zone, schools, the Coral Cove comparison or the seller section.
Sabal Cove at Spring Run is a row of 48 attached villas on Spring Run Boulevard, inside the gates of Spring Run Golf Club. The homes are one story with two baths and two or three bedrooms, and the golf club membership comes with the home. Coconut Point is 1.7 road miles and 5 minutes away.
Data updated: October 2026 (Lee County roll; Spring Run Golf Club 2026 to 2027 sheet; drive times computed October 29, 2026).
Sabal Cove is one street of homes, Spring Run Boulevard with street numbers from 9001 to 9109, inside Spring Run’s 200 acres and inside the club’s gatehouse. The club’s address is 9501 Spring Run Boulevard. The club calls Spring Run “one of four separate and distinct residential communities located within The Brooks, developed by Bonita Bay Group,” and its own 2026 to 2027 sheet says the club is “Located in the beautiful Village of Estero.”
Every Sabal Cove home is an attached villa, which means a shared party wall with a neighbor but a lot and a house that the owner holds outright. The county roll lists all 48 as one-story single-family parcels with two baths, 25 with two bedrooms and 23 with three. The sales list shows the 3-bedroom homes at 1,478 heated square feet and the 2-bedroom homes at 1,499 to 1,604, and the roll’s year built is 1998 for 12 homes, 1999 for 24 and 2000 for 12.
The club runs an 18-hole par 72 course, four Har-Tru tennis courts, bocce courts, a fitness center, a practice range, a heated pool and spa and a remodeled clubhouse, and its 2026 to 2027 sheet lists lunch Monday to Saturday and dinner on Friday and Saturday in season. The gatehouse is open 6:30 am to midnight. Within Sabal Cove, the 2022 to 2023 welcome brochure describes neighborhood parties several times a year, a Tuesday game night in season and “Battle of the Coves,” a co-ed golf competition against the other Cove community, and says trash and recycling pick-up is Monday. Lee Health Coconut Point and Coconut Point shopping center are 1.4 and 1.7 road miles away, about 4 and 5 minutes by free-flow driving.
Sabal Cove is not a condominium and has no building association: the county roll gives each home its own parcel. It is not an equity club: Spring Run calls itself a “non-equity club” in which residents, lessees and guests “hold a license to use the club facilities.” It is not an optional-membership community, because the membership comes with the home. No pool, cabana, clubhouse or gate belongs to Sabal Cove alone in any association document we read, so its amenities are the club’s. 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 Sabal Cove, a free valuation built on the county’s recorded sales is one step away: start with our free home valuation or call Jesse direct at (239) 898-6072. If you are buying, call Marc at (239) 287-5873 and we will pull the association papers before you write an offer.
Sabal Cove at Spring Run is a group of 48 fee-simple attached villas on Spring Run Boulevard, platted as part of Spring Run at The Brooks Phase 1, ZIP 34135. On the Lee County roll the legal text reads “SPRING RUN AT THE BROOKS PH 1 PB 61 PGS” and 48 parcels carry it, all with the single-family code 01.
Data updated: October 2026 (Lee County Property Appraiser roll and sales file, index built October 7, 2026; Spring Run Golf Club documents).
The roll’s legal text is cut off at “PB 61 PGS” in our extract, and it points to Plat Book 61. A July 28, 2026 reading of the Phase 1 plat put it at Plat Book 61, pages 60 to 66, carrying 83 fee-simple lots: the 48 Sabal Cove lots and 35 lots of Silver Creek’s Stonyriver Place. That means the roll text alone does not separate Sabal Cove from part of Silver Creek; the street does. We did not find the recorded Declaration of Covenants, Conditions and Restrictions for Sabal Cove, its Official Records book and page, its articles or its bylaws, and the Sabal Cove forms refer to “the declaration of covenants, conditions and restrictions” without a citation. A buyer should request the recorded declaration from the association or the title company.
Unlike the condominium villages in Spring Run, Sabal Cove is not split into numbered condominium sections. The roll shows one platted phase, Phase 1, and one group of 48 parcels.
The roll block we read for Sabal Cove shows 48 homes and no separate common-element record, which is what a fee-simple village with no shared recreation parcel of its own would look like. We make no claim about what the association owns, because its declaration was not available. The association is Sabal Cove Residents’ Association, Inc., and the sale application is headed “SABAL COVE RESIDENTS ASSOCIATION.”
All 48 homes are on Spring Run Boulevard, with street numbers on the roll from 9001 to 9109, ZIP 34135. Spring Run’s club pages say Estero and its 2026 to 2027 sheet says “Located in the beautiful Village of Estero,” while the September 2026 transfer package prints a Bonita Springs return address, so you will see both names. A 2025 notice of proposed property taxes for a Spring Run parcel at 9164 Spring Run Boulevard states taxing district 316, Village of Estero and Estero Fire, as read in July 2026. We did not open a Sabal Cove parcel’s own tax notice, so check yours.
“Sabal Cove” mixes with other Sabal names in search results: Sabal Palms in Marsh Landing in Estero, Sabal Grove, Sabal Ridge and a “Sabal Cove” subdivision label that one aggregator applies to a Bonita Springs address. Two checks keep you on the right village: the street must be Spring Run Boulevard in the 9001 to 9109 range, and the homes must sit inside Spring Run’s gate. The neighboring Spring Run village with a similar name, Coral Cove, is a separate village of 36 attached villas built in 2000 on Spring Run Boulevard.
Sabal Cove at Spring Run has 48 homes, all attached villas on Spring Run Boulevard. Twenty-five have two bedrooms and 23 have three, every home has two baths, and heated areas run from 1,478 to 1,733 square feet. The roll dates 12 homes to 1998, 24 to 1999 and 12 to 2000.
Data updated: October 2026 (Lee County Property Appraiser roll, index built October 7, 2026).
Item | Count | Share of 48 |
|---|---|---|
Homes on the roll (use code 01) | 48 | 100.0% |
2 bedrooms, 2 baths | 25 | 52.1% |
3 bedrooms, 2 baths | 23 | 47.9% |
Roll year built 1998 | 12 | 25.0% |
Roll year built 1999 | 24 | 50.0% |
Roll year built 2000 | 12 | 25.0% |
Heated area on the roll runs from 1,478 to 1,733 square feet, with a median of 1,495. Twelve plus 24 plus 12 is 48, and 25 plus 23 is 48 (our arithmetic).
The roll extract gives a range, not a count by size, so we describe sizes from the sales. Of the 13 recorded sales since October 2021, 10 were 1,478 square foot, 3-bedroom homes; two were 2-bedroom homes of 1,603 and 1,604 square feet and one was a 2-bedroom home of 1,499. The 1,733 square foot maximum appears in no recorded sale. Spring Run’s floor-plan page lists 14 plan names for the whole community without tying them to a neighborhood, so we do not match a plan name to a Sabal Cove address.
A July 2026 reading of the county roll’s stories field recorded Sabal Cove as one story throughout, and no Spring Run building reaches three stories. That matters because Florida’s milestone inspection and structural integrity reserve study rules reach buildings of three or more stories, and they are condominium rules in any case.
The county sheet we used for this edition carries no homestead-exemption or owner-address counts for Sabal Cove, so we print none. Total sales are a different count: 11 recorded sales in 36 months on 48 homes is 22.9 percent of the homes, about 7.6 percent a year (our arithmetic), and 4 sales in 12 months is 8.3 percent.
Sabal Cove at Spring Run recorded 11 resales in the 36 months to the September 25, 2026 index date, at a $610,000 median, from $535,000 to $765,000. The 4 sales in the last 12 months had a $613,500 median, and the newest Sabal Cove sale on the county sheet closed June 16, 2026 at $575,000.
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 Sabal Cove at Spring Run were not pulled for this edition (October 2026); the sales below are Lee County recorded, DOR-qualified sales, which include sales the MLS never sees.
The 36-month window, October 2023 to the September 25, 2026 index date, holds 11 recorded Sabal Cove sales, so it leads, with the 12-month and 60-month windows below it. The 11 sales total $6,801,900, a mean of $618,355, at a median of $406 per heated square foot.
Window | Sales | Median | Low | High | Median per sq ft |
|---|---|---|---|---|---|
36 months, October 2023 to September 25, 2026 | 11 | $610,000 | $535,000 | $765,000 | $406 |
12 months, October 2025 to September 25, 2026 | 4 | $613,500 | $535,000 | $765,000 | $415 |
60 months, October 2021 to September 25, 2026 | 13 | $599,900 | $400,000 | $765,000 | $396 |
With 11 sales the median is the sixth, $610,000. The 12-month median of $613,500 is the mean of the second and third sales, $575,000 and $652,000. With 4 sales in the last 12 months and 11 in 36, the sale-by-sale list below matters more than any median.
Date | Price | Heated sq ft | Bedrooms | Price per sq ft |
|---|---|---|---|---|
October 24, 2023 | $599,900 | 1,478 | 3 | $406 |
April 26, 2024 | $610,000 | 1,604 | 2 | $380 |
October 15, 2024 | $585,000 | 1,478 | 3 | $396 |
October 28, 2024 | $650,000 | 1,478 | 3 | $440 |
March 20, 2025 | $620,000 | 1,478 | 3 | $419 |
March 21, 2025 | $650,000 | 1,478 | 3 | $440 |
May 29, 2025 | $560,000 | 1,478 | 3 | $379 |
December 15, 2025 | $652,000 | 1,478 | 3 | $441 |
April 7, 2026 | $535,000 | 1,478 | 3 | $362 |
April 24, 2026 | $765,000 | 1,499 | 2 | $510 |
June 16, 2026 | $575,000 | 1,478 | 3 | $389 |
Price per square foot is each price divided by the roll’s heated area, our arithmetic. The county sale list shows no qualified Sabal Cove sale after June 16, 2026 through the September 25, 2026 index date, so the 2026 count may be complete or may lag the file.
In the last 12 months we tracked 4 Sabal Cove at Spring Run recorded sales, with a $613,500 median and $2,527,000 in total: $652,000 on December 15, 2025, $535,000 on April 7, 2026, $765,000 on April 24, 2026 and $575,000 on June 16, 2026. Three were 1,478 square foot, 3-bedroom homes and one, the $765,000 sale, was a 1,499 square foot, 2-bedroom home. The $765,000 sale sits well above every other sale on the sheet, and the record carries no condition, view or renovation field to explain it, so treat it as an outlier until a source says otherwise.
Year | Sales | Median | Low | High |
|---|---|---|---|---|
2016 | 4 | $330,000 | $302,500 | $365,000 |
2017 | 1 | $315,000 | $315,000 | $315,000 |
2018 | 3 | $395,000 | $338,000 | $430,000 |
2019 | 5 | $350,000 | $315,000 | $375,000 |
2020 | 4 | $344,000 | $318,000 | $380,000 |
2021 | 1 | $375,000 | $375,000 | $375,000 |
2022 | 1 | $400,000 | $400,000 | $400,000 |
2023 | 2 | $593,950 | $588,000 | $599,900 |
2024 | 3 | $610,000 | $585,000 | $650,000 |
2025 | 4 | $635,000 | $560,000 | $652,000 |
2026 so far | 3 | $575,000 | $535,000 | $765,000 |
The by-year table shows one step change. Yearly medians ran $315,000 to $395,000 from 2016 through 2020, with a single sale at $375,000 in 2021 and a single sale at $400,000 in 2022, then $593,950 in 2023, $610,000 in 2024, $635,000 in 2025 and $575,000 in 2026 so far. The step happened between 2022 and 2023, and the 31 sales from 2016 through 2026 are too few per year for a trend line. The one repeat sale in the file shows the same step: a home sold in May 2022 at $400,000 and again in December 2025 at $652,000, up $252,000 or 63.0 percent over 3 years 7 months, with no information on improvements between the sales (our arithmetic).
The median is $406 per heated square foot over 36 months, $415 over the last 12 months and $396 over 60 months. Individual sales in the 36-month window ran from $362 to $510 per square foot, with the high end set by the 1,499 square foot sale at $765,000.
Size band | Sales | Median price | Range |
|---|---|---|---|
1,478 sq ft, 3 bedrooms, since October 2023 | 9 | $599,900 | $535,000 to $652,000 |
1,478 sq ft, 3 bedrooms, since January 2025 | 6 | $597,500 | $535,000 to $652,000 |
1,478 sq ft, 3 bedrooms, since October 2021 | 10 | $592,450 | $400,000 to $652,000 |
2 bedrooms, 1,499 to 1,604 sq ft, since October 2021 | 3 | $610,000 | $588,000 to $765,000 |
The 3-bedroom, 1,478 square foot home is the common sale, and the median of its nine sales since October 2023 is $599,900, with the middle of its range tight: the 6 sales since January 2025 ran $535,000 to $652,000. The 2-bedroom homes are larger on the roll but traded only three times in the window, so we do not publish a layout median for them beyond this table.
Spring Run’s own property page listed one Sunset Stream home and one Whisper Creek home on October 29, 2026 and no Sabal Cove home. The club describes itself as a “SOLD OUT private golf club community” and offers no real estate services. Active listings change daily, and Southwest Florida MLS counts were not pulled for this edition.
The 48 Sabal Cove homes are one-story attached villas of 1,478 to 1,733 heated square feet with two baths and two or three bedrooms, built from 1998 to 2000. The club says Pulte Homes built Spring Run’s 847 homes. The county roll gives no room-by-room layout, so size and bedroom count are what separate one home from another.
Data updated: October 2026 (Lee County roll; Spring Run Golf Club floor-plan page and history page, retrieved October 29, 2026).
The club’s floor-plan page publishes 14 plan names for all of Spring Run without a neighborhood column, and one of them is called The Sabal. The Sabal plan sheet shows a 1,502 square foot living area with 2 bedrooms plus a den or third bedroom, 2 baths, a 113 square foot lanai, a 56 square foot entry and a 432 square foot, two-car garage, for 2,103 square feet in all, drawn as a row of six attached units titled “Interior Villas.” The roll’s 1,478 square feet for most Sabal Cove homes is 24 square feet, or 1.6 percent, smaller than that 1,502, because the roll states heated area and the plan states living area. No source we found maps a plan name to a Sabal Cove address, so we do not name a model for any home, and the county record has no garage field.
The club’s Membership at a Glance page says Spring Run is a golf-inclusive planned community of 847 residential units built by Pulte Homes, and the plan sheet carries a Pulte Home Corporation copyright of 1998. The Brooks was developed by Bonita Bay Group. The club says it sold out from 1999 through 2002, more than two years ahead of schedule, and that original prices ran from $120,000 for the smallest units to over $300,000 for the largest across all of Spring Run. Those launch prices and the Sabal Cove resale medians, $315,000 to $395,000 a year from 2016 to 2020 and $610,000 over the last 36 months, measure different things.
The records document few interior features. The Sabal plan shows a two-car garage, the 2022 to 2023 welcome brochure says exterior or landscape changes visible to others need Architectural Review Committee approval before work begins, and it says pest control inside treatment is covered under a neighborhood contract at no added fee. The record has no data on condition, upgrades, roof year, window type, air conditioner age, lot size or view for any Sabal Cove home, and we do not describe golf or water views, because no source we found documents them.
Sabal Cove at Spring Run is run by Sabal Cove Residents’ Association, Inc., which Spring Run lists as managed by Advanced Property Management, and it sits inside Spring Run Golf Club Community Association, Inc., formed January 23, 1998. Spring Run’s 2026 to 2027 sheet prints annual club fees of $9,820; the Sabal Cove neighborhood fee is not published.
Data updated: October 2026 (Spring Run Golf Club 2026 to 2027 sheet, effective November 1, 2026; Sabal Cove association forms; July 2026 state records).
Spring Run has a master layer and a neighborhood layer. The master layer is Spring Run Golf Club Community Association, Inc., a not-for-profit corporation that the club describes as “a master community association with 10 neighborhoods consisting of 20 neighborhood associations,” run by a seven-member Board of Directors with a Neighborhood Representatives Council made up of the neighborhood association presidents. The neighborhood layer is the Sabal Cove Residents’ Association. On the property tax bill, one special-district line, the Brooks of Bonita Springs Community Development District, sits on top of those two layers. We did not find whether a Brooks-wide association assessment applies to Sabal Cove; no Spring Run document names one.
The Florida Division of Corporations record, as read in July 2026, lists SABAL COVE RESIDENTS’ ASSOCIATION, INC. as document N98000005247, Active (July 2026 state record). It lists the master association as Spring Run Golf Club Community Association, Inc., document N98000000456, a Florida not-for-profit corporation filed January 23, 1998, principal address 9501 Spring Run Boulevard. The state’s search page was behind a security challenge on October 29, 2026, so we did not re-open either record. The association’s sale and lease forms print the name without the apostrophe, “Sabal Cove Residents Association,” which is the same entity in plain form.
The sale application, the 2026 to 2027 sheet and the club’s rental page all name Advanced Property Management (Advanced Property Management Service, Inc., 1035 Collier Center Way, Suite 7, Naples, FL 34110) as the management company for Sabal Cove. The same firm manages Silver Creek, Whisper Creek, Streamside, Autumn Lake and Coral Cove, according to the rental page, while Gulf Breeze manages Willow Creek and Sunset Stream and Sandcastle manages Winding Stream and Hidden Lakes. The 2022 to 2023 welcome brochure lists a five-person board, but that roster belongs to the 2022 to 2023 term, so confirm the current board in writing.
Item | Amount | Source line |
|---|---|---|
Annual fees, 2026 to 2027 | $9,820 | includes capital, new project fund, reserve and a prepaid food and beverage minimum |
Annual fees, 2025 to 2026 | $9,159 | carried from the July 2026 reading |
Change | plus $661, plus 7.2 percent | our arithmetic: 9,820 minus 9,159, divided by 9,159 |
Resale fee | $12,000 / $3,500 | printed as “$12,000/$3,500” on the sheet |
Estoppel fee | $250 | Spring Run sheet |
Delegation of use (rental) | $550 plus 6.5% tax | includes the rental admin fee |
Rental admin fee | $150 plus 6.5% sales tax | Spring Run sheet |
Blue Stream Fiber | $215.55 | “subject to change” |
Member cart fee, year round | $31.00 for 18 holes, $21.00 for 9 | Spring Run sheet |
The sheet is effective November 1, 2026 and says fees “are subject to change.” It does not say whether the resale fee is paid by the buyer or the seller, and it does not say which of the two printed numbers applies. The July 2026 reading of the club treasurer’s 2025 budget report explains them: the $12,000 applies to a buyer who is not already a Spring Run member, the $3,500 to an existing member moving to another unit inside Spring Run, and resale fees go into the replacement reserve. That same report put the 2024 to 2025 total at $9,308 including a one-time $354 shortfall assessment, and the sheet’s 2023 to 2024 total was $8,444 in the July reading, which makes 2026 to 2027 $1,376 higher than three years earlier (our arithmetic).
Spring Run’s sheet says a line telling owners to contact the property management company for neighborhood fees and no Sabal Cove assessment, budget, reserve balance or special assessment history is published in any document we reached, so we print no number. The three annual lines we can price add up to $11,052.80: the club’s $9,820, Blue Stream Fiber at $215.55 and the CDD’s $1,017.25 (our arithmetic: 9,820 plus 215.55 plus 1,017.25), or about $921 a month, before the Sabal Cove neighborhood fee, property tax and insurance. The only neighborhood service the record names is a pest control contract under which inside treatment carried “no additional fee” in the 2022 to 2023 brochure; the vendor and the terms may have changed.
The Brooks of Bonita Springs Community Development District lists the Sabal Cove and Coral Cove “A-Villa” product line at $1,017.25 for operations and maintenance and $0.00 in debt service, per the CDD’s FY2025-26 and FY2026-27 assessment rolls as read in July 2026. The 2006 bond series is marked paid in full for the Spring Run neighborhoods. The charge is a non-ad valorem line on the November tax bill, which carries a maximum 4 percent early-payment discount. The district’s FY2027 hearing was set for August 26, 2026, and we did not confirm the amount adopted.
Request, in writing and through your agent, the recorded Sabal Cove declaration, articles, bylaws, rules, the current budget, the reserve schedule if one exists, the association’s insurance policy and a current estoppel certificate. Chapter 720, Florida Statutes, makes the association’s insurance policies official records open to members (section 720.303), and the estoppel process is in section 720.30851, which we did not read for this edition. The master’s own papers are the 2026 to 2027 sheet and the September 2026 lease packet.
Golf membership comes with owning a Sabal Cove at Spring Run home: Spring Run’s own site says every homeowner “automatically” becomes a member of the Golf Club, and its history page calls Spring Run a bundled community. Annual club fees are $9,820 for 2026 to 2027, effective November 1, 2026.
Data updated: October 2026 (Spring Run Golf Club site, 2026 to 2027 sheet and September 2026 lease packet).
Spring Run’s site says “All Spring Run homeowners, by virtue of buying a home in Spring Run, automatically become members of the Golf Club,” and the history page says golf membership is included in each home’s purchase price. The club’s transfer packet calls it a “non-equity club” operated by a not-for-profit corporation, and the club sheet describes Spring Run as a “SOLD OUT private golf club community.” A Sabal Cove buyer therefore buys into the club’s fee structure and rules along with the villa, and there is no membership resignation step to plan for when selling.
The club’s published facilities are the 18-hole course, four Har-Tru tennis courts, bocce courts, a fitness center, a practice range, a heated pool and spa, indoor and outdoor dining and the remodeled clubhouse. Member cart fees for 2026 to 2027 are $31.00 for 18 holes and $21.00 for 9, and guest green fees including cart run from $37.00 in season 3 (May 1 to October 31) to $116.00 before noon in season 1 (January 1 to March 31).
When an owner leases, the owner delegates use to the tenant. The September 2026 lease packet lists four choices: transfer all privileges, golf only or social only at $585.75 each including taxes, or transfer none at $159.75 including taxes, with a $106.50 late fee if filed fewer than 10 days before the lease starts. Only the tenants named on the application may use the privileges, and a one-year lease lets the owner use the account and minimum from May 1 to September 30. Tenants guarantee charges by card or ACH with a 3 percent surcharge on cards, and the club may withhold approval of a tenant “in its sole discretion.” The packet also tells owners to notify Lee County and pay any sales tax on leases.
The Commons Club at The Brooks is a separate, optional, member-owned club at 9930 Coconut Road in Estero, with about 2,300 member families, a private Beach Club at 26388 Hickory Boulevard on Little Hickory Island, a 10,000 square foot Health and Lifestyle Center, pickleball and a lakeside restaurant called The Rookery. Spring Run says its members “can enhance their Florida lifestyle experience by joining” it. We print no Commons Club dues because its site publishes only a 2019 schedule.
Sabal Cove’s published forms require association approval of every buyer and tenant, a $100 non-refundable application fee and a filing at least 20 days before closing or lease start. Tenants may not keep pets, commercial vehicles are not permitted, and each form lists two vehicles per applicant. The recorded declaration governs everything else.
Data updated: October 2026 (Sabal Cove sale and lease applications, form vintage 2021, retrieved October 29, 2026; Spring Run September 2026 lease packet).
The lease application, titled “Application for Approval of Lease,” asks owners to submit it at least 20 days before lease processing time, with approval received before the lease start date, along with a signed lease, a background release, a $25 per adult background fee for American background checks and the $100 non-refundable fee payable to the Sabal Cove Residents’ Association. The form states no minimum or maximum lease term, no limit on leases per year and no waiting period, so those limits, if any, sit in the declaration. Spring Run’s master packet adds its own filing, no less than 10 days before the lease date, and the delegation fees described above.
The lease application prints “TENANTS ARE NOT ALLOWED PETS-SIGNATURE,” and the sale application carries the same line with the last letter of “ALLOWED” cut off on the printed form. The wording applies to tenants. Owner pet rules are not in any document we could reach, so we make no claim about them: ask the association for the pet rule in writing.
The sale application says “Please note that Commercial Vehicles are NOT permitted” and lists two vehicle lines for color, year and tag. The July 2026 reading of the club’s rules adds that private golf carts are prohibited on the course and community streets. Owner parking rules for the Sabal Cove street are not published where we could read them.
The applicant section is for “every adult, over the age of 18 who will occupy the above unit,” and asks for each adult’s driver’s license, date of birth and relationship. The forms we read state no persons-per-bedroom limit; the declaration may.
The sale form, “Application for Approval of Sales,” says incomplete applications will be returned and approval must be received prior to closing. The package is the completed application, a signed copy of the purchase agreement, a background release and the $100 fee, and the decision block reads “ACTION OF BOARD OF DIRECTORS: Approved / Disapproved,” signed by a board member or the association manager. The form also asks each applicant a yes-or-no felony conviction question and a service member question. For leases, the association uses a Tenant Evaluation application, property code 14202, that may take up to 45 minutes and states that “The community association and its Board of Directors make the final decision.”
The 2022 to 2023 brochure says all exterior or landscaping changes visible to others need an Architectural Review Committee form and approval before work begins, with the form on Spring Run’s website. The neighborhood’s rules and board minutes sit behind the member login and are not public.
The Sabal Cove declaration, bylaws and full rules were not published where we could read them, and the forms are dated 2021, so the fee and the 20-day window may have changed. Where a rule is not quoted above, the recorded declaration governs, and the right step is to request it before you write an offer.
Sabal Cove at Spring Run is not described as a 55+ community in any record we found. No age restriction appears in Spring Run’s club pages, its fee sheet, its September 2026 transfer package or the Sabal Cove forms, which ask about every adult over 18. The law counts housing as 55+ only with a published age policy.
Data updated: October 2026 (Spring Run Golf Club pages and forms; section 760.29, Florida Statutes; 42 U.S.C. 3607).
The club’s history page, Membership at a Glance sheet, lease packet and the Sabal Cove sale and lease applications and 2022 to 2023 brochure contain no “55+” or age-restriction wording. A July 2026 search of the club’s rules and eight other club documents for “55+” and similar terms found none. Active-adult directories do appear in search results for “Spring Run 55+,” which is why buyers ask. We do not say the community has no age rule at all, because the recorded declaration was not read; we say none is stated or marketed.
Federal law (42 U.S.C. 3607(b)(2)(C)) and Florida law (section 760.29(4)) exempt “housing for older persons” only when it is “intended and operated for occupancy by persons 55 years of age or older,” at least 80 percent of occupied units have at least one occupant 55 or older, and the community “publishes and adheres to policies and procedures that demonstrate the intent.” Nothing we found shows Sabal Cove meeting that test.
The recorded Sabal Cove declaration would contain any age clause, and the association can say in writing whether it has a published age policy. Ask before you rely on a search-result label.
Sabal Cove at Spring Run owners use Spring Run Golf Club: an 18-hole par 72 course, four Har-Tru tennis courts, bocce courts, a fitness center, a heated pool and spa, a practice range and a remodeled clubhouse. No amenity belongs to Sabal Cove alone in any association document we read, so the club campus is the village’s amenity package.
Data updated: October 2026 (Spring Run Golf Club 2026 to 2027 sheet and website; Sabal Cove 2022 to 2023 brochure).
No Sabal Cove pool, cabana, playground or gate appears in the sale application, the lease application, the Tenant Evaluation sheet or the welcome brochure. What the brochure does describe is neighborhood life: parties several times a year, Game Night on Tuesdays in season, “Battle of the Coves,” a shotgun-start co-ed golf competition with lunch against the other Cove community, Monday trash and recycling pick-up in a blue Waste Management receptacle, the pest control contract, and a gatehouse guest list that residents manage online through DwellingLIVE. The brochure is from the 2022 to 2023 board term, so vendors and schedules may have changed.
The club’s golf page says Gordon Lewis designed the fairways and greens and John Sanford redesigned the course in 2014; the course opened in 1998. A trade report said the Sanford rebuild brought new irrigation and drainage, rebuilt cart paths and repositioned tees, greens and bunkers with the routing unchanged, and a second trade article reported the course reopening after the Sanford renovation in November 2014. The club’s 2026 to 2027 sheet separately lists a 2022 renovation with Bimini turf grass and Visage GPS on the carts. The course has six sets of tees, men’s and women’s 9-hole and 18-hole leagues and a couples league, and the club says it has been an Audubon Certified Golf Course since 2008. Yardage differs by source, so we print none.
The sheet describes a “completely remodeled and expanded Clubhouse” and a 2023 grand opening of outdoor dining facilities. The club’s renovation photo log runs from May 17, 2022 to October 2, 2023. The 2026 to 2027 sheet lists the dining room open for lunch Monday to Saturday from 11:00 am and dinner Friday and Saturday from 5:00 pm in season, the golf shop open daily 7:00 am to 5:00 pm and administration open Monday to Friday 8:00 am to 5:00 pm. Named venues in the club’s dress code include a formal dining room, Lakeview, Mangroves, Springs, The Verandah and The Oasis bar, as read in July 2026.
The club lists four lighted Har-Tru tennis courts with a member-run association, bocce courts, a fitness center and iLife, an enrichment program with about 100 activities a season. The July 2026 reading of the fitness room described three treadmills, three bikes, one elliptical and free weights open 6:00 am to 10:00 pm, and the Sabal Cove brochure calls it “a small fitness room and book borrowing area opposite the reception desk at the clubhouse.” Spring Run has no pickleball courts of its own in anything we read, and no walking trails or dog park are documented inside the community; treat that as not documented rather than proof of absence.
The gatehouse is open Monday to Sunday from 6:30 am to midnight. A transponder lets a resident vehicle bypass the guest entrance and use the resident side of the gate, and the club lists transponders for transfer members and guests at $30 and up, or $25 and up when reactivated. Residents manage guest lists online through DwellingLIVE, per the 2022 to 2023 brochure.
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. Copperleaf operates a member-owned equity club, per the July 2026 reading, and The Commons Club is shared across The Brooks.
Whether a Sabal Cove at Spring Run home sits in a FEMA flood zone depends on its address. Spring Run falls on FEMA panel 12071C0593H, effective November 17, 2022, where Zone X and Zone AH both appear, and Lee County puts Spring Run south of Coconut Road in evacuation Zone B. A map zone is not a flood history.
Data updated: October 2026 (FEMA flood map panel and National Flood Hazard Layer readings of July 28 and October 29, 2026; Lee County evacuation layer readings; Village of Estero).
We did not query FEMA’s mapping service for this edition, because FEMA’s site rules disallow automated queries to its mapping service, and we found no Sabal Cove address with a read of its own. Two earlier readings of Spring Run bracket the answer, and they disagree because they measured different things.
Reading | Date | Result |
|---|---|---|
A sample of 43 points along Spring Run Boulevard street centerlines | July 28, 2026 | 28 in Zone AH, 12 in Zone X and 3 in Zone X shaded (0.2 percent annual chance) |
Five building centers at 9000, 9020, 9040, 9060 and 9070 Spring Run Boulevard (Streamside) | October 29, 2026 | all five Zone X, area of minimal flood hazard, no base flood elevation |
The second reading was taken at Streamside’s buildings, whose house numbers overlap the Sabal Cove range of 9001 to 9109, but which side of the street each reading sat on is not established, and the first reading was a street centerline sample across the whole boulevard, not a Sabal Cove building. The honest reading is that Sabal Cove straddles the line between Zone X and Zone AH, and that a buyer must check the exact address. We make no claim that the village as a whole is above the base flood elevation.
USGS one-meter elevation readings at five Spring Run road points, taken in July 2026, returned 14.20 to 15.27 feet (a mean of about 14.69), against a Zone AH base flood elevation of 15.0 feet NAVD88. Finished-floor elevations are unknown without an elevation certificate, and the Village’s own caution is that FEMA base flood elevations are accurate to within plus or minus 0.5 feet.
Zone AH is a special flood hazard area with shallow ponding of 1 to 3 feet and, here, a static base flood elevation of 15.0 feet NAVD88; the mandatory purchase requirement applies to federally backed mortgages on AH parcels. Zone X minimal has no federal mandatory purchase requirement, although a lender may still ask for coverage. Spring Run’s panel is not among the six panels (0576, 0577, 0578, 0579, 0581 and 0583, all in the Mullock Creek basin) that a revised preliminary Lee County flood study dated December 4, 2025 would change. The revision’s effective date was “expected Summer 2026” in the July reading and we could not confirm a final determination, so treat that date as open.
Spring Run south of Coconut Road queried as Lee County Evacuation Zone B, surge zone 2, in two readings, one on July 28, 2026 and one on October 29, 2026, with a narrow Zone C pocket near 26.3955 degrees north on the July grid. The Village of Estero says evacuation zones run from A to E in order of increasing elevation and that an evacuation zone is not a FEMA flood zone. Lee County’s Zone B page says “Zone B will be among the first areas ordered to evacuate for a hurricane.” Evacuation orders covered Zones A and B for Ian (September 27, 2022, plus select parts of C) and Milton (October 7, 2024); sources conflict on Helene. The July reading put the nearest public shelter at the Estero Recreation Center, 9200 Corkscrew Palms Boulevard, about 2.4 straight-line miles north, and shelters open event by event.
FloodSmart says National Flood Insurance Program building coverage goes up to $250,000 and contents up to $100,000, that condominium and townhouse owners are eligible, and that coverage takes effect 30 days after purchase with listed exceptions. Florida requires a flood disclosure at or before contract (section 689.302), and standard homeowners policies exclude flood. The Village of Estero is a Community Rating System Class 6 community, which gives a 20 percent premium discount inside the special flood hazard area and 10 percent outside it, per FEMA’s list effective April 1, 2026; FEMA confirmed on November 21, 2024 that it would keep the Village at Class 6.
Run the exact address in FEMA’s Flood Map Service Center and in Lee County’s evacuation zone lookup, and ask the seller for any elevation certificate. Both lookups are free, and they take a minute.
No source we found describes damage at Sabal Cove itself in Ian, Helene or Milton. The National Hurricane Center puts Ian’s maximum inundation at 8 to 12 feet above ground in Estero, Bonita Beach, Bonita Springs and North Naples, and the Village of Estero told FEMA that east of US 41 the damage was minor and mostly from wind.
Data updated: October 2026 (National Hurricane Center Tropical Cyclone Reports; Village of Estero; no Sabal Cove-specific source found).
The National Hurricane Center puts Ian’s landfall at Cayo Costa at 130 knots and near Punta Gorda at 125 knots on September 28, 2022, and calls it the costliest hurricane in Florida history, with over $112 billion in damage and over 150 deaths (report version dated March 12, 2026). Its surge text says: “Maximum inundation levels of 8 to 12 ft AGL occurred in Estero, Bonita Beach, Bonita Springs, and North Naples.” Those figures describe coastal and bay-side inundation. In the July reading, USGS had surveyed no high-water marks in the Coconut Road and Three Oaks corridor, the nearest marks were 8.97 to 10.83 feet NAVD88 at US 41 two to three miles away, and Spring Run ground sits at about 14 to 15.5 feet. The Village told FEMA in June 2024: “There was only minor damage east of US 41, primarily from wind (e.g. roof shingles/tiles, lanais, pool enclosures),” with the worst damage west of US 41.
Officials gave different counts at different times, and we do not reconcile them. The Village’s Community Development Director put about 1,000 buildings damaged in the Village on August 15, 2024, and the Village Manager reported about 1,400 homes severely affected on December 7, 2022. The Village reported five substantial-damage determinations Village-wide. Lee County’s August 11, 2023 after-action report counts 24,585 damaged residential structures and more than 12 million cubic yards of debris countywide. None of these counts names Sabal Cove.
The nearest official wind reading was Southwest Florida International Airport, 60 knots sustained and a 96 knot gust, about 110 miles per hour, before the station stopped reporting, so it is a floor and not a peak. The Lee County Three Oaks rain gauge, about 1.8 miles north, recorded 7.54 inches.
The National Hurricane Center puts Helene’s landfall in the Big Bend as a category 4 on September 26 to 27, 2024, with storm surge of 3 to 5 feet above ground from south of Englewood to Bonita Beach and 2 to 4 feet south of Bonita Beach. The Three Oaks gauge measured 2.62 inches and the nearest gust at Southwest Florida International Airport was 54 knots, about 62 miles per hour. 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 on October 9 to 10, 2024, with surge of 4 to 6 feet above ground south of Boca Grande through Bonita Beach. Gusts reached 59.9 knots at San Carlos Park and 57.3 knots at Bonita Springs, the stations north and south of Estero, and the Three Oaks gauge recorded 1.51 inches. In its November 6, 2024 FEMA update, the Village reported mostly wind damage, 123 units with minor damage and 3 with major damage, and noted roof-shingle wind damage in The Brooks. No tornado touched down within about 8 to 10 miles of Estero.
Idalia in August 2023 brought gusts of about 30 miles per hour at Estero Fire Rescue and 2.80 inches of rain, and Debby in August 2024 brought 4 to 5.5 inches at nearby gauges and gusts of 40 to 50 miles per hour, with no Lee County evacuations. FEMA declarations including Lee County are Ian (DR-4673), Idalia (DR-4734), Debby (DR-4806), Helene (DR-4828) and Milton (DR-4834). The July reading found that no named storm produced tropical-storm or hurricane conditions in Lee County in the 2025 Atlantic season, and Tropical Storm Bertha brought only elevated tides and rain chances to Southwest Florida in July 2026. We did not search storms after July 28, 2026.
We found no Sabal Cove-specific outage, boil-water or utility record for any of the storms, and no Spring Run document names the electric, water or sewer provider for the village. Ask the seller which utilities serve the address and what the storm history was.
We found no public record of storm damage, closures, tree loss, roof replacements or special assessments at Sabal Cove after Ian, Helene or Milton, and we make no claim either way. A permit search filtered to the village’s parcels would settle roof history. A buyer should ask the association for storm history, the date of any roof and exterior work and any open claims or assessments.
Insurance for a Sabal Cove at Spring Run villa starts with the owner. Chapter 720 puts no duty on a homeowners’ association to insure members’ homes, so the owner carries an HO-3 policy on the structure from roof to slab, plus flood if wanted. What the Sabal Cove association insures, if anything, is not published; the recorded declaration decides.
Data updated: October 2026 (Chapter 720 and sections 627.7011 and 689.302, Florida Statutes; Florida Office of Insurance Regulation July 2026 report; FloodSmart; Citizens Property Insurance Corporation).
Chapter 720 has no provision requiring an association to insure members’ dwellings. Its insurance provisions are section 720.303(11), which permits group windstorm coverage across at least three communities, section 720.3033(5), a fidelity bond for people who control association funds, and sections 720.303(4) and (5), which make insurance policies official records open to members. Sabal Cove homes share party walls, and the statute does not make the association the insurer of those walls or of the roofs. Whether the Sabal Cove Residents’ Association carries any blanket exterior, roof or liability policy, and who repairs a shared roof or wall after a loss, is set by the recorded declaration and the association’s current policy, neither of which we found. We do not assert roof or exterior coverage either way.
A standard HO-3 covers the home, other structures, contents, loss of use and liability, with a separate hurricane deductible, and excludes flood. The Office of Insurance Regulation’s July 2026 report, with data as of March 31, 2026, puts the Lee County average homeowners premium at $3,576 including wind and $2,119 excluding wind; those are county averages, not a quote for a Sabal Cove villa.
Florida’s wind mitigation form, OIR-B1-1802 (revised 04/26, effective April 1, 2026), documents roof covering, roof-to-wall connection and opening protection. For a home built from 1998 to 2000 the building-code credit is unavailable, because the Florida Building Code took effect March 1, 2002; roof covering is often obtainable because most roofs have been replaced since 2002, and roof-to-wall connection and opening protection are the credits most often missing, per the July 2026 reading. The Office of Insurance Regulation’s CHOICES model for a pre-2001 Lee County home shows premiums about 36 to 77 percent lower with maximum mitigation. Section 627.7011 limits an insurer’s ability to refuse or nonrenew a policy based only on roof age, so read the current wording. Ask the seller for the roof’s permit date and any existing mitigation form.
Citizens Property Insurance Corporation’s statewide policies in force fell from a peak of 1,407,805 on September 30, 2023 to 278,246 on June 30, 2026, and its Lee County policies fell from 42,141 to 8,286 over the same period. Citizens’ average Lee County premium on June 30, 2026 was $2,202 for personal residential multiperil and $3,859 for wind-only. A risk offered private coverage at not more than 20 percent above Citizens’ premium is not eligible for a new Citizens policy under section 627.351(6)(c)5.a.
Flood is bought separately from the HO-3. FloodSmart lists building coverage to $250,000 and contents to $100,000, with a 30-day wait in most cases, and the zone on your exact address, not the village, decides whether a lender requires it.
Florida’s condominium reforms after the Surfside collapse, Senate Bill 4-D (2022) and House Bill 913 (2025), amended Chapters 553 and 718. Chapter 718 governs condominiums and cooperatives, and Sabal Cove is a platted fee-simple subdivision under Chapter 720, so the milestone inspection (section 553.899) and the structural integrity reserve study (section 718.112(2)(g)) do not reach it. Chapter 718 reserve rules do not apply to Sabal Cove either. The same statutes would not reach Spring Run’s condominium villages, because both are limited to buildings of three or more stories and Spring Run’s buildings are one or two stories.
Ask for the recorded declaration, bylaws, rules, the current budget, the association’s insurance declarations page if it carries a policy, a current estoppel certificate, any special assessment notices and the roof’s permit history. The roll gives no garage, roof or window data for any Sabal Cove home.
The School District of Lee County assigns schools by residential choice proximity zone and lottery, not by street, so the school for a Sabal Cove address depends on the district’s address lookup. A Spring Run Boulevard address checked in July 2026 sat in Elementary Zone Q, Middle Zone GG and South High Sub-zone 3.
Data updated: October 2026 (School District of Lee County, Student Enrollment Plan 2026 to 2027; Florida Department of Education school grades released 2026).
Families rank schools in their zone, and a lottery applies when applicants exceed seats. The preference stack runs through programs and exceptional student education, siblings and proximity, with Proximity 1 within two miles (no district transportation) and Proximity 2 to roughly five miles. The July 2026 reading found Spring Run is more than two miles from every school on its lists, so families compete on Proximity 2 at elementary and middle, and registering on day one gives no advantage.
Elementary Proximity Zone Q lists Bonita Springs, Pinewoods, San Carlos Park, Spring Creek and Three Oaks elementary schools. Middle Proximity Zone GG lists Bonita Springs Middle Center for the Arts and Three Oaks Middle. In the South High School zone, Sub-zone 3 lists Bonita Springs High, Estero High and South Fort Myers High. Rayma C. Page Elementary is not on Spring Run’s list, and Spring Creek Elementary is. Zone boundaries could in principle split a community, and the locator was run for one Spring Run Boulevard address, not for a Sabal Cove address.
School | 2025 to 2026 FDOE 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 Lee County district grade is B. The Florida Department of Education is raising its grading scales for 2026 to 2027, so these letters may not carry over. The district’s plan also lists an FGCU Collegiate program at Bonita Springs High and Cambridge AICE programs at Bonita Springs High and Estero High.
Use the district’s address lookup on leeschools.net and confirm with the district’s student enrollment office before you rely on a zone. The district’s Important Dates page lists new-student registration from November 16, 2026 and Open Enrollment for 2027 to 2028 from January 8 to February 19, 2027; confirm the dates on the district page. Charter and private schools with Florida Department of Education directory entries nearby include Bonita Springs Charter School, which carries an A grade, as read in July 2026.
Sabal Cove at Spring Run is about 1.7 miles and 5 minutes by free-flow driving from Coconut Point shopping center, 15.7 miles and 26 minutes from Southwest Florida International Airport and 8.7 miles and 17 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).
Destination | Road miles | Free-flow minutes |
|---|---|---|
Lee Health Coconut Point (emergency department) | 1.4 | 4 |
Coconut Point shopping center | 1.7 | 5 |
Miromar Outlets | 5.0 | 12 |
Gulf Coast Town Center | 9.5 | 18 |
Southwest Florida International Airport (RSW) | 15.7 | 26 |
Bonita Beach Park | 8.7 | 17 |
NCH North Naples Hospital | 11.4 | 21 |
Downtown Fort Myers | 23.0 | 34 |
Fifth Avenue South, Naples | 19.4 | 34 |
The start point is the OpenStreetMap Nominatim geocode of one roll address in the village, 9087 Spring Run Boulevard, Estero, FL 34135, and each destination is a Nominatim geocode of the named place. Distance and time are the public OSRM router’s free-flow driving result computed October 29, 2026: no traffic, signals, gate waits or season, so real drives are longer in season and at peak hours. Geocodes land on the nearest road point, so treat the figures as approximate. This is not a government data service. We did not geocode Barefoot Beach Preserve, so it is not in the table.
Lee Health Coconut Point is 1.4 road miles away. A December 2018 trade report describes it as a 163,500 square foot outpatient center with imaging, physical therapy, women’s health, Lee Physician Group practices and what is believed to be the first freestanding emergency department in Lee County, with 16 exam rooms and nine observation rooms. NCH North Naples Hospital is in the table at 11.4 road miles and 21 minutes; we did not establish which hospital is nearest by any other measure.
A Sabal Cove at Spring Run tax bill includes Lee County, the Village of Estero, Estero Fire Rescue, the school district, water management levies and the Brooks CDD’s non-ad valorem charge. The Village adopted 0.7300 mills on September 23, 2026, unchanged from 2025, and the shared school lines total 5.2710 mills.
Data updated: October 2026 (Village of Estero, September 23, 2026; Lee County Property Appraiser 2026 Taxing District Millage Book; Florida Statutes).
A 2025 notice of proposed property taxes for a Spring Run parcel at 9164 Spring Run Boulevard states taxing district 316, Village of Estero and Estero Fire, as read in July 2026, and the parcel is inside the Village of Estero limits despite the Bonita Springs mailing address. The whole community sits in one municipality and one fire district, so we expect the same for Sabal Cove; verify on any Sabal Cove parcel’s own tax notice. Floodplain management for Spring Run is run by the Village of Estero, NFIP community 120260.
Authority | 2026 millage |
|---|---|
Lee County general revenue | 3.7623 |
Lee County library district | 0.4218 |
Village of Estero | 0.7300 |
SFWMD district-wide | 0.0948 |
SFWMD Everglades Construction | 0.0327 |
SFWMD Okeechobee Basin | 0.1026 |
Hyacinth control | 0.0190 |
Mosquito control | 0.2096 |
West Coast Inland Navigation | 0.0394 |
Subtotal, non-school lines other than fire | 5.4122 |
Public school, local board | 2.2480 |
Public school, state law | 3.0230 |
Subtotal, school lines | 5.2710 |
These lines are read from the Property Appraiser’s 2026 Taxing District Millage Book, from the page for the neighboring Estero fire-district variant; the non-fire lines are the same in every Village of Estero district. The fire line is set by Estero Fire Rescue, and its 2026 rate was not in the page we read, so we print no fire rate and no district total. The Village of Estero line is 0.7300 mills, or $73.00 per $100,000 of taxable value. On a taxable value of $610,000, the 36-month median sale price, the non-fire lines come to $6,517 a year before any exemption: school lines $3,215 and the other non-fire lines $3,301 (our arithmetic). A buyer’s first assessed value is the purchase price, not the seller’s capped value, so budget from the Property Appraiser’s estimator.
The Village of Estero adopted its fiscal 2026 to 2027 millage at 0.7300 mills on September 23, 2026, which the Village calls “equivalent to last year’s rate and … the lowest tax rate in Florida,” with a budget of $72,973,080 that includes $54,280,000 for capital projects. The rate was 0.8398 in 2015 and has been 0.7300 in 2024, 2025 and 2026, 0.1098 mills lower than the first year and not raised in any year since 2015.
The Brooks of Bonita Springs Community Development District, established March 24, 1998, bills the A-Villa line at $1,017.25 for operations and maintenance and $0.00 in debt service per its FY2025-26 and FY2026-27 assessment rolls as read in July 2026. The charge appears in the non-ad valorem section of the November bill. Check the amount on your own bill.
The homestead exemption is $25,000 on all levies plus an additional exemption indexed to inflation and applied to non-school levies, $26,411 for 2026, so $51,411 comes off non-school taxable value and $25,000 off school value. The Save Our Homes cap is 2.7 percent for 2026 and 2.9 percent for 2025, and non-homestead residential property is capped at 10 percent a year on non-school levies. Assessed value resets to just value after a change of ownership. Tax notices mail in August, and November payment earns a maximum 4 percent discount.
Planned work around Sabal Cove at Spring Run is mostly road work: Corkscrew Road improvements from Bella Terra to Alico Road expected by the end of 2026, the Interstate 75 and Daniels Parkway interchange in summer 2028 and the Interstate 75 widening to Corkscrew Road in fiscal 2031. We found no project that changes access to Spring Run Boulevard.
Data updated: October 2026 (EsteroToday, May 14, 2026; Village of Estero, September 23, 2026).
An EsteroToday report of May 14, 2026 on an April 17 Engage Estero meeting says the Interstate 75 widening from Golden Gate Parkway to Corkscrew Road is slated for eight or possibly ten lanes in fiscal 2031, and that the Interstate 75 and Daniels Parkway Divergent Diamond Interchange is projected for summer 2028. A resident engineer’s sound monitoring near Copperleaf found levels sometimes above 66 decibels, with peaks above 70, and a speaker thanked officials for support of “a continuous sound wall along the Brooks corridor.”
The same report says Corkscrew Road improvements from Bella Terra to Alico Road are expected by the end of 2026. A local television report on the Corkscrew Road interchange describes a planned second left-turn lane onto Interstate 75; its article is undated, so we print no start date.
The Village’s fiscal 2026 to 2027 budget of $72,973,080 includes $54,280,000 for capital projects, adopted September 23, 2026. We did not match individual capital projects to Spring Run.
Sabal Cove at Spring Run and Coral Cove are both attached-villa villages on Spring Run Boulevard, but Sabal Cove has 48 homes built 1998 to 2000 against Coral Cove’s 36 built in 2000, and its $610,000 median over 36 months on 11 sales sits $30,000 above Coral Cove’s $580,000 on 7, at $406 against $376 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).
Coral Cove is the village of 36 attached villas next door, covered on our Coral Cove page. The table sets the two side by side on the same yardsticks, with Coral Cove’s figures taken from its own block of the same county sheet.
Yardstick | Sabal Cove at Spring Run | Coral Cove |
|---|---|---|
Homes on the county roll | 48 attached villas | 36 attached villas |
Roll years built | 1998 (12), 1999 (24), 2000 (12) | 2000 (36) |
Heated area | 1,478 to 1,733 sq ft, median 1,495 | 1,494 to 1,582 sq ft, median 1,495 |
Bedrooms and baths | 25 two-bedroom, 23 three-bedroom, all 2 baths | 29 two-bedroom, 7 three-bedroom, all 2 baths |
Street | Spring Run Blvd | Spring Run Blvd |
Management company, per Spring Run | Advanced Property Management | Advanced Property Management |
CDD line | A-Villa, $1,017.25 O&M, $0.00 debt service | A-Villa, $1,017.25 O&M, $0.00 debt service |
Recorded sales, 36 months | 11, median $610,000 | 7, median $580,000 |
Price range, 36 months | $535,000 to $765,000 | $450,000 to $650,000 |
Median per sq ft, 36 months | $406 | $376 |
Recorded sales, 12 months | 4, median $613,500 | 3, median $562,500 |
Price range, 12 months | $535,000 to $765,000 | $450,000 to $570,000 |
Median per sq ft, 12 months | $415 | $360 |
Recorded sales, 60 months | 13, median $599,900 | 12, median $556,250 |
Sales as a share of homes, 36 months | 22.9% | 19.4% |
Sabal Cove’s figures come from the Lee County sales file and roll; Coral Cove’s come from its block of the same county sheet. The 36-month gap is $30,000, which is 5.2 percent of Coral Cove’s median; the 12-month gap is $51,000 and the 60-month gap is $43,650 (our arithmetic). Three-bedroom homes are 47.9 percent of Sabal Cove and 19.4 percent of Coral Cove.
Sabal Cove comes out ahead on depth and size: 11 recorded sales in 36 months against 7, a higher median per square foot at $406 against $376, a wider range of home sizes up to 1,733 square feet, and 23 three-bedroom homes against 7. A seller there has more same-street comparisons, and a buyer who wants a third bedroom has more homes to choose from.
Coral Cove comes out ahead on entry price and uniformity: a $580,000 median over 36 months against $610,000, a lowest 36-month sale of $450,000, a single build year of 2000 for all 36 homes, and a tight size band of 1,494 to 1,582 square feet. Its 12-month median of $562,500 sat $51,000 below Sabal Cove’s.
Choose Sabal Cove when the priorities are a third bedroom, the deeper set of sales to price against and a village of 48 homes. Choose Coral Cove when the priorities are the lower recent entry price and a village built in a single year. Both sit under the same management company, the same CDD line and the same Spring Run club fees, so the choice comes down to the individual home, the association papers and the price.
Selling in Sabal Cove at Spring Run? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying in Sabal Cove at Spring Run? Call Marc at (239) 287-5873 or read how we represent buyers.
Sabal Cove at Spring Run is the larger of the two Cove villages, 48 homes against Coral Cove’s 36, and its $610,000 36-month median sits between the Spring Run condominium villages at $355,000 and $393,000 and the larger detached villas at $729,000 and $757,600. 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, same county sheet; club sites for Shadow Wood and Copperleaf).
Yardstick | Sabal Cove | Coral Cove | Whisper Creek | Silver Creek | Streamside | Sunset Stream |
|---|---|---|---|---|---|---|
Product | Attached villa, HOA | Attached villa, HOA | Detached villa, HOA | Detached villa, HOA | Condominium | Condominium |
Homes counted | 48 | 36 | 64 | 52 | 80 | 118 |
Heated sq ft | 1,478 to 1,733 | 1,494 to 1,582 | 1,730 to 2,452 | 1,730 to 2,447 | 1,138 to 1,455 | 1,136 to 1,453 |
Roll years built | 1998 to 2000 | 2000 | 1999 to 2000 | 1998 to 2000 | 1998 to 2002 | 1999 to 2001 |
Recorded sales, 36 months | 11 | 7 | 11 | 5 | 9 | 17 |
Median price, 36 months | $610,000 | $580,000 | $729,000 | $757,600 | $355,000 | $393,000 |
Median per sq ft, 36 months | $406 | $376 | $421 | $374 | $284 | $305 |
Windows and counts come from one county sheet, so the six Spring Run villages compare directly. Shadow Wood and Copperleaf are separate communities with their own pages and are described only from their own records.
Whisper Creek and Silver Creek are the two Spring Run detached-villa villages in this comparison, with 64 and 52 homes of 1,730 square feet and up. Whisper Creek’s 11 recorded sales over 36 months had a $729,000 median at $421 per square foot, and Silver Creek’s 5 had a $757,600 median at $374. Our pages on Whisper Creek and Silver Creek cover them.
Streamside and Sunset Stream are the two Spring Run condominium villages in this comparison, with 80 and 118 homes of about 1,136 to 1,455 square feet. Streamside’s 9 sales over 36 months had a $355,000 median and Sunset Stream’s 17 had $393,000, at $284 and $305 per square foot.
Shadow Wood at The Brooks is a separate golf community inside The Brooks with its own club and membership terms; do not assume they match Spring Run’s bundled, non-equity membership.
Copperleaf at The Brooks is the third golf community in The Brooks. The July 2026 reading found that it operates a member-owned equity club, a different model from Spring Run’s bundled, non-equity club.
Sabal Cove trades at a higher median than the condominium villages and Coral Cove, and below the detached villas on price. Its $406 per square foot is above Silver Creek’s $374 and Coral Cove’s $376 and below Whisper Creek’s $421, so on price per foot the attached villa sits close to the larger detached homes. For a seller, that is why pricing from the Sabal Cove record rather than from Spring Run or Estero averages matters.
Sabal Cove at Spring Run’s honest case is a one-story attached villa on its own lot inside a golf club with the membership included, a short drive to Coconut Point and recent sales near $600,000. The honest cost is club fees of $9,820 a year plus an unpublished neighborhood fee, a thin resale market and association approval of buyers.
Data updated: October 2026 (Lee County recorded sales and roll; Spring Run Golf Club 2026 to 2027 sheet; Sabal Cove association forms).
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 Sabal Cove at Spring Run home well means pricing it against its own 11 recorded sales of the last 36 months, split by bedroom count and sale date, and answering buyer questions about Spring Run’s club fees, the association’s approval 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 Sabal Cove at Spring Run listing agent, or thinking, “I need someone to sell my Sabal Cove at Spring Run home…”, you are choosing between a team that reads the market from a portal and a team that reads it from the record. Jesse McGreevy and Marc Comisar price Sabal Cove homes against the county’s recorded sales, split by sale year and layout, and put the estoppel certificate, the club fee sheet and the application packet in front of a buyer before the buyer has to ask.
In the 36 months to the September 25, 2026 index date, 11 Sabal Cove at Spring Run homes sold on the county record for $6,801,900 in total, at a $610,000 median. In the last 12 months we tracked 4 recorded sales totaling $2,527,000, from $535,000 to $765,000. 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 Sabal Cove neighborhood fee are, whether the association will approve them, what the association insures and maintains, and whether they can rent or bring a pet. A seller who has the estoppel certificate ordered, the recorded declaration in hand and the Spring Run fee sheet printed shortens the deal. The Sabal Cove sale application must be filed at least 20 days before closing and approved before closing, so the contract’s closing date has to leave room for it.
In Lee County the seller customarily pays the documentary stamp tax on the deed at $0.70 per $100 (section 201.02), which is $4,270 on a $610,000 sale (our arithmetic), and the owner’s title policy; the contract controls. Florida’s homeowners’ association estoppel statute is section 720.30851, 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, layout, building and condition. Our Estero home valuation page explains how we price across the Village.
Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome. For the full process, read our guide to selling a home in Estero.
The five questions Sabal Cove at Spring Run sellers ask us first, answered from the record.
Four recorded sales in the last 12 months ran $535,000 to $765,000, a $613,500 median; bedroom count, size 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 recorded declaration and governing documents, the association’s estoppel certificate, the Spring Run fee sheet and the Florida flood disclosure.
Yes. The Sabal Cove sale application requires board approval before closing, a $100 non-refundable fee and filing at least 20 days before closing.
Leasing needs association approval filed 20 days ahead, tenants may not keep pets, and the club charges a delegation fee of $585.75 including taxes or $159.75 for none.
McGreevy and Comisar are the Southwest Florida team Sabal Cove at Spring Run owners call when a home has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and know Estero neighborhoods street by street.
Data updated: October 2026 (career totals as published by the team).
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in Sales. Read more about our team.
Meet Jesse McGreevy, who leads the team’s listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation. Selling a Sabal Cove at Spring Run home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Sabal Cove at Spring Run? Call Marc at (239) 287-5873, or read about buying a home in Estero.
Jesse McGreevy and Marc Comisar are top-reviewed Southwest Florida realtors, and the reviews on the team’s Google Business Profile describe what a Sabal Cove at Spring Run seller or buyer needs most: steady communication, local knowledge and a team that follows through.
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Verified Google review
★★★★★ “Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time.” Verified Google review
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Sabal Cove at Spring Run buyers ask where the village is, what the club membership costs, who approves a purchase, 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, an association document, a statute or a government layer; 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 readings).
The questions are candidates built from search-result titles and the documents we read, not a copy of any search engine’s panel.
Both names appear. Spring Run’s club pages and its 2026 to 2027 sheet say Estero, with the sheet reading “Located in the beautiful Village of Estero,” while the September 2026 transfer package prints a Bonita Springs return address. The Lee County roll lists ZIP 34135. This page says Estero, following the club and a 2025 tax notice for a Spring Run parcel in district 316.
Sabal Cove has 48 homes, all on Spring Run Boulevard, with street numbers from 9001 to 9109. The Lee County roll counts 48 parcels under the village’s legal text, all with the single-family code 01. A July 2026 reading of the Phase 1 plat put 83 lots in the phase, 48 Sabal Cove and 35 on Silver Creek’s Stonyriver Place.
Sabal Cove is a villa community of attached homes, not a condominium. All 48 parcels carry the county’s single-family code 01, which the roll uses for fee-simple lots, while Spring Run’s condominium units carry code 04. Owners hold the lot and the house, share party walls with neighbors, and belong to a homeowners’ association, the Sabal Cove Residents’ Association.
Heated area on the county roll runs from 1,478 to 1,733 square feet, with a median of 1,495. Most recorded sales were 1,478 square foot, 3-bedroom homes, while the 2-bedroom homes that sold were 1,499 to 1,604 square feet. The 1,733 square foot maximum appears in no recorded sale since October 2021.
Twenty-five of the 48 homes have two bedrooms and 23 have three, and every home has two baths, according to the Lee County roll. That is 52.1 percent two-bedroom and 47.9 percent three-bedroom. The club’s Sabal plan, which the club does not tie to a neighborhood, lists two bedrooms plus a den or third bedroom.
The roll records 12 homes as 1998, 24 as 1999 and 12 as 2000, which is 25.0, 50.0 and 25.0 percent of the 48. Spring Run as a whole sold out between 1999 and 2002, according to the club. A home’s own permit and roof history is not on the roll, so ask for it.
Spring Run’s Membership at a Glance page says the community’s 847 residential units were built by Pulte Homes, and the club’s Sabal floor plan carries a Pulte Home Corporation copyright of 1998. The same page says The Brooks was developed by Bonita Bay Group. The county roll does not name a builder for Sabal Cove.
The club’s Sabal plan sheet shows a two-car garage of 432 square feet, but the county roll has no garage field and no source maps a plan name to a Sabal Cove address, so we cannot say which homes have one. Ask the seller, and check the garage on the survey or the inspection report.
Yes, according to a July 2026 reading of the county roll’s stories field, which recorded the village as one story throughout. The club’s Sabal plan is drawn as a row of six attached units. Confirm on the home itself, since the roll does not say how a building sits or how many units share a wall.
Yes. Spring Run’s site says “All Spring Run homeowners, by virtue of buying a home in Spring Run, automatically become members of the Golf Club,” and the history page calls the community bundled. The club is non-equity, so members hold a license, and the 2026 to 2027 sheet prints annual fees of $9,820, effective November 1, 2026.
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 $661 or 7.2 percent above the $9,159 carried from 2025 to 2026. The sheet adds a $250 estoppel fee and a $12,000/$3,500 resale fee and says fees are subject to change.
No age restriction appears in Spring Run’s club pages, fee sheet, September 2026 transfer package or the Sabal Cove forms, and the club does not market itself as 55+. Federal and Florida law recognize 55+ housing only where a policy is published and the occupancy test is met. The recorded declaration would hold any age clause, so request it if age matters.
Spring Run has a gatehouse that the club lists as open Monday to Sunday from 6:30 am to midnight, with a guest entrance and a resident side that opens for a transponder. Residents manage gatehouse guest lists online through DwellingLIVE, per the 2022 to 2023 Sabal Cove brochure. We did not test how guests and contractors are screened.
It is not published. Spring Run’s sheet says a line telling owners to contact the property management company for neighborhood fees and no budget or assessment appears in any document we reached. Ask the management company for the current fee and a budget, and compare after you have a current estoppel certificate in hand. We print no number rather than guess one.
It is not published. The only neighborhood service the record names is a pest control contract, with inside treatment at no added fee in the 2022 to 2023 brochure. Whether the association maintains roofs, exterior paint, landscaping or irrigation is set by the recorded declaration, which we did not find, so read it before you write an offer.
The Brooks of Bonita Springs Community Development District lists the Sabal Cove and Coral Cove A-Villa line at $1,017.25 for operations and maintenance and $0.00 in debt service, per its FY2025-26 and FY2026-27 assessment rolls as read in July 2026. It appears as a non-ad valorem line on the November tax bill.
The three lines we can price are Spring Run’s $9,820, Blue Stream Fiber at $215.55 and the CDD’s $1,017.25, which add up to $11,052.80 a year or about $921 a month (our arithmetic). That excludes the unpublished Sabal Cove neighborhood fee, property tax, homeowners and flood insurance and any special assessment.
No Sabal Cove pool, cabana or clubhouse appears in the sale application, lease application, Tenant Evaluation sheet or 2022 to 2023 brochure. The club has a heated pool and spa that every owner can use, so the village’s pool is the club’s. Ask the association whether it owns any common area, since we found no record of one.
Not in anything we read. The July 2026 reading found no pickleball at Spring Run, and Spring Run’s courts are four Har-Tru tennis courts and bocce courts. The Commons Club at The Brooks, an optional separate club at 9930 Coconut Road, has a pickleball complex of 7 courts. Treat the Spring Run absence as not documented rather than proven.
Leasing is allowed with association approval. The lease application states no minimum or maximum term, no limit on leases per year and no waiting period, so those limits sit in the declaration. The form must be filed at least 20 days ahead, and Spring Run adds its own 10-day filing and delegation fee of $585.75 or $159.75 including taxes.
The lease application and the sale application both print that tenants are not allowed pets. What owners who live in a Sabal Cove home may keep is not stated in any document we could reach, so we make no claim. Ask the association for the pet rule in writing before you rely on a listing description.
The sale application says “Please note that Commercial Vehicles are NOT permitted,” and each applicant lists two vehicles by color, year and tag. Owner parking and guest parking rules for the street are not published where we could read them, and private golf carts are prohibited on the course and community streets per the club’s rules as read in July.
Monday, according to the 2022 to 2023 welcome brochure, with recycling in a blue Waste Management receptacle at the end of the driveway and containers not set out more than 4 hours ahead. The brochure is dated to the 2022 to 2023 board term, so confirm the day and vendor with the management company before you rely on it.
Yes. The 2022 to 2023 brochure says all exterior or landscaping changes visible to others need an Architectural Review Committee form and approval before work begins, with the form on Spring Run’s website. Spring Run’s club also reviews some exterior items at the master level. Ask for the current guidelines before you plan a roof, paint or landscape change.
The 2022 to 2023 brochure lists neighborhood parties several times a year, Game Night on Tuesdays in season, Battle of the Coves, a co-ed golf competition against the other Cove community with a shotgun start and lunch, and Spring Run’s iLife enrichment classes. Schedules change with each board term, so ask the association what is planned this season.
It depends on the address. Spring Run is on FEMA panel 12071C0593H, effective November 17, 2022, where Zone X and Zone AH both appear. A July 2026 sample of 43 points on Spring Run Boulevard returned 28 in Zone AH, 12 in Zone X and 3 in Zone X shaded. Run 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 readings on July 28 and October 29, 2026. The county says Zone B will be among the first areas ordered to evacuate for a hurricane. An evacuation zone is not a flood zone, and zones can be redrawn, so check the county lookup before each storm.
We found no source describing flooding at Sabal Cove. The Village told FEMA there was only minor damage east of US 41, primarily from wind, and the nearest surveyed high-water marks were two to three miles away at US 41. The National Hurricane Center put Ian’s maximum inundation at 8 to 12 feet above ground in Estero. Ask the association for its storm history.
A lender decides whether it is required, and the exact address decides the zone: Zone AH parcels with federally backed mortgages carry a mandatory purchase requirement, while Zone X parcels do not. Flood is excluded from standard homeowners policies. FloodSmart lists building coverage to $250,000 and contents to $100,000 with a 30-day wait in most cases.
No. The milestone inspection and structural integrity reserve study are Florida condominium rules for buildings of three or more stories, and Sabal Cove is a fee-simple homeowners’ association village of one-story homes, not a condominium. Chapter 718 reserve rules do not apply to it either. Ask the association whether it keeps a reserve schedule of its own.
The owner carries an HO-3 policy on the whole structure, with a hurricane deductible, plus contents, liability and flood if wanted. Chapter 720 puts no duty on the association to insure members’ homes, and what the Sabal Cove association insures, if anything, is not published. The Lee County average homeowners premium including wind was $3,576 in the July 2026 state report.
Both are attached-villa villages on Spring Run Boulevard under the same management company and CDD line. Sabal Cove has 48 homes built 1998 to 2000 and a $610,000 36-month median on 11 sales; Coral Cove has 36 homes built in 2000 and a $580,000 median on 7. Sabal Cove has 23 three-bedroom homes against Coral Cove’s 7.
The district assigns by address through residential choice proximity zones, and we did not run a Sabal Cove address. A Spring Run Boulevard address checked in July 2026 sat in Elementary Zone Q, Middle Zone GG and South High Sub-zone 3. Use the district’s address lookup on leeschools.net and confirm with its enrollment office.
By free-flow road distance computed October 29, 2026: 15.7 miles and about 26 minutes to Southwest Florida International Airport, and 8.7 miles and about 17 minutes to Bonita Beach Park. Free-flow results ignore traffic, signals, gate waits and season, so real drives are longer at peak times.
Lee Health Coconut Point has a freestanding emergency department, 1.4 road miles and about 4 minutes by free-flow driving from the village. A December 2018 trade report describes it with 16 exam rooms and nine observation rooms. NCH North Naples Hospital is 11.4 miles and 21 minutes away. We did not establish the nearest inpatient hospital by any other measure.
We found no project that changes access to Spring Run Boulevard. An EsteroToday report of May 14, 2026 says the Interstate 75 widening from Golden Gate Parkway to Corkscrew Road is slated for fiscal 2031, the Daniels Parkway interchange for summer 2028 and Corkscrew Road improvements for the end of 2026. Residents asked for a continuous sound wall along the Brooks corridor.
The Commons Club is a separate, optional, member-owned club at 9930 Coconut Road in Estero, with about 2,300 member families, a private Beach Club at 26388 Hickory Boulevard on Little Hickory Island, a 10,000 square foot Health and Lifestyle Center and a lakeside restaurant called The Rookery. Spring Run members can join, and dues are not published on its site.
The Village of Estero adopted 0.7300 mills on September 23, 2026. The shared 2026 non-fire lines total 5.4122 mills and the school lines 5.2710, and Estero Fire Rescue’s line is set separately, so we print no total. On a taxable value of $610,000 the non-fire lines come to about $6,517 before exemptions, plus the CDD’s non-ad valorem charge.
Sabal Cove at Spring Run sellers ask what a home is worth, what the buyer must receive, who approves the sale, what Spring Run charges at resale and what Florida law requires. Each answer draws on the county record, the 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 bedroom count, size, condition and the most recent sales. The county shows 4 recorded sales in the last 12 months from $535,000 to $765,000, a $613,500 median, and 11 in 36 months at a $610,000 median. A free valuation from us adjusts those sales for your home’s size, bedrooms and condition.
The last 12 months show four recorded sales: $652,000 on December 15, 2025, $535,000 on April 7, 2026, $765,000 on April 24, 2026 and $575,000 on June 16, 2026. Three were 1,478 square foot, 3-bedroom homes and one was a 1,499 square foot, 2-bedroom home. The median was $613,500.
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. The association’s approval, which must be filed at least 20 days before closing, sets a floor for the closing timeline, so plan for it in the contract.
The median over 36 months is $406 per heated square foot (our arithmetic on county sales), $415 over the last 12 months and $396 over 60 months. Individual sales in the 36-month window ran from $362 to $510 per square foot, with the high end set by the 1,499 square foot sale at $765,000.
The 3-bedroom, 1,478 square foot homes had a $592,450 median on 10 sales since October 2021, and the 2-bedroom homes a $610,000 median on 3 sales, including the $765,000 outlier. Three sales are too few to call a layout premium, so we price each home from the whole table and from condition.
The county record shows the price but not the reason. That April 24, 2026 sale of a 1,499 square foot, 2-bedroom home sits well above every other sale, and the file has no condition, view or renovation field. We treat it as an outlier until a source explains it, and we do not price other homes from it.
Use Coral Cove as a cross-check, not a substitute. It has 7 recorded sales in 36 months at a $580,000 median against Sabal Cove’s 11 at $610,000, and $376 against $406 per square foot. The homes are alike in age and style, but Sabal Cove has more three-bedroom homes and a wider size range.
Eleven recorded sales in 36 months on 48 homes is 22.9 percent of the homes, about 7.6 percent a year (our arithmetic), and 4 sales in the last 12 months is 8.3 percent. These count recorded qualified sales only. Family and other non-arm’s-length transfers are outside the file.
They rose. Yearly medians were $344,000 in 2020 on 4 sales, $593,950 in 2023 on 2, $635,000 in 2025 on 4 and $575,000 in 2026 so far on 3. The step up happened between 2022, with one sale at $400,000, and 2023. With so few sales per year, we do not draw a trend line.
Spring Run’s 2026 to 2027 sheet prints “Resale Fee $12,000/$3,500” without saying which applies. The July 2026 reading of the club treasurer’s report says the $12,000 applies to a buyer who is not already a member and the $3,500 to an existing member moving within Spring Run. Ask the club’s administration office which figure applies to your sale.
Spring Run’s sheet does not say, and the July 2026 reading found no document assigning it. In Florida the contract allocates costs unless the governing documents assign them, so settle it in writing before you list. We read the sheet and the packet only, not the Spring Run declaration, which would control.
The sheet prints “$12,000/$3,500.” According to the club treasurer’s 2025 budget report as quoted in the July 2026 reading, the larger amount applies to a buyer who is not already a Spring Run member and the smaller to an existing member moving to another unit inside Spring Run. Resale fees go into the replacement reserve.
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 Sabal Cove association may charge its own estoppel fee through its management company, and that amount is not published, so ask for it before you order.
It is the association’s written statement of what you owe and what is scheduled to come due, which a buyer and the title company rely on at closing. Florida’s homeowners’ association estoppel statute is section 720.30851. We did not read it for this edition, so ask the management company and your title company how long the certificate takes and what it costs.
Yes. The published form is titled “Application for Approval of Sales” and says approval must be received prior to closing. The buyer submits it at least 20 days before closing processing time with a signed purchase agreement, a background release and a $100 non-refundable fee payable to the Sabal Cove Residents’ Association.
At least 20 days prior to closing processing time, according to the sale application, which adds that incomplete applications will be returned. The form is dated 2021, so confirm the current window with the management company. Build the time into your contract’s closing date and tell your buyer on day one.
The sale application states a $100 non-refundable application fee payable to the Sabal Cove Residents’ Association. That is the form’s wording from 2021, which the club’s rental page still links, so confirm the current amount with the management company. A lease application adds a $25 per adult background fee for American background checks.
A completed application, a signed copy of the purchase agreement, the background release form for sales and the $100 fee. The applicant section covers every adult over 18 who will occupy the home, with driver’s license, date of birth, current address, vehicles, and yes-or-no felony and service member questions. Incomplete applications are returned.
The form includes a decision block reading “ACTION OF BOARD OF DIRECTORS: Approved / Disapproved,” signed by a board member or the association manager. What standards the board applies is set by the declaration, which we did not find. Because approval is required before closing, get the application in early and complete.
The recorded declaration and governing documents, the association’s estoppel certificate, the Spring Run fee sheet and the flood disclosure are the practical set. The exact list of homeowners’ association disclosures is in Chapter 720, which we did not read line by line for this edition. Your listing agent and title company should confirm the current list.
Yes. Section 689.302 requires a seller to complete and provide a flood disclosure to a purchaser of residential real property at or before the time the sales contract is executed. It asks about flood insurance and past flood damage, so gather your answers, including any claims, 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 $610,000 sale, the median of the last 36 months, the deed tax is $4,270.
Florida’s documentary stamp tax on a deed is 70 cents per $100 of consideration under section 201.02. That is $4,270 on a $610,000 sale and $4,550 on a $650,000 sale (our arithmetic). The contract allocates the cost, and in Lee County sellers customarily pay it.
Balances that are due at transfer are normally settled at closing from the estoppel certificate, so the title company pays them from your proceeds. We did not read the statute’s rules on buyer and seller liability for this edition, so ask the title company to confirm in writing before closing what is owed and by whom.
Any unpaid assessments, interest and fees shown on the estoppel certificate, plus any resale or transfer charge the documents assign to the seller. Order the estoppel early, because a stale certificate can delay closing, and ask the management company how long it takes.
Typically the balance is paid from sale proceeds at closing, because the estoppel certificate will show it. Delinquency can also complicate association approval of your buyer and the Spring Run club account, which must be in good standing for lease approvals. Ask the management company for a payoff figure first.
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 assigns. The club is non-equity, so the membership is a license rather than an asset.
No. The club is non-equity: the transfer packet says resident members “hold a license to use the club facilities.” There is nothing to redeem, and the membership passes with the home. The fees you paid to the club are not refunded, though the buyer assumes the annual fees from the transfer date.
No resignation step is described in any document we read. Membership passes with the home, and the club account must be in good standing for lease approvals. Ask the club’s administration office what it needs at a sale, since the transfer papers we read cover leases rather than sales.
Leasing is allowed with association approval filed 20 days ahead, no pets for tenants, and a club delegation fee of $585.75 including taxes, or $159.75 for none. With a $9,820 annual club fee still due, compare the rent to the carrying costs before deciding, and read the declaration for any lease limits.
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 lease packet lists $585.75 including taxes to transfer all, golf only or social only, and $159.75 to transfer none, plus a $106.50 late fee if filed fewer than 10 days ahead.
Buyers ask. We found no published Sabal Cove special assessment, reserve balance or budget. The only assessment on record is a one-time $354 club shortfall assessment in 2024 to 2025, as read in July 2026. An honest answer comes from the estoppel certificate, the current budget and the board minutes, so have them ready before you list.
The A-Villa line is $1,017.25 for operations and maintenance and $0.00 in debt service, per the district’s FY2025-26 and FY2026-27 rolls as read in July 2026. It is a non-ad valorem line on the November tax bill. The district’s FY2027 hearing was August 26, 2026, and we did not confirm the amount adopted.
Not on the A-Villa line, according to the rolls as read in July 2026: debt service is $0.00, and the 2006 bond series is marked paid in full for the Spring Run neighborhoods. The district’s documents are closed to our crawlers, so confirm the line on the current tax bill or with the district.
They can shape what buyers pay, because the homeowner carries the structure’s policy and the hurricane deductible, and the association’s coverage is not published. The Lee County average homeowners premium was $3,576 including wind in the July 2026 state report. Gather your policy, roof permit date and any wind mitigation form before listing.
A Zone X result helps and a Zone AH result adds a mandatory flood insurance question for buyers with federally backed mortgages, so know your address’s zone before listing. Florida requires the seller’s flood disclosure at or before contract, and buyers can ask about insurance and past claims, so answer those precisely.
Fix anything a buyer’s inspector will cite inside the home, and check what the association controls before touching exteriors, since exterior and landscaping changes visible to others need Architectural Review Committee approval first. Ask the management company which changes need approval and how long the review takes before you start.
For anything visible from outside, such as paint, roofing, windows, doors or landscaping, assume yes and ask in writing: the brochure says approval comes before work begins. Interior cosmetic work usually does not need it, but the declaration controls. Because the homes share party walls, ask about anything that touches one.
We found no published Sabal Cove sign rule. Many associations restrict signs, and the rules are behind the member login, so ask the management company before placing one. Spring Run also has a staffed gatehouse, which affects how buyers reach the home, so plan showings around it.
Spring Run has a staffed gatehouse and a guest entrance, and the 2022 to 2023 brochure says residents manage gate guest lists online through DwellingLIVE. Register buyers and agents before each showing. We did not find a published showing policy for Sabal Cove, so confirm access with the association and the club.
The county record shows sales across the year: of the 13 recorded sales since October 2021, 3 closed in April, 3 in October, 2 in March, 2 in May and one each in February, June and December. That sample is too small to call a season. Spring Run’s dining runs on a November to April season.
Nothing we found requires you to live in Florida to sell. The association’s sale form needs the current owner’s signed owner section, and the flood disclosure and contract can be handled with your agent and the title company. The county sheet we used carries no owner-address counts, so we cannot say how common remote sales are here.
The exemption belongs to you and ends when you sell. The buyer applies for their own exemption if the villa becomes their permanent residence, and a new owner’s assessed value resets to just value after a change of ownership, so the new tax bill is not capped by your history. Budget from the Property Appraiser’s estimator at the purchase price.
The deed stamp tax is 70 cents per $100 of consideration under section 201.02, usually paid by the seller in Lee County. Income tax treatment of your gain depends on your situation, so ask a tax professional before you list. Property taxes are prorated at closing under the contract.
Ask the management company named on Spring Run’s site, Advanced Property Management, in writing, and ask the title company to pull the recorded declaration. We did not find its Official Records book and page. Spring Run’s member login also holds neighborhood rules, so a seller can download the current set there.
Not necessarily. The sale and lease applications carry a 2021 vintage, and the club’s rental page still links them, but they have no revision date. The 20-day window and $100 fee may have changed, so confirm both with the management company before you set a closing date or quote the fee to a buyer.
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 bedroom count and sale date, with the association papers ready for the buyer.
These are the original Sabal Cove at Spring Run documents and records we read for this page, each linked at the office or association that issues it: the club fee sheet, the Sabal Cove sale and lease forms, the lease packet, the welcome brochure, a floor plan, three hurricane reports, the county millage book and two state reports.
# | Document | Issuer | What it shows |
|---|---|---|---|
1 | Spring Run Golf Club Membership at a Glance 2026 to 2027 (PDF) | Spring Run Golf Club | Annual fees, resale and estoppel fees, hours and cart fees |
2 | Sabal Cove Residents’ Association, posted by Spring Run Golf Club | Buyer approval steps, 20-day filing window, $100 fee, vehicle line (form vintage 2021) | |
3 | Sabal Cove Residents’ Association, posted by Spring Run Golf Club | Lease approval steps, background fee, tenant pet line (form vintage 2021) | |
4 | Sabal Cove Residents’ Association Tenant Evaluation sheet (PDF) | Sabal Cove Residents’ Association, posted by Spring Run Golf Club | Property code 14202 and the checks a tenant application may include |
5 | Sabal Cove Residents’ Association, posted by Spring Run Golf Club | Trash day, pest control, events, architectural review and gate guest lists | |
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 | Spring Run Golf Club (Pulte Home Corporation plan, 1998) | Plan areas, room sizes and the attached-villa key drawing | |
8 | National Hurricane Center, NOAA | Surge findings for Estero, Bonita Springs and Naples | |
9 | National Hurricane Center, NOAA | Surge findings from Charlotte Harbor to Bonita Beach and Naples | |
10 | National Hurricane Center, NOAA | Surge findings south of Boca Grande through Bonita Beach | |
11 | Lee County Property Appraiser | Adopted 2026 millage lines by taxing district | |
12 | School District of Lee County | Choice zones, preferences and the schools on each list | |
13 | Florida Office of Insurance Regulation | Average Lee County homeowners premiums | |
14 | Florida Department of Education | Letter grades for the schools on the zone lists |
Every source below supports a fact on this page. Entries dated October 29, 2026 were read for this edition; entries marked as carried come from the July 28, 2026 research pack and were not re-opened. The county sales analysis and price-per-square-foot figures are our own work from the record.
County sales data from the Lee County Property Appraiser, pulled October 2026. McGreevy and Comisar, Best Realtor for Sabal Cove at Spring Run. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
