The Brooks

By Jesse McGreevy and Marc Comisar · Updated June 2026

McGreevy and Comisar are the #1 real estate team selling and buying in The Brooks — the 2,532-acre master-planned community in the Village of Estero, Florida, where four gated communities — Shadow Wood, Copperleaf, Spring Run, and Lighthouse Bay — share one private Gulf beach club, 90 holes of championship golf, and the most misunderstood mailing address in Southwest Florida. If you’re thinking about selling your Brooks home, we’re the listing team Brooks owners call first: Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012 (Domain Realty Group), with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. And if you’re buying in The Brooks, nobody navigates the four communities’ very different fee structures, club memberships, waitlists, and CDD math better — Jesse and Marc have been selling Southwest Florida’s gated golf communities for more than two decades, and our office sits seven minutes from the Coconut Road gates. In the last 12 months, 185 homes sold across The Brooks’ four communities for roughly $154.7 million (Stellar MLS) — and the deep dive below is the proof that we know every dollar of it.

This is the most thorough resource on The Brooks anywhere online — the developer history, both Community Development Districts down to the per-neighborhood payoff tables, all four clubs with current pricing, the definitive answer to “is this Estero or Bonita Springs?”, the hurricane record, and an original Shadow Wood neighborhood-by-neighborhood sold-price table nobody else publishes. It is long on purpose. Use the Table of Contents to jump.

Why McGreevy and Comisar Are the Best Realtor for The Brooks

If you’re searching for the best realtor for The Brooks — whether you’re ready to sell your Brooks home or buy your next one — McGreevy and Comisar is the team that delivers. We’re the #1 real estate team in Southwest Florida since 2012 (Domain Realty Group), Top 1% nationally since 2008, with over $2.5 billion in real estate sold and $900 million in personal sales between Jesse and Marc.

Recent The Brooks track record (last 12 months, all four communities):185 homes sold across The Brooks · $154.7 million in combined dollar volume · Shadow Wood median $1,050,000 (36 median days to contract) · top sale $4,125,000 in The Reserve at Shadow Wood · sale-to-list ratios 94.8–95.8%. Those are the market-wide numbers for the geography — The Brooks market, last 12 months (Stellar MLS) — and they are the comparable-sales depth we bring to every Brooks valuation, offer, and negotiation. A Shadow Wood estate, a Copperleaf carriage home, a Spring Run garden condo, and a Lighthouse Bay lakefront coach home are four different markets sharing one master plan, and we price each one against its own closed-sales set, not a community-wide average.

For luxury Brooks sellers — and Shadow Wood is one of the deepest luxury markets in Lee County, with five closings at $2 million-plus in the last year alone — we bring premium marketing: cinematic video, drone, professional photography, a qualified-buyer database built over two decades, club-membership-transfer expertise (the waitlist-bypass rule at Shadow Wood Country Club is real money), and full discretion with off-market capability when a sale calls for it.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Selling your Brooks home? Get a free home valuation in 60 seconds at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072 · [email protected] (confidential conversations welcome).

Buying a home in The Brooks? Call Marc at (239) 287-5873 for a personalized buyer consultation — including the club-membership and fee math for all four communities before you fall in love with the wrong one.

Key Takeaways

Short on time? These eight facts are the spine of everything below — each one is expanded, sourced, and footnoted in its own section.

• The Brooks is legally in the Village of Estero, not Bonita Springs — inside Estero’s incorporated boundary since December 31, 2014 — even though ZIP 34135 gives every home a Bonita Springs mailing address and the two CDDs are still named “Brooks of Bonita Springs.”
• Four gated communities, four different deals: Shadow Wood (1,481 homes, unbundled — club optional), Copperleaf (570 homes, bundled golf), Spring Run (847 homes, bundled golf), Lighthouse Bay (654 lakefront condos, no golf, mandatory Commons Club Bronze) — plus Pebble Pointe, the later 91-home Taylor Morrison enclave.
• The market is real and liquid: 185 closed sales and ~$154.7 million in volume in the trailing 12 months (Stellar MLS), from a $205,000 Spring Run condo to a $4,125,000 estate in The Reserve at Shadow Wood, at 94.8–95.8% of list price.
• The CDD assessment is $1,017.25 per unit for FY2026 — flat across both districts — and the remaining CDD debt is small, cheap (3.10–3.75% fixed), and short: most Brooks I neighborhoods (including all of Lighthouse Bay) already pay zero CDD debt service.
• Ian was the live-fire test and The Brooks passed: the community cores are FEMA Zone X at 14–23 feet of elevation, east of US 41, and the Village’s own report to FEMA recorded “only minor damage east of US 41, primarily from wind.” The one Brooks asset Ian destroyed — the off-site Beach Club on Little Hickory Island — has been rebuilt as a three-story, hurricane-robust building, newly open in 2026.
• The club capital cycle is peaking right now: Shadow Wood’s $22.5 million Lifestyle Center completes in 2026, Copperleaf’s $20 million “Project 2024” clubhouse is done, Spring Run’s pool and dining are freshly renovated, and the Commons Club’s brand-new Beach Club just opened.
• Buyer fees are community-specific and material: Shadow Wood’s resale capital contribution is $3,500 up to a $1.25M price plus 1% above (capped at $8,500, effective 1/1/2026); Copperleaf charges new residents a $15,000 capital contribution; Lighthouse Bay runs ~$2,480–$2,505/quarter all-in. Know the math before you offer.
• One number to remember: Lee Health Coconut Point’s 24/7 ER is about 3 miles from the gates; Coconut Point mall is a 5-minute drive; RSW airport is roughly 20–25 minutes.

Table of Contents

The Big Question:Is The Brooks in Estero or Bonita Springs?

Living & Market:Living in The Brooks as a Homebuyer · Market Snapshot — June 2026

History & Structure:How The Brooks Came to Be · The Master Plan · Governance: Associations, Two CDDs, No Master HOA · The Four Communities

The Clubs:Shadow Wood Country Club · The Commons Club · The Beach Club · Copperleaf Golf Club · Spring Run Golf Club · Lighthouse Bay & the Harbour Club · Racket Sports Across The Brooks

Practical Realities:Storm Posture · Insurance Reality · Schools · Healthcare · Daily Drive Times · What’s Coming Around The Brooks · Daily Logistics: Gates, Internet, Rentals, Pets, ARC · Lifestyle & Events

Decision Support:Comparable Communities · Honest Pros and Cons · Rental Market & Property Management

Sell, Buy, Ask:Thinking of Selling Your Brooks Home? · Your Local Real Estate Experts · FAQ — Buyer Edition · FAQ — Seller Edition · Sources & Authoritative References · Downloadable Documents

Is The Brooks in Estero or Bonita Springs? The Definitive Answer

The Brooks is in Estero. Every home in The Brooks sits inside the incorporated boundary of the Village of Estero, Lee County, Florida — and has since the Village incorporated on December 31, 2014. The Bonita Springs connection is a mailing address (ZIP 34135) and a pair of legacy district names, nothing more. Your government, your land-use authority, and your fire department are Estero’s.

That’s the 40-word answer. Here is why the confusion exists — and why this page exists to end it.

Why everything is named “Bonita Springs”

When The Brooks was approved and platted in 1997–1999, the land was unincorporated Lee County. There was no Village of Estero yet — Estero didn’t incorporate until the end of 2014. So when Lee County approved the project as a Development of Regional Impact in 1997, it was named the “Brooks of Bonita Springs DRI,” after the nearest city and post office. The two Community Development Districts established in 1998 and 1999 took the same name — Brooks of Bonita Springs Community Development District and Brooks of Bonita Springs II Community Development District — and those legal names persist today, even though the districts’ own official website states plainly that both sit “within the boundaries of the Village of Estero.” The developer, Bonita Bay Group, marketed it as “The Brooks in Bonita Springs, Florida” for the same reason. The names froze in 1998; the map moved in 2014.

The ZIP code that won’t let go

USPS ZIP code 34135 is a Bonita Springs ZIP, and it covers The Brooks. That means the default “city” line on a Brooks address — and on the addresses of the communities’ own institutions — reads Bonita Springs. The contradictions are everywhere once you look: Lighthouse Bay’s official website gives its office address as “Estero, FL 34135” on its contact page and “Bonita Springs, FL 34135” in its own footer. Shadow Wood Country Club’s login page renders its 22801 Oakwilde Blvd address as Bonita Springs while its membership brochure prints “Estero, FL 34135.” The Commons Club brands itself “located in Estero, Florida” while its page metadata geocodes to “Bonita Springs.” USPS has recognized “Estero” as an acceptable city line for 34135 addresses, but the default persists — and it will keep confusing search engines, GPS apps, and out-of-state buyers indefinitely. (It confuses the MLS too: Brooks listings appear under both city names, which is one reason portal data on The Brooks is chronically unreliable.)

The annexation fight that put The Brooks inside Estero

The Brooks isn’t just incidentally inside Estero — it sits in the exact strip of land that made Estero’s incorporation legally complicated, and the legislative record names it. The short version, from the Florida House’s final analysis of the Village charter bill (CS/CS/HB 1373, 2014):

• Bonita Springs’ charter barred it from annexing any part of Estero for its first five years. That protection expired December 31, 2004 — and Bonita Springs initiated annexation efforts in late 2004, targeting “a destination shopping complex and several affluent, gated communities.” Estero residents rejected it.
• A 2007 gentlemen’s agreement between Bonita Springs and Estero leaders held until June 19, 2013, when the Bonita Springs City Council adopted motions to restart annexation procedures covering two gated communities and 130 acres of conservation land. The Estero Council of Community Leaders answered by launching incorporation, adopting its resolution on July 12, 2013.
• On February 25, 2014, Bonita Springs held a referendum to annex part of Pelican Landing. It failed by 54 votes (286 against, 232 in favor).
• The House analysis flagged that the proposed Village failed the statutory two-mile municipal buffer along its southern edge — and named the cure: “A compliant buffer would start at Williams Road and include the Coconut Point mall, the future Hertz global corporate headquarters, and The Brooks residential communities.” The Legislature granted statutory waivers so Estero could incorporate with The Brooks inside the boundary.
• The bill passed the House 115–3, passed the Senate, and the incorporation referendum passed with 86% on November 4, 2014. The Village of Estero was incorporated December 31, 2014 — with The Brooks inside it from day one.

In other words: The Brooks is the community the buffer waiver was written for. It is in Estero by an act of the Florida Legislature and an 86% vote.

The MLS files it under Estero, too

Southwest Florida’s Stellar MLS gives The Brooks its own dedicated geographic area — GEO Area ES04, “The Brooks” — classified under the Estero code series (ES01–ES05), not Bonita Springs’. When we pull comps for your Brooks home, we pull them from an Estero MLS geography. That’s as close as real estate data gets to a jurisdictional ruling.

So who actually provides your services? The honest mixed answer

The service stack is genuinely mixed — which is the kernel of truth inside the confusion:

Do Brooks residents vote in Estero elections? Yes. Brooks residents are Village of Estero electors, vote for Estero’s Village Council, and elect the CDD supervisors through the Lee County Supervisor of Elections. Your taxes show Lee County, the Lee School District, the Village of Estero, and the CDD assessments — not the City of Bonita Springs.

What this means when you buy or sell: insurance carriers, lenders, and appraisers regularly mis-locate Brooks properties, and out-of-area agents list them under the wrong city with the wrong comps. We catch that — it’s one of a dozen Brooks-specific details that come standard when you work with the team that actually works here. Questions about a specific address? Call Jesse direct at (239) 898-6072.

Living in The Brooks as a Homebuyer

The Brooks is one master plan offering four different lifestyles at four different price points — which is exactly why it works. A buyer who wants a 54-hole private country club, a buyer who wants bundled golf included with the deed, and a buyer who wants a lakefront condo with no golf bill at all can all land inside the same 2,532 acres — and all of them can join the same private Gulf beach club.

Start with the geography, because it drives everything. The Brooks occupies the land east of US 41, south of Williams Road, west of I-75, and north of San Carlos Estates, organized around the intersection of Coconut Road and Three Oaks Parkway — midway between Naples and Fort Myers, in the Village of Estero. Coconut Point mall is directly across US 41 (Shadow Wood’s own association calls it walking distance); I-75’s Corkscrew Road exit is about four miles; RSW airport is 20–25 minutes. Unlike the coastal communities west of 41, The Brooks sits well inland on ground that runs 14–23 feet of elevation — a fact that became the community’s defining advantage in September 2022 (see Storm Posture).

The four communities, in one paragraph each:

• Shadow Wood at The Brooks — the flagship: 1,481 homes across 34 neighborhoods, 85 lakes, 350 acres of preserve, 13 miles of paths, and the only unbundled community in The Brooks — club membership (Shadow Wood Country Club and/or the Commons Club) is your choice, not your obligation. Product runs from ~$430K coach homes to $3M+ custom estates. Voted Community of the Year 2024 and 2025.
• Copperleaf at The Brooks — bundled golf done premium: 570 residences (416 single-family + 154 carriage homes) around an Audubon-certified Gordon Lewis course, with full club membership automatic with the deed and a freshly completed $20 million clubhouse campus.
• Spring Run at The Brooks — bundled golf done attainable: 847 residences from garden condos to single-family homes, an 18-hole Gordon Lewis course (Sanford 2014 renovation), and the lowest all-in golf cost in The Brooks (~$9,159/yr, 2025–26).
• Lighthouse Bay at The Brooks — the no-golf resort option: 654 condos, coach homes, and attached villas on 162 acres where every residence is lakefront, with the Harbour Club & Spa, five pools, six clay tennis courts, a boathouse, and mandatory Bronze membership in the Commons Club built into the fees. This is the entry price point to the entire Brooks ecosystem.

Then there’s the shared layer that no comparable Estero community has: The Commons Club, the member-owned “town center” club with the private Rookery restaurant, a Health & Lifestyle Center, an Enrichment Center running FGCU Academy programming, pickleball — and the private Beach Club on Little Hickory Island, newly rebuilt and reopened in 2026, available to residents of all four communities at the Gold tier.

A few quick orientation facts buyers ask us constantly: The Brooks is not age-restricted — it’s an all-ages community that skews retiree and snowbird. It is built out — there is no new construction inside the four communities; this is a resale market (the only pipeline is the 137-unit apartment project at the Town Center commercial corner — see What’s Coming). Every community is separately gated. And all of it sits on top of two CDDs that bill $1,017.25 per unit per year on your tax bill for the lakes, corridors, and stormwater system — the full breakdown is in Governance.

Thinking about which of the four fits you? That’s a 20-minute conversation that will save you a year of second-guessing. Call Marc at (239) 287-5873.

Market Snapshot — The Brooks, June 2026

In the trailing 12 months, 185 homes closed across The Brooks’ four communities for roughly $154.7 million, at 94.8–95.8% of list price — from a $205,000 Spring Run condo to a $4,125,000 estate in The Reserve at Shadow Wood. Here is the community-by-community picture, pulled live from Stellar MLS.

Closed sales — trailing 365 days (June 10, 2025 – June 10, 2026)

Multiple homes in Shadow Wood, Copperleaf, and Spring Run went under contract at zero days on market in the last year — correctly priced Brooks homes do not wait around.

Active inventory — as of June 10, 2026

How to read this: at roughly 2.3–3.2 months of supply, Shadow Wood, Copperleaf, and Spring Run are operating as seller-leaning markets by any conventional standard; Lighthouse Bay’s ~5.3 months is balanced, reflecting a deeper condo buyer pool that shops more slowly. But note the split inside Shadow Wood’s own numbers: the median sold price ($1.05M) sits far above the median list price of what’s currently active ($675K) — the estate product sold through, and today’s inventory skews toward the coach-home tier. That mix-shift is exactly the kind of thing that makes ZIP-level portal statistics on The Brooks useless. Price your home — or your offer — off the right comp set, not the blended median.

Methodology: Pulled from Stellar MLS Matrix on June 10, 2026 — GEO Area ES04 (The Brooks), filtered to the five Brooks development names; Sold = closed 6/10/2025–6/10/2026; Active as of pull date. ES04 also contains the Coconut Point developments, which are excluded from every figure above. Information deemed reliable but not guaranteed; © Southwest Florida MLS. Updated monthly.

Want the comp set for your exact neighborhood — not the community average? Call or text Jesse at (239) 898-6072, or get a valuation started at mcgreevyandcomisar.com/home-valuation.

How The Brooks Came to Be

The Brooks was created by Bonita Bay Group — the developer that defined Southwest Florida’s environmental master-planning era — approved by Lee County in 1997, opened in 1998, and sold out so fast the developer still calls it “the fastest-selling community in Southwest Florida history.” The story explains almost everything about how the community works today.

The developer: Bonita Bay Group and Long Bay Partners

Bonita Bay Group was founded in 1981 by David Shakarian — the founder and chairman of General Nutrition Corp. (GNC) — who conceived of turning 2,400 acres of “rustic fishing village” Bonita Springs into the high-end, environmentally planned Bonita Bay. After Shakarian’s death in 1984, his son-in-law David Lucas chaired the company for decades. Over more than 30 years the privately held, family-owned firm developed more than 10,000 acres, sold 9,000 homes across seven master-planned communities (Bonita Bay, The Brooks, Mediterra, TwinEagles, Shadow Wood Preserve, Verandah, Sandoval), built 14 golf courses, and won the Urban Land Institute Award of Excellence for large-scale communities. Its company motto: “Do the right thing, Do it right, Do it right now.”

For The Brooks, Bonita Bay Group worked through its land-holding entity Long Bay Partners, LLC — the petitioner that created both Community Development Districts and the entity that, remarkably, still owned the Town Center land into the 2020s. Per Shadow Wood’s own association history: in 1998 BBG developed Shadow Wood, and “in 1999 Bonita Bay Group and Long Bay Partners, LLC partnered in developing The Brooks.”

The founding documents: a 1997 DRI and Resolution Z-97-037

The cleanest single-sentence statement of the founding approvals comes from the Village of Estero’s own 2023 settlement agreement: “The Brooks was approved by Lee County as a Development of Regional Impact (the ‘Brooks of Bonita Springs DRI’) and by Resolution Z-97-037 as a Mixed Use Planned Development in 1997.” Before that approval, Lee County’s future land use map designated this ground “Suburban Rural… and wetlands.” The DRI development order hard-wired two service decisions that persist today: water and sewer from Bonita Springs Utilities, and fire protection from the Estero fire district.

The build-out chronology, 1997–2010

• 1997 — Lee County approves the Brooks of Bonita Springs DRI and Z-97-037 MPD zoning.
• January 23, 1998 — Spring Run Community Association incorporated.
• March 24, 1998 — Brooks of Bonita Springs CDD (Brooks I) established by Rule 42Y-1 of the Florida Land and Water Adjudicatory Commission: 1,249.265 acres surveyed by Wilson, Miller, Barton & Peek.
• 1998 — The Brooks opens; Shadow Wood Country Club established.
• 1999 — Long Bay Partners petitions for the second district; after a July 28, 1999 public hearing in Bonita Springs, Brooks II CDD is established November 30, 1999 by Rule 42Z-1 — roughly 1,222.85 acres, planned for ~1,587 additional units and up to 36 holes of golf, with infrastructure construction scheduled 1999 through 2007. (The CDD’s own site carries both Nov 30 and Dec 1, 1999 as the date.)
• 1999–2002 — Spring Run sells out “more than two years ahead of schedule,” one of the fastest-selling private golf communities in the country at the time. Original Spring Run prices: $120,000–$300,000+.
• 2000–2003 — Copperleaf built by Pulte (opened 2000, homes completed 2002–2003, sold out February 2003). Lighthouse Bay built by Wallace Homes over roughly the same window.
• 2001 / 2002 / 2006 — resident turnover: Spring Run’s association in 2001, Copperleaf’s in 2002, the Shadow Wood master association in January 2006. Shadow Wood homes were built 1998–2005; the community is “totally sold out except one lot.”
• January 15, 2010 — in the wake of the credit crunch, Bonita Bay Group sold Shadow Wood Country Club and The Commons Club to their members for $7.75 million combined (Business Observer). Every club in The Brooks has been member-owned ever since.

That last date matters more than it looks: The Brooks’ clubs went member-owned at the bottom of the market, and members have spent the fifteen years since reinvesting — a capital cycle now peaking with the 2024–2026 projects detailed below.

Why “fastest-selling” wasn’t hype

The developer’s claim is corroborated by the math: roughly 3,550 homes opened in 1998 were effectively built and absorbed by 2005–2007 — a decade, through the 2001 recession, in a market a fraction of today’s size. The unit count cross-checks almost perfectly: 1,481 (Shadow Wood) + 847 (Spring Run) + 654 (Lighthouse Bay) + 570 (Copperleaf) = 3,552 homes against 3,551 units permitted in the DRI.

The Master Plan: 2,532 Acres, 3,551 Units, Four Communities and a Town Center

The Brooks master plan put 3,551 homes in four gated communities on 2,532 acres, organized around a shared civic core — Town Center and the Commons Club — with lakes, preserves, and an engineered flow-way doing double duty as scenery and flood control.

The headline numbers, from the developer’s own record: opened 1998; 2,532 acres; 3,551 units permitted; “a focal point of the community is Town Center, designed to centralize cultural, educational, recreational, civic and community services and activities for all residents.” (You’ll see 2,492 or “about 2,500” acres in older material — the developer’s page says 2,532, the two CDDs sum to ~2,472, and the live LP page we’re replacing said 2,492. )

What the plan actually did:

• Four communities, four products. Rather than one homogeneous subdivision, the plan deliberately segmented: an unbundled country-club community (Shadow Wood), two bundled-golf communities at different price points (Copperleaf, Spring Run), and a non-golf, all-lakefront condo community (Lighthouse Bay). One trade area, four buyer profiles — it’s why the community absorbed 3,500+ homes in under a decade, and why resale demand stays broad today.
• A shared civic spine. Town Center at the northwest corner of Coconut Road and Three Oaks Parkway (a 9.95-acre commercial parcel) plus the Commons Club campus on Coconut Road — the restaurant, fitness, enrichment, and beach-club layer that ties all four communities together. The Commons Club’s own marketing language is the plan’s thesis: a 2,532-acre community that “exemplifies this small town concept.”
• Water as infrastructure. Roughly 150 lakes across the two CDDs, Shadow Wood’s 85 lakes and 350 acres of preserve, Lighthouse Bay’s 44 acres of stocked lakes — all part of an engineered stormwater system, including the historic flow-way the Rookery restaurant overlooks. Regional restoration literature credits “Bonita Bay’s The Brooks” among Southwest Lee County watershed-improvement projects, and the Brooks filter marsh appears in academic literature on designed water-quality treatment marshes.
• Edges that matter. US 41 on the west (Coconut Point across the highway), I-75 on the east (the noise-wall fight in What’s Coming), Williams Road on the north, San Carlos Estates to the south. The Village of Estero’s comprehensive plan treats The Brooks (with Pelican Landing) as a named planning community.

Pebble Pointe — the fifth-community nuance. Years after build-out, Pebble Pointe at The Brooks was developed by Taylor Morrison as a ~91-home single-family enclave off Coconut Road (announced in the Estero Development Report, December 2013). It carries The Brooks name and address, and the MLS files it under the “The Brooks” development — but it is not one of the four original Bonita Bay Group communities, sits outside the original club governance, and its Commons Club eligibility differs. When a page or a listing says The Brooks has “five villages,” this is the asterisk.

Governance: Four Associations, Two CDDs, and No Master HOA

There is no master “The Brooks HOA.” Community-wide governance runs through (1) two Community Development Districts that own the lakes, stormwater system, and main corridors; (2) four separate and distinct community associations — one per community; (3) a recorded Brooks Covenant to Share Costs that ties the communities together for shared expenses; and (4) the member-owned Commons Club as the shared amenity layer. Understanding which entity charges what is 90% of understanding the cost of owning here.

The two CDDs — what they are and what they cost

The Brooks of Bonita Springs CDD (“Brooks I,” est. March 24, 1998, ~1,249 acres) and the Brooks of Bonita Springs II CDD (“Brooks II,” est. November 30, 1999, ~1,223 acres) are independent special-purpose governments under Chapter 190, Florida Statutes. They own and maintain the ~150 lakes and flood-control system, the Coconut Road and Three Oaks Parkway streetscapes (landscaping, irrigation, entry features, street lighting), and they bill every Brooks home a non-ad-valorem assessment on the Lee County tax bill.

The current numbers, from the FY2026 adopted budget:

• O&M assessment: $1,017.25 per residential unit — flat across every neighborhood in both districts, unchanged from FY2025. Combined levy $3,684,520 across 3,622 assessed units (Brooks I: 2,382 units / 65.77%; Brooks II: 1,240 / 34.23%).
• Where it goes: a $762,000 landscape maintenance contract, irrigation water, lake aeration and littoral planting, NPDES water-quality compliance, a culvert system cleaned on a three-year rotation, street lighting, and repayment of a 2023 capital note ($900,000/yr) that funded a $4M+ landscape renovation program. Coconut Point mall even chips in $13,000/yr toward the Coconut Road corridor.
• Both five-seat Boards of Supervisors are resident-elected through the Lee County Supervisor of Elections — the developer era is long over. District manager: Wrathell, Hunt and Associates; district engineer: Johnson Engineering. The boards meet jointly, about five times a year.

CDD debt — small, cheap, short (and zero for many neighborhoods)

This surprises buyers coming from newer Florida communities, where CDD bonds can run $30,000+ per home for decades. The Brooks’ CDD debt is the opposite — old, mostly retired, fixed at 3.10–3.75%, and ending soon:

Practical translation: all of Lighthouse Bay and most Spring Run/Brooks I neighborhoods pay only the $1,017.25 O&M — zero debt. Shadow Wood’s Brooks II estate neighborhoods pay the most: Lake Forest / Oak Brook / The Reserve carry $2,208.89/yr in debt service (total assessment $3,226.14) with a per-unit payoff of about $9,811 remaining; Woodsedge lots run $2,284.75–$3,046.34/yr on the 2034 loan with payoffs of roughly $14,812–$19,750. Coach-home neighborhoods like Indigo Isle, Palmetto Ridge, and Oak Hammock pay $552.22/yr. Every figure is published in the FY2026 adopted budget’s per-neighborhood schedules — and yes, a buyer can simply pay off the remaining balance at closing. We run this exact table for every Brooks transaction we touch.

The four community associations (and their sub-layers)

• Shadow Wood Community Association (SWCA) — the master HOA for all 1,481 Shadow Wood homes; membership automatic. It runs the 24-hour gates and patrol, common-area landscaping, and a community-wide Hotwire fiber network (bulk TV + 1 Gbps internet) included in the assessment. The 2026 base common-area assessment is $4,687/home — including the Hotwire fiber bulk billing and capital reserve — with total annual assessments ranging from about $4,954 (Glenview) to $6,546 (Willow Walk) across the single-family neighborhoods (SWCA 2026 Budget Assessments), up from the $3,607 common assessment in 2023. Of the 34 neighborhoods, 18 are administered directly by SWCA with no sub-HOA fee layer; the other 16 (mostly the coach-home/condo product) have their own neighborhood associations with third-party managers. Buyers also pay SWCA’s resale capital contribution at closing — $3,500 up to a $1.25M price plus 1% above, capped at $8,500 (effective 1/1/2026).
• Copperleaf Golf Club Community Association — the bundled master association: buying a home makes you a full golf member. 2025 all-in: $10,500 dues + $3,500 Project 2024 assessment + $828 cable/internet = $14,828/yr, plus a $1,000 F&B minimum and a $15,000 one-time capital contribution for new residents at purchase ($5,000 if you already own in Copperleaf).
• Spring Run Golf Club Community Association — bundled, non-equity: all 847 owners are automatically golf members. Annual fees (2025–26) run $9,159 including capital, new-project fund, reserve, and a $725 prepaid food minimum; the club’s own budget benchmarking shows it below the ~$10,200 SWFL bundled-golf peer average. Ten named neighborhoods carry ~20 neighborhood associations beneath the master.
• The Harbour Club at Lighthouse Bay — the master association for Lighthouse Bay’s 654 condos, with eight sub-associations beneath it. Sample all-in cost: LHB Five assessments total $2,480/quarter (~$9,920/yr) including the master association, mandatory Commons Club Bronze membership, cable/internet, trash, landscaping, and a 2021 special assessment of $108.25/quarter; LHB Two runs $2,505/quarter. Managed by KW Property Management.

The umbrella documents

Two recorded instruments tie the communities together: the Brooks Covenant to Share Costs (a cost-sharing declaration that runs with title — the SWCA posts the recorded copy) and the master Declarations of each association (Shadow Wood’s is recorded at OR Book 2909, Page 0838, Lee County official records). A Brooks Council of Presidents — the board presidents and GMs of the communities — coordinates shared interests. And in December 2023, the CDDs sold the Coconut Park amenity parcel to the Commons Club for $1,012,500, consolidating the shared-amenity layer under the member-owned club: any Brooks resident who wants to use those facilities now joins the Commons Club at Bronze or higher.

Fee anxiety is the #1 reason buyers hesitate on The Brooks — usually because a portal mashed four different fee structures into one scary number. We hand every buyer a one-page, community-specific cost stack: CDD O&M + CDD debt (if any) + master association + sub-association (if any) + club + one-time capital contributions. Call Marc at (239) 287-5873 and we’ll build yours before you write an offer.

The Four Communities of The Brooks

Four gated communities, one master plan: Shadow Wood (1,481 homes, unbundled country club), Copperleaf (570 homes, bundled golf), Spring Run (847 homes, bundled golf), and Lighthouse Bay (654 lakefront condos, no golf) — plus Pebble Pointe, the later 91-home enclave. Full dedicated guides to each are coming; the live pages are linked below. Here is the roster, community by community, with the live market tiering.

Shadow Wood at The Brooks — the flagship (deepest dive)

Shadow Wood at The Brooks is the headline act: 1,481 homes among 34 neighborhoods, set between 85 lakes, 54 holes of club golf, and 350 acres of nature preserve, with 13 miles of walking and biking paths, at the intersection of Coconut Road and Three Oaks Parkway. Homes were built 1998–2005 — custom estates, production single-family, and coach homes. It is the only unbundled community in The Brooks: the Shadow Wood Community Association is mandatory (gates, patrol, common areas, the Hotwire 1-Gbps fiber network in the assessment), but club membership — Shadow Wood Country Club and/or the Commons Club — is entirely your choice. Voted Community (Association) of the Year for 2024 and 2025 by the regional Community Associations Institute chapter.

In the last 12 months Shadow Wood alone closed 78 sales for $99.4 million — median $1,050,000, median 36 days to contract, 95.8% of list, topping out at $4,125,000 in The Reserve. That makes it one of the deepest single-community luxury markets in Lee County.

The official 34 neighborhoods (per the SWCA’s own roster): Banyan Cove, Baycrest, Cedar Glen, Chartwell, Cypress Hammock, Fairview, Ginger Pointe, Glen Lakes, Glenview, Hawthorne, Idlewilde, Indigo Isle, Kenwood, Lake Forest, Laurel Meadow, Longleaf, Magnolia Bend, Mahogany Cove, Morningside, Northridge, Oakbrook, Oak Hammock (+ Oak Hammock II), Orchid Ridge, Oak Strand, Palmetto Ridge, Plumbago Pointe, Summerfield, Sweet Bay, Sycamore Grove, Tamarind Trace, The Reserve, Willow Walk, Woodmont, Woodsedge. Eighteen of these are run directly by SWCA with no extra sub-HOA fee (broadly the single-family/estate product); sixteen carry their own neighborhood association with third-party management (broadly the coach-home/villa/condo product).

The table nobody else publishes — Shadow Wood sold prices by neighborhood, trailing 12 months (Stellar MLS, pulled June 10, 2026; count : median sale price):

Read it like a ladder: a buyer can enter Shadow Wood at $400–500K in a Morningside or Palmetto Ridge coach home and trade up inside the same gates all the way to a $2.65M Magnolia Bend custom estate. The estate neighborhoods (The Reserve, Orchid Ridge — where Harbourside Custom Homes built — Lake Forest, Woodsedge, Oakbrook) are custom-builder product; the production single-family neighborhoods carry identifiable models (“Covington” in Woodmont, “Kingfisher” in Longleaf); Cypress Hammock and Morningside, with 8 sales each, are the community’s highest-velocity coach-home neighborhoods. Full per-neighborhood guides are coming on the dedicated Shadow Wood page.

Copperleaf at The Brooks — bundled golf, premium tier

Copperleaf at The Brooks is a bundled, member-owned golf community of 570 residences — 416 single-family homes and 154 carriage homes — built by Pulte Homes beginning in 2000 (homes completed 2002–2003; sold out February 2003; association turned over to residents in 2002). The Gordon Lewis-designed, Kipp Schulties-redesigned (2015) 18-hole course winds through ten neighborhoods, per the club’s own roster: Caraway Lakes, Cinnamon Ridge, Copper Lake, Foxtail Creek, Jasmine Lake, Sage Meadow, Sago Pointe, Stillwater Cay, Whispering Ridge, and Wisteria Pointe. The 154 carriage homes concentrate in Sago Pointe and Wisteria Pointe — the entry tier (~$475K–$560K asking, on the club’s own resale page) — while single-family runs roughly $650K to $1.29M (the year’s top sale: $1,290,350 in Whispering Ridge). Trailing 12 months: 31 sales, $23.2M, median $695,000, 95.3% of list. Copperleaf is mostly within the Brooks II CDD, participates in Blue Zones (recognized community since April 2019), and runs its own charitable foundation. Membership is automatic with the deed — see Copperleaf Golf Club for the club detail.

Spring Run at The Brooks — bundled golf, attainable tier

Spring Run at The Brooks is the value play of The Brooks and one of the best bundled-golf math problems in Estero: 847 residences built by Pulte — garden condos, carriage homes, attached villas, and single-family — on roughly 200–300 acres along the community’s southern edge, established 1998, sold out by 2002 “more than two years ahead of schedule.” Ten named neighborhoods with official unit counts: Hidden Lakes (182), Autumn Lake (120), Winding Stream (120), Sunset Stream (118), Streamside (80), Whisper Creek (64), Silver Creek (52), Sabal Cove (48), Coral Cove (36), Willow Creek (27) — roughly 20 neighborhood associations counting phases and two recreation associations. Trailing 12 months: 37 sales, $15.5M, median $393,000, with a $205,000 condo at the floor and an $899,000 Whisper Creek home at the ceiling — the lowest entry price to bundled golf anywhere in The Brooks. All owners are automatically golf members; see Spring Run Golf Club.

Lighthouse Bay at The Brooks — 100% lakefront, no golf

Lighthouse Bay at The Brooks is the community for buyers who want The Brooks’ location, gates, and beach-club access without a golf bill: 654 residences on 162 acres — condos, 4-plex coach homes, and attached villas, every one of them lakefront, at just 4 units per acre — built by Wallace Homes. The numbers the community publishes about itself are a landscape architect’s resume: 44 acres of stocked lakes, 70 acres of green space including a 26-acre wildlife preserve, 5 cobblestone bridges, 52 tiered lake fountains, 12,000+ trees. Governance runs through The Harbour Club master association plus eight sub-associations; every resident is automatically a Bronze member of the Commons Club (it’s in the recorded Declaration, and the dues are inside the quarterly assessment). Trailing 12 months: 34 sales, $12.4M, median $363,500, range $237,500–$499,000 — the entry gateway to the entire Brooks ecosystem. Amenities are at Lighthouse Bay & the Harbour Club.

Pebble Pointe — the fifth-enclave footnote

Pebble Pointe at The Brooks (Taylor Morrison, ~91 single-family homes, announced 2013) is the later addition off Coconut Road: Brooks name, Brooks address, MLS-filed under “The Brooks” development — but not one of the four Bonita Bay Group originals and outside the original club governance. It trades like newer construction: 5 sales in the last 12 months under the “The Brooks” development label, median $770,000, top $950,000, $403/SF median — the highest per-foot figure in the community, a new-build premium.

Which of the five fits your shortlist? This is exactly the conversation to have before you tour. Call Marc at (239) 287-5873 — or if you own here and you’re weighing a sale, get your neighborhood’s live comp set from Jesse at (239) 898-6072.

Shadow Wood Country Club: 54 Holes, Member-Owned, and a $22.5 Million Bet on 2026

Shadow Wood Country Club is a private, member-owned club with 54 holes of championship golf across two campuses, a Platinum Club of America, and — completing in 2026 — a $22.5 million Lifestyle Center with resort pools and the area’s first private indoor pickleball facility. Membership is optional for Shadow Wood residents (the community is unbundled), there is a waitlist for Full Golf — and there’s a resale rule every buyer and seller should know.

The 54 holes — how the three courses actually work

Two 18s sit inside The Brooks at the main Estero campus; the third is off-site:

One membership covers all 54 holes; ten tee sets per course; all three are Audubon International certified. Before his death in 2016, Bob Cupp personally recommended Rees Jones to renovate his courses — and Jones (with Bryce Swanson, working from Cupp’s own hole-by-hole notes) delivered the “Triple Play”: North rebuilt 2017, South 2018, Preserve 2020. A second refresh cycle followed: South re-grassed with Bimini Bermuda in 2024, North renovated May–fall 2025 under the Rees Jones team. The Preserve, routed through wetlands with water on 16 of 18 holes and a 147 slope, is the shot-maker’s course; the club deliberately softened its severity in 2020 so members other than single-digit handicaps would actually play it.

The clubhouse era and the Lifestyle Center

The main clubhouse (~30,000 sq ft per the developer’s record) has been through an award cycle — a renovation named best private clubhouse renovation in North America by Golf Inc. (2013), a $5.2 million outdoor dining venue (the Golfside Grill / Sunset Terrace, 2019), a $7 million interior project (completed January 2022), Golf Inc. Clubhouse of the Year honors (2020) — and now the big one: the $22.5 million Lifestyle Center, approved by member vote (announced April 2024), ground broken August 2025, anticipated completion 2026, built — per the club — “without any member assessment or increase in member costs.” The program: resort-style pools with zero-depth entry and lap lanes, a poolside restaurant and bar, six indoor pickleball courts (the area’s first private indoor facility), a new racquets pro shop, and a grab-and-go café, in a roughly 33,676-sq-ft building per the Village of Estero’s public-hearing record. Our own coverage: Shadow Wood breaks ground on the $22.5M Lifestyle Center.

Membership — categories, waitlist, and the resale bypass rule

• Two public categories: Golf (unlimited access to all three courses plus everything else) and Lifestyle (tennis, bocce, social, dining, the new Lifestyle Center, summer golf access).
• There is currently a waiting list for Full Golf membership. Shadow Wood and Shadow Wood Preserve residents get 2-to-1 priority over non-residents; a limited number of “Golf-in-Waiting” memberships offer in-season golf with one-day-advance tee times while you wait.
• The bypass rule (this is real money): buy a home from an active Golf member who resigns their membership at closing, and you join as an immediate Golf member — skipping the waitlist entirely. Certain Shadow Wood homes also carry transferable golf. If you’re selling a Shadow Wood home and you hold a Golf membership, that’s a marketable asset; if you’re buying, it’s a filter worth applying to your search. We track which listings carry it.
• No food & beverage minimums. Guests capped at 6 visits/year (family exempt); summer reciprocals with 40+ private clubs May 1–Oct 31; membership covers spouse/designated user and unmarried children under 23.
• Pricing: the club publishes “contact the club” — the last broadly circulated official figures (2023 brochure) showed a $125,000 non-refundable capital contribution for Golf / $60,000 for Lifestyle, with 2023 dues of $14,312 / $4,919; current figures are materially higher and not publicly published — confirm with the club at (239) 992-6000.

The trophy case

Platinum Club of America 2025–2026 (top 5% of clubs nationwide), Distinguished Club with Elite designation (BoardRoom Magazine), 93% member satisfaction (club-published), Audubon certification on all three courses, and a Golf Range Association-featured Learning Center (double-sided range, covered Toptracer bays, Trackman, SAM PuttLab). Established 1998; member-owned since 2010; governed by a 9-member elected board.

Selling a Shadow Wood home with a golf membership attached? The membership story can move your sale price and your buyer pool — let’s get it right. Call Jesse direct at (239) 898-6072, or start at mcgreevyandcomisar.com/home-valuation.

The Commons Club at The Brooks: The Shared Layer That Makes It All Work

The Commons Club is the member-owned “town center” club shared by all of The Brooks — roughly 2,300 member families, three tiers (Bronze, Silver, Gold), a private waterfront restaurant, a health and lifestyle center, an enrichment center, pickleball, and the private Gulf Beach Club. It’s the single amenity that distinguishes The Brooks from every other inland golf community in Estero — and who must join versus who may join is community-specific.

What it is

A Florida not-for-profit (The Commons Club at The Brooks, Inc., formed 2009 as part of the member-ownership transition), headquartered at 9930 Coconut Road in a park-like campus of walkways, a playground, an interactive fountain, and the Village Green. Member communities: Shadow Wood, Copperleaf, Spring Run, Lighthouse Bay — plus Shadow Wood Preserve, the sister community four miles north (the club’s own tagline: “Five Neighborhoods and One Extraordinary Beach Club”). Since December 28, 2023, the club also owns the former Coconut Park amenities outright, purchased from the CDDs for $1,012,500 — which is why any Brooks resident who wants to use those facilities now joins at Bronze or above.

Who must join — the precise answer

• Lighthouse Bay: mandatory Bronze. Written into the recorded Declaration of Covenants; the dues ride inside the condo assessments. Every Lighthouse Bay owner is a Bronze member automatically.
• Shadow Wood, Copperleaf, Spring Run, Shadow Wood Preserve: voluntary at any tier. (Copperleaf’s club calls it “an additional membership opportunity”; Spring Run frames it as an enhancement; Shadow Wood’s association is explicit that the decision is yours.)

The three tiers and 2025 pricing (from the club’s own membership packet)

Two fine-print items worth knowing: the Health & Lifestyle Center renovation fee is, in effect, a disclosed capital assessment on Silver/Gold members through 2030; and Beach Club memberships are capped at 1,575 families — once the cap is reached, access runs through a waitlist. Dues are billed annually and prorated at joining.

The campus, piece by piece

• The Rookery — the private waterfront restaurant overlooking The Brooks’ historic flow-way, Upland Island, and the Village Green, named for the bird rookery it faces. Open kitchen, al fresco patios, lakeside firepits with cocktail service, live music Tuesdays (“Rockin’ the Rook”), Wednesday poker nights, lobster nights, holiday dinners.
• The Health & Lifestyle Center — roughly 7,500–10,000 sq ft per the communities’ own descriptions: Life Fitness and Technogym equipment, NASM-certified trainers, Titleist Performance Institute golf fitness, physical therapy, group fitness, a heated 20-meter lap pool and hot tub, dry saunas, and a wellness spa with licensed massage and skin-care professionals.
• The Enrichment Center — the social hub: FGCU Academy lifelong-learning programs, Talents in Common classes (iPad/iPhone, photography, guest speakers), art and language classes, lectures, bridge and Mah Jongg, member clubs (Fishing, Book, Gardening, Art), day and overnight trips (South Beach, Disney, the Keys), Twins and Red Sox spring-training tickets, and Artis—Naples / Barbara B. Mann theater tickets. Office, printing, and notary services too.
• The Village Green — Concerts on the Green, the holiday tree lighting, movie nights, BunnyFEST, with eagles, osprey, ibis, herons, and egrets in the adjacent preserve.
• Pickleball — included at every tier; the courts beside the Rookery are in the middle of a reconstruction and expansion driven by demand from all four communities (the original expansion plan contemplated up to 16 courts before being scaled back).

Membership contact: Kat Allen, (239) 949-3817 — and if you’re a buyer trying to decide whether Bronze, Silver, or Gold belongs in your budget, that’s part of the fee-stack conversation we run for every Brooks purchase. Call Marc at (239) 287-5873.

The Beach Club: A Private Gulf Beach, Destroyed by Ian, Rebuilt Better

The Brooks’ private Beach Club sits on Little Hickory Island at Bonita Beach — about 15–20 minutes from the gates — and it is brand new: Hurricane Ian destroyed the original wood structure in September 2022, and the member-owned club rebuilt it as a three-story, hurricane-robust building that opened to Gold members in 2026. This is the amenity that separates The Brooks from every other non-coastal community in Estero: a real, deeded-club, drive-up Gulf beach.

The rebuild story (a resilience story worth telling honestly)

The original Beach Club was a wood structure (replacement value before depreciation: $505,975 in 2018, per the club’s own rebuild Q&A). Ian’s 10–15-foot Gulf surge on September 28, 2022 destroyed it — the same surge event that took the beach parks of West Bay Club and Bonita Bay nearby. The member response is the part that matters for a buyer evaluating this community’s institutions: a Beach Rebuild Committee, a town-hall process comparing peer clubs’ approaches, a funding plan of roughly 50% club funds (including insurance proceeds) and a ~$2 million special assessment — about $1,400–$2,000 per Gold member (November 2023 member presentation), and a deliberate decision to rebuild to a stronger standard rather than replace in kind. Construction ran 2024–2026 (the original January 2025 target slipped through the Helene/Milton 2024 storm season), and the club’s own channels announced in June 2026: “Worth the wait. The Beach Club is officially open and ready to welcome Gold Members.”

What the new Beach Club is

A three-story building with Gulf-view upper floors, deliberately built as a beach house rather than a restaurant: 8 grills and a full catering kitchen (refrigerator/freezer, warming oven, dishwasher) for member use and club-catered events, bar seating and family tables, attended chair-and-umbrella service, ice and water machines, restrooms — plus day-use boat docks in the bayside lot for Gold members, a fishing spot, and a fish-cleaning station. Kayak and SUP rentals run through a partnership with Kayak Excursions.

Access rules, straight from the club’s FAQ

• Gold tier only — the Beach Club is the Gold differentiator ($12,000 equity + $2,385.18/yr, 2025), capped at 1,575 families.
• Hours: Oct 1–May 31 daily 9 AM–sunset; Jun 1–Sep 30 Tue–Sun (closed Mondays).
• Guests: children, their spouses, grandchildren, and parents free — with or without you; other guests $11/day, unlimited count, but one car per member at the beach. Bay-side parking with valet; Gulf-side parking coming.
• Pets: not permitted (service animals excepted) — though Bonita Beach’s dog beach is at the end of Little Hickory Island.
• No shuttle — it’s drive-up with parking and valet, which is precisely the trade against Pelican Landing’s boat-shuttle island beach (see Comparable Communities).

One more honest note: the Beach Club is on the barrier island, which is why Ian could destroy it while The Brooks’ homes — 4+ miles inland at 14–23 feet of elevation — took only minor wind damage. The community’s beach amenity is coastal; the community’s homes are not. That separation is a feature, not a bug.

Copperleaf Golf Club: Bundled Golf With a $20 Million New Campus

Copperleaf Golf Club is a private, member-owned, bundled club — buying any of the 570 homes makes you a full member — with an Audubon-certified Gordon Lewis course (Kipp Schulties redesign, 2015), a just-completed $20 million clubhouse campus, and 2025 all-in costs of $14,828 a year plus a $15,000 capital contribution at purchase.

The course, built in 2000: 18 holes, par 72, 7,066 yards from the black tees (74.4/130) down through nine tee sets to 4,501 yards — a genuinely playable spread. Programming runs deep for a 570-door club: Chelsea tee-time system, PGA and LPGA instruction, 24 member tournaments a year, a new GPS golf-car fleet, and summer reciprocals.

“Project 2024” is the story of the moment: members voted in April 2022 to rebuild the campus in one construction cycle — the new Poolside Café opened October 2023, the new clubhouse opened February 2024, and the club declared the project complete in 2024 with Aurora Award recognition following in 2025. The result: a 27,000-sq-ft clubhouse (up from 13,500 originally), clubhouse seating up 46% to 448, café seating up 50% to 182, The Leaf & Greenside restaurant and lounge (opened October 2024), an expanded pro shop, covered terrace dining, lighted Har-Tru tennis, three lighted bocce courts (~450 residents in weekly winter league play), a geothermally heated pool (resurfaced August 2025) and spa, a 3,800-sq-ft activity/fitness center, Ospreys outdoor dining, and wildlife tours. Business Observer covered it as a $20 million renovation.

The money (2025 official flyer): annual dues $10,500 + Project 2024 assessment $3,500 + cable/internet $828 = $14,828/yr, plus a $1,000 F&B minimum. One-time capital contribution at purchase: $15,000 for new residents ($5,000 for existing Copperleaf residents buying again); neighborhood associations may add their own reserve contributions. The Project 2024 assessment runs ~12 years from 2025 on a 14-year club loan — it is a known, disclosed, finite number, and we model it into every Copperleaf offer we write. Outside memberships exist but are capped and waitlisted (55 Associate golf + 20 Social), which protects member access — there’s no public play.

Copperleaf also has a civic identity unusual for a club its size: a Blue Zones Recognized Community since April 2019, with an active charitable foundation. Community details are on the Copperleaf page (full dedicated guide coming).

Spring Run Golf Club: The Best Bundled-Golf Math in The Brooks

Spring Run is a bundled, non-equity golf club — all 847 homeowners are automatically members — with a Gordon Lewis course renovated by John Sanford in 2014, Audubon certification since 2008, and 2025–26 annual fees of $9,159, below the SWFL bundled-golf peer average of about $10,200. For a buyer who wants real private golf at the lowest all-in cost in The Brooks, this is the answer.

The course: generous fairways, undulating greens, six tee sets, winding through the community on roughly 200 acres. The 2014 Sanford renovation (Sanford Golf Design with Wadsworth Construction) was a full infrastructure rebuild — new irrigation, drainage, rebuilt tees/greens/bunkers, ~7,000-sq-ft greens partially open in front for the running shot — with the routing untouched. An Audubon Certified Cooperative Sanctuary since 2008. Green fees and cart fees are included in membership; 9- and 18-hole men’s, ladies’, and couples leagues run all season.

The campus matches the value brief: a remodeled 26,000-sq-ft clubhouse with newly renovated indoor and outdoor dining, a recently renovated resort-style pool and spa with the Oasis Bar, four lighted Har-Tru tennis courts with an active association, three bocce courts (one newly added), a fitness facility with TriCore Wellness programming, and iLife — the club’s enrichment program running ~100 unique activities a season.

The money: 2025–26 annual fees $9,159 including capital, new-project fund, reserve, and a $725 prepaid food minimum, with golf and cart fees included; the club’s own 2025 budget report benchmarks its all-in cost of membership below the RSM SWFL bundled-golf peer average (~$10,200). It is a non-equity club: no six-figure initiation, no equity redemption process — the membership simply runs with the home — but a $12,000/$3,500 resale fee applies at purchase, plus a $250 estoppel fee, per the club's 2025–26 sheet. Renters must take a club membership too (Social, or full transfer — the 2025–26 "Delegation of Use" fee is $550 including rental admin, plus neighborhood fees) — which keeps the amenity funded and is a quiet plus for owners who lease seasonally. Sold-out community; the club even runs its own resale listing service. Community details on the Spring Run page (full dedicated guide coming).

Lighthouse Bay and the Harbour Club: Resort Living, No Golf Bill

Lighthouse Bay’s Harbour Club & Spa campus delivers five pools, six lighted Hydro-Grid clay tennis courts, a boathouse with a fleet of resident watercraft, an arts and learning center, and three miles of lakeside paths — all included in the condo assessments, with no golf membership to buy. For the buyer who wants The Brooks’ gates, location, and beach-club eligibility at the lowest entry price, this is the formula.

The inventory, from the community’s own amenity list:

• The Boathouse — with its trademark lighthouse, viewing deck, and floating dock stocked with paddle boats, canoes, rowboats, and fishing boats for resident use on the 44 acres of stocked lakes (this is lake boating — no Gulf access).
• Five pools: the 2,500-sq-ft Lagoon Pool & Spa with rock waterfall and a 14,200-sq-ft sun deck plus Tiki Hut; the screen-enclosed 25-meter lap-pool Swimming Atrium; and three satellite cabana pools (Costa Del Sol, Marbella Bay, Longship).
• Tennis Center — six LED-lighted Hydro-Grid clay courts with a players’ clubhouse, pro shop, and an on-site pro October–April; two regulation bocce courts; active resident clubs for tennis, bocce, pickleball, and gardening (garden plots by reservation).
• The Arts & Learning Center (2,500 sq ft) — fine-arts studio, card room, library with computers; a clubhouse with full-time Activities Director (bingo, trivia, dances, bus trips, movie nights); Picnic Island with a gazebo and barbecues; a freshwater sunning beach; a fitness center; 2–3 miles of walking paths and a 10-acre “Old Florida” nature park.
• On-site management — a GM, property manager, and maintenance staff serving the Harbour Club master association and all eight sub-associations; Blue Stream fiber TV/internet included in the fees; two gated entrances with 24/7 autonomous access control.

And the kicker: every Lighthouse Bay owner is a Bronze member of the Commons Club automatically — Rookery dining, Enrichment Center, pickleball — with Silver (fitness) and Gold (Beach Club) as optional upgrades. All of it stacks into one quarterly assessment (~$2,480–$2,505/quarter depending on sub-association, 2025–26). The community’s charitable foundation (“Lights the Way”) and its 100%-lakefront, 4-units-per-acre planning give it a personality the price point doesn’t prepare you for. Details on the Lighthouse Bay page (full dedicated guide coming).

Racket Sports Across The Brooks: Tennis, Pickleball, Bocce

The Brooks fields roughly two dozen tennis courts, three bocce programs, expanding outdoor pickleball at the Commons Club, and — opening 2026 — the area’s first private indoor pickleball facility at Shadow Wood. If your buying decision turns on racket sports, here’s the map:

• Tennis: Shadow Wood Country Club — 8 Har-Tru courts, USPTA staff, one of the region’s recognized programs. Lighthouse Bay — 6 LED-lighted Hydro-Grid clay courts with a seasonal pro. Copperleaf — 4 lighted Har-Tru courts. Spring Run — 4 lighted Har-Tru courts with its own tennis association.
• Pickleball: included at every Commons Club tier, with the campus courts beside the Rookery in an active reconstruction/expansion (demand from all four communities; the original concept ran as high as 16 courts before scale-back). Shadow Wood’s Lifestyle Center adds 6 indoor courts in 2026 — climate-controlled pickleball in a Florida summer is a genuine differentiator. Lighthouse Bay and Shadow Wood Preserve run their own resident pickleball play.
• Bocce: Shadow Wood — 3 covered, lighted courts beside the Sunset Terrace Bar; Copperleaf — 3 lighted, recessed Har-Tru courts with ~450 residents in weekly winter leagues; Spring Run — 3 courts with an active board; Lighthouse Bay — 2 regulation courts with competitive teams.

Storm Posture: Zone X Cores, 14–23 Feet of Elevation, and the Ian Record

The core of all four Brooks communities is FEMA Zone X — minimal flood hazard — at roughly 14–23 feet of elevation, east of US 41 and 3.5–4.5 miles inland. In Hurricane Ian, the worst storm in Lee County’s modern history, the Village of Estero’s own report to FEMA recorded “only minor damage east of US 41, primarily from wind (e.g. roof shingles/tiles, lanais, pool enclosures)” — and no Brooks community appears on any Village damage list. This section is the data behind that sentence, with the honest caveats.

The flood map, point by point

Point queries of FEMA’s live National Flood Hazard Layer (run June 10, 2026) returned Zone X — “Area of Minimal Flood Hazard” at every community core: the Commons Club campus, the Shadow Wood clubhouse, the Copperleaf clubhouse, the Spring Run clubhouse, and Lighthouse Bay’s entrance. The current Lee County FIRM panels covering The Brooks are 12071C0591H, 12071C0593H, and 12071C0594G, effective November 17, 2022 — the post-Ian map generation.

The honest caveats: point sampling on the community’s fringes found AE pockets (base flood elevations 14.5–15.0 ft) along the low drainage corridors near US 41 on the west, and AH shallow-ponding pockets on the north and east edges. Those sample points may fall on golf, preserve, or buffer land rather than homes — but the rule stands: the dominant residential condition is Zone X; individual parcels near lakes, preserves, and the perimeter can differ. Always pull the parcel-level FIRMette at msc.fema.gov before you rely on a zone. We pull it on every transaction.

Elevation (USGS): Copperleaf clubhouse area ~16.2 ft; east Shadow Wood ~18.6 ft; Spring Run residential ~15.4 ft; Lighthouse Bay ~16.2 ft; north Brooks near Coconut Point ~22.9 ft. For scale: Hurricane Ian’s measured high-water marks in the flooded western part of Estero were about 11.2 feet — Ian’s record surge crested 3 to 10+ feet below the ground The Brooks’ homes stand on.

What Ian actually did here (September 28, 2022)

Ian made landfall as a Category 4 with catastrophic 10–15-ft surge on the Lee County coast. Inside the Village of Estero, per the Village’s sworn narrative to FEMA: “Most of the flooding occurred west of US 41 or along the Estero River and its tributaries.” The severely damaged areas were four localized neighborhoods west of 41. East of 41 — The Brooks’ side — the Village recorded “only minor damage… primarily from wind.” The one Brooks institution Ian destroyed was the Beach Club — because it sits on Little Hickory Island, on the coast, not in The Brooks (see The Beach Club for the rebuild). Spring Run’s own social media from Irma (2017) shows the equivalent story for that storm: downed trees and landscape damage, with the riverine flooding confined to the Estero River corridor well north of the community.

Evacuation zones: mostly C — never ordered out in Ian or Milton

Lee County point lookups place the Commons Club, Shadow Wood, Copperleaf, and Lighthouse Bay in evacuation Zone C, with the westernmost parcels (parts of Spring Run nearest US 41) in Zone B. For Ian (2022), Lee County’s mandatory order covered Zone A and parts of B; for Milton (October 2024), Zones A and B. In both of the worst storms of the modern era, the bulk of The Brooks was never under a mandatory evacuation order — and after Milton, Lee County actually consolidated its shelter operations to Estero Recreation Center, a fair indicator of how the inland corridor fared. Check any specific address at Lee County’s evacuation-zone lookup, and confirm with the LeePrepares app.

The infrastructure nobody sees: the CDD stormwater system

The lakes are the flood control. The two CDDs budget roughly $865,000 a year for water management: NPDES water-quality compliance, littoral planting, lake aeration, culvert cleaning on a three-year rotation, and a lake-bank erosion repair program running since 2015 (currently ~$100,000/yr capital, on top of the geo-tube lake-bank renovation phases of 2023–2024). A professionally engineered, professionally funded drainage system with its own taxing authority is something a 1970s subdivision simply doesn’t have — and it showed in 2022.

CRS Class 6: a 20% flood-insurance discount

The Village of Estero holds a Class 6 Community Rating System rating, worth a 20% discount on NFIP flood-insurance premiums for policies in the Village — a rating FEMA reviewed after Ian and maintained. In Zone X, flood insurance isn’t federally required for conforming mortgages — it’s optional and inexpensive relative to Special Flood Hazard Area pricing — and we still recommend buyers carry it; Florida is Florida.

Building-code honesty, since 1998–2007 construction spans the transition: homes permitted before March 1, 2002 were built under the post-Andrew Standard Building Code as adopted by Lee County; homes from March 2002 onward fall under the first-edition Florida Building Code with unified wind provisions. All of it is post-Andrew, concrete-block-era construction — but don’t let anyone tell you the whole community is “post-2002 FBC.” It isn’t. Ian was the live-fire test either way, and the east-of-41 record speaks.

Insurance Reality: What Coverage Actually Looks Like in The Brooks

Insurance in The Brooks splits cleanly by housing type — single-family owners carry their own HO-3 policies; the condo and coach-home neighborhoods insure building-wide through association master policies with owners carrying HO-6 — and the 2025–26 market backdrop is the best buyers have seen in years: Citizens’ policy count down 73% from its peak, rate cuts recommended for most policyholders in December 2025, and inland Zone X concrete-block homes exactly the profile private carriers want back.

How it breaks down by community:

• Shadow Wood — predominantly single-family and estate homes: you insure your own structure (HO-3 + optional flood + optional excess wind). The coach-home neighborhoods (Morningside, Cypress Hammock, Indigo Isle, Palmetto Ridge, Oak Hammock and similar) run association master policies with HO-6 unit coverage.
• Copperleaf — 416 single-family insured individually; the 154 carriage homes in Sago Pointe/Wisteria Pointe insure through their neighborhood association master policies.
• Spring Run — the most mixed: condo and coach-home neighborhoods carry master wind/property policies (a major line inside those condo fees); attached-villa and single-family owners insure individually.
• Lighthouse Bay — predominantly condominium-form: each of the eight sub-associations carries its building master policy, owners carry HO-6, and the premium lives inside the quarterly assessment rather than landing as a separate bill.

The SIRS/milestone angle most agents miss: Florida’s post-Surfside laws (SB 4-D/SB 154) impose milestone structural inspections and Structural Integrity Reserve Studies on condo buildings three stories or higher. The Brooks’ condo stock is, by the communities’ own descriptions, low-rise — “low-rise condominiums, low rise coach homes” — which puts most or all of it outside the mandates that are driving six-figure assessments at older Gulf-front towers. For a condo buyer comparing The Brooks against a beachfront high-rise, that’s a structural cost difference, literally.

The roof-age reality (the one that bites a 1998–2007 community): original tile roofs from the build-out are now 20–27 years old. Florida law bars insurers from refusing coverage solely for roof age under 15 years, and at 15+ years entitles you to an inspection showing 5+ years of useful life — but practically, an original-roof Brooks home will face replacement demands or surcharges, while the large share of homes re-roofed post-Ian carry reset insurability and stronger wind-mitigation credits. Florida Statute 627.0629 requires premium credits for wind-mitigation features (hip roofs, deck attachment, secondary water resistance, impact openings) — a ~$150 wind-mit inspection is standard buyer advice here, and roof permit year is one of the first things we check on any Brooks listing.

Bottom line: an inland, Zone X, concrete-block home in a CRS Class 6 jurisdiction with a newer roof is close to the best insurance profile available in coastal Southwest Florida. We maintain current carrier intel and will connect you with brokers who actually compete for Brooks business — ask when you call.

Schools: How Lee County School Choice Actually Works for a Brooks Address

A Brooks address does not lock your child into one school — Lee County runs a ranked-choice enrollment system, and a Brooks family chooses among five Zone Q elementary schools, two Zone GG middle schools, and the South Zone high-school pool anchored by Estero High and Bonita Springs High, with proximity preferences as tiebreakers. Most pages get this wrong by naming a single “zoned school.” Here’s how it actually works (per the district’s Board-approved 2026–27 Student Enrollment Plan).

The Lee County School District (90,000+ students) assigns by School Choice: during open enrollment (applications opened January 20, 2026), families rank the schools in their zone through the FOCUS portal; a lottery applies only when applicants exceed seats, with priority to ESE placements, siblings, then Proximity 1 (within 2 miles) and Proximity 2 (nearest school). Students within 2 miles don’t get district busing.

For The Brooks specifically:

• Elementary — Proximity Zone Q (5 choices): Spring Creek Elementary (the geographically closest, just south of Coconut Point [ESTIMATE ~3–4 mi]), Three Oaks Elementary (“The Nation’s First Core Knowledge School,” on the Three Oaks corridor), Pinewoods Elementary (Estero), San Carlos Park Elementary, and Bonita Springs Elementary.
• Middle — Proximity Zone GG (2 choices): Three Oaks Middle (directly on Three Oaks Parkway, roughly 6 miles up the community’s own spine) and Bonita Springs Middle Center for the Arts (an arts application program).
• High — South Zone, sub-zone S3: anchored by Estero High (Cambridge AICE program plus career academies) and Bonita Springs High — home of the FGCU Collegiate Academy, where students can graduate with 48–60 college credit hours, plus its own Cambridge program. Imperial Parkway, Bonita High’s street, is the southward continuation of Three Oaks Parkway — a straight shot from the gates.
• District-wide application programs (IB at Fort Myers/Riverdale/Cape Coral/Dunbar, arts at Cypress Lake) remain open to qualified applicants.

Private options within ~25–30 minutes: Canterbury School (independent PK–12, Fort Myers), Evangelical Christian School (the region’s largest private school), Bishop Verot Catholic High, Community School of Naples, and St. Michael Lutheran (PK–8). And the college-town card: Florida Gulf Coast University — roughly 16,000 students — is about 15 minutes away in the same village, feeding the Commons Club’s FGCU Academy programming, Division I athletics, and a steady events calendar.

Relocating with kids? The Plan’s proof-of-address rules accept a closing letter or mortgage for buyers mid-purchase — a detail that matters for timing. We walk relocating families through the FOCUS application alongside the home search. Call Marc at (239) 287-5873.

Healthcare: A 24/7 ER Three Miles Away, Two Hospital Systems Within Reach

The Brooks sits about 3 miles — a 6–8 minute drive — from Lee Health Coconut Point, a $140 million, 31-acre medical campus with a 24/7 freestanding emergency department, and roughly equidistant between Lee Health’s Gulf Coast Medical Center (699 beds) to the north and NCH North Naples Hospital (311 beds) to the south. For a community whose demographic skews retiree, this is the practical headline.

• Lee Health Coconut Point (opened December 2018, 23450 Via Coconut Point): 24/7 ER with 25 exam/observation/recovery rooms, outpatient surgery, imaging, primary care, cardiology (Heart Institute + cardiac rehab), orthopedics, OB/GYN, breast health, Golisano pediatric primary care, a pharmacy, and a Healthy Life Center. An ED expansion has added observation capacity, and the state approved an 82-bed inpatient hospital tower for the campus back in 2018 — still unbuilt, so phrase it as approved for a future hospital, not under construction. The adjacent Bonita Health Center adds Lee Convenient Care urgent care.
• Gulf Coast Medical Center — Lee Health’s largest hospital (699 beds), ~20–25 minutes via I-75. HealthPark Medical Center (326 beds) and Golisano Children’s Hospital (135 beds, the region’s pediatric specialty hospital) ~25–30 minutes.
• NCH North Naples Hospital — 311 beds with 24-hour ER including pediatric emergency care (with Nicklaus Children’s), ~25–30 minutes south.
• New in December 2025: the $80 million proton therapy cancer center at Estero Parkway and Three Oaks Parkway — the first proton facility on Florida’s West Coast — about 3 miles north of the gates, complementing Lee Health’s Cancer Institute and the Southwest Florida Proton Center partnership.
• Day-to-day: Lee Convenient Care at Bonita Health Center (~3 mi), MinuteClinic at CVS Estero, Millennium walk-in centers, a deep concierge-medicine market (a sentence’s worth of options, from MDVIP affiliates to local direct-care practices), Lee Pharmacy on the Coconut Point campus, Publix pharmacies on the US 41 corridor — and even a 24/7 animal ER (Florida Veterinary Referral Center, ~10 minutes).

Daily Drive Times From the Coconut Road / Three Oaks Gates

Everything that makes Estero “the middle of everything” applies doubly to The Brooks: Coconut Point in 5–9 minutes, the airport in 20–25, downtown Naples in 35–45. Times below are off-peak route estimates from the Coconut Road × Three Oaks Parkway corner; add 25–50% in season (January–April) [all times ESTIMATE — spot-checked routes, not guarantees].

School runs: Spring Creek Elementary ~8–10 min; Three Oaks Elementary and Middle ~10–14 min; Estero High ~11–13 min; Bonita Springs High ~12–15 min — Three Oaks/Imperial Parkway is the north–south school spine. The community’s I-75 on-ramp is Corkscrew Road (Exit 123), about four miles.

What’s Coming Around The Brooks: The Civic Pipeline, Honestly

Five things are moving around The Brooks right now: the I-75 widening and the noise-wall fight on the east edge, the 137-unit apartment project inside the Town Center corner (Fall 2026), Woodfield Estero rising across US 41, the Saltleaf/Ritz-Carlton coastal village a mile west on Coconut Road, and a Coconut Point mall refresh. A good agent tells you about all of them before you buy. Here they are.

The I-75 widening and the 22-foot noise wall (the one to watch)

FDOT is widening I-75 — up to five lanes in each direction between Corkscrew Road and Immokalee Road, the segment that runs directly along The Brooks’ eastern flank (the master plan extends east of Three Oaks Parkway to the I-75 right-of-way; Copperleaf, Spring Run’s east side, and Lighthouse Bay are the closest communities). Construction on the Corkscrew-to-Bonita-Beach section isn’t scheduled to begin until ~2029, with the overall program targeted for completion by 2032. The live fight is noise: the Presidents of the Brooks, through Engage Estero, have demanded a continuous 22-foot noise wall along the entire west side of the highway, plus noise-deadening asphalt; the Village Council took up a supporting resolution November 19, 2025, and the Lee MPO board passed a unanimous resolution supporting a continuous wall along the Brooks corridor. FDOT’s noise study — which determines whether barriers are “warranted, feasible, and reasonable” for federal funding — is pending, with the rescheduled public hearing not yet dated as of FDOT’s December 2025 update. What we tell buyers: if you’re evaluating an east-edge home in Copperleaf, Spring Run, or Lighthouse Bay, price in the 2029+ construction window and watch the noise-study outcome; every level of local government is formally on record for the wall, but the funding decision is FDOT/FHWA’s.

The Brooks Town Center: 137 apartments where the Winn-Dixie was

The community’s own commercial corner (northwest corner of Coconut Road × Three Oaks Parkway) is being redeveloped: the long-vacant grocery building (Sweetbay, then Winn-Dixie) is giving way to a 137-unit, four-story apartment community, now well advanced and expected complete by Fall 2026. The history matters: the 1997 Lee County approvals vested 158 multifamily units in Town Center; when the Village balked, the landowners (including Long Bay Partners — the original developer entity) sued, and a 2023 settlement agreement confirmed the vested rights; the PZDB approved the project in 2023; 37 residents appealed; the Village Council unanimously denied the appeal in December 2023; neighbors took it to circuit court in January 2024. The retained retail strip (4.63 acres, ~93% occupied, FineMark bank outparcel) stays. Honest take: more rooftops at the corner, parking friction at the plaza — and, eventually, a finished Town Center instead of a dead grocery box.

Across US 41 and down Coconut Road

• Woodfield Estero (NW corner of US 41 × Coconut Road, 45.6 acres): a Village-approved mixed-use district — 596 residences, retail, restaurants, offices, a 260-room hotel, parks and a public amphitheater. Phase 1 (296 units) is under construction.
• Coconut Trace / Home2 Suites: a 122-room extended-stay hotel across from Coconut Point, development order approved September 2025.
• Coconut Point mall: Simon’s two-year exterior refresh begins ~2026, plus submitted plans to convert the closed cinema parcel to ~365 residences. Recent dining additions: Alba, Casa Blu, Mason’s Lobster, PJK Neighborhood Chinese.
• Saltleaf on Estero Bay / The Ritz-Carlton Residences (west end of Coconut Road, ~1 mile): London Bay’s 500-acre coastal village — two 22-story Ritz-Carlton towers (south tower delivered April 2026; north tower delivering 2027; $650M+ in sales), the Saltleaf Golf Preserve (opened 2024), a 72-slip marina, and Michael Mina’s Acqua Bistecca. Jurisdictional mirror-image trivia: the Saltleaf site is inside the City of Bonita Springs, not Estero. Net effect on The Brooks: a rising ultra-luxury anchor at the end of your own road — supportive for values, additive for traffic.
• Coconut Road roundabouts: a traffic study recommends roundabouts at three West Coconut Road intersections (capacity reached ~2028), but Bonita Springs, Estero, and Lee County haven’t agreed on cost-sharing — a stalemate, implementation unlikely soon. The Village’s Coconut Road shared-use-path CIP project would widen the south-side sidewalk.
• Estero’s Village Hub sports/rec complex (Via Coconut at Williams Rd): multi-sport entertainment center under construction, Phase 1 targeted October 2026, with High 5 Entertainment running pickleball under a P3.

The pattern worth naming: The Brooks is built out and protected by its own 1997 entitlements, while the growth happens around it — which is, historically, the formula that appreciates.

Daily Logistics: Gates, Fiber, Rental Rules, Pets, and Renovation Approvals

The four communities run four different rulebooks. Here are the ones that change a buying decision — gates, internet, leasing, pets, and architectural review — community by community.

Gates and guest access

• Shadow Wood: 24-hour controlled access, monitoring, and community patrol via SWCA — staffed gatehouses on Coconut Road and Three Oaks Parkway (both freshly remodeled, Three Oaks completed end of 2025; an 18-person, 24/7/365 gate team).
• Copperleaf: gated, entrance at the Three Oaks/Coconut corner.
• Spring Run: gated with transponder access ($30 new / $25 reactivation for transfer members); gate/parking permits issued at check-in; fines for gate circumvention.
• Lighthouse Bay: two gated entrances with 24/7 fully autonomous (unmanned) access control; open-house access via kiosk passcodes; agents otherwise need owner-issued guest passes.

Internet and TV (a real monthly-budget item)

• Shadow Wood: community-wide Hotwire Communications fiber — bulk TV plus internet up to 1 Gbps — included in the SWCA assessment.
• Lighthouse Bay:Blue Stream fiber TV/internet included in the quarterly fees.
• Copperleaf: bulk cable/internet at $828/yr inside the club assessment.
• Spring Run:Blue Stream Fiber TV/internet, billed separately (~$215.55).

Rental policies — per community, from the official documents

• Shadow Wood (official SWCA policy table): default 30-day minimum leases; 2 leases/year in the estate and single-family neighborhoods (Banyan Cove, Chartwell, Fairview, Glen Lakes, Idlewilde, Lake Forest, Magnolia Bend, Oakbrook, Orchid Ridge, Summerfield, Tamarind Trace, The Reserve, Willow Walk, Woodsedge, Baycrest); 3 leases/year in most coach-home/villa neighborhoods (Cedar Glen, Cypress Hammock, Glenview, Hawthorne, Indigo Isle, Kenwood, Laurel Meadow, Longleaf, Mahogany Cove, Morningside, Northridge, Oak Hammock, Oak Strand, Palmetto Ridge, Plumbago Pointe, Sycamore Grove, Woodmont). Outliers: Ginger Pointe 90 days/1×year; Sweet Bay 6 months/1×year. SWCA lease application required.
• Spring Run: renters welcome but every lessee must take a club membership (Social, or full transfer with owner approval); the owner’s club privileges suspend during the lease; $318 transfer fee plus neighborhood-association fees; transfers once per rolling 30 days; board may require 30-day minimum terms.
• Copperleaf: seasonal structure commonly administered as a single Jan–Apr lease in-season with 30-day minimums off-season; transferable golf/Commons Club access available to tenants.
• Lighthouse Bay: applications per sub-association through Tenant Evaluation (screening committee decides); lessees get Harbour Club use during the term; lease minimums live in Section 12 of each condo declaration.

Pets, PODS, and projects

Shadow Wood’s recorded use restrictions allow “a reasonable number” of usual household pets, leashed outdoors, registered and inoculated — with neighborhood supplements able to add limits; the Commons Club Beach Club allows no pets (service animals excepted). Lighthouse Bay’s pet limits live in each sub-association’s declaration; Spring Run and Copperleaf publish theirs in neighborhood documents. Shadow Wood’s recorded rules also answer the moving-day questions: PODS exempt for 48 hours after delivery; RVs/boats in driveways max 24 hours, twice a month, loading only; commercial vehicles garaged. Renovations in Shadow Wood run through the Architectural Modifications Review Committee under the Design Guidelines (revised 12/3/2024); Lighthouse Bay’s ARB controls everything down to the single approved beige-and-turquoise open-house sign (open houses Sat/Sun 1–4 only); Copperleaf and Spring Run run equivalent committees.

This is the layer where deals quietly die when buyers use an out-of-area agent. We read the actual documents — current versions, not the 2014 PDFs floating around — on every purchase. Call Marc at (239) 287-5873.

Lifestyle and Events: What Living Here Actually Looks Like

The Brooks’ social calendar runs through its clubs — and because the Commons Club layers on top of whichever community you choose, even the non-golf buyer gets a full calendar. A sampler, all from the clubs’ own publications:

• At the Commons Club: Concerts on the Green, the holiday tree lighting, movie nights and BunnyFEST on the Village Green; FGCU Academy courses, lectures, language and art classes at the Enrichment Center; bridge, Mah Jongg, and the Fishing, Book, Gardening, and Art clubs; day trips (South Beach, the Keys, Disney) and Twins/Red Sox spring-training tickets; “Rockin’ the Rook” live music Tuesdays and poker Wednesdays at the Rookery; lobster nights; firepit cocktails on the lake.
• At Shadow Wood: Monday live music on the Sunset Terrace, interclub tennis, bocce leagues under the lights, the Golf Academy’s Toptracer bays, a two-year new-member onboarding program with Club Ambassadors (profiled by the club-industry trade press), and the Shadow Wood Charitable Foundation.
• At Copperleaf: ~450 residents in winter bocce leagues, 24 member golf tournaments a year, NFL Sundays and themed dinners at The Leaf, Blue Zones programming, wildlife tours, and the Copperleaf Charitable Foundation.
• At Spring Run: iLife’s ~100 activities a season, leagues across golf/tennis/bocce, pool-deck life at the Oasis Bar, and the Spring Run Charitable Foundation.
• At Lighthouse Bay: a full-time activities director running bingo, trivia, dances, and bus trips; Coffee Time four mornings a week; garden plots; tennis with a winter pro; and the Lighthouse Bay Charitable Foundation’s “Lights the Way” events.
• Community-wide: the Brooks Fishing Club fishes the CDD lakes across the master plan; the Brooks Garden Club meets at the Enrichment Center; pickleball runs at every venue.

Four charitable foundations inside one master plan is not a typical statistic — it says something about who lives here.

Comparable Communities: The Brooks vs. Pelican Landing, West Bay Club, and Bonita Bay

The honest comparison set for The Brooks is the other Bonita Bay Group-era master plans on the US 41 corridor — and the differences are structural, not cosmetic: beach access model, fee architecture, and price point.

• Pelican Landing (immediately south; also a Bonita Bay Group plan; 2,365 acres): its crown jewel is a 34-acre private island beach park reached by boat shuttle, included in the HOA along with tennis, pickleball, kayaking, and sailing; golf is a separate two-club, 54-hole equity world. The trade: Pelican Landing bundles beach into everyone’s HOA and runs a shuttle-boat timetable; The Brooks makes the beach an optional Gold membership ($12,000 + ~$2,385/yr) with drive-up parking and valet — lower base carrying costs for non-beach users, no boat schedule for beach users. Pelican Landing is also partly coastal (its western edges touch the bay); The Brooks is wholly inland and Zone X at the cores.
• West Bay Club (northwest, west of US 41; 868 acres): smaller, single-club, higher-exclusivity — its own beach club on the Gulf and river access, with one club doing everything. The trade: one premium lane vs. The Brooks’ four-lane choice architecture; West Bay’s west-of-41 geography also carries a different storm/flood profile than The Brooks’ inland cores.
• Bonita Bay (the flagship sibling, south on US 41 in Bonita Springs): the top of the family tree — larger club footprint (five courses), a full-service marina with Gulf access, and a famously low-density plan, at a generally higher price of admission, with its bay-front edges in coastal flood zones. The Brooks is the same planning DNA — preserves, flow-ways, paths, club-centric living — at a friendlier price point, with bundled-golf options Bonita Bay simply doesn’t offer and a fully inland flood profile. (Want that deep dive? Ask us for our Bonita Bay community guide.)

The one-line version we give buyers: boat-shuttle island beach (Pelican Landing) vs. drive-up beach club (The Brooks); one-club exclusivity (West Bay) vs. four-community choice (The Brooks); marina-and-flagship prestige (Bonita Bay) vs. inland value with bundled options (The Brooks). Which trade fits you is a conversation: Marc, (239) 287-5873.

Why Buy in The Brooks — Honest Pros and Cons

No community is for everyone, and a page that pretends otherwise isn’t a resource — it’s an ad. Here is the full ledger, data-backed.

The pros

1. The inland-storm profile is the best in its class: Zone X cores, 14–23 ft elevation, “only minor damage east of US 41” in Ian per the Village’s FEMA narrative, evacuation Zone C for most addresses, CRS Class 6 discount.
2. Four price lanes, one ecosystem: $237K Lighthouse Bay condos to $4.1M Shadow Wood estates — with the same beach club, the same corridors, the same location. Buyers can enter low and trade up without leaving.
3. A private Gulf beach club, newly rebuilt — the amenity no other inland Estero golf community can match.
4. Member-owned clubs in reinvestment mode: $22.5M (Shadow Wood, 2026), $20M (Copperleaf, 2024), pool/dining renovations (Spring Run), a new three-story Beach Club (Commons Club) — all member-funded, all recent or underway.
5. Mature, cheap CDD structure: $1,017.25/yr O&M with debt mostly retired — versus $2,000–$4,000+ CDD bills common in new-build communities.
6. Location arithmetic: ER 3 miles, mall 5 minutes, airport 20–25, Naples and Fort Myers both ~30–40.
7. Liquidity: 185 sales/$154.7M in 12 months at ~95.5% of list, with multiple zero-DOM contracts — this market clears.

The cons (read these before you offer)

1. The CDD assessment is real and on top of HOA/club fees. $1,017.25/yr per unit forever (it’s O&M, not a bond that retires), plus $552–$3,046/yr debt service in the Brooks II neighborhoods until 2031/2034. Budget the full stack.
2. The I-75 question on the east side. Widening to as many as 10 lanes starting ~2029 on this segment; the noise wall is demanded and politically supported but not yet funded or guaranteed. East-edge buyers in Copperleaf, Spring Run, and Lighthouse Bay should underwrite the uncertainty.
3. Shadow Wood’s golf waitlist. Full Golf has a waiting list; unless you buy from a resigning member (the bypass) or a home with transferable golf, you may wait — Golf-in-Waiting softens but doesn’t eliminate it.
4. 1998–2007 construction = roof and insurance homework. Original tile roofs are at or past the underwriting line; re-roofed homes and original-roof homes are different products. Inspect, pull the permit history, run the wind-mit.
5. Lighthouse Bay’s mandatory Commons Club Bronze — modest ($490/yr at 2025 rates, inside the assessments), but it’s not optional, and the Beach Club still costs a Gold upgrade on top.
6. Bundled means bundled. In Copperleaf and Spring Run you pay the golf bill whether you play or not — that’s the deal that keeps the clubs solvent. Non-golfers belong in Shadow Wood (club optional) or Lighthouse Bay (no golf).
7. Buyer-side entry fees: Shadow Wood’s $3,500–$8,500 resale capital contribution, Copperleaf’s $15,000 capital contribution, club equity contributions at the Commons Club — none are deal-breakers, all belong in your closing math.
8. The Town Center corner is a construction site until Fall 2026, and the plaza’s parking will stay tight.

If the cons above just saved you from the wrong street — that’s the point of this page. The right street is the other half. And the team you weigh it with matters:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Buyers: Marc, (239) 287-5873. Owners weighing a sale: Jesse, (239) 898-6072, or mcgreevyandcomisar.com/home-valuation.

Rental Market and Property Management in The Brooks

The Brooks rents in two distinct lanes: annual leases at roughly $2,000 to $2,645 a month in the condo communities, and seasonal leases from about $4,600 to $16,000 a month in the golf communities. McGreevy and Comisar handle property management directly, as part of Domain Realty’s full-service platform. The live numbers (Stellar MLS, ES04 Brooks developments, June 10, 2026):

• Active rental listings: 15. Annual: Lighthouse Bay 2BRs asking $2,400–$2,500/mo. Seasonal asks: Spring Run condos $6,000–$7,500 in-season ($3,000–$5,500 off-season); Shadow Wood’s Cypress Hammock $9,000/season; Pebble Pointe $9,000 season / $4,200 off; a Sweet Bay single-family at $16,000/season.
• Leased in the last 12 months: 15 (MLS-reported). Annual leases achieved $2,000–$2,645/mo (six in Lighthouse Bay at $2,000–$4,000; Spring Run’s Winding Stream $2,200; Oak Hammock II $2,645). Seasonal achieved: Palmetto Ridge at Shadow Wood ×3 at $6,750–$7,000/mo; Oak Strand $6,000 — and one $12,000 against a $15,000 ask; Cypress Hammock $4,600; Pebble Pointe $9,000.
• The honest caveat: MLS undercounts Brooks rental activity — a large share of season leases are arranged privately or through club channels. Treat these as the visible floor of the market.

What makes Brooks rentals different from generic Estero rentals is the rules layer (see Daily Logistics): Shadow Wood’s per-neighborhood lease caps, Spring Run’s mandatory tenant club membership (which suspends the owner’s privileges during the lease — and makes Spring Run rentals genuinely attractive to golfing tenants), Copperleaf’s in-season single-lease structure, Lighthouse Bay’s sub-association screening. A property that pencils beautifully in one neighborhood is non-compliant two streets over.

Own a Brooks home and want it leased, managed, and maintained while you’re away — or buying with rental income in mind? McGreevy and Comisar provide property management as a direct service through Domain Realty: tenant placement under the correct association process, club-transfer paperwork, seasonal pricing, and maintenance coordination. Call Jesse at (239) 898-6072 or Marc at (239) 287-5873.

Thinking of Selling Your Brooks Home? List With the #1 Team in Southwest Florida Since 2012

If you own in Shadow Wood, Copperleaf, Spring Run, Lighthouse Bay, or Pebble Pointe and you’re considering a sale, here is the case for one phone call: the market data, the fee traps, the club-transfer leverage, and the marketing engine — from the team that’s been #1 in Southwest Florida since 2012.

What the last 12 months say about your equity

The Brooks market, last 12 months (Stellar MLS):185 homes sold for ~$154.7 million across the four communities, at 94.8–95.8% of list. By community:

• Shadow Wood: 78 sold · $99.4M · median $1,050,000 · 36 median days to contract · top sale $4,125,000 (The Reserve) · $391/SF median
• Copperleaf: 31 sold · $23.2M · median $695,000 · top sale $1,290,350 (Whispering Ridge)
• Spring Run: 37 sold · $15.5M · median $393,000 · top sale $899,000 (Whisper Creek)
• Lighthouse Bay: 34 sold · $12.4M · median $363,500 · top sale $499,000
• Pebble Pointe / “The Brooks”: 5 sold · median $770,000 · top sale $950,000

Months of supply sit at roughly 2.3–3.2 in the three golf communities — seller-leaning territory — and correctly priced homes went under contract in days, several at zero days on market. The flip side: Shadow Wood’s actives are sitting at a 137-day median DOM, which is what mispricing looks like in a market this transparent. The difference between 36 days and 137 days is the listing strategy.

Why sellers hire us, specifically

1. Luxury Listing Specialists for Shadow Wood. A $2M+ estate in The Reserve, Orchid Ridge, or Lake Forest is not a coach-home listing with more photos — it’s cinematic video, drone, twilight photography, staging counsel, a private-showing protocol, and access to a qualified-buyer database built over two decades. Five Shadow Wood closings broke $2M in the last year; that buyer pool is small, national, and reachable — if your marketing reaches it.
2. We price off the right ladder. Our original neighborhood-by-neighborhood sold-median table (above) exists because community-wide medians mislead. Your Cypress Hammock coach home prices off Cypress Hammock’s 8 sales, not Shadow Wood’s $1.05M blend.
3. Club-transfer leverage. A Shadow Wood Golf membership you resign at closing lets your buyer skip the waitlist — a marketable asset we feature, not a footnote. In Copperleaf and Spring Run, the bundled membership conveys, and we market the just-completed club renovations your dues already paid for.
4. Fee-disclosure mastery. We prepare buyers for the Shadow Wood resale capital contribution ($3,500 up to $1.25M + 1% above, capped $8,500, effective 1/1/2026), Copperleaf’s $15,000 buyer capital contribution, estoppels, and CDD payoff options before they’re surprises that crater a contract at day 25.
5. The Estero-vs-Bonita fix. We list your home under the right geography with the right comps — and catch the appraisers and out-of-area agents who don’t.
6. Discretion on demand. Off-market and quiet-launch capability for sellers who don’t want the neighbors to know yet. Confidential conversations welcome.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Start with the number: get your free Brooks home valuation at mcgreevyandcomisar.com/home-valuation — or skip the form and call Jesse direct at (239) 898-6072.

Jesse McGreevy: (239) 898-6072 · [email protected] | Marc Comisar: (239) 287-5873 | Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135

Quick seller FAQ

When is the best time to list a Brooks home?

List ahead of the season: late fall through February positions you for the January–April buyer wave, when snowbird and club-driven demand peaks. Golf-community buyers tour when the courses are full and the clubs are humming. That said, low-inventory summers can produce standout results for turnkey homes — the calendar matters less than the comp set and the preparation.

What will it cost me to sell?

Plan for commission (negotiable — see below), Florida documentary stamp tax at $0.70 per $100 of price, title and closing fees, association estoppel fees, and any payoff items. Note that the big Brooks-specific transfer charges — Shadow Wood’s resale capital contribution and Copperleaf’s $15,000 capital contribution — are buyer-paid, but they affect your buyer’s total cost and therefore your pricing strategy. We provide a line-item net sheet before you list.

What happens to my club membership when I sell?

In Copperleaf and Spring Run, the bundled membership runs with the home — it conveys. At Shadow Wood Country Club (optional/equity-style), your resignation at closing can hand your buyer immediate Golf membership past the waitlist — a genuine pricing lever. Commons Club equity contributions are non-refundable; your buyer joins on their own. We handle the paperwork for all three scenarios.

Do I have to disclose the CDD and club assessments?

Yes. Florida law requires HOA/condo disclosures (Fla. Stat. 720.401 / 718.503), and the CDD assessment appears on the tax bill your buyer will see. We disclose proactively — including the per-neighborhood CDD payoff table — because surprised buyers cancel and informed buyers close.

My neighbor’s home sold for more than the portal says mine is worth. Who’s right?

Probably neither. Portal estimates mash both city names, four fee structures, and 34 Shadow Wood neighborhoods into one model. The only number that matters is the closed-sales set for your neighborhood, your product type, and your condition — which we pull live. That’s the valuation call: (239) 898-6072.

Should I renovate before listing?

Selectively. In a 1998–2007 community, a new roof, impact glass, and a refreshed primary bath routinely return their cost; a full kitchen gut rarely does. We walk every listing room-by-room and tell you where the money comes back — and where it doesn’t.

Your Local Real Estate Experts for The Brooks

Jesse McGreevy and Marc Comisar lead the #1-producing real estate team in Southwest Florida — and The Brooks’ corridor is home turf: our office sits on US 41 in Bonita Springs, about seven minutes from the Coconut Road gate.

Jesse McGreevy co-founded Domain Realty and leads one of Southwest Florida’s top-producing teams. Marc Comisar is one of the region’s most consistently top-ranked agents. Together they’ve spent over two decades selling the gated golf-and-club communities of the Estero–Bonita corridor — the Bonita Bay Group master plans above all. They’ve guided club members through waitlist strategy, walked buyers through CDD payoff tables, and sold across every price band The Brooks offers, from lakefront condos to The Reserve’s custom estates. The research depth on this page isn’t an agency’s content calendar — it’s the operating knowledge the team actually uses, written down.

What clients say matters more than what we say: McGreevy and Comisar are a top-reviewed Estero-area real estate team — read the reviews for yourself on Google.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

McGreevy and Comisar are part of Domain Realty — Southwest Florida’s full-service brokerage. Learn more at DomainRealtyGroup.com.

Licensure: Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671 · Brokered by Domain Realty.

Jesse McGreevy: (239) 898-6072 · [email protected] | Marc Comisar: (239) 287-5873 | Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135

Selling? Start at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873.

Frequently Asked Questions — Buyer Edition

Everything below answers a question real buyers actually search and ask. Direct answer first, detail second. (And yes — the people answering are the same ones who’d represent you:)

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Is The Brooks in Estero or Bonita Springs?

Estero. Every Brooks home is inside the incorporated Village of Estero — and has been since the Village’s December 31, 2014 incorporation. The Bonita Springs connection is a ZIP-code mailing address (34135) and two legacy district names from the 1990s. The full story is above.

Why does The Brooks have a Bonita Springs mailing address?

Because USPS ZIP 34135 is a Bonita Springs ZIP, and ZIPs don’t follow city limits. The community predates the Village of Estero, so its addresses default to the nearest 1998-era post office. Jurisdiction, government, and fire service are Estero’s regardless of what the envelope says.

Why is the CDD called “Brooks of Bonita Springs” if The Brooks is in Estero?

The districts were named in 1998–1999, when the land was unincorporated Lee County and Bonita Springs was the nearest city — and legal district names don’t change when boundaries do. The CDDs’ own website confirms both districts now sit “within the boundaries of the Village of Estero.”

What ZIP code is The Brooks in?

34135 — a Bonita Springs ZIP that also covers this part of Estero. USPS has recognized “Estero” as an acceptable city line for 34135, which is why you’ll see both city names on perfectly valid Brooks addresses.

Do Brooks residents vote in Estero elections?

Yes. Brooks residents are Village of Estero electors and vote for Estero’s Village Council; CDD supervisors are elected through the Lee County Supervisor of Elections. You do not vote in Bonita Springs elections.

Does The Brooks pay Bonita Springs or Estero city taxes?

Estero. Your tax bill shows Lee County, the Lee school district, the Village of Estero, and the Brooks CDD non-ad-valorem assessments. The City of Bonita Springs appears nowhere on it.

What county is The Brooks in?

Lee County, Florida — south Lee, between Fort Myers and Bonita Springs, with Collier County (Naples) beginning a few miles south.

What fire department and utilities serve The Brooks?

Estero Fire Rescue handles fire and rescue; Bonita Springs Utilities provides water and sewer — both written into the community’s original 1997–1999 approvals. The split is permanent and entirely normal here.

Why do MLS and portal listings show The Brooks under both cities?

Because agents enter either city and the portals accept both — then build statistics on the mess. Stellar MLS itself files The Brooks under its own geography, ES04, in the Estero code series. It’s also why portal “Zestimates” for Brooks homes are chronically unreliable.

When was Estero incorporated, and did that change The Brooks’ city?

December 31, 2014 — and yes: The Brooks went from unincorporated Lee County to the Village of Estero. The Legislature granted a specific buffer waiver so the incorporation boundary could include The Brooks; the referendum passed with 86%.

Did Bonita Springs ever try to annex this area?

Yes — twice, and the second attempt triggered Estero’s incorporation. Bonita Springs launched annexation efforts in 2004 and again in June 2013; the 2013 effort prompted Estero’s leaders to incorporate, and a February 2014 Bonita referendum to annex part of Pelican Landing failed by 54 votes.

Why does Lighthouse Bay’s own website use both city names?

Because even the communities live the contradiction: Lighthouse Bay’s contact page says “Estero, FL 34135” while its site footer says “Bonita Springs, FL 34135.” Same street, same building. It’s the single best illustration of why this page’s signature section exists.

What exactly is The Brooks?

A 2,532-acre master-planned community in Estero containing four gated communities — Shadow Wood, Copperleaf, Spring Run, and Lighthouse Bay — that share a member-owned town-center club (the Commons Club) and a private Gulf beach club. Developed by Bonita Bay Group, opened 1998, roughly 3,550 homes.

How many communities are inside The Brooks?

Four original gated communities — plus Pebble Pointe, a later ~91-home Taylor Morrison enclave that carries the Brooks name. When sources say “five,” Pebble Pointe is the fifth; it sits outside the original club governance.

How big is The Brooks?

2,532 acres per the developer’s own record — call it roughly 2,500. You’ll see 2,492 in older material; the two CDDs sum to about 2,472 acres. Either way: about four square miles of community.

Who developed The Brooks?

Bonita Bay Group — the David Shakarian/David Lucas company behind Bonita Bay, Mediterra, TwinEagles, Verandah, and Sandoval — through its Long Bay Partners entity. BBG’s environmental master-planning DNA (lakes, preserves, flow-ways, paths) is all over the property.

When was The Brooks built?

Approved 1997, opened 1998, built out essentially 1998–2007. Spring Run sold out by 2002, Copperleaf by February 2003, Shadow Wood’s homes date 1998–2005, and the clubs went member-owned by 2010.

Was The Brooks really “the fastest-selling community in Southwest Florida history”?

That’s the developer’s own claim, and the absorption math backs it up: ~3,550 homes opened in 1998 were effectively sold and built within a decade, with Spring Run alone selling out two-plus years ahead of projections.

Is The Brooks a good place to live?

For buyers who want gated, club-centric living with an inland storm profile and a real beach amenity, it’s one of the strongest answers in Southwest Florida. The honest trade-offs — CDD fees, the I-75 east edge, club math — are in Pros and Cons.

Is The Brooks gated?

Yes — all four communities are separately gated (Shadow Wood with 24-hour staffed gates and patrol; Lighthouse Bay with 24/7 autonomous gates; Copperleaf and Spring Run with their own controlled entries). There is no single “Brooks gate” — each community controls its own access.

Is The Brooks a 55+ community?

No. It’s an all-ages master-planned community that skews retiree and snowbird. Families live here, and the Lee County school-choice zones cover it like anywhere else in Estero.

What types of homes are in The Brooks?

Everything from garden condos and 4-plex coach homes to attached villas, production single-family, and multi-million-dollar custom estates. Lighthouse Bay and Spring Run carry the condo/coach entry tiers; Copperleaf and Shadow Wood carry single-family through estate.

How much do homes in The Brooks cost?

In the last 12 months, closed sales ran from $205,000 (a Spring Run condo) to $4,125,000 (The Reserve at Shadow Wood). Medians by community: Lighthouse Bay $363,500 · Spring Run $393,000 · Copperleaf $695,000 · Pebble Pointe $770,000 · Shadow Wood $1,050,000 (Stellar MLS).

Are there new-construction homes in The Brooks?

No — the community is built out and sold out; this is a resale market. The only construction inside the footprint is the 137-unit Town Center apartment project (rentals, Fall 2026) and club capital projects.

What are HOA fees in The Brooks?

There’s no single answer — four communities, four structures. Rough 2025–26 all-ins: Lighthouse Bay ~$9,900–$10,000/yr (everything bundled, incl. Commons Club Bronze); Spring Run ~$9,159/yr (golf bundled) plus neighborhood fees; Copperleaf $14,828/yr (golf bundled) plus neighborhood fees; Shadow Wood ~$4,700+/yr master association (2026 base) plus optional club and any sub-HOA. The CDD’s $1,017.25 rides on top of all of them.

What is a CDD, and how does it show up on my bill?

A Community Development District is a special-purpose government that financed and maintains the community’s infrastructure — and it bills a non-ad-valorem assessment on your Lee County property-tax bill. In The Brooks: $1,017.25/unit O&M for FY2026, plus debt service in some neighborhoods (see next question).

Is there still CDD debt in The Brooks?

Some, and it’s modest and ending soon: Brooks I residential debt is almost entirely retired, Brooks II’s bonds pay off May 2031 (one small loan runs to 2034). All of Lighthouse Bay and most Brooks I neighborhoods pay zero debt; Shadow Wood’s Brooks II estate streets pay the most ($2,209–$3,046/yr) with per-unit payoffs of roughly $3,100–$19,750 remaining. A buyer can pay the balance off at closing.

How much are property taxes in The Brooks?

Standard Lee County + Lee schools + Village of Estero millage on your assessed value, plus the CDD non-ad-valorem assessments. Florida’s homestead exemption and Save Our Homes cap apply to primary residents. We model the full tax line for any specific property — ask.

What schools serve The Brooks?

Lee County runs school choice, not single-school zoning: Brooks families rank schools within elementary Zone Q (five schools incl. Spring Creek and Three Oaks), middle Zone GG (Three Oaks Middle, Bonita Springs Middle Arts), and the South Zone high-school pool anchored by Estero High and Bonita Springs High. Full mechanics in Schools.

Is The Brooks in a flood zone?

The community cores are FEMA Zone X — minimal flood hazard — with AE/AH pockets only on the fringes. Flood insurance is optional (not lender-required) in Zone X, and Estero’s CRS Class 6 rating discounts NFIP premiums 20%. Always pull the parcel-level FIRMette; we do it on every deal.

Did The Brooks flood during Hurricane Ian?

No. The Village of Estero’s own report to FEMA: Ian’s flooding occurred west of US 41 and along the Estero River; east of US 41 — The Brooks’ side — there was “only minor damage… primarily from wind.” The community’s 14–23-ft elevations sat well above Ian’s ~11.2-ft local high-water marks.

How far is The Brooks from the beach?

Bonita Beach is about 10 miles / 20–28 minutes — and Brooks residents can do better than the public lot: the Commons Club’s private Beach Club on Little Hickory Island (Gold tier) has attended chairs, parking, and valet. Barefoot Beach and Lovers Key are 25–35 minutes.

Does The Brooks have private beach access?

Yes — via the Commons Club’s private Beach Club on Little Hickory Island, newly rebuilt and reopened in 2026, available to residents of all four communities at the Gold membership tier ($12,000 equity + ~$2,385/yr at 2025 rates, capped at 1,575 families).

What shopping and dining is near The Brooks?

Coconut Point — 140+ stores and restaurants — is 5–9 minutes; Miromar Outlets ~10–14; Gulf Coast Town Center ~15; Mercato ~25. Plus the community’s own Town Center strip (FineMark bank, services) at Coconut × Three Oaks, and four private club dining rooms inside the gates.

How far is RSW airport?

About 13–15 miles — 20–25 minutes off-peak via I-75 or Three Oaks/Alico. Punta Gorda (Allegiant) is roughly 45 minutes for the snowbird-route crowd.

Can you rent out a home in The Brooks?

Yes, under community-specific rules: Shadow Wood allows 30-day-minimum leases 2–3×/year depending on neighborhood; Spring Run welcomes renters but requires every tenant to take a club membership; Copperleaf runs a seasonal-lease structure; Lighthouse Bay screens through each sub-association. Details in Daily Logistics — confirm before buying as an investment.

Are pets restricted?

Master-level rules are reasonable (Shadow Wood: “a reasonable number” of household pets, leashed outside), but condo sub-associations can and do set limits — and the Beach Club allows no pets at all. We check the current declaration for the specific neighborhood before you offer.

How long do Brooks homes take to sell?

Median days-to-contract over the last 12 months: Shadow Wood 36, Copperleaf 49, Spring Run ~60, Lighthouse Bay 65 — with multiple zero-day contracts community-wide. Portal statistics claiming 100+ days blend stale listings and both city names; the closed-sales data is what matters.

Who actually lives in The Brooks?

A mix that skews active-adult: retirees, snowbirds, working professionals, and families. The four communities sort the demographics naturally — golf-first households in Shadow Wood/Copperleaf/Spring Run, lock-and-leave and value buyers in Lighthouse Bay, newer-construction families in Pebble Pointe.

How many golf holes are in The Brooks?

72 holes inside the master plan — Shadow Wood’s North and South (36) plus Copperleaf’s 18 and Spring Run’s 18 — and Shadow Wood members also get the Preserve course’s 18 four miles north, for 90 holes of club golf in the ecosystem. All private; no public play.

Are all the golf courses in The Brooks private?

Yes — all of them. Copperleaf and Spring Run are member-owned bundled clubs; Shadow Wood is a member-owned private club with a waitlist. The nearest semi-private/public golf is outside the community.

What’s the difference between bundled golf and Shadow Wood’s optional membership?

Bundled (Copperleaf, Spring Run): the membership is part of the home — you pay club dues automatically and they convey on sale. Optional/equity-style (Shadow Wood): you choose whether to join, pay a six-figure capital contribution, and face a waitlist. Bundled = predictable cost, no waitlist; optional = flexibility and a lower mandatory baseline.

Is there a trail network in The Brooks?

Shadow Wood alone has 13 miles of walking and biking paths; Lighthouse Bay adds 2–3 miles of lakeside loops plus a 10-acre nature park; the CDDs maintain landscaped corridors along Coconut Road and Three Oaks Parkway. It’s a genuinely walkable master plan by gated-community standards.

How much preserve and lake land is inside The Brooks?

Shadow Wood counts 85 lakes and 350 acres of preserve; Lighthouse Bay has 44 acres of stocked lakes and 26 acres of wildlife preserve; community-wide, the CDDs maintain about 150 lakes plus the engineered flow-way. A whole-Brooks preserve total isn’t published in any single source.

Is internet/TV included in the fees?

In two communities, yes: Shadow Wood’s assessment includes Hotwire fiber (bulk TV + up to 1 Gbps internet) and Lighthouse Bay’s fees include Blue Stream fiber. Copperleaf bills $828/yr for bulk cable/internet inside the club assessment; Spring Run’s bundle is in its annual billing.

What is the Commons Club?

The member-owned shared club of The Brooks — about 2,300 member families — with the Rookery restaurant, a Health & Lifestyle Center, an Enrichment Center, pickleball, the Village Green, and the private Beach Club. Three tiers: Bronze ($1,000 equity / ~$490/yr), Silver ($6,000 / ~$1,831), Gold ($12,000 / ~$2,385, adds the Beach Club) at 2025 rates.

Is Commons Club membership mandatory?

Only in Lighthouse Bay, where every owner is automatically a Bronze member per the recorded Declaration (dues inside the condo fees). For Shadow Wood, Copperleaf, Spring Run, and Shadow Wood Preserve residents it’s voluntary at any tier.

What does Commons Club Gold include?

Everything: the Rookery, Enrichment Center, social calendar, pickleball, the Health & Lifestyle Center — plus the private Beach Club on Little Hickory Island, with docks, attended beach service, and member events. Gold is the only tier with beach access, and it’s capped at 1,575 families.

Is the Beach Club open again? What happened to it?

Open — the brand-new building welcomed Gold members in 2026. Hurricane Ian destroyed the original wood structure in September 2022; members funded a rebuild (roughly 50% club funds and insurance proceeds, ~$2M special assessment) and built a three-story, hurricane-robust replacement.

Where exactly is the Beach Club?

On Little Hickory Island at Bonita Beach — Hickory Boulevard, about 15–20 minutes from the gates — with bay-side parking and valet, Gulf-side parking coming, and day-use docks on the bay for Gold members.

Does the Beach Club have food service?

By design, no restaurant — instead, 8 grills and a full catering kitchen for member use and club-catered events, plus bar seating, family tables, attended chair/umbrella service, and ice/water machines. The Rookery back at the main campus is the club’s restaurant.

Can my guests and grandkids use the Beach Club?

Children, their spouses, grandchildren, and your parents: free, with or without you. Other guests: $11/day, unlimited count — but one car per member at the beach. Hours: daily 9-to-sunset October–May; closed Mondays in summer.

Can non-residents join the Commons Club?

No — it’s a residents’ club for The Brooks’ communities (plus Shadow Wood Preserve). That exclusivity is the point: the amenity is an ownership benefit, which is part of why it shows up in resale values.

Does Commons Club membership transfer when a home sells?

The equity contributions are non-refundable and memberships don’t automatically convey — buyers join in their own right (automatically at Bronze in Lighthouse Bay). Factor the joining costs into your buy-side budget; we do.

What is Shadow Wood at The Brooks?

The flagship community: 1,481 homes in 34 neighborhoods around 54 holes of Shadow Wood Country Club golf, 85 lakes, and 350 acres of preserve — the only unbundled community in The Brooks, and 2024 & 2025 Community of the Year. Median sale last 12 months: $1,050,000. Full guide coming at the dedicated Shadow Wood page.

How many neighborhoods are in Shadow Wood?

34 — from Morningside coach homes around $400–500K to custom-estate enclaves like The Reserve, Orchid Ridge, and Magnolia Bend trading $2M–$4M+. Our neighborhood-by-neighborhood sold table is in The Four Communities.

Is golf membership mandatory in Shadow Wood?

No — Shadow Wood is unbundled. The community association (gates, common areas, fiber) is mandatory; Shadow Wood Country Club and the Commons Club are each optional. Plenty of Shadow Wood owners belong to one, both, or neither.

How much does Shadow Wood Country Club cost?

The club doesn’t publish current pricing — contact the club — but the last broadly circulated official figures (2023) were a $125,000 non-refundable capital contribution for Golf ($60,000 Lifestyle) plus annual dues of $14,312 ($4,919); current figures are materially higher and unpublished — confirm with the club. No food-and-beverage minimums.

Is there a waitlist for Shadow Wood golf?

Yes, for Full Golf — with residents getting 2:1 priority and a “Golf-in-Waiting” interim category. The bypass: buy from an active Golf member who resigns at closing and you join immediately. Some homes also carry transferable golf. We track which listings qualify.

What is the Shadow Wood resale capital contribution?

A buyer-paid fee at closing: $3,500 on sale prices up to $1.25 million, plus 1% of the amount above, capped at $8,500 — effective January 1, 2026. It funds the community’s replacement reserves and applies to every Shadow Wood resale.

What’s the difference between the SWCA and Shadow Wood Country Club?

Two separate entities: the Shadow Wood Community Association is the mandatory master HOA (gates, patrol, landscaping, fiber); Shadow Wood Country Club is the optional private club (golf, tennis, dining, the 2026 Lifestyle Center). Different boards, different budgets, different bills.

What is the $22.5 million Lifestyle Center?

Shadow Wood CC’s member-approved amenity building, completing in 2026: resort pools with zero-entry and lap lanes, a poolside restaurant and bar, six indoor pickleball courts (the area’s first private indoor facility), a racquets pro shop, and a café — built, per the club, without a member assessment.

Does Shadow Wood Country Club serve homes outside The Brooks?

Yes — Shadow Wood Preserve, a separate 440-acre, 293-home Bonita Bay Group community four miles north in south Fort Myers, holds the club’s third course (the Preserve) and its residents may join the club and the Commons Club. Don’t confuse the two communities; the MLS doesn’t always help.

Is Shadow Wood a good place to retire?

If a 54-hole private club, 13 miles of paths, an ER three miles away, and a private beach club describe your retirement, it’s hard to beat in this price band. The honest counterweights: club costs, the waitlist, and 1998–2005 housing stock that rewards careful inspection.

What is Copperleaf at The Brooks?

A 570-home bundled-golf community (416 single-family + 154 carriage homes) built by Pulte from 2000, where every home includes full membership in the member-owned Copperleaf Golf Club — with a $20 million clubhouse campus completed in 2024. Median sale last 12 months: $695,000. Full guide coming at the Copperleaf page.

Is golf included when you buy in Copperleaf?

Yes — membership is automatic with the deed. 2025 costs: $10,500 dues + $3,500 Project 2024 assessment + $828 cable/internet = $14,828/yr, plus a $1,000 F&B minimum.

What is Copperleaf’s capital contribution at purchase?

$15,000, one-time, paid by new residents to the master association at closing ($5,000 if you already own in Copperleaf and buy another home). Neighborhood associations can add their own reserve contributions; the estoppel runs $250.

Who designed Copperleaf’s golf course?

Gordon G. Lewis (2000 original), redesigned in 2015 by Kipp Schulties — 18 holes, par 72, 7,066 yards from the black tees with nine tee sets down to 4,501.

What are Copperleaf’s neighborhoods?

Ten, per the club’s own roster: Caraway Lakes, Cinnamon Ridge, Copper Lake, Foxtail Creek, Jasmine Lake, Sage Meadow, Sago Pointe, Stillwater Cay, Whispering Ridge, and Wisteria Pointe — with the carriage homes concentrated in Sago Pointe and Wisteria Pointe.

What is Copperleaf’s Blue Zones affiliation?

Copperleaf has been a Blue Zones Recognized Community since April 2019 — part of the regional Blue Zones Project well-being initiative — with the recognition event hosted at the club. It reflects the community’s wellness programming, not a building standard.

Can non-residents join Copperleaf?

Only in tightly capped numbers: up to 55 Associate (golf) members — currently waitlisted with a $750 deposit — and up to 20 Social members. The caps protect resident access; there’s no public play.

What is Spring Run at The Brooks?

An 847-residence bundled-golf community (condos to single-family) established 1998, where every owner is automatically a member of the non-equity Spring Run Golf Club — the most affordable private-golf entry in The Brooks. Median sale last 12 months: $393,000. Full guide coming at the Spring Run page.

What do Spring Run’s fees include?

The 2025–26 annual fee of $9,159 covers golf (green and cart fees included), capital, the new-project fund, reserve, and a $725 prepaid food minimum; Blue Stream Fiber TV/internet (~$215.55) billed separately.

Who designed Spring Run’s course?

Gordon Lewis, with a full 2014 renovation by John Sanford (Sanford Golf Design / Wadsworth Construction) — new irrigation, drainage, rebuilt tees/greens/bunkers — and Audubon Cooperative Sanctuary certification since 2008.

What are Spring Run’s neighborhoods?

Ten: Hidden Lakes (182 units), Autumn Lake (120), Winding Stream (120), Sunset Stream (118), Streamside (80), Whisper Creek (64), Silver Creek (52), Sabal Cove (48), Coral Cove (36), and Willow Creek (27) — about 20 neighborhood associations counting phases, beneath the master association.

Is Spring Run sold out?

Yes — sold out since 2002, more than two years ahead of schedule. It’s a resale-only market, and the club itself runs a member resale listing service alongside the MLS.

Can renters use Spring Run’s club?

They must: every lessee takes a club membership — Social (everything but golf) or a full transfer membership with the owner’s approval ($318 transfer fee plus neighborhood fees) — and the owner’s privileges suspend during the lease. Golfing tenants love it; owners should price leases accordingly.

What is Lighthouse Bay at The Brooks?

A 654-residence, 100% lakefront condo community on 162 acres — coach homes, condos, and attached villas at 4 units per acre — with the Harbour Club & Spa amenity campus and automatic Commons Club Bronze membership. Median sale last 12 months: $363,500. Full guide coming at the Lighthouse Bay page.

Is every Lighthouse Bay home really on the water?

Yes — the community markets itself as “a private 100% lakefront community,” and the site plan delivers it: 44 acres of stocked lakes threaded through 162 acres, with 52 lighted fountains and five cobblestone bridges.

What amenities does Lighthouse Bay have?

Five pools (lagoon pool + spa, a screened 25-meter lap-pool atrium, three cabana pools), six lighted Hydro-Grid clay tennis courts with a seasonal pro, two bocce courts, a boathouse with resident watercraft, an arts and learning center, a fitness center, Picnic Island, and 2–3 miles of paths — plus Rookery dining via the included Commons Club Bronze.

What do Lighthouse Bay fees cover?

Nearly everything: the sub-association and Harbour Club master assessments (~$2,480–$2,505/quarter, 2025–26) include Commons Club Bronze dues, Blue Stream cable/internet, trash, landscaping, interior pest control, reserves — and in some buildings a 2021 special assessment of $108.25/quarter. Electricity and HO-6 insurance are on you.

Does Lighthouse Bay have a boat dock or Gulf access?

Lake boating only: the Boathouse fleet (paddle boats, canoes, rowboats, fishing boats) is for the community’s stocked lakes. Gulf access for Brooks residents runs through the Beach Club’s bayside day docks (Gold members) or area marinas.

Are Lighthouse Bay rentals allowed?

Yes, through each sub-association’s application process (Tenant Evaluation screening; the association committee decides), with lease minimums set in Section 12 of each condo declaration. Annual leases achieved $2,000–$4,000/mo over the last year.

What is Pebble Pointe at The Brooks?

The fifth-enclave footnote: ~91 Taylor Morrison single-family homes off Coconut Road, announced 2013 — Brooks name and address, newer construction, but outside the original four-community club structure. Last 12 months: median $770,000, top sale $950,000, $403/SF.

How does The Brooks compare to Pelican Landing?

Same developer DNA, different beach model: Pelican Landing’s 34-acre island beach park is HOA-included but boat-shuttle-only; The Brooks’ Beach Club is drive-up with valet but optional (Gold tier). Pelican Landing’s edges touch the bay; The Brooks is wholly inland Zone X at the cores. Full comparison in Comparable Communities.

Is there EV charging in or near The Brooks?

In-community policies aren’t published — Florida condo law (FS 718.113(8)) protects unit owners’ right to install charging in their space — and nearby public charging includes a Tesla Supercharger at Miromar Outlets and destination charging at the Hyatt Coconut Point.

What about groceries and daily errands?

The closest full grocery runs are the Publix stores on the US 41/Coconut Point corridor, 5–10 minutes away; the community’s own Town Center strip holds a FineMark bank and services, with the former grocery box becoming the 2026 apartment project.

What wildlife will I actually see?

Eagles, osprey, ibis, great herons, and egrets around the preserves and the flow-way (the Rookery restaurant is named for its bird rookery), plus the occasional otter and the full Florida cast on the Audubon-certified courses. Estero enforces a 660-foot protection zone around active bald-eagle nests.

Is The Brooks a smart investment?

The fundamentals argue yes: built-out supply, four price lanes, club reinvestment, an inland storm profile, and 185 sales a year of demonstrated liquidity — but “investment” depends on the lane. Seasonal-rental math works in some neighborhoods and is prohibited-by-rule in others; buy with the rules in hand. That’s literally our job: Marc, (239) 287-5873.

Who is the best realtor for The Brooks?

The team with the deepest Brooks-specific data and track record: McGreevy and Comisar — Top 1% nationally since 2008, #1 team in Southwest Florida since 2012, top-reviewed on Google — with this page as the work sample. Jesse McGreevy: (239) 898-6072 · [email protected] | Marc Comisar: (239) 287-5873 | Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135

Frequently Asked Questions — Seller Edition

How do I sell my home in The Brooks?

Start with the data, not the sign: a neighborhood-level comp analysis, a fee-and-transfer audit (club, association, CDD), preparation guidance, then launch into the seasonal buyer window with full marketing. One call starts it: Jesse, (239) 898-6072, or mcgreevyandcomisar.com/home-valuation.

What is my Shadow Wood home worth?

Somewhere on a ladder that ran $400,000 (Oak Hammock II) to $4,125,000 (The Reserve) in closed sales over the last 12 months — and your neighborhood’s row on that ladder is the starting point. Our per-neighborhood sold-median table is on this page; your home’s exact position depends on product, condition, view, and any club membership attached.

What is my Copperleaf home worth?

Copperleaf’s last 12 months: 31 sales, median $695,000, carriage homes trading in the $400s–$500s and single-family up to $1.29 million. The bundled membership and the finished $20M campus are part of the pitch; the $15,000 buyer capital contribution is part of the math.

What is my Spring Run home worth?

Spring Run closed 37 sales at a $393,000 median over the last year — from $205,000 garden condos to an $899,000 Whisper Creek single-family. The bundled-golf value story (lowest private-golf cost in The Brooks) is your listing’s lead paragraph.

What is my Lighthouse Bay condo worth?

The last-12-month band: $237,500–$499,000, median $363,500, across 34 sales. Floor level, building position, lake view, and renovation state drive the spread; the all-inclusive fee story and Commons Club Bronze membership help every listing.

How long will my Brooks home take to sell?

Priced right: 36–65 median days to contract depending on community (Shadow Wood fastest), with several zero-day sales last year. Priced wrong: you join the actives sitting at 100+ days. The single biggest controllable variable is the original list price.

Is The Brooks a buyer’s or seller’s market right now?

Seller-leaning in the golf communities (2.3–3.2 months of supply in Shadow Wood, Copperleaf, Spring Run) and balanced in Lighthouse Bay (~5.3 months). Sale-to-list ratios of 94.8–95.8% say sellers are getting close to ask — when the ask is set off real comps.

When is the best time of year to list?

Late fall through February, ahead of the January–April season — that’s when club-driven and snowbird demand peaks and the courses sell the lifestyle for you. Turnkey homes can outperform in low-inventory summers; we’ll time your specific situation.

What does it cost to sell a home in Florida?

Commission (negotiable), Florida documentary stamps at $0.70 per $100 of price ($7,000 per $1M), title/settlement charges, estoppel and transfer-processing fees, and prorations. We hand you a full net sheet before you commit to anything.

Are commissions negotiable?

Yes — commissions are fully negotiable and always have been; nothing is set by law or by any association. Under the post-NAR-settlement rules, any compensation offered to a buyer’s broker is negotiated and disclosed in writing. We’ll walk you through the structure options and what each does to your buyer pool.

What seller fees are unique to The Brooks?

Mostly buyer-paid, but they shape your pricing: Shadow Wood’s resale capital contribution ($3,500 + 1% over $1.25M, capped $8,500, eff. 1/1/2026), Copperleaf’s $15,000 buyer capital contribution, Commons Club joining costs, plus estoppel fees per association (Shadow Wood processes resales through CondoCerts; Lighthouse Bay estoppels run through HomeWise Docs). We disclose all of it up front so your contract doesn’t wobble at day 25.

What happens to my bundled golf membership when I sell?

It conveys — in Copperleaf and Spring Run the membership is appurtenant to the home, passing to your buyer at closing. You can’t sell it separately, and you don’t need to: research on appurtenant golf memberships shows they capitalize into home prices. We market it accordingly.

Can I sell my Shadow Wood Country Club membership with my house?

You can’t sell the membership itself — but if you’re an active Golf member who resigns at closing, your buyer joins immediately, skipping the waitlist. That bypass is marketable and worth real money in a waitlisted club. Certain homes also carry transferable golf. We feature it in the listing, not the fine print.

Do I have to disclose the CDD assessment and club fees?

Yes — Florida statute requires HOA/condo disclosure summaries (Fla. Stat. 720.401 / 718.503), and the CDD’s non-ad-valorem assessment is on the tax bill regardless. Our listings disclose the full fee stack proactively, including the CDD debt-payoff table where applicable — informed buyers close; surprised buyers cancel.

Will I pay capital gains tax when I sell?

Florida has no state income tax; federally, the primary-residence exclusion shelters up to $250,000 of gain (single) or $500,000 (married filing jointly) if you’ve owned and lived there 2 of the last 5 years. Second homes and rentals don’t get the exclusion — talk to your CPA, and we’ll coordinate timing.

Should I pay off the CDD debt before listing?

Usually no — buyers here understand the line item, the remaining balances are modest (most pay off by 2031), and the assessment can be paid off at closing if a buyer wants it gone. We present both options in the listing rather than sinking your cash pre-sale.

My roof is original. Should I replace it before selling?

If it’s a 20+-year-old original tile roof, a replacement (or a credible inspection showing 5+ years of useful life) materially widens your buyer pool, because their insurer will ask before their lender does. We’ll get roofer and insurer input on your specific roof before you spend — sometimes a price adjustment beats a re-roof, sometimes it doesn’t.

Does the I-75 widening hurt my east-side home’s value?

It’s a question buyers will ask, so your listing should answer it: construction on this segment isn’t scheduled until ~2029, every level of local government formally supports the continuous noise wall, and the noise study is pending. Transparency plus the wall-advocacy record beats hoping nobody notices. West-side and interior homes: it’s a non-issue.

How do I sell a tenant-occupied Brooks home?

Mind the rules: Spring Run tenants hold club memberships that suspend your privileges; Shadow Wood lease counts limit re-leasing during a sale; showings in Lighthouse Bay run through gate passcodes and sub-association procedure. We sequence lease expiration, showings, and closing so the rules work for you, not against you.

Can I sell furnished?

Yes — turnkey-furnished sells well here, especially seasonal product in Spring Run, Lighthouse Bay, and the Shadow Wood coach homes. Furnishings convey by separate inventory (outside the financed price), and good staging-grade furniture often adds more as part of the deal than at consignment.

What will buyers’ inspections focus on in a 1998–2007 home?

Roof age and condition, HVAC age, water heaters, polybutylene-era plumbing checks (rare here but inspected), window/opening protection, and — in coach homes — association master-policy boundaries. Pre-listing inspections on bigger homes let us fix or price issues before they become renegotiations.

Do open houses work in gated communities like these?

Less than they do outside the gates — and each community regulates them (Lighthouse Bay: Sat/Sun 1–4 only, one approved sign, kiosk passcodes; Shadow Wood: ARB-approved signage and gate procedures). Brooks homes sell through agent networks, club word-of-mouth, and targeted digital — that’s where we spend your exposure.

How do I sell quietly, without the neighbors knowing?

Off-market and quiet-launch options are a core service for us: private buyer-database exposure, discreet showings, no sign, no portal syndication until (or unless) you say so. Confidential conversations welcome — Jesse direct: (239) 898-6072.

What’s the estoppel process, and how long does it take?

Each association issues an estoppel certificate (statutory fee caps apply) confirming your account status and the buyer’s transfer obligations — Shadow Wood routes through CondoCerts, Lighthouse Bay through HomeWise Docs, the clubs through their own offices. We order early; estoppels are a classic closing-delay trap in multi-association communities.

Does the new Beach Club help me sell?

Yes — “the private beach club is brand new” is a better sentence than any we could have written in 2023. Gold-tier access (and the 1,575-family cap) is a genuine differentiator against every non-Brooks golf community your buyer is also touring.

Should I list before or after the Lifestyle Center / club projects finish?

Don’t wait on principle: the market already prices the 2026 completions, and waitlists/caps (Shadow Wood golf, Beach Club Gold) argue for selling into demand, not after it. If your buyer pool is club-driven, we time the listing to the club calendar — season, member events, tournament weeks.

What happens with my Commons Club equity when I sell?

The equity contributions ($1,000/$6,000/$12,000) are non-refundable — they don’t return at sale, and your buyer joins on their own. Lighthouse Bay sellers: your buyer inherits Bronze automatically through the association.

How accurate are the portals’ value estimates for my Brooks home?

Poor — the dual-city addressing, four fee structures, and 34-neighborhood granularity defeat automated models. The only valuation worth acting on is a live neighborhood comp set with fee context. Ours is free: mcgreevyandcomisar.com/home-valuation or (239) 898-6072.

How much will I net?

Sale price minus commission, doc stamps ($0.70/$100), title and closing charges, payoffs, prorations, and any agreed credits — we produce a line-item net sheet for your exact numbers before you sign anything. Ten minutes on the phone gets you the real figure instead of a calculator’s guess.

Why list with McGreevy and Comisar instead of a discount or out-of-area brokerage?

Because The Brooks punishes generic listings: wrong city, wrong comps, undisclosed transfer fees, mishandled club transfers, blown estoppel timing — each one costs more than any commission savings. We’re the #1 team in Southwest Florida since 2012, top-reviewed on Google, seven minutes from the gate, with this page as the proof of depth.

Ready when you are: Jesse McGreevy: (239) 898-6072 · [email protected] | Marc Comisar: (239) 287-5873 | Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135

Sources and Authoritative References

Every load-bearing fact on this page traces to a primary or official source. Government records, district filings, recorded covenants, the clubs’ own publications, and local news — no listing portals, no competitor content.

Government — Village of Estero, Lee County, State of Florida, Federal

1. Florida House Final Bill Analysis, CS/CS/HB 1373 (Village of Estero charter), May 15, 2014 — annexation history, buffer waiver naming The Brooks: https://www.flsenate.gov/Session/Bill/2014/1373/Analyses/h1373z.LFAC.PDF
2. Village of Estero Comprehensive Plan — incorporation, planning communities, flow-way definition: https://estero-fl.gov/wp-content/uploads/library-ada/Community%20Development%20Applications/Estero%20Comprehensive%20Plan.pdf
3. Village of Estero FY 2021–22 Budget — “incorporated December 31, 2014”: https://estero-fl.gov/wp-content/uploads/library-ada/financials/FY%2021-22%20Budget%20Final.pdf
4. Village of Estero FEMA Narrative, June 7, 2024 — Ian/Irma damage record, “only minor damage east of US 41,” 11.2-ft high-water marks, CRS defense: https://estero-fl.gov/wp-content/uploads/library-ada/FEMA/June%202024/06072024%20FEMA%20Narrative.pdf
5. Village of Estero Community Rating System page — Class 6 / 20% NFIP discount: https://estero-fl.gov/community-rating-system/
6. Village of Estero flood information hub: https://estero-fl.gov/flood-information/
7. Village of Estero Council minutes, May 21, 2025 — Shadow Wood zoning ordinance (Lee County resolution administered by the Village): https://estero-fl.gov/wp-content/uploads/library-ada/minutes/2025%20Minutes/Council/05212025.pdf
8. Village of Estero — PZDB review of Coconut Pointe Residences at Brooks Town Center & Via Coconut (July 11, 2023): https://estero-fl.gov/coconut-pointe-residences-at-brooks-town-center-and-via-coconut-projects-reviewed-by-planning-zoning-design-board-on-july-11-2023/
9. Village of Estero — Brooks Town Center appeal special meeting (Dec 13, 2023): https://estero-fl.gov/council-conducted-a-special-meeting-to-address-an-appeal-of-the-brooks-town-center-apartments-development-order-on-december-13-2023/
10. Village of Estero — Shadow Wood Lifestyle Center PZDB public hearing (Aug 12, 2025): https://estero-fl.gov/planning-zoning-design-board-to-conduct-a-public-hearing-for-shadow-woods-lifestyle-center-on-august-12-2025/
11. Village of Estero — noise-wall resolutions on Council agenda (Nov 2025): https://estero-fl.gov/village-wide-traffic-study-among-topics-for-council-on-november-18-2025/
12. 2023 Settlement Agreement — Long Bay Partners et al. v. Village of Estero (1997 DRI + Z-97-037 record, Town Center vested rights): https://play.champds.com/ATT/esterofl/2023-06/80366d51d35d08142a169938fa64c21aaa9a4b5b.pdf
13. DOAH Case 99-001973 — Brooks II CDD establishment record (boundaries, units, Bonita Springs Utilities, Estero fire, 1999–2007 schedule): http://flrules.elaws.us/doahcase/99-001973
14. FLWAC Rule 42Y-1 — Brooks I CDD establishment (1,249.265 acres, 1998): https://brookscdds.net/_assets/documents/general/BOBS1CDD-rule-42Y-1.pdf
15. FLWAC Rule 42Z-1 — Brooks II CDD establishment (1999): https://brookscdds.net/_assets/documents/general/BOBS2CDD-rule-42Z-1.pdf
16. Florida Auditor General — Brooks I CDD audit archive: https://flauditor.gov/pages/specialdistricts_efile%20pages/brooks%20of%20bonita%20springs%20community%20development%20district.htm
17. Florida Auditor General — Brooks II CDD FY2024 audit (bond balances, clean opinion): https://flauditor.gov/pages/specialdistricts_efile%20rpts/2024%20brooks%20of%20bonita%20springs%20ii%20community%20development%20district.pdf
18. Lee County School District — Student Enrollment Plan 2026–27 (Board approved 12/1/2025; zones Q/GG/S3): https://www.leeschools.net/common/pages/GetFile.ashx?key=c5aKDQZk
19. Lee County — Hurricane Milton evacuation order, Zones A & B (10/7/2024): https://www.leegov.com/publicsafety/News%20Documents/10-7-24_FINAL_Lee%20County%20orders%20evacuations%20for%20some%20residents%20opens%20some%20shelters%20in%20advance%20of%20Hurricane%20Milton.pdf
20. Lee County — Hurricanes Helene & Milton After-Action Report: https://www.leegov.com/hurricane/Documents/Milton/Lee%20County%20Hurricanes%20Helene%20and%20Milton%20AAR.pdf
21. Lee County Hurricane Ian hub: https://www.leegov.com/hurricane/ian
22. NOAA/NHC Tropical Cyclone Report — Hurricane Ian (AL092022): https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf
23. NOAA/NHC Tropical Cyclone Report — Hurricane Irma (AL112017): https://www.nhc.noaa.gov/data/tcr/AL112017_Irma.pdf
24. NOAA/NHC Tropical Cyclone Report — Hurricane Milton (AL142024): https://www.nhc.noaa.gov/data/tcr/AL142024_Milton.pdf
25. FEMA National Flood Hazard Layer (live map service; FIRM panels 12071C0591H/0593H/0594G): https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer
26. FEMA Map Service Center — FIRMette lookup: https://msc.fema.gov/portal/search
27. Florida Statute 627.0629 — mandatory wind-mitigation premium credits: http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0627/Sections/0627.0629.html
28. Florida CFO — 2022 property-insurance reforms (roof-age rules): https://www.myfloridacfo.com/division/ica/propertyinsurancechanges
29. Citizens Property Insurance — December 2025 rate-cut recommendation & depopulation: https://www.citizensfla.com/-/20251210-citizens-recommends-rate-cuts-for-most-policyholders
30. DBPR — milestone inspection / SIRS guidance: https://condos.myfloridalicense.com/inspections/
31. FDOT — I-75 PD&E project 452544-1 (Golden Gate Pkwy–Corkscrew Rd): https://www.swflroads.com/project/452544-1
32. AHCA State Agency Action Report — Lee Health Coconut Point CON (82-bed approval): https://ahca.myflorida.com/content/download/12327/file/10523.pdf
33. Florida Building Code history (March 1, 2002 effective date): https://www.floridahousing.org/docs/default-source/aboutflorida/august2017/august2017/tab4.pdf
34. SFWMD Lower Charlotte Harbor Reconnaissance Report — The Brooks in watershed-restoration record: https://www.sfwmd.gov/sites/default/files/documents/lchreconfinal_0.pdf
35. Sunbiz (Florida Division of Corporations) — entity records for all Brooks associations and clubs (e.g., The Commons Club at The Brooks, Inc., N09000005817): https://search.sunbiz.org/

The CDDs (official district records)

36. Brooks of Bonita Springs CDDs — official site (establishment, boards, RRI): https://brookscdds.net/
37. Brooks CDDs FY2026 Adopted Budget — $1,017.25/unit O&M, debt schedules, per-neighborhood assessments: https://brookscdds.net/_assets/documents/fy-2026/2026-BOBSCDD-budget.pdf
38. Brooks CDDs newsletter, March 29, 2024 — Coconut Park sale to the Commons Club ($1,012,500), lake-bank program: https://brookscdds.net/_assets/documents/news/2024-03-29-newsletter.pdf
39. Brooks CDDs GIS district map: https://experience.arcgis.com/template/3c9c7c3d75e446e8b9b38f5120803927

Community associations and clubs (official)

40. Shadow Wood Community Association — community profile (1,481 homes, 85 lakes, 350 acres, Hotwire fiber): https://www.swcaonline.com/living
41. SWCA — “Shadow Wood: A Brief History” (BBG 1998, Long Bay Partners 1999, turnover dates, BCOPS): https://www.swcaonline.com/files/Shadow%20Wood%20-%20A%20Brief%20History.pdf
42. SWCA — recorded master Declaration (OR Book 2909, Page 0838): https://www.swcaonline.com/files/SWCA%20DCCRs.pdf
43. SWCA — Rental Policy by neighborhood: https://www.swcaonline.com/files/RENTAL%20POLICY.pdf
44. SWCA — Use Restrictions (pets, vehicles, leasing): https://www.swcaonline.com/files/SWCA%20Use%20Restrictions.pdf
45. SWCA — Resale Capital Contribution increase effective 1/1/2026: https://www.swcaonline.com/files/SWCA%20Resale%20Cap%20Cont%20Fee%20Increase%20Effective%20January%201%202026.pdf
46. SWCA — Brooks Covenant to Share Costs (recorded umbrella cost-sharing): https://www.swcaonline.com/files/Brooks%20Shared%20Costs.pdf
47. SWCA — neighborhood HOA & management roster: https://www.swcaonline.com/files/HOA%20with%20Mgmt%20Contact.pdf
48. Shadow Wood Country Club — community page (34 neighborhoods, 2024 & 2025 Community of the Year): https://www.shadowwoodcc.com/community
49. Shadow Wood Country Club — course overview (specs, Audubon, 10 tee sets): https://www.shadowwoodcc.com/course-overview
50. Shadow Wood Country Club — membership FAQs (waitlist, bypass-at-closing, no F&B minimums, member-owned since 2010): https://www.shadowwoodcc.com/membership-faqs
51. Shadow Wood Country Club — $22.5M Lifestyle Center announcement: https://www.shadowwoodcc.com/blog/-/blogs/introducing-the-future-of-leisure-and-luxury-our-22-5-million-lifestyle-center
52. Shadow Wood Country Club — Platinum Club of America 2025–26: https://www.shadowwoodcc.com/blog/-/blogs/celebrating-excellence-shadow-wood-country-club-named-a-platinum-club-of-america-for-2025-2026
53. The Commons Club — official site (member-owned, 2,300 families): https://www.thecommonsclub.com/
54. The Commons Club — Beach Club page & FAQ (new building, hours, guests, docks, pets): https://www.thecommonsclub.com/beach-club
55. The Commons Club — 2025 Membership Packet (Bronze/Silver/Gold pricing): https://floridabundledgolf.com/wp-content/uploads/2025/03/The-Commons-Club-Membership-Packet-2025.pdf
56. Copperleaf Golf Club — official site (570 residences, bundled): https://copperleafgc.com/
57. Copperleaf — 2025 Resident Membership flyer ($14,828 all-in, $15,000 capital contribution, Schulties 2015, Brooks II CDD): https://copperleafgc.com/files/2025%20Resident%20Membership%20Flyer.pdf
58. Copperleaf — Project 2024 brochure (clubhouse program & financing): https://copperleafgc.com/files/COPPERLEAFPROJECT2024BROCHURE3.29.22.pdf
59. Spring Run Golf Club — Membership at a Glance (847 Pulte units, bundled, Gordon Lewis): https://www.springrun.com/community/membership-at-a-glance
60. Spring Run — club history (1998, sold out 2002, non-equity): https://www.springrun.com/about/club-history
61. Spring Run — rental & community information (tenant club membership, transfer fees): https://www.springrun.com/community/rental-community-information
62. Spring Run — Silver Creek Declaration (Pulte as declarant, 1998): https://www.springrun.com/Files/Library/SILVERCREEK-DOC9-16-1998.PDF
63. Lighthouse Bay — official site (654 residences, 162 acres, 100% lakefront, Harbour Club amenities): https://www.lighthousebay.com/about/
64. Lighthouse Bay — LHB5 Purchase/Lease Packet 2026 ($2,480/qtr, mandatory Bronze, Tenant Evaluation, ARB rules): https://www.lighthousebay.com/wp-content/uploads/sites/139/2025/12/LHB5-Purchase-Lease-Packet-2026.pdf
65. Lighthouse Bay — LHB2 Purchase/Lease Packet 2026 ($2,505/qtr; gates; fee-coverage exhibit): https://www.lighthousebay.com/wp-content/uploads/sites/139/2026/01/LHB2-Purchase-Lease-Packet-2026.pdf
66. Shadow Wood Preserve — official HOA site (440 acres, 293 homes, optional SWCC/TCC membership): https://www.shadowwoodpreserve.org/home/

Developer record & planning

67. Bonita Bay Group legacy — The Brooks (opened 1998, 2,532 acres, 3,551 units, “fastest-selling,” builders, turnover dates): https://phoenixbayventures.com/our-legacy/master-planned-community-the-brooks/
68. Bonita Bay Group legacy — company history (Shakarian/Lucas, 7 communities, ULI award): https://phoenixbayventures.com/our-legacy/
69. Spikowski Planning Associates — Estero Community Market Assessment (Sept 2013), appendices (2013 baselines for all four communities): https://www.spikowski.com/documents-Estero/EsteroCommunityMarketAssessment-September2013-AppendixA-E.pdf
70. Estero Development Report, Dec 2013 (Pebble Pointe announcement): https://www.esterotoday.com/wp-content/uploads/2019/06/EDRDec2013.pdf

Local news, civic, and trade

71. Engage Estero — I-75 widening & The Brooks noise-wall record: https://esterotoday.com/i-75/
72. Engage Estero — Development Summary (Town Center apartments, club projects, gatehouse work): https://esterotoday.com/development-summary/
73. WGCU — “Residents at The Brooks lose appeal against apartment project” (Dec 13, 2023): https://www.wgcu.org/section/public-affairs/2023-12-13/residents-at-the-brooks-lose-appeal-against-apartment-project
74. News-Press — Brooks Town Center residents’ court petition (Jan 2024): https://www.news-press.com/story/news/local/2024/01/22/residents-continue-fight-against-luxury-apartments-at-the-brooks-town-center-in-estero/72271593007/
75. News-Press — I-75 widening to 10 lanes / MPO noise-wall resolution (May 1, 2026): https://www.news-press.com/story/news/local/2026/05/01/i-75-widening-project-in-sw-florida-expanding-road-up-to-10-lanes-i75-fdot-estero-lee-county/89715846007/
76. Business Observer — Bonita Bay Group sells Shadow Wood CC + Commons Club to members for $7.75M (Feb 11, 2010): https://www.businessobserverfl.com/news/2010/feb/11/bonita-bay-group-sells-shadow-woods/
77. Business Observer — Copperleaf $20M renovation (Mar 1, 2024): https://www.businessobserverfl.com/news/2024/mar/01/golf-club-renovation-lee-county-almost-finished/
78. Naples Daily News — Shadow Wood $5.2M improvement project (2018): https://www.naplesnews.com/story/money/real-estate/2018/07/28/shadow-wood-country-club-plans-5-2-million-improvement-project/836740002/
79. Golf Course Architecture — “Shadow Wood CC: Out of the shadows” (Cupp/Hills originals, Rees Jones renovations, 2021): https://www.golfcoursearchitecture.net/content/shadow-wood-cc-out-of-the-shadows
80. Golf Course Architecture — Spring Run reopens after Sanford renovation (2014): https://www.golfcoursearchitecture.net/content/spring-run-course-reopens-for-play-following-sanfords-renovation
81. WBBH Gulf Coast News — Shadow Wood Lifestyle Center (38,000 sq ft, indoor pickleball): https://www.gulfcoastnewsnow.com/article/estero-pickleball-resort-pool-restaurant-shop/65662864
82. Southwest Spotlight — “A Simple Question, Not So Simple Answer” (the Brooks geography/voting question): https://www.swspotlight.com/articles/spotlight-news/a-simple-question-not-so-simple-answer/
83. Naples Daily News archive — “Estero gets its own postal identity” (USPS recognizes Estero for 34135): https://archive.naplesnews.com/news/local/moving-on-up-estero-gets-it-own-postal-identity-2835b1dd-0952-0997-e053-0100007f7df6-363955921.html/
84. Lee Health — Coconut Point campus (services, ER, history): https://www.leehealth.org/locations/find-a-location/coconut-point
85. Lee Health — fast facts (Gulf Coast 699 beds, HealthPark, Golisano, 2028 Fort Myers campus): https://www.leehealth.org/about-us/get-to-know-lee-health/lee-health-fast-facts
86. Florida YIMBY — Ritz-Carlton Residences, Estero Bay south tower opens (Apr 2026): https://floridayimby.com/2026/04/the-ritz-carlton-residences-estero-bay-opens-south-tower-at-5000-coconut-road-in-bonita-springs.html
87. Woodfield Development — Coconut Village Phase I (under construction): https://woodfielddevelopment.net/project/coconut-village-phase-i/
88. Pelican Landing Community Association — amenities (34-acre island beach park, marina): https://pelicanlanding.com/amenities
89. Gulfshore Business — Coconut Point two-year refresh: https://www.gulfshorebusiness.com/lee/coconut-point-prepares-for-two-year-refresh-get-the-scoop/article_4a4d119a-b505-4e9a-8b13-82eac8173040.html
90. International Real Estate Review (Gough/Smersh) — “The Effect of Appurtenant Golf Memberships on Residential Real Estate Prices”: https://www.gssinst.org/irer/wp-content/uploads/2020/10/v19n2-the-effect-of-appurtenant-golf-memberships-on-residential-real-estate-prices.pdf

Market data throughout: Stellar MLS Matrix, GEO Area ES04 (The Brooks), pulled June 10, 2026 — sold (trailing 365 days), active, and rental sets filtered to the Brooks developments. Information deemed reliable but not guaranteed.

Downloadable Documents — The Records Most Realtors Never Cite

The primary-source documents below are the receipts behind this page — the recorded covenants, district budgets, club packets, and government filings that answer buyer and seller questions definitively. All links go to the original official hosts (we don’t re-host others’ records); a few of the clubs’ member documents have moved behind logins since our research pass and are noted.

The founding and governing record

• DOAH Case 99-1973 Report & Conclusions (Sept 2, 1999) — the administrative-law record establishing Brooks II CDD: boundaries, 1,222.85 acres, ~1,587 planned units, the DRI linkage, Bonita Springs Utilities, Estero fire. http://flrules.elaws.us/Gateway/CourtOrders/1999/99-001973/99001973.pdf
• FLWAC Rule 42Y-1 (1998) — Brooks I CDD creation, with the Wilson Miller “THE BROOKS COMMUNITY” boundary map. https://brookscdds.net/_assets/documents/general/BOBS1CDD-rule-42Y-1.pdf
• FLWAC Rule 42Z-1 (1999) — Brooks II CDD creation. https://brookscdds.net/_assets/documents/general/BOBS2CDD-rule-42Z-1.pdf
• 2023 Settlement Agreement (Long Bay Partners et al. v. Village of Estero) — the cleanest statement anywhere of the 1997 DRI + Z-97-037 approvals and the Town Center’s 158 vested units. https://play.champds.com/ATT/esterofl/2023-06/80366d51d35d08142a169938fa64c21aaa9a4b5b.pdf
• HB 1373 Final Bill Analysis (2014) — the incorporation record that names The Brooks in the buffer waiver. https://www.flsenate.gov/Session/Bill/2014/1373/Analyses/h1373z.LFAC.PDF

The money documents

• Brooks CDDs FY2026 Adopted Budget — the $1,017.25 O&M assessment and the complete per-neighborhood debt and payoff tables quoted on this page. https://brookscdds.net/_assets/documents/fy-2026/2026-BOBSCDD-budget.pdf
• Brooks II CDD FY2024 Independent Audit (Florida Auditor General) — bond terms and balances. https://flauditor.gov/pages/specialdistricts_efile%20rpts/2024%20brooks%20of%20bonita%20springs%20ii%20community%20development%20district.pdf
• SWCA Resale Capital Contribution notice (effective 1/1/2026) — $3,500 + 1% over $1.25M, $8,500 cap. https://www.swcaonline.com/files/SWCA%20Resale%20Cap%20Cont%20Fee%20Increase%20Effective%20January%201%202026.pdf
• Copperleaf 2025 Resident Membership flyer — the $14,828 all-in and $15,000 capital contribution. https://copperleafgc.com/files/2025%20Resident%20Membership%20Flyer.pdf
• The Commons Club 2025 Membership Packet — Bronze/Silver/Gold equity and dues. https://floridabundledgolf.com/wp-content/uploads/2025/03/The-Commons-Club-Membership-Packet-2025.pdf

The recorded covenants and rules

• SWCA Master Declaration (recorded, OR Book 2909 / Page 0838, Lee County): https://www.swcaonline.com/files/SWCA%20DCCRs.pdf
• The Brooks Covenant to Share Costs — the recorded umbrella that ties the four communities together: https://www.swcaonline.com/files/Brooks%20Shared%20Costs.pdf
• SWCA Rental Policy by neighborhood — the per-neighborhood lease-minimum table: https://www.swcaonline.com/files/RENTAL%20POLICY.pdf
• SWCA Use Restrictions (recorded Exhibit C) — pets, vehicles, PODS, leasing: https://www.swcaonline.com/files/SWCA%20Use%20Restrictions.pdf
• Lighthouse Bay LHB5 Purchase/Lease Packet 2026 — fees, screening, ARB and open-house rules: https://www.lighthousebay.com/wp-content/uploads/sites/139/2025/12/LHB5-Purchase-Lease-Packet-2026.pdf
• Spring Run Silver Creek Declaration (1998, Pulte as declarant): https://www.springrun.com/Files/Library/SILVERCREEK-DOC9-16-1998.PDF

The storm and flood record

• Village of Estero FEMA Narrative (June 2024) — the definitive Ian/Irma account for this geography: https://estero-fl.gov/wp-content/uploads/library-ada/FEMA/June%202024/06072024%20FEMA%20Narrative.pdf
• FEMA FIRMette lookup (panels 12071C0591H / 0593H / 0594G): https://msc.fema.gov/portal/search
• NHC Tropical Cyclone Report — Hurricane Ian: https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf
• Lee County Helene & Milton After-Action Report: https://www.leegov.com/hurricane/Documents/Milton/Lee%20County%20Hurricanes%20Helene%20and%20Milton%20AAR.pdf

Schools and infrastructure

• Lee County Student Enrollment Plan 2026–27 — the zone tables (Q / GG / S3) behind the Schools section: https://www.leeschools.net/common/pages/GetFile.ashx?key=c5aKDQZk
• Lee Health Coconut Point CON Executive Summary (2018) — the approved 82-bed hospital tower: https://www.esterotoday.com/wp-content/uploads/2018/05/Executive-Summary-of-the-Lee-Health-CON-Application-4-23-18.pdf
• FDOT I-75 PD&E project page (452544-1) — the widening and noise-study record: https://www.swflroads.com/project/452544-1
• Spring Run community map: http://www.springrun.com/Files/Library/MapofSpringRun.pdf
• Brooks CDDs interactive GIS boundary map: https://experience.arcgis.com/template/3c9c7c3d75e446e8b9b38f5120803927

Member-gated since our research pass (request from the clubs directly): the Commons Club Beach Club Rebuild Town Hall Q&As and November 2023 rebuild presentation; Spring Run’s current Membership-at-a-Glance and scorecard PDFs; Copperleaf’s club history.

Want any of these interpreted for your specific purchase or sale — the CDD payoff for your street, the lease rule for your building, the transfer fees on your contract? That’s the job. Jesse McGreevy: (239) 898-6072 · [email protected] | Marc Comisar: (239) 287-5873 | Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135

McGreevy and Comisar — Best Realtor for The Brooks. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.