Sunset Stream is a gated village of 118 two-bedroom condominiums inside Spring Run at The Brooks in Estero, 34135. Fees, 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.
Sunset Stream is a village of 118 two-bedroom garden condominiums in 12 buildings on Sandycreek Terrace and Spring Run Boulevard inside Spring Run at The Brooks, in the Village of Estero, Lee County, Florida, ZIP 34135. The condominiums were built between 1999 and 2001, the Lee County record lists them as three separate sections under one name, and every owner is automatically a member of the Spring Run Golf Club.
McGreevy and Comisar are the team Sunset Stream 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 Sunset Stream itself, the Lee County record shows 17 recorded sales in the 36 months from October 2023, at a median of $393,000.
This page is about the Sunset Stream village in Spring Run, part of The Brooks in Estero. It is not Streamside or Winding Stream, the two neighboring Spring Run condominium villages with similar names, and it is not any other place called Sunset Stream; the section on the county record shows how to tell them apart.
McGreevy and Comisar are the best realtor for Sunset Stream because value here turns on details most agents never separate: which of 118 look-alike condominiums sold at which price, which of four plan sizes it is, what the Spring Run club and the Brooks district add to the yearly bill, and what the rules allow for leasing and pets.
Data updated: October 2026 (Lee County recorded sales, index built October 7, 2026; newest recorded sale in the Lee index September 25, 2026).
If you’re searching for the best realtor for Sunset Stream in Spring Run, Estero, whether you’re ready to sell your Sunset Stream condo 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 Sunset Stream track record (Lee County recorded sales, DOR-qualified, 36 months from October 2023 to the index date of September 25, 2026, the first window with 10 or more sales): 17 Sunset Stream resales total in the market · highest-priced Sunset Stream sold: $450,000 · median recorded sale: $393,000.
Every figure is a community total across all brokerages, counted from the Lee County Property Appraiser sales file (index built October 7, 2026; newest recorded sale in the Lee index September 25, 2026). In the last 12 months we tracked 9 Sunset Stream recorded sales, from $270,000 to $450,000, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.
For Sunset Stream sellers: premium marketing, cinematic video, drone, professional photography, a qualified-buyer database, discretion and off-market capability when needed.
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Selling your Sunset Stream condo? 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 Sunset Stream? 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.
Sunset Stream is a small, gated condominium village where a club membership, a district assessment and a neighborhood association shape every purchase. These eight 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 Sunset Stream page in the order it appears. Each link jumps to its section, so you can go straight to the Sunset Stream market, the fees and district charge, the rules, the flood zone, schools, the Streamside comparison or the seller section.
Use these links to jump to any section of this Sunset Stream guide.
Sunset Stream is a village of 118 two-bedroom, two-bath condominiums in 12 low-rise buildings, built 1999 to 2001, set among the fairways of Spring Run in Estero. It has its own pool, spa and grills, and every owner belongs to the Spring Run Golf Club, whose annual fee is $9,820 for 2026 to 2027.
Data updated: October 2026 (Lee County roll, queried October 29, 2026; Spring Run Membership at a Glance 2026-2027).
Sunset Stream sits inside the gates of Spring Run, one of the communities of The Brooks, a development of Bonita Bay Group east of US 41 and west of Interstate 75 in southern Lee County. The Lee County roll gives the village’s land use as golf and its municipality as the Village of Estero, and the club’s own contact page lists 9501 Spring Run Boulevard, Estero, as the club address. Its neighbors inside The Brooks include Shadow Wood at The Brooks and Copperleaf at The Brooks.
Every unit is two bedrooms and two baths with a carport. There are four sizes: 35 units of 1,136 square feet and 24 of 1,349 square feet that the roll codes as one story, and 35 units of 1,246 and 24 of 1,453 square feet that the roll codes as two stories. Eleven buildings hold 10 units and one holds eight, and the owner of each unit shares a pool, a spa and landscaped common areas with the other 117.
The association’s rules describe the daily rhythm in practical terms: the pool and spa are open from dawn to dusk to owners, lessees and guests, the speed limit inside Spring Run is 19 miles per hour, garbage and recycling are collected once a week from dumpsters near buildings 15, 19 and 20 and the pool, and the association has furnished shared grills near the pool and at two parking lots. The club adds a golf course, four tennis courts, three bocce courts, a fitness center, a pool and dining, with the gatehouse staffed from 6:30 am to midnight.
Sunset Stream is not a neighborhood of detached homes, not a villa neighborhood and not a village with garages: the roll shows carports and no garages on any unit. It is not an optional-golf community, because the membership comes with the deed, and it is not Streamside or Winding Stream, which are separate condominium villages in Spring Run with their own associations.
Selling in Sunset Stream? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying in Sunset Stream? Call Marc at (239) 287-5873 or read how we represent buyers.
On the Lee County record, Sunset Stream is the legal text “SUNSET STREAM” in three sections, found on Sandycreek Terrace and Spring Run Boulevard in Estero, ZIP 34135. The roll holds 119 parcels under that name: 118 condominium units and one common-elements parcel for the pool, tennis and golf areas shared by all three sections.
Data updated: October 2026 (Lee County parcel layer queried October 29, 2026).
The roll describes the units as “SUNSET STREAM SECTION I CONDO DESC IN OR 3192 PG 4078,” “SUNSET STREAM SEC II CONDO DESC OR 3283 PG 568” and “SUNSET STREAM SECTION III CONDO DESC OR 3303/1530,” each followed by a phase, a building and a unit number. The common parcel reads “SUNSET STREAM SECTION I + II + III CONDO AS DESC IN OR 3192 PG 4078 + OR 3283 PG 0568 + OR 3303 PG 1580 COMMON ELEMENTS POOL TENNIS GOLF.” The book and page numbers point to the recorded condominium declarations; we read the legal text, not the declarations themselves.
The roll records Sunset Stream as three separate condominium sections under one village name. Section I has 40 units in buildings 12 to 15, Section II has 40 units in buildings 9, 10, 11 and 16, and Section III has 38 units in buildings 17 to 20, where building 20 holds eight units. The association’s rules list the same breakdown by street address and unit range, and a buyer should ask which section a unit is in when requesting documents, because each section was recorded in its own volume.
Eighty units sit on Sandycreek Terrace (addresses 23561, 23566, 23571, 23576, 23580, 23581, 23591 and 23601) and 38 sit on Spring Run Boulevard (9161, 9175, 9189 and 9209). The common parcel is about 8.3 acres and carries a land use of golf, which fits the pool, tennis and golf wording in its legal text.
All 119 parcels fall in taxing district 316, “Village of Estero / Estero Fire,” with the Estero Fire District as the fire district and the Village of Estero as the municipality. The Village of Estero incorporated in 2015, so building permits and floodplain management here run through the Village and not through unincorporated Lee County.
Both names are accurate and mean different things. The roll’s site city for all 119 parcels is Estero, and the homes are in the Village of Estero. The ZIP code, 34135, is a Bonita Springs mailing ZIP, and the club’s own transfer application prints “Bonita Springs, FL 34135” in its mailing address while its contact page prints Estero. The community markets as Estero, and this page does too.
Streamside is the neighboring condominium village on Spring Run Boulevard, with its own sections and association. Winding Stream is another Spring Run condominium village with its own website. “Spring Run” also names the golf club and the wider community of 847 homes, and “Sunset Stream” is only one of its neighborhoods. Property portals sometimes split or relabel the village, so match a listing to the unit address, the building number and the Official Records references above before relying on any figure.
Sunset Stream has 118 homes: two-bedroom, two-bath condominium units in 12 buildings, built 1999 to 2001, ranging from 1,136 to 1,453 heated square feet. The Lee County roll counts 118 residential units plus one common-elements parcel, and the association’s own rules also state a total of 118 units.
Data updated: October 2026 (Lee County parcel layer queried October 29, 2026; Sunset Stream Rules and Regulations approved February 6, 2023).
Roll item | Sunset Stream |
|---|---|
Residential condominium units | 118 |
Common-elements parcel | 1 (about 8.3 acres, golf land use) |
Sections | I: 40 units, II: 40 units, III: 38 units |
Buildings | 12 (11 with 10 units, 1 with 8 units) |
Bedrooms and baths | 2 bedrooms, 2 baths on all 118 |
Heated area | 1,136 sq ft x 35; 1,246 sq ft x 35; 1,349 sq ft x 24; 1,453 sq ft x 24 |
Stories coded on the roll | One story: 59 units; two stories: 59 units |
Parking | Carport on all 118; no garages |
Median heated area | 1,246 sq ft |
Streets | Sandycreek Terrace 80 units; Spring Run Boulevard 38 units |
ZIP and municipality | 34135 mailing ZIP; Village of Estero |
Section | Building | Address | Units | Year built |
|---|---|---|---|---|
I | 12 | 23571 Sandycreek Terrace | 10 | 2000 |
I | 13 | 23561 Sandycreek Terrace | 10 | 1999 |
I | 14 | 23566 Sandycreek Terrace | 10 | 2000 |
I | 15 | 23576 Sandycreek Terrace | 10 | 2000 |
II | 9 | 23601 Sandycreek Terrace | 10 | 2000 |
II | 10 | 23591 Sandycreek Terrace | 10 | 2000 |
II | 11 | 23581 Sandycreek Terrace | 10 | 2000 |
II | 16 | 23580 Sandycreek Terrace | 10 | 2000 |
III | 17 | 9161 Spring Run Boulevard | 10 | 2000 |
III | 18 | 9175 Spring Run Boulevard | 10 | 2000 |
III | 19 | 9189 Spring Run Boulevard | 10 | 2001 |
III | 20 | 9209 Spring Run Boulevard | 8 | 2001 |
Ten units, all in building 13, carry a year built of 1999; 90 units across nine buildings carry 2000; and the 18 units in buildings 19 and 20 carry 2001. Every unit is therefore 25 to 27 years old in 2026, which matters for roofs, air handlers, plumbing and windows, though the roll does not date any replacement.
We do not print owner names. In aggregate, 37 of the 118 units carry a homestead exemption on the 2026 roll, 31 percent, and owner mailing addresses show 49 units with a Florida address, 42 listing the unit itself, and the rest across 22 other states and provinces, led by Indiana (8), Pennsylvania (7) and Massachusetts (7). Mailing address does not show how a unit is used, and the roll does not say which units are leased.
Pulte Homes built Sunset Stream between 1999 and 2001 as part of Spring Run, the golf community that Bonita Bay Group developed inside The Brooks. The club says Spring Run’s 847 homes sold out from 1999 through 2002, more than two years ahead of schedule, at original prices from $120,000 to over $300,000.
Data updated: October 2026 (Spring Run Golf Club history page and Membership at a Glance, read October 29, 2026; Lee County roll).
Spring Run’s own Membership at a Glance says the community is “a golf-inclusive planned community consisting of 847 residential units built by Pulte Homes” and calls it “one of four separate and distinct residential communities located within The Brooks, developed by Bonita Bay Group.” The club does not name the builder of each village separately, so we credit Pulte at the Spring Run level and not to a specific Sunset Stream building.
The roll’s year built is 1999 for building 13, 2000 for most buildings and 2001 for buildings 19 and 20. The club’s history page describes Spring Run as one of the fastest-selling private golf communities in the country between 1999 and 2002, which matches the building dates.
When the developer handed the association to unit owners, and any turnover inspection report, are not in the public documents we read. Florida’s condominium act governs turnover in section 718.301, and a buyer can ask the association whether a report exists.
Sunset Stream recorded 17 sales in the 36 months from October 2023, at a $393,000 median and a range of $270,000 to $450,000. The latest 12 months slowed and softened: 9 sales at a $337,500 median, about 14 percent below the 36-month median, with the median price per heated square foot falling from $305 to $282.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified improved sales, index built October 7, 2026; newest recorded sale in the Lee index September 25, 2026).
Southwest Florida MLS figures for Sunset Stream 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.
From October 2023 to the index date, the Lee County Property Appraiser file shows 17 qualified Sunset Stream sales totaling $6,302,400, a median of $393,000, a low of $270,000 and a high of $450,000, at a median of $305 per heated square foot. All figures are community totals across all brokerages. Seventeen is more than the 10-sale minimum we require before quoting a median, so this is the lead window.
Since October 2025 the file shows 9 sales totaling $3,203,500, a median of $337,500, a range of $270,000 to $450,000 and a median of $282 per heated square foot. In the last 12 months we tracked those 9 recorded sales; the highest was the $450,000 sale of a 1,349-square-foot unit on November 4, 2025, and the lowest was $270,000 for a 1,246-square-foot unit on April 9, 2026.
From January 15, 2025 to the newest Sunset Stream sale on August 28, 2026, the sales file shows 12 sales with a median of $334,750, from $270,000 to $450,000, and a median of $280 per heated square foot (computed from the sale rows below). The five sales from November 2023 through February 2024 had a median of $405,000, so the 2025 to 2026 window sits about 17 percent lower.
Sale year | Recorded sales | Median price | Low to high |
|---|---|---|---|
2016 | 13 | $190,000 | $161,900 to $235,000 |
2017 | 10 | $187,500 | $158,000 to $230,000 |
2018 | 11 | $175,000 | $148,500 to $193,000 |
2019 | 11 | $190,000 | $159,000 to $226,500 |
2020 | 10 | $192,000 | $149,900 to $235,000 |
2021 | 10 | $212,500 | $168,000 to $400,000 |
2022 | 12 | $385,000 | $330,000 to $469,900 |
2023 | 7 | $429,000 | $385,000 to $476,000 |
2024 | 2 | $400,000 | $395,000 to $405,000 |
2025 | 7 | $337,500 | $294,000 to $450,000 |
2026 (through September 25 index) | 5 | $331,000 | $270,000 to $410,000 |
Between 2020 and 2023 the yearly median rose from $192,000 to $429,000, then eased to $331,000 in 2026. The 2024 median rests on only two sales, so it should not be read as a trend point.
Sale date | Price | Heated sq ft | Price per sq ft |
|---|---|---|---|
Nov 8, 2023 | $400,000 | 1,246 | $321 |
Nov 29, 2023 | $429,000 | 1,246 | $344 |
Dec 1, 2023 | $445,900 | 1,349 | $331 |
Feb 5, 2024 | $395,000 | 1,136 | $348 |
Feb 28, 2024 | $405,000 | 1,136 | $357 |
Jan 15, 2025 | $415,000 | 1,246 | $333 |
May 15, 2025 | $315,000 | 1,136 | $277 |
Jun 20, 2025 | $294,000 | 1,136 | $259 |
Oct 7, 2025 | $332,000 | 1,136 | $292 |
Nov 4, 2025 | $450,000 | 1,349 | $334 |
Dec 22, 2025 | $337,500 | 1,246 | $271 |
Dec 30, 2025 | $393,000 | 1,246 | $315 |
Mar 30, 2026 | $410,000 | 1,453 | $282 |
Apr 9, 2026 | $270,000 | 1,246 | $217 |
Apr 14, 2026 | $380,000 | 1,246 | $305 |
May 1, 2026 | $331,000 | 1,246 | $266 |
Aug 28, 2026 | $300,000 | 1,136 | $264 |
The median price per heated square foot over 36 months is $305. The five sales from late 2023 to early 2024 ran $321 to $357 per square foot, and the twelve sales since January 2025 ran $217 to $334. The $217 figure is the April 9, 2026 sale of a 1,246-square-foot unit at $270,000, the lowest on the file, and a single sale at that level does not define the market.
Heated sq ft | Sales since Oct 2023 | Median price | Low to high | Median price per sq ft |
|---|---|---|---|---|
1,136 | 6 | $323,500 | $294,000 to $405,000 | $285 |
1,246 | 8 | $386,500 | $270,000 to $429,000 | $310 |
1,349 | 2 | $447,950 | $445,900 to $450,000 | $332 |
1,453 | 1 | $410,000 | $410,000 | $282 |
These splits come from our arithmetic on the county rows, and the 1,349 and 1,453 groups are too small to call a median. The 1,246-square-foot plan accounts for 8 of the 17 sales, about 47 percent, while making up 35 of the 118 units, about 30 percent.
The county’s 2026 roll just value ranges from $262,790 to $327,879, with a median of $282,780, which is well under the $393,000 recorded sale median. The roll value is a mass-appraisal figure for tax purposes and not a sale price, and the assessed and taxable values of homestead units are held down further by Save Our Homes. Price a Sunset Stream condo from its recorded sales, not from its roll value.
The Spring Run Golf Club’s own listing board showed one Sunset Stream unit available on October 29, 2026: a two-bedroom, two-bath unit on Sandycreek Terrace at $400,000, described at 1,558 square feet, a size that does not match any of the four roll sizes, so we do not use it as a comparable. Active listings change daily; ask us for the current list with square footage checked against the roll.
Sunset Stream homes are two-bedroom, two-bath garden condominiums of 1,136 to 1,453 heated square feet in low-rise buildings, each with a carport, a screened lanai and shared pool, spa and grills. The roll gives no garage, pool or dock on any unit, and just values run from $262,790 to $327,879.
Data updated: October 2026 (Lee County roll queried October 29, 2026; Sunset Stream rules approved February 6, 2023).
Heated sq ft | Units | Stories on roll | Beds and baths | Median 2026 just value |
|---|---|---|---|---|
1,136 | 35 | 1 | 2 and 2 | $263,440 |
1,246 | 35 | 2 | 2 and 2 | $282,780 |
1,349 | 24 | 1 | 2 and 2 | $297,082 |
1,453 | 24 | 2 | 2 and 2 | $315,934 |
The club publishes floor plans on its website, but we did not retrieve the plan drawings, so we do not name individual plans or describe room layouts beyond the roll’s bed, bath and area counts.
These are attached condominium homes in buildings of eight or ten units. The roll does not state the construction type or roof material, and the association’s rules do not either, so ask for the building plans, the roof age and the most recent reserve or inspection report in the condominium documents. The rules do say lanais, designated parking spaces and covered entries are limited common areas that unit owners maintain; under section 718.113(1) the association maintains the common elements except limited common elements that the Declaration assigns to unit owners, so the Declaration decides the roof and structure question for your section.
Spring Run is a sold-out, golf-inclusive community of 847 homes built by Pulte Homes inside The Brooks, run by the Spring Run Golf Club Community Association. Every Sunset Stream owner automatically becomes a club member by buying the home, and the published annual fee for 2026 to 2027 is $9,820.
Data updated: October 2026 (Spring Run Golf Club pages and Membership at a Glance 2026-2027, read October 29, 2026).
The club describes Spring Run as “a master community association with 10 neighborhoods consisting of 20 neighborhood associations,” overseen by a seven-member Board of Directors that works through nine committees. The presidents of the neighborhood associations form a Neighborhood Representatives Council that carries information between the 847 unit owners and the master board. Sunset Stream is one of the 10 neighborhoods, and the club’s structure puts each neighborhood association’s president on that council.
The master association “is charged with managing the overall affairs of Spring Run, including operating and maintaining the golf course, clubhouse, tennis facility, and common area.” The 18-hole course was designed by Gordon Lewis and redesigned by John Sanford, was renovated in 2022 with Bimini turf, and has been an Audubon Certified Golf Course since 2008. The clubhouse was remodeled and expanded, with outdoor dining opened in 2023.
The club says “All Spring Run homeowners, by virtue of buying a home in Spring Run, automatically become members of the Golf Club,” and describes the community as bundled, meaning the golf membership is included in the price of each home. The club is a non-equity club: residents, lessees and guests hold a license to use the facilities under the Declaration of Covenants, Conditions and Restrictions for Spring Run Golf Club. There is nothing separate to buy into, and nothing to redeem when you sell.
The Commons Club at The Brooks is a separate club with a private beach club on Little Hickory Island, a fitness and wellness center, a restaurant and pickleball courts. Spring Run’s website encourages members to join, but joining is a choice and does not appear in the Spring Run fee sheet. We did not find a published Gold membership fee, so we do not print one.
The 2026 to 2027 Membership at a Glance lists “Annual Fees (2026-2027) $9,820,” which “includes capital, new project fund, reserve, and $800 prepaid food minimum,” effective November 1, 2026 and “subject to change.” That works out to about $818 a month on our arithmetic. The same sheet lists Blue Stream Fiber at $215.55, a resale fee shown as “$12,000/$3,500,” an estoppel fee of $250 and a delegation-of-use fee of $550 plus 6.5 percent tax.
The Sunset Stream Recreation Association runs the village’s pool, grounds and rules, and Gulf Breeze Management Services is the management company on its 2024 lease application. The published fees are the Spring Run club fee of $9,820 and the Brooks district’s $1,017.25; the neighborhood assessment itself is not published and comes from the estoppel certificate.
Data updated: October 2026 (association papers read October 29, 2026; Spring Run Membership at a Glance 2026-2027; Brooks district proposed FY2027 budget).
We could not read the Florida Division of Corporations record for the Sunset Stream association: the state’s search site refused an automated request on October 29, 2026, so we report no document number, filing date, status or annual report for it. The association’s own papers name it the Sunset Stream Recreation Association. For the master association, a directory that republishes the state record shows Spring Run Golf Club Community Association, Inc., document number N98000000456, incorporated January 23, 1998, with an annual report filed in 2026; the club’s own sheet confirms the January 23, 1998 formation date.
The association’s 2024 lease application directs applications to Gulf Breeze Management Services, Inc., 8910 Terrene Court, Suite 200, Bonita Springs, phone (239) 498-3311, and the 2026 to 2027 club sheet lists “Willow Creek and Sunset Stream: Gulf Breeze at (239) 498-3311.” One older block on the club’s rental page names a different manager for Sunset Stream, so confirm the current manager with the association. The master association has its own staff at the clubhouse.
The rules describe a board that enforces the rules with the management company, maintains the pool, spa, grills, landscaping, sidewalks and parking lots, provides common dumpsters and recycling bins, and reviews architectural changes alongside the Spring Run committee. Who pays for roofs, exterior paint, building insurance and reserves is set by the Declaration and the budget, which we did not read.
Owners maintain their lanais, designated parking spaces and entries, the interior of the unit and the items Florida law assigns to unit owners. Section 718.111(11)(b) excludes floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, built-in cabinets and countertops and window treatments from the association’s required property policy, so these are the owner’s to insure and replace.
The neighborhood assessment for Sunset Stream is not published in any public document we read. The club’s sheet tells readers to contact the property management company for neighborhood fees. We do not print a figure and do not estimate one. Ask the management company for the current budget and request the estoppel certificate, which states the regular assessment, any special assessment and any amount past due.
The club lists a resale fee as “$12,000/$3,500,” an estoppel fee of $250, and a Delegation of Use fee of $550 plus 6.5 percent tax that “includes Rental Admin Fee.” The sheet does not explain which fee applies to which kind of buyer, so ask the club in writing before you price an offer or a sale. A lease also needs a Transfer Member Application with fees of $585.75 for privileges or $159.75 for none, as printed on the September 2026 form.
Under section 718.116, a unit owner “is jointly and severally liable with the previous owner for all unpaid assessments that came due up to the time of transfer of title,” and the association “has a lien on each condominium parcel to secure the payment of assessments.” If a leased unit’s owner is delinquent, the association may demand rent directly from the tenant. Fines are capped at $100 per violation and $1,000 in the aggregate under section 718.303.
Charge | Amount | Date and source |
|---|---|---|
Spring Run club annual fee | $9,820 a year | 2026-2027, effective November 1, 2026, Membership at a Glance |
Brooks of Bonita Springs CDD operations and maintenance | $1,017.25 a year, no debt service | Proposed FY2027 budget, 2026-2027 preliminary assessments |
Sunset Stream neighborhood assessment | Not published | Ask the management company; the estoppel certificate states it |
Blue Stream Fiber | $215.55 (subject to change) | Membership at a Glance; billing method not stated |
Club estoppel fee | $250 | Membership at a Glance; statute caps condominium estoppels at $250 |
Club resale fee | $12,000/$3,500 as printed | Membership at a Glance; meaning not explained |
Lease application to the association | $100, non-refundable | Sunset Stream lease application, Rev. 2024 |
Club delegation of use for a lease | $585.75 with privileges; $159.75 with none | Transfer application, Rev. September 2026 |
Village of Estero property tax | 0.7300 mills | Florida Department of Revenue Table 1, fiscal year 2025-26 |
A Sunset Stream tax bill carries ad valorem tax in taxing district 316, with a 2025 total of 13.0214 mills, plus the Brooks of Bonita Springs CDD’s $1,017.25 operations and maintenance assessment proposed for fiscal year 2027. The Village of Estero’s own rate is 0.7300 mills, one of the lowest municipal rates in Florida.
Data updated: October 2026 (Lee County millage as reported on our Spring Run page; Brooks district proposed FY2027 budget; Florida Department of Revenue Table 1).
The 2025 millage book total for the Village of Estero / Estero Fire district is 13.0214 mills: Lee County 3.7623, state-law school 3.0710, local-board school 2.2480, Estero Fire Rescue 2.2880, Village of Estero 0.7300, Library 0.4218 and smaller water-management, mosquito and navigation levies. We confirmed the Lee County, Library and Village of Estero lines against the Florida Department of Revenue’s Table 1 for 2025-26 and took the district total and the other lines from the millage book as read on our Spring Run page. At that total, each $100,000 of taxable value costs about $1,302 a year, before any exemption.
The Brooks of Bonita Springs Community Development District covers about 1,249 acres east of US 41, south of Williams Road, west of Interstate 75 and north of San Carlos Estates, within the Village of Estero. Its proposed fiscal year 2027 budget lists $1,017.25 per unit for operations and maintenance, the same as fiscal year 2026, and shows the “Streamside/Sunset/Winding Stream” garden-condominium class with no debt service because the 2006 series is paid in full. The assessment is collected on the Lee County tax bill.
At the $337,500 median of the last 12 months, and ignoring exemptions, the millage book total would produce about $4,395 of ad valorem tax, and the CDD line adds $1,017.25. A homestead exemption lowers taxable value and the Save Our Homes cap limits increases, but a new buyer’s assessment resets to just value after a sale. Use the county’s tax estimator or the current notice for a unit you are considering.
On a sale, the seller customarily pays Florida’s documentary stamp tax on the deed at $0.70 per $100 under section 201.02, which is $2,362.50 on a $337,500 sale on our arithmetic, and the contract controls. Florida also requires the seller to give a flood disclosure at or before contract under section 689.302.
Sunset Stream’s rules allow leases of 30 days to one year with board approval 20 days ahead, allow pets for owners only, bar all grills except the association’s shared ones, limit each unit to two vehicles and require architectural approval for lanai and exterior changes. The rules were approved February 6, 2023 and the lease application is Rev. 2024.
Data updated: October 2026 (Sunset Stream Rules and Regulations approved February 6, 2023; lease application Rev. 2024).
Units “may not be leased for a period of less than thirty (30) days and no more than one (1) year per application,” and a renewal needs a new application. The application, a copy of the signed lease, a $100 non-refundable fee payable to the association and an emergency contact must be submitted at least 20 days before the lease starts. The board or its delegate must approve every lease before the tenant arrives, and approval may depend on the owner being current on assessments.
The lease application caps occupancy at no more than two persons per bedroom, which is four persons in a two-bedroom Sunset Stream unit.
“Pets are permitted for UNIT OWNERS ONLY.” Owners register pets with the management company, license dogs and cats with Lee County, keep pets caged or on a hand-held leash outside the unit, and may not bring pets into the pool area. “Under no circumstances will a pit bull or any attack type dog be permitted.” Renters, lessees and guests cannot keep, visit with or pet-sit any pet. The rules we read do not state a limit on the number of pets or a weight limit, so we do not print one; the Declaration governs.
Each unit has one assigned carport space, and “No more than two Class 1 Motorized Vehicles are allowed per unit.” Inoperable vehicles and vehicles with commercial plates or markings cannot park overnight, repairs are not allowed, trailers of any kind are prohibited, and renters and lessees may not have motorcycles. Bicycles and small motorcycles under 600 pounds go in the community racks.
“Electric grills, charcoal grills or propane grills ARE NOT PERMITTED TO BE STORED OR USED ANYWHERE IN SUNSET STREAM.” Since 2021 the association has furnished grills: one at the building 15 parking lot, three at the pool and one at the building 18 parking lot. Portable propane containers over 17 ounces are not allowed in units or on lanais.
No for-sale or for-rent signs may appear in windows or outside a unit. One open house sign may stand beside the driveway on the day of an open house and must come down that day, following Spring Run’s regulations. One security sign is allowed.
A Request for Architectural Review is required before any lanai or building modification, any lanai flooring work, installing sliding doors inside a lanai screen and installing hurricane shutters, which also follow the Spring Run Design Guidelines. Window tinting is prohibited, flags are limited to one portable American flag, and holiday decorations may be up two weeks before and after a holiday.
Every owner must have a home watch person or designated individual with access to the unit, on file with the association, and the owner pays costs if the association cannot reach that person after a leak or storm damage. The outside main water shut-off must be off when a unit is unoccupied for more than 24 hours. The air conditioner condensate drain must be cleaned and tested by a licensed HVAC company twice a year with a written report to the board, and a replacement unit needs a pan and an auto shut-off switch.
The board can escalate from communication to loss of amenity access, loss of authorization to lease, towing and fines. Under section 718.303 a fine may not exceed $100 per violation or $1,000 in the aggregate, and a fine may not become a lien against a unit. The board can amend the rules by majority vote.
If a question is not answered above, the Declaration of Condominium and the Spring Run rules govern, and we do not guess. Ask the management company for the Declaration for your section, the bylaws, the current rules and the last budget before you make an offer.
No document we read makes Sunset Stream a 55+ community. The association’s rules and lease application set no minimum age and cap occupancy at two persons per bedroom, and the Spring Run club describes itself as a golf-inclusive planned community with no age restriction. The Declaration is the final authority, and we did not read it.
Data updated: October 2026 (Sunset Stream rules and lease application; Spring Run Membership at a Glance; read October 29, 2026).
The rules, the Rev. 2024 lease application, the Spring Run Membership at a Glance 2026-2027, the club history page and the transfer application contain no age minimum, no 55+ language and no restriction on residents by age. They do set the two-persons-per-bedroom limit. None of the papers we read mentions an age-restricted designation.
Search engines often append “55+” to golf-community searches in Southwest Florida because some neighboring communities do have age restrictions. A suggestion is not a record. If age matters for your purchase, ask the management company and read the Declaration for your section before you offer.
Sunset Stream has its own swimming pool and spa, shared grills, bicycle racks and guest parking, and its owners belong to the Spring Run Golf Club with an 18-hole course, four tennis courts, three bocce courts, a fitness center and dining. The Commons Club at The Brooks is an optional separate membership.
Data updated: October 2026 (Sunset Stream rules approved February 6, 2023; Spring Run Membership at a Glance 2026-2027; Commons Club website, read October 29, 2026).
The village pool and spa are for owners, lessees and guests from dawn to dusk, with the pool deck and covered area open after dusk. The association provides shared grills at the pool and two parking lots, bicycle racks, guest parking and dumpsters near buildings 15 and 19 and 20 and the pool. Pets are not permitted in the pool area, and glass is not allowed there.
The club has an 18-hole course with six sets of tees, men’s, women’s and couples leagues, a practice range, a fitness center, a heated pool and spa, four Har-Tru tennis courts, three Har-Tru bocce courts with a fourth added in 2023, and a clubhouse with a pro shop and dining room. The dining room serves lunch Monday to Saturday and dinner Friday and Saturday in season. The club’s iLife program offers around 100 activities and presentations each season, according to the club. The guest green fee schedule on the 2026 to 2027 sheet takes effect November 1.
Owners do not choose whether to join; membership comes with the home. Annual fees are $9,820 for 2026 to 2027, which include capital, a new project fund, reserves and an $800 prepaid food minimum. Member cart fees are $31 for 18 holes year round on the 2026 to 2027 sheet.
The Commons Club offers a private beach club on Little Hickory Island, a fitness and lifestyle center, a wellness spa, The Rookery restaurant and seven new pickleball courts to Gold members, who are limited to residents of The Brooks. Membership is separate from the Spring Run fee and optional.
Sunset Stream is in FEMA Zone X, an area of minimal flood hazard, at all six addresses we tested on October 29, 2026, on FIRM panel 12071C0593H effective November 17, 2022. Lee County’s layer places the village in evacuation Zone B and surge zone 2. Zone X does not mean flood-proof, and flood insurance is still available.
Data updated: October 2026 (FEMA National Flood Hazard Layer and Lee County evacuation zone layer, queried October 29, 2026).
Address | Section | FEMA zone | Base flood elevation | FIRM panel | Effective date |
|---|---|---|---|---|---|
23571 Sandycreek Terrace (building 12) | I | X, area of minimal flood hazard | None shown | 12071C0593H | November 17, 2022 |
23576 Sandycreek Terrace (building 15) | I | X, area of minimal flood hazard | None shown | 12071C0593H | November 17, 2022 |
23591 Sandycreek Terrace (building 10) | II | X, area of minimal flood hazard | None shown | 12071C0593H | November 17, 2022 |
23580 Sandycreek Terrace (building 16) | II | X, area of minimal flood hazard | None shown | 12071C0593H | November 17, 2022 |
9161 Spring Run Boulevard (building 17) | III | X, area of minimal flood hazard | None shown | 12071C0593H | November 17, 2022 |
9209 Spring Run Boulevard (building 20) | III | X, area of minimal flood hazard | None shown | 12071C0593H | November 17, 2022 |
We queried FEMA’s public National Flood Hazard Layer by point, 16 seconds apart, and the response flagged each point outside the Special Flood Hazard Area. The six tested buildings cover all three sections, but the other six buildings were not queried individually.
Zone X, shown by FEMA as an area of minimal flood hazard, lies outside the 1 percent annual chance floodplain, so no base flood elevation is published for it. FEMA’s special flood hazard flag was false at every point we tested. Zone X means minimal flood hazard, not no flood hazard, and a lender or an owner may still choose flood insurance. Florida’s seller flood disclosure under section 689.302 applies regardless of zone.
Lee County’s evacuation layer returned CountyZone B and surge zone 2 at two points, 23591 Sandycreek Terrace and 9209 Spring Run Boulevard. The county describes its zones as named by hurricane surge evacuation zones, A through E. We stated the zone only because a Lee County source returned it; check the county’s Know Your Zone tool for a specific unit before a storm.
We found no source that reports storm damage specific to Sunset Stream. The National Hurricane Center reports Hurricane Ian’s coastal storm surge at 8 to 12 feet above ground in Estero, Bonita Beach, Bonita Springs and North Naples in 2022, while Helene and Milton in 2024 brought 2 to 5 feet of surge to the Bonita Beach to Naples coast.
Data updated: October 2026 (National Hurricane Center Tropical Cyclone Reports, read October 29, 2026).
The National Hurricane Center says “Ian made landfall in southwestern Florida at category 4 intensity,” on Cayo Costa, and calls it the costliest hurricane in Florida’s history. For this stretch of coast the report states “Maximum inundation levels of 8 to 12 ft AGL occurred in Estero, Bonita Beach, Bonita Springs, and North Naples.” In Lee County, “at least 52,514 structures were impacted, of which 5,369 were destroyed and 14,245 received major damage.”
The 8 to 12 foot figure is storm surge above ground level along the coast and tidal waterways. Sunset Stream is inland in Zone X, east of US 41, and the report does not give a surge or damage figure for Spring Run, The Brooks or Sunset Stream. Do not read the coastal range as a statement about these buildings in either direction.
Helene “made landfall in the Florida Big Bend region as a category 4 hurricane,” far north of Lee County. The National Hurricane Center reports “maximum storm surge inundation of 2 to 4 ft AGL” south of Bonita Beach in Naples and Marco Island, and 3 to 5 feet from south of Englewood to Bonita Beach.
Milton made landfall on Siesta Key, Florida, according to the National Hurricane Center. The National Hurricane Center reports “Maximum storm surge inundation of 3 to 5 ft AGL occurred from Bonita Beach through Marco Island,” with a reading of 5.08 feet above mean higher high water on the Naples Bay tide gauge.
We found no news report, association notice or insurance claim summary describing damage, repairs or special assessments at Sunset Stream after Ian, Helene or Milton. If a unit you are considering has repair history, ask for the association’s post-storm assessments and the seller’s insurance claim disclosures.
A Sunset Stream owner carries an HO-6 condominium policy, and the association carries a master policy under section 718.111(11) that must cover the building as originally installed but excludes floor, wall and ceiling coverings, fixtures, appliances, cabinets and window treatments. State rules require HO-6 policies to include at least $2,000 of loss assessment coverage.
Data updated: October 2026 (Florida Statutes 2025; Florida Chief Financial Officer and Citizens Property Insurance Corporation guidance, read October 29, 2026).
Section 718.111(11)(b) requires the association’s policy to provide primary coverage for “All portions of the condominium property as originally installed or replacement of like kind and quality,” and the Citizens policyholder newsletter says a copy of the association policy can always be requested from the condo board. We could not find the Sunset Stream master policy, carrier or limits in any public document, so ask for the declarations page.
The owner insures what the association’s policy leaves out. Statute lists “floor, wall, and ceiling coverings, electrical fixtures, appliances, water heaters, water filters, built-in cabinets and countertops, and window treatments” as the unit owner’s responsibility, and Florida’s CFO consumer guide says condo unit owners need an HO-6 form that primarily covers personal property and liability. Section 718.111(11)(g) requires the unit owner policy to conform to section 627.714.
A special assessment passes the cost of an uninsured or underinsured common loss to unit owners. The CFO guide says HO-6 policies “must include at least $2,000 of loss assessment coverage with a deductible no greater than $250.” That minimum is small, so ask your insurance agent whether a higher limit is available before closing.
Section 627.711 requires insurers to tell policyholders about premium discounts for windstorm loss mitigation and prescribes a uniform mitigation verification form. For a condominium unit, the features that earn discounts are usually building-wide, such as the roof and opening protection, so the useful form is the association’s. The CFO guide notes that policyholders may elect a wind mitigation inspection.
Ask for the master policy declarations page and its hurricane deductible, the most recent budget and reserve schedule, any special assessment history, a list of insurance claims since 2022, and the estoppel certificate. Under section 718.116 the estoppel fee is capped at $250, with $100 more for delivery within three business days.
The School District of Lee County assigns schools through residential choice zones, not fixed neighborhood schools. Elementary Proximity Zone Q lists Bonita Springs, Pinewoods, San Carlos, Spring Creek and Three Oaks; middle Zone GG lists Bonita Springs and Three Oaks Middle; the South high school zone includes Bonita Springs High and Estero High. Confirm your address.
Data updated: October 2026 (Lee County Student Enrollment Plan 2026-2027, Board approved December 1, 2025).
We could not determine which proximity zone or high school sub-zone contains a Sunset Stream address, because the plan lists schools by zone and does not map addresses and the district’s address tool could not be run from our research host. The zones above are the plan’s zones for southern Lee County, not a finding about these buildings. The Lee County boundary layer places the village in School Board District 3.
Use the School District of Lee County’s address lookup and read the Student Enrollment Plan for the school year you will enroll, because zones and choices change from year to year. We do not publish school grades or ratings here.
Sunset Stream is close to Coconut Point and the Lee Health Coconut Point campus, which are about 1 to 2 minutes away by our estimate, and about 12 minutes from Southwest Florida International Airport. Our estimates multiply straight-line distance by 1.3 and assume 30 to 55 miles per hour, so treat them as planning figures.
Data updated: October 2026 (Lee County parcel layer coordinates; our estimates).
Destination | Straight-line miles | Estimated road miles | Estimated minutes |
|---|---|---|---|
Lee Health Coconut Point (emergency room and outpatient campus) | 0.45 | 0.6 | 1 |
Coconut Point shopping area | 0.89 | 1.2 | 2 |
Miromar Outlets | 3.30 | 4.3 | 7 |
Hertz Arena | 3.51 | 4.6 | 8 |
Bonita Beach Park | 5.16 | 6.7 | 11 |
Southwest Florida International Airport | 8.75 | 11.4 | 12 |
We took the center of the Sunset Stream parcels from the Lee County parcel layer and the parcel point of each destination from the same layer, computed the great-circle distance, multiplied by 1.3 for road circuity, and divided by an assumed speed of 30 to 35 miles per hour locally and 55 miles per hour for the airport route. These are our estimates, not routing-service results, and traffic on US 41, Coconut Road and Interstate 75 changes them.
Lee Health Coconut Point, a Lee Health System campus on Via Coconut Point that the Cape Coral Breeze places near Coconut Road and US 41, opened December 3, 2018 and has a 24-hour emergency room, imaging, laboratory, pharmacy and outpatient surgery. It is an outpatient campus with an emergency department. For inpatient hospitals, we did not compute drive times.
Nothing we found changes Sunset Stream itself, which is built out, but the Village of Estero’s 2025 to 2026 budget funds a sports park, an entertainment district, an Estero River project and a $22 million Corkscrew Road widening. Spring Run completed a clubhouse remodel and expansion with outdoor dining in 2023.
Data updated: October 2026 (WGCU report on the Village of Estero’s 2025-26 budget; Spring Run Membership at a Glance 2026-2027).
WGCU reported that the Village’s largest allotment is “$27.3 million in Parks and Recreation,” that “a sports park, entertainment district and project to alleviate pollution in the Estero River are planned,” and that a “$22 million project out widening Corkscrew Road out east” is underway. The Village’s millage rate of 0.73 is one of the lowest in Florida.
The club says the course was renovated with Bimini turf in 2022, and the clubhouse was remodeled and expanded with outdoor dining in 2023. The 2026 to 2027 sheet lists new Har-Tru tennis courts and a fourth bocce court. We found no announced construction, reroofing or repainting at Sunset Stream itself.
Sunset Stream and Streamside are both two-bedroom, two-bath garden condominium villages inside Spring Run, but Sunset Stream has 118 units built 1999 to 2001 against Streamside’s 81 roll parcels built 1998 to 2002, and its 17 recorded sales since October 2023 had a $393,000 median against $355,000 for Streamside’s nine.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified, index built October 7, 2026; newest recorded sale in the Lee index September 25, 2026; windows named in the table).
Streamside is covered on our Streamside page. The table sets the two villages side by side on the same yardsticks.
Yardstick | Sunset Stream | Streamside |
|---|---|---|
Roll parcels | 119 (118 units and 1 common parcel) | 81 (80 two-bedroom units and 1 small parcel) |
Sections | I, II and III | I and II |
Years built | 1999 to 2001 | 1998 to 2002 |
Heated area | 1,136 to 1,453 sq ft on the roll | 1,138 to 1,455 sq ft on its recorded sales |
Bedrooms and baths | 2 and 2 | 2 and 2 |
Streets | Sandycreek Terrace and Spring Run Boulevard | Spring Run Boulevard |
Property manager named by the club | Gulf Breeze Management Services | Advanced Property Management |
Brooks CDD charge (proposed FY2027) | $1,017.25, no debt service | $1,017.25, no debt service (shared class) |
Spring Run club fee | $9,820 (2026-2027) | $9,820 (2026-2027) |
Recorded sales since October 2023 (36 months) | 17, median $393,000, $270,000 to $450,000 | 9, median $355,000, $265,000 to $520,000 |
Recorded sales, latest 12 months | 9, median $337,500 | 4, median $310,000 |
Median price per heated sq ft, 36 months | $305 | $284 |
Median price per heated sq ft, latest 12 months | $282 | $266 |
Recorded sales, 60 months | 34, median $391,500 | 18, median $342,500 |
FEMA flood zone | X at six addresses tested | Not tested in this run |
The Streamside figures come from the same Lee County sales file and roll, and the manager and fee items come from Spring Run’s 2026 to 2027 Membership at a Glance. Median price per square foot is the median of per-sale ratios on county heated area.
Sunset Stream comes out ahead on depth and recent price: more homes and more recorded sales, so a larger comparable set, a higher 36-month median of $393,000 against $355,000 and a higher median price per heated square foot of $305 against $284, with a documented village pool, spa and shared grills.
Streamside comes out ahead on entry price and a smaller village: a lower 36-month median of $355,000 and a lower median of $266 per square foot over the latest 12 months, 80 units in two sections instead of 118 units in three, and a build range that runs from 1998 to 2002.
Selling in Sunset Stream? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying in Sunset Stream? Call Marc at (239) 287-5873 or read how we represent buyers.
Sunset Stream’s $393,000 median sale price over 36 months sits at the lower end of The Brooks: above Streamside at $355,000 and close to Spring Run overall at $386,500, and far below Copperleaf at $725,000 and Shadow Wood at $999,000. Windows and sources differ, so the table states each one.
Data updated: October 2026 (Lee County recorded sales; MLS figures as published on our Spring Run, Copperleaf and Shadow Wood pages; windows named in the table).
Yardstick | Sunset Stream | Streamside | Spring Run at The Brooks (all villages) | Copperleaf at The Brooks | Shadow Wood at The Brooks |
|---|---|---|---|---|---|
Homes counted | 118 condominium units | 80 condominium units | 847 homes | 570 homes | 1,481 homes |
Product | Garden condominiums, 2 bed, 2 bath | Garden condominiums, 2 bed, 2 bath | Condominiums, villas and detached homes | Detached houses and carriage condominiums | 34 neighborhoods of varied homes |
Golf | Spring Run club, membership with the home | Spring Run club, membership with the home | Spring Run club, membership with the home | Member-owned bundled golf | Optional private golf |
Recorded sales in the window | 17 in 36 months | 9 in 36 months | 34 in 12 months (MLS, pulled July 2026) | 29 in 12 months (MLS, pulled July 2026) | 79 in 12 months (MLS, pulled June 2026) |
Median sale price | $393,000 (36 months) | $355,000 (36 months) | $386,500 | $725,000 | $999,000 |
Median price per heated sq ft | $305 (36 months) | $284 (36 months) | Not compared | Not compared | Not compared |
Windows differ because the sources do: Sunset Stream and Streamside use the Lee County sales file over 36 months, and the other three columns are taken from our own community pages, which publish MLS trailing 12-month figures with the pull date shown.
Our Spring Run at The Brooks page covers all ten Spring Run neighborhoods: 847 homes and a $386,500 median over its trailing 12 months.
Shadow Wood at The Brooks has 1,481 homes in 34 neighborhoods and optional private golf, with a median near $999,000.
Copperleaf at The Brooks has 570 homes and member-owned bundled golf, with a median near $725,000.
Streamside is the closest comparison: the same bedroom and bath count, the same club and the same CDD class, in a smaller village.
Sunset Stream sits at the low-price, bundled-golf end of The Brooks. Its yearly carrying cost for the club and district alone is $9,820 plus $1,017.25, before the neighborhood assessment and property tax, so compare monthly cost and not just price when you weigh it against a community where golf is optional.
The honest case for Sunset Stream is a two-bedroom condominium inside a gated golf community at a recorded median of $393,000 over 36 months and $337,500 over 12, with golf included and a paid-off district bond. The honest costs are a $9,820 club fee, a 25-to-27-year-old building stock, and an unpublished neighborhood assessment.
Data updated: October 2026 (Lee County recorded sales; Spring Run Membership at a Glance 2026-2027; Brooks district proposed FY2027 budget).
Selling a Sunset Stream condo well means pricing it against its own 17 recorded sales of the last 36 months, not against detached homes or other Spring Run villages, and answering buyer questions about the club fee, the Brooks district charge and the lease and pet rules with the association’s papers. McGreevy and Comisar build every listing around those steps.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified, our analysis).
If you’re searching for a Sunset Stream listing agent, or thinking, “I need someone to sell my Sunset Stream condo…”, 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, Top 1% Real Estate Agents Nationally Since 2008, price Sunset Stream condos against the county’s recorded sales, split by floor plan size and sale year, and put the estoppel certificate, the club fee and the lease rules in front of a buyer before the buyer has to ask.
In the 36 months from October 2023, 17 Sunset Stream condos sold on the county record for $6,302,400 in total, at a $393,000 median. In the last 12 months we tracked 9 recorded sales totaling $3,203,500, from $270,000 to $450,000. Days on market and sale-to-list ratio are Southwest Florida MLS measures that the county record does not carry; we pull them for each listing file.
Buyers ask four things before they write: what the neighborhood and club fees are, what the Brooks district adds, whether they can rent or bring a dog, and what insurance they must carry. A seller who has the estoppel certificate ordered, the rules and lease application in hand and the A/C service reports ready shortens the deal. The rules bar for-sale and for-rent signs in windows and yards and allow one open house sign on the day of the open house, so marketing runs online and by appointment.
In Lee County the seller customarily pays the documentary stamp tax on the deed at $0.70 per $100 (section 201.02), which is $2,362.50 on a $337,500 sale (our arithmetic), and the owner’s title policy; the contract controls. The association’s estoppel certificate fee is capped at $250 by section 718.116, plus $100 if expedited, and the club lists its own $250 estoppel fee. 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, floor plan size, floor level and condition. Our Estero home valuation page explains how we price across the city.
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 six questions Sunset Stream sellers ask us first, answered from the record.
Recorded sales since January 2025 ran $270,000 to $450,000 with a $334,750 median; a unit with a better floor level, plan size or updates can sit above that.
The county record carries no days on market; we pull that from the MLS for your listing file.
The association’s estoppel certificate, the governing documents, the Rev. 2024 lease application and rules if the buyer will rent, and the Florida flood disclosure.
The lease rules require board approval of tenants; whether the Declaration requires approval of a buyer is a Declaration question we confirm for your section.
No. The rules bar for-sale and for-rent signs in windows and outside the unit, and allow one open house sign on the day of the open house.
Leasing is allowed for 30 days to one year with association approval 20 days ahead, plus club transfer fees; renters cannot have pets.
McGreevy and Comisar are the Southwest Florida team Sunset Stream owners call when a condo has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and know Estero neighborhoods street by street.
Data updated: October 2026 (career totals as published by the team).
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in Sales. Read more about our team.
Meet Jesse McGreevy, who leads the team’s listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation. Selling a Sunset Stream condo? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Sunset Stream? Call Marc at (239) 287-5873, or read about buying a home in Estero.
Jesse McGreevy and Marc Comisar are top-reviewed Southwest Florida realtors, and the reviews on the team’s Google Business Profile describe what a Sunset Stream seller or buyer needs most: steady communication, local knowledge and a team that follows through.
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Verified Google review
★★★★★ “Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time.” Verified Google review
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Sunset Stream buyers ask what the club and neighborhood cost, whether they can rent or keep pets, whether it is gated or 55+, what the flood zone means and who insures what. Each answer draws on a county record, the association’s rules, a statute or the club; unpublished facts are labeled.
Data updated: October 2026 (Lee County roll and recorded sales; Sunset Stream rules; Spring Run Membership at a Glance 2026-2027; statutes).
Spring Run has a gatehouse with posted hours of 6:30 am to midnight daily, and a transponder lets residents bypass the guest entrance. What happens at the gate after midnight is not stated in the documents we read.
No document we read sets an age minimum. The rules cap occupancy at two persons per bedroom, and the Declaration governs if it says more.
Yes. The club says every homeowner “automatically” becomes a member by buying a home, and the membership is included in the annual fee.
The 2026 to 2027 annual fee is $9,820, effective November 1, 2026, including capital, a new project fund, reserves and an $800 prepaid food minimum. Fees are subject to change.
The amount is not published. The club sheet says to contact the property management company, and the estoppel certificate states the assessment.
Yes, for 30 days to one year per application, with board approval at least 20 days before the lease starts and a $100 non-refundable fee.
Owners may keep pets after registering with the management company and licensing them with Lee County; renters and guests may not bring pets. Pit bulls and attack-type dogs are barred.
All 118 are two bedrooms and two baths, in four sizes: 1,136, 1,246, 1,349 and 1,453 heated square feet on the county roll.
The roll and the association’s rules both count 118 units. There are 12 buildings, numbered 9 to 20, with 10 units each except building 20, which has eight.
FEMA’s layer returned Zone X, minimal flood hazard, at six tested addresses on FIRM panel 12071C0593H, effective November 17, 2022. Flood insurance is still available and worth pricing.
Lee County’s evacuation layer returned Zone B, surge zone 2, at two points in the village. Check the county’s Know Your Zone tool for your unit.
Section 718.111(11) has the association cover the building as originally installed and leaves floor, wall and ceiling coverings, fixtures, appliances, water heaters, cabinets and window treatments to the owner. Ask for the master policy declarations page.
You will want one. Florida’s CFO guide says condo unit owners need an HO-6 form for personal property, liability and the interior items the association does not insure, with at least $2,000 of loss assessment coverage.
HO-6 policies must include at least $2,000 of loss assessment coverage, per the CFO guide. Higher limits may be available from your insurer, so ask your agent before closing.
Lee County uses residential choice zones. The plan lists Zone Q elementary schools, Zone GG middle schools and South Zone high schools for southern Lee County, but the plan does not map addresses, so use the district’s address tool.
By our estimate, about 12 minutes to the airport, 2 minutes to Coconut Point and 1 minute to the Lee Health Coconut Point emergency room, which is an outpatient campus and not an inpatient hospital.
An 18-hole course, four tennis courts, three bocce courts, a practice range, a fitness center, a clubhouse with dining, and the iLife enrichment program.
No. The Commons Club at The Brooks is a separate, optional club with a Gulf beach club on Little Hickory Island, a wellness spa, a restaurant and pickleball.
Owners may keep motorcycles: those over 600 pounds count as Class 1 vehicles and park under the carport or in a guest space, and lighter ones go in the bicycle racks. Trailers are prohibited, vehicles with commercial plates or markings cannot park overnight, and renters cannot have motorcycles.
No. Electric, charcoal and propane grills cannot be stored or used anywhere; use the association’s grills at the pool and two parking lots.
Yes. Every owner must have a home watch person or designated individual with access to the unit, on file with the association.
Shutters are permitted and lanai changes are possible, both with architectural approval from the neighborhood and, in most cases, the Spring Run committee.
Sunset Stream sellers ask what their condo is worth, how recorded sales have moved, what approvals and disclosures a sale needs, how the club fees and rental rules affect buyers, and what selling costs. Each answer below draws on the county record, the association’s rules, a statute or our own analysis.
Data updated: October 2026 (Lee County recorded sales, index built October 7, 2026, our analysis; association rules; statutes).
Recorded sales since January 2025 ran $270,000 to $450,000, with a $334,750 median. Plan size, floor level and updates move a unit within or above that band, and a free valuation prices it against the record.
Per square foot, the 1,349-square-foot plan has the highest median at $332, from two sales; the 1,246-square-foot plan has the most sales, eight, at a $386,500 median. Counts this small mean ranges are more reliable than medians.
The county record carries no days on market. We pull MLS days on market for each listing file and price against the 9 recorded sales of the last 12 months.
It is the association’s statement of what a unit owes and what the association charges. Florida caps the fee for a condominium estoppel at $250 under section 718.116, and the contract usually says who pays.
Up to $250 if nothing is owed, $100 more if delivered within three business days, and an additional fee of up to $150 if money is owed, under section 718.116(8)(f).
Within 10 business days after a written or electronic request, under section 718.116(8); if the association is late, it may not charge a fee for that certificate. Order it as soon as a contract is signed.
The estoppel certificate, the governing documents, the current rules, the lease application if the buyer will rent, and the Florida flood disclosure under section 689.302.
The club sheet prints “Resale Fee $12,000/$3,500” without explaining the split. Confirm in writing which figure applies to your buyer before you list.
Yes. The 2026 to 2027 sheet lists a club estoppel fee of $250.
The sheet does not say. Allocation is a contract term, so settle it in writing in the contract.
Yes. Section 689.302 requires the seller to complete and provide a flood disclosure “at or before the time the sales contract is executed.”
Customarily the documentary stamp tax on the deed, $0.70 per $100 under section 201.02, and the owner’s title policy, plus any estoppel fees the contract assigns to you. The contract controls.
The rules require board approval of leases and say nothing about approving purchasers. Whether the Declaration for your section requires sale approval is something we confirm from the Declaration before you list.
No for-sale or for-rent sign may appear in windows or outside the unit. One open house sign may stand beside the driveway on the day of an open house and must be removed that day.
Not immediately. A lease needs an application and board approval at least 20 days before it starts, so a buyer who plans to rent should file the application early.
At least 20 days for the Sunset Stream association, and at least 10 days for the Spring Run club’s Transfer Member Application, which carries a late fee of $106.50 inside 10 days.
The owner pays the association’s $100 application fee. The club’s delegation fee is $585.75 with privileges or $159.75 with none, plus transponder fees from $30, and sales tax on the lease is due to Lee County.
No. The lease application states that renters, lessees and guests may not have pets, visiting pets or pet-sitting pets, and may not have motorcycles.
Renting is allowed from 30 days to one year, but each lease needs board approval, a $100 fee and club transfer fees, and the owner stays liable for fees and for tenant conduct. Compare the net rent to your sale proceeds before deciding.
Address what a buyer will test: working air conditioning with its service reports, no leaks, clean lanai and intact screens. Lanai flooring, windows and doors need architectural approval before work begins.
Lanai flooring needs architectural approval. An A/C replacement must use a licensed HVAC professional and include a pan under the interior unit and an auto shut-off switch for the condensate line and pan.
Many will ask. The rules require twice-yearly A/C drain service with a written report and an off main shut-off when a unit is empty over 24 hours. Having the reports ready answers the question.
We found no source linking storm effects to Sunset Stream prices. Recorded medians rose to $429,000 in 2023 and eased to $331,000 in 2026, but the record does not say why.
Nine recorded sales from $270,000 to $450,000, with a $337,500 median and a median of $282 per heated square foot.
In the 36 months from October 2023 the highest was $450,000, a 1,349-square-foot unit sold November 4, 2025. Over the longer record the by-year table shows a $476,000 high in 2023.
The yearly median was $385,000 in 2022, $429,000 in 2023, $400,000 in 2024 (two sales), $337,500 in 2025 and $331,000 in 2026 so far.
The 36-month median is $305 per heated square foot, the 12-month median is $282, and the sale-by-sale range since October 2023 is $217 to $357.
The records cannot isolate the effect. The membership is mandatory and costs $9,820 a year, which buyers weigh against the amenities, so we present both numbers when we price a unit.
The sheet does not say how the fee is prorated between seller and buyer. Ask the club and put proration in the contract.
Gulf Breeze Management Services, Inc., 8910 Terrene Court, Suite 200, Bonita Springs, (239) 498-3311, per the 2024 lease application and the 2026 to 2027 club sheet. Confirm it before you order.
A special assessment is a charge levied on owners to pay for a cost the budget does not cover. Buyers ask because it passes to the owner at closing, and the estoppel certificate lists any that are pending.
Under section 718.116 the new owner is jointly and severally liable with the previous owner for unpaid assessments, so they are normally paid from proceeds at closing, and the association has a lien to secure them.
Not for stays under 30 days. The association’s rules and lease application set a 30-day minimum, so nightly or weekly rentals are not permitted.
A title company or attorney handles closing and the owner’s title policy. That choice is a contract matter and not one the records answer; we coordinate with whichever closing agent you choose.
Golf membership belongs to the home, so it passes to the buyer with the deed. Transponder arrangements for owners are not on the pages we read, so confirm them with the club office.
By recorded sales for the same plan size and window. Sunset Stream’s 36-month median is $393,000 against $355,000 for Streamside, and $305 against $284 per square foot, so each village needs its own comparable set.
Seventeen sales do not define a season, though six of the 17 recorded Sunset Stream sales closed in November or December. The club’s dining and golf calendar runs on a season from November to April.
Yes, but the estoppel certificate will list what is owed and the amount is normally paid at closing. A fine cannot become a lien against a unit under section 718.303, though unpaid assessments can.
These are the original Sunset Stream and Spring Run documents and public records we read for this page, each linked at the office or association that issues it: the rules, the lease application, the club fee sheet, the club transfer application, the Brooks district budget, the school enrollment plan and two hurricane reports.
# | Document | Issuer | What it shows |
|---|---|---|---|
1 | Sunset Stream Rules and Regulations, approved February 6, 2023 (PDF) | Sunset Stream Recreation Association via Spring Run Golf Club | Section breakdown, leasing, pets, vehicles, grills, signs and enforcement |
2 | Sunset Stream Recreation Association | Lease checklist, $100 fee, 20-day filing, manager and occupancy limits | |
3 | Spring Run Golf Club Community Association | Annual fee, resale and estoppel fees, hours, managers and green fees | |
4 | Spring Run Lease Application and Transfer Membership, Rev. September 2026 (PDF) | Spring Run Golf Club Community Association | Lease privileges, delegation fees and the non-equity club statement |
5 | Brooks of Bonita Springs CDDs proposed Fiscal Year 2027 budget (PDF) | Brooks of Bonita Springs Community Development Districts | The $1,017.25 assessment and the paid-in-full 2006 series |
6 | School District of Lee County | Elementary, middle and high school choice zones | |
7 | NOAA National Hurricane Center | The 2022 storm record and surge for Estero and Bonita Springs | |
8 | NOAA National Hurricane Center | The 2024 storm record and surge from Bonita Beach to Marco Island |
Every source below was read for this Sunset Stream page on October 29, 2026 unless another date is shown. They are public records, statutes, government pages, association documents and issuer pages; the county sales analysis, price-per-square-foot figures and drive estimates 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 Sunset Stream. 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.
