Willow Creek at Spring Run is a community of 27 detached villas on Spring Run Boulevard 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.
Willow Creek at Spring Run is a community of 27 detached villas on Spring Run Boulevard (numbers 9120 to 9224), 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, and a 2025 tax notice for a parcel on Willow Creek’s own plat places Spring Run in the Village of Estero and Estero Fire. All 27 homes were built in 2000, and every Willow Creek home comes with Spring Run’s automatic golf club membership.
McGreevy and Comisar are the team Willow 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 Willow Creek itself, the Lee County record shows 4 recorded sales in the 36 months to the September 25, 2026 index date, at an $822,500 median, a very small sample that the market section explains in full.
This page is about the Willow Creek detached-villa neighborhood inside Spring Run on Spring Run Boulevard. It is not any of the other Willow Creek communities around Florida (North Fort Myers has one, and Estero has a Villas at Country Creek on Willow Way), and it is not Whisper Creek, the larger 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 Willow Creek at Spring Run because value here turns on details most agents never separate: which of 27 detached villas sold at which price and at what size, what Spring Run’s club fees add to ownership, which board approves your tenant, and what the lease form allows.
Data updated: October 2026 (Lee County recorded sales through the September 25, 2026 index date).
If you’re searching for the best realtor for Willow Creek at Spring Run in Estero, whether you’re ready to sell your Willow 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 Willow Creek at Spring Run track record (Lee County recorded sales, DOR-qualified, 36 months from October 2023 to the September 25, 2026 index date): 4 Willow Creek at Spring Run resales total in the market · highest-priced Willow Creek at Spring Run sold: $900,000 · median recorded sale: $822,500.
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 0 Willow Creek at Spring Run recorded sales; the newest Willow Creek sale in the county file is June 17, 2025 at $840,000. With 4 sales in 36 months the medians describe those sales and do not show a trend, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.
For Willow 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 Willow 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 Willow 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.
Willow Creek at Spring Run is the smallest of Spring Run’s ten villages, a group of 27 detached villas where a village board, a master golf club association and a thin sales record all shape every purchase. These nine 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 Willow Creek at Spring Run page in the order it appears. Each link jumps to its section, so you can go straight to the Willow Creek market, the fees and rules, the flood zone, schools, the Whisper Creek comparison or the seller section.
Willow Creek at Spring Run is a neighborhood of 27 detached villas along Spring Run Boulevard, inside the gates of Spring Run Golf Club, about 1.7 road miles and 6 minutes of free-flow driving from the Lee Health Coconut Point emergency department. Each is a single-family villa built in 2000, and golf club membership comes with the home.
Data updated: October 2026 (Lee County roll; Spring Run Golf Club 2026 to 2027 sheet; drive times computed October 29, 2026).
Willow Creek sits within Spring Run’s 200 acres on Spring Run Boulevard, in the address range 9120 to 9224. The club describes itself as “Located in the beautiful Village of Estero” and as “one of four separate and distinct residential communities located within The Brooks, developed by Bonita Bay Group.” Willow Creek is a tiny part of it: 27 of the club’s 847 homes.
Willow Creek’s villas are detached single-family homes with two or three bedrooms and two or three baths, between 1,730 and 2,434 heated square feet, with a 2,073 square foot median. A July 2026 read of the roll counted 12 one-story and 15 two-story homes. The county’s land-use coding, as read in July 2026, tags 18 of the 27 with a golf-course influence and 9 with a lake influence, which is coding and not a promise of a view.
The club runs an 18-hole course, four Har-Tru tennis courts, bocce courts, a fitness center, a practice range, a heated pool and spa and a remodeled clubhouse, and its 2026 to 2027 sheet lists lunch Monday to Saturday and dinner on Friday and Saturday in season. The gatehouse is open from 6:30 am to midnight. Coconut Point shopping center is 2.0 road miles and 7 minutes away on free-flow driving, and Miromar Outlets is 5.4 miles and 13 minutes.
Willow Creek is not a condominium: the county codes all 27 homes as single-family and the village’s own form uses the words “Homeowners Association.” It is not an equity club: Spring Run calls itself a “non-equity club” in which owners, lessees and guests “hold a license to use the club facilities.” It is not an optional-membership community, because the membership comes with the home. And no document we read calls it 55+; see the section on age rules below.
Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, and if you own in Willow 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.
Willow Creek at Spring Run is a platted detached-villa neighborhood on Spring Run Boulevard in the Village of Estero, ZIP 34135. On the Lee County roll all 27 homes carry the legal text “SPRING RUN AT THE BROOKS PH 3 PB 64 PGS,” use code 01 (single-family) and the street name SPRING RUN BLVD.
Data updated: October 2026 (Lee County Property Appraiser sales file and roll, index built October 7, 2026; July 2026 plat read).
The roll’s legal text for every Willow Creek home begins “SPRING RUN AT THE BROOKS PH 3 PB 64 PGS.” A July 2026 read of the roll recorded Phase 3 at Plat Book 64, pages 78 to 82, with 27 fee-simple residences plus a tract for road right of way; we did not open the plat image itself. Phase 3 is the only Spring Run phase that matches Willow Creek’s 27 parcels exactly, which is how the roll ties the village to the plat.
Unlike the Spring Run condominium villages, Willow Creek has no sections or buildings. The roll shows one phase with 27 separately owned lots and homes, and no common-element parcel is attached to the name. Whether the village association owns any tract of its own is not stated in any record we could read.
Willow Creek’s own lease application is headed “WILLOW CREEK HOMEOWNERS ASSOCIATION, INC.” The July 2026 state corporate record lists “WILLOW CREEK RESIDENTS’ ASSOCIATION, INC.,” document number N99000005538, status active. The two names differ, and we could not re-open the state record in October because its search page returned a security challenge, so we treat them as the same village association until a fresh read confirms it.
All 27 homes sit on Spring Run Boulevard, 9120 to 9224, and the five recorded sales on the county file fall at 9120, 9176, 9196, 9200 and 9212. The roll shows ZIP 34135. A 2025 tax notice for 9164 Spring Run Boulevard, a lot on Phase 3, shows taxing district 316, Village of Estero and Estero Fire, so Willow Creek is inside the Village even though the postal area for 34135 reads Bonita Springs. The club’s own mail line reads Bonita Springs, and its site says Estero.
“Willow Creek” is a common name. Search results for it mix in North Fort Myers, the Villas at Country Creek on Willow Way in Estero (ZIP 33928) and communities in other states. Two checks keep you on the right one: the street must be Spring Run Boulevard in the 9120 to 9224 range, and the legal text must say “SPRING RUN AT THE BROOKS PH 3.” The similarly named neighbor, Whisper Creek, is a separate 64-home neighborhood on Creek Branch Lane.
Willow Creek at Spring Run has 27 homes, all detached single-family villas built in 2000 on Spring Run Boulevard. Eleven are two-bedroom and 16 are three-bedroom, with heated areas from 1,730 to 2,434 square feet and a 2,073 square foot median. That is 3.2 percent of the club’s 847 homes.
Data updated: October 2026 (Lee County Property Appraiser roll, index built October 7, 2026; club count from Spring Run Golf Club).
Roll item | Willow Creek at Spring Run |
|---|---|
Homes | 27 |
Product | Detached single-family villa, use code 01 |
Street | Spring Run Boulevard, 9120 to 9224 |
Roll legal text | SPRING RUN AT THE BROOKS PH 3 PB 64 PGS |
Year built | 2000 for all 27 |
Heated area | 1,730 minimum, 2,073 median, 2,434 maximum square feet |
Bedrooms | 11 homes with 2, 16 homes with 3 |
Baths | 12 homes with 2, 15 homes with 3 |
ZIP | 34135 |
The roll shows three clusters of sizes. A July 2026 read counted one-story plans at 1,730 to 1,759 square feet, two-story plans at 2,057 to 2,118 and one larger plan at 2,398 to 2,452. Sales on the county file match those bands: 1,738 and 1,741 square feet (three sales), 2,073 (one) and 2,434 (one). We have no count of homes per size, so we do not print one.
A July 2026 read of the roll counted 12 one-story and 15 two-story homes. The one-story count (12) and the two-bedroom count (11) are one apart, so the one-story homes are not exactly the two-bedroom homes. The roll shows no building above two stories anywhere in Spring Run, which matters for the condominium-statute question below.
We did not pull homestead-exemption or owner-mailing-address counts for Willow Creek in this edition, so we print none. A seller or buyer can see the homestead status of any parcel on the Property Appraiser’s record, and the buyer’s first assessed value is the purchase price, not the seller’s capped value.
Willow Creek at Spring Run recorded 4 resales in the 36 months to the September 25, 2026 index date, at an $822,500 median, from $715,000 to $900,000. It recorded none in the last 12 months. With 27 homes and 4 sales in three years, these figures describe those sales and say nothing about a trend.
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 Willow 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 county file lists qualified sales only, so a transfer that was not qualified does not appear, and a missing sale is not proof that no home traded.
The 36-month window, October 2023 to the September 25, 2026 index date, holds 4 recorded Willow Creek sales, so it leads, with the wider windows below it. The 4 sales total $3,260,000, a mean of $815,000, at a median of $437 per heated square foot. Because the sample is four sales, we show the wider windows beside it rather than lean on one median.
Window | Sales | Median | Low | High | Median per sq ft |
|---|---|---|---|---|---|
12 months, October 2025 to September 25, 2026 | 0 | none | none | none | none |
Since October 2024 (24 months) | 1 | $840,000 | $840,000 | $840,000 | $482 |
36 months, October 2023 to September 25, 2026 | 4 | $822,500 | $715,000 | $900,000 | $437 |
60 months, October 2021 to September 25, 2026 | 5 | $805,000 | $658,125 | $900,000 | $411 |
All 8 sales in the county file, 2017 to 2025 | 8 | $686,563 | $570,000 | $900,000 | not computed |
With 4 sales the median is the mean of the second and third, $805,000 and $840,000, which is $822,500. The 60-month median is the third of five, $805,000. The all-sales median is the mean of the fourth and fifth of eight, $658,125 and $715,000, which is $686,562.50. The all-sales row spans 2017 to 2025 and mixes very different years, so we show it only to disclose how few sales the county file holds for this village.
Date | Price | Heated sq ft | Bedrooms | Price per sq ft |
|---|---|---|---|---|
November 29, 2023 | $900,000 | 2,434 | 3 | $370 |
January 30, 2024 | $805,000 | 1,738 | 2 | $463 |
August 28, 2024 | $715,000 | 1,738 | 2 | $411 |
June 17, 2025 | $840,000 | 1,741 | 2 | $482 |
Price per square foot is each price divided by the roll’s heated area, our arithmetic: $900,000 divided by 2,434 is $370, $805,000 divided by 1,738 is $463, $715,000 divided by 1,738 is $411 and $840,000 divided by 1,741 is $482. The median of those four is the mean of $411 and $463, or $437. The one earlier sale in the 60-month window was December 17, 2021 at $658,125 for 2,073 square feet, $317 per square foot.
In the last 12 months we tracked 0 Willow Creek at Spring Run recorded sales. The newest Willow Creek sale in the county file is June 17, 2025 at $840,000, about 15 months before the index date, and the file lists no Willow Creek sale in 2026. We do not read that as a signal: the county file holds 8 Willow Creek sales across 2017 to 2025 and none in 2018, 2019 or 2022, so a year without one is not unusual for 27 homes.
Year | Sales | Median | Low | High |
|---|---|---|---|---|
2016 | 0 | none | none | none |
2017 | 1 | $630,000 | $630,000 | $630,000 |
2018 | 0 | none | none | none |
2019 | 0 | none | none | none |
2020 | 1 | $570,000 | $570,000 | $570,000 |
2021 | 2 | $654,063 | $650,000 | $658,125 |
2022 | 0 | none | none | none |
2023 | 1 | $900,000 | $900,000 | $900,000 |
2024 | 2 | $760,000 | $715,000 | $805,000 |
2025 | 1 | $840,000 | $840,000 | $840,000 |
2026 so far | 0 | none | none | none |
The by-year table lists 8 sales across nine years, and no year has more than two. Medians of one or two sales are single prices, not market measures, so we do not describe a direction. The 2021 median is the mean of $650,000 and $658,125, $654,062.50, rounded here to the dollar.
The 36-month median is $437 per heated square foot and the 60-month median is $411; the five individual sales ran from $317 to $482. Both medians rest on four and five sales, and the $317 sale is from December 2021, so we compare size bands below rather than quote a village-wide rate as a rule.
Size band | Sales | Dates | Prices | Median | Per sq ft |
|---|---|---|---|---|---|
1,738 to 1,741 sq ft, 2 bedrooms | 3 | January 2024 to June 2025 | $715,000, $805,000, $840,000 | $805,000 | $411, $463, $482 |
2,073 sq ft, 3 bedrooms | 1 | December 2021 | $658,125 | one sale | $317 |
2,434 sq ft, 3 bedrooms | 1 | November 2023 | $900,000 | one sale | $370 |
The three sales of the smaller size had a mean of $786,667 and a $805,000 median. Two homes of identical heated area, 1,738 square feet, sold seven months apart in 2024 for $805,000 and $715,000, a $90,000 difference. The county file does not carry condition, lot, view or furnishings, which are the likely reasons, so we price a Willow Creek home from the closest comparable and from its own condition. The same size sold for $840,000 in June 2025, $125,000 or 17.5 percent above the August 2024 sale, and two points do not make a trend.
Spring Run’s own property page listed one Whisper Creek home and one Sunset Stream home on October 29, 2026 and no Willow Creek home. Spring Run says it does “not work with or promote a specific realty company.” Active listings change daily, and Southwest Florida MLS counts were not pulled for this edition.
The 27 Willow Creek at Spring Run homes are detached single-family villas of 1,730 to 2,434 heated square feet, with two or three bedrooms and two or three baths, built in 2000. The club says its 847 homes were built by Pulte Homes, and publishes 14 floor plans that it does not tie to any village.
Data updated: October 2026 (Lee County Property Appraiser roll; Spring Run Golf Club floor plans and club pages).
Roll item | Count or range |
|---|---|
Heated area | 1,730 to 2,434 sq ft, median 2,073 |
Two bedrooms | 11 homes |
Three bedrooms | 16 homes |
Two baths | 12 homes |
Three baths | 15 homes |
Stories (July 2026 read) | 12 one-story, 15 two-story |
The county roll gives no room-by-room layout. Spring Run’s floor-plan page publishes 14 plan sheets with living areas from 1,209 to 2,389 square feet, including the Cypress at 1,750 with a two-car garage, the Laurel at 2,090 and the Magnolia at 2,389. None of the sheets names a village, and the roll sizes (1,738, 1,741, 2,073, 2,434) do not equal the plan sizes, so we do not match plan names to Willow Creek.
All 27 homes are recorded as built in 2000. The club says its 847 homes were built by Pulte Homes, and the plan sheets carry Pulte Home Corporation copyright notices dated 1996 to 1998. The club also says The Brooks was developed by Bonita Bay Group. Spring Run’s original sale prices ranged “from $120,000 for the smallest units to over $300,000 for the largest,” per the club, a community-wide range and not a Willow Creek figure.
The record tells us what a Willow Creek home is by size and type and little more. Whether a given home has a lanai, pool, garage layout or golf or lake frontage is not on the roll or the club pages. The county’s July 2026 land-use coding tags 18 of the 27 homes with a golf-course influence and 9 with a lake influence; read that as coding, and check the lot in person. Roof age, construction details and permits were not available to us.
Willow Creek at Spring Run is run by its village homeowners’ association, which Spring Run lists as managed by Gulf Breeze Management Services, LLC, and sits inside Spring Run Golf Club Community Association, Inc., formed January 23, 1998. The club’s 2026 to 2027 sheet prints annual fees of $9,820, effective November 1, 2026; the village’s own assessment is not published.
Data updated: October 2026 (Spring Run Golf Club 2026 to 2027 sheet, effective November 1, 2026; Willow Creek lease application; July 2026 state record).
Spring Run has three layers that touch a Willow Creek owner. The master layer is Spring Run Golf Club Community Association, Inc., which the club says is “a master community association with 10 neighborhoods consisting of 20 neighborhood associations,” run by a seven-member board, with the presidents of the neighborhood associations forming a Neighborhood Representatives Council. The village layer is the Willow Creek association. The third layer is the Brooks of Bonita Springs Community Development District, covered in the tax section.
The July 2026 state corporate record lists Spring Run Golf Club Community Association, Inc. as document N98000000456, filed January 23, 1998, active. For the village it lists “WILLOW CREEK RESIDENTS’ ASSOCIATION, INC.,” document N99000005538, active (July 2026 state record). The village’s lease application says “Homeowners Association” instead. The state’s search page returned a security challenge on October 29, 2026, so we did not re-open either record and print nothing newer than July.
Spring Run’s 2026 to 2027 sheet reads “WILLOW CREEK & SUNSET STREAM: Gulf Breeze,” and the club’s rental page gives the same assignment. The Willow Creek lease application is addressed to Gulf Breeze Management Services, LLC, 8910 Terrene Court, Suite 200, Bonita Springs, FL 34135, and the company’s site describes association management with board support and an owner portal. The site does not mention Willow Creek by name, so confirm the current contact in writing through the management company’s contact page.
Item | Amount | Source line |
|---|---|---|
Annual fees, 2026 to 2027 | $9,820 | “includes capital, new project fund, reserve,” plus a prepaid food minimum |
Annual fees, 2025 to 2026 | $9,159 | July 2026 read of the club’s figure |
Change | $661, or 7.2 percent | our arithmetic: $9,820 minus $9,159, divided by $9,159 |
Resale fee | $12,000 / $3,500 | printed as “$12,000/$3,500” on the sheet |
Estoppel fee | $250 | Spring Run sheet |
Delegation of use (rental) | $550 plus 6.5% tax | includes the rental admin fee |
Rental admin fee | $150 plus 6.5% sales tax | Spring Run sheet |
Blue Stream Fiber | $215.55 | “subject to change” |
The sheet is effective November 1, 2026 and says fees “are subject to change.” It sets an annual food and beverage minimum inside the annual fee. It does not say whether the $9,820 is billed monthly, quarterly or yearly; spread evenly it is $818 a month (our arithmetic), and $9,820 is about 1.2 percent of the $822,500 36-month median sale price. A July 2026 read of the club’s treasurer budget describes the $12,000 as the figure for an outside buyer and $3,500 for an existing member moving to another Spring Run home, paid into the replacement reserve; the 2026 to 2027 sheet prints the two figures without saying which applies, and does not say whether buyer or seller pays.
Spring Run’s sheet directs readers to “Contact Property Management Company” for neighborhood fees. No Willow Creek assessment, what it covers (roofs, exteriors, landscaping, insurance) or reserve balance is 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 Willow Creek on its “Silver/Shady/Whisper/Willow Creek D-Villa” row: $1,017.25 a year for operations and maintenance and $0.00 in debt service, per the district’s FY2025-26 and FY2026-27 assessment rolls as read in July 2026. The district’s 2006 bonds are shown as paid in full. The adopted FY2026-27 figure was not confirmed in October, and the district’s documents are closed to automated reading, so check your tax bill.
Request, in writing and through your agent, the recorded Declaration of Covenants, Conditions and Restrictions for Willow Creek, the bylaws, rules, the latest budget, the reserve schedule, any association insurance declarations page and a current estoppel certificate. We could not find the Willow Creek declaration, amendments or bylaws in any non-government source, so none are quoted here.
Golf membership is part of owning a Willow Creek at Spring Run home: Spring Run’s own site says every homeowner “automatically” becomes a member of the Golf Club, and the club is a members-only, bundled, non-equity club. Annual club fees of $9,820 apply for 2026 to 2027.
Data updated: October 2026 (Spring Run Golf Club site, 2026 to 2027 sheet and Rules and Regulations).
The club’s sheet says, “All Spring Run homeowners, by virtue of buying a home in Spring Run, automatically become members of the Golf Club.” Its transfer packet calls the club “a non-equity club in which Resident members, any lessee and guests hold a license to use the club facilities.” The club’s Rules and Regulations (2020 to 2021 edition) say membership ends when a member stops owning a unit and that “A Member shall have no right to payment upon termination of membership,” so there is no refund at sale.
The club’s published facilities are the 18-hole course, four Har-Tru tennis courts, bocce courts, a fitness center, a practice range, a heated pool and spa, a dining room and the remodeled clubhouse. Member cart fees for 2026 to 2027 are $31.00 for 18 holes and $21.00 for 9 holes year round. Guest green fees include a cart: $116.00 before noon and $97.00 after noon in season 1 (January 1 to March 31), $68.00 in seasons 2 and 4 and $37.00 in season 3 (May 1 to October 31). The rules limit exercise of privileges to two persons per unit.
When an owner leases, the owner delegates use to the tenant. The September 2026 packet lists three choices at $585.75 including taxes (all privileges, golf only or social only) and none at $159.75, with a $106.50 late fee if filed fewer than 10 days before the lease starts; the package is due at least 10 days before the lease date. Only tenants 1 and 2 are authorized users. An owner who delegates privileges loses use during the lease, with an exception for one-year leases from May 1 to September 30.
The Commons Club at The Brooks is separate and optional. Spring Run’s sheet says members “can enhance their Florida lifestyle experience by joining The Commons Club and the Beach Club at the Brooks.” The Commons Club calls itself “a member-owned club of 2,300 families” with a 10,000 square foot Health and Lifestyle Center, an Enrichment Center and a private Beach Club on Little Hickory Island. We print no Commons Club dues because only older schedules were available.
Willow Creek’s published lease application sets a one-month minimum term, filing 20 days before occupancy, board approval before occupancy, a $100 non-refundable fee and occupancy of no more than two persons per bedroom. Pets, vehicle limits and buyer approval are not in the published form; the recorded Declaration governs.
Data updated: October 2026 (Willow Creek lease application on springrun.com; Spring Run September 2026 lease packet; Rules and Regulations, 2020 to 2021 edition).
The form states, “NOTE: Lease Term Minimum Of One (1) Month,” and asks that it be submitted “twenty (20) days prior to occupancy to allow for processing time. Approval must be received prior to occupancy.” The $100.00 non-refundable application fee is payable to Willow Creek Homeowners Association, Inc., with the completed application, a copy of the executed lease and two personal letters of reference, all submitted to Gulf Breeze Management. The form shows no maximum lease term, no cap on leases per year and no waiting period after purchase; those would sit in the Declaration.
The Willow Creek form says nothing about pets, and the July 2026 research could not verify the pet rules for the detached-villa neighborhoods. The club’s master rules cover club facilities only: dogs are not permitted in club facilities except with permission, must be leashed where permitted and must be registered. What the village allows at home is a question for the Declaration, in writing.
The application lists two automobiles (make, color, year and license) but states no vehicle cap in words. Whether the village limits vehicles, trailers or street parking is not on the form. Transponders for transfer members and guests are $30 or more ($25 or more if reactivating).
The form says, “Occupancy restricted to no more than two (2) persons per bedroom, including children.” For a two-bedroom Willow Creek home that is four persons, and for a three-bedroom home it is six.
The Willow Creek form is titled “Application for Approval to Lease,” and its decision block reads “ACTION OF BOARD OF DIRECTORS: APPROVED / DISAPPROVED,” so the board approves leases. Whether the board also approves purchasers is not stated; the Whisper Creek, Coral Cove and Silver Creek forms on Spring Run’s site are titled “Sales and Lease,” while Willow Creek’s is lease only. Separately, the master club requires its own lease application and membership transfer.
Under the club’s rules an owner submits an Architectural Review Form to the neighborhood association, which forwards it to the master Architectural Review and Compliance Committee; the committee “may take up to 45 days.” Construction work is allowed Monday through Saturday only. Guests are limited to seven day guests per member per day, and house guests to May 1 through October 31, up to two weeks.
Willow Creek’s declaration, bylaws and full rules 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.
Willow Creek at Spring Run is not described as a 55+ community in any record we found. No Spring Run document we read uses “55+” or “age-restricted,” but we could not read the recorded declaration, so we cannot prove the negative. Federal and Florida law require published age policies for 55+ housing.
Data updated: October 2026 (Spring Run Golf Club pages and Rules and Regulations; 42 U.S.C. 3607; section 760.29, Florida Statutes).
The club history page, the 2026 to 2027 Membership at a Glance sheet, the amenities page, the Transfer Application and the Willow Creek lease application never state an age restriction. The master rules say the association “shall not discriminate against any individual because of the individual’s race, color, religion, sex, national origin, age, handicap or marital status,” and set club supervision rules for minors in club facilities.
Both federal law and Florida law exempt “housing for older persons” only when it is intended and operated for occupancy by persons 55 or older, at least 80 percent of occupied units have an occupant 55 or older, and the community publishes and follows policies that show that intent. HOPA requires a published age policy; we found none for Spring Run.
The recorded declaration for the Spring Run master association and for Willow Creek would contain any age clause. Request both before you rely on a search-result label; an aggregator website labels Spring Run 55+, but no club or association document we read does.
Willow Creek at Spring Run owners use Spring Run Golf Club: an 18-hole, par 72 course, four Har-Tru tennis courts, bocce courts, a fitness center, a heated pool and spa, a practice range and a remodeled clubhouse. No amenity belonging to Willow Creek itself appears in any document we read.
Data updated: October 2026 (Spring Run Golf Club 2026 to 2027 sheet and website; The Commons Club website).
The Willow Creek lease application mentions no pool, cabana, clubhouse or gate of its own, and the club’s pages list club-level amenities only, with the boundary at the club, not the village. Absence from these documents does not prove there is none, so we call it undocumented. Ask the association whether the village owns any shared tract or facility.
Spring Run Golf Club is an 18-hole, par 72 course. The greens were designed by Gordon Lewis, the course first opened in 1998, per foreTee, and John Sanford redesigned it, reopening in November 2014; a Golf Course Architecture article dated November 19, 2014 describes new irrigation, improved drainage and reworked tees, greens and bunkers. A separate 2022 turf renovation with Bimini turf is listed on the club’s 2026 to 2027 sheet. Audubon International has certified the course since 2008, and the club runs six sets of tees and men’s, women’s and couples leagues.
The sheet describes a remodeled clubhouse and says, “2023 Grand Opening of Outdoor Dining Facilities and completely remodeled and expanded Clubhouse.” Lunch is served Monday to Saturday from 11:00 am and dinner on Friday and Saturday from 5:00 pm, with hours seasonal from November to April, and the golf shop is open 7:00 am to 5:00 pm daily. Different club pages give different clubhouse sizes, so we print none.
The club lists four Har-Tru tennis courts with subsurface irrigation, lighted Har-Tru bocce courts, a fitness center, a practice range and iLife, a member enrichment program that began in 2011 with about 100 activities a season and about 3,000 registrations a year. The club’s own pages disagree on how many bocce courts there are, so we give no number. Pickleball is not on Spring Run’s amenity pages; The Commons Club lists seven pickleball courts, which Spring Run members can add by joining.
The gatehouse is open Monday to Sunday from 6:30 am to midnight, and the club describes a guest entrance and a resident side that opens for a transponder. Willow Creek has no gate of its own in any document we read, so we infer that it is entered through the community gatehouse, as is all of Spring Run.
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.
Part of Spring Run sits in FEMA Zone AH and part in Zone X, so the flood zone for a Willow Creek at Spring Run home depends on the exact address. The governing map is panel 12071C0593H, effective November 17, 2022. Spring Run south of Coconut Road is in evacuation Zone B, which is not a flood zone.
Data updated: October 2026 (FEMA panel index and Flood Insurance Study; July 2026 street sample; Village of Estero evacuation page; FloodSmart).
We did not run a fresh FEMA map query for Willow Creek, because FEMA’s mapping services disallow automated queries in their robots rules, and we do not claim a zone for any Willow Creek address. Zones X and AH both appear on the effective map for the area. A July 2026 sample of points on Spring Run Boulevard returned 28 in Zone AH, 12 in Zone X and 3 in Zone X shaded (0.2 percent annual chance), which is why the answer is per address and not one zone for the village.
Zone AH is a Special Flood Hazard Area with shallow ponding of 1 to 3 feet; in the July sample the zone carried a static base flood elevation of 15.0 feet (NAVD88). Zone X (minimal hazard) carries no federal mandatory purchase requirement. A lender decides what it requires, and flooding can occur in any zone. USGS elevation readings at five Spring Run road points in July 2026 ran 14.20 to 15.27 feet, against that 15.0 foot elevation. Finished-floor elevations are unknown without an elevation certificate, and the Village of Estero cautions that FEMA elevations are accurate to within plus or minus 0.5 feet. We therefore make no claim that Willow Creek homes sit above or below the base flood elevation.
FEMA’s revised preliminary Lee County Flood Insurance Study (dated December 4, 2025) changes six panels, all in the Mullock Creek basin. Panel 0593, which covers Spring Run, is not among them. The effective date of the revised maps was expected in summer 2026, and we could not confirm a final determination because the Lee County page had moved. The Village of Estero is rated Class 6 in FEMA’s Community Rating System, a 20 percent premium discount for policies in the special flood hazard area and 10 percent outside it, per FEMA’s list effective April 1, 2026.
July 2026 and October 2026 reads of Lee County’s evacuation layers both placed Spring Run south of Coconut Road in Zone B, surge zone 2. 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. The boundary between Zones B and C runs roughly along Coconut Road, so check the exact address on the county’s map before every storm. Lee County says Zone B “will be among the first areas ordered to evacuate for a hurricane.”
FloodSmart lists building coverage up to $250,000 and contents up to $100,000, and says coverage takes effect 30 days after purchase with listed exceptions. Florida requires a flood disclosure at or before contract (section 689.302), and standard homeowners policies exclude flood. To check your own address, use FEMA’s Flood Map Service Center at msc.fema.gov by hand.
No public record we found names Willow Creek at Spring Run for damage in Ian, Helene or Milton. The Village of Estero told FEMA that east of US 41 there was “only minor damage … primarily from wind,” and the National Hurricane Center puts Ian’s highest surge on the coast and bay, not inland near the club.
Data updated: October 2026 (National Hurricane Center reports; Village of Estero statements to FEMA; no Willow Creek-specific source found).
The NHC report calls Ian the costliest hurricane in Florida’s history and puts surge at 8 to 12 feet above ground in “Estero, Bonita Beach, Bonita Springs, and North Naples,” with inland high water marks of 5 to 7 feet farther south. USGS surveyed no high-water marks in the Coconut Road and Three Oaks corridor; the nearest ran 8.97 to 10.83 feet at US 41, two to three miles away, against Spring Run ground at about 14 to 15.5 feet (July 2026 read). The nearest official wind reading was Southwest Florida International Airport at 96 knots (about 110 mph) gust before the station stopped reporting, a floor and not a peak. The Village told FEMA in June 2024: “There was only minor damage east of US 41, primarily from wind (e.g. roof shingles/tiles, lanais, pool enclosures).” The Village’s Community Development Director put the count at about 1,000 buildings damaged village-wide (WGCU, August 15, 2024), most of it west of US 41.
NHC puts Helene’s surge at 3 to 5 feet above ground from south of Englewood to Bonita Beach, and 2 to 4 feet south of Bonita Beach. The Lee County Three Oaks rain gauge recorded 2.62 inches, and the nearest gust was 54 knots (about 62 mph) at the airport. The Village reported flooding of up to 24 inches affecting 4 homes in Estero River Heights and 2 mobile homes in Estero Bay Village, both west of US 41.
NHC reports 4 to 6 feet of surge south of Boca Grande through Bonita Beach. Gusts reached about 69 mph at San Carlos Park and about 66 mph at Bonita Springs, the stations north and south of Estero, and the Three Oaks gauge recorded 1.51 inches. The Village reported mostly wind damage, 123 units with minor and 3 with major damage (Village Council workshop, November 6, 2024), and noted roof-shingle wind damage in The Brooks. No tornado touched down within about 8 to 10 miles of Estero.
We found no Willow Creek-specific outage or boil-water record. For context, the Brooks CDD’s joint minutes of October 26, 2022 estimated $170,000 of cleanup for the district’s common areas and reported no flooding or structural damage inside The Brooks; a resident described damage as light to moderate in places and severe west of US 41. Those minutes sit in a document tree closed to automated reading, so we carry them as read in July 2026.
We found no source describing damage, closure, assessment or insurance claims specific to Willow Creek in any of the three storms, and no record of a post-storm special assessment. We make no claim either way. A buyer should ask the association for storm history, the dates of roof and exterior work and any open claims or assessments.
Insurance for a Willow Creek at Spring Run home is the owner’s job, because the homes are fee-simple detached villas: Florida’s Chapter 720 puts no duty on a homeowners’ association to insure members’ houses, so each owner carries an HO-3 policy on the whole structure. What the village association maintains or insures is not published; the Declaration controls.
Data updated: October 2026 (Chapter 720, Florida Statutes; Florida Office of Insurance Regulation July 2026 report; Citizens Property Insurance Corporation; FloodSmart).
Chapter 720 contains no provision requiring an association to insure members’ dwellings. Its insurance provisions allow permissive group windstorm coverage (section 720.303(11)), require a fidelity bond for people who handle 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 with wind, plus contents, loss of use and liability, and pays the hurricane deductible. Whether the Willow Creek association maintains any exterior or roof element or carries a blanket policy is not stated in any record we reached.
Florida’s condominium laws added milestone inspections (section 553.899) and structural integrity reserve studies (section 718.112) after 2022. Willow Creek is a platted fee-simple subdivision under Chapter 720, not a condominium, so Chapter 718 rules do not apply to it. Even for condominiums, both regimes reach only buildings of three stories or more, and the roll shows no Spring Run building above two stories.
Florida’s uniform mitigation form, OIR-B1-1802 (revised 04/26, effective April 1, 2026), is how an inspector documents wind features. For a 2000 build the building-code credit is unavailable, because the Florida Building Code took effect March 1, 2002. The roof-covering credit is usually obtainable because nearly every roof in this age range has been replaced, while roof-to-wall connection and opening protection are the credits most often missing. The OIR’s CHOICES model shows premiums about 36 to 77 percent lower with maximum mitigation for a pre-2001 Lee County home. Florida bars an insurer from refusing or nonrenewing solely because a roof is under 15 years old (section 627.7011(5)(b)). Roof ages for Willow Creek homes are unknown to us; ask for permits and invoices.
We have no Willow Creek premium. For county context only, the OIR’s July 2026 report (data as of March 31, 2026) puts the Lee County average homeowners premium at $3,576 with wind and $2,119 without. Citizens Property Insurance Corporation reported 8,286 Lee County policies on June 30, 2026, down from 42,141 on September 30, 2023, and its Lee average premium was $2,202 for personal residential multiperil and $3,859 wind-only at that date. Those are county averages, not quotes.
Flood is separate and depends on the address; see the flood section above. Standard homeowners policies exclude flood and Florida requires that warning on policies without it.
Ask for the Declaration, bylaws, rules, current budget, reserve schedule, any association insurance declarations page, a current estoppel certificate, the roof permit date, the most recent wind mitigation form and the last four-point inspection if the insurer asks for one.
The School District of Lee County assigns schools by residential choice proximity zone, not by street. For the Spring Run address the district’s locator was run on in July 2026, the zones were Elementary Zone Q, Middle Zone GG and South High School Sub-zone 3. Willow Creek addresses were not run separately, so check yours.
Data updated: October 2026 (School District of Lee County Plan for Student Enrollment 2026 to 2027; Florida Department of Education school grades 2025-26).
The district’s plan, approved December 1, 2025, has families rank schools in their zone, with a lottery when applicants exceed seats. Preferences include programs, siblings and proximity, with Proximity 1 within two miles (no district transportation) and Proximity 2 to roughly five miles. Spring Run is more than two miles from every school on its lists, so families compete on Proximity 2 at elementary and middle levels, and registering on day one gives no advantage. Open enrollment for 2027-28 is listed for January 8 to February 19, 2027, with new student registration from November 16, 2026.
Elementary Zone Q lists Bonita Springs, Pinewoods, San Carlos Park, Spring Creek and Three Oaks elementary schools. Middle Zone GG lists Bonita Springs Middle Center for the Arts and Three Oaks Middle. In the South High zone, Sub-zone 3 lists Bonita Springs High, Estero High and South Fort Myers High. Rayma C. Page Elementary is not on Spring Run’s list. Zone boundaries could in principle split a community, so confirm each address.
The Florida Department of Education’s 2025-26 grades, released in 2026, were: Three Oaks Elementary A, Pinewoods A, San Carlos Park A, Spring Creek 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. The state is raising its scales for 2026-27. Bonita Springs High hosts an FGCU Collegiate program and Cambridge AICE is offered at Bonita Springs High and Estero High.
Use the district’s address locator on leeschools.net and confirm the zone with the district before you rely on it. We did not script the locator.
Willow Creek at Spring Run is 2.0 road miles and about 7 minutes by free-flow driving from Coconut Point shopping center, 16.1 miles and about 27 minutes from Southwest Florida International Airport, and 9.1 miles and about 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 | 6 |
Coconut Point shopping center | 2.0 | 7 |
Miromar Outlets | 5.4 | 13 |
Gulf Coast Town Center | 9.8 | 19 |
Southwest Florida International Airport (RSW) | 16.1 | 27 |
Bonita Beach Park | 9.1 | 18 |
NCH North Naples Hospital | 11.8 | 22 |
Downtown Fort Myers | 23.4 | 35 |
Fifth Avenue South, Naples | 19.8 | 36 |
The start point is the OpenStreetMap Nominatim geocode of one Willow Creek roll address, 9196 Spring Run Boulevard, and each destination is a Nominatim geocode of the named place. Distance and time are the public OSRM router’s free-flow driving result, computed October 29, 2026, with no traffic, signals, gate waits or season. Geocodes land on the nearest road point, so treat the figures as approximate. This is not a government data service.
The Lee Health Coconut Point emergency department is 1.7 road miles and 6 minutes away on free-flow driving, and NCH North Naples Hospital is 11.8 miles and 22 minutes. We did not measure other hospitals, and we do not claim an emergency response time. Free-flow minutes are a floor, not a promise.
A Willow Creek at Spring Run tax bill includes Lee County, the Village of Estero at 0.7300 mills (adopted September 23, 2026), the school district, Estero Fire Rescue, water management and other levies, plus the Brooks CDD’s $1,017.25 non-ad valorem line. The 2026 lines we could read, excluding fire, total 10.6832 mills.
Data updated: October 2026 (Village of Estero; Lee County Property Appraiser 2026 millage book; Florida Department of Revenue; July 2026 CDD read).
A 2025 TRIM notice for 9164 Spring Run Boulevard, a Phase 3 parcel in Willow Creek’s address range, shows taxing district 316, Village of Estero and Estero Fire (July 2026 read). The Village of Estero runs floodplain management for Spring Run, 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 |
SFWMD Everglades Construction | 0.0327 |
SFWMD Okeechobee Basin | 0.1026 |
Hyacinth control | 0.0190 |
Mosquito control | 0.2096 |
West Coast Inland Navigation | 0.0394 |
Total of these lines, excluding fire | 10.6832 |
The Property Appraiser’s 2026 millage book page we retrieved was for the neighboring fire district, so we print only the lines shared by every Village of Estero district; the school lines total 5.2710 and the other lines 5.4122. Estero Fire Rescue’s 2026 rate for Willow Creek’s district is set by Estero Fire Rescue and was not read from an official page, so we print no fire line and no total. The shared lines cost $1,068.32 per $100,000 of taxable value before the fire line (our arithmetic: 10.6832 times 100).
The Village of Estero adopted 0.7300 mills for FY 2026-27 on September 23, 2026, which the Village describes as equivalent to last year’s rate and the lowest tax rate in Florida, with a budget of $72,973,080. The Village rate was 0.8398 mills in 2015 and has not risen in any year since.
The Brooks of Bonita Springs CDD assesses Willow Creek’s villa row $1,017.25 for operations and maintenance and $0.00 in debt service, per the district’s FY2025-26 and FY2026-27 assessment rolls as read in July 2026; the adopted FY2026-27 figure was not re-confirmed. Check the non-ad valorem section of your tax bill.
Homestead exemption is $25,000 on all levies plus an inflation-indexed additional exemption on non-school levies, $26,411 for 2026 (July 2026 read of Florida Department of Revenue figures). A non-homestead residence is capped at 10 percent a year on non-school levies, and assessed value resets to just value after a change of ownership. The buyer’s first assessed value is therefore the purchase price, not the seller’s capped value, so budget from the Property Appraiser’s tax estimator at the purchase price.
Planned work near Willow Creek at Spring Run is limited in the sources we read: Spring Run’s clubhouse expansion, reviewed by the Village of Estero in 2022 and reported complete in 2023, a Village capital budget of $54.28 million for FY 2026-27, flood-ordinance changes adopted in 2025 and a FEMA map revision that does not touch panel 0593.
Data updated: October 2026 (Village of Estero; Spring Run Golf Club 2026 to 2027 sheet; FEMA).
A Village of Estero Planning, Zoning and Design Board agenda for March 8, 2022 listed a public information meeting on a proposed Spring Run clubhouse expansion, outdoor bar and dining area, pool building and bocce court (seen in a search result). The club’s sheet reports the outdoor dining opening and the remodeled and expanded clubhouse in 2023.
The Village of Estero’s FY 2026-27 budget, adopted September 23, 2026, totals $72,973,080, of which $54,280,000 is for capital projects, per the Village. We did not match individual capital projects to Willow Creek.
The Village’s Ordinance 2025-04, approved on second reading July 2, 2025, updates flood hazard standards in its land development code, including elevation certificate forms and a five-year cumulative substantial improvement test; the packet copy we saw was an unsigned draft. FEMA’s revised preliminary maps change six Mullock Creek basin panels and not panel 0593.
We found no Willow Creek-specific development, road or utility project. Nearby projects change often, so ask the Village of Estero’s planning staff about a specific parcel before you rely on a plan.
Willow Creek at Spring Run and Whisper Creek are both detached-villa, HOA neighborhoods inside Spring Run, but Willow Creek has 27 homes against Whisper Creek’s 64, and its 36-month median of $822,500 on 4 sales sat above Whisper Creek’s $729,000 on 11 sales, at $437 against $421 per square foot. Willow Creek’s homes are larger at the median.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified, index built October 7, 2026, newest recorded sale date in the Lee index September 25, 2026; windows named in the table).
Whisper Creek is a neighborhood of 64 detached homes on Creek Branch Lane, covered on our Whisper Creek page. The table sets the two side by side on the same yardsticks.
Yardstick | Willow Creek at Spring Run | Whisper Creek |
|---|---|---|
Homes on the county roll | 27 detached villas | 64 detached villas |
Regime | HOA, fee simple | HOA, fee simple |
Street | Spring Run Blvd, 9120 to 9224 | Creek Branch Ln |
Roll years built | 2000 (all 27) | 1999 (26) and 2000 (38) |
Heated area | 1,730 to 2,434 sq ft, median 2,073 | 1,730 to 2,452 sq ft, median 1,743 |
Bedrooms | 11 with 2, 16 with 3 | 39 with 2, 25 with 3 |
Baths | 12 with 2, 15 with 3 | 45 with 2, 19 with 3 |
Recorded sales, 36 months | 4, median $822,500 | 11, median $729,000 |
Price range, 36 months | $715,000 to $900,000 | $629,000 to $950,000 |
Median per sq ft, 36 months | $437 | $421 |
Recorded sales, 12 months | 0 | 3, median $729,000 |
Price range, 12 months | none | $700,000 to $910,000 |
Recorded sales, 60 months | 5, median $805,000 | 20, median $737,500 |
Median per sq ft, 60 months | $411 | $404 |
Brooks CDD line | $1,017.25 operations and maintenance, $0 debt service | Same villa row, $1,017.25 (July 2026 read) |
Club application form on springrun.com | Lease only | Titled “Sales and Lease” |
Active on Spring Run’s property page, October 29, 2026 | none | 1 home, asking $749,900 |
Both columns come from the same county sheet and roll. The Willow Creek form titles and the property-page note come from Spring Run’s site, and the CDD row from the July 2026 read. The 36-month gap is $93,500, or 12.8 percent of Whisper Creek’s median (our arithmetic: $822,500 minus $729,000, divided by $729,000), but Willow Creek’s median home is 330 square feet larger (2,073 against 1,743), and four sales is too few to call the gap a premium.
Willow Creek comes out ahead on size mix and per-foot price: 16 of its 27 homes (59 percent) are three-bedroom against 25 of Whisper Creek’s 64 (39 percent), the median home is larger, and its 36-month median per square foot is $437 against $421. It is also the smallest village in Spring Run, 27 homes and a single plat phase built in a single year, 2000.
Whisper Creek comes out ahead on depth of sales: 11 recorded sales in 36 months against 4, 3 in the last 12 months against none, and 20 in 60 months against 5, which gives a seller more same-street comparisons and a buyer a clearer read. Its Spring Run form is titled “Sales and Lease,” which signals a sale-approval step to ask about.
Choose by the house and the paperwork, not the neighborhood name. If you want one of the larger plans, Willow Creek’s roll has 16 three-bedroom homes of 2,073 to 2,434 square feet, but it trades rarely, so you may wait for the right one. If you want the choice that has traded more recently, Whisper Creek has more sales to measure. In both, ask for the Declaration, the assessment and what the association maintains, because neither publishes them.
Selling in Willow Creek at Spring Run? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying in Willow Creek at Spring Run? Call Marc at (239) 287-5873 or read how we represent buyers.
Willow Creek at Spring Run is the smallest of Spring Run’s ten villages at 27 homes, and its $822,500 36-month median, on 4 sales, is the highest of the nine villages compared here. The others range from $355,000 to $757,600; Shadow Wood and Copperleaf across The Brooks have their own clubs and fees.
Data updated: October 2026 (Lee County recorded sales for the Spring Run villages, index built October 7, 2026; club sites for Shadow Wood and Copperleaf).
Village | Product | Homes | Sales, 36 months | 36-month median | Median per sq ft | Sales, 12 months | 12-month median |
|---|---|---|---|---|---|---|---|
Willow Creek | Detached villa, HOA | 27 | 4 | $822,500 | $437 | 0 | none |
Whisper Creek | Detached villa, HOA | 64 | 11 | $729,000 | $421 | 3 | $729,000 |
Silver Creek | Detached villa, HOA | 52 | 5 | $757,600 | $374 | 1 | $650,000 |
Sabal Cove | Attached villa, HOA | 48 | 11 | $610,000 | $406 | 4 | $613,500 |
Coral Cove | Attached villa, HOA | 36 | 7 | $580,000 | $376 | 3 | $562,500 |
Hidden Lakes | Carriage-home condominium | 182 | 17 | $465,000 | $325 | 4 | $395,000 |
Autumn Lake | Carriage-home condominium | 120 | 16 | $405,000 | $299 | 7 | $370,000 |
Sunset Stream | Condominium | 118 | 17 | $393,000 | $305 | 9 | $337,500 |
Streamside | Condominium | 80 | 9 | $355,000 | $284 | 4 | $310,000 |
Every row comes from the same Lee County sales file and roll, so the villages compare directly, and every figure is a community total across all brokerages. Silver Creek’s and Coral Cove’s medians rest on 5 and 7 sales, and Willow Creek’s on 4, so differences of a few percent are not meaningful.
Shadow Wood at The Brooks is a separate golf community inside The Brooks. Its club, Shadow Wood Country Club, says it was “Established in 1998” and has been “Member Owned since 2010,” a different ownership model from Spring Run’s bundled, non-equity club.
Copperleaf at The Brooks is the third golf community in The Brooks, with its own club, Copperleaf Golf Club, and its own membership terms. Do not assume its fees, rules or club match Spring Run’s.
Willow Creek sits at the top of Spring Run’s price table on the strength of its detached villas, which are larger than most homes in the other villages. The lesson for a seller is that Willow Creek should be priced from its own few sales and from the closest-size comparable, then cross-checked against Whisper Creek and Silver Creek. A median from four sales is a reference point, not a price.
Willow Creek at Spring Run’s honest case is a detached, fee-simple villa inside an established golf club with membership included, near Coconut Point, with recent sales of $715,000 to $900,000. The honest cost is $9,820 a year in club fees plus a village assessment, very few sales to measure and approvals to learn.
Data updated: October 2026 (Lee County recorded sales and roll; Spring Run Golf Club 2026 to 2027 sheet; Willow Creek lease 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 Willow Creek at Spring Run home well means pricing it against its own few recorded sales (4 in the last 36 months), matched by size and date, and answering buyer questions about Spring Run’s club fees, the village association’s approvals and what the Declaration allows. 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 Willow Creek at Spring Run listing agent, or thinking, “I need someone to sell my Willow 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 Willow Creek homes against the county’s recorded sales, split by sale year and size, and put the estoppel certificate, the club fee sheet and the application packet in front of a buyer before the buyer has to ask.
In the 36 months to the September 25, 2026 index date, 4 Willow Creek at Spring Run homes sold on the county record for $3,260,000 in total, at an $822,500 median. In the last 12 months we tracked no recorded sales, and the newest is June 17, 2025 at $840,000. With so few sales, a fair price comes from the closest comparable by size, from condition and from the other Spring Run detached villas, not from a median alone. 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 Willow Creek assessment are, what the association approves and maintains, whether they can rent or bring a pet, and what the flood zone is for the exact address. A seller who has the estoppel certificate ordered, the Declaration and rules in hand, the flood and insurance history ready and the Spring Run fee sheet printed shortens the deal. The Willow Creek form asks for lease applications 20 days before occupancy, so a buyer who plans to rent needs that lead time in the contract.
In Lee County the seller customarily pays the documentary stamp tax on the deed at $0.70 per $100 (section 201.02), which is $5,757.50 on an $822,500 sale and $5,635 on an $805,000 sale (our arithmetic), and the owner’s title policy; the contract controls. Spring Run lists its own $250 estoppel fee and a resale fee of $12,000/$3,500 on its 2026 to 2027 sheet. Florida also requires flood disclosures at or before contract (section 689.302).
Start with our free home valuation, and we will follow up with a number built on the county’s recorded sales, adjusted for sale date, size 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 Willow Creek at Spring Run sellers ask us first, answered from the record.
Four recorded sales since November 2023 ran $715,000 to $900,000 with an $822,500 median; size, condition and position move a home within that range, and we price from the closest comparable.
The county record carries no days on market; we pull that from the MLS for your listing file.
The Declaration and governing documents, the association’s estoppel certificate, the Spring Run fee sheet and the Florida flood disclosure.
The village form we found is a lease application with board approval; whether purchasers also need approval is a Declaration question we ask on your behalf.
Leasing is allowed from one month with board approval, a $100 fee, 20 days’ notice and a club delegation fee.
McGreevy and Comisar are the Southwest Florida team Willow 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 Willow Creek at Spring Run home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Willow 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 Willow 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.
Willow Creek at Spring Run buyers ask where the village is, what the club membership costs, who approves a lease, whether they can keep pets, whether it is gated or 55+, and what the flood zone means. Each answer draws on a county record, a Spring Run document, a statute or a government source; unpublished facts are labeled.
Data updated: October 2026 (Lee County Property Appraiser roll and sales file; Spring Run Golf Club documents; Florida Statutes; government sources as dated).
Both names appear. Spring Run’s site says Village of Estero, and a 2025 tax notice for a Phase 3 parcel shows taxing district 316, Village of Estero and Estero Fire. The club’s mail line and the management company’s address read Bonita Springs, which is the postal area for ZIP 34135. This page says Estero.
Willow Creek is on Spring Run Boulevard, numbers 9120 to 9224, inside the gates of Spring Run Golf Club in The Brooks, ZIP 34135. The county legal text reads “SPRING RUN AT THE BROOKS PH 3 PB 64 PGS.” The club’s own address is 9501 Spring Run Boulevard, and Coconut Point is 2.0 road miles away.
Willow Creek has 27 homes, all detached single-family villas recorded as built in 2000, on one plat phase. That is the smallest of Spring Run’s ten villages and 3.2 percent of the club’s 847 homes (27 divided by 847). The roll shows no common-element parcel attached to the name.
Willow Creek is a homeowners’ association community, not a condominium. The county codes all 27 homes as single-family (use code 01) on platted lots, and the village’s own lease application is headed “Homeowners Association” and refers to a Declaration of Covenants, Conditions and Restrictions. Chapter 720 of the Florida Statutes is the likely governing law.
Both words fit. The roll calls them single-family, and the club describes the detached product as villas. Each is a free-standing house on its own lot, built in 2000, with two or three bedrooms. Attached villas elsewhere in Spring Run, such as Sabal Cove and Coral Cove, share walls; Willow Creek’s do not.
The county roll shows 1,730 to 2,434 heated square feet, with a 2,073 square foot median. Recorded sales were of homes at 1,738, 1,741, 2,073 and 2,434 square feet. We have no count of homes per size, and the roll gives no room-by-room layout, so check the exact home’s square footage on the Property Appraiser’s record.
Eleven homes have two bedrooms and 16 have three. Twelve homes have two baths and 15 have three. Those are county roll counts, which can differ slightly from club listing pages, and the county roll wins for size and bedrooms. Confirm any specific home’s layout from the survey, plans or an inspection.
The county roll records all 27 homes as built in 2000. That makes them 26 years old in 2026, so roof, air conditioning and plumbing ages are worth asking about. The club says Pulte Homes built its 847 residences, and Phase 3 was recorded on Plat Book 64, pages 78 to 82, per a July 2026 read.
The club says its 847 residential units were built by Pulte Homes, and that The Brooks was developed by Bonita Bay Group. The floor plan sheets on springrun.com carry Pulte Home Corporation copyright notices dated 1996 to 1998. The roll itself does not name a builder for Willow Creek.
Spring Run’s site publishes 14 Pulte floor plans, from the Gardenia at 1,209 square feet to the Magnolia at 2,389. None of the sheets names a village, and the roll’s sizes do not match the plan sizes, so we cannot say which plans are Willow Creek’s. Ask the seller for the original plan or survey.
The county roll data we used does not record garages for Willow Creek. Spring Run’s Cypress, Laurel and Magnolia plans show two-car garages, but none of the 14 plan sheets is tied to Willow Creek, so we make no claim about a given home. Check the plan, the survey and the photos for the home you like.
Four recorded sales in the 36 months to September 25, 2026 ran $715,000 to $900,000, with an $822,500 median. The two sales of 1,738 square foot homes in 2024 were $805,000 and $715,000, and the 1,741 square foot home sold for $840,000 in June 2025. Four sales do not show a trend.
The county file lists no qualified Willow Creek sale after June 17, 2025, and we do not know why. With 27 homes the village is small, the file lists only qualified sales and a transfer that was not qualified would not appear. We do not speculate; we widen the window to 36 and 60 months.
Yes. Spring Run’s site says “All Spring Run homeowners, by virtue of buying a home in Spring Run, automatically become members of the Golf Club,” and calls the community bundled. The club’s 2026 to 2027 sheet prints annual fees of $9,820, effective November 1, 2026. Membership is a non-equity license that ends when you stop owning.
The club describes itself as members-only, on about 200 acres. Residents, lessees who register and their guests use it under a license, and guests pay green fees that include a cart. One data site lists the course as public, which conflicts with the club’s own statement, so we follow the club.
Spring Run’s 2026 to 2027 sheet prints annual fees of $9,820, effective November 1, 2026, which is 7.2 percent above the $9,159 read for 2025 to 2026. It adds a $250 estoppel fee and a $12,000/$3,500 resale fee, and says fees are subject to change. The sheet does not say how often the fee is billed.
The sheet says the $9,820 “includes capital, new project fund, reserve,” and a prepaid food and beverage minimum. It does not itemize the split. Greens and cart fees, dining and delegation fees are charged separately. Neighborhood fees are separate and are paid to the village association through its management company.
The village’s dues are not published. Spring Run’s sheet says a line telling owners to contact the property management company for neighborhood fees and the club assigns Willow Creek to Gulf Breeze Management Services. We print no number. Ask for the current budget, the reserve schedule and an estoppel certificate before you write an offer.
Spring Run’s 2026 to 2027 sheet and rental page assign Willow Creek and Sunset Stream to Gulf Breeze Management Services, LLC, whose address on the Willow Creek lease form is 8910 Terrene Court, Suite 200, Bonita Springs. Gulf Breeze’s own site does not mention Willow Creek, so confirm the current contact in writing.
Yes. The Brooks of Bonita Springs Community Development District assesses Willow Creek’s villa row $1,017.25 a year for operations and maintenance and $0.00 in 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 tax bill; the adopted FY2026-27 figure was not re-confirmed.
Spring Run has a gatehouse that is open Monday to Sunday from 6:30 am to midnight, with a guest entrance and a resident side that opens for a transponder. No document describes a separate Willow Creek gate, so we infer that the village is entered through the community gatehouse. We did not test how guests or contractors are screened.
We found no age restriction in any Spring Run document, and the club does not market itself as 55+. We could not read the recorded declaration, so we cannot prove the negative. Federal and Florida law recognize 55+ housing only where age policies are published and at least 80 percent of occupied units have an occupant 55 or older.
The village’s lease application sets a one-month minimum term, filing at least 20 days before occupancy and board approval before occupancy, with a $100 non-refundable fee. It shows no maximum term and no cap on leases per year; the Declaration may add limits. The master club also requires its own lease application and delegation fee.
The Willow Creek lease form says nothing about pets, so we cannot say what the village allows. The club’s master rules govern club facilities only: dogs need permission, a leash where permitted and registration. Request the village rules and the Declaration in writing before you bring a pet into a purchase decision.
No pool, cabana or clubhouse belonging to Willow Creek appears in any document we read, and the club’s pages list club-level amenities only. Spring Run Golf Club has a heated pool and spa. Absence from the documents does not prove there is none, so ask the association whether the village owns any shared tract.
The club lists an 18-hole, par 72 course, four Har-Tru tennis courts, bocce courts, a fitness center, a practice range, a heated pool and spa, a dining room and a remodeled clubhouse. Its iLife program runs about 100 activities a season. The Commons Club and its Beach Club are optional extras.
Not on its own amenity pages. The Commons Club at The Brooks, a separate member-owned club at 9930 Coconut Road, lists seven pickleball courts, and Spring Run members can join it as an optional extra. Joining costs additional dues that we did not find current figures for.
The county’s land-use coding, as read in July 2026, tags 18 of the 27 homes with a golf-course influence and 9 with a lake influence. That is coding, not a guaranteed view or frontage. No club or association source describes lots, so check the specific lot on the survey and in person.
It depends on the address. The governing map is panel 12071C0593H, effective November 17, 2022, and Zones X and AH both appear on it for the area. A July 2026 sample of points on Spring Run Boulevard returned 28 AH, 12 X and 3 shaded X. Check the exact address on FEMA’s Flood Map Service Center.
Lee County’s evacuation layers placed Spring Run south of Coconut Road in Zone B, surge zone 2, in July and October 2026 reads. Zone B is among the first ordered to evacuate for a Gulf hurricane, per the county. An evacuation zone is not a flood zone, so check the county map for your address before every storm.
We found no source describing flooding at Willow Creek. The Village of Estero told FEMA that east of US 41 there was “only minor damage … primarily from wind,” and USGS surveyed no high-water marks in the Coconut Road and Three Oaks corridor. Ask the association and the seller for storm history and claims.
We have no Willow Creek premium. Chapter 720 does not require the association to insure houses, so each owner carries an HO-3 on the structure. The Office of Insurance Regulation puts the Lee County average homeowners premium at $3,576 with wind (data as of March 31, 2026). Your quote depends on roof age and wind features.
No. Willow Creek is a fee-simple subdivision, not a condominium, so Chapter 718 rules do not apply to it. The milestone inspection and structural integrity reserve study regimes reach only buildings of three stories or more, and the roll shows none above two stories in Spring Run.
The district assigns by address through residential choice zones. The Spring Run address checked in July 2026 was in Elementary Zone Q, Middle Zone GG and South High Sub-zone 3, but Willow Creek addresses were not run separately. Use the district’s locator on leeschools.net and confirm the zone before you rely on it.
By free-flow road distance computed October 29, 2026: 16.1 miles and about 27 minutes to Southwest Florida International Airport, and 9.1 miles and about 18 minutes to Bonita Beach Park. Season traffic and gate waits add time to both figures.
Property tax depends on the purchase price and homestead status. The Village of Estero adopted 0.7300 mills for FY 2026-27, and the 2026 county, school, library and water management lines we could read total 10.6832 mills before the fire line. The Brooks CDD adds $1,017.25 as a non-ad valorem line (July 2026 read).
Both are detached-villa HOA neighborhoods in Spring Run. Willow Creek has 27 homes with a 2,073 square foot median and a $822,500 36-month median on 4 sales; Whisper Creek has 64 homes, a 1,743 square foot median and a $729,000 median on 11 sales. Whisper Creek has traded more often.
Yes. The club’s 2026 to 2027 sheet says Spring Run is “Located in the beautiful Village of Estero,” and a 2025 tax notice for a Willow Creek plat parcel shows taxing district 316, Village of Estero and Estero Fire. The Village adopted 0.7300 mills for FY 2026-27.
No. The Commons Club at The Brooks is optional and extra. Spring Run’s sheet says members “can enhance their Florida lifestyle experience by joining The Commons Club and the Beach Club at the Brooks.” The Commons Club calls itself member-owned, with 2,300 families. Spring Run membership comes with the home either way.
Willow Creek at Spring Run sellers ask what a home is worth, what the buyer must receive, who approves a lease, what Spring Run charges at resale and what Florida law requires. Each answer draws on the county record, the published association form, the club’s fee sheet or a statute; where a fact is not published, we say so.
Data updated: October 2026 (Lee County recorded sales through the September 25, 2026 index date; Spring Run Golf Club 2026 to 2027 sheet; Florida Statutes).
It depends on size, condition and the closest comparable sale. The county shows 4 recorded Willow Creek sales since November 2023, from $715,000 to $900,000, with an $822,500 median, and the three sales of the 1,738 to 1,741 square foot size ran $715,000 to $840,000. A free valuation from us adjusts for your home.
Nothing is recorded in the last 12 months. The newest Willow Creek sale in the county file is June 17, 2025 at $840,000 for a 1,741 square foot home. The county file lists qualified sales only, so we do not claim that no home traded, and we widen the window to 36 and 60 months instead.
Four recorded sales: $900,000 on November 29, 2023 (2,434 square feet), $805,000 on January 30, 2024 (1,738), $715,000 on August 28, 2024 (1,738) and $840,000 on June 17, 2025 (1,741). The median is $822,500 and the total is $3,260,000. Four sales describe those sales and do not show a trend.
Over 36 months the median is $437 per heated square foot (our arithmetic on county sales), and $411 over 60 months. The four recent sales ran $370 to $482 per square foot, with the 2,434 square foot home lowest at $370. The December 2021 sale was $317. Size shifts the per-foot figure, so compare similar sizes.
Rarely. The county file holds 8 qualified sales from 2017 to 2025, no more than two in any year, for 27 homes, and none in 2026 so far. That is a thin record, so a price built on one median is weak. We price from the closest comparable and the last few sales together.
The county sales point that way but are too few to be sure. The 2,434 square foot, three-bedroom home sold for $900,000 in November 2023, the highest price; the three two-bedroom sales of 1,738 to 1,741 square feet ranged $715,000 to $840,000. The 2,073 square foot, three-bedroom home sold for $658,125 in December 2021.
The county file shows 1,738 square foot homes selling for $805,000 on January 30, 2024 and $715,000 on August 28, 2024. The file does not carry condition, lot, golf or lake position or furnishings, so we cannot say why. We do not claim a cause; we use both as comparables and adjust.
Use Whisper Creek as a cross-check, not a substitute. It has 11 recorded sales in 36 months at a $729,000 median against Willow Creek’s 4 at $822,500, but Whisper Creek’s median home is 1,743 square feet against 2,073. Buyers see two villages and two sets of association papers.
Among the nine Spring Run villages we compare, Willow Creek has the highest 36-month median, $822,500 on 4 sales, ahead of Silver Creek at $757,600 and Whisper Creek at $729,000. Those are detached villas, while the condominium villages sit at $355,000 to $465,000. With four sales the ranking is a snapshot.
Spring Run’s 2026 to 2027 sheet prints “Resale Fee $12,000/$3,500” without saying which applies. A July 2026 read of the club’s treasurer budget describes $12,000 for an outside buyer and $3,500 for an existing member moving within Spring Run, paid into the replacement reserve. Ask the club’s administration office which figure applies.
Spring Run’s sheet does not say. A July 2026 read described it as a joining fee paid by the buyer into the reserve, but the sheet is silent, and the Declaration and the contract decide. Settle it in writing before you list, and put it in the purchase contract.
The club’s 2026 to 2027 sheet prints an estoppel fee of $250, effective November 1, 2026 and subject to change. That is the club’s fee. The Willow Creek association may charge its own estoppel fee through its management company, and that fee is not published.
Request it in writing from the Willow Creek association through its management company, Gulf Breeze Management Services, LLC, and from Spring Run’s administration office for the club. The village-level process and fee are not published. Order early so the figures are ready for the buyer, and note that the club lists a $250 estoppel fee.
The village form we found is “Application for Approval to Lease,” with board approval, so tenants need it. Whether a purchaser needs approval is not stated; other Spring Run villages’ forms are titled “Sales and Lease.” The Declaration decides, and we request it for you.
Yes, with board approval. The village’s application sets a one-month minimum term and asks for filing 20 days before occupancy. It shows no maximum term and no cap on leases per year, though the Declaration may add limits. The master club also requires its own lease application and delegation fee.
The form asks for submission 20 days before occupancy to allow processing time, and approval must be received before occupancy. The club’s own package is due at least 10 days before the lease date, with a $106.50 late fee if filed later. Build both lead times into any contract that involves a tenant.
The form requires a $100.00 non-refundable application fee payable to Willow Creek Homeowners Association, Inc., along with the completed application, a copy of the executed lease and two personal letters of reference, all submitted to Gulf Breeze Management. The master club charges separate delegation fees for a tenant’s club privileges.
Not on the published form, which states only a one-month minimum. A maximum term, a cap on the number of leases per year or a waiting period after purchase would live in the recorded Declaration, which we could not read. Ask for it in writing before you plan a rental.
The September 2026 packet lists $585.75 including taxes to delegate all privileges, golf only or social only, and $159.75 including taxes to delegate none, with a $106.50 late fee if the package arrives fewer than 10 days before the lease begins. The sheet also lists delegation of use at $550 plus 6.5 percent tax.
Yes, while privileges are delegated. The packet says only tenants 1 and 2 are authorized users, and the owner loses use during the lease, except that one-year leases allow owner access to accounts and minimums from May 1 to September 30, and owners of two or more homes can use the others.
The form restricts occupancy to no more than two persons per bedroom, including children. For a two-bedroom home that is four people and for a three-bedroom home it is six. It also asks the applicant to list two automobiles. The Declaration may add other limits that we could not read.
The Willow Creek form does not say, and the July 2026 research could not verify pet rules for the detached-villa neighborhoods. The club’s master rules cover club facilities only. Get the village pet rule in writing before you advertise a rental as pet friendly or pet restricted.
Spring Run’s 2026 to 2027 sheet prints $9,820 in annual fees, effective November 1, 2026, which includes capital, a new project fund, reserve and a prepaid food minimum, plus a $215.55 Blue Stream Fiber line, a $250 estoppel fee and the $12,000/$3,500 resale fee. Add the village assessment and the CDD line.
From $9,159 for 2025 to 2026, per a July 2026 read of the club’s figure, to $9,820 for 2026 to 2027, an increase of $661 or 7.2 percent (our arithmetic). The two years may be built from the same line, because the 2026 to 2027 sheet labels $9,820 as annual fees. Buyers will ask about the change.
Neither is published. Spring Run’s sheet directs readers to the property management company for neighborhood fees, and the lease form lists no dues. Whether the dues cover roofs, exteriors, landscaping or insurance is a Declaration and budget question. Ask for the current budget and reserve schedule so your buyer sees real numbers.
The Brooks of Bonita Springs Community Development District assessed $1,017.25 for operations and maintenance and $0.00 in debt service on Willow Creek’s villa row for FY2025-26 and FY2026-27, as read in July 2026. It appears as a non-ad valorem line on the tax bill, and the adopted FY2026-27 figure was not re-confirmed.
Give the recorded Declaration, bylaws, rules, the current budget and reserve schedule, the estoppel certificate and the Spring Run fee sheet, and complete Florida’s flood disclosure at or before contract (section 689.302). Chapter 720 makes association policies official records open to members. Your contract and the Declaration may require more.
Yes. The membership is bundled with the home, and your buyer becomes a member automatically on buying. The rules say your own membership ends when you stop owning the home. The buyer still pays the club’s annual fees, listed at $9,820 for 2026 to 2027, and any resale fee the club and the documents assign.
No. The club’s Rules and Regulations say, “A Member shall have no right to payment upon termination of membership,” and the transfer packet calls the club a non-equity license. The membership is part of owning the home, so there is no separate refund to claim at sale.
The club’s rules send an Architectural Review Form to the neighborhood association, which forwards it to the master Architectural Review and Compliance Committee, a process that “may take up to 45 days.” Contractors may work Monday through Saturday only. Ask the village association whether its Declaration adds other approvals.
We pulled no MLS seasonality data, so we make no month-by-month claim. Willow Creek’s four recent sales closed in November 2023, January 2024, August 2024 and June 2025. Spring Run’s dining and gate hours run on a November to April season, which can affect how easy showings are.
The county file lists no qualified Willow Creek sale after June 17, 2025. We do not know why. The village has 27 homes and has recorded no more than two sales in any year since 2017, and unqualified transfers do not appear. A quiet stretch gives you room to price carefully against the few comparables.
It is the smallest village, 27 homes, all detached and all built in 2000, with a median size of 2,073 square feet and the highest 36-month median price of the nine villages we compare. A July 2026 read counted 18 homes with golf-course coding and 9 with lake coding, the highest lake share in Spring Run.
The county’s land-use coding, as read in July 2026, tags 18 homes with a golf-course influence and 9 with a lake influence. That is coding, not a promise of frontage or a view. No club source describes the lots, so photograph the actual view and confirm the lot position before you market it.
Start with the closest-size sale, then adjust for date, condition and position. The 1,738 to 1,741 square foot sales ran $715,000 to $840,000 (median $805,000), the 2,073 square foot sale was $658,125 in December 2021 and the 2,434 square foot sale was $900,000 in November 2023. We build the final number with you.
Three of the five recorded sales since October 2021 were 1,738 to 1,741 square feet, one was 2,073 and one was 2,434. With five sales we cannot say that any size sells best or fastest. The county record also carries no days on market, which we pull from the MLS for your file.
We cannot say. The club’s sheet reports a remodeled and expanded clubhouse and a grand opening of outdoor dining in 2023, and a 2022 turf renovation of the course. The county sales record does not isolate the effect of those projects on Willow Creek prices, so we make no claim.
No. The Commons Club at The Brooks is optional and extra, according to Spring Run’s own sheet. The buyer gets Spring Run membership with the home either way. If your buyer asks, The Commons Club lists a Beach Club on Little Hickory Island and seven pickleball courts; we found no current dues.
The master club requires a package at least 10 days before the lease date, with the delegation fee you choose ($585.75 including taxes for all, golf only or social only; $159.75 for none) and a $106.50 late fee if it is filed late. The Willow Creek board application is separate and also required.
The sheet sets an annual food and beverage minimum inside the annual fee. When an owner delegates all privileges, the owner loses use of the account during the lease, with an exception for one-year leases from May 1 to September 30. We print no minimum amount, because the club’s documents disagree on the figure.
Spring Run’s administration office handles transfers and estoppels for the club, at 9501 Spring Run Boulevard; the Willow Creek association’s contact is its management company, Gulf Breeze Management Services, LLC. We can coordinate both for you as your listing agents, and we request the documents in writing.
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 so your buyer sees the figures, and ask the management company for a payoff figure if you are behind. The contract allocates the rest.
Florida’s documentary stamp tax on a deed is 70 cents per $100 of consideration under section 201.02. That is $5,757.50 on an $822,500 sale and $5,635 on an $805,000 sale (our arithmetic). The contract allocates the cost, and in Lee County sellers customarily pay it. Your closing statement shows the final figure.
Yes. Section 689.302 requires a seller to provide a flood disclosure to a purchaser of residential real property at or before the contract is signed. It asks about flood insurance and past flood damage, so gather your answers, any claims and any elevation certificate before you list. Buyers will also check the exact flood zone for the address.
It can. Zones X and AH both appear along Spring Run Boulevard, so your buyer’s lender and insurer will look at your exact address. In Zone AH a federally backed mortgage requires flood insurance, while Zone X has no federal mandatory purchase requirement. Have the zone, any elevation certificate and your flood insurance history ready.
They can shape what buyers pay. The owner carries an HO-3 on the whole structure, with wind and a hurricane deductible, and the Lee County average homeowners premium is $3,576 with wind per the Office of Insurance Regulation. A recent wind mitigation form and roof permit date help a buyer’s quote, so gather them before listing.
No. Chapter 720 contains no provision requiring a homeowners’ association to insure members’ dwellings, so each owner insures the structure. The chapter does make association insurance policies official records that members may inspect. Whether the Willow Creek association carries any policy or maintains any exterior is a Declaration question.
The exemption belongs to you and ends when you sell. The buyer applies for their own exemption if they make the home a permanent residence. Florida resets assessed value to just value after a change of ownership, so the new owner’s first tax bill is based on the purchase price, not your capped value.
Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, over $900 million in personal sales, and a pricing method built on the county’s recorded sales for your village, split by size and sale date, with the association papers ready for the buyer. With four sales to go on, that care matters.
These are the original Willow Creek at Spring Run documents and records we read for this page, each linked at the office or association that issues it: the club fee sheet, the Willow Creek lease application, the lease packet, the club rules, three hurricane reports, the school enrollment plan and state and county tax and insurance records.
# | Document | Issuer | What it shows |
|---|---|---|---|
1 | Spring Run Golf Club Membership at a Glance 2026 to 2027 (PDF) | Spring Run Golf Club | Annual fees, resale and estoppel fees, hours, cart and green fees, management assignments |
2 | Willow Creek Homeowners Association, Application for Approval to Lease (PDF) | Willow Creek association, posted by Spring Run Golf Club | Lease minimum, filing deadline, occupancy, fee and manager |
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 Rules and Regulations, 2020 to 2021 edition (PDF) | Spring Run Golf Club Community Association, Inc. | Membership, guests, pets in club facilities, architectural review, contractor hours |
5 | Spring Run Golf Club | Plan names and living areas, not tied to a village | |
6 | National Hurricane Center, NOAA | Surge findings for Estero, Bonita Springs and Naples | |
7 | National Hurricane Center, NOAA | Surge findings from Charlotte Harbor to Bonita Beach and Naples | |
8 | National Hurricane Center, NOAA | Surge findings south of Boca Grande through Marco Island | |
9 | Village of Estero | Ian damage east and west of US 41 | |
10 | Lee County Flood Insurance Study 12071CV001D, revised preliminary (PDF) | Lee County | FIRM panel 0593H and the panels under revision |
11 | Lee County Property Appraiser 2026 Taxing District Millage Book (PDF) | Lee County Property Appraiser | 2026 county, school, library, Village and water management millage |
12 | School District of Lee County | Choice zones, preferences and school lists | |
13 | Florida Office of Insurance Regulation | Lee County average homeowners premiums |
Every source below was read for this Willow Creek at Spring Run page on October 29, 2026 unless another date is shown; sources marked “carried” were read by an earlier research pass on July 28, 2026 and are dated as such. 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 Willow 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.
