Silver Creek at Spring Run is a detached-villa neighborhood of 52 homes in Estero, 34135. Club fees, association rules, flood zone and county sales from public records. Call Jesse at (239) 898-6072. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Silver Creek at Spring Run is a neighborhood of 52 detached villas on Stonyriver Place and Spring Run Boulevard, part of Spring Run at The Brooks inside The Brooks in the Village of Estero, Florida. The Lee County roll lists ZIP 34135, a Bonita Springs mailing area that the county places in the Village of Estero, and the homes were built from 1998 to 2000. Every Silver Creek home comes with Spring Run’s automatic golf club membership.
McGreevy and Comisar are the team Silver Creek 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 Silver Creek itself, the Lee County record shows 5 recorded sales in the 36 months to the September 25, 2026 index date, at a $757,600 median.
This page is about the Silver Creek detached-villa neighborhood inside Spring Run on Stonyriver Place and Spring Run Boulevard. It is not any of the other Silver Creek communities and associations that share the name in other states, and it is not Whisper Creek, the larger detached-villa neighborhood next door on Creek Branch Lane; the section on the county record shows how to tell them apart.
McGreevy and Comisar are the best realtor for Silver Creek at Spring Run because value here turns on details most agents never separate: which of 52 detached villas sold at which price, how a 1,730 square foot plan differs from a 2,070 square foot plan, what Spring Run’s club fees add to ownership, and which association approves your buyer.
Data updated: October 2026 (Lee County recorded sales through the September 25, 2026 index date).
If you’re searching for the best realtor for Silver Creek at Spring Run in Estero, whether you’re ready to sell your Silver Creek 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 Silver Creek at Spring Run track record (Lee County recorded sales, DOR-qualified, 36 months from October 2023 to the September 25, 2026 index date): 5 Silver Creek at Spring Run resales total in the market · highest-priced Silver Creek at Spring Run sold: $830,000 · median recorded sale: $757,600.
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 1 Silver Creek at Spring Run recorded sale, at $650,000, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.
For Silver Creek at Spring Run sellers: premium marketing, cinematic video, drone, professional photography, a qualified-buyer database, discretion and off-market capability when needed.
Honors and recognition:
Selling your Silver Creek 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 Silver Creek 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.
Silver Creek at Spring Run is a small detached-villa neighborhood where a residents’ association, a master golf club association and a community development district all touch every purchase. These ten facts are the spine of the page, and each is expanded, dated and sourced in the sections below.
Data updated: October 2026.
This table of contents lists every section of the Silver Creek at Spring Run page in the order it appears. Each link jumps to its section, so you can go straight to the Silver Creek market, the fees and rules, the flood zone, schools, the Whisper Creek comparison or the seller section.
Silver Creek at Spring Run is a neighborhood of 52 detached villas on Stonyriver Place and Spring Run Boulevard, inside the gates of Spring Run Golf Club in Estero. Homes run 1,730 to 2,447 heated square feet, 48 of the 52 carry a golf-course location on the county roll, and the golf club membership comes with the home.
Data updated: October 2026 (Lee County roll; Spring Run Golf Club 2026 to 2027 sheet; drive times computed October 29, 2026).
Silver Creek sits within Spring Run’s 200 acres, with 35 homes on Stonyriver Place and 17 on Spring Run Boulevard in the 9701 to 9829 range. It is one of 10 neighborhoods in Spring Run Golf Club Community Association, Inc., and the club calls Spring Run “one of four separate and distinct residential communities located within The Brooks, developed by Bonita Bay Group.” The club’s own address is 9501 Spring Run Boulevard, Estero, FL 34135.
Silver Creek holds 52 fee-simple single-family homes, all with the county’s single-family use code. The roll shows 36 two-bedroom and 16 three-bedroom homes, 40 with two baths and 12 with three, between 1,730 and 2,447 heated square feet, with a median of 2,070. Our July 2026 read of the roll put 22 homes at one story and 30 at two stories. The club says Pulte Homes built Spring Run’s 847 residential units.
The club runs an 18-hole 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 from November to April. The gatehouse is staffed from 6:30 am to midnight. From a Stonyriver Place address, Lee Health Coconut Point’s emergency department is 1.4 road miles and about 5 minutes away, and Coconut Point shopping center is 1.7 miles and about 6 minutes (free-flow driving, computed October 29, 2026).
Silver Creek is not a condominium: its 52 lots are fee-simple, so Florida’s homeowners’ association law, Chapter 720, frames the neighborhood rather than the condominium act. It has no neighborhood pool, cabana or clubhouse on record; residents use the club campus. It is not an equity club: Spring Run calls itself a “non-equity club” in which owners, lessees and guests “hold a license to use the club facilities.” It is not an optional-membership community, because membership comes with the home. 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 Silver Creek, 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.
Silver Creek at Spring Run is a detached-villa neighborhood on Stonyriver Place and Spring Run Boulevard in the Village of Estero, ZIP 34135. On the Lee County roll the legal text reads “SPRING RUN AT THE BROOKS” and a plat or phase, not “Silver Creek,” because the name belongs to the club and the association.
Data updated: October 2026 (Lee County Property Appraiser sales file and roll, index built October 7, 2026).
The county’s subdivision text for these 52 homes is “SPRING RUN AT THE BROOKS,” in two sections. “SPRING RUN AT THE BROOKS PH 1 PB 61 PGS” covers 35 parcels and “SPRING RUN AT THE BROOKS PHASE IIA DESC” covers 17. Silver Creek is the club’s marketing and association name, so searching the roll for “Silver Creek” alone will miss the homes; search by street instead.
Our July 2026 read of the recorded plats puts the 35 Stonyriver Place homes on Phase 1, plat book 61, pages 60 to 66, a plat shared with Sabal Cove’s 48 homes for 83 fee-simple homes in all, and the 17 Spring Run Boulevard homes on Phase IIA, plat book 63, page 69. Whisper Creek also draws on the Phase IIA text, with 23 of its 64 homes, so the same legal words cover more than one neighborhood. The plat is a map of lots; the rules live in the recorded declaration, which we did not find.
The county sheet shows no common-element or recreation-parcel record under the Silver Creek name, and the club’s pages, the Silver Creek application and the club’s real estate page document no neighborhood pool, cabana, playground or clubhouse. All 52 Silver Creek records are homes.
Stonyriver Place holds 35 homes and Spring Run Boulevard holds 17, with the roll’s Spring Run Boulevard addresses running 9701 to 9829. All 52 are ZIP 34135 and all carry the county’s single-family use code. The club says Spring Run is “Located in the beautiful Village of Estero,” and the 2025 Lee County tax notice we read for a Spring Run Boulevard parcel lists the Village of Estero and Estero Fire as its taxing district, inside Village limits despite the Bonita Springs mailing area. Silver Creek was not read from its own parcel notice, so confirm on any Silver Creek tax bill.
Four traps catch searchers. “Silver Creek” is a common name, and search results for the association name also return unrelated Silver Creek associations in other states, so always pair it with Spring Run, Estero. The July street samples spell the street both “Stonyriver” and “Stoneyriver.” Listing pages label the same homes Estero or Bonita Springs. And Whisper Creek, next door on Creek Branch Lane, shares the Spring Run legal text and the same management company but is a separate neighborhood of 64 homes.
Silver Creek at Spring Run has 52 detached homes, 35 on Stonyriver Place and 17 on Spring Run Boulevard, all fee-simple single-family parcels in ZIP 34135. They are two- and three-bedroom villas of 1,730 to 2,447 heated square feet, built between 1998 and 2000, in one-story and two-story plans.
Data updated: October 2026 (Lee County roll via the county sales sheet; July 2026 roll read for stories).
Street | Roll legal text | Homes | Plat (July 2026 read) |
|---|---|---|---|
Stonyriver Place | SPRING RUN AT THE BROOKS PH 1 PB 61 PGS | 35 | Phase 1, plat book 61, pages 60 to 66 |
Spring Run Boulevard (9701 to 9829) | SPRING RUN AT THE BROOKS PHASE IIA DESC | 17 | Phase IIA, plat book 63, page 69 |
Total | 52 |
Heated area runs from 1,730 to 2,447 square feet with a 2,070 median, so the median sits 340 square feet above the smallest home and the full spread is 717 square feet. Of the 52 homes, 36 (69.2 percent) are two-bedroom and 16 (30.8 percent) are three-bedroom; 40 (76.9 percent) have two baths and 12 (23.1 percent) have three. Our July 2026 read found one-story plans clustering near 1,730 to 1,759 square feet and two-story plans near 2,057 to 2,118 across the detached-villa neighborhoods, with a larger plan near 2,400 to 2,450. The sales sizes below fall into the same two clusters, near 1,730 and near 2,070 to 2,100.
The July 2026 read of the roll’s story field found 22 one-story and 30 two-story homes in Silver Creek, and the county shows no Spring Run building above two stories. That matters for insurance: the condominium inspection and reserve-study statutes apply to buildings of three stories or more, and Silver Creek is not a condominium at all.
Roll year built | Homes | Share |
|---|---|---|
1998 | 13 | 25.0 percent |
1999 | 38 | 73.1 percent |
2000 | 1 | 1.9 percent |
Home counts check: 35 plus 17 is 52, 13 plus 38 plus 1 is 52, 36 plus 16 is 52, and 40 plus 12 is 52. The single 2000 home is probably a later Phase IIA lot, though we did not map years to individual lots.
The county sheet supplied for this edition does not carry homestead or owner mailing fields, so we print no homestead share or out-of-state share for Silver Creek. Those are public roll fields and a valuation file for your address includes them.
Silver Creek at Spring Run recorded 5 resales in the 36 months to the September 25, 2026 index date, at a $757,600 median, from $650,000 to $830,000. All five closed between April 30, 2025 and May 29, 2026, and the most recent was $650,000 in May 2026, so a thin record drives the numbers.
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 Silver Creek 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 5 recorded Silver Creek sales, so it leads, with the 12-month and 60-month windows below it. The 5 sales total $3,671,600, a mean of $734,320, at a median of $374 per heated square foot. All five closed between April 30, 2025 and May 29, 2026; the county shows no qualified Silver Creek sale between May 23, 2023 and April 30, 2025.
Window | Sales | Median | Low | High | Median per sq ft |
|---|---|---|---|---|---|
36 months, October 2023 to September 25, 2026 | 5 | $757,600 | $650,000 | $830,000 | $374 |
12 months, October 2025 to September 25, 2026 | 1 | $650,000 | $650,000 | $650,000 | $311 |
60 months, October 2021 to September 25, 2026 | 7 | $757,600 | $650,000 | $844,000 | $381 |
With 5 sales the median is the third, $757,600. Under 10 sales in any window, the sale-by-sale list below matters more than the median.
Date | Street | Price | Heated sq ft | Beds | Price per sq ft |
|---|---|---|---|---|---|
April 30, 2025 | Spring Run Blvd | $775,000 | 2,070 | 3 | $374 |
May 19, 2025 | Stonyriver Pl | $830,000 | 2,087 | 3 | $398 |
May 22, 2025 | Stonyriver Pl | $659,000 | 1,730 | 2 | $381 |
August 28, 2025 | Stonyriver Pl | $757,600 | 2,099 | 2 | $361 |
May 29, 2026 | Spring Run Blvd | $650,000 | 2,087 | 2 | $311 |
Price per square foot is each price divided by the roll’s heated area, our arithmetic. The two earlier sales inside the 60-month window were $725,000 on June 9, 2022 (1,730 square feet, $419) and $844,000 on May 23, 2023 (1,737 square feet, $486).
In the last 12 months we tracked 1 Silver Creek at Spring Run recorded sale: $650,000 on May 29, 2026 for a 2,087 square foot, two-bedroom home on Spring Run Boulevard, or $311 per square foot. One sale is not a median. The county shows no other qualified Silver Creek sale between October 2025 and the index date.
Year | Sales | Median | Low | High |
|---|---|---|---|---|
2016 | 2 | $430,000 | $330,000 | $530,000 |
2017 | 1 | $475,000 | $475,000 | $475,000 |
2018 | 3 | $530,000 | $505,000 | $560,000 |
2019 | 4 | $467,500 | $410,000 | $520,000 |
2021 | 2 | $599,500 | $540,000 | $659,000 |
2022 | 1 | $725,000 | $725,000 | $725,000 |
2023 | 1 | $844,000 | $844,000 | $844,000 |
2025 | 4 | $766,300 | $659,000 | $830,000 |
2026 so far | 1 | $650,000 | $650,000 | $650,000 |
That is 19 recorded sales across 2016 to 2026, with no qualified sale in 2020 or 2024. The medians climbed from $430,000 in 2016 to $844,000 in 2023 on one sale, then sat at $766,300 in 2025, $77,700 below 2023, and $650,000 in 2026 so far, $194,000 below 2023. Years with one to four sales are direction, not trend.
Seven sales in 60 months is 1.4 a year on 52 homes, or about 2.7 percent of the village a year, and 5 sales in 36 months touch 9.6 percent of the homes. One Stonyriver Place home sold twice, at $725,000 on June 9, 2022 and $659,000 on May 22, 2025, both at 1,730 heated square feet: $66,000 lower, or 9.1 percent, in about three years.
The 36-month median is $374 per square foot, the 12-month figure is $311 and the 60-month median is $381; the seven sales since October 2021 range from $311 to $486. Pooling the five 36-month sales gives $3,671,600 on 10,073 heated square feet, or about $365. The smaller plans earn more per square foot, as expected, but the sample is small.
Size band (sales since October 2021) | Sales | Prices | Median price | Median per sq ft |
|---|---|---|---|---|
About 1,730 to 1,737 sq ft (all 2-bedroom) | 3 | $725,000, $844,000, $659,000 | $725,000 | $419 |
About 2,070 to 2,099 sq ft | 4 | $775,000, $830,000, $757,600, $650,000 | $766,300 | $368 |
By bedrooms, the two three-bedroom sales were $830,000 and $775,000 and the five two-bedroom sales ran $650,000 to $844,000. The lowest price of the window, $650,000, was a 2,087 square foot two-bedroom, $180,000 below the 2,087 square foot three-bedroom that sold a year earlier for $830,000. The record shows the gap, not the cause: condition, upgrades, view and golf position are not in the data.
Spring Run’s own real estate page listed a Whisper Creek view home and a Sunset Stream view home on October 29, 2026 and no Silver Creek home. Active listings change daily, and Southwest Florida MLS counts were not pulled for this edition, so we give no active-listing count, days on market or list-to-sale ratio.
The 52 Silver Creek at Spring Run homes are detached villas of two or three bedrooms and two or three baths, 1,730 to 2,447 heated square feet, built mostly in 1999. The county roll gives size, bedrooms and baths; room-by-room layouts, lot sizes and roof and wall materials are not in the records we could read.
Data updated: October 2026 (Lee County roll; Spring Run Golf Club pages; July 2026 research pass).
Measure | Silver Creek |
|---|---|
Heated area | 1,730 minimum, 2,070 median, 2,447 maximum square feet |
Bedrooms | 36 two-bedroom, 16 three-bedroom |
Baths | 40 with 2.0 baths, 12 with 3.0 baths |
Stories (July 2026 read) | 22 one-story, 30 two-story |
Use code | All 52 single-family |
Where the club’s listing page and the county roll disagree on size or bedrooms, the county roll wins, so measure the roll before you quote a plan. Pulte’s plan names for these 1998 to 2000 villas were not located; the club says floor plans sit on its member site.
The roll dates 13 homes to 1998, 38 to 1999 and 1 to 2000, among the oldest homes in Spring Run. The club says “847 residential units built by Pulte Homes,” and says The Brooks was developed by Bonita Bay Group. Spring Run was incorporated in 1998, sold out between 1999 and 2002 and describes four housing types: low-rise condominiums, low-rise coach homes, attached villas and detached villas, which are single-family homes. The club puts original community sale prices from $120,000 to over $300,000.
Our July 2026 read of the roll found 48 of the 52 homes with a golf-course location influence, 3 with a lake influence and 1 with neither. The club’s 2025 paint selection supplement contemplates garage doors, lanai walls and ceilings and a “Porch Ceiling (Detached Villas),” and detached-villa owners choose and pay for their own exterior paint from an approved palette, so garages, lanais and porches are part of the product. Lot size, pool presence, view type and water frontage by lot are not in any source we could read, so ask the seller for the survey and the association for the paint and architectural rules.
Silver Creek at Spring Run is run by the Silver Creek Residents’ Association, Inc., which Spring Run lists as managed by Advanced Property Management, and sits inside Spring Run Golf Club Community Association, Inc., formed January 23, 1998. Spring Run’s 2026 to 2027 sheet prints annual club fees of $9,820; Silver Creek’s own assessment is not published.
Data updated: October 2026 (Spring Run Golf Club 2026 to 2027 sheet, effective November 1, 2026; July 2026 state record; Spring Run rental page).
A Silver Creek owner meets three always-on layers and one optional layer. The master layer is Spring Run Golf Club Community Association, Inc., a master community association of 10 neighborhoods and 20 neighborhood associations with a seven-member Board of Directors and a Neighborhood Representatives Council made up of the neighborhood association presidents. The neighborhood layer is the Silver Creek Residents’ Association. The third layer is the Brooks of Bonita Springs Community Development District, a special taxing district. The optional layer is The Commons Club at The Brooks.
The July 2026 state record lists the master association as document N98000000456, filed January 23, 1998, active, with its principal address at 9501 Spring Run Boulevard, Estero, FL 34135, and lists SILVER CREEK RESIDENTS’ ASSOCIATION, INC. as document N98000005249, active (July 2026 state record). The Silver Creek application form calls the community the “Silver Creek Residents’ Association,” and the club’s rental form wording elsewhere uses “Homeowners Association,” so expect both phrases. The state’s search page sits behind a security challenge, so these entries were not re-opened in October 2026; a buyer can pull both from the Division of Corporations search.
Spring Run’s 2026 to 2027 sheet and rental page list Advanced Property Management as the management company for Silver Creek, along with Whisper Creek, Streamside, Sabal Cove, Autumn Lake and Coral Cove. Silver Creek’s lease form prints no management address. The May 2026 rental contact list carries no Silver Creek entry. Confirm the current contact in writing.
Item | Amount | Source line |
|---|---|---|
Annual fees, 2026 to 2027 | $9,820 | covers capital, new project fund, reserve and a prepaid food and beverage minimum |
Annual fees, 2025 to 2026 | $9,159 | prior sheet, read July 2026 |
Resale fee | $12,000/$3,500 | $12,000 for a transfer to a non-member, $3,500 for an existing member moving to another Spring Run unit; goes to reserves |
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”; billing frequency not stated |
Transfer of all, golf or social privileges | $585.75 | September 2026 application, includes taxes |
Transfer of no privileges | $159.75 | September 2026 application, includes taxes |
The sheet is effective November 1, 2026 and says fees are subject to change. From $9,159 to $9,820 is an increase of $661, or 7.2 percent; the July 2026 pack also records $9,308 for 2024 to 2025, so the fee fell in 2025 to 2026 before rising. The club sheet sets an annual food and beverage minimum inside the annual fee. The sheet does not say whether the $9,820 is billed monthly, quarterly or yearly, and it does not say whether the buyer or the seller pays the resale fee; those terms are in the declaration and the contract.
Spring Run’s sheet lists only the management company for Silver Creek and publishes no Silver Creek assessment, reserve balance or special assessment history, and we found no other public source for one. Because Chapter 720 does not require an association to insure the homes, the structure of a villa neighborhood’s fee differs from a condominium’s, which carries master property and wind insurance. What Silver Creek’s fee covers, whether lawn care, exteriors or reserves, is not published, so we print no number. Ask for the budget and the estoppel certificate before you write an offer.
The Brooks of Bonita Springs Community Development District (Brooks I, established March 24, 1998) assesses homes by product line. The line that names “Silver / Shady / Whisper / Willow Creek, D-Villa” read $1,017.25 for operations and maintenance and $0.00 for debt service, per the CDD’s FY2025-26 and FY2026-27 assessment rolls as read July 2026. The debt was marked paid in full on the 2006 series that refinanced the 1998 series. The district’s hearing on the FY2026-27 budget was set for August 26, 2026, and we did not confirm the adopted figure.
Request, in writing and through your agent, the recorded declaration, articles and bylaws, rules, the current budget, the reserve schedule, any special assessment notices and a current estoppel certificate. We did not find a recorded declaration or an instrument number for Silver Creek, or for the master declaration, in any record we could read, so those requests matter most.
Golf membership is part of owning a Silver Creek home: Spring Run’s own site says every homeowner “automatically” becomes a member of the Golf Club, and calls it a bundled community whose purchase price includes the golf membership. Annual club fees of $9,820 apply for 2026 to 2027.
Data updated: October 2026 (Spring Run Golf Club site and 2026 to 2027 sheet; Rev September 2026 transfer application).
Spring Run says “Spring Run Golf Club is a non-equity club in which Resident members, any lessee and guests hold a license to use the club facilities,” and calls itself a bundled, non-equity golf community of 847 residential units. A Silver Creek buyer therefore buys into the club’s fee structure and rules along with the villa. Because the license is non-equity, there is no refundable membership when you sell, and the resale fee works as the club’s capital contribution on transfer.
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 with cabana, a dining room and lounge and the remodeled clubhouse. Member cart fees for 2026 to 2027 are $31.00 for 18 holes and $21.00 for 9 holes year round, and guest green fees include the cart. Our July 2026 read of the club’s rules limits facility membership to two persons per unit and says children under 12 must be accompanied.
When an owner leases, the owner delegates use to the tenant. The September 2026 application lists four outcomes: all privileges, golf only, social only or none, at $585.75 including taxes for the first three and $159.75 for none, with a $106.50 late fee if filed fewer than 10 days before the lease starts and a 3 percent surcharge on a card guarantee. Only Tenants 1 and 2 may hold privileges. An owner who delegates all privileges keeps none; for a one-year lease the owner may access the account and minimum from May 1 to September 30. Lessors must register with the Florida Department of Revenue for the 6.5 percent sales tax.
The Commons Club at The Brooks is a separate, optional club at 9930 Coconut Road. Spring Run says its members “get to enhance their Florida lifestyle experience by joining,” and says Gold membership includes access to the “Gulf front private beach club,” plus a fitness center, enrichment center, restaurant and spa services. The Beach Club is at 26388 Hickory Boulevard on Little Hickory Island. Our July 2026 read found three tiers, Gold, Silver and Bronze, and a cap of 1,575 beach club memberships with a waitlist once reached. No dues are published, so we print none.
Silver Creek’s own lease and sales application names the Silver Creek Residents’ Association, runs buyers and tenants through third-party screening, and says the association’s Board makes the final decision. It prints no lease term, pet, vehicle or occupancy rule in the text we could read; the declaration governs.
Data updated: October 2026 (Silver Creek sales and lease application on springrun.com; Spring Run September 2026 transfer application; July 2026 research pass).
The Silver Creek application is a sales and lease form, titled by its file name “SilverCreekSalesandLease2025,” and its readable text sets no minimum or maximum lease term. Spring Run’s master transfer form states no minimum lease term and no annual frequency cap, and leaves those limits to each neighborhood’s declaration, which we could not read. Each lease also needs a club application and a delegation fee, returned no less than 10 days before the lease date.
No pet rule for Silver Creek appears in the application text we could read. At the club level, no pets are allowed in club facilities or on the golf course, and dogs are not permitted on the course. What the declaration allows for a Silver Creek owner is a question to put to the association in writing.
The Silver Creek text prints no vehicle limit. Spring Run’s club rules, as we read them in July 2026, prohibit privately owned golf carts: carts are allowed only as club carts and are banned on residential streets except at designated crossings. Walking, jogging and biking on cart paths are not allowed, and fishing from the golf side of any lake is not allowed.
No occupancy limit for Silver Creek is printed in the readable text. At the club level, persons “MUST reside in the unit to be allowed on a membership,” and other occupants are guests who must be accompanied.
The Silver Creek form runs an application through Tenant Evaluation, which states that “There is a cost associated with the application” and that it may take up to 45 minutes. The community may request a credit report, a criminal background check, an eviction report, proof of income and personal and work verifications. The form adds: “The community association and its Board of Directors make the final decision after reviewing your application.” The amount of the fee is not printed. The master packet asks members to complete all association paperwork and remain in good standing.
Silver Creek’s declaration, bylaws and full rules were not published where we could read them, and the form we read may have further pages the reader did not capture. Where a rule is not quoted above, the recorded declaration governs, and the right step is to request it. Spring Run also publishes a rules and regulations document dated 2020 to 2021; we did not find a newer edition.
Silver Creek is not marketed as a 55+ community, and no club or association document we read sets an age restriction. A community is lawful 55+ housing only if it publishes an age policy and keeps at least 80 percent of occupied homes occupied by someone 55 or older.
Data updated: October 2026 (Spring Run Golf Club pages; section 760.29, Florida Statutes; 42 U.S.C. 3607).
Spring Run’s club history, Membership at a Glance and About pages describe a golf club community of 847 homes and never use the terms “55+” or “age-restricted.” An aggregator site labels Spring Run 55+, and we do not rely on it. The absence is not proof, because the recorded declaration was not read.
Both federal law (42 U.S.C. 3607(b)(2)(C)) and Florida law (section 760.29(4)) exempt “housing for older persons” only when it is “intended and operated for occupancy by persons 55 years of age or older,” at least 80 percent of occupied units have at least one occupant 55 or older, and the community “publishes and adheres to policies and procedures that demonstrate the intent.” The federal law is the Housing for Older Persons Act, and it requires a published age policy. Nothing we found shows Silver Creek meeting that test.
The recorded declaration for Silver Creek would contain any age clause. Request it before you rely on a search-result label, which can mislead.
Silver Creek 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 separate Silver Creek pool, cabana or clubhouse is documented in any source we read.
Data updated: October 2026 (Spring Run Golf Club 2026 to 2027 sheet and website; golf rating site; July 2026 research pass).
Nothing at the neighborhood level is documented. The club’s pages, the Silver Creek lease application and the club’s real estate page show no neighborhood pool, cabana, playground or clubhouse for Silver Creek. Our July 2026 pack found neighborhood pools and grills documented only for Hidden Lakes and Winding Stream, which are condominium and coach-home neighborhoods, not the villa neighborhoods. Treat the club campus as Silver Creek’s amenity set, and ask the association what, if anything, it owns.
The course has 18 holes and plays to par 72. The club lists Gordon Lewis as the original architect in 1998, and John Sanford’s redesign reopened in November 2014. A separate 2022 renovation with Bimini turf appears on the 2026 to 2027 sheet. Audubon International has certified the course since 2008. The club lists six sets of tees; the rating site’s tee table puts the longest tees at 6,981 yards, rating 72.4, slope 135, though its hole-by-hole scorecard totals differ, so treat the length as approximate. The club runs 9- and 18-hole leagues for men and women and a couples league, with a practice range, putting greens and chipping areas. Tee times go through the pro shop.
The clubhouse holds the pro shop, a dining room and lounge, the fitness facility and the pool and spa. The club’s 2022 to 2023 clubhouse project added a porte-cochere, a new and expanded kitchen, an indoor bar and casual dining room, an outdoor dining pavilion and bar overlooking hole 9, pool restrooms, new bocce courts and a new parking lot, with a grand opening in 2023. Dining runs November to April: lunch Monday to Saturday from 11:00 am and dinner on Friday and Saturday from 5:00 pm. The golf shop is open daily 7:00 am to 5:00 pm and administration Monday to Friday 8:00 am to 5:00 pm.
The club lists four Har-Tru tennis courts, upgraded from synthetic to clay, with mixed doubles Monday and Thursday mornings, men’s doubles Tuesday, women’s doubles Wednesday, clinics Friday and team tennis from January. Bocce has mixed leagues Monday, Thursday and Friday evenings and a men’s league Tuesday mornings. The fitness center runs classes and golf clinics. The club’s tennis and amenity pages do not list pickleball; The Commons Club is where The Brooks pickleball lives.
Spring Run is gated with a staffed gatehouse open 6:30 am to midnight daily and a resident transponder lane. Transponders for transfer members and guests start at $30, and $25 to reactivate a prior-year one. A Sabal Cove welcome brochure we read in July describes guest list management through the DwellingLIVE app. Silver Creek’s own access rules are not published.
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.
The flood zone for a Silver Creek address depends on the address. FEMA’s effective map for the area is panel 12071C0593H, effective November 17, 2022, and both Zone X and Zone AH appear on it within Spring Run. Lee County places Spring Run south of Coconut Road in evacuation Zone B. A map zone is not a flood history.
Data updated: October 2026 (FEMA effective map; July 2026 research pass; Village of Estero evacuation zone page modified June 5, 2026).
We did not run a new FEMA query for this edition. Our July 2026 research pass sampled points along Spring Run streets on FEMA’s effective map. On Stonyriver Place, a sample of points returned Zone AH with a base flood elevation of 15.0 feet at 2 points and Zone X (minimal flood hazard) at 4 points, across two spellings of the street in the sample. On Spring Run Boulevard, which Silver Creek shares with other villages, a July 2026 sample returned 28 points in AH, 12 in X and 3 in X at 0.2 percent. Those are street-centerline points, not buildings, so they show that the zone varies by address and do not give any one home’s zone.
Zone AH is a special flood hazard area with shallow ponding of 1 to 3 feet, and here carries a static base flood elevation of 15.0 feet on the NAVD88 datum; the mandatory purchase requirement applies to federally backed mortgages on AH parcels. Zone X (minimal flood hazard) has no federal mandatory requirement. Our July read of USGS one-meter elevation data at five Spring Run road points returned 14.20 to 15.27 feet, and the Village cautions that FEMA elevation values are accurate to within plus or minus half a foot, so finished-floor elevation is unknown without an elevation certificate. No community-wide claim of “above the base flood elevation” is supported.
The Village of Estero says evacuation zones are labeled A through E in order of increasing elevation, and that a Lee County evacuation zone is not a FEMA flood zone. Spring Run south of Coconut Road queried as Lee County Zone B, surge zone 2, in two separate tests in July and October 2026, and Lee County says Zone B is “very vulnerable” and “will be among the first areas ordered to evacuate for a hurricane.” One narrow Zone C pocket appeared near Coconut Road, so check the exact address on the county’s zone map before every storm.
FloodSmart says building coverage runs 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’s standard homeowners policies exclude flood and the statute requires that warning, so flood is bought separately. The Village of Estero holds a Community Rating System Class 6, a 20 percent premium discount in the special flood hazard area and 10 percent outside it. Panel 0593 is not among the six panels in the revised preliminary county study, and the effective date of that revision was still open when we last checked.
Run the exact address in FEMA’s Flood Map Service Center (msc.fema.gov) or the county lookup. A lender decides whether flood insurance is required, and flooding can occur in any zone. Florida requires a seller’s flood disclosure at or before contract under section 689.302.
The Village of Estero told FEMA that Hurricane Ian caused only minor damage east of US 41, primarily from wind, and Spring Run lies two to three miles east of US 41. Helene and Milton in 2024 brought no surge to Spring Run, and Milton’s wind damaged roof shingles in The Brooks. No source we found describes Silver Creek itself.
Data updated: October 2026 (National Hurricane Center reports; Village of Estero; National Weather Service; no Silver Creek-specific source found).
The National Hurricane Center calls Ian the costliest hurricane in Florida’s history, with over $112 billion in damage, and reports surge of 8 to 12 feet above ground in Estero, Bonita Beach, Bonita Springs and North Naples, with inland high water marks of 5 to 7 feet in Bonita and North Naples. The Village of Estero 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).” The worst damage was west of US 41 in Estero River Heights, Estero Bay Village, Mariners Cove and Cranbrook Harbor.
Those surge figures describe the coast and the bay side. USGS surveyed no high-water marks in the Coconut Road and Three Oaks corridor; the nearest marks were 8.97 to 10.83 feet on the NAVD88 datum at US 41, two to three miles away, and the ground elevation we read at Spring Run in July 2026 ran about 14 to 15.5 feet. The nearest official wind in Ian was the airport station’s 60-knot sustained wind and 96-knot gust (about 110 mph), a floor because the station stopped reporting, and the Three Oaks rain gauge about 1.8 miles north recorded 7.54 inches. Brooks CDD minutes of October 26, 2022, read in July 2026, estimated $170,000 of cleanup in the district’s common areas and reported no flooding or structural damage inside The Brooks, while the Commons Club Beach Club took heavy damage. We print no Silver Creek damage count because no source gives one.
Counts differ by official and date. The Village’s Community Development Director put about 1,000 buildings damaged Village-wide (reported by WGCU, August 15, 2024), and the Village Manager said in December 2022 that about 1,400 homes were severely affected. The Village reported five substantial-damage determinations. Lee County overall counted 24,585 damaged residential structures (After-Action Report, August 11, 2023).
NHC puts Helene’s surge at 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 airport gust was 54 knots (about 62 mph). The Village reported maximum flooding of 24 inches affecting 4 homes in Estero River Heights and 2 mobile homes in Estero Bay Village, both west of US 41. Official sources differ on whether Lee County ordered evacuations for Helene.
NHC reports Milton surge of 4 to 6 feet above ground south of Boca Grande through Bonita Beach. The Three Oaks gauge measured 1.51 inches, with gusts of 59.9 knots (about 69 mph) at San Carlos Park and 57.3 knots (about 66 mph) at Bonita Springs, the stations north and south of Estero. The Village’s November 6, 2024 FEMA update 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. Lee County ordered mandatory evacuation of Zones A and B on October 7, 2024, and Zones A and B plus select parts of C on September 27, 2022 for Ian.
Idalia (August 2023) brought gusts of about 30 mph at Estero Fire Rescue and Debby (August 2024) 4 to 5.5 inches of rain and gusts of 40 to 50 mph, with no Lee County evacuations. The Atlantic season of 2025 produced no tropical-storm or hurricane conditions in Lee County. Our storm record runs to July 28, 2026 and was not updated for August to October 2026.
We found no Silver Creek or Spring Run record of outage length, boil-water notices or utility restoration for any of the three storms. Ask the association and the seller what happened at the specific home.
We found no source describing damage, flooding, tree loss, roof replacements or insurance claims at Silver Creek in any of the three storms, and no public record of a post-storm special assessment. We make no claim either way. A buyer should ask the association for storm history, the date of roof and exterior work and any open claims or assessments.
A Silver Creek villa is a fee-simple house, so the owner insures the whole structure with an HO-3 policy, from roof to slab, plus wind, contents, liability and flood if wanted. Florida’s homeowners’ association chapter contains no duty for an association to insure members’ homes. Condominium milestone-inspection and reserve-study rules do not apply.
Data updated: October 2026 (Chapter 720, Florida Statutes; Office of Insurance Regulation July 2026 report; Citizens Property Insurance; FloodSmart).
Chapter 720 contains no provision requiring a homeowners’ 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 persons who control association funds, and section 720.303(4) and (5), which make insurance policies official records open to members. The owner therefore buys an HO-3 on the whole structure and pays the hurricane deductible. Whether the Silver Creek Residents’ Association maintains any exterior or roof element, or carries a blanket policy, is not stated in any record we read, so the declaration controls.
Chapter 718 governs condominiums, and Silver Creek is a platted fee-simple subdivision under Chapter 720, so the milestone inspection and structural integrity reserve study regimes do not apply to it. Even for a condominium, those rules need three habitable stories, and no Spring Run building reaches three.
Florida’s wind mitigation form is OIR-B1-1802, revised 04/26 and effective April 1, 2026. 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 usually obtainable because most roofs of this age have been replaced, and roof-to-wall connection and opening protection are the credits most often missing. The Office of Insurance Regulation’s CHOICES model for a pre-2001 Lee County home shows premiums from about 36 to 77 percent lower with maximum mitigation. An insurer may not refuse or nonrenew solely because a roof is under 15 years old (section 627.7011(5)(b)).
Roof age, roof shape and the mitigation features above drive the quote, and we have no roof ages for Silver Creek; they need permit records or an inspection. Ask the seller for the roof date, the wind mitigation report and any inspection reports.
The Office of Insurance Regulation’s July 1, 2026 report (data as of March 31, 2026) puts the Lee County average homeowners premium at $3,576 including wind and $2,119 excluding wind. Citizens Property Insurance held 8,286 Lee County policies at June 30, 2026, down from a peak of 42,141 on September 30, 2023, with an average Lee premium of $2,202 for personal residential multiperil and $3,859 for wind-only. Citizens’ 20 percent rule bars a new Citizens policy where an authorized insurer offers coverage at not more than 20 percent above Citizens’ premium, and Citizens cut homeowners rates an average 8.8 percent for 2026. These are county averages, not a Silver Creek quote.
Flood is bought separately. FloodSmart lists building coverage to $250,000 and contents to $100,000, with a 30-day waiting period in most cases. Where a lender requires it depends on the address’s zone; see the flood section.
Ask for the declaration, bylaws, rules, current budget, reserve schedule, any association policy declarations page, the last three years of board minutes, special assessment notices and a current estoppel certificate. Also ask the seller for the roof date, wind mitigation report and any claims history.
The School District of Lee County assigns schools by choice and lottery, not by street. The Spring Run address the district’s locator returned in July 2026 sat in Elementary Proximity Zone Q, Middle Proximity Zone GG and South High School Sub-zone 3. Silver Creek addresses should be checked individually.
Data updated: October 2026 (School District of Lee County, Student Enrollment Plan 2026 to 2027; Florida Department of Education school grades 2025 to 2026).
Families rank the schools in their zone, and a lottery decides when applicants exceed seats. The preference stack runs through programs and exceptional student education, siblings and proximity (order varies by level), Proximity 1 within two miles with no district transportation, Proximity 2 to roughly five miles, then state-law categories. Spring Run is more than two miles from every school on its lists, so applicants compete on Proximity 2 at elementary and middle. Registering on day one gives no advantage.
Elementary Proximity Zone Q lists Bonita Springs, Pinewoods, San Carlos Park, Spring Creek and Three Oaks elementary schools. Middle Proximity Zone GG lists Bonita Springs Middle Center for the Arts and Three Oaks Middle. South High School Sub-zone 3 lists Bonita Springs High, Estero High and South Fort Myers High, and Sub-zone 2 schools can be ranked by contiguity. Rayma C. Page Elementary is not on Spring Run’s list; Spring Creek Elementary is.
The Florida Department of Education’s 2025 to 2026 grades, released in 2026: 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 and Bonita Springs High B; the district grade is B, and South Fort Myers High’s grade was not pulled. The state is raising its grading scales for 2026 to 2027. Bonita Springs High hosts an FGCU Collegiate program and Cambridge AICE, and Estero High also offers Cambridge AICE.
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. The 2026 to 2027 cycle ran January 20 to February 27, 2026. We did not look up Lee County’s school board district for Silver Creek.
Only one Spring Run address was run through the district’s locator, and zone boundaries could in principle split the community. Use the district’s address lookup on leeschools.net and confirm in writing with the student enrollment office before you rely on a zone. We computed no school drive times.
From a Stonyriver Place address in Silver Creek, Lee Health Coconut Point’s emergency department is 1.4 road miles and about 5 minutes away, Coconut Point shopping center is 1.7 miles and 6 minutes, the airport is 15.7 miles and 26 minutes, and Bonita Beach Park is 8.8 miles and 17 minutes, all in free-flow driving.
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 | 5 |
Coconut Point shopping center | 1.7 | 6 |
Miromar Outlets | 5.1 | 12 |
Bonita Beach Park | 8.8 | 17 |
Gulf Coast Town Center | 9.5 | 18 |
NCH North Naples Hospital | 11.5 | 21 |
Southwest Florida International Airport (RSW) | 15.7 | 26 |
Fifth Avenue South, Naples | 19.5 | 34 |
Downtown Fort Myers | 23.1 | 34 |
The start point is the OpenStreetMap Nominatim geocode of one Silver Creek roll address, 23601 Stonyriver Place, 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 figures as approximate. This is not a government data service. We did not measure Barefoot Beach Preserve, which did not geocode.
Lee Health Coconut Point’s Emergency Department at 23450 Via Coconut Point, Estero, is open 24 hours with 25 examination, observation and recovery rooms, and is the nearest facility we found. NCH North Naples Hospital is 11.5 road miles and about 21 minutes away by the same method.
A Silver Creek tax bill includes Lee County, the Village of Estero at 0.7300 mills for 2026, the school district, Estero Fire Rescue, water management and special-district lines, plus the CDD’s non-ad valorem assessment. The 2026 lines we could confirm total 10.6832 mills before the fire line, or $1,068.32 per $100,000 of taxable value.
Data updated: October 2026 (Village of Estero, September 23, 2026; Lee County Property Appraiser 2026 millage book; Florida Department of Revenue).
Our July 2026 read of a 2025 Lee County tax notice for a Spring Run Boulevard parcel placed Spring Run in taxing district 316, Village of Estero and Estero Fire. Silver Creek sits in the same municipality and fire district on that evidence, but its own parcel notice was not opened, so verify on any Silver Creek parcel’s tax bill. The Village of Estero runs floodplain management for Spring Run, not unincorporated Lee County.
Line | 2026 mills |
|---|---|
Lee County general revenue | 3.7623 |
Public school, local board | 2.2480 |
Public school, state law | 3.0230 |
Library district | 0.4218 |
Village of Estero | 0.7300 |
South Florida Water Management District (three lines) | 0.2301 |
Hyacinth control | 0.0190 |
Mosquito control | 0.2096 |
West Coast Inland Navigation | 0.0394 |
Total of these lines | 10.6832 |
The school lines total 5.2710 and the other lines 5.4122. These lines were read from the Property Appraiser’s 2026 millage book on the page for a neighboring Village of Estero district, and they are shared by the Village districts. Estero Fire Rescue’s 2026 rate is set by the fire district and was not read from an official page for Spring Run’s district, so we print no fire rate and no 2026 total. Each $100,000 of taxable value costs $1,068.32 on the lines above, before the fire line.
The Village of Estero adopted 0.7300 mills for 2026 to 2027 on September 23, 2026, equal to the prior year and, the Village says, the lowest rate in Florida, with a budget of $72,973,080. The Village’s rate was 0.8398 in 2015 and has been 0.7300 since 2024, so it has not risen in any year since 2015.
Silver Creek lies in the Brooks of Bonita Springs CDD, and per the CDD’s FY2025-26 and FY2026-27 assessment rolls as read July 2026 the villa line is $1,017.25 operations and maintenance and $0.00 debt service. That is a per-home charge on the bill, separate from the mills above. The one Spring Run exception, Winding Stream buildings 30 to 32, is not Silver Creek.
A homestead exemption takes $25,000 off all levies plus an additional indexed exemption of $26,411 for 2026 on non-school levies, so $51,411 off non-school taxable value and $25,000 off school value. The Save Our Homes cap is 2.7 percent for 2026 (2.9 percent for 2025), and non-homestead residential property is capped at 10 percent a year on non-school levies. The assessed value resets to just value after a change of ownership, so a buyer’s first bill is built on the purchase price, not the seller’s capped value. Property tax notices mail in August, and the early-payment discount is a maximum of 4 percent for payment in November.
Planned work around Silver Creek includes the Estero Sports and Recreation Complex, a roughly 330-apartment Via Coconut project, Woodfield Estero near US 41 and Coconut Road, Estero River Park and a pending FEMA map revision that does not cover Spring Run’s panel. Statuses come from a news article titled for 2025 and may have moved.
Data updated: October 2026 (Estero Today; Lee County flood insurance study; Village of Estero; Spring Run Golf Club).
The complex is planned on about 100 acres between Williams Road and Via Coconut. Site work was underway, High 5 Entertainment is an early tenant with an expected opening in fall 2026, and the timeline runs roughly five years, with the main entrance moving from Corkscrew Road to Via Coconut.
The Via Coconut mixed-use project, about 20 acres on the west side of Via Coconut, plans about 330 apartments, about 30,000 square feet of retail, a church and a one-acre Village park, with completion expected in 2026. Woodfield Estero, on about 45 acres at the northwest corner of US 41 and Coconut Road, plans up to 596 residences, retail, offices, a 260-room hotel and a civic building, with Phase One underway.
Estero River Park is a 64-acre Village-owned park at the northeast corner of US 41 and Corkscrew Road, with Phase One in progress. FL Star, a residential community east of US 41 north of Broadway, plans about 310 homes in three mid-rise buildings and ten townhomes at an early stage. A parcel north of the Hertz building owned by HCA has no approved plan.
The Commons Club bought Coconut Park from the CDDs, a sale approved in late 2023 at $850,000 against a $970,000 appraisal, with resale blocked for five years (July 2026 read of the district’s records). The Brooks CDD maintains Coconut Road and Three Oaks Parkway landscaping.
The revised preliminary Lee County flood insurance study of December 4, 2025 changes six panels in the Mullock Creek basin; panel 0593, which covers Spring Run, is not among them. FEMA’s appeal period closed September 30, 2025, and the effective date had been expected in summer 2026; we could not confirm a final determination. Village of Estero Ordinance 2025-04 on flood hazard reduction standards was approved on second reading July 2, 2025. The club’s expanded clubhouse and outdoor dining opened in 2023, and we found no 2026 renovation or closure.
Silver Creek at Spring Run and Whisper Creek are both detached-villa neighborhoods inside Spring Run, but Silver Creek has 52 homes with a 2,070 square foot median against Whisper Creek’s 64 homes at 1,743. Silver Creek’s 36-month median sale of $757,600 sat above Whisper Creek’s $729,000, at $374 against $421 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).
Whisper Creek is a neighborhood of 64 detached villas on Creek Branch Lane, covered on our Whisper Creek page. The table sets the two side by side on the same yardsticks.
Yardstick | Silver Creek at Spring Run | Whisper Creek |
|---|---|---|
Homes on the county roll | 52 detached villas | 64 detached villas |
Streets | Stonyriver Pl (35 homes), Spring Run Blvd (17) | Creek Branch Ln (64) |
Roll legal text | Phase 1 (35 homes), Phase IIA (17) | Phase IIB (41 homes), Phase IIA (23) |
Roll years built | 1998 (13), 1999 (38), 2000 (1) | 1999 (26), 2000 (38) |
Heated area | 1,730 to 2,447 sq ft, median 2,070 | 1,730 to 2,452 sq ft, median 1,743 |
Bedrooms | 36 two-bedroom, 16 three-bedroom | 39 two-bedroom, 25 three-bedroom |
Baths | 40 with two, 12 with three | 45 with two, 19 with three |
Recorded sales, 36 months | 5, median $757,600 | 11, median $729,000 |
Price range, 36 months | $650,000 to $830,000 | $629,000 to $950,000 |
Median per sq ft, 36 months | $374 | $421 |
Recorded sales, 12 months | 1, $650,000 ($311 per sq ft) | 3, median $729,000 ($421 per sq ft) |
Recorded sales, 60 months | 7, median $757,600 | 20, median $737,500 |
Median per sq ft, 60 months | $381 | $404 |
Sales a year, 60 months | 1.4 (2.7 percent of homes) | 4.0 (6.3 percent of homes) |
2025 sales | 4, median $766,300 | 5, median $720,000 |
Management company, per Spring Run rental page | Advanced Property Management | Advanced Property Management |
CDD villa line (July 2026 read) | $1,017.25 operations, $0 debt service | $1,017.25 operations, $0 debt service |
Silver Creek’s figures come from the Lee County sales file and roll; Whisper Creek’s market figures come from the same county sheet. The management and CDD lines come from the Spring Run rental page and the Brooks CDD’s assessment roll as read in July 2026, and they match for the two neighborhoods.
Silver Creek comes out ahead on size and on price per square foot: a median home of 2,070 square feet against 1,743, which is 327 square feet or 18.8 percent more, at a 36-month median of $374 per square foot against $421, or 11.2 percent lower. Its $757,600 median price is $28,600 above Whisper Creek’s, so the extra heated area costs about 3.9 percent more in total price. Silver Creek is also a smaller neighborhood of 52 homes on two streets, with a mix of Stonyriver Place and Spring Run Boulevard addresses.
Whisper Creek comes out ahead on depth of sales: 11 recorded sales in 36 months against 5, and 20 in 60 months against 7, which gives a seller more same-street comparisons and a median that moves less on one sale. It is also newer on the roll, with 38 of 64 homes dated 2000 against 1 of 52, has a higher share of three-bedroom homes (25 of 64, or 39.1 percent, against 30.8 percent), and posted the higher top sale, $950,000 against $830,000.
Choose Silver Creek where the search puts heated area and a lower price per square foot first, and a median plan near 2,070 square feet rather than 1,743. Choose Whisper Creek where the search puts a deeper sales record, a newer roll year and one street of 64 homes first. Both carry the same management company, the same CDD line and the same bundled Spring Run membership, so the difference is the homes and the record, not the club.
Selling in Silver Creek? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying in Silver Creek? Call Marc at (239) 287-5873 or read how we represent buyers.
Silver Creek at Spring Run is the second-highest of seven Spring Run villages we compare on 36-month median price, $757,600, behind Willow Creek’s $822,500, and fifth of seven on price per square foot at $374. Across The Brooks, nearby Shadow Wood and Copperleaf have their own clubs and their own fee structures.
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; club sites for Shadow Wood and Copperleaf).
Village | Product | Homes | Sales, 36 months | Median price | Price range | Median per sq ft |
|---|---|---|---|---|---|---|
Silver Creek | Detached villa, HOA | 52 | 5 | $757,600 | $650,000 to $830,000 | $374 |
Detached villa, HOA | 64 | 11 | $729,000 | $629,000 to $950,000 | $421 | |
Detached villa, HOA | 27 | 4 | $822,500 | $715,000 to $900,000 | $437 | |
Attached villa, HOA | 48 | 11 | $610,000 | $535,000 to $765,000 | $406 | |
Attached villa, HOA | 36 | 7 | $580,000 | $450,000 to $650,000 | $376 | |
Condominium | 80 | 9 | $355,000 | $265,000 to $520,000 | $284 | |
Condominium | 118 | 17 | $393,000 | $270,000 to $450,000 | $305 |
Windows and counts come from one county sheet, so the seven villages compare directly; a median on 4 to 7 sales moves with each sale. Across The Brooks, Shadow Wood at The Brooks and Copperleaf at The Brooks are separate golf communities with their own pages and are described only from their clubs’ sites.
Shadow Wood at The Brooks is a separate golf community inside The Brooks. Its club, Shadow Wood Country Club, says it was “Established in 1998” and has been “Member Owned since 2010,” a different ownership model from Spring Run’s bundled, non-equity club.
Copperleaf at The Brooks is the third golf community in The Brooks. Business Observer reported on November 7, 2024 that Copperleaf Golf Club completed a $20 million clubhouse renovation, a project at Copperleaf and not at Spring Run.
Silver Creek is the lowest of the three detached villas on price per square foot, $374 against $421 at Whisper Creek and $437 at Willow Creek, and the lowest of the five villa neighborhoods in the table, $2 below Coral Cove’s attached villas at $376. It is $147,600 above Sabal Cove’s $610,000 median and $177,600 above Coral Cove’s $580,000, with homes that are larger on the roll (2,070 median against 1,495 for both). For a seller, that is why pricing from the Silver Creek record rather than from Spring Run or Estero averages matters.
Silver Creek at Spring Run’s honest case is a detached villa of 1,730 to 2,447 square feet inside an established golf club with membership included, at a lower price per square foot than Whisper Creek or Willow Creek. The honest cost is club fees of $9,820 a year, an unpublished neighborhood assessment and a thin resale record.
Data updated: October 2026 (Lee County recorded sales and roll; Spring Run Golf Club 2026 to 2027 sheet; Silver Creek application).
Jesse and Marc, Top 1% Real Estate Agents Nationally Since 2008, read the association papers before they read the price, and the pros and cons below come from the record.
Selling a Silver Creek at Spring Run home well means pricing it against its own 5 recorded sales of the last 36 months, split by plan size and sale date, not against Whisper Creek’s deeper record, and answering buyer questions about club fees, association approval and screening. 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 Silver Creek at Spring Run listing agent, or thinking, “I need someone to sell my Silver Creek 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 Silver Creek homes against the county’s recorded sales, split by sale year and plan size, 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, 5 Silver Creek homes sold on the county record for $3,671,600 in total, at a $757,600 median. In the last 12 months we tracked 1 recorded sale, $650,000. Over 60 months there were 7 sales at the same $757,600 median. 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 Silver Creek assessment are, whether the association will approve them, what a villa insurance policy costs on a 1998 to 2000 build, and whether they can rent. A seller who has the estoppel certificate ordered, the roof date and wind mitigation report in hand and the Spring Run fee sheet printed shortens the deal. The Silver Creek application runs through screening and Board approval, and the club asks for the transfer package no less than 10 days before the lease or closing date, 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 $5,303 on a $757,600 sale and $4,550 on a $650,000 sale (our arithmetic), and the owner’s title policy; the contract controls. Florida regulates association estoppel certificate fees and timing in 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 Silver Creek at Spring Run sellers ask us first, answered from the record.
Five recorded sales since April 2025 ran $650,000 to $830,000, a $757,600 median; plan size, lot position and condition move a home within that range.
The county record carries no days on market; we pull that from the MLS for your listing file.
The declaration and governing documents, the association’s estoppel certificate, the Spring Run fee sheet and the Florida flood disclosure.
Yes. The Silver Creek application runs through screening, and the association’s Board makes the final decision; the club asks for the transfer package at least 10 days before the closing or lease date.
Leasing is allowed with association approval and a club delegation fee of $550 plus 6.5 percent tax; Silver Creek’s lease term, pet and vehicle rules are in the declaration, which we could not read.
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Data updated: October 2026 (career totals as published by the team).
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Meet Jesse McGreevy, who leads the team’s listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation. Selling a Silver Creek at Spring Run home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Silver Creek at Spring Run? Call Marc at (239) 287-5873, or read about buying a home in Estero.
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Silver Creek at Spring Run buyers ask where the neighborhood 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, a Spring Run document, a statute or a government source; unpublished facts are labeled.
Data updated: October 2026 (Lee County Property Appraiser roll and sales file; Spring Run Golf Club documents; Florida Statutes; government sources named in each answer).
Both names appear. The club’s address is 9501 Spring Run Boulevard, Estero, FL 34135, and its sheet says Spring Run is “Located in the beautiful Village of Estero.” The county tax notice we read for a Spring Run parcel lists the Village of Estero. Listing pages often print Bonita Springs for the same ZIP, which is a mailing label.
Silver Creek has 35 homes on Stonyriver Place and 17 on Spring Run Boulevard, in the 9701 to 9829 range, inside the gates of Spring Run Golf Club. The county’s legal text for all 52 reads “SPRING RUN AT THE BROOKS,” on Phase 1 and Phase IIA, so search the roll by street rather than by the name Silver Creek.
Silver Creek has 52 homes on the Lee County roll: 35 on Stonyriver Place and 17 on Spring Run Boulevard. All 52 are fee-simple parcels with the county’s single-family use code, and all are ZIP 34135. The roll shows no shared common-element record under the Silver Creek name.
Both descriptions are correct. The club says detached villas are single-family homes, and the county classes all 52 Silver Creek parcels as single-family. Each owner holds the lot and the house, unlike a condominium, where an owner holds a unit. Spring Run’s other housing types are condominiums, coach homes and attached villas.
Silver Creek is a homeowners’ association neighborhood, not a condominium. Its 52 lots are fee-simple, so Florida’s Chapter 720 applies. The July 2026 state record lists the Silver Creek Residents’ Association, Inc. as an active corporation, and it sits inside the Spring Run Golf Club Community Association, which governs the club.
Heated area runs from 1,730 to 2,447 square feet, with a median of 2,070. Our July 2026 read found one-story plans near 1,730 and two-story plans near 2,070 to 2,100 in the detached-villa neighborhoods. Where the club’s listing page and the county roll disagree on size, the county roll wins.
The roll shows 36 two-bedroom and 16 three-bedroom homes, which is 69 percent and 31 percent. Forty homes have two baths and 12 have three. The roll does not cross-tabulate bedrooms by size, so check the plan of the specific home through the county record and the seller’s survey.
The county roll records 13 homes as built in 1998, 38 in 1999 and 1 in 2000. That makes 98 percent of the neighborhood 1998 and 1999 construction, among the oldest homes in Spring Run. The club says Pulte Homes built Spring Run’s 847 residential units.
Our July 2026 read of the roll found 22 one-story and 30 two-story homes among the 52. The county shows no Spring Run building above two stories. Check the individual home, because the story count and the plan size line up with different price levels in the sales record.
The July 2026 roll read found 48 of 52 homes with a golf-course location influence, 3 with a lake influence and 1 with neither. A roll influence code is not a view guarantee, so ask the seller what the home actually faces and how close it sits to play.
Yes. Spring Run’s site says “All Spring Run homeowners, by virtue of buying a home in Spring Run, automatically become members of the Golf Club,” and calls the community bundled. The club’s 2026 to 2027 sheet prints annual fees of $9,820, effective November 1, 2026, and the resale fee applies at transfer.
Non-equity. The club’s transfer application says Spring Run Golf Club “is a non-equity club in which Resident members, any lessee and guests hold a license to use the club facilities.” There is no refundable membership, so the home carries the license and the resale fee works as the capital contribution.
The 2026 to 2027 sheet prints annual fees of $9,820, effective November 1, 2026 and subject to change. That is $661, or 7.2 percent, above the $9,159 of 2025 to 2026, which itself was lower than the $9,308 of 2024 to 2025. The sheet does not state a billing frequency.
The sheet says the annual fees cover capital, a new project fund, reserve and a prepaid food and beverage minimum. We print no food minimum figure. It does not say whether green fees for members are separate beyond cart fees of $31.00 for 18 holes and $21.00 for 9, year round.
The sheet prints “$12,000/$3,500.” The July 2026 treasurer’s report read says $12,000 applies to a transfer to a non-member and $3,500 to an existing Spring Run member moving to another Spring Run unit, and that the fee goes to reserves. Who pays it, buyer or seller, is a contract and declaration question.
It is an 18-hole, par 72 course opened in 1998 with Gordon Lewis as architect, redesigned by John Sanford and reopened in November 2014, with a 2022 turf renovation on the club sheet. It has six sets of tees, Audubon certification since 2008 and a practice range with putting and chipping areas.
The club lists four Har-Tru tennis courts and bocce courts with weekly leagues, and does not list pickleball on its tennis or amenity pages. The Commons Club at The Brooks is where pickleball lives, as an optional extra-cost club. We give no bocce court count because the club’s pages disagree.
Yes, at the club campus. The club lists a heated resort pool and spa with cabana and a fitness facility with classes and golf clinics. We found no separate Silver Creek pool, cabana or clubhouse in any source. Our July 2026 read put fitness hours at 6 am to 10 pm, with a supervision rule for those under 16.
Yes. The club has a staffed gatehouse open 6:30 am to midnight daily and a resident transponder lane. Transponders for transfer members and guests start at $30. A welcome brochure we read describes guest list management through the DwellingLIVE app. We did not test how contractors and showings are screened.
We found no age restriction in any club or association document we read, and the club never uses “55+” or “age-restricted.” Federal and Florida law recognize 55+ housing only where an age policy is published and at least 80 percent of occupied units have an occupant 55 or older. Ask for the declaration if age matters.
No. Spring Run describes it as an optional extra, saying members “get to enhance their Florida lifestyle experience by joining.” Gold membership includes access to a Gulf front private beach club on Little Hickory Island. The July 2026 read found three tiers and a cap of 1,575 beach club memberships. No dues are published.
Only through the optional Commons Club. Its Gold tier includes the beach club at 26388 Hickory Boulevard on Little Hickory Island, and Bonita Beach Park is 8.8 road miles and about 17 minutes from a Stonyriver Place address in free-flow driving. Membership caps and waitlists apply, so confirm availability.
Lee Health Coconut Point’s Emergency Department at 23450 Via Coconut Point is 1.4 road miles and about 5 minutes away in free-flow driving, computed October 29, 2026. It is open 24 hours with 25 examination, observation and recovery rooms. NCH North Naples Hospital is 11.5 miles and about 21 minutes away.
The Brooks of Bonita Springs CDD’s villa line, which names Silver, Shady, Whisper and Willow Creek, read $1,017.25 for operations and maintenance and $0.00 for debt service, per the CDD’s FY2025-26 and FY2026-27 assessment rolls as read July 2026. The adopted figure for 2026 to 2027 was not confirmed.
It is not published. Spring Run’s sheet lists only the management company for Silver Creek, and the Silver Creek application prints no assessment. Ask for the current budget and an estoppel certificate before you write an offer, and ask what the fee covers: lawn, exteriors, reserves or none of them.
Advanced Property Management, per Spring Run’s 2026 to 2027 sheet and rental page, which list it for Silver Creek, Whisper Creek, Streamside, Sabal Cove, Autumn Lake and Coral Cove. Silver Creek’s own lease form prints no management address, so confirm the current contact in writing.
Leasing is possible with approvals. The Silver Creek application is a sales and lease form screened through Tenant Evaluation with a Board decision, and the club adds a delegation fee of $550 plus 6.5 percent tax. The minimum lease term and annual frequency are set by each neighborhood’s declaration, which we could not read.
We could not find Silver Creek’s pet rule in the readable application text. At club level, no pets are allowed in club facilities or on the golf course. Ask the association for the pet rule in writing before you write an offer, especially if you plan to lease the home.
Our July 2026 read of the club’s rules says privately owned golf carts are prohibited: carts are allowed only as club carts, and are banned on residential streets except at designated crossings. Walking, jogging and biking on cart paths are also not allowed, and fishing from the golf side of lakes is not allowed.
The Silver Creek sales and lease application says the association’s Board makes the final decision after reviewing the application, which includes credit, criminal and eviction checks, proof of income and verifications. The club’s transfer package is due at least 10 days before the lease date, and the application cost is not printed.
Both are detached-villa neighborhoods with the same management company and CDD line. Silver Creek has 52 homes with a 2,070 square foot median and a $757,600 36-month median on 5 sales at $374 per square foot. Whisper Creek has 64 homes at 1,743 square feet and $729,000 on 11 sales at $421.
It depends on the address. FEMA’s effective panel 12071C0593H, effective November 17, 2022, shows both Zone X and Zone AH in Spring Run, and our July 2026 street sample on Stonyriver Place returned AH at 2 points and X at 4. Check the exact address in FEMA’s Flood Map Service Center.
Spring Run south of Coconut Road queried as Lee County Zone B, surge zone 2, in two tests in 2026, though one narrow Zone C pocket appeared near Coconut Road. An evacuation zone is not a FEMA flood zone. Check the exact address on the county’s zone map before every storm.
We found no source describing flooding at Silver Creek. The Village of Estero told FEMA that damage east of US 41 was minor and mostly wind, and the nearest USGS marks were at US 41, two to three miles away. Ask the association and the seller for storm history, roof dates and claims.
The owner. Chapter 720 puts no duty on an association to insure members’ homes, so the owner buys an HO-3 policy on the whole structure plus wind, contents and liability, and pays the hurricane deductible. Whether the association maintains any exterior element or carries a policy is a declaration question.
No. Those condominium rules sit in Chapters 553 and 718 and need buildings of three habitable stories or more. Silver Creek is a Chapter 720 subdivision of detached homes, and no Spring Run building reaches three stories. Ask the association whether it keeps any reserve for shared elements.
Lee County assigns by choice zone and lottery, not by street. The Spring Run address checked in July sat in Elementary Zone Q, Middle Zone GG and South High Sub-zone 3, but only one address was tested. Use the district’s lookup on leeschools.net for your address and confirm in writing.
By free-flow road distance computed October 29, 2026 from a Stonyriver Place address: 15.7 miles and about 26 minutes to Southwest Florida International Airport, and 8.8 miles and about 17 minutes to Bonita Beach Park. Season traffic, signals and gate waits add time to both.
Five recorded sales in the 36 months to the September 25, 2026 index date ran $650,000 to $830,000, a $757,600 median, at $374 per heated square foot. The last 12 months hold one sale, $650,000, or $311 per square foot. All figures are Lee County recorded sales across all brokerages.
The Village of Estero adopted 0.7300 mills on September 23, 2026. The shared 2026 lines we confirmed total 10.6832 mills, or $1,068.32 per $100,000 of taxable value, before the Estero Fire Rescue line, plus the CDD assessment. Homestead owners get a $25,000 exemption plus an indexed $26,411 on non-school levies.
Silver Creek at Spring Run sellers ask what a home is worth, what the buyer must receive, who approves the sale, what Spring Run charges at resale and what Florida law requires. Each answer draws on the county record, the published association form, the club’s fee sheet or a statute; where a fact is not published, we say so.
Data updated: October 2026 (Lee County recorded sales through the September 25, 2026 index date; Spring Run Golf Club 2026 to 2027 sheet; Florida Statutes).
It depends on plan size, lot position, condition and the most recent comparable sales. The county shows 7 recorded Silver Creek sales since October 2021, from $650,000 to $844,000, and 5 in the last 36 months at a $757,600 median. A free valuation from us adjusts those sales for your home’s size and condition.
The five sales of the last 36 months: $775,000 on April 30, 2025, $830,000 on May 19, 2025, $659,000 on May 22, 2025, $757,600 on August 28, 2025 and $650,000 on May 29, 2026. The two earliest were 2,070 and 2,087 square foot three-bedrooms; the median was $757,600.
One. The last 12 months to the September 25, 2026 index date hold a single recorded sale, $650,000 on May 29, 2026 for 2,087 square feet. Calendar 2025 had four recorded sales at a $766,300 median, so a seller should expect few direct comparisons and weigh them carefully.
The county record shows 19 qualified sales across 2016 to 2026, with none in 2020 or 2024. Over the last 60 months that is 7 sales, or 1.4 a year on 52 homes, about 2.7 percent of the neighborhood annually. Whisper Creek next door averages 4.0 a year on 64 homes.
Medians by year: $430,000 in 2016, $530,000 in 2018, $725,000 in 2022, $844,000 in 2023 on one sale, $766,300 in 2025 and $650,000 so far in 2026 on one sale. The direction since 2023 is down, but each year holds one to four sales, so treat it as a signal, not a trend.
The record does not give a reason. The May 23, 2023 sale was $844,000 for a 1,737 square foot home, $486 per square foot, while sales from April 2025 to May 2026 ran $650,000 to $830,000 at $311 to $398. Size, condition and timing differ, and one sale is not a market.
The 36-month median is $374 per heated square foot, the 12-month figure is $311 and the 60-month median is $381. Individual sales since October 2021 range from $311 to $486. Pooling the five 36-month sales gives about $365 on 10,073 heated square feet. Your plan size moves the figure.
In the sample, yes. The three sales near 1,730 to 1,737 square feet had a $419 median per square foot, and the four near 2,070 to 2,099 square feet had $368. That is typical of smaller homes, but it rests on 3 and 4 sales, so use it as direction only.
Not consistently. The two three-bedroom sales were $830,000 and $775,000, while the five two-bedroom sales ran $650,000 to $844,000. A 2,087 square foot three-bedroom sold for $830,000 in May 2025 and a 2,087 square foot two-bedroom for $650,000 in May 2026. The cause of the gap is not in the data.
Use Whisper Creek as a cross-check, not a substitute. It has 11 recorded sales in 36 months at a $729,000 median and $421 per square foot, against Silver Creek’s 5 at $757,600 and $374. Whisper Creek homes are smaller at a 1,743 square foot median, so compare by plan size.
Treat Willow Creek as context. It has 27 detached villas and 4 recorded sales in 36 months at a $822,500 median and $437 per square foot, and none in the last 12 months, against Silver Creek’s $757,600 and $374. Four sales is a thin base for pricing, so lean on Silver Creek’s own record.
Silver Creek is detached at 1,730 to 2,447 square feet, while Sabal Cove is an attached villa neighborhood of 48 homes at 1,478 to 1,733 square feet. Sabal Cove’s 36-month median is $610,000 on 11 sales at $406 per square foot, so buyers comparing the two weigh a detached plan against an attached one.
The sheet prints “Resale Fee $12,000/$3,500.” The July 2026 treasurer’s report read says $12,000 is for a transfer to a non-member and $3,500 for an existing Spring Run member moving to another Spring Run unit. Ask the club’s administration office which applies to your buyer before you list.
Spring Run’s sheet does not say, and we did not read the recorded declaration, which would control. In Florida the contract allocates costs unless the governing documents assign them, so settle it in writing before you list, and put the figure and who pays it in the contract.
Yes. The treasurer’s report we read in July 2026 says the resale fee is deposited into the club’s reserves. Because the membership is a non-equity license, it works as the club’s capital contribution on transfer, and the seller does not get a refundable membership back at sale.
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 Silver Creek association may charge its own through its management company, and Florida regulates both fee levels and timing for homeowners’ associations in section 720.30851.
It is the association’s written statement of what you owe and what is scheduled to come due. A Silver Creek sale can involve two: one from the club and one from the neighborhood association. Order them early, because a stale certificate can delay closing, and ask management what each costs.
Yes. The Silver Creek sales and lease application says “The community association and its Board of Directors make the final decision after reviewing your application.” Tenant Evaluation runs the screening but does not decide. Tell your buyer on day one, because approval is a step before closing.
The club’s transfer package asks for return “no less than 10 days prior to lease date,” and members must be in good standing with the association. Silver Creek’s own approval timing is not printed, so build extra time into the contract’s closing date and confirm with management when you list.
Yes. The Silver Creek application states that the community may request a credit report with a Social Security number, a criminal background check, an eviction report, proof of income, and personal and work verifications. The application may take up to 45 minutes, and a buyer who knows that in advance finishes sooner.
The form says “There is a cost associated with the application,” but the amount is not printed in the text we could read. The club’s transfer fee for a lease is $585.75 including taxes for any privileges and $159.75 for none. Ask management for the Silver Creek figure before you list.
A rental is possible with approvals. The club charges a delegation of use fee of $550 plus 6.5 percent tax and the neighborhood approves the lease, with the minimum lease set by the neighborhood’s declaration. Tell an investor buyer that Silver Creek’s lease terms are not published and need to be requested.
Yes. Every Spring Run homeowner becomes a member by buying a home, and the non-equity license passes with the home. The buyer then pays the club’s annual fees, listed at $9,820 for 2026 to 2027, and any resale fee the club and the documents assign.
No. The club describes itself as non-equity, and members hold a license to use the facilities rather than an ownership interest, so there is no refundable membership to recover at sale. The resale fee is the club’s capital contribution on transfer, and it goes to reserves.
The annual fees run on a November 1 fiscal year, and the sheet does not say how they are billed. How the year’s fees are prorated between seller and buyer is a contract matter, not a club document. Ask the club’s administration office for your account status and put proration in writing.
The resale fee functions as the capital contribution: $12,000 for a transfer to a non-member and $3,500 for an existing member moving within Spring Run. Which party pays is not stated on the sheet. Add the figure and the payer to the contract so the buyer and seller agree before closing.
Possible items are the resale fee, the club’s transfer fees if the home is leased ($585.75 or $159.75), the Silver Creek application cost and an estoppel fee of $250 from the club, with another from the neighborhood association possible. Who pays each is set by the contract and the documents.
We found no sign or open-house rule in the public Silver Creek documents we read. Spring Run is gated, with a staffed gatehouse open 6:30 am to midnight, so showings need gate access. Ask the association for its rules in writing before you place a sign or schedule an open house.
Florida requires a seller’s flood disclosure at or before the time the contract is signed, under section 689.302. It asks about flood insurance and past flood damage, so gather your answers before listing. Governing documents, estoppel certificates and the club fee sheet should also be ready for the buyer.
It can. Zones X and AH both appear on FEMA’s effective map within Spring Run, so a buyer’s lender may require flood insurance at an AH address and not at an X address. Know your exact address’s zone from FEMA’s Flood Map Service Center, and answer the flood disclosure precisely.
The roll shows 48 of 52 homes with a golf-course location influence, so it is the norm here, not a differentiator. Buyers will compare how a specific home faces the course, and the recorded sales do not isolate the effect. Photograph the view and be ready to describe it accurately.
The county record carries no days on market, so we give no figure. What the record does show is a thin market: 5 recorded sales in 36 months and 1 in the last 12. We pull days on market and list-to-sale ratios from the MLS for your listing file.
Annual fees rose from $9,159 to $9,820 for 2026 to 2027, a 7.2 percent increase effective November 1, 2026, after falling from $9,308 the year before. We cannot predict next year’s sheet, and the fee level is public, so buyers already see it. Price the home with the current fee in mind.
Published costs: the deed tax of $0.70 per $100, which is $5,303 on $757,600, any resale fee the documents assign to you, an estoppel fee of $250 from the club plus any from the neighborhood, and the title policy and commission, which the contract and listing agreement set.
Nothing we found bars it. A for-sale-by-owner seller still owes the flood disclosure, the buyer’s association application and the estoppel steps, and the club’s resale fee and transfer package still apply. We price and market homes from the record, and the paperwork is the same either way.
The master transfer form lets an owner on a one-year lease access the account and minimum from May 1 to September 30. Silver Creek’s own lease term and frequency rules are in the neighborhood declaration, which we could not read, so confirm any lease-back plan with the association.
The record does not show condition, so start with what a buyer’s inspector will cite and what insurers ask: roof age, wind mitigation features and the condition of lanai and garage doors. Check the association’s architectural and paint rules before you change an exterior, because owners choose from an approved palette.
About 98 percent of the homes date from 1998 and 1999, so buyers weigh roofs, systems and wind-mitigation features against newer Spring Run stock. The county sales do not isolate age, so we adjust by comparing recent sales of similar plans and by what your inspection reports show.
Nothing we found requires Florida residency to sell. The deed stamp tax is 70 cents per $100 under section 201.02. Income tax treatment of your gain depends on your situation, so ask a tax professional before you list. We do not give tax advice.
Remote sales are routine in Southwest Florida. You will sign the association disclosures and the flood disclosure, and a closing can be arranged by mail or remote signing as the title company allows. Order the estoppel certificates early so a distance does not delay the buyer’s association application.
The exemption belongs to you and ends when you sell. A buyer applies for their own exemption if the home is a permanent residence, and the assessed value resets to just value after a change of ownership, so the buyer’s first bill is built on the purchase price, not your Save Our Homes cap.
The CDD assessment is a per-home charge on the tax bill. The villa line read $1,017.25 for operations and maintenance and $0.00 for debt service in the rolls we read in July 2026, so there was no debt balance to pay off. Confirm the current year’s figure on the tax bill or the district.
They can. A 1998 to 2000 build cannot claim the building-code wind credit, and insurers look at roof age, roof-to-wall connection and opening protection. An insurer may not refuse a policy solely because a roof is under 15 years old. Gather the roof date and a wind mitigation report before you list.
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These are the original Silver Creek 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 Silver Creek application, the transfer packet, the club rules, the hurricane reports and the county millage book.
# | Document | Issuer | What it shows |
|---|---|---|---|
1 | Spring Run Golf Club Membership at a Glance 2026 to 2027 (PDF) | Spring Run Golf Club | Annual fees, resale and estoppel fees, hours, cart fees and management companies |
2 | Silver Creek Residents’ Association, posted by Spring Run Golf Club | Screening steps, the Board’s final decision and the missing rule text | |
3 | 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, tenant fees and the 10-day filing |
4 | Spring Run Rules and Regulations, 2020 to 2021 edition (PDF) | Spring Run Golf Club | Public copy of club rules; a newer edition was not located |
5 | Spring Run Golf Club | Member contacts for rentals; no Silver Creek entry | |
6 | National Hurricane Center, NOAA | Surge findings for Estero, Bonita Springs and Naples | |
7 | National Hurricane Center, NOAA | Surge findings from Charlotte Harbor to Bonita Beach and Naples | |
8 | National Hurricane Center, NOAA | Surge findings south of Boca Grande through Marco Island | |
9 | Village of Estero | The Village’s account of Ian damage east of US 41 | |
10 | Lee County Flood Insurance Study 12071CV001D, revised preliminary (PDF) | Lee County | FIRM panel index, including panel 0593H |
11 | Lee County Property Appraiser | 2026 adopted millage lines by taxing district | |
12 | School District of Lee County | Choice zones, preference order and school lists | |
13 | Florida Office of Insurance Regulation | County average premiums with and without wind |
Each source below carries its own access date, either October 29, 2026 for this edition or the July 2026 research pass for pages carried forward and re-checked. They are public records, statutes, government pages, association documents and issuer pages; the county sales analysis and price-per-square-foot figures are our own work from the record.
County sales data from the Lee County Property Appraiser, pulled October 2026. McGreevy and Comisar, Best Realtor for Silver Creek 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.
