Whisper Creek at Spring Run is a detached-villa neighborhood of 64 homes on Creek Branch Lane 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.
Whisper Creek at Spring Run is a neighborhood of 64 detached villas, all on Creek Branch Lane, 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 falls inside the Village of Estero, and the homes were built in 1999 and 2000. Every Whisper Creek home comes with Spring Run’s automatic golf club membership.
McGreevy and Comisar are the team Whisper 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 Whisper Creek itself, the Lee County record shows 11 recorded sales in the 36 months to the September 25, 2026 index date, at a $729,000 median.
This page is about the Whisper Creek villa neighborhood inside Spring Run on Creek Branch Lane. “Whisper Creek” is a common name, so it is not any other community that shares it, and it is not Silver Creek, the detached-villa neighborhood next door; the section on the county record shows how to tell them apart.
McGreevy and Comisar are the best realtor for Whisper Creek at Spring Run because value here turns on details most agents never separate: which of 64 look-alike villas sold at which price, what Spring Run’s club fees add to ownership, which association approves your buyer, and what the lease form allows.
Data updated: October 2026 (Lee County recorded sales through the September 25, 2026 index date).
If you’re searching for the best realtor for Whisper Creek at Spring Run in Estero, whether you’re ready to sell your Whisper 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 Whisper Creek at Spring Run track record (Lee County recorded sales, DOR-qualified, 36 months from October 2023 to the September 25, 2026 index date): 11 Whisper Creek at Spring Run resales total in the market · highest-priced Whisper Creek at Spring Run sold: $950,000 · median recorded sale: $729,000.
Every figure is a community total across all brokerages, counted from the Lee County Property Appraiser sales file (index built October 7, 2026; newest recorded sale date in the Lee index September 25, 2026). In the last 12 months we tracked 3 Whisper Creek at Spring Run recorded sales, from $700,000 to $910,000, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.
For Whisper Creek at Spring Run sellers: premium marketing, cinematic video, drone, professional photography, a qualified-buyer database, discretion and off-market capability when needed.
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Selling your Whisper 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 Whisper 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.
Whisper Creek at Spring Run is a small detached-villa neighborhood where a village homeowners’ 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 Whisper Creek at Spring Run page in the order it appears. Each link jumps to its section, so you can go straight to the Whisper Creek market, the fees and rules, the flood zone, schools, the Silver Creek comparison or the seller section.
Whisper Creek at Spring Run is a street of 64 detached villas on Creek Branch Lane, inside the gates of Spring Run Golf Club, 2.0 road miles and about 7 minutes by free-flow driving from the Coconut Point shopping center. The golf club membership comes with the home, and most parcels carry the county’s golf-course location code.
Data updated: October 2026 (Lee County roll; Spring Run Golf Club pages; drive times computed October 29, 2026).
Whisper Creek is one of the neighborhoods inside Spring Run, which the club calls “one of four separate and distinct residential communities located within The Brooks, developed by Bonita Bay Group.” It is the only Spring Run village with its own dedicated street, Creek Branch Lane. The Village of Estero is the municipality, and Spring Run’s 847 homes are 620 condominium parcels and 227 fee-simple parcels, of which Whisper Creek is 64.
Whisper Creek’s homes are detached, fee-simple villas, 64 in all, with 39 two-bedroom and 25 three-bedroom floor plans. Heated area runs from 1,730 to 2,452 square feet, and the roll’s median is 1,743. The club says Pulte Homes built Spring Run’s homes; Whisper Creek’s roll years are 1999 for 26 homes and 2000 for 38. A July 2026 reading of the county roll found 35 one-story and 29 two-story homes.
The club runs an 18-hole par 72 course, a heated pool and spa, four Har-Tru tennis courts, bocce courts, a fitness facility, a golf shop and dining, and its 2024 to 2025 sheet lists lunch Monday to Saturday and dinner Friday and Saturday in season. The gatehouse is staffed from 6:30 am to midnight in the November to April season. From 23814 Creek Branch Lane, the Lee Health Coconut Point emergency department is 1.7 road miles and 5 minutes away and the Coconut Point shopping center is 2.0 miles and 7 minutes away.
Whisper Creek is not a condominium: each owner holds the land and the home. It is not an equity club: Spring Run calls itself “a non-equity club in which Resident members, any lessee 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 age section below.
Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, and if you own in Whisper 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.
Whisper Creek at Spring Run is a single street, Creek Branch Lane, in the Village of Estero, ZIP 34135. The county’s legal text for its 64 parcels reads “SPRING RUN AT THE BROOKS,” shared with other Spring Run villas, so the street is what identifies the neighborhood on the record.
Data updated: October 2026 (Lee County Property Appraiser sales file and roll, index built October 7, 2026; plat references as read from the county roll in July 2026).
The county sheet groups the 64 Whisper Creek parcels under two legal-text lines: “SPRING RUN AT THE BROOKS PH IIB AS DESC” for 41 homes and “SPRING RUN AT THE BROOKS PHASE IIA DESC” for 23. A July 2026 reading of the roll ties those to the recorded plats at Plat Book 64, Page 25 (Phase IIB) and Plat Book 63, Page 69 (Phase IIA). We did not pull the plat images.
Phase IIA is a shared plat: of its 40 fee-simple homes, 23 are Whisper Creek and 17 are Silver Creek. That is why a search on the legal text alone returns both neighborhoods. The street separates them: Whisper Creek’s 64 homes are all on Creek Branch Lane, while Silver Creek’s 52 are on Stonyriver Place (35) and Spring Run Boulevard (17).
Whisper Creek’s homeowners’ association is “Whisper Creek Residents’ Association, Inc.” The master Declaration of Covenants, Conditions and Restrictions for Spring Run Golf Club exists and has been amended, but we found no recording book and page for it, and we could not locate the village’s own declaration. A buyer should request both in writing.
All 64 homes are on Creek Branch Lane, ZIP 34135, and the county sales list shows house numbers from 23709 to 23982. The county places ZIP 34135 with a Bonita Springs mailing designation, but the Village of Estero is the municipality: the Village’s own public notice for the Spring Run clubhouse hearing said the club “is located in The Brooks off of Coconut Road,” and the Brooks CDD roll places the district inside the Village.
“Whisper Creek” is a common name in Florida real estate, and search results mix unrelated addresses into this neighborhood. Two checks keep you on the right one: the street must be Creek Branch Lane, and the home must be inside Spring Run’s gate. The neighboring villa neighborhood with a similar name, Silver Creek, is a different association with 52 homes. The CDD’s assessment roll groups the villas under a combined line that also lists a “Shady Creek” label; that name matches no parcel on the county roll and is not a Spring Run neighborhood.
Whisper Creek at Spring Run has 64 detached villas on Creek Branch Lane, 41 on Phase IIB and 23 on Phase IIA. All 64 carry county use code 01, single-family residential, and range from 1,730 to 2,452 heated square feet, with 39 two-bedroom and 25 three-bedroom homes built in 1999 and 2000.
Data updated: October 2026 (Lee County Property Appraiser roll, index built October 7, 2026).
Roll item | Count | Share of 64 |
|---|---|---|
Phase IIB (Plat Book 64, Page 25) | 41 | 64.1 percent |
Phase IIA (Plat Book 63, Page 69) | 23 | 35.9 percent |
Two-bedroom homes | 39 | 60.9 percent |
Three-bedroom homes | 25 | 39.1 percent |
Two-bath homes | 45 | 70.3 percent |
Three-bath homes | 19 | 29.7 percent |
Built 1999 | 26 | 40.6 percent |
Built 2000 | 38 | 59.4 percent |
County use code 01 (single family) | 64 | 100 percent |
The phase counts add to 64 (41 plus 23), and so do the bedroom counts (39 plus 25), bath counts (45 plus 19) and year counts (26 plus 38).
Heated area runs from 1,730 to 2,452 square feet with a median of 1,743, only 13 square feet above the smallest home, so at least half of the 64 homes sit within 13 square feet of the smallest plan. Sales show two repeating sizes: 1,730 to 1,739 square feet (12 of the 20 sales since October 2021) and 2,082 to 2,097 square feet (6 of the 20). The 2,452 square foot home is the largest on the Spring Run roll.
A July 2026 reading of the roll found 35 one-story and 29 two-story homes in Whisper Creek. The same reading placed the one-story homes at 1,730 to 1,759 square feet, the two-story homes at 2,057 to 2,118 square feet, and a larger plan at 2,398 to 2,452 square feet. The roll does not name floor plans, and we found no builder or club source that does.
The county roll in our research does not break Whisper Creek out by homestead exemption or owner mailing address, so we print no ownership split for this neighborhood. Turnover is visible in the sales file: 41 recorded sales between 2016 and April 2026 across the 64 homes, about 3.7 a year.
Whisper Creek at Spring Run recorded 11 resales in the 36 months to the September 25, 2026 index date, at a $729,000 median, from $629,000 to $950,000. The last 12 months show 3 sales, from $700,000 to $910,000, all between March 27 and April 23, 2026.
Data updated: October 2026 (Lee County Property Appraiser sales file, DOR-qualified improved sales, index built October 7, 2026, newest recorded sale date in the Lee index September 25, 2026, our analysis).
Southwest Florida MLS figures for Whisper 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 11 recorded Whisper Creek sales, so it leads, with the 12-month and 60-month windows below it. The 11 sales total $8,399,500, a mean of $763,591, at a median of $421 per heated square foot.
Window | Sales | Median | Low | High | Median per sq ft |
|---|---|---|---|---|---|
36 months, October 2023 to September 25, 2026 | 11 | $729,000 | $629,000 | $950,000 | $421 |
12 months, October 2025 to September 25, 2026 | 3 | $729,000 | $700,000 | $910,000 | $421 |
60 months, October 2021 to September 25, 2026 | 20 | $737,500 | $629,000 | $950,000 | $404 |
With 11 sales the median is the sixth, $729,000. The 12-month sales sum to $2,339,000 ($700,000 plus $910,000 plus $729,000). Under 12 sales in any window, the sale-by-sale list below matters more than the median.
Date | Price | Heated sq ft | Bedrooms | Price per sq ft |
|---|---|---|---|---|
November 9, 2023 | $629,000 | 1,738 | 2 | $362 |
January 9, 2024 | $747,500 | 1,738 | 2 | $430 |
January 25, 2024 | $825,000 | 1,739 | 2 | $474 |
February 7, 2025 | $950,000 | 1,738 | 2 | $547 |
June 20, 2025 | $650,000 | 1,738 | 2 | $374 |
July 1, 2025 | $899,000 | 2,091 | 3 | $430 |
August 1, 2025 | $720,000 | 1,731 | 2 | $416 |
September 24, 2025 | $640,000 | 1,738 | 2 | $368 |
March 27, 2026 | $700,000 | 1,738 | 2 | $403 |
April 10, 2026 | $910,000 | 2,097 | 3 | $434 |
April 23, 2026 | $729,000 | 1,730 | 2 | $421 |
Price per square foot is each price divided by the roll’s current heated area, rounded to the nearest dollar, our arithmetic. The county index shows no Whisper Creek sale after April 23, 2026; a recording lag means the absence of a recorded sale is not proof that none closed.
The $950,000 sale on February 7, 2025 was a 1,738 square foot, two-bedroom home at $547 per square foot, the highest price and the highest rate in the window and well above the other 1,738 square foot sales, which ran $629,000 to $825,000. The county roll gives no reason (condition, view or renovation are unknown), so we treat it as an outlier and price a Whisper Creek home from the full list rather than from the top sale.
In the last 12 months we tracked 3 Whisper Creek at Spring Run recorded sales, with a $729,000 median and $2,339,000 in total: $700,000 on March 27, 2026, $910,000 on April 10, 2026 and $729,000 on April 23, 2026. The $910,000 sale was a 2,097 square foot, three-bedroom home; the other two were 1,738 and 1,730 square feet with two bedrooms.
Year | Sales | Median | Low | High |
|---|---|---|---|---|
2016 | 3 | $375,000 | $360,000 | $450,000 |
2017 | 2 | $483,750 | $402,500 | $565,000 |
2018 | 3 | $493,000 | $435,000 | $600,000 |
2019 | 2 | $535,450 | $505,000 | $565,900 |
2020 | 6 | $510,000 | $420,000 | $554,500 |
2021 | 7 | $546,000 | $475,000 | $750,000 |
2022 | 3 | $660,000 | $650,000 | $746,000 |
2023 | 5 | $765,000 | $629,000 | $870,000 |
2024 | 2 | $786,250 | $747,500 | $825,000 |
2025 | 5 | $720,000 | $640,000 | $950,000 |
2026 so far (through April 23) | 3 | $729,000 | $700,000 | $910,000 |
The yearly median rose from $375,000 in 2016 to $765,000 in 2023, a 104 percent increase ($765,000 divided by $375,000 is 2.04), and has stayed between $720,000 and $786,250 since 2024. Medians of two to five sales are fragile, so read the ranges. Total qualified sales from 2016 to 2026 are 41 (3+2+3+2+6+7+3+5+2+5+3), about 3.7 a year on 64 homes.
One Creek Branch Lane home sold twice inside the window: on February 11, 2022 for $650,000 and again on April 17, 2023 for $765,000, an increase of $115,000, or 17.7 percent, in 14 months. One repeat sale is an anecdote, not a trend, and the roll does not say what changed in between.
Over 36 months the median is $421 per heated square foot, and the 11 sales ran from $362 to $547. Over 60 months the median is $404. The two sales of 1,800 square feet or more in the 36-month window ($899,000 and $910,000) came to $430 and $434 per square foot, close to the $416 median of the nine smaller homes, so the larger homes sell for more mainly because they have more area, not a higher rate.
Size band, sales since October 2021 | Sales | Median price | Low | High | Median per sq ft |
|---|---|---|---|---|---|
Under 1,800 sq ft (all two-bedroom) | 13 | $700,000 | $629,000 | $950,000 | $403 |
1,800 to 2,149 sq ft | 6 | $860,000 | $640,000 | $910,000 | $411 |
2,150 sq ft and over | 1 | $750,000 | $750,000 | $750,000 | $332 |
Two-bedroom, all sizes | 14 | $710,000 | $629,000 | $950,000 | $404 |
Three-bedroom, all sizes | 6 | $810,000 | $640,000 | $910,000 | $388 |
The 1,800 to 2,149 band is five three-bedroom homes plus one two-bedroom of 2,096 square feet ($850,000, January 3, 2023). The single sale in the 2,150-plus band is the only one of its size and is too thin to use as a median.
Spring Run’s own members-only property page showed one Whisper Creek home as available on October 29, 2026, with an asking price of $749,900. The page’s address and link did not match, and its size and bedroom count differ from the county roll, so we treat that listing as unconfirmed. Active listings change daily, and Southwest Florida MLS counts were not pulled for this edition.
The 64 Whisper Creek at Spring Run homes are detached villas of 1,730 to 2,452 heated square feet, mostly two-bedroom, two-bath plans near 1,740 square feet plus a three-bedroom plan near 2,090. They were built in 1999 and 2000, and the club says Pulte Homes built Spring Run’s homes.
Data updated: October 2026 (Lee County Property Appraiser roll; Spring Run Golf Club pages and sheets).
Group | Homes or sales | What the record shows |
|---|---|---|
Roll, all homes | 64 | 1,730 to 2,452 heated sq ft, median 1,743 |
Two-bedroom homes | 39 | 60.9 percent of the roll |
Three-bedroom homes | 25 | 39.1 percent of the roll |
Most-sold size | 12 of 20 sales | 1,730 to 1,739 sq ft, two bedrooms (sales since October 2021) |
Second repeating size | 6 of 20 sales | 2,082 to 2,097 sq ft, mostly three bedrooms |
Largest home | 1 | 2,452 sq ft, the largest on the Spring Run roll |
The median home on the roll is about 1,743 square feet with two bedrooms and two baths, built in 1999 or 2000. The roll gives no room-by-room layout and does not name plans, so square footage is what separates them.
The roll records 26 homes as built in 1999 and 38 in 2000. Spring Run Golf Club says its 847 residential units were built by Pulte Homes, according to the club, and describes The Brooks as developed by Bonita Bay Group. The club’s history says the community was incorporated in 1998, “sold out more than two years ahead of schedule” and was one of the fastest-selling private golf club communities in the United States from 1999 through 2002, with original prices from $120,000 for the smallest units to over $300,000 for the largest.
Of Whisper Creek’s 64 parcels, the county roll’s land-use coding marks 63 as “single family residential, golf course” and 1 as “single family residential, lake.” That is an assessment location code, not a promise of a view from your lanai. The club’s 2025 paint selection supplement, as read in July 2026, lets detached-villa owners choose garage door, lanai and porch ceiling colors from an approved palette, which implies owners pay for that exterior paint. We found no source on pools, lot sizes, roof type or age, impact glass, floor-plan names, lawn care or irrigation for Whisper Creek, and we make no claim on them.
Whisper Creek at Spring Run is run by Whisper Creek Residents’ Association, Inc., a homeowners’ association under the master Spring Run Golf Club Community Association, Inc. Spring Run’s 2026 to 2027 sheet prints annual club fees of $9,820 effective November 1, 2026; the village’s own dues are not published.
Data updated: October 2026 (Spring Run Golf Club 2026 to 2027 sheet, effective November 1, 2026; 2024 to 2025 sheet; Whisper Creek application; state record as read July 2026).
Layer | Entity | Role |
|---|---|---|
1 | Spring Run Golf Club Community Association, Inc. | Master association and the golf club in one entity; all 847 Spring Run owners are members |
2 | Whisper Creek Residents’ Association, Inc. | The village’s own homeowners’ association, a Chapter 720 fee-simple HOA |
3 | Brooks of Bonita Springs Community Development District | A unit of local government; its assessment is a line on the November tax bill |
4 | The Commons Club at The Brooks | Optional, extra-cost, member-owned club; not part of the Spring Run fee stack |
The club describes “10 neighborhoods consisting of 20 neighborhood associations,” each with its own board, with the neighborhood presidents forming a Neighborhood Representatives Council and a seven-member master board. No separate Brooks master association assessment appears anywhere in the Spring Run fee sheets we read.
As read from the Florida Division of Corporations in July 2026 (we could not reopen the state’s search page in October because it returned a security challenge), the master association is document N98000000456, active, filed January 23, 1998, and the village association is document N99000000281, active. The club’s own history page also says the master association was formed January 23, 1998. The club’s transfer form uses the wording “homeowner’s association,” while the application page prints “Whisper Creek Residents’ Association, Inc.” Pull both records from the state’s search before you rely on a name.
Spring Run’s rental page and its 2024 to 2025 sheet list Advanced Property Mgmt. as the management company for Whisper Creek. The Whisper Creek application page itself names no management company and lists no association contact; it says to contact the association directly. We could not confirm whether the club’s “Advanced Property Mgmt.” is the same firm as any company with a similar name, so confirm the current manager in writing.
Item | Amount | Source line |
|---|---|---|
Annual fees, 2026 to 2027 | $9,820 | Spring Run 2026 to 2027 sheet, effective November 1, 2026; includes capital, new project fund, reserve and an annual food and beverage minimum |
Annual fees, 2025 to 2026 | $9,159 | The 2026 to 2027 figure is $661, or 7.2 percent, higher |
Annual fees, 2024 to 2025 | $9,308 | 2024 to 2025 sheet |
Resale fee | $12,000 / $3,500 | $12,000 for a buyer who is not already a Spring Run member, $3,500 for an existing member moving to another Spring Run home; deposited to replacement 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” |
The 7.2 percent figure is $661 divided by $9,159. The 2026 to 2027 sheet is effective November 1, 2026 and says fees are subject to change. Who pays the resale fee at closing is a contract term, and we found no recorded declaration text assigning it. The $9,159 figure for 2025 to 2026 was lower than 2024 to 2025’s $9,308 because a one-time $354 shortfall assessment fell away, per the Treasurer’s 2025 budget report as read in July 2026.
Spring Run’s sheet directs readers to “Contact the property management company” for neighborhood fees. No Whisper Creek HOA dues, special assessment history, reserve balance or covered items are published in any source we found, so we print no number. Ask for the estoppel certificate, the current budget and the reserve schedule before you write an offer.
The Brooks of Bonita Springs Community Development District assesses Whisper Creek under the “Silver / Shady / Whisper / Willow Creek, D-Villa” roll line: $1,017.25 for operations and maintenance and $0.00 debt service, per the CDD’s FY2025-26 and FY2026-27 assessment rolls as read July 2026. The district’s 2006 bonds show paid in full for these villas. The CDD appears as a non-ad valorem line on the November tax bill, with a discount of up to 4 percent for early payment. We did not confirm the adopted FY2026-27 figure from a district page in October.
Request, in writing and through your agent, the Whisper Creek declaration and amendments, bylaws, rules, the latest budget, the reserve schedule, any association insurance declarations, and a current estoppel certificate. Under Florida’s HOA statute, a seller must give a prospective buyer a disclosure summary before the contract is signed, and if it is late the buyer may cancel within three days of receiving it (section 720.401).
Golf membership is part of owning a Whisper Creek at Spring Run home: Spring Run’s own sheet says all homeowners, “by virtue of buying a home in Spring Run, automatically become members of the Golf Club.” The membership is non-equity, and annual club fees of $9,820 apply for 2026 to 2027.
Data updated: October 2026 (Spring Run Golf Club sheets and September 2026 transfer package).
Spring Run describes itself as “a SOLD OUT private golf club community.” Its transfer package calls the club “a non-equity club in which Resident members, any lessee and guests hold a license” to use the club facilities under the Declaration, so nothing is redeemable at resale, and the sheet lists a resale fee and no refund mechanism. A buyer buys into the club’s fee structure and rules along with the home.
The club’s published facilities are the 18-hole par 72 course, a heated pool and spa, four Har-Tru tennis courts, bocce courts, a fitness facility, a golf shop, and dining, lounge and catering. Members pay a cart fee per round, $31.00 for 18 holes and $21.00 for 9 on the 2026 to 2027 sheet; guests pay green fees that include the cart. The sheet sets an annual food and beverage minimum inside the annual fee, and house accounts are used rather than cash.
When an owner leases, the owner delegates use to the tenant. The September 2026 transfer package lists $585.75 including taxes for all, golf-only or social-only privileges and $159.75 including taxes for no privileges, with a $106.50 late fee if filed less than 10 days before the lease starts, fees non-refundable and a 3 percent surcharge if a credit card is the guarantee method. As read in July 2026, golf-only delegation keeps the owner’s social privileges but the owner pays guest rates to golf during the lease, social-only delegation leaves the owner golf but no events, tennis, bocce, fitness or pool, only the first two tenants hold privileges, and one-year leases keep owner account access from May 1 to September 30.
The Commons Club at The Brooks is a separate, optional, member-owned club of “2,300 families,” with a campus at 9930 Coconut Road, a Beach Club at 26388 Hickory Boulevard in Bonita Springs, a 10,000 square foot Health and Lifestyle Center, a lakeside restaurant and a wellness spa. As read in July 2026, it has Bronze, Silver and Gold tiers and pickleball courts that Spring Run does not have. The club’s homepage states no tier prices, so we print no Commons Club dues.
Whisper Creek’s published application sets no lease term, pet, vehicle or occupancy rules; it says an association board approves buyers and tenants after a Tenant Evaluation screening that takes up to 45 minutes. Master club rules add dogs barred from the golf course and no private golf carts on community streets. The Declaration governs the rest.
Data updated: October 2026 (Whisper Creek application on springrun.com; Spring Run September 2026 transfer package; club rules as read July 2026).
The Whisper Creek page lists no minimum lease term, no cap on leases per year, and no document date. As read in July 2026, Spring Run has no short-term rental market, and each neighborhood sets its own minimum term; Whisper Creek’s is not published. The club’s rental page lays out the steps: find a unit, sign the lease, have the owner complete a “Property Management Company Application,” then complete the club’s separate Transfer Member Application.
No Whisper Creek pet rule is published. At the club level, dogs are not permitted on the golf course and walking or biking on cart paths is not allowed, per the club’s rules and golf operations as read in July 2026. Ask the association for the pet rule in writing.
No Whisper Creek vehicle limit is published. The club’s rules, as read in July 2026, prohibit private golf carts on community streets. The gate transponder is not mandatory, requires one form per vehicle with plate, make, model and year, and costs “$30+” for transfer members and guests or “$25+” to reactivate a prior-year transponder, per the rental page.
The application page lists no occupancy limit. The club’s transfer package says “Persons MUST reside in the unit to be allowed on a membership.”
The application runs through Tenant Evaluation at tenantev.com under Property Application Code 14231. It may ask for a credit report (which needs a Social Security number), a criminal background check, an eviction report, proof of income and personal and work verifications. The page says “The Application process may take up to 45 minutes,” that an application fee applies but states no amount, and that “Tenant Evaluation does not determine your approval”: the association and its Board of Directors make the final decision. The club’s package is due no less than 10 days before the lease date, and the club may withhold approval “in its sole discretion.”
Whisper Creek’s declaration, bylaws, full rules, lease minimum and frequency cap, pet and vehicle rules, and any village-level capital contribution or transfer fee were not published where we could read them. Where a rule is not quoted above, the recorded Declaration governs, and the right step is to request it.
Whisper Creek at Spring Run is not described as a 55+ community in any record we found. No club or association document we read sets an age restriction, and Spring Run does not market itself as 55+, but federal law requires a published age policy before housing counts as 55+.
Data updated: October 2026 (Spring Run Golf Club pages and sheets; section 760.29, Florida Statutes; 42 U.S.C. 3607).
Spring Run’s club history page, its 2024 to 2025 Membership at a Glance sheet, its 2026 transfer package and the Whisper Creek application contain no age restriction. A July 2026 reading of the Rules and Regulations (2020 to 2021 edition) found no 55+ language, and the rules issue membership cards to members’ children aged 10 to 20. A real estate aggregator labels Spring Run 55+, but no club or association document supports that label. We did not read the recorded Declaration, so this is a finding from the documents we could reach, not a proof.
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 rule is the Housing for Older Persons Act, which requires a published age policy. Nothing we found shows Whisper Creek meeting that test.
The recorded declaration for Whisper Creek and the master Declaration would contain any age clause. Request them before you rely on a search-result label, which can mislead.
Whisper Creek at Spring Run owners use Spring Run Golf Club: an 18-hole par 72 course, a heated pool and spa, four Har-Tru tennis courts, bocce courts, a fitness facility, a golf shop, dining and a renovated clubhouse. No source names a Whisper Creek pool, cabana or gate of its own.
Data updated: October 2026 (Spring Run Golf Club website and sheets; Golf Course Architecture, November 19, 2014).
The Whisper Creek application page, the club’s rental page and its amenity page name no Whisper Creek pool, cabana, clubhouse or park. That is a negative finding from three pages, and the village declaration was not reachable. The physical form is simple: one street, 64 detached homes, and county coding that puts 63 of the 64 parcels on the golf course.
The club’s history says the course was “designed by Gordy Lewis, and redesigned by John Sanford,” and the course has been Audubon Certified since 2008. The 2014 rebuild by Sanford Golf Design kept the routing, added new irrigation and drainage, reworked tees, greens and bunkers and widened fairways, with greens of roughly 7,000 square feet each, according to a Golf Course Architecture article dated November 19, 2014. The club lists seven sets of tees, men’s, women’s and couples leagues, and a separate 2022 turf renovation with Bimini per its 2026 to 2027 sheet. We print no tee yardage because the club’s course page returned no data and a third-party scorecard disagreed with itself.
The club renovated and expanded its clubhouse in 2022 to 2023: its dated photo log runs from May 17, 2022 to October 2, 2023 and shows a new porte-cochere, an expanded kitchen, an indoor bar and casual dining room, an outdoor dining pavilion and bar overlooking hole 9, new pool restrooms, bocce expansion and a new parking lot. The club’s sheet records a “2023 Grand Opening” of outdoor dining and the remodeled clubhouse; the log itself states no completion date.
The club lists four Har-Tru tennis courts with an active tennis association, bocce courts, and a fitness facility; as read in July 2026, the fitness room is modest (cardio, selectorized machines and free weights) with card access from 6:00 am to 10:00 pm. Group classes run through TriCore Wellness, and the iLife enrichment program offers about 100 activities a season, with an average of 2,500 registrations a year since 2011. There is no pickleball inside Spring Run; the club’s amenity page lists none, and pickleball is a Commons Club amenity.
The gatehouse is staffed daily from 6:30 am to midnight in the November to April season, with no off-season hours printed. Residents use a transponder lane that bypasses the guest entrance, and guest lists run through an app, per a July 2026 reading. Whisper Creek’s street is inside the club’s single gated entrance, and no village gate is described in any source.
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.
Whisper Creek at Spring Run is covered by FEMA flood map panel 12071C0593H, effective November 17, 2022, and the zone varies by address: Zones X and AH both appear on the effective map for Spring Run. Check your exact address on FEMA’s Flood Map Service Center. Lee County evacuation Zone B applies south of Coconut Road.
Data updated: October 2026 (FEMA flood map panel and Flood Insurance Study; July 2026 point sample; Village of Estero).
In July 2026 we sampled points on Spring Run streets against FEMA’s national flood layer. A July 2026 sample of points on Creek Branch Lane returned Zone AH with a base flood elevation of 15.0 feet at 5 of 7 points and Zone X (minimal flood hazard) at 2 of 7. Across 89 points on Spring Run streets, 87 returned a zone: 53 Zone AH (49 with a 15.0 foot base flood elevation, 4 without a static elevation) and 34 Zone X (31 minimal, 3 shaded 0.2 percent). A separate October 2026 test of five Streamside buildings returned Zone X at all five. Street-centerline points and building centers measure different things, and we did not re-run the Creek Branch Lane test in October, so no sample settles the zone for your home.
Zone AH is a Special Flood Hazard Area with shallow ponding, typically 1 to 3 feet, and here a static base flood elevation of 15.0 feet (NAVD88); the mandatory flood insurance purchase requirement applies to federally backed mortgages on AH parcels. Zone X has no federal mandatory requirement. USGS one-meter elevation data at five Spring Run road points returned 14.20 to 15.27 feet, against a 15.0 foot base flood elevation, and finished-floor elevations are unknown without an elevation certificate. The Village of Estero cautions that FEMA base flood elevations are accurate to within about half a foot. We make no community-wide claim that homes sit above or below the base flood elevation.
The revised preliminary Lee County Flood Insurance Study (12071CV001D, dated December 4, 2025) changes six panels, all in the Mullock Creek basin. Panel 0593, which covers Spring Run, is not among them. The county’s earlier status letter expected an effective date in summer 2026, and we could not confirm a final determination, so treat that date as open.
Spring Run south of Coconut Road queries as Lee County Evacuation Zone B, surge zone 2, from two county services on two dates. The Village of Estero says evacuation zones are labeled A through E in order of increasing elevation and that an evacuation zone is not a FEMA flood zone. Lee County’s Zone B page says Zone B “will be among the first areas ordered to evacuate for a hurricane.” The point tests were not parcel overlays, so use the county’s interactive map for your exact address.
FloodSmart says building coverage goes up to $250,000 and contents up to $100,000, that condominium and townhouse owners are eligible, and that coverage takes effect 30 days after purchase with listed exceptions. The Village of Estero is a Community Rating System Class 6 community, which gives a 20 percent flood premium discount in the Special Flood Hazard Area and 10 percent outside it. Florida requires a flood disclosure at or before contract under section 689.302, and standard homeowners policies exclude flood.
No source we found describes damage at Whisper Creek itself. The Village of Estero told FEMA that Ian’s damage east of US 41 was minor and mostly wind, and it reported roof-shingle wind damage in The Brooks after Milton. Surge did not reach Spring Run in any of the three storms.
Data updated: October 2026 (National Hurricane Center; Village of Estero; National Weather Service; USGS; no Whisper Creek-specific source found).
The National Hurricane Center calls Ian the costliest hurricane in Florida history, with more than $112 billion in damage, in a report version dated March 12, 2026; it made landfall near Cayo Costa and again near Punta Gorda. NHC puts maximum inundation at 8 to 12 feet above ground in Estero, Bonita Beach, Bonita Springs and North Naples, with the worst impacts on the coast. USGS surveyed no high-water marks in the Coconut Road and Three Oaks corridor; the nearest, 8.97 to 10.83 feet NAVD88 at US 41 two to three miles away, were below Spring Run’s ground, which is about 14 to 15.5 feet. In June 2024 the Village told FEMA: “There was only minor damage east of US 41, primarily from wind (e.g. roof shingles/tiles, lanais, pool enclosures).” Estero’s Community Development Director put the Village’s damaged buildings at about 1,000 (WGCU, August 15, 2024).
NHC reports surge of 3 to 5 feet above ground from south of Englewood to Bonita Beach and 2 to 4 feet south of Bonita Beach. The nearest rain gauge on the Three Oaks corridor recorded 2.62 inches, and the nearest gust at the airport was 54 knots, about 62 mph. The Village reported maximum flooding of 24 inches affecting 4 homes in Estero River Heights and 2 mobile homes in Estero Bay Village, both west of US 41. Whether Lee County ordered evacuations for Helene is reported inconsistently, so we state none.
Milton made landfall on Siesta Key as a category 3. NHC puts surge at 4 to 6 feet above ground from south of Boca Grande through Bonita Beach, the Three Oaks gauge recorded 1.51 inches, and gusts reached about 69 mph at San Carlos Park Fire Station 54 and about 66 mph at Bonita Springs Fire Station 24. The Village reported mostly wind damage, with 123 units damaged minor and 3 major Village-wide (Council workshop, November 6, 2024), and noted roof-shingle wind damage in The Brooks. The Lee County tornadoes that day were north-northwest, about 8 to 10 miles or more from Estero.
Lee County ordered mandatory evacuation of Zones A and B plus select parts of Zone C for Ian on September 27, 2022, and of Zones A and B for Milton on October 7, 2024. Spring Run south of Coconut Road is Zone B.
We found no Whisper Creek record of outages or boil-water notices. The Brooks CDD’s joint minutes of October 26, 2022 (carried from our July 2026 reading) estimated cleanup at $170,000 so far for the district’s common areas and reported no flooding or structural damage inside The Brooks, with the heavy damage at the Commons Club Beach Club on Bonita Beach.
We found no source naming Whisper Creek for storm damage, closures, tree loss, roof replacements, claims or post-storm special assessments. We make no claim either way. A buyer should ask the association for storm history, the date of any roof work and any open claims or assessments, and a permit pull on the specific address would settle roof dates.
Whisper Creek is a fee-simple detached villa neighborhood under Chapter 720, which puts no duty on the association to insure your home. The owner carries an HO-3 policy on the whole structure, with wind, plus flood if wanted. What the Whisper Creek association maintains or insures is not published; the recorded declaration controls.
Data updated: October 2026 (Florida Statutes chapters 720 and 627; Office of Insurance Regulation July 2026 report; Citizens policy counts; FloodSmart).
Florida’s HOA chapter contains no provision requiring an association to insure members’ dwellings. Its insurance sections let associations buy group windstorm coverage across at least three communities (section 720.303(11)), require a fidelity bond for people who control association funds (section 720.3033(5)) and make insurance policies official records open to members (section 720.303(4) and (5)). The owner therefore buys an HO-3 on the structure from roof to slab, plus contents, loss of use and liability, and pays the hurricane deductible. Whether the Whisper Creek association carries a blanket policy or maintains any exterior or roof element is not stated in any record we reached.
Because the master property and wind insurance cost sits with each owner rather than in the fee, a Whisper Creek neighborhood fee is structurally lower than a condominium neighborhood’s fee, where the association’s policy is paid from assessments. The association’s fee is not published, so we print no amount, and the owner’s own premium is the offsetting cost.
We print no Whisper Creek premium. For context, 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 had 8,286 policies in Lee County on June 30, 2026, down from 42,141 on September 30, 2023, with a Lee average of $2,202 for personal residential multiperil and $3,859 wind-only. Citizens rules bar a new policy where an authorized insurer offers coverage at not more than 20 percent above Citizens’ premium (section 627.351(6)(c)5.a.).
The wind mitigation form is OIR-B1-1802, revised 04/26 and effective April 1, 2026. For a home built in 1999 or 2000, the building-code credit is unavailable because the Florida Building Code took effect March 1, 2002. The roof covering credit depends on the roof’s replacement date, and roof-to-wall connection and opening protection are the credits most often missing. The state’s CHOICES model for a pre-2001 Lee County home shows premiums from about 36 to 77 percent lower with maximum mitigation. Florida also bars an insurer from refusing or nonrenewing a policy solely because a roof is under 15 years old (section 627.7011(5)(b)).
We found no roof age, roof type or permit record for any Whisper Creek home. A permit search for the specific address, filtered to roofing, is the practical way to date a roof, and an inspector’s report should cover roof, electrical, plumbing and the lanai enclosure.
Flood is bought separately and depends on the address; see the flood section above. Florida requires the seller’s flood disclosure at or before contract (section 689.302).
Florida’s condominium milestone inspection and structural integrity reserve study rules (sections 553.899 and 718.112(2)(g)) do not apply to Whisper Creek. It is not a condominium, so Chapter 718 does not govern it, and those rules reach only buildings of three or more habitable stories; no Spring Run building is that tall. Ask the Whisper Creek association for its budget and any reserve schedule under its own documents.
Ask for the declaration and amendments, bylaws, rules, current budget, reserve schedule, any association insurance declarations, the last three years of board minutes, any special assessment notices and a current estoppel certificate. Ask the seller for the roof date, any wind mitigation report and any elevation certificate.
The School District of Lee County assigns schools by choice zone, not street. For a Spring Run address checked in July 2026, the district’s 2026 to 2027 plan put elementary students in Proximity Zone Q, middle students in Zone GG and high school students in South High Sub-zone 3. Whisper Creek was not run through the locator separately.
Data updated: October 2026 (School District of Lee County, Student Enrollment Plan 2026 to 2027, approved December 1, 2025; Florida Department of Education school grades 2025 to 2026).
Lee County assigns by choice and lottery. The preference stack runs from exceptional student education and program preferences through sibling and proximity (the order varies by level), then Proximity 1 within two miles (no district transportation), Proximity 2 to roughly five miles, then categories under House Bill 7029. Spring Run is more than two miles from every school on its lists, so applicants compete under Proximity 2 at elementary and middle levels, and registering on day one gives no advantage.
Level | Zone | Schools listed |
|---|---|---|
Elementary | Proximity Zone Q | Bonita Springs, Pinewoods, San Carlos Park, Spring Creek and Three Oaks elementary |
Middle | Proximity Zone GG | Bonita Springs Middle Center for the Arts and Three Oaks Middle |
High | South High Sub-zone 3 | Bonita Springs High, Estero High and South Fort Myers High (Sub-zone 2 schools are rankable by contiguity) |
Rayma C. Page Elementary is not on Spring Run’s list (it is in Zone O); Spring Creek Elementary is. Zone boundaries could in principle split the community, so confirm your exact address.
The Florida Department of Education released 2025 to 2026 grades 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 programs run at Bonita Springs High and Estero High. A district search-result excerpt lists 2027 to 2028 new student registration from November 16, 2026 and open enrollment from January 8 to February 19, 2027; we did not open that page. The 2026 to 2027 cycle ran January 20 to February 27, 2026.
Use the district’s address locator on leeschools.net and confirm in writing with the district’s student enrollment office before you rely on a zone. Nearby charter and private schools with state directory entries as of July 2026 include Bonita Springs Charter School, Educational Pathways Academy, Gospel Baptist Christian School, Discovery Day Academy, 3 Oaks Academy and Grace Community School; we did not re-verify them.
Whisper Creek at Spring Run is about 2.0 miles and 7 minutes by free-flow driving from the Coconut Point shopping center, 16.0 miles and 27 minutes from Southwest Florida International Airport, and 9.0 miles and 18 minutes from Bonita Beach Park. Season traffic, signals and gate waits add time to every figure.
Data updated: October 2026 (distances and free-flow drive times computed October 29, 2026).
Destination | Road miles | Free-flow minutes |
|---|---|---|
Lee Health Coconut Point (emergency department) | 1.7 | 5 |
Coconut Point shopping center | 2.0 | 7 |
Miromar Outlets | 5.3 | 13 |
Gulf Coast Town Center | 9.7 | 19 |
Bonita Beach Park | 9.0 | 18 |
NCH North Naples Hospital | 11.7 | 22 |
Southwest Florida International Airport (RSW) | 16.0 | 27 |
Fifth Avenue South, Naples | 19.7 | 35 |
Downtown Fort Myers | 23.3 | 35 |
The start point is one Whisper Creek roll address, 23814 Creek Branch Lane, geocoded with OpenStreetMap’s Nominatim, and each destination was geocoded the same way. Distance and time are the public OSRM router’s free-flow driving result, computed October 29, 2026: no traffic, signals, gate waits or season, so real drives are longer in season and at peak hours. Geocodes land on the nearest road point, so treat the figures as approximate. This is not a government data service.
Lee Health operates a Coconut Point campus with an emergency department, 1.7 road miles from Creek Branch Lane by this measure. NCH North Naples Hospital is 11.7 miles and 22 minutes away. We did not verify facility services or hours; check with each provider.
A Whisper Creek at Spring Run tax bill includes Lee County, the Village of Estero at 0.7300 mills, the school district, water management and other levies, Estero Fire Rescue, and the Brooks CDD’s non-ad valorem line. The 2026 lines we could read, before the fire district line, total 10.6832 mills, or $1,068.32 per $100,000 of taxable value.
Data updated: October 2026 (Lee County Property Appraiser 2026 Taxing District Millage Book; Village of Estero, September 23, 2026; Brooks CDD rolls as read July 2026).
Spring Run’s taxing district on the 2025 notice for a reference parcel in the community is Lee County district 316, Village of Estero and Estero Fire. Whisper Creek shares the community’s municipality and fire district, so the same district should apply, but confirm it on your parcel’s own notice or tax bill. Floodplain management for Spring Run is run by the Village of Estero, not unincorporated Lee County.
Authority | 2026 millage |
|---|---|
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, district-wide | 0.0948 |
South Florida Water Management District, Everglades Construction | 0.0327 |
South Florida Water Management District, Okeechobee Basin | 0.1026 |
Hyacinth control | 0.0190 |
Mosquito control | 0.2096 |
West Coast Inland Navigation | 0.0394 |
School lines (2.2480 plus 3.0230) | 5.2710 |
Non-school lines above (before fire) | 5.4122 |
Total of the lines above, before the fire district line | 10.6832 |
These lines were read from the Property Appraiser’s 2026 millage book on the page for the neighboring fire-district variant, and the non-fire lines are common to every Village of Estero district. The Estero Fire Rescue line, set by Estero Fire Rescue for Spring Run’s district, is not printed here because we did not read it from an official page. Each mill is $1 per $1,000 of taxable value, so the lines above cost $1,068.32 per $100,000 before the fire line. Add the fire district’s line from your parcel’s notice to get the full ad valorem rate.
The Village of Estero Council adopted 0.7300 mills for fiscal year 2026 to 2027 on September 23, 2026, equal to last year’s rate and, per the Village, “the lowest tax rate in Florida,” with a budget of $72,973,080 including $54,280,000 for capital projects. The Village rate was 0.8398 in 2015 and has been 0.7300 in 2024, 2025 and 2026, which is 0.1098 mills lower than the first year and has not risen in any year since 2015.
The Brooks of Bonita Springs CDD appears on the November bill. For the Whisper Creek roll line, it is $1,017.25 for operations and maintenance and $0.00 debt service, per the CDD’s FY2025-26 and FY2026-27 assessment rolls as read July 2026; the adopted FY2026-27 figure was not re-confirmed in October. Early payment in November earns a discount of up to 4 percent, stated on the notice.
The homestead exemption is $25,000 on all levies plus an inflation-indexed additional exemption on non-school levies of $26,411 for 2026. The Save Our Homes cap for 2026 is 2.7 percent. Non-homestead residential property is capped at 10 percent a year on non-school levies, and assessed value resets to just value after a change of ownership, so a buyer’s first bill can be well above the seller’s. Use the Property Appraiser’s tax estimator at your purchase price.
Planned work near Whisper Creek at Spring Run includes the I-75 widening, with construction starting in 2026 and all sections projected to finish by 2032, the Three Oaks Parkway extension, and stalled Coconut Road roundabouts. Spring Run’s own clubhouse expansion was completed in 2022 to 2023. Status dates on road projects are open.
Data updated: October 2026 (Estero Today road development page, undated snapshot; WGCU, May 16, 2023; Spring Run Golf Club).
The road page lists I-75 widening from Collier to Lee County as starting construction in 2026, with all four sections projected to finish by 2032. We did not check each section’s current status.
The Three Oaks Parkway extension from Alico Road to Daniels Parkway is a four-lane arterial with a new bridge. Phase II was expected to finish in spring 2026 under a $26,843,745.56 contract with Wright Construction Group, Inc. WGCU reported on May 16, 2023 that the first section is a 2.5-mile extension north of the existing end of Three Oaks Parkway at $26.8 million, and the article does not say it affects Coconut Road.
The road page lists three Coconut Road roundabouts west of US 41; a traffic study projects the intersections reach capacity in 2028, and they are not funded because Bonita Springs, Estero and Lee County DOT have not agreed on cost sharing. Williams Road widening from US 41 to Via Coconut Point has a design contract awarded and no construction date, and the Williams Road west roundabout at US 41 was named a first-tier priority in October 2024. The page also lists Corkscrew Road median landscaping and a multi-use path with lighting as planned.
The club renovated and expanded its clubhouse and outdoor dining in 2022 to 2023, and its sheet records a 2023 grand opening, so that work is complete rather than planned. A Village public notice for a Spring Run clubhouse hearing said the club “is located in The Brooks off of Coconut Road.”
Whisper Creek at Spring Run and Silver Creek are both detached-villa neighborhoods inside Spring Run, but Whisper Creek has 64 homes against Silver Creek’s 52, and recorded more sales: 11 in 36 months against 5. Whisper Creek’s median is $729,000 at $421 per square foot; Silver Creek’s is $757,600 at $374.
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).
Silver Creek is the detached-villa neighborhood next door with a similar name, and it shares a recorded plat with Whisper Creek: of the 40 fee-simple homes on Phase IIA, 23 are Whisper Creek and 17 are Silver Creek. The table sets the two side by side on the same yardsticks.
Yardstick | Whisper Creek at Spring Run | Silver Creek |
|---|---|---|
Homes on the county roll | 64 detached villas | 52 detached villas |
Streets | Creek Branch Ln (64) | Stonyriver Pl (35) and Spring Run Blvd (17) |
Plat phases | Phase IIB (41) and Phase IIA (23) | Phase 1 (35) and Phase IIA (17) |
Roll years built | 1999 (26) and 2000 (38) | 1998 (13), 1999 (38) and 2000 (1) |
Heated area | 1,730 to 2,452 sq ft, median 1,743 | 1,730 to 2,447 sq ft, median 2,070 |
Bedrooms | 39 two-bedroom, 25 three-bedroom | 36 two-bedroom, 16 three-bedroom |
Baths | 45 with 2.0, 19 with 3.0 | 40 with 2.0, 12 with 3.0 |
Recorded sales, 36 months | 11, median $729,000 | 5, median $757,600 |
Price range, 36 months | $629,000 to $950,000 | $650,000 to $830,000 |
Median per sq ft, 36 months | $421 | $374 |
Recorded sales, 12 months | 3, median $729,000 | 1, $650,000 |
Median per sq ft, 12 months | $421 | $311 |
Recorded sales, 60 months | 20, median $737,500 | 7, median $757,600 |
Median per sq ft, 60 months | $404 | $381 |
Management company, per Spring Run | Advanced Property Mgmt. | Advanced Property Mgmt. |
Club membership and fees | Spring Run, $9,820 for 2026 to 2027 | Same Spring Run fee sheet |
Brooks CDD roll line | “Silver / Shady / Whisper / Willow Creek, D-Villa” | Same combined line |
Buyer and tenant application | Tenant Evaluation, code 14231, board decides | Not read for this page |
Whisper Creek’s figures come from the Lee County sales file and roll, and Silver Creek’s market figures come from the same county sheet. Both villages share the same club, the same combined CDD line and the same management assignment on Spring Run’s rental page, so the differences below are in the homes and the sales record.
Whisper Creek comes out ahead on depth of sales and on rate: 11 recorded sales in 36 months against 5, and 3 in 12 months against 1, which gives a seller more same-street comparisons; and a median of $421 per square foot against $374. It also has a lower 36-month median price, $729,000 against $757,600 (a gap of $28,600, or 3.8 percent), in a village where 12 of the last 20 sales were one repeating 1,730 to 1,739 square foot plan, so a buyer can compare like with like.
Silver Creek comes out ahead on space per dollar: its median home is 2,070 square feet against 1,743, which is 327 square feet more, and its rate is $374 per square foot, about 11 percent below Whisper Creek’s $421 ($374 divided by $421 is 0.89). Its 36-month price range, $650,000 to $830,000, is narrower and tops out below Whisper Creek’s $950,000 outlier, and it has a second street, Spring Run Boulevard, alongside Stonyriver Place.
Choose Whisper Creek if you want a street of 64 villas with a dominant repeating plan, a shorter list of plan types and a deeper sales record to price against. Choose Silver Creek if you want a larger typical floor plan and a lower rate per square foot, and are comfortable with fewer recorded sales to compare. In either, the Spring Run club fee, the unpublished village dues and the board’s approval of your purchase are the same questions to ask.
Selling in Whisper Creek at Spring Run? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying in Whisper Creek at Spring Run? Call Marc at (239) 287-5873 or read how we represent buyers.
Whisper Creek at Spring Run is the largest of the three Spring Run detached-villa neighborhoods we compare, 64 homes against Silver Creek’s 52 and Willow Creek’s 27, and its 36-month median of $729,000 is more than double Streamside’s $355,000. Across The Brooks, Shadow Wood and Copperleaf have their own clubs and fee structures.
Data updated: October 2026 (Lee County recorded sales for the Spring Run villages; club sites for Shadow Wood and Copperleaf).
Neighborhood | Roll records | Product | 36-month sales and median | Median per sq ft, 36 months | 12-month sales and median |
|---|---|---|---|---|---|
Whisper Creek at Spring Run | 64 | Detached villas | 11, $729,000 | $421 | 3, $729,000 |
Silver Creek | 52 | Detached villas | 5, $757,600 | $374 | 1, $650,000 |
Willow Creek | 27 | Detached villas | 4, $822,500 | $437 | 0 |
Sabal Cove | 48 | Attached villas | 11, $610,000 | $406 | 4, $613,500 |
Coral Cove | 36 | Attached villas | 7, $580,000 | $376 | 3, $562,500 |
Streamside | 80 | Condominiums | 9, $355,000 | $284 | 4, $310,000 |
Sunset Stream | 118 | Condominiums | 17, $393,000 | $305 | 9, $337,500 |
Hidden Lakes | 183 | Carriage-home condominiums | 17, $465,000 | $325 | 4, $395,000 |
Autumn Lake | 121 | Carriage-home condominiums | 16, $405,000 | $299 | 7, $370,000 |
Windows and counts come from one county sheet, so the Spring Run villages compare directly. Roll records include a shared common-element record in some condominium villages, so they are not exact home counts. Shadow Wood and Copperleaf are separate 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 at 22801 Oakwilde Boulevard, says it was “Established in 1998” and has been “Member Owned since 2010,” a different ownership model from Spring Run’s bundled, non-equity club.
Copperleaf at The Brooks is the third golf community in The Brooks. Business Observer reported on November 7, 2024 that Copperleaf Golf Club completed a $20 million clubhouse renovation of a 23-year-old building, now offering 28,000 square feet of dining and entertainment space. That project is Copperleaf’s, not Spring Run’s.
Whisper Creek sits in the upper tier of Spring Run: only Silver Creek ($757,600) and Willow Creek ($822,500) have higher 36-month medians, only Willow Creek has a higher rate ($437 against $421), and Whisper Creek’s rate is well above the condominium villages’ $284 to $325 ($421 divided by Streamside’s $284 is 1.48). Compare Whisper Creek with its Silver Creek and Willow Creek neighbors, with Streamside and Sunset Stream for the condominium end of the community, and with Winding Stream. For a seller, pricing from the Whisper Creek record rather than from Spring Run or Estero averages matters. The other Spring Run villages are Sabal Cove, Coral Cove, Hidden Lakes and Autumn Lake.
Whisper Creek at Spring Run’s honest case is a detached, fee-simple villa inside an established golf club with the membership included, a short drive to Coconut Point and mid-$700,000s recent sales. The honest cost is club fees of $9,820 a year plus unpublished village dues, a thin recent resale record and association approval of every buyer.
Data updated: October 2026 (Lee County recorded sales and roll; Spring Run Golf Club 2026 to 2027 sheet; Whisper 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 Whisper Creek at Spring Run home well means pricing it against its own 11 recorded sales of the last 36 months, split by plan and sale date, and answering buyer questions about club fees, association approval and the lease form with the papers in hand. 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 Whisper Creek at Spring Run listing agent, or thinking, “I need someone to sell my Whisper 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 Whisper Creek homes against the county’s recorded sales, split by sale year and plan, and put the estoppel certificate, the club fee sheet and the application packet in front of a buyer before the buyer has to ask.
In the 36 months to the September 25, 2026 index date, 11 Whisper Creek at Spring Run homes sold on the county record for $8,399,500 in total, at a $729,000 median. In the last 12 months we tracked 3 recorded sales totaling $2,339,000, from $700,000 to $910,000. Days on market and sale-to-list ratio are Southwest Florida MLS measures that the county record does not carry; we pull them for each listing file.
Buyers ask four things before they write: what Spring Run’s club fees and the Whisper Creek dues are, whether the association will approve them, who insures the home and where the flood zone falls, and whether they can rent or bring a pet. A seller who has the estoppel certificate ordered, the club fee sheet printed and the roof and wind mitigation papers in hand shortens the deal. The club asks for its transfer package no less than 10 days before the lease or closing date and may withhold approval in its sole discretion, 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 $5,103 on a $729,000 sale (our arithmetic), and the owner’s title policy; the contract controls. Florida regulates the estoppel certificate an HOA issues, including how fast it must be issued and what it may cost (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) and an HOA disclosure summary before a buyer signs (section 720.401).
Start with our free home valuation, and we will follow up with a number built on the county’s recorded sales, adjusted for sale date, plan, street position 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 Whisper Creek at Spring Run sellers ask us first, answered from the record.
Eleven recorded sales in 36 months ran $629,000 to $950,000, a $729,000 median; the plan, street 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 Whisper Creek application runs through Tenant Evaluation, and the association’s board makes the final decision.
Leasing is allowed with association and club approval, a club delegation fee, and a village minimum term that is not published.
McGreevy and Comisar are the Southwest Florida team Whisper Creek at Spring Run owners call when a home has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and know Estero neighborhoods street by street.
Data updated: October 2026 (career totals as published by the team).
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in Sales. Read more about our team.
Meet Jesse McGreevy, who leads the team’s listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation. Selling a Whisper Creek at Spring Run home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Whisper Creek at Spring Run? Call Marc at (239) 287-5873, or read about buying a home in Estero.
Jesse McGreevy and Marc Comisar are top-reviewed Southwest Florida realtors, and the reviews on the team’s Google Business Profile describe what a Whisper Creek at Spring Run seller or buyer needs most: steady communication, local knowledge and a team that follows through.
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Verified Google review
★★★★★ “Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time.” Verified Google review
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Whisper 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; FEMA, NHC and Village of Estero sources).
Both names appear. The county roll gives ZIP 34135, which carries a Bonita Springs mailing designation, but the Village of Estero is the municipality: a Village public notice places Spring Run Golf Club in The Brooks off Coconut Road, and a Spring Run parcel’s tax notice lists the Village of Estero district. Spring Run’s site and this page say Estero.
Whisper Creek has 64 detached villas, all on Creek Branch Lane: 41 on the Phase IIB plat and 23 on Phase IIA. All 64 carry county use code 01, single-family residential. Spring Run as a whole has 847 homes, of which 227 are fee-simple and 620 are condominium parcels.
Whisper Creek is a single-family neighborhood of detached villas on individually owned lots, governed by a homeowners’ association under Florida’s Chapter 720. It is not a condominium, so the condominium statute in Chapter 718 does not govern it. Each owner holds the land and the home and insures the structure.
Heated area runs from 1,730 to 2,452 square feet, with a median of 1,743. Most recent sales were one of two repeating sizes: 1,730 to 1,739 square feet (12 of the 20 sales since October 2021) or 2,082 to 2,097 square feet (6 of the 20). The 2,452 square foot home is the largest in Spring Run.
The roll shows 39 two-bedroom homes and 25 three-bedroom homes, which is 60.9 percent and 39.1 percent of the 64. Baths are 2.0 for 45 homes and 3.0 for 19 homes. In the 20 sales since October 2021, 14 were two-bedroom and 6 were three-bedroom, with medians of $710,000 and $810,000.
The county roll records 26 homes as built in 1999 and 38 in 2000. Spring Run was incorporated in 1998 and, according to the club, sold out more than two years ahead of schedule, with sales through 2002. Roof age, systems and permit history are not in any source we reached, so inspect each home.
Spring Run Golf Club says its 847 residential units were built by Pulte Homes, and it describes The Brooks as developed by Bonita Bay Group. The county roll does not name a builder for Whisper Creek, and we found no source naming floor plans or a Whisper Creek-specific builder statement. Ask the seller for original plans and permit history.
Both. A July 2026 reading of the county roll found 35 one-story and 29 two-story homes. The one-story plans cluster at 1,730 to 1,759 square feet, the two-story plans at 2,057 to 2,118 square feet, and a larger plan at 2,398 to 2,452 square feet. The roll does not name the plans.
The largest Whisper Creek home on the roll is 2,452 heated square feet, which is also the largest home on the Spring Run roll. The next largest Spring Run neighborhood sizes are 2,447 in Silver Creek and 2,434 in Willow Creek. Most Whisper Creek sales are much smaller, near 1,738 or 2,090 square feet.
The county codes 63 of the 64 parcels “single family residential, golf course” and 1 as “single family residential, lake.” That is an assessment location code, not a promise of a view from your lanai or a statement of how close the fairway is. Walk the lot and check the sight lines yourself.
Pool eligibility and private pools are not documented for Whisper Creek. A general statement that villas may offer optional pools exists for the community, but no Whisper Creek-specific fact does. Ask the seller and the association whether a pool exists, whether the declaration allows one, and what architectural approval it needs.
Yes. Spring Run’s sheet says all homeowners, by virtue of buying a home, automatically become members of the Golf Club. Members pay a cart fee per round rather than a green fee, and annual club fees of $9,820 apply for 2026 to 2027, effective November 1, 2026.
Non-equity. The September 2026 transfer package 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. The sheet lists a resale fee and no refund mechanism, so a buyer should not expect to recover any membership value at resale.
Spring Run’s 2026 to 2027 sheet prints annual fees of $9,820, which it says includes capital, a new project fund, reserve and an annual food and beverage minimum. That is $661, or 7.2 percent, above the 2025 to 2026 figure of $9,159. The sheet is effective November 1, 2026 and subject to change.
The sheet lists Blue Stream Fiber separately at $215.55, cart fees per round, and neighborhood fees that it directs readers to the property management company for. The Brooks CDD line on the tax bill, an optional Commons Club membership and the resale fee at sale are also separate from the annual fee.
Not published. Spring Run’s sheet says to contact the property management company for neighborhood fees, and the Whisper Creek application page lists none. Dues, what they cover, reserves and special assessments live in the village budget and declaration, so request the current budget and a sample estoppel certificate before you write an offer.
The Brooks of Bonita Springs CDD’s roll line for this villa type is $1,017.25 for operations and maintenance and $0.00 debt service, per the district’s FY2025-26 and FY2026-27 assessment rolls as read in July 2026. It appears as a non-ad valorem line on the November tax bill, with a discount of up to 4 percent for early payment.
Spring Run’s rental page and 2024 to 2025 sheet list Advanced Property Mgmt. for Whisper Creek, but the Whisper Creek application page names no manager and lists no association contact. We could not confirm the firm’s identity beyond the club’s listing. Confirm the current manager and contact in writing with the club before you rely on it.
We found no age restriction in any club or association document we read, and Spring Run does not market itself as 55+. A real estate aggregator labels it 55+, but that is not a recorded document. Federal and Florida law require a published age policy and 80 percent occupancy by someone 55 or older. Request the declaration.
Yes. Spring Run has a staffed gatehouse that the club lists as open 6:30 am to midnight daily in the November to April season, with a guest entrance and a resident lane for a transponder. Whisper Creek’s street is inside the club’s single gated entrance, and no separate village gate is described.
Rentals need approval: the lease runs through the village application, the association’s board decides, and the club requires its own transfer application and delegation fee. The village’s minimum term and any cap on leases per year are not published. As read in July 2026, Spring Run has no short-term rental market.
Whisper Creek’s pet rule is not published, so we make no claim; ask the association for it in writing. At the club level, dogs are not permitted on the golf course and walking or biking on cart paths is not allowed. Service animal rules are governed by law and the association’s own policies.
The application runs through Tenant Evaluation under Property Application Code 14231, may take up to 45 minutes, and carries a fee whose amount the form does not state. The association’s board makes the final decision, not the screening vendor. The club’s transfer package is due no less than 10 days before the lease date.
It depends on the address. Panel 12071C0593H, effective November 17, 2022, governs Spring Run, and both Zone X and Zone AH appear on the effective map for the area. A July 2026 sample of points on Creek Branch Lane returned Zone AH at 5 of 7 points and Zone X at 2. Check your exact address with FEMA.
Spring Run south of Coconut Road queried as Lee County Evacuation Zone B, surge zone 2, from two county services on two dates. Lee County says Zone B will be among the first areas ordered to evacuate for a hurricane. An evacuation zone is not a FEMA flood zone; use the county’s map for your address.
We found no source describing flooding at Whisper Creek. The Village of Estero told FEMA that damage east of US 41 was minor and mostly wind, such as roof shingles, lanais and pool enclosures, and USGS surveyed no high-water marks in the Coconut Road corridor. Ask the association and the seller for storm history.
The owner does. Chapter 720 puts no duty on an HOA to insure members’ homes, so an owner carries an HO-3 policy on the whole structure plus contents, liability and optional flood. Whether the Whisper Creek association maintains or insures any exterior element is not published, and the recorded declaration controls.
No. Florida’s condominium milestone inspection and structural integrity reserve study rules apply to condominium and cooperative buildings of three or more habitable stories. Whisper Creek is not a condominium and its homes are one and two stories. Ask the association for its own budget and any reserve schedule.
A lender decides, and it depends on the zone at your address: the mandatory purchase requirement applies to federally backed mortgages on Zone AH parcels, and Zone X has none. FloodSmart lists building coverage to $250,000 and contents to $100,000, with a 30-day wait in most cases. Flood is excluded from standard homeowners policies.
By free-flow road distance computed October 29, 2026 from 23814 Creek Branch Lane: 16.0 miles and 27 minutes to Southwest Florida International Airport, and 9.0 miles and 18 minutes to Bonita Beach Park. Season traffic, signals and gate waits add time to both.
Both are detached-villa neighborhoods inside Spring Run. Whisper Creek has 64 homes on Creek Branch Lane and a 36-month median of $729,000 at $421 per square foot; Silver Creek has 52 homes on Stonyriver Place and Spring Run Boulevard, a $757,600 median at $374, and a larger median home of 2,070 square feet.
Lee County assigns by address through choice zones. For a Spring Run address checked in July 2026, the plan listed Zone Q elementary, Zone GG middle and South High Sub-zone 3, but Whisper Creek was not run separately. Use the district’s address locator and confirm with the student enrollment office.
The Village of Estero adopted 0.7300 mills for 2026 to 2027, and the shared county, school, library and water management lines we could read total 10.6832 mills before the Estero Fire Rescue line, which we did not read. The Brooks CDD adds a non-ad valorem line of $1,017.25 for this villa type.
Not inside Spring Run. The club’s amenity page lists no pickleball; pickleball is a Commons Club at The Brooks amenity, as read in July 2026. The Commons Club is a separate, optional, member-owned club of 2,300 families at 9930 Coconut Road, with its own membership cost that we do not print.
The club says the course was designed by Gordy Lewis and redesigned by John Sanford, and the redesign reopened in November 2014 with new irrigation and drainage and reworked tees, greens and bunkers on the same routing. A separate 2022 turf renovation appears on the club’s 2026 to 2027 sheet. The course has been Audubon Certified since 2008.
Over the 36 months to the September 25, 2026 index date, 11 recorded sales ran $629,000 to $950,000 at a $729,000 median, or $421 per heated square foot. The 3 sales in the last 12 months ran $700,000 to $910,000. Smaller 1,738 square foot homes and larger 2,090 square foot homes price differently.
Whisper 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 application, 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, condition, street position and the latest comparable sales. Over 36 months the county shows 11 recorded sales from $629,000 to $950,000, with a $729,000 median. A free valuation from us adjusts those sales for your home’s size, location on Creek Branch Lane and condition.
The last 12 months show three recorded sales: $700,000 on March 27, 2026, $910,000 on April 10, 2026 and $729,000 on April 23, 2026. The $910,000 sale was a 2,097 square foot, three-bedroom home; the other two were 1,738 and 1,730 square feet with two bedrooms. The median was $729,000.
The county record carries no days on market, and we did not pull Southwest Florida MLS counts for this edition, so we give no figure. The club asks for its transfer package no less than 10 days before the closing or lease date, and the association’s board must approve, so those steps set a floor.
Over 36 months the median is $421 per heated square foot (our arithmetic on county sales), and over 60 months it is $404. Individual 36-month sales ranged from $362 to $547 per square foot. The two sales of 1,800 square feet or more in that window came to $430 and $434.
Yes in price, not in rate. Since October 2021 the six three-bedroom sales had a $810,000 median against $710,000 for 14 two-bedroom sales, but the median rate was about the same, $388 against $404 per square foot. The larger homes sell for more mainly because they have more area.
Use Silver Creek as a cross-check, not a substitute. It has 5 recorded sales in 36 months at a $757,600 median and $374 per square foot, against Whisper Creek’s 11 at $729,000 and $421. Silver Creek’s median home is 2,070 square feet against 1,743, so buyers see two sets of comparable sales.
The highest recorded sale in the 36-month window was $950,000 on February 7, 2025, for a 1,738 square foot, two-bedroom home at $547 per square foot. It sits well above the other 1,738 square foot sales, which ran $629,000 to $825,000, and the roll gives no reason, so we do not price from it.
The county shows 41 recorded sales from 2016 through April 2026, about 3.7 a year on 64 homes, or roughly 5.8 percent of homes a year. Recent years were slower: 2 sales in 2024, 5 in 2025 and 3 in 2026 through April, with none recorded after April 23.
The premium cannot be isolated from the record, because the county codes 63 of the 64 parcels as golf-course location. That code is an assessment adjustment, not a promise of a view. We price a home from its own sight lines, condition and comparable sales rather than from the code.
Spring Run’s sheet prints “Resale Fee $12,000/$3,500.” As read in the Treasurer’s report in July 2026, $12,000 applies to a buyer who is not already a Spring Run member and $3,500 to an existing member moving to another Spring Run home, and the fee goes to replacement reserves. Confirm which applies with the club.
The sheet does not say, and we found no recorded declaration text assigning it. In Florida the contract allocates costs unless the governing documents assign them, so settle it in writing before you list. The master Declaration, which we have not read, would control if it speaks to this.
It is the association’s statement of what you owe and what is scheduled to come due. Florida regulates the time to issue it and the fees an HOA may charge in section 720.30851, so read the current text or ask your title company. Spring Run also lists its own $250 estoppel fee.
The club’s sheet prints an estoppel fee of $250 at the master level. It is separate from whatever the Whisper Creek association or its management company charges for its own estoppel certificate, which is not published. Ask the manager for the current charge and timing before you order, because a late certificate delays closing.
Yes. The village application is for a sale or a lease, runs through Tenant Evaluation under code 14231, and says the association and its Board of Directors make the final decision. The text we retrieved describes the screening steps and does not spell out the purchase process, so ask the manager for the purchase packet.
The application itself “may take up to 45 minutes” to complete. The board’s decision time is not stated, and the club’s transfer package is due no less than 10 days before the lease date. Build that window into your contract and tell your buyer on day one, so the closing date does not slip.
An application fee applies, charged when the digital form is submitted, but the Whisper Creek page does not state the amount. The club’s transfer package lists $585.75 including taxes for lease privileges and $159.75 for none, with a $106.50 late fee, all non-refundable. Ask the manager for the village fee.
Florida requires a seller of a home in a mandatory-membership association to give the buyer an HOA disclosure summary before the contract is signed (section 720.401), and the buyer may cancel within three days of receiving it if it was late. The buyer is also entitled to the governing documents. Florida’s flood disclosure also applies.
Yes. Section 689.302 says a seller must provide a flood disclosure to a purchaser at or before the time the sales contract is executed. It asks about flood insurance, claims and past flood damage, so gather your answers before listing. Because the zone varies by address in Spring Run, know your own exact FEMA zone.
Customarily the seller pays the deed documentary stamp tax, the owner’s title policy, the association’s estoppel and any Spring Run resale fee the documents assign, plus a commission set by the listing agreement. The contract controls. On a $729,000 sale the deed tax is $5,103.
Florida’s documentary stamp tax on a deed is 70 cents per $100 of consideration under section 201.02. That is $5,103 on a $729,000 sale and $5,600 on an $800,000 sale (our arithmetic). The contract allocates the cost, and in Lee County sellers customarily pay it.
Not for amounts that come due after transfer, but under Florida’s HOA statute a new owner is jointly and severally liable with the previous owner for unpaid assessments that came due before transfer, so the estoppel certificate settles balances at closing. Read section 720.3085 or ask your title company.
Any unpaid assessments, interest and fees shown on the estoppel certificate, plus any resale or transfer fee the declaration assigns to the seller. Order the estoppel early, because a stale certificate can delay closing. The Spring Run resale fee goes to the club and its assignment is a contract term.
Typically the balance is paid from sale proceeds at closing, because the estoppel certificate will show it and the buyer’s title company will require payment. Delinquency can also complicate approval, and the club requires the account to be in good standing. Ask the manager for a payoff figure first.
We found no published Whisper Creek sign rule, and Spring Run offers a members-only resale listing page through the club. Rules on signs live in the declaration or architectural guidelines, so ask the association for them in writing before placing any sign on your lot.
Spring Run has a staffed gatehouse, a guest entrance, and a guest list managed through an app, per a July 2026 reading, so register buyers and visitors before each showing. We did not find a published showing policy for Whisper Creek, so confirm access rules with the club before you schedule.
Yes. Spring Run’s sheet says buying a home makes the owner a member automatically, and the community is bundled. The buyer still pays the club’s annual fees, listed at $9,820 for 2026 to 2027, any resale fee the club and the documents assign, and the cart fee per round.
No. The membership is non-equity: the transfer package says members “hold a license,” and the club’s sheet lists a resale fee and no refund mechanism. Nothing about the membership is redeemable at resale, so buyers price the home and its fees together. Your valuation should reflect that.
Leasing needs approval from the association board and the club, a club delegation fee of $550 plus 6.5 percent tax, and a village minimum term that is not published. With a $9,820 annual club fee still due, compare rent against carrying costs, including the CDD line and insurance, before deciding.
The club’s 2026 to 2027 sheet prints $550 plus 6.5 percent tax for delegation of use, including the rental admin fee. The September 2026 lease packet lists $585.75 including taxes for all, golf-only or social-only privileges and $159.75 for none, plus a $106.50 late fee, and the owner stays responsible for unpaid tenant charges.
As read in July 2026, Spring Run has no short-term rental market, and each neighborhood sets its own minimum lease term. Whisper Creek’s minimum is not published, and the village application names none. Check the declaration before advertising any rental, because the club also requires its own approval for every tenant.
Buyers ask. We found no published Whisper Creek special assessment, reserve balance or budget; the only special assessment we found at the club level was a one-time $354 shortfall in 2024 to 2025. An honest answer comes from the estoppel certificate, the budget and board minutes, so have them ready.
No. Those rules are in the condominium statutes and apply to buildings of three or more habitable stories; Whisper Creek is a fee-simple HOA neighborhood of one- and two-story homes, so Chapter 718 does not govern it. Buyers may still ask about roof age and the association’s reserves.
They can shape what buyers pay, because the owner carries an HO-3 on the whole structure and the wind portion is a large share of the premium. We found no Whisper Creek premium figure. Gather your roof date, any wind mitigation report and your own premium before listing so buyers can quote accurately.
It can. A July 2026 sample on Creek Branch Lane returned Zone AH at 5 of 7 points, so some buyers will need flood insurance for a federally backed mortgage, and others will not. Know your exact zone and any elevation certificate before listing, because the seller’s flood disclosure is required at or before contract.
Fix what a buyer’s inspector will cite, and for 1999 and 2000 homes that usually means roof, electrical and plumbing, the lanai enclosure and air conditioning. Check what the association controls before changing anything on the exterior, since Spring Run’s architectural review reviews exterior changes and paint.
Assume yes and ask in writing. Spring Run’s architectural review runs in two stages and publishes a paint palette, and a July 2026 reading shows detached-villa owners choose garage door, lanai and porch ceiling colors from it. The village declaration controls what else needs approval.
The recorded sales are spread across the year: Whisper Creek’s 11 sales in the 36-month window closed in November, January, February, March, April, June, July, August and September. The club’s hours and dining run on a November to April season, so showings are easiest then. We pulled no MLS seasonality data.
Yes in general. You sign the association disclosures and the flood disclosure, and closing can be completed by mail or remote signing as the title company allows. We have no ownership-by-state count for Whisper Creek, so we make no claim about how common it is. Plan the 10-day club package into your timeline.
The exemption belongs to you and ends when you sell. The buyer applies for their own exemption if they make the home their permanent residence, and the new owner’s assessed value resets to just value after a change of ownership, so the buyer’s first tax bill is not capped by your history.
The 2026 to 2027 annual fee of $9,820 is $661 above $9,159, and buyers compare monthly carrying costs. The previous year’s fee had fallen from $9,308 when a one-time $354 assessment ended. We cannot say what buyers will pay; list with the fee sheet in hand so they can see the whole stack.
The county index runs to September 25, 2026 and shows none, but recorded-sale lag means the absence of a recorded sale is not proof that none closed. Pricing from the full list of 20 sales since October 2021, with the newest weighted most, protects a seller from reading too much into a quiet summer.
A transponder is not mandatory, but it lets residents bypass stopping at the guest entrance and use the resident side. The transfer package asks for one form per vehicle with plate, make, model and year, and the rental page lists “$30+” for transfer members and guests. Tell your buyer early.
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These are the original Whisper 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 sheets, the Whisper Creek application, the lease packet, the hurricane reports, the flood study and the state and county tax and insurance tables.
# | 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, delegation fees, hours and cart fees |
2 | Whisper Creek Residents’ Association, posted by Spring Run Golf Club | Tenant Evaluation code 14231, screening steps and board approval | |
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 and tenant fees |
4 | Spring Run Golf Club | Prior-season fees, hours and the club’s formation date | |
5 | Spring Run Golf Club | Rental contacts by housing type | |
6 | Spring Run Golf Club Community Association, Inc. | Resale fee mechanics and the 2024 to 2025 assessment | |
7 | National Hurricane Center, NOAA | Surge findings for Estero, Bonita Springs and Naples | |
8 | National Hurricane Center, NOAA | Surge findings from Charlotte Harbor to Bonita Beach and Naples | |
9 | National Hurricane Center, NOAA | Surge findings south of Boca Grande through Marco Island | |
10 | Lee County Flood Insurance Study 12071CV001D, revised preliminary (PDF) | Lee County Natural Resources | Panel index including panel 0593H and the six revised panels |
11 | Lee County Property Appraiser | Adopted 2026 millage lines by taxing district | |
12 | School District of Lee County | Choice zones, preferences and school lists | |
13 | Florida Office of Insurance Regulation | County average homeowners premiums | |
14 | FEMA Community Rating System eligible communities, April 2026 (PDF) | FEMA | Village of Estero Class 6 rating and discounts |
Every source below was read for this Whisper Creek at Spring Run page on October 29, 2026 unless another date is shown; some figures were carried from our July 28, 2026 reading and are marked with that date in the text. 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 Whisper 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.
