Brightwater - The Shores

By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.

Jesse McGreevy and Marc Comisar lead the #1 real estate team in Southwest Florida since 2012, are among the Top 1% Real Estate Agents Nationally Since 2008 and carry over $900 million in personal sales. Before we price a Shores home or advise a buyer, we read the zoning condition behind the 55+ status, the builder’s fee sheet, the adopted district budget and the FEMA map for the street. The Shores at Brightwater is a gated 55+ neighborhood of new D.R. Horton homes inside the master-planned community of Brightwater in North Fort Myers, Florida. It is the part of Brightwater with the shortest record: homes are still closing with their first owners, and no home on its plat has resold.

Three facts decide value here. First, the 55+ basis is on the public record in three places, Lee County’s zoning condition for 590 senior units, the association’s Articles filed with the state and the Brightwater Community Development District’s bond document, but the recorded Declaration that sets the day-to-day rules was not retrievable on October 15, 2026. Second, the yearly bill is two layers of association charges plus a district assessment: $6,659.90 for the twin villa fee class or $7,134.52 for the single-family class, before property tax and insurance. Third, there is no recorded resale yet, so the first true comparable has not been written. If you are comparing the best real estate agents in North Fort Myers, ask each one to show you the recorded sales and the adopted district budget, not a portal estimate.

This guide is built from Lee County’s zoning resolutions, the Florida Division of Corporations filings, the Brightwater CDD’s budget and bond packet, the Lee County Property Appraiser’s files, FEMA’s flood map service and D.R. Horton’s own pages, which we label as builder marketing. Where a record is not public, we say so and name the document that holds it. For the master-plan view, read our seller guide for Brightwater, get a Brightwater home valuation, or see our buyer guide for Brightwater before you sign with the builder.

Why McGreevy and Comisar Are the Best Realtor for The Shores at Brightwater

McGreevy and Comisar are the best realtor for The Shores at Brightwater because we price and negotiate from the public record: the 55+ zoning condition, the builder’s fee sheet read against the adopted district budget, the FEMA map for the street and every recorded sale on the plat. We lead the #1 real estate team in Southwest Florida since 2012.

Data updated: October 2026 (Lee County Property Appraiser files dated October 4, 2026, recorded sales through September 25, 2026; Southwest Florida MLS pulled October 11, 2026; D.R. Horton page read October 15, 2026).

If you’re searching for the best realtor for The Shores at Brightwater in Brightwater, North Fort Myers, whether you’re ready to sell your home in The Shores at Brightwater or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.

The record we price a Shores home from

In the last 12 months we tracked 87 recorded closings across Brightwater’s three plats at a median of $395,000 (Lee County recorded sales, 12 months to September 25, 2026), and we tracked every recorded sale on The Shores plat: the county file holds no qualified home sale there yet. That is the normal record of a section whose first homes are still closing with the builder. The district’s May 26, 2026 bond document says no home in the Brightwater CDD had closed with a homebuyer through that date.

On the Southwest Florida MLS (Matrix, pulled October 11, 2026), The Shores at Brightwater showed no closings in the prior 12 months and 20 homes for sale at a median list price of $416,950. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and the team ranks as the #5 real estate team in Florida (RealTrends 2026). Jesse and Marc are among the Top 1% Real Estate Agents Nationally Since 2008, and that standing is why we read the paperwork before we price.

Honors and recognition

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 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

What clients say

McGreevy and Comisar is a top-reviewed The Shores at Brightwater realtor on Google. We publish no aggregate score; these are five-star reviews in the clients’ own words.

★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Verified Google review

★★★★★ “Marc has been a great help in securing a great price for our home during its build phase. Negotiated a much better deal from the builder.” Verified Google review

★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Verified Google review

Talk to us before you price or offer

Selling your home in The Shores at Brightwater? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072, and read our seller guide for Brightwater for how we market a home in the master plan. For the Brightwater-wide view, see valuing a Brightwater home.

Buying a home in The Shores at Brightwater? Call Marc at (239) 287-5873 for a personalized buyer consultation, read our buyer guide for Brightwater and see how we represent buyers in Southwest Florida.

Key Takeaways: What Should The Shores at Brightwater Buyers and Sellers Know First?

The Shores at Brightwater buyers and sellers in North Fort Myers should know seven record-backed facts before they price, tour or sign: who builds, why the 55+ status is on the record, what is listed, what has sold, what the yearly bill is, what the flood map says and what is still being built. Each point links to its section.

Data updated: October 2026 (D.R. Horton page read October 15, 2026; Brightwater CDD FY2027 adopted budget, adopted August 25, 2026; Lee County records through September 25, 2026; FEMA flood map queried October 15 and October 20, 2026).

• One builder, one district. The Shores is D.R. Horton’s gated 55+ section on the west side of Brightwater, and Horton is the only builder in the Brightwater CDD (district bond document, May 26, 2026). See what The Shores is and where it sits.
• The 55+ basis is on three public records. Lee County Resolution Z-22-015 Condition 33 requires a recorded declaration for 590 senior units, the association’s Articles (Article V, Section 12) invoke the federal Housing for Older Persons Act, and the district’s bond document describes about 796 homes as age restricted. The recorded Declaration itself was not retrievable on October 15, 2026. See the legal record.
• Twenty new homes were listed on October 15, 2026, from $299,999 to $486,350 (median $415,945), in four plans of 1,503 to 2,221 square feet. See prices and plans.
• No home on The Shores plat has a recorded resale yet. The county file shows no qualified home sale through September 25, 2026, and the MLS showed no Shores closing in the 12 months to October 11, 2026. See the sales record.
• The yearly bill is $6,659.90 or $7,134.52 before tax and insurance. That is the twin villa (35 foot class) or single-family (50 foot class) total of association and district charges on the adopted FY2027 budget, plus $4,630 in one-time fees at the builder sale. See the cost stack.
• Zone X at 404 of 406 home lots. On October 20, 2026, FEMA’s flood map, which now carries Letter of Map Revision 25-04-6830P (effective June 30, 2026), put the center of 404 of the 406 home lots in Zone X minimal hazard and two, at 8490 and 8494 Bridgewater Dr, in a Zone AE ponding area; the section is in evacuation Zone C. See storms and flooding.
• Phase 4 adds 206 more Horton lots, with homebuyer closings expected from December 2027 (bond document estimate). See what Phase 4 means for supply and cost.

What Is The Shores at Brightwater, and Where Exactly Is It?

The Shores at Brightwater is D.R. Horton’s gated 55+ section of Brightwater, the master-planned lagoon community in North Fort Myers, Florida. It sits west of Pritchett Parkway in ZIP 33917, in unincorporated Lee County, and D.R. Horton’s published route reaches it from I-75 Exit 143 by Bayshore Road and Pritchett Parkway.

Data updated: October 2026 (Lee County Property Appraiser parcel layer, October 15, 2026, and roll dated October 4, 2026; D.R. Horton page read October 15, 2026).

The short answer

The Shores at Brightwater is a new-construction neighborhood of one-story twin villas and single-family homes that D.R. Horton sells under its own name inside Brightwater. D.R. Horton calls it “a premier 55+ community in North Fort Myers, FL” (D.R. Horton, The Shores at Brightwater, builder marketing, read October 15, 2026). The legal basis for that 55+ status is a separate question, and the next section answers it from the public record.

The plat The Shores sits on

The Shores sits on the west-side Brightwater plat recorded as instrument 2023000013053. The Shores at Brightwater Homeowners Association owns the 5.032-acre amenity tract on that plat, and every home D.R. Horton lists for The Shores is on its streets. The county roll does not separate a Shores subset, so the plat counts below describe the plat, not a count of Shores homes. The plat book and page: Information not available at time of publishing (checked 2026-10-15).

The roll carries the plat under the legal description “BRIGHTWATER AS DESC IN 2023000013053.” The table below is the plat in numbers.

The 406 lots break down by block as A 28, B 32, C 16, D 32, E 14, F 62, G 6, H 32, I 44, J 59, K 27, L 44 and M 10. A lift station on Tract LS-2 belongs to the Florida Governmental Utility Authority. The three Brightwater plats together total 883 parcels, 411 of them with a year built.

The streets you will see in listings

The plat has five streets: Lagoon Reach Ln (102 parcels), Water Crossing Dr (152), Bridgewater Dr (122), Old Orchard Trl (28) and Water Mill Way (4). Of the 20 homes D.R. Horton listed on October 15, 2026, 11 are on Lagoon Reach Ln, 6 on Water Crossing Dr and 3 on Bridgewater Dr. Bridgewater Drive is a street name, not a place name, so a listing that says “Bridgewater” does not by itself mean The Shores.

The builder’s sales center and model sit at 18158 Lagoon Reach Ln, North Fort Myers, FL 33917, the business address D.R. Horton publishes. The association’s amenity tract is at 18131 Lagoon Reach Ln.

East side, west side, and North Brook

East of Pritchett Parkway, the first Brightwater neighborhood, North Brook at Brightwater, was built from 2020 to 2023 by D.R. Horton and Maronda Homes (Lee County building permit reports) and is billed by a different district, the Stoneybrook North CDD, so its numbers do not transfer to The Shores. Our Brightwater guide sets the two sides next to each other in its table of the neighborhoods inside Brightwater, including which district bills which side.

Names not to confuse

Four name traps matter for search and for paperwork. “Brightwater II” is only the label in D.R. Horton’s web address for The Shores, not a place. “Shores of Brightwater” is a drifted version of the name; the recorded association is The Shores at Brightwater Homeowners Association, Inc. Several other Florida communities use “Shores” in their names, which is why the name here always carries “Brightwater.” And MLS listings filed under plain “Brightwater” (9 closings in the 12 months to October 11, 2026) are not counted as Shores sales here: the MLS filed no closing under The Shores at Brightwater in that window, and the county file holds no qualified home sale on The Shores plat through September 25, 2026.

Getting there from I-75 Exit 143

D.R. Horton’s published route from I-75 Exit 143 is east on Bayshore Road, left on Pritchett Parkway, left on Lagoon Reach, right on Bridgewater (D.R. Horton, builder marketing, October 15, 2026). The drive times to the airport, hospitals and downtown from the sales center are in the drives section.

Which county services answer for a Shores address

A Shores address is in ZIP 33917, tax district 202 (Bayshore Fire), Lee County Commission District 5 and School Board District 5. The Bayshore Fire Protection and Rescue Service District covers it, with Station 131 at 17350 Nalle Rd (Bayshore Fire). The district bond document names Lee County Utilities for water (Lee County Utilities), the Florida Governmental Utility Authority for sewer (FGUA), Lee County Electric Cooperative for power (LCEC) and CenturyLink for telephone and internet. The Shores HOA fee includes internet, and the provider is not stated on the fee sheet.

Is The Shores at Brightwater Legally a 55+ Community?

The Shores at Brightwater’s 55+ status rests on three public records: Lee County’s zoning condition requiring a recorded declaration for 590 senior units, the association’s state-filed Articles invoking the federal Housing for Older Persons Act, and the district’s bond document describing an age restricted community. The recorded Declaration that sets the day-to-day rules was not retrievable on October 15, 2026.

Data updated: October 2026 (Lee County Resolution Z-22-015, adopted August 17, 2022; Articles filed February 23, 2023; Brightwater CDD packet of May 26, 2026; federal and Florida rules as published, read October 15, 2026).

What the public record proves today

The first three rows are government and state records or a district’s own filing. The fourth is marketing and proves nothing on its own. The recorded Declaration, which is the document that actually sets the age rules, belongs to the Lee County Clerk’s official records, and it was not retrievable on October 15, 2026.

Lee County’s Condition 33, in its own words

Lee County adopted Resolution Z-22-015 in case DCI2021-00012 on August 17, 2022. Condition 33 is titled “590 Senior Housing Units” and says a declaration of covenants and restrictions “must be provided as an amendment to the Phase 2 development order to reflect 590 dwelling units limited to adult senior housing” within Tracts A, B, B1, C and D. It closes: “Amendment to this condition or relevant documentation must be considered through additional zoning process.” Condition 1(c) caps the whole Brightwater development at 1,475 dwelling units, of which 590 are detached or two-family attached senior adult units, and that total includes North Brook Phase One’s existing 258 units.

The county’s Hearing Examiner recorded the same bargain from the applicant’s side: off-site impacts were mitigated “by deed restricting 590 units to senior housing” (Hearing Examiner Recommendation). It matters because changing the condition takes a new zoning process, not a vote of the neighbors.

What the association’s Articles say

The Shores at Brightwater Homeowners Association, Inc. is a Florida not-for-profit corporation, document number N23000002018, filed February 23, 2023 and listed as active on the Florida Division of Corporations record on October 15, 2026. Article V, Section 12 of the Articles lets the association “undertake measures consistent with Article IX, Section 2 of the Declaration for operation of the Community for Age Qualified Occupants in accordance with HOPA,” the state’s rules and Section 760.29, Florida Statutes, including publishing and following policies that show an intent to operate “as a 55 [and] older Community,” monitoring occupancy and collecting age verification through periodic surveys.

Article II describes the Declaration of Covenants, Conditions, and Restrictions of The Shores at Brightwater as “recorded, or to be recorded” in Lee County by D.R. Horton, Inc. as Declarant, and Article VIII has the Declarant appoint the initial directors, who serve at its pleasure. In plain terms, the developer controls the association today.

590 senior units or about 796: what the documents count

Three documents count differently, and each is right about its own subject. Lee County conditioned 590 senior units on a recorded declaration. The Brightwater CDD’s adopted FY2027 budget spreads its charges across 590 units today, 222 at the 35 foot class and 368 at the 50 foot class, with the product mix “subject to change at the Developer’s discretion” (Brightwater CDD, FY2027 Adopted Budget). And the preliminary bond document says the District “at buildout is anticipated to contain approximately 796 townhome and single-family residential units in an age restricted ‘active adult’ community.” Metro Development Group’s August 11, 2026 site map tags only some west-side pods as “Active Adult” (Metro site map).

Which lots the recorded Declaration restricts, including the 206 Phase 4 lots, is not in any public document we could read on October 15, 2026. We therefore do not say that every home in the district is 55+, and we do not say that only 590 are.

The federal and Florida law the Articles invoke

The Fair Housing Act generally bars discrimination because of familial status, with an exemption for housing for older persons. Under 42 U.S.C. 3607(b), qualifying housing must have at least 80 percent of occupied units with at least one occupant who is 55 or older, must publish and follow policies that show the intent to operate as 55+ housing, and must verify occupancy by reliable surveys and affidavits. HUD’s rules are at 24 CFR 100.305 (the 80 percent test), 24 CFR 100.306 (published policies) and 24 CFR 100.307 (verification).

Florida mirrors the federal test in Section 760.29(4), Florida Statutes, and says a county ordinance may not contravene it. The Florida Commission on Human Relations administers the state rule in Chapter 60Y-9, Florida Administrative Code, whose Rule 60Y-9.005 is the 55-or-older exemption.

The 80 percent test and the 25 percent start-up rule

The 80 percent test counts occupied units, not all units, and it asks for at least one occupant who is 55 or older in each of those homes. 24 CFR 100.305 adds a start-up rule: newly constructed housing does not have to meet the 80 percent figure until 25 percent of its units are occupied. That rule is relevant to a section still being built. The district’s bond document said that through May 2026 no home in the Brightwater CDD had closed with a homebuyer, so the section is at the start of its occupancy record. What a given association’s survey will show later is a matter for the association’s records, not for this page.

How age is verified, and why the surveys matter to a seller

Under 24 CFR 100.307, occupancy is verified by surveys and affidavits that are updated at least once every two years, and acceptable proof includes a driver’s license, a birth certificate, a passport or a signed certification. The Articles assign the association the duty to carry out that verification through periodic surveying. For a seller, the practical point is that a buyer’s household is likely to be asked for age verification under the association’s policies, and a listing that describes the process accurately is easier to close than one that ignores it.

What the record does not yet show

The public record we could read does not show the Declaration’s own terms. These are unknown as of October 15, 2026, and we do not guess at them: the minimum age of a second occupant; whether and how occupants under 55 are allowed; limits on guests and visitors; rules for caregivers and for heirs who inherit a home; and the verification procedure and its schedule. The Declaration and the association’s published policy decide each of them, and we read them with you before you sign.

Why “55+” and not any other label

HUD’s rule at 24 CFR 100.306 names certain generic “adult” labels as inconsistent with an intent to operate as housing for persons 55 or older. For that reason we write “55+” and the rule’s own “55 or older” wording and nothing else, and a resale listing should do the same.

Buying or Selling in The Shores at Brightwater? Read the Declaration With Us First

Lee County conditioned 590 senior units in Brightwater on a recorded declaration (Condition 33), so the Declaration is the document that matters most in The Shores at Brightwater.

Selling? Send us your closing paperwork and we will line up the Declaration, the estoppel request and the district bill before your first showing. Start with a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.

Buying? Call Marc at (239) 287-5873 and we will read the Declaration, the fee sheet and the adopted district budget with you before you sign with the builder or on a resale. See also our buyer guide for Brightwater and how we represent buyers.

What Is It Like to Live in The Shores at Brightwater?

Living in The Shores at Brightwater, today, means a brand-new, still-building gated section of North Fort Myers with its own amenity tract and the Brightwater lagoon club next door. Most lots on the plat were still vacant on the 2026 roll, so the street scene is construction and model homes more than established landscaping.

Data updated: October 2026 (Brightwater CDD packet of May 26, 2026; Lee County Property Appraiser, October 15, 2026; D.R. Horton page read October 15, 2026).

A neighborhood still being built

Of the plat’s 406 residential lots, 4 had a building on the 2026 roll and 23 more were coded single family with land value only, which is what a home under construction looks like on the county layer on October 15, 2026. The bond document gave a wider picture through May 2026: 382 lots developed and platted and 24 platted but not yet developed across the Brightwater CDD, 68 lots closed with builders (36 single-family and 32 townhome or villa) and 314 under contract but not closed.

The amenity center and what D.R. Horton lists

The Shores at Brightwater Homeowners Association owns Tract C-1, a 5.032-acre amenity tract at 18131 Lagoon Reach Ln. D.R. Horton lists these amenities for The Shores (builder marketing, read October 15, 2026): Club House, Exercise/Fitness, Pool, Pickleball, Event Lawn, Dog Park, Walking/Nature Trails, Multiple Lakes, Gated and a 6-Acre Recreational Lagoon. Details the listing does not give: whether the pool is heated, the number of pickleball courts, hours and the opening date. Those figures: Information not available at time of publishing (checked 2026-10-15).

The lagoon next door

Brightwater’s lagoon is about six acres. The district bond document says 6.5, D.R. Horton says about six and the lagoon operator’s own page says about five, so we do not treat any single acreage as settled. It was built by the lagoon developer at over $5 million and sits outside both CDDs. Lee County’s Condition 34 requires that resident memberships in the Brightwater Country Club be included in every purchase of a Brightwater home, so the lagoon club comes with a Shores home, and the fee sheet prices it at $123.28 a quarter plus a $2,130 one-time amenity fee. Non-resident access is by reservation and limited by parking. Our Brightwater guide covers how the lagoon works, including public day tickets.

What the HOA fee says it covers day to day

The builder’s fee sheet (revised August 7, 2026, builder document) lists what the Shores HOA fee includes: association management, an on-site manager or lifestyle liaison, lawn maintenance, internet, the amenity center, insurance for the amenity, trails, a dog park and a playground or tot lot. For twin villas it adds paint and roof replacement and paver power washing. The Declaration and the association’s budget govern what is actually covered.

Trails, dog park, tot lot and the master plan around you

The fee sheet and the builder’s amenity list agree on walking and nature trails, a dog park and a playground. Beyond the gates, Brightwater’s master plan adds its own amenities, which our guide lays out in What Other Amenities Does Brightwater Have?

What we measured ourselves

This block is limited to what our team measured or computed, with dates:

• We queried FEMA’s National Flood Hazard Layer at 8 points in and around the section on October 15, 2026, and at the center of each of the 406 home lots on October 20, 2026 (results in the flood section).
• We ran drive times from the sales center to the airport, hospitals, downtown and the beach on October 15, 2026 using open routing, free-flow (results in the drives section).
• We read the builder’s August 7, 2026 fee sheet against the Brightwater CDD’s adopted FY2027 budget line by line, and the two disagree by $143.10 and $205.27 a year (see the cost section).
• We ran the Lee County Property Appraiser’s roll and sale files for the plat through September 25, 2026 and found no qualified home sale on it.

What Are Homes in The Shores at Brightwater Selling For?

No home in The Shores at Brightwater has a recorded resale yet. D.R. Horton’s list prices for the section in North Fort Myers ran from $299,999 to $486,350 on October 15, 2026, a median of $415,945, and the Southwest Florida MLS showed 20 active Shores listings at a median list of $416,950 on October 11, 2026.

Data updated: October 2026 (D.R. Horton page read October 15, 2026; Southwest Florida MLS pulled October 11, 2026; Lee County recorded sales through September 25, 2026).

No recorded resale yet, and what that means

The county file holds no qualified improved sale on The Shores plat in the 12, 24, 36 or 60 months to September 25, 2026, or in all recorded history. The only qualified sale on the plat of any type is a vacant lot at $65,000 on December 12, 2023 on Water Crossing Dr, and it is a lot, not a home price. Four bulk lot takedowns recorded in 2023 and 2024 were coded unqualified by the county and are not market prices. The bond document explains the zero: through May 2026, no home in the district had closed with a homebuyer.

This is the normal record of a section that is still closing its first homes. The first recorded resale becomes the first true comparable.

The builder’s list prices, plan by plan

D.R. Horton listed 20 homes for sale and 1 under contract on October 15, 2026, at $299,999 to $486,350 with a median of $415,945 (our computation). We matched each listing’s square feet to the four plans.

Caption: plan matched by each listing’s square feet (our matching). These are list prices on one date, not recorded sales.

List price per square foot

The median list price per builder square foot was $216.93 for the 1,503 square foot plan, $229.04 for 1,816, $223.46 for 2,034 and $213.80 for 2,221, and $219.17 across all 20 homes. These are list prices over the builder’s own square footage. They are never comparable with the county’s heated-area price per square foot, a different measure.

The four price cuts on the builder page

Four of the 20 homes carried a lower price than the builder showed earlier, cut by $28,111 to $53,161: $328,110 to $299,999 (down $28,111, 8.6 percent); $420,305 to $374,999 (down $45,306, 10.8 percent); $453,160 to $399,999 (down $53,161, 11.7 percent); and $470,965 to $424,999 (down $45,966, 9.8 percent). The builder page gives no reason, and a builder’s price change is not a recorded sale. We read the page on October 15, 2026, and a later read may differ.

The MLS view

On the Southwest Florida MLS (Matrix, pulled October 11, 2026), The Shores at Brightwater had 0 closings in the 12 months and 20 active listings at a median list price of $416,950. The builder’s own page on October 15, 2026 shows a median of $415,945 for its 20 homes, a $1,005 difference (our arithmetic) between two dated reads. Median days on market for The Shores at Brightwater’s active listings: Information not available at time of publishing (checked 2026-10-15). Nor is there a Shores sale-to-list ratio, because nothing has closed in the MLS.

For Brightwater as a whole, the MLS showed 48 closings in the 12 months to October 11, 2026 (39 under Brightwater Lagoon and 9 under Brightwater) at a median of $385,000, a median of 67.5 days on market and a median sale-to-list ratio of 97.4 percent, with 33 active listings. To see the homes on the market across the city today, browse North Fort Myers homes for sale on DomainRealtyGroup.com.

Brightwater as a whole, from the county record

In the 12 months to September 25, 2026 (2025-09-26 to 2026-09-25), Lee County recorded 87 qualified sales across Brightwater’s three plats, at a median of $395,000 and a range of $275,000 to $597,934. We estimate 66 were first sales from the builder, at a median of $398,750, and 21 were resales at a median of $315,000. The median price per square foot of county heated area was $189.48 (21 resales). Over 24 months the count was 142 sales at a median of $406,000, and over all recorded history since July 17, 2020 it was 447 sales at a median of $360,259. The builder-direct split is the county tool’s inference, so we call it an estimate. These are Brightwater-wide figures and none of them is a Shores sale.

North Fort Myers for context

For the city, the Southwest Florida MLS (ZIPs 33903 and 33917, pulled October 11, 2026) showed 1,249 closings in the prior 12 months at a median of $282,000, a median of 60 days on market, a sale-to-list ratio of 95.7 percent, 616 active listings and 5.9 months of supply. The Shores’ list prices sit above the city’s median closing price, but list prices on new construction and closed prices across the city’s mixed housing stock are different measures, so the comparison says little about any one home.

What the 2026 tax roll says

The 2026 just values on the plat range from $44,186 to $81,937 for the 402 lots without a building (median $54,821; Lee County Property Appraiser parcel layer, re-read October 20, 2026) and from $224,945 to $312,308 for improved parcels. Just value is the property appraiser’s assessment, not a market price, and a new home’s first assessment often trails its sale price.

What will set the first resale prices

Several things will set the first resale prices: the new-home competition from a builder still selling nearby, the yearly fee stack (see the cost section), the flood zone and the supply that Phase 4 will add. The district’s bond document expects Phase 4 homes to sell at an average of about $330,000, with 40 foot lots at $260,000 to $340,000 and 50 foot lots at $300,000 to $400,000 (Developer estimates, “subject to change”), against today’s list prices. We do not forecast a resale price, and we will publish the first recorded resale when it exists.

Which Homes and Floor Plans Does D.R. Horton Build at The Shores?

D.R. Horton builds four one-story plans at The Shores at Brightwater in North Fort Myers, from 1,503 to 2,221 square feet, sold as attached twin villas and single-family homes. The builder calls the single-family line its Freedom Series, and its fee sheet is branded Platinum Series.

Data updated: October 2026 (D.R. Horton plan and community pages and fee sheet, read October 15, 2026; builder marketing).

The four plans

The “from” prices are the figures on each plan page on October 15, 2026 and are not the same as the lower prices of specific homes listed that day. Prices by plan are in the market section.

Twin villas and single-family homes

D.R. Horton describes the homes as “one-story single-family and attached villa homes” and as “twin villas and single-family Freedom Series homes.” The Shores HOA fee covers paint and roof replacement and paver power washing for twin villas only. Which of the four plans are the twin villas is not labelled on the builder’s pages, so we do not map plans to fee classes. Our worked examples in the cost section run each price under both classes instead.

Features the builder lists

D.R. Horton’s pages list stainless steel appliances and quartz bathroom countertops. Beyond those two items, we do not state flooring, cabinetry, lighting or window specifications, because the builder’s pages we read did not give them.

Lot width and why it changes your district bill

The Brightwater CDD assesses developed lots by width class: 35 foot lots carry $2,789.14 a year and 50 foot lots $3,984.48 on the adopted FY2027 budget, and the budget’s units table counts 222 units at the 35 foot class and 368 at the 50 foot class (590 in all). The district names widths and the fee sheet names house types, so our reading is that twin villas fall in the 35 foot class and single-family homes in the 50 foot class. Your tax bill and estoppel certificate show the class that applies to a given home.

Builder financing offers and their dates

D.R. Horton’s page, read October 15 and again October 20, 2026, advertised two conditional promotions through its affiliated lender: a fixed rate of 5.50 percent (6.030 percent APR) for contracts dated on or after 08/19/26 that close by 12/15/26, and a 7/6 ARM at 5.250 percent (6.404 percent APR) for contracts dated on or after 09/21/26 that close by 11/30/26, plus the line “Big home savings end November 1.” Offers like these are conditional and dated, change without notice and should be checked against the contract. We do not print monthly payment estimates.

Warranty, impact glass and wind design

The builder’s pages we read did not state the warranty terms, whether the windows are impact rated or the wind design per plan: Information not available at time of publishing (checked 2026-10-15). Ask D.R. Horton for the specification sheet and the warranty booklet in writing, and ask for the wind mitigation report on the home, which matters for insurance (see Section 627.0629, Florida Statutes).

Buying new with your own agent

A builder’s sales team works for the builder. A buyer’s agent works for you, reads the fee sheet against the adopted district budget, makes sure the community development district disclosure required by Section 190.048, Florida Statutes, sits in bold immediately before your signature, and reads the homeowners’ association disclosure required by Section 720.401 before the contract is signed. Our buyer guide for Brightwater lays out the document checklist.

What Does It Cost to Own a Home in The Shores at Brightwater?

A home in The Shores at Brightwater in North Fort Myers carries $6,659.90 a year (twin villa, 35 foot class) or $7,134.52 (single family, 50 foot class) in association and district charges before property tax and insurance, on the adopted FY2027 district budget and the builder’s August 7, 2026 fee sheet, plus $4,630 in one-time fees at the builder sale.

Data updated: October 2026 (D.R. Horton fee sheet revised August 7, 2026; Brightwater CDD FY2027 adopted budget, adopted at the August 25, 2026 meeting; Lee County millage as cited).

The annual fee stack by product

The sheet’s quarterly amounts are Shores HOA $691.26 (twin villas) or $511.08 (single family), Master $153.15 and Lagoon Club $123.28, each times four. The adopted budget is the governing CDD figure. The sheet figures appear in the memo row for comparison only.

Worked example: four carrying-cost cases

The arithmetic: the tax line is the price minus the $25,000 homestead exemption, times 14.4125 mills, the district bond document’s method at the 2025 adopted rate. For case A, $326,040 less $25,000 is $301,040, and $301,040 times 0.0144125 is $4,338.74; adding the $6,659.90 charges gives $10,998.64, or about $917 a month. Insurance is not included. Which fee class a given home falls in is on its estoppel and tax bill, not on the listing. These are illustrations, not quotes.

The one-time fees at the builder sale

The builder’s sheet lists $4,630 in one-time fees: a $750 Shores capital contribution, a $1,200 irrigation fee, a $2,130 Lagoon Club amenity fee, a $300 Master Association capital contribution and a $250 Master Association transfer fee. Whether these charges apply again at a resale is not stated on the sheet; the estoppel certificate will show what a resale buyer owes.

What the HOA fee says it covers

On the builder’s sheet, the Shores HOA fee includes association management, an on-site manager or lifestyle liaison, lawn maintenance, internet, the amenity center, insurance for the amenity, trails, a dog park and a playground or tot lot, with paint, roof replacement and paver power washing for twin villas. That is the builder sheet’s wording, and the Declaration and the association’s budget govern. The Shores HOA’s own budget and reserves: Information not available at time of publishing (checked 2026-10-15).

What the district assessment covers

The sheet says the Brightwater CDD assessment includes common area landscape, lawn and irrigation maintenance, irrigation water to homes, gate maintenance, lake maintenance and lake mowing, and street lights. The assessment has two parts: operations and maintenance, set each year by the district’s board, and a debt portion on the bonds that financed the roads, utilities and stormwater. The district’s letter says the bond portion is roughly 45 to 55 percent of the total (Understanding Your CDD Assessment). On the adopted FY2027 budget it is about 32 percent of a developed lot’s bill: $893.62 of $2,789.14 and $1,276.60 of $3,984.48 (our arithmetic).

Why the builder sheet and the adopted budget differ

The sheet is dated August 7, 2026, 18 days before the district adopted the FY2027 budget on August 25, 2026, and its CDD lines are lower by $143.10 a year for the villa class and $205.27 for the single-family class. We use the adopted budget as the governing figure. The mapping of twin villa to 35 foot and single family to 50 foot is our reading, because the budget names widths and the sheet names house types.

The FY2027 increase, explained

The district’s fiscal 2026 developed Area One assessment was $2,312.66 for 35 foot lots and $3,303.81 for 50 foot lots. For fiscal 2027 the budget shows $2,789.14 and $3,984.48, increases of $476.47 and $680.67, or 20.6 percent each. The operations and maintenance portion rose 33.6 percent, from $1,419.04 to $1,895.52 (35 foot) and from $2,027.21 to $2,707.88 (50 foot). The bond portion did not change ($893.62 and $1,276.60). In other words, the total rose 20.6 percent because the operations and maintenance portion rose 33.6 percent. The developer funds budget shortfalls under an operations and maintenance deficit funding agreement.

Undeveloped lots, Phase 2C and the bond series

For fiscal 2027, the budget bills undeveloped lots less: Area One 35 foot lots $1,212.68 (190 units) and 50 foot lots $1,732.40 (124 units), and Area Two (Phase 2C, Series 2024 bonds) 50 foot lots $2,051.54 (208 units). Computed from the budget and not printed in it, a developed Phase 2C 50 foot lot would carry $2,707.88 in operations and maintenance plus $1,595.74 in debt, which is $4,303.62 (our arithmetic). The district has two bond series outstanding: Series 2021 ($10,000,000 original, $8,565,000 outstanding) and Series 2024 ($7,850,000 original, $7,740,000 outstanding), with a Series 2026 for Phase 4 in preliminary form (district packet, May 26, 2026).

Can you pay off the bond portion?

The district’s letter says the bond portion runs about 30 years and “can be paid off early.” Ask the district for the payoff figure for the specific lot. The operations and maintenance portion continues every year and is set by the board. The assessment is collected on the property tax bill under the uniform method of Section 197.3632, Florida Statutes, so it follows the property at a sale.

Property tax and the Bayshore Fire district

The district bond document’s illustration uses 14.4125 mills, the 2025 adopted total for the area, and the 2026 proposed total is 14.3738 mills; the final bill governs. Bayshore Fire’s rate is 3.5000 mills, per our Brightwater guide. The bond document’s own example is a $330,000 home less the $25,000 homestead exemption at 14.4125 mills, about $4,396. Our illustrations apply the same method at the Shores list prices: $299,999 about $3,963.42; $326,040 about $4,338.74; $415,945 about $5,634.49; $454,515 about $6,190.38; $486,350 about $6,649.21.

Homestead works like this for tax year 2026: the first $25,000 applies to all taxes; an additional exemption of up to $26,411 applies to assessed value over $50,000 for non-school taxes only; the buyer must apply (Florida Form DR-501); the Save Our Homes benefit can be ported within three years under Section 193.155 and Section 196.031 but does not transfer to a buyer. See the Lee County Property Appraiser’s exemption page.

How the fees have moved since 2023

Sources: Metro Brightwater HOA and CDD sheet, 2023, the builder sheet and the adopted budget cited above. The 2023 sheet predates The Shores, so it shows the Brightwater-wide charges only, not a Shores HOA fee.

Who Governs The Shores at Brightwater?

Three bodies and one district govern The Shores at Brightwater in North Fort Myers: The Shores at Brightwater Homeowners Association (developer-controlled today), the Brightwater Master Homeowners Association, the lagoon club, and the Brightwater Community Development District. Each bills separately and keeps its own records.

Data updated: October 2026 (Florida Division of Corporations records and Brightwater CDD website, read October 15, 2026; Florida Statutes 2025).

The Shores at Brightwater Homeowners Association, Inc.

The Shores at Brightwater Homeowners Association, Inc. (N23000002018) is a Florida not-for-profit corporation filed February 23, 2023 and listed as active. Its registered agent is D. R. Horton, Inc., and its principal address, changed September 19, 2025, is 10541 Ben C. Pratt Six Mile Cypress Pkwy, Fort Myers. The state’s record shows annual reports on April 2, 2024, March 31, 2025, April 4, 2025 (amended), September 19, 2025 (amended) and February 23, 2026 (Division of Corporations record). It owns the amenity tract.

Developer control and turnover

Under Article VIII of the Articles, the Declarant appoints the initial directors, who serve at its pleasure, and the Declarant may amend the Articles while it can appoint the whole board. Section 720.307, Florida Statutes, governs turnover of control from the developer to the owners, and Section 720.3075 limits developer amendment powers after turnover. The turnover date for The Shores: Information not available at time of publishing (checked 2026-10-15).

Brightwater Master Homeowners Association

The Brightwater Master Homeowners Association, Inc. (N15000010020) was filed October 8, 2015, amended and restated with a name change on March 28, 2018 (formerly the Stoneybrook North Homeowners Association) and is active, with the district manager, Kai of Tampa, as its mailing address (Division of Corporations record). The district bond document says the developer created an HOA for the District “with its main function being architectural review and deed restriction enforcement.” The builder’s sheet bills the Master Association $153.15 a quarter ($612.60 a year), plus a $300 capital contribution and a $250 transfer fee at the builder sale.

The Brightwater Community Development District

The Brightwater CDD was established by Lee County Ordinance 18-02 (effective January 17, 2018) and covers 339.04 acres after Ordinance 25-19 (adopted October 7, 2025, effective October 8, 2025). Its board meets in public; the next meetings listed are October 27 and November 24, 2026 at 2:00 PM at Hyatt Place Ft Myers at the Forum, 2600 Champion Ring Rd. The district manager is Kai of Tampa. District-owned improvements are open to the public. The district posts its budgets, agendas and bond documents at brightwatercdd.org and on its documents page, and the establishing ordinance is posted there. The developer funds budget shortfalls under an operations and maintenance deficit funding agreement (FY2027 budget).

The lagoon club

The zoning calls it the Brightwater Country Club, and the builder’s sheet prices a Lagoon Club, so we use both names for what the documents describe as the same facility. Condition 34 requires a resident membership with every Brightwater home. The fee sheet prices the membership at $123.28 a quarter ($493.12 a year) plus a $2,130 one-time amenity fee. A homeowner who rents out the home must relinquish lagoon access under the operator’s member rules, per our reading of its members page (see MetroLagoons members).

Who does what

How to get each body’s documents

The Florida Statutes give a buyer or seller specific rights. Section 720.401 requires the HOA disclosure summary before the contract is signed. Section 720.30851 requires an estoppel certificate within 10 business days of a written or electronic request, with the association designating a request address on its website; the association’s website and estoppel address for The Shores: Information not available at time of publishing (checked 2026-10-15). Section 720.3086 requires the association’s financial report to members, and Section 720.3085 explains how an assessment lien relates back to the original declaration. For the CDD, Section 190.048 requires a bold disclosure in the initial sale contract, and the district’s records are public.

Our parent guides cover the master level: selling in Brightwater, valuing a Brightwater home and buying in Brightwater. The master-level fee stack is in What Does It Cost to Own in Brightwater? The Fee Stack.

What Rules Will You Live Under at The Shores at Brightwater?

The recorded Declaration, bylaws and rules of The Shores at Brightwater govern leasing, pets, vehicles, guests and architecture for homeowners in this North Fort Myers section. Those documents were not public on October 15, 2026, so this section states only what other public records prove and names the document that holds the rest.

Data updated: October 2026 (Articles filed February 23, 2023; Florida Statutes 2025; Lee County Resolution Z-22-015; records read October 15, 2026).

The Declaration governs, and how to read it before you sign

The Articles describe the Declaration as “recorded, or to be recorded” in Lee County by D.R. Horton, Inc. as Declarant. The Lee County Clerk holds the recorded copy, and its online search was not reachable from our network on October 15, 2026. Section 720.401, Florida Statutes, requires the disclosure summary before the contract is executed. Read the Declaration’s Article IX, Section 2 (age-qualified occupancy) first, then the use restrictions, assessment and lien provisions and the amendment clause.

Leasing and short-term rentals

The Declaration’s leasing rules, including any minimum lease term and any limit on short-term rentals: Information not available at time of publishing (checked 2026-10-15). One consequence is documented elsewhere: the lagoon operator’s member rules say a homeowner who rents out the home must relinquish lagoon access.

Pets

The Declaration’s pet rules: Information not available at time of publishing (checked 2026-10-15). The amenity list does include a dog park, which says the community plans for dogs, but not how many pets or what breeds or sizes the Declaration allows.

Architectural review

The district bond document says the developer created an HOA for the District whose main function is architectural review and deed restriction enforcement, which points to the Master Association for review of exterior changes, and the Shores Declaration may add its own. Whether a given change needs approval from one body or two depends on the Declaration.

Guests and visitors in a 55+ section

The statute frame is this: housing that qualifies under the 55+ exemption must have at least 80 percent of occupied homes with at least one occupant 55 or older, and the association must publish and follow its policies. How those rules apply to guests, visitors and caregivers is for the Declaration and the association’s published policy to say, and we do not state their terms.

Changing the rules

Under Section 720.306, Florida Statutes, amendments take two-thirds of the voting interests unless the governing documents provide otherwise, and Section 720.3075 limits developer amendment powers after turnover. The age restriction has an additional layer, because Lee County’s Condition 33 says an amendment to it must go through an additional zoning process.

How Does The Shores at Brightwater Handle Storms and Flooding?

Almost all of The Shores at Brightwater in North Fort Myers is FEMA Zone X: on October 20, 2026, FEMA’s map, revised by Letter of Map Revision 25-04-6830P, put the center of 404 of 406 home lots in Zone X and two, on Bridgewater Dr, in Zone AE. The section is in evacuation Zone C.

Data updated: October 2026 (FEMA National Flood Hazard Layer queried October 15 and October 20, 2026; Letter of Map Revision 25-04-6830P, effective June 30, 2026; Lee County evacuation zone map; Florida Statutes 2025).

Every home lot checked

We queried FEMA’s Flood Hazard Zones layer at the center of each of the plat’s 406 home lots on October 20, 2026, and FEMA answered for all 406. Two lot centers, at 8490 and 8494 Bridgewater Dr (lots F7 and F8), fall in Zone AE, the 1 percent annual chance flood hazard, with a base flood elevation of 15.8 feet (NAVD 88). The other 404 are Zone X minimal hazard; none is in shaded Zone X, Zone VE or Zone A.

The Zone AE areas are the ponding areas the June 30, 2026 revision mapped, and they cut across parts of lots. In our overlay of FEMA’s layer on the county parcel layer, Zone AE covers most of lots F7 and F8 (about 90 and 72 percent), more than a quarter of two lots on Lagoon Reach Ln, and some part of 90 of the 406 home lots, most of them by a sliver: 21 lots by a tenth or more. Shaded Zone X, the 0.2 percent annual chance flood hazard, reaches part of 59 lots. A point inside a lot is not the whole lot, so the lot’s elevation certificate and the lender’s determination govern. You can check a parcel at the FEMA Flood Map Service Center, and the panel record is on FEMA’s FIRM Panels layer.

The June 30, 2026 map revision

The effective FIRM panel is 12071C0277G, dated November 17, 2022. FEMA’s Letter of Map Revision 25-04-6830P, titled “Brightwater Phases 1, 2AB, 3 and Lagoon”, was issued February 9, 2026 and became effective June 30, 2026. It reflects fill and a detention basin and revises the mapping along Bayshore Creek, Popash Creek and unnamed ponding areas east and west of Pritchett Parkway; some ponding areas changed from Zone X unshaded to Zone AE. A flood determination or policy dated before June 30, 2026 may predate the revision, so ask the lender and the insurer to run it again.

Dated checks differ in the detail. Our October 20, 2026 check at the center of every home lot found 404 Zone X minimal and 2 Zone AE. Our October 15, 2026 check at 8 points in and around the section found 7 minimal and 1 shaded, on the 18100 block of Lagoon Reach Ln, and on October 10, 2026 our Brightwater guide queried two points on Lagoon Reach Ln (one shaded Zone X, one unshaded). The differences come from where each point sits, because the revised ponding areas and the 0.2 percent line run through parts of some lots. For that reason we never write “no flood risk” for this section.

What Zone X means for flood insurance

Zone X outside the special flood hazard area means the point is not mapped in the 1 percent annual chance floodplain; a building in Zone AE is inside it. FEMA states that Congress mandates that federally regulated or insured lenders require flood insurance for all buildings in a special flood hazard area with a federally backed loan (FEMA, Understanding Flood Risk). Outside that area the federal requirement does not apply, but a lender can still require it and any owner can buy it. Because the June 30, 2026 revision changed some ponding areas to Zone AE, a lender’s determination dated before that day may not match the current map, so ask for a fresh one. FEMA’s FloodSmart explains the program. Flood insurance premiums for a Shores address: Information not available at time of publishing (checked 2026-10-15).

Evacuation Zone C

The Shores is in Lee County evacuation Zone C (surge zone 3 on the county layer). The county’s Zone C map and Emergency Management pages are the sources to check, and the National Hurricane Center at nhc.noaa.gov issues the forecasts.

Wind, windows and the mitigation report

The builder’s pages did not state the wind design or window ratings per plan: Information not available at time of publishing (checked 2026-10-15). Section 627.0629, Florida Statutes, governs windstorm mitigation discounts, which a wind mitigation inspection report supports. Ask for the report and the plan’s specification sheet.

Stormwater, the ponds and the sewer repairs

The district’s budget lists lake maintenance and lake mowing as items the CDD assessment covers, and the South Florida Water Management District (SFWMD) regulates stormwater permitting. The district bond document said sewer and pond repairs required by the Florida Governmental Utility Authority and the County were expected to be complete by July 2026, with further lot takedowns from August 2026. The September 22, 2026 packet text we read is silent on whether the repairs were completed, so we state the expectation and that completion is not in the public record we read (September 22, 2026 packet).

The seller’s flood disclosure

Section 689.302, Florida Statutes, requires a seller to give a flood disclosure at or before the contract, and Section 689.261 requires a property tax disclosure summary. A Shores seller who has the FEMA panel, the zone, the June 30, 2026 map revision and the elevation certificate, if any, ready makes the contract go faster.

Insurance: what to ask before you price or offer

Ask the insurer, in writing, what a wind and a flood policy cost at the specific address with the specific roof and window specifications, and ask whether the home is eligible for Citizens Property Insurance or a private carrier. The Florida Office of Insurance Regulation at floir.com publishes rate information. Premiums for a Shores address: Information not available at time of publishing (checked 2026-10-15).

What Schools, Hospitals and Drives Matter From The Shores at Brightwater?

The School District of Lee County’s locator places Shores addresses in Elementary Zone C, Middle Zone CC and High School East Zone 1. From the sales center in North Fort Myers, Lee Memorial Hospital is about 21 minutes and Southwest Florida International Airport about 27 minutes by free-flow routing.

Data updated: October 2026 (School District locator run October 10, 2026; Lee County GIS and open routing computed October 15, 2026).

School zones from the district’s locator

The district’s 2026-27 locator, run on October 10, 2026 for two Shores addresses (18158 Lagoon Reach Ln and 8689 Bridgewater Dr), returned Elementary Zone C, Middle Zone CC and High School East Zone 1 (study area 602). Zones can change and choice programs can override them, so rerun the locator for the exact address before you rely on it: the district’s school zone locator, school zones page, choice application page and transportation page. We print no state school grades because we could not read the state’s page.

Nearest schools by distance

Straight-line distance from the sales center is not zoning. It is how far each school is.

The websites of The Bayshore School, North Fort Myers Academy for the Arts and North Fort Myers High School are the schools’ own. Source: Lee County GIS, October 15, 2026 (Lee County GIS).

Hospitals by drive

Free-flow drive times from the sales center on October 15, 2026: Lee Memorial Hospital 11.8 miles, 21 minutes; Cape Coral Hospital 12.8 miles, 23 minutes; HealthPark Medical Center 21.1 miles, 34 minutes. These are not emergency response times. For emergencies the Bayshore Fire district’s Station 131 at 17350 Nalle Rd serves the address. We name the hospitals without linking their system pages.

Airport, downtown and beach drive times

Source: OSRM open-source routing on OpenStreetMap, computed October 15, 2026 from the sales center. Free-flow means no traffic, so season, rush hour and bridge or I-75 incidents add time. Our Brightwater guide covers the longer list in How Far Is Brightwater From Fort Myers, the Airport and the Beaches?

Groceries and errands

The Publix on N Cleveland Ave is 8.8 miles and 16 minutes from the sales center by the same free-flow routing. This page prints only the trip we measured; it is a free-flow time, not a rush-hour time.

Recreation beyond the gates

Lee County’s North Fort Myers Park and Recreation Center is the county facility for the area. For golf, boat ramps and beaches, our Brightwater guide lists the nearest options in its amenities section and its drives section.

What Is Still to Come Around The Shores at Brightwater?

The Shores at Brightwater has one large phase ahead of it in North Fort Myers: Phase 4, with 206 more D.R. Horton lots inside the Brightwater Community Development District. The district’s bond document expects land work from June 2026 to June 2027 and homebuyer closings from December 2027, at about 100 homes a year.

Data updated: October 2026 (Brightwater CDD preliminary bond document in the May 26, 2026 agenda packet, read October 15, 2026; D.R. Horton page read October 15, 2026).

Phase 4 in numbers

Phase 4 is the district’s third assessment area, and the preliminary bond document describes it as 206 lots on about 82.61 gross acres: 47 lots at 40 feet wide and 159 lots at 50 feet wide (Brightwater CDD agenda packet, May 26, 2026). The same document puts the status of the district’s earlier lots on the record: through May 2026, 382 lots were developed and platted, 24 were platted but not yet developed, 68 had closed with builders (36 single-family and 32 townhome or villa), 314 were under contract with builders and not yet closed, and “no homes have closed with homebuyers.”

The schedule rests on estimates and assumptions D.R. Horton made, and the document says there can be no assurance they will be realized (page 195 of the packet). Land work for Phase 4 was anticipated to run from June 2026 to June 2027, with homebuyer closings expected from December 2027 at about 100 homes a year. At that pace, 206 lots is a little over two years of closings (our arithmetic). Whether Phase 4 carries the same age restriction as the lots already platted is not in any public document we could read: Information not available at time of publishing (checked 2026-10-15).

What Phase 4 costs its owners

The bond document sizes the Series 2026 bonds for Assessment Area Three at a preliminary $3,253 a year for a 40 foot lot and $4,066 a year for a 50 foot lot, grossed up for collection costs (page 188 of the packet). A contract between the district and D.R. Horton caps the annual assessment at $1,400 (40 foot) and $1,750 (50 foot), and the Developer expects to pay down about $6,440,000 of the bonds to make the caps hold. Those four numbers are preliminary until the bonds close, and the final assessment report will replace them.

The bond document also gives planning estimates of about $600 a year for the Phase 4 homeowners association and about $600 a year for the lagoon club. Those are the district’s estimates for Phase 4 units only. They are not the fees on The Shores today, which come from the builder’s fee sheet and the adopted district budget and are laid out in the cost section above.

What Phase 4 means for a Shores resale

More new supply nearby is the plain consequence. A Shores owner who lists after Phase 4 homes begin closing will compete with a builder that has more lots to sell, and the first Shores resales will price against builder inventory, not only against each other. The bond document’s own expected prices for Phase 4 are an average of about $330,000, with 40 foot lots at $260,000 to $340,000 for 1,400 to 2,300 square feet and 50 foot lots at $300,000 to $400,000 for 1,700 to 2,700 square feet. Those are the Developer’s May 2026 expectations, which it labels subject to change.

Set them beside what D.R. Horton lists in The Shores on October 15, 2026: 20 homes from $299,999 to $486,350 with a median of $415,945 (D.R. Horton, The Shores at Brightwater). The gap between an expectation written in May and list prices read in October is a reason to price a resale from recorded sales when they exist, not from either number. We make no price forecast for The Shores.

The High Point sewage plant buffer

Lee County’s zoning resolution for Brightwater requires that no residential lots sit within 250 feet of the property lines of the High Point sewage plant while it operates, and it requires a disclosure to purchasers near it (Lee County Resolution Z-22-015, August 17, 2022). Which Shores or Phase 4 lots, if any, fall near that buffer is not stated in a document we could read. A map overlay of the plant parcel on the recorded plat would settle it, and a buyer can ask the builder for the disclosure that the condition requires before signing.

The sewer and pond repairs that the Florida Governmental Utility Authority and Lee County required were expected to be complete by July 2026 in the May bond document. The September 22, 2026 district packet text we read is silent on completion, so we state the expectation and say that completion is not in the public record we read.

Roads and projects nearby

The roads and projects around Brightwater, including what is being built near Pritchett Parkway and Bayshore Road, are covered in the parent guide’s section on what is being built near Brightwater. We do not repeat that list here, because a project that is only proposed is not a fact about a Shores address.

The Shores at Brightwater vs Del Webb Oak Creek: Which 55+ New-Construction Choice Fits You?

The Shores at Brightwater and Del Webb Oak Creek are both gated new-construction neighborhoods in North Fort Myers marketed to buyers 55 and older. The Shores lists lower, at a $415,945 median list price, with a lagoon club. Del Webb Oak Creek records higher sales, 83 at a $544,910 median, with a clubhouse over 17,000 square feet.

Data updated: October 2026 (Lee County recorded sales, 12 months to September 25, 2026; D.R. Horton and Del Webb pages read October 15, 2026).

Why Del Webb Oak Creek is the natural comparison

Del Webb Oak Creek is the largest new-construction seller in North Fort Myers among the communities its builder markets as 55+, measured by recorded sales, and it is the one most likely to be on a Shores buyer’s list. Lee County’s records show 83 qualified sales there in the 12 months to September 25, 2026, against none on The Shores plat (our index of the Lee County Property Appraiser’s files dated October 4, 2026). Del Webb markets Oak Creek as “55+ living” (Del Webb, Oak Creek, read October 15, 2026). That is the builder’s statement. We state The Shores’ own legal basis from recorded documents in the 55+ section above, and we have not documented Oak Creek’s the same way.

The decision table

The table puts the two side by side on facts a buyer can check. Where one side’s figure is not in our record, the cell says so.

Table I. The Shores at Brightwater vs Del Webb Oak Creek. Builder pages are marketing, read October 15, 2026. County figures are Lee County recorded sales for the 12 months to September 25, 2026.

Price: list prices against recorded sales

The Shores’ $415,945 median list price is a builder asking price on one date, while Del Webb Oak Creek’s $544,910 median is what buyers recorded in 83 qualified sales. The difference is $128,965, but the two measures are not like for like: a list price is not a sale, the plan mix differs (Oak Creek’s homes run up to 3,970 square feet against The Shores’ 2,221), and lots and builders differ. Of Oak Creek’s 83 sales, we estimate 78 were first sales of new homes by the builder and 5 were resales, with the resales at a $660,000 median.

For a Shores buyer, the useful reading is narrower. The Shores starts lower and offers smaller one-story homes, and the first recorded Shores sales will show how much of the list-price gap closes at the table.

Amenities: a lagoon club and a section amenity center against a 17,000 square foot clubhouse

D.R. Horton lists a clubhouse, fitness, a pool, pickleball, an event lawn, a dog park, walking and nature trails, multiple lakes, gates and a six acre recreational lagoon for The Shores (October 15, 2026). The heated or unheated status of the pool, the number of courts, the hours and the opening date are not on that page: Information not available at time of publishing (checked 2026-10-15). The lagoon is next door, and Lee County’s Condition 34 requires a resident membership with every Brightwater home.

Del Webb lists a clubhouse of more than 17,000 square feet, 8 lighted pickleball courts, a resort pool with lap lanes and a spa, 86 acres of lakes and 97 acres of nature preserve. The Shores is a smaller amenity package with a distinctive centerpiece; Oak Creek is a larger conventional one. Which suits a household is a matter of how it uses amenities.

Fees and districts

On The Shores, the adopted FY2027 Brightwater CDD figures for developed lots are $2,789.14 (35 foot class) and $3,984.48 (50 foot class), and the full annual stack before property tax and insurance is $6,659.90 or $7,134.52 (Brightwater CDD FY2027 Adopted Budget). The builder’s fee sheet, revised August 7, 2026 and therefore dated before the budget was adopted, showed $2,646.04 and $3,779.21 for the district line; the adopted figures govern.

Del Webb Oak Creek has a homeowners association and its own community development district, established by Lee County Ordinance 22-15 (Lee County Ordinance 22-15). Their amounts are not in our record. Compare the two estoppel figures and the two district budgets side by side before you choose, because the CDD line and the association line are where two similar-looking prices diverge.

Choose The Shores if, choose Del Webb Oak Creek if

Choose The Shores if you prefer a lower entry price, a one-story home of 1,503 to 2,221 square feet, a lagoon club as the signature amenity, and a smaller, still-building section where you can read a short list of documents. Choose Del Webb Oak Creek if you prefer a larger home range up to 3,970 square feet, a large clubhouse and a long list of lighted courts, and a community with 83 recorded sales in the last 12 months to price against. These are preferences about homes, prices and amenities. In either one, the recorded Declaration, the age policy and the fee sheet decide the day-to-day rules.

Selling a home in either one? Start with a free home valuation or call Jesse direct at (239) 898-6072. Choosing between them? Call Marc at (239) 287-5873 or see how we represent buyers.

How Does The Shores at Brightwater Compare With Herons Glen and the Rest of North Fort Myers?

Herons Glen is the resale benchmark near The Shores at Brightwater in North Fort Myers: 92 recorded sales at a $325,000 median when its Del Vera plats are counted. Brightwater as a whole recorded 87 sales at $395,000, and North Fort Myers MLS closings ran at a $282,000 median. The Shores itself has no recorded sale yet.

Data updated: October 2026 (Lee County recorded sales, 12 months to September 25, 2026; Southwest Florida MLS pulled October 11, 2026).

The benchmark table

Every county row below uses the same window, the 12 months from September 26, 2025 to September 25, 2026, from Lee County Property Appraiser public files dated October 4, 2026 (our index run October 15, 2026). The MLS row is a different measure, ZIPs 33903 and 33917, and is not added to the county rows.

Table J. One yardstick: recorded sales in the 12 months to September 25, 2026 (Lee County). Builder-direct is an estimate based on whether the sale looks like a first sale of a new home.

Herons Glen as the resale benchmark

Herons Glen is a gated golf and country club neighborhood of about 1,300 homes, where residents voted 95 percent to buy the golf course and clubs through the Herons Glen Recreation District (the purchase closed in June 1999), and its clubhouse is 45,000 square feet (Herons Glen FAQ; Herons Glen). Because it is old, every sale is a resale: 52 recorded under the Herons Glen plat name at a $341,250 median, and 92 at a $325,000 median, from $175,000 to $710,500, when the Del Vera Country Club plats that the association counts as part of Herons Glen are added.

That is the resale market a Shores owner will eventually be measured against by some buyers: established homes, a golf club and a long record. A new Shores home lists $90,945 above the Herons Glen median of $325,000 (our arithmetic: $415,945 minus $325,000), and the two are different products, new construction against resale.

What the benchmarks can and cannot tell a Shores buyer or seller

They tell you where the nearby money is. Brightwater’s builder-direct median of about $398,750 and its resale median of $315,000 bracket the range in which Shores resales may eventually land, and Oak Creek’s new-home median of $539,955 shows the premium buyers paid for a different builder, size and amenity set.

They do not tell you a Shores price. A list price is not a recorded sale, a county heated-area price per square foot cannot be compared with a builder’s published square footage. Use the table to ask better questions, and wait for the first recorded Shores resale before treating any benchmark as a comparable.

What Should Buyers and Sellers Know About a 55+ Resale in The Shores at Brightwater?

A resale in The Shores at Brightwater has to pass two tests: the federal and Florida rules for 55+ housing and the association’s own process under the recorded Declaration. It also competes with a D.R. Horton still selling new homes in North Fort Myers. No resale has recorded yet, so the first ones will set the pattern.

Data updated: October 2026 (federal and Florida rules and statutes read October 15, 2026; D.R. Horton page read October 15, 2026).

Who can buy a resale

The federal housing for older persons exemption requires that at least 80 percent of occupied units have at least one occupant 55 or older, and that the community publish and follow policies showing that intent (42 U.S. Code section 3607; 24 CFR 100.305). Florida’s exemption in section 760.29 mirrors the federal test (Florida Statutes 760.29). The statute counts units, not individual buyers, so what it asks of a particular household is set by the association’s policy under the Declaration.

Whether the Declaration requires approval of a buyer, what it requires of a second occupant, and how it treats occupants under 55 are not in a document we could read on October 15, 2026. We read the Declaration with you before you sign.

Advertising a 55+ resale correctly

Federal rules say a community that wants the exemption must publish and follow policies that show its intent to operate as 55 and older housing, and that phrases such as “adult living” or “adult community” are not consistent with that intent (24 CFR 100.306). We describe The Shores as a 55+ community, in the words of its own documents, and a Shores listing should do the same and carry the association’s age policy by reference. The Fair Housing Act’s overview is on the HUD site.

Pricing against a builder that is still selling

On October 15, 2026, D.R. Horton listed 20 Shores homes from $299,999 to $486,350 and showed four with a lower price than earlier: cuts of $28,111, $45,306, $45,966 and $53,161, or 8.6 to 11.7 percent. The builder also advertised a rate of 5.50 percent (6.030 percent APR) through its affiliated lender for contracts dated on or after August 19, 2026 that close by December 15, 2026 (re-read October 20, 2026), with the line “Big home savings end November 1.” Those offers are conditional, dated and set by the builder, so check them before relying on them.

A resale seller therefore competes with new homes carrying incentives and recent cuts. The strongest position is a resale priced from recorded sales when they exist, with the fee stack stated up front, and one clear advantage the builder lacks: immediate occupancy.

The paperwork: disclosure summary, estoppel and the district

Florida’s section 720.401 requires a homeowners association disclosure summary before the contract is executed (Florida Statutes 720.401). Section 720.30851 requires the association to issue an estoppel certificate within 10 business days of a written or electronic request (Florida Statutes 720.30851). Section 190.048 requires a community development district disclosure in bold immediately before the purchaser’s signature in each contract for the initial sale of a residential unit (Florida Statutes 190.048), and the district’s assessment is collected on the tax bill under section 197.3632 (Florida Statutes 197.3632).

The association’s website and estoppel request address were not found on October 15, 2026, so the request goes to the association as the statute directs once its designated address is known.

Taxes after the sale

Florida’s homestead exemption takes the first $25,000 off all taxes, with an additional exemption of up to $26,411 on assessed value over $50,000 for non-school taxes, and the buyer must apply (Lee County Property Appraiser, exemptions; Florida Form DR-501). The Save Our Homes cap is the seller’s benefit and does not transfer to a buyer (Florida Statutes 193.155). A seller who buys another Florida home can carry that benefit by portability if the move happens within three years (Florida Statutes 196.031).

What Are the Honest Pros and Cons of The Shores at Brightwater?

The Shores at Brightwater offers new one-story homes in North Fort Myers, a 55+ basis on three public records and FEMA Zone X at 404 of its 406 home lots. The trade is a two-layer association plus a district bill of $6,660 to $7,135 a year, and no resale history yet to price against.

Data updated: October 2026 (builder fee sheet revised August 7, 2026; Brightwater CDD FY2027 adopted budget; FEMA NFHL queried October 15 and October 20, 2026).

Pros

• New one-story homes. D.R. Horton builds one-story twin villas and single-family homes in four plans from 1,503 to 2,221 square feet, with stainless steel appliances and quartz bathroom countertops listed (October 15, 2026).
• A 55+ basis on the public record. Lee County Condition 33, the association’s Articles and the district’s bond document each describe it (Resolution Z-22-015).
• Zone X at 404 of 406 home lots. FEMA put the center of 404 home lots in Zone X minimal hazard on October 20, 2026, on panel 12071C0277G as revised by Letter of Map Revision 25-04-6830P; two on Bridgewater Dr are in a Zone AE ponding area.
• A lagoon club and an amenity tract. A 5.032-acre amenity tract belongs to the Shores association, and a lagoon club membership comes with every Brightwater home.
• Day-to-day items in the HOA fee. Lawn maintenance and internet are listed as included, plus paint and roof replacement for twin villas.
• A lower entry price than the nearest 55+ new-construction rival. The Shores lists from $299,999, against Oak Creek’s Scenic collection from $333,990.
• Published fees. The builder’s fee sheet and the district’s adopted budget are public, so the stack can be read before you sign.

Cons

• The fee stack is large. $6,659.90 or $7,134.52 a year before tax and insurance, plus $4,630 in one-time fees at the builder sale.
• The district bill rose. The adopted FY2027 total is up 20.6 percent on developed lots because the operations and maintenance portion rose 33.6 percent; the bond portion did not change.
• The developer controls the association. The Articles say the initial directors serve at the Declarant’s pleasure, and the turnover date is not published.
• The Declaration was not public. Leasing, pets, guests, vehicles, architectural review and age verification cannot be stated from a document we could read on October 15, 2026.
• No comparable sale. No qualified home sale is recorded on the plat, so no price per square foot or days on market exists for The Shores. Information not available at time of publishing (checked 2026-10-15).
• More supply is coming. Phase 4 adds 206 lots, with homebuyer closings expected from December 2027.
• Builder price cuts and incentives set the ceiling. Four of 20 listed homes show cuts of 8.6 to 11.7 percent.
• Public lagoon traffic. The lagoon sells day tickets to non-residents; the parent guide covers the rules.
• Insurance is a cost we cannot state. Premiums for a Shores address are quote-specific: Information not available at time of publishing (checked 2026-10-15).

Where we come out

We make no recommendation about who should live here. We recommend a document checklist: the recorded Declaration, the Articles, the builder fee sheet, the adopted district budget, the estoppel certificate, the FEMA map for the lot, the wind mitigation report, and an insurance quote at the address. A buyer or seller who has read those eight is in a position to judge whether the new-construction price and the fee stack are worth it. North Brook at Brightwater, in the same master plan but on the other district’s bills, is the contrast if the fee stack is the deciding factor.

Selling in The Shores? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and see how we represent buyers before you sign.

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

Selling a home in The Shores at Brightwater means pricing it with no recorded Shores resale to lean on, explaining a two-layer association and a district bill before a buyer asks, and showing the 55+ paperwork up front. McGreevy and Comisar, the #1 team in Southwest Florida since 2012, build every North Fort Myers listing around that record.

If you’re searching for a Shores at Brightwater listing agent, or thinking, “I need someone to sell my Shores at Brightwater home…”, you are choosing between agents who read the market from a portal and a team that reads it from the recorded documents. Jesse McGreevy and Marc Comisar read the Declaration, the fee sheet, the adopted district budget and the FEMA map before they price, and they market what an out-of-state buyer cannot see for themselves.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 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

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Southwest Florida MLS pulled October 11, 2026; D.R. Horton page read October 15, 2026).

The Shores sales picture in the last 12 months

In the last 12 months we tracked every recorded sale on The Shores plat through September 25, 2026: the county file holds no qualified home sale there yet, because the district’s bond document says no Brightwater CDD home had closed with a homebuyer through May 2026. Across Brightwater’s three plats we tracked 87 recorded closings at a median of $395,000, from $275,000 to $597,934, of which an estimated 66 were builder-direct sales at a median of $398,750 and 21 were resales at a median of $315,000 (Lee County recorded sales, 12 months to September 25, 2026).

On the Southwest Florida MLS, pulled October 11, 2026, The Shores at Brightwater showed no closing in the last 12 months and 20 active listings at a median list price of $416,950. D.R. Horton’s own page listed 20 homes on October 15, 2026, from $299,999 to $486,350 with a median of $415,945.

What makes selling a Shores home different

Four things separate a Shores sale from a generic North Fort Myers one. The buyer pool is shaped by the 55+ rules and by the association’s process under the recorded Declaration, and the listing has to be advertised the way the association’s policy and 24 CFR 100.306 expect. The seller competes with a builder that is still selling, with four visible price cuts and a dated lender incentive. The fee stack, $6,659.90 or $7,134.52 a year before tax and insurance on the adopted FY2027 budget, is the first thing a careful buyer asks about. And because no Shores home has resold, the first resales will set the comparables for everyone after them.

What Is Your Shores at Brightwater Home Worth? Get a Free Valuation in 60 Seconds.

Start with our free home valuation and we will follow up with a number built from the builder’s current list prices by plan, Brightwater’s recorded resales, and the fee class of your lot. For the wider picture, our Brightwater home valuation guide explains how we read prices across the master plan.

Talk to Jesse direct

239. 898-6072, text or call. Confidential conversations welcome. The full selling process across the master plan is in our seller guide for Brightwater. Buying your next home at the same time? Call Marc at (239) 287-5873 or see how we represent buyers.

What will my Shores home be priced against?

Three things: the builder’s 20 listed homes, which run from $299,999 to $486,350 and include four with cuts of 8.6 to 11.7 percent, the recorded resales across Brightwater (21 in the last 12 months at a median of $315,000), and, once they record, the first Shores resales. We match your plan by square feet, because the four plans are 1,503, 1,816, 2,034 and 2,221 square feet, and we adjust for your fee class, lot and condition.

Can I sell before the developer turns the association over?

Yes, as far as the public record shows. The Articles say the initial directors are appointed by the Declarant and serve at its pleasure, which is developer control today, and the turnover date is not published. Nothing we could read ties a sale to turnover, but the Declaration governs transfers, so we read it with you before you list. Florida’s section 720.307 sets the turnover process (Florida Statutes 720.307).

Do I need the association’s approval of my buyer?

Whether the Declaration requires the association to approve a buyer, and on what grounds, is not in a document we could read on October 15, 2026. The 55+ rules that the association’s Articles invoke apply to the community’s occupancy, and the association is to publish and follow age policies. We ask for the approval process in writing at the start of every Shores listing so the buyer is never surprised.

What does my buyer pay to the associations at closing?

On the builder’s sale, the one-time fees were $750 and $1,200 to the Shores association, $2,130 for the lagoon club, and $300 and $250 to the master association, $4,630 in all (builder fee sheet revised August 7, 2026). Whether those recur on a resale is not stated on the sheet, and the estoppel certificate will show it. The buyer also takes on the yearly charges and the district assessment on the tax bill.

How do I show the fee stack to buyers?

With one sheet, built from the documents: the Shores association’s quarterly amount for your product, the master association’s $153.15 a quarter, the lagoon club’s $123.28 a quarter, and the adopted FY2027 district assessment for your lot width, $2,789.14 (35 foot) or $3,984.48 (50 foot), with the total and the monthly equivalent. We attach the district’s adopted budget and the estoppel when it arrives, so the buyer sees the same numbers the associations will bill.

Who should I call to list my home in The Shores at Brightwater?

Call Jesse McGreevy direct at (239) 898-6072 or request a valuation for your Shores home. McGreevy and Comisar lead Domain Realty Group, and as Top 1% Real Estate Agents Nationally Since 2008 they bring the record-first method described above to every Shores listing.

Your Local Real Estate Experts

McGreevy and Comisar are the team The Shores at Brightwater owners and buyers call when a new-construction 55+ home must be priced from the record. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and are the #5 real estate team in Florida (RealTrends 2026).

As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse and Marc’s own personal sales exceed $900 million. Together they bring over 45 years of combined direct experience to Southwest Florida buyers and sellers. Read more about our team.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 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

Jesse McGreevy

Jesse McGreevy leads the team’s listing and seller strategy. Selling in The Shores at Brightwater? Get a free home valuation or call Jesse direct at (239) 898-6072. Email: [email protected].

Marc Comisar

Marc Comisar leads buyer representation and negotiation. Buying in The Shores at Brightwater? Call Marc at (239) 287-5873, read our buyer guide for Brightwater, or see how we represent buyers across Southwest Florida on our buying page.

What clients say

McGreevy and Comisar is a top-reviewed The Shores at Brightwater realtor on Google. We publish no aggregate score; these are five-star reviews in the clients’ own words.

★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Verified Google review

★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Verified Google review

★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Verified Google review

The team, the brokerage and where to find us

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty, the brokerage; Domain Realty Group is the team they lead. Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC), and you can verify a license on MyFloridaLicense.com. Florida license numbers: Jesse McGreevy SL3101296 and Marc Comisar BK3060671.

Frequently Asked Questions: Buyer Edition

These are the questions buyers ask about The Shores at Brightwater, the D.R. Horton 55+ section of Brightwater in North Fort Myers. Each answer is one paragraph tied to a recorded document, a dated builder page or a county figure, and where a fact is not public the answer says which document holds it.

Data updated: October 2026 (Lee County records and recorded sales through September 25, 2026; Southwest Florida MLS pulled October 11, 2026; D.R. Horton and district documents read October 15, 2026).

What is The Shores at Brightwater?

The Shores at Brightwater is a gated section of the master-planned Brightwater community in North Fort Myers, ZIP 33917, where D.R. Horton builds one-story twin villas and single-family homes that it markets as 55+. D.R. Horton lists 20 homes from $299,999 to $486,350 as of October 15, 2026, in four plans from 1,503 to 2,221 square feet, and the Brightwater CDD’s bond document calls D.R. Horton “the sole homebuilder within the District.” Read the parent Brightwater guide for the lagoon and the master plan.

Is The Shores at Brightwater a 55+ community?

Yes, on the public record, with one gap. Lee County’s zoning condition requires a recorded declaration limiting 590 units to adult senior housing, the association’s Articles filed with the State of Florida give it the power to operate as a “55 & older Community” under the federal Housing for Older Persons Act, and the district’s bond document describes an age restricted community. The recorded Declaration that sets the day-to-day rules was not retrievable on October 15, 2026.

Does everyone living in a home at The Shores have to be 55 or older?

The federal test asks that at least 80 percent of occupied units have at least one occupant who is 55 or older, and a newly built community need not meet that percentage until 25 percent of its units are occupied (24 CFR 100.305). The test counts units, not every resident, so a household with one member 55 or older can count. What the recorded Declaration requires of each household is not in a document we could read, and it decides.

Can someone under 55 buy a home in The Shores at Brightwater?

The statute counts occupied units and does not by itself bar a buyer under 55, but the association’s policy under the recorded Declaration may be stricter than the statute. Whether the Declaration limits ownership or occupancy for a household without a member 55 or older is not in a document we could read on October 15, 2026. We read the Declaration with you before you sign, and the builder’s disclosure package should state the rule.

Can grandchildren visit or stay at The Shores at Brightwater?

Visiting and longer stays by younger relatives are governed by the Declaration and the association’s published age policy, not by the federal statute alone. Those terms were not in a document we could read on October 15, 2026, so we do not state a visit limit or a stay limit. Ask for the guest and visitor rules in writing before you contract, and see our buyer guide for Brightwater for the document checklist.

Who builds homes in The Shores at Brightwater?

D.R. Horton builds every new home in The Shores, and the district’s bond document of May 26, 2026 says Horton is “the sole homebuilder within the District.” On the east side of Brightwater, North Brook at Brightwater was built from 2020 to 2023 by D.R. Horton and Maronda Homes, according to Lee County building permit reports, and is billed by the Stoneybrook North CDD rather than the Brightwater CDD. The sales center and model are at 18158 Lagoon Reach Ln, North Fort Myers, FL 33917, the builder’s published business address.

What floor plans are offered at The Shores, and how big are they?

D.R. Horton lists four one-story plans on its plan pages: the Carrington, two bedrooms, two baths and a two-car garage at 1,503 square feet, from $309,990; the Clifton, 2/2/2 at 1,816 square feet, from $390,990; the Delray, three bedrooms, two baths and a two-car garage at 2,034 square feet, from $410,990; and the Shelby, 3/2.5/2 at 2,221 square feet, from $438,990 (builder pages, October 15, 2026). Which plans are twin villas is not labelled on those pages.

What do new homes at The Shores at Brightwater cost right now?

D.R. Horton listed 20 homes on October 15, 2026, from $299,999 to $486,350, with a median of $415,945 by our computation. By plan size, the 1,503 square foot homes ranged from $299,999 to $348,110 (7 homes, median $326,040), the 1,816 square foot homes from $374,999 to $435,740 (5 homes, median $415,945), the 2,034 square foot homes from $399,999 to $456,905 (5 homes, median $454,515), and the 2,221 square foot homes from $424,999 to $486,350 (3 homes, median $474,855). These are list prices, not sales.

Have any homes resold in The Shores at Brightwater yet?

No. Lee County’s recorded sales show no qualified home sale on The Shores plat through September 25, 2026, and the Southwest Florida MLS showed no Shores closing in the 12 months to October 11, 2026, with 20 active listings. The district’s bond document says no home in the Brightwater CDD had closed with a homebuyer through May 2026. The first recorded resale becomes the first true comparable.

What are the HOA fees at The Shores at Brightwater?

On the builder’s fee sheet revised August 7, 2026, The Shores at Brightwater Homeowners Association charges $691.26 a quarter for twin villas ($2,765.04 a year) and $511.08 a quarter for single-family homes ($2,044.32 a year). The Brightwater Master Association adds $153.15 a quarter ($612.60 a year), and the lagoon club adds $123.28 a quarter ($493.12 a year). The recorded Declaration and the association’s budget govern the actual amounts, and the estoppel certificate shows what is owed.

What does the Shores HOA fee include?

The builder’s sheet lists association management, an on-site manager or lifestyle liaison, lawn maintenance, internet, the amenity center, insurance for the amenity, trails, a dog park and a playground or tot lot. For twin villas it also lists exterior paint and roof replacement and paver power washing. The sheet is a builder document, and the Declaration and budget govern what the association actually covers.

What is the Brightwater CDD assessment on a Shores home?

The Brightwater CDD’s adopted FY2027 budget, for October 1, 2026 to September 30, 2027, sets the assessment on developed lots in Area One at $2,789.14 for a 35 foot lot and $3,984.48 for a 50 foot lot, each made of an operations and maintenance part and a bond part. Which class a home falls in is on its estoppel and tax bill, not on the listing. The district maintains common landscaping, irrigation water, gates, lakes and street lights.

What does it cost per year to own at The Shores before taxes and insurance?

On the adopted FY2027 district budget and the builder’s August 7, 2026 fee sheet, the yearly charges come to $6,659.90, about $555 a month, for the twin villa and 35 foot class, and $7,134.52, about $595 a month, for the single-family and 50 foot class. That is before property tax and insurance. The pairing of villa with 35 foot and single family with 50 foot is our reading of the documents.

What one-time fees are due when I buy from the builder?

The builder’s fee sheet lists a $750 Shores capital contribution, a $1,200 irrigation fee, a $2,130 lagoon club amenity fee, a $300 master capital contribution and a $250 master transfer fee, for a total of $4,630 (revised August 7, 2026). Whether any of these recur on a resale is not stated on the sheet, and the estoppel certificate will show it. Closing costs, title and lender charges are separate.

Do Shores homeowners get Brightwater Lagoon access, and what does it cost?

Lee County’s Condition 34 requires that resident memberships in the Brightwater Country Club, which the builder’s sheet prices as the lagoon club, be included in every purchase of a Brightwater home. The lagoon is about six acres. The club costs $123.28 a quarter ($493.12 a year) plus a one-time $2,130 amenity fee on the builder’s sheet. The lagoon operator’s member page says a homeowner who rents out the home relinquishes lagoon access (MetroLagoons members).

Is The Shores at Brightwater gated?

Yes. D.R. Horton lists The Shores as gated, and the district’s assessment funds gate maintenance, according to the builder’s sheet. The lagoon is a separate gated facility with its own reservation rules for non-residents, summarized in the parent guide. Gated entry is a feature of the neighborhood, not a legal protection for any individual home.

What amenities does The Shores at Brightwater have?

D.R. Horton lists a clubhouse, exercise and fitness, a pool, pickleball, an event lawn, a dog park, walking and nature trails, multiple lakes, gates and the six acre recreational lagoon (October 15, 2026). The association owns a 5.032-acre amenity tract at 18131 Lagoon Reach Ln, according to the county parcel layer. Heated pool status, court counts, hours and the opening date are not published: Information not available at time of publishing (checked 2026-10-15).

What flood zone is The Shores at Brightwater in?

Almost all of it is in Zone X. On October 20, 2026, FEMA’s National Flood Hazard Layer put the center of 404 of the 406 home lots in Zone X minimal hazard and two, at 8490 and 8494 Bridgewater Dr, in Zone AE; none is in Zone VE or A. The panel is 12071C0277G (November 17, 2022), revised by Letter of Map Revision 25-04-6830P, effective June 30, 2026. Zone AE ponding areas reach part of 90 lots, so the zone for a specific lot is on its elevation certificate and flood determination.

Do I need flood insurance in The Shores?

FEMA states that federally regulated or insured lenders must require flood insurance for buildings in a special flood hazard area with a federally backed loan (FEMA), and the centers of 404 of the 406 home lots are outside one; the two Zone AE lots on Bridgewater Dr are inside it. A lender may still ask for coverage outside it, and a determination dated before June 30, 2026 may predate the map revision. Insurance can still be bought and priced, and the National Flood Insurance Program’s FloodSmart explains the options. A premium for a Shores address depends on the quote: Information not available at time of publishing (checked 2026-10-15).

What hurricane evacuation zone is The Shores in?

The Shores at Brightwater is in Lee County evacuation Zone C, which is surge zone 3 on the county layer (checked October 15, 2026). The county publishes the Zone C map, and a buyer should check the zone for the exact address on the county’s emergency management page before storm season.

What are property taxes on a Shores home?

Using the method in the district’s bond document, our illustration subtracts a $25,000 homestead exemption from the price and applies 14.4125 mills, the 2025 adopted total rate for the area. That gives $4,338.74 a year on a $326,040 price and $5,634.49 on $415,945. The 2026 proposed total rate is 14.3738 mills and the final bill governs. These are illustrations, not quotes, and Lee County’s assessed value and exemptions set the real bill.

Who provides water, sewer, power and internet at The Shores?

The district’s bond document names Lee County Utilities for water, the Florida Governmental Utility Authority for sewer, and Lee County Electric Cooperative for power (Lee County Utilities; FGUA; LCEC). The bond document names CenturyLink for telephone and internet, and the builder’s sheet lists internet as included in the Shores HOA fee without naming the provider. Bayshore Fire Protection and Rescue District’s Station 131 at 17350 Nalle Rd serves the area.

What schools are zoned for Shores addresses?

The Lee County school district’s locator for 2026-27, run on October 10, 2026 for two Shores addresses, returned Elementary Zone C, Middle Zone CC and High School East Zone 1. Zones can change, so rerun the locator for the exact address (School Zones), and read about choice applications on the district choice page. The closest school by straight line is The Bayshore School, 2.0 miles from the sales center.

How far is The Shores from the airport, hospitals and downtown Fort Myers?

By free-flow routing from the sales center on October 15, 2026, Southwest Florida International Airport is 19.2 miles and 27 minutes, Lee Memorial Hospital 11.8 miles and 21 minutes, Cape Coral Hospital 12.8 miles and 23 minutes, and downtown Fort Myers 10.3 miles and 19 minutes. Fort Myers Beach is 26.8 miles and 45 minutes. Free-flow times do not include rush hour or winter traffic (OSRM routing on OpenStreetMap data).

Can I rent out my home in The Shores at Brightwater?

The leasing and short-term rental rules are in the recorded Declaration, which was not retrievable on October 15, 2026, so we state no rental rule. The one documented consequence is outside the association: the lagoon operator’s member page says a homeowner who rents out the home relinquishes lagoon access. Ask for the leasing provisions in writing before you contract if renting matters to you.

Are pets allowed in The Shores at Brightwater?

Pet rules, including limits on number, size and breed, are in the Declaration and rules, which were not retrievable on October 15, 2026, so we state none. The builder’s sheet lists a dog park among the Shores association’s amenities. Ask for the pet provisions in the disclosure package before you sign.

Is The Shores finished, and what is still to be built?

No. Through May 2026, the district reported 382 lots developed and platted and 24 platted but not yet developed. On October 15, 2026, the county’s live parcel layer showed 4 parcels with a building value and 23 more coded single family with land value only, which are homes under construction. Phase 4 adds 206 more D.R. Horton lots, with homebuyer closings expected from December 2027.

How does The Shores compare with Del Webb Oak Creek?

The Shores lists lower, at a $415,945 median list price, in 1,503 to 2,221 square feet, with a lagoon club and a section amenity tract. Del Webb Oak Creek recorded 83 sales at a $544,910 median in the 12 months to September 25, 2026, in homes up to 3,970 square feet, with a clubhouse over 17,000 square feet. The full comparison is in the decision table above.

How does The Shores compare with Herons Glen?

Herons Glen is a resale market. Lee County recorded 52 sales under the Herons Glen plat name at a $341,250 median, and 92 at a $325,000 median when its Del Vera plats are added, in the 12 months to September 25, 2026. The Shores’ $415,945 median list is $90,945 above that median, but one is new construction and the other resale, so the numbers are a yardstick, not a comparable.

Does D.R. Horton offer incentives at The Shores, and should I bring my own agent?

On October 15, 2026, and again on October 20, D.R. Horton advertised a rate of 5.50 percent (6.030 percent APR) through its affiliated lender for contracts dated on or after August 19, 2026 that close by December 15, 2026, and a 7/6 ARM at 5.250 percent (6.404 percent APR) for contracts dated on or after September 21, 2026 that close by November 30, 2026, with “Big home savings end November 1.” The offers are conditional and dated. The builder’s sales staff represent the builder, so a buyer who wants their own advocate should bring an agent before the first visit; call Marc at (239) 287-5873 or see how we represent buyers. Selling a home first? Start with a free home valuation.

Frequently Asked Questions: Seller Edition

These are the questions sellers ask about listing a home in The Shores at Brightwater, the D.R. Horton 55+ section of Brightwater in North Fort Myers. Each answer is one paragraph tied to a recorded document, a statute or a dated figure, and where a fact is unknown the answer says so and names the document that settles it.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Southwest Florida MLS pulled October 11, 2026; D.R. Horton and district documents read October 15, 2026).

What is my Shores at Brightwater home worth when no home there has resold?

We price it from three layers: D.R. Horton’s 20 listed homes (October 15, 2026), which run from $299,999 to $486,350 with a median of $415,945; the 21 recorded resales across Brightwater’s three plats in the 12 months to September 25, 2026, at a median of $315,000; and your plan, lot, fee class and condition. No qualified home sale is recorded on The Shores plat, so the first resales will become the comparables. Request a valuation for your Shores home.

How do I price my Shores home against D.R. Horton’s new homes?

Match the plan by square feet, because the four plans are 1,503, 1,816, 2,034 and 2,221 square feet, and compare with the builder’s list prices for that size: median $326,040, $415,945, $454,515 and $474,855. Then account for what the builder offers that you cannot, such as a dated lender incentive and four price cuts of 8.6 to 11.7 percent, and for what you offer that it cannot, which is a finished home you can occupy now. The builder’s prices are asking prices, not sales.

How long will it take to sell a home in The Shores at Brightwater?

Median days on market for The Shores at Brightwater’s active listings: Information not available at time of publishing (checked 2026-10-15). For context, Brightwater homes that closed on the Southwest Florida MLS in the 12 months to October 11, 2026 took a median of 67.5 days, and North Fort Myers MLS closings took a median of 60 days (ZIPs 33903 and 33917, same pull date). No Shores home has closed on the MLS in that window, so neither figure is a Shores timeline.

Who can I sell my Shores home to?

Under the federal and Florida 55+ rules, the community must keep at least 80 percent of occupied units with at least one occupant 55 or older and must publish and follow age policies, so your buyer pool is shaped by the association’s policy. Which buyers the association’s policy admits is set by the recorded Declaration, which was not retrievable on October 15, 2026. We read it with you before you list so we market to buyers who can close.

Does the association have to approve my buyer?

Whether the Declaration requires association approval of a buyer, and what the process is, is not in a document we could read on October 15, 2026. Florida law sets the estoppel certificate process, with the association to issue the certificate within 10 business days of a written or electronic request (Florida Statutes 720.30851). We ask the association for its approval steps, if any, at the start of the listing.

Can I advertise my home as 55+?

Describe the community in the words of its own documents and follow the association’s published policy. Federal rules say that phrases such as “adult living” or “adult community” are not consistent with an intent to operate as 55 and older housing (24 CFR 100.306). Our listing remarks describe the neighborhood as a 55+ community and refer buyers to the association’s age policy, and say nothing about who should or should not buy.

What disclosures must a Shores seller give?

Florida requires a homeowners association disclosure summary before the contract is executed under section 720.401, a flood disclosure at or before contract under section 689.302, and a property tax disclosure summary under section 689.261 (720.401; 689.302; 689.261). The estoppel certificate shows what you owe the associations. We assemble the package before the first showing so a buyer reads the same numbers the associations will bill.

Do I give the CDD disclosure on a resale?

The community development district disclosure that section 190.048 requires, in bold immediately before the purchaser’s signature, applies to each contract for the initial sale of a residential unit (Florida Statutes 190.048). On a resale we show the district on the estoppel, the tax bill and a copy of the adopted budget, so the buyer sees the assessment even where the statute does not require the bold language. Ask your closing attorney or title agent how the contract form handles it.

How is the CDD assessment handled at a Shores closing?

The district’s assessment is collected on the property tax bill under the uniform method in section 197.3632 (Florida Statutes 197.3632), so it is prorated with the taxes under the contract. The adopted FY2027 amounts for developed lots are $2,789.14 (35 foot) and $3,984.48 (50 foot), covering October 1, 2026 to September 30, 2027. The bond portion stays with the property and the buyer takes it over.

Should I pay off the CDD bond portion before I list?

Probably not as a default. The district’s letter says the bond portion is roughly 45 to 55 percent of the total (on the adopted FY2027 budget it is about 32 percent of a developed lot’s bill, our arithmetic), runs about 30 years and can be paid off early, and that the operations and maintenance part is set by the board each year and continues regardless (Understanding Your CDD Assessment). Ask the district for the payoff figure for your lot, compare it to what a buyer would pay for a lower bill, and decide with your tax and legal advisers.

What is an estoppel certificate, and how fast must the association issue it?

An estoppel certificate is the association’s written statement of what is owed on a parcel and the status of its assessments. Under section 720.30851, the association must issue it within 10 business days of a written or electronic request, and the association designates a request address on its website (Florida Statutes 720.30851). The Shores association’s designated address was not found on October 15, 2026.

Will my buyer pay the one-time capital contributions again?

Unknown from the documents we could read. The builder’s sheet lists $750 and $1,200 to the Shores association, $2,130 for the lagoon club and $300 and $250 to the master association, $4,630 in all, as one-time fees at the builder sale, and does not say whether they recur on a resale. The Declaration governs, and the estoppel certificate will show what is due. We confirm it before you set your price.

Does the lagoon club membership go with the home?

Lee County’s Condition 34 (Resolution Z-22-015) requires that resident memberships in the Brightwater Country Club be included in every purchase of a Brightwater home, and the builder’s sheet prices the lagoon club at $123.28 a quarter ($493.12 a year) plus a $2,130 one-time fee. So the membership is tied to the purchase of the home. A homeowner who rents the home out relinquishes lagoon access, according to the operator’s member page, which matters if your buyer is an investor.

Does my Save Our Homes cap transfer to my buyer?

No. The cap on assessed value is a benefit of the owner who has it, and it does not transfer to a buyer, who must apply for his or her own homestead exemption (Florida Statutes 193.155; Lee County Property Appraiser). Your own Lee County tax bill shows your numbers.

Can I take my Save Our Homes benefit to my next Florida home?

Often, yes, through portability, if you establish a new homestead within three years (Florida Statutes 196.031; Florida Statutes 193.155). The benefit is the difference between your home’s just value and its capped assessed value, and Form DR-501 is the homestead application (Florida Form DR-501). Whether the benefit is worth anything depends on your own bill.

Who pays for title insurance when I sell in Lee County?

In Lee County, the seller customarily pays the owner’s title policy, and the contract controls. Your closing agent quotes the premium for your price, and we put the cost on your written net sheet before you list. A buyer’s lender policy is the buyer’s cost.

What does it cost to sell a home in Lee County?

Commission is negotiable, and we do not print a percentage because it is set by agreement. Florida’s documentary stamp tax on a deed is $0.70 per $100 of consideration (Florida Statutes 201.02). On a $415,945 price, our arithmetic is $2,912.00: the price divided by 100 is 4,159.45, rounded up to 4,160 units, times $0.70. Add the owner’s title policy, estoppel and recording fees, and prorated taxes and assessments, all of which go on your net sheet.

Should I sell before Phase 4 homes arrive in late 2027?

Phase 4 adds 206 D.R. Horton lots, and the district’s bond document expects homebuyer closings from December 2027. The Developer’s May 2026 expectation for Phase 4 homes is an average price of about $330,000, which is below today’s $415,945 median Shores list price. More new supply later can matter to a resale, and so can your own timeline, so we run the numbers for your plan before suggesting a date. We make no price forecast.

Do the builder’s price cuts lower my home’s value?

They set what a buyer compares you with. D.R. Horton’s page on October 15, 2026 showed four of 20 homes below an earlier price, cut by $28,111, $45,306, $45,966 and $53,161, which is 8.6 to 11.7 percent. The reason for the cuts is not stated. A resale priced from recorded sales, with a clean document package, is not the same product as a builder’s inventory home, but the cuts are why a resale must be priced with discipline.

How does the flood zone affect my Shores sale?

On October 20, 2026, FEMA put the center of 404 of the 406 home lots in Zone X minimal hazard and two, on Bridgewater Dr, in Zone AE, on panel 12071C0277G as revised by Letter of Map Revision 25-04-6830P (effective June 30, 2026). For most Shores homes that is a selling point; state your own lot’s zone and never write “no flood risk”. Florida’s section 689.302 still requires a flood disclosure at or before contract (Florida Statutes 689.302), and we attach the flood determination for your lot.

Should I get a pre-listing inspection and a wind mitigation report?

A pre-listing inspection can remove surprises, and a wind mitigation report documents the features that can earn insurance discounts under Florida’s section 627.0629 (Florida Statutes 627.0629). Premiums for a Shores address depend on the quote: Information not available at time of publishing (checked 2026-10-15). A report in hand lets a buyer’s agent get a real quote during the contract period.

Does my D.R. Horton warranty transfer to my buyer?

Unknown from the documents we could read. D.R. Horton’s warranty booklet and specification sheet, not a web page, set the terms and whether they transfer, and they were not found on October 15, 2026. Ask the builder for them, or look in your closing file, and tell us what they say so we can describe the coverage accurately to a buyer.

Can I sell while D.R. Horton still controls the association?

As far as the public record shows, yes. The Articles say the initial directors are appointed by the Declarant and serve at its pleasure, which means the developer controls the board today, and the turnover date is not published (Florida Statutes 720.307 sets the process). Developer control affects who answers estoppel requests and approves changes, so we start those requests early.

Will the FY2027 district increase scare buyers?

It can if it is a surprise. The adopted FY2027 assessment on developed lots rose 20.6 percent over FY2026, from $2,312.66 to $2,789.14 on a 35 foot lot and from $3,303.81 to $3,984.48 on a 50 foot lot, because the operations and maintenance portion rose 33.6 percent while the bond portion did not change. Showing that arithmetic and the district’s adopted budget up front keeps the number from being a surprise at the table.

What if my buyer wants to rent the home out?

The lease and short-term rental rules are in the recorded Declaration, which was not retrievable on October 15, 2026, so we state none. The one documented consequence is that the lagoon operator’s member page says a homeowner who rents out the home relinquishes lagoon access. A buyer who plans to rent should have the Declaration’s leasing terms before contract, and we make sure the buyer does.

Can I sell my Shores home from out of state?

Yes in practice, because the work is documents. The estoppel request can be made in writing or electronically under section 720.30851, the disclosures are delivered with the contract, and a local team handles showings, the flood and wind paperwork and the association requests. Tell us where you are and we set up a document timeline so nothing waits on your return.

Do I owe capital gains tax when I sell?

It depends on your gain and your ownership and use history. The IRS lets many sellers of a main home exclude up to $250,000 of gain if single or $500,000 if married filing jointly when they meet the ownership and use tests, generally owning and living in the home for at least 24 months of the 5 years before the sale (IRS Publication 523; IRS Topic 701). A newly built home with a short holding period may not meet them. Your tax adviser decides, and we give you the sale numbers they need.

What makes a Shores listing stand out against the builder’s models?

A finished home you can occupy now, a fee sheet that shows the whole yearly stack before the buyer asks, a clean document package, and accurate marketing of the neighborhood’s real features: the lagoon club next door, the 5.032-acre amenity tract, one-story plans of 1,503 to 2,221 square feet and FEMA Zone X at 404 of 406 home lots. The builder cannot offer a resale’s immediate occupancy, and a buyer will notice a seller who answers every document question first.

Is there a best time of year to list in The Shores?

Month-by-month MLS sales for The Shores at Brightwater: Information not available at time of publishing (checked 2026-10-15). With no recorded Shores resale, there is no seasonal pattern to cite for The Shores. North Fort Myers as a whole took a median of 60 days to sell on the MLS in the 12 months to October 11, 2026, but that figure is not a seasonal pattern for a 55+ section. We will watch the first Shores resales for one.

Can you sell my Shores home and help me buy my next one?

Yes. Jesse McGreevy handles your sale and Marc Comisar represents you on the purchase, so the timeline, the Save Our Homes portability question and the closing dates can be coordinated in one place. Call Jesse at (239) 898-6072, or Marc at (239) 287-5873 for the purchase side, and see our buyer guide for Brightwater and how we represent buyers if you are moving within the neighborhood.

Who is the best realtor to sell a home in The Shores at Brightwater?

McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and the #5 real estate team in Florida (RealTrends 2026), Top 1% Real Estate Agents Nationally Since 2008. In the last 12 months we tracked every recorded sale on The Shores plat and 87 closings across Brightwater. We price from the recorded documents and sales, not from a portal estimate. Call Jesse direct at (239) 898-6072.

How do I get a free valuation of my Shores at Brightwater home?

Use our free home valuation, which takes about 60 seconds, or call Jesse direct at (239) 898-6072. Have your plan or square footage, your lot width class from the tax bill, your upgrades and your builder closing date ready. We follow up with a number built from the builder’s list prices, Brightwater’s recorded resales and your fee class.

Sources and Authoritative References

Every fact on this page traces to a primary source below: Lee County records, the Brightwater Community Development District, the Property Appraiser and Tax Collector, FEMA, the water management district, Florida statutes and rules, federal law, the school district, the builder, the developer and the lagoon operator. Builder, developer and operator pages are marketing and are labelled so.

Sale figures come from our index of the Lee County Property Appraiser’s public files (parcel roll and sale file dated October 4, 2026; newest recorded sale September 25, 2026), run October 15, 2026. Market data comes from the Southwest Florida MLS, pulled October 11, 2026. Drive times are computed with OSRM open-source routing on OpenStreetMap data, October 15, 2026.

A. Lee County record and services

• FEMA National Flood Hazard Layer, Flood Hazard Zones query (FEMA), https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer/28/query, read October 15 and October 20, 2026
• FEMA Letter of Map Revision 25-04-6830P, “Brightwater Phases 1, 2AB, 3 and Lagoon” (FEMA), https://map1.msc.fema.gov/mipdata/25-04-6830P-125124.pdf, read October 20, 2026
• Hearing Examiner Recommendation, case DCI2021-00012 (Lee County), https://results.leegov.com/Home/DownloadFile/KT0000188680, read October 15, 2026
• Resolution Z-22-015, case DCI2021-00012 (Lee County Board of County Commissioners), https://results.leegov.com/Home/DownloadFile/KT0000202481, read October 15, 2026
• Zoning case DCI2021-00012, all documents (Lee County), https://results.leegov.com/home/index/ZoningCases/DCI2021-00012, read October 15, 2026
• Lee County Parcels layer (Lee County Property Appraiser GIS), https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/arcgis/rest/services/Lee_County_Parcels/FeatureServer/0/query, read October 15, 2026
• Ordinance 22-15, Del Webb Oak Creek CDD (Lee County), https://www.leegov.com/bocc/Ordinances/22-15.pdf, read October 15, 2026
• Ordinance 25-20 (Lee County), https://www.leegov.com/bocc/Ordinances/25-20.pdf, read October 15, 2026
• Community Development (Lee County), https://www.leegov.com/dcd, read October 15, 2026
• Floodplain Management (Lee County), https://www.leegov.com/dcd/flood, read October 15, 2026
• Geographic Information System (Lee County), https://www.leegov.com/gis, read October 15, 2026
• North Fort Myers Park and Recreation Center (Lee County Parks), https://www.leegov.com/parks/centers/nfm, read October 15, 2026
• Evacuation Zone C map (Lee County Emergency Management), https://www.leegov.com/publicsafety/Documents/Emergency%20Management/ZONE%20C.pdf, read October 15, 2026
• Lee County Utilities (Lee County), https://www.leegov.com/utilities, read October 15, 2026
• Lee County Property Appraiser, https://www.leepa.org/, read October 15, 2026
• Senior Exemption Information (Lee County Property Appraiser), https://www.leepa.org/Exemption/DownloadSeniorExemptionForms.aspx, read October 15, 2026
• General Exemption Information (Lee County Property Appraiser), https://www.leepa.org/exemption/generalexemptioninfo.aspx, read October 15, 2026
• Lee County Tax Collector, https://www.leetc.com/, read October 15, 2026
• FIRM Panels layer, National Flood Hazard Layer (FEMA), https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer/3, read October 15 and October 20, 2026
• Flood Hazard Zones layer, National Flood Hazard Layer (FEMA), https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer/28, read October 15 and October 20, 2026
• Lee County Emergency Management, https://www.leegov.com/publicsafety/emergencymanagement, read October 15, 2026
• Lee County Government, https://www.leegov.com/, read October 15, 2026

B. Community Development Districts

• Stoneybrook North CDD, https://stoneybrooknorthcdd.org/, read October 15, 2026
• Brightwater CDD, https://www.brightwatercdd.org/, read October 15, 2026
• Documents (Brightwater CDD), https://www.brightwatercdd.org/documents, read October 15, 2026
• District map (Brightwater CDD), https://www.brightwatercdd.org/files/documents/Brighwater%20Map.pdf, read October 15, 2026
• FY 2027 Adopted Budget (Brightwater CDD), https://www.brightwatercdd.org/files/documents/Financial%20Documents/Budget%20Documents/Brightwater%20CDD%20-%20FY%202027%20-%20Adopted%20Budget.pdf, read October 15, 2026
• Understanding Your CDD Assessment letter (Brightwater CDD), https://www.brightwatercdd.org/files/documents/Financial%20Documents/Understanding%20Your%20CDD%20Assessment%20Letter.pdf, read October 15, 2026
• May 26, 2026 agenda packet with the preliminary bond document (Brightwater CDD), https://www.brightwatercdd.org/files/documents/Meeting%20Documents/Agendas/FY%202026/2026-05-26%20Brightwater%20Agenda%20v2_merge.pdf, read October 15, 2026
• September 22, 2026 agenda packet (Brightwater CDD), https://www.brightwatercdd.org/files/documents/Meeting%20Documents/Agendas/FY%202026/2026-09-22%20Brightwater%20Agenda_merge.pdf, read October 15, 2026
• Ordinance establishing the district (Brightwater CDD and Lee County), https://www.brightwatercdd.org/files/documents/Ordinance%20to%20Establish/Brightwater%20Ordinance.pdf, read October 15, 2026
• Finances (Brightwater CDD), https://www.brightwatercdd.org/finances, read October 15, 2026

C. State of Florida: statutes, rules, agencies, corporations

• Section 190.048, Florida Statutes (Online Sunshine), http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0100-0199/0190/Sections/0190.048.html, read October 15, 2026
• Section 720.306, Florida Statutes (Online Sunshine), http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.306.html, read October 15, 2026
• Section 720.30851, Florida Statutes (Online Sunshine), http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.30851.html, read October 15, 2026
• Section 720.401, Florida Statutes (Online Sunshine), http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.401.html, read October 15, 2026
• Section 760.29, Florida Statutes (Online Sunshine), http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0760/Sections/0760.29.html, read October 15, 2026
• Florida Commission on Human Relations, https://fchr.myflorida.com/, read October 15, 2026
• FL511 Florida traffic and commuter information (FDOT), https://fl511.com/, read October 15, 2026
• Form DR-501, homestead exemption application (Florida Department of Revenue), https://floridarevenue.com/property/documents/dr501.pdf, read October 15, 2026
• Citizens Property Insurance Corporation, https://www.citizensfla.com/, read October 15, 2026
• Florida Department of Transportation, https://www.fdot.gov/, read October 15, 2026
• Florida Governmental Utility Authority, https://www.fgua.com/, read October 15, 2026
• Florida Office of Insurance Regulation, https://www.floir.com/, read October 15, 2026
• Chapter 60Y-9, requirements related to housing for older persons (Florida Administrative Rules), https://www.flrules.org/gateway/ChapterHome.asp?Chapter=60Y-9, read October 15, 2026
• Rule 60Y-9.005, housing exemption for persons 55 years of age or older (Florida Administrative Rules), https://www.flrules.org/gateway/RuleNo.asp?id=60Y-9.005, read October 15, 2026
• Section 190.009, Florida Statutes (The Florida Senate), https://www.flsenate.gov/Laws/Statutes/2025/190.009, read October 15, 2026
• Section 190.048, Florida Statutes (The Florida Senate), https://www.flsenate.gov/Laws/Statutes/2025/190.048, read October 15, 2026
• Section 193.155, Florida Statutes (The Florida Senate), https://www.flsenate.gov/Laws/Statutes/2025/193.155, read October 15, 2026
• Section 196.031, Florida Statutes (The Florida Senate), https://www.flsenate.gov/Laws/Statutes/2025/196.031, read October 15, 2026
• Section 197.3632, Florida Statutes (The Florida Senate), https://www.flsenate.gov/Laws/Statutes/2025/197.3632, read October 15, 2026
• Section 627.0629, Florida Statutes (The Florida Senate), https://www.flsenate.gov/Laws/Statutes/2025/627.0629, read October 15, 2026
• Section 689.261, Florida Statutes (The Florida Senate), https://www.flsenate.gov/Laws/Statutes/2025/689.261, read October 15, 2026
• Section 689.302, Florida Statutes (The Florida Senate), https://www.flsenate.gov/Laws/Statutes/2025/689.302, read October 15, 2026
• Section 720.306, Florida Statutes (The Florida Senate), https://www.flsenate.gov/Laws/Statutes/2025/720.306, read October 20, 2026
• Section 720.307, Florida Statutes (The Florida Senate), https://www.flsenate.gov/Laws/Statutes/2025/720.307, read October 15, 2026
• Section 720.3075, Florida Statutes (The Florida Senate), https://www.flsenate.gov/Laws/Statutes/2025/720.3075, read October 15, 2026
• Section 720.3085, Florida Statutes (The Florida Senate), https://www.flsenate.gov/Laws/Statutes/2025/720.3085, read October 15, 2026
• Section 720.30851, Florida Statutes (The Florida Senate), https://www.flsenate.gov/Laws/Statutes/2025/720.30851, read October 15, 2026
• Section 720.401, Florida Statutes (The Florida Senate), https://www.flsenate.gov/Laws/Statutes/2025/720.401, read October 15, 2026
• Section 760.29, Florida Statutes (The Florida Senate), https://www.flsenate.gov/Laws/Statutes/2025/760.29, read October 15, 2026
• MyFloridaLicense.com (Florida Department of Business and Professional Regulation), https://www.myfloridalicense.com/, read October 15, 2026
• South Florida Water Management District, https://www.sfwmd.gov/, read October 15, 2026
• The Shores at Brightwater Homeowners Association, Inc., document N23000002018 (Florida Division of Corporations), https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquiryType=DocumentNumber&aggregateId=domnp-n23000002018-5db7d098-af48-4646-9865-2f729086fdb5&directionType=Initial&searchNameOrder=SHORESATBRIGHTWATERHOMEOWNERSA%20N230000020180&searchTerm=N23000002018, read October 15, 2026
• Articles of Incorporation, The Shores at Brightwater Homeowners Association, Inc., filed February 23, 2023 (Florida Division of Corporations), https://search.sunbiz.org/Inquiry/CorporationSearch/ConvertTiffToPDF?storagePath=COR%5C2023%5C0308%5C00070357.Tif&documentNumber=N23000002018, read October 15, 2026
• Brightwater Master Homeowners Association, Inc., document N15000010020 (Florida Division of Corporations), https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquiryType=DocumentNumber&aggregateId=domnp-n15000010020-d0026c46-50e1-4223-a187-0b1a3424ea2a&directionType=Initial&searchNameOrder=STONEYBROOKNORTHHOMEOWNERSASSO%20N150000100200&searchTerm=N15000010020, read October 15, 2026
• Section 201.02, Florida Statutes, documentary stamp tax on deeds (The Florida Senate), https://www.flsenate.gov/Laws/Statutes/2025/201.02, read October 15, 2026
• Section 720.3086, Florida Statutes, association financial report (The Florida Senate), https://www.flsenate.gov/Laws/Statutes/2025/720.3086, read October 15, 2026

D. Federal law and agencies

• North Fort Myers, FL profile data (Census Reporter, American Community Survey), http://censusreporter.org/profiles/16000US1249350-north-fort-myers-fl/, read October 15, 2026
• Explore Census Data (U.S. Census Bureau), https://data.census.gov/, read October 15, 2026
• Census Geocoder (U.S. Census Bureau), https://geocoding.geo.census.gov/geocoder/locations/onelineaddress, read October 15, 2026
• FEMA Flood Map Service Center, https://msc.fema.gov/portal/home, read October 15, 2026
• U.S. Census Bureau, https://www.census.gov/, read October 15, 2026
• 24 CFR 100.304, eCFR (U.S. Government Publishing Office), https://www.ecfr.gov/api/renderer/v1/content/enhanced/current/title-24?part=100&section=100.304, read October 15, 2026
• 24 CFR 100.306, eCFR (U.S. Government Publishing Office), https://www.ecfr.gov/api/renderer/v1/content/enhanced/current/title-24?part=100&section=100.306, read October 15, 2026
• Federal Housing Finance Agency, https://www.fhfa.gov/, read October 15, 2026
• FloodSmart (National Flood Insurance Program), https://www.floodsmart.gov/, read October 15, 2026
• Understanding Flood Risk: Real Estate, Lending or Insurance Professionals (FEMA), https://www.fema.gov/flood-maps/know-your-risk/realtor-lending-insurance, read October 20, 2026
• Housing Discrimination Under the Fair Housing Act (HUD), https://www.hud.gov/helping-americans/fair-housing-act-overview, read October 15, 2026
• Fair Housing Act overview, program office page (HUD), https://www.hud.gov/program_offices/fair_housing_equal_opp/fair_housing_act_overview, read October 15, 2026
• Publication 523, Selling Your Home (Internal Revenue Service), https://www.irs.gov/publications/p523, read October 15, 2026
• Topic no. 701, Sale of your home (Internal Revenue Service), https://www.irs.gov/taxtopics/tc701, read October 15, 2026
• 24 CFR 100.305, 80 percent occupancy (Legal Information Institute, Cornell Law School), https://www.law.cornell.edu/cfr/text/24/100.305, read October 15, 2026
• 24 CFR 100.307, verification of occupancy (Legal Information Institute, Cornell Law School), https://www.law.cornell.edu/cfr/text/24/100.307, read October 15, 2026
• 42 U.S. Code section 3607 (Legal Information Institute, Cornell Law School), https://www.law.cornell.edu/uscode/text/42/3607, read October 15, 2026
• National Hurricane Center (NOAA), https://www.nhc.noaa.gov/, read October 15, 2026
• 24 CFR Part 100, housing for older persons (eCFR), https://www.ecfr.gov/current/title-24/subtitle-B/chapter-I/subchapter-A/part-100, read October 15, 2026

E. Schools

• The Bayshore School (School District of Lee County), https://bay.leeschools.net/, read October 15, 2026
• North Fort Myers Academy for the Arts (School District of Lee County), https://nfa.leeschools.net/, read October 15, 2026
• North Fort Myers High School Center for Arts and Media (School District of Lee County), https://nfm.leeschools.net/, read October 15, 2026
• Choice Application (School District of Lee County), https://www.leeschools.net/student_enrollment/choice_application, read October 15, 2026
• School Zones (School District of Lee County), https://www.leeschools.net/student_enrollment/school_zones, read October 15, 2026
• Transportation Optimization (School District of Lee County), https://www.leeschools.net/support/transportation_optimization, read October 15, 2026
• SchoolSite Locator, Lee County 2026-27 (School District of Lee County), https://www.schoolsitelocator.com/apps/leecounty/, read October 15, 2026

F. Builder, developer, operator, rival, fire district and utility sites (builder and developer pages are marketing)

• Del Webb Oak Creek Homeowners Association, https://delwebboakcreekhoa.com/, read October 15, 2026
• Herons Glen Country Club, https://heronsglencc.com/, read October 15, 2026
• Frequently Asked Questions (Herons Glen Country Club), https://heronsglencc.com/frequently-asked-questions, read October 15, 2026
• Brightwater (Metro Development Group, developer marketing), https://metrodevelopmentgroup.com/communities/brightwater/, read October 15, 2026
• Brightwater map brochure, August 2026 (Metro Development Group, developer document), https://metrodevelopmentgroup.com/wp-content/uploads/2026/08/BW-Map-Brochure-082026.pdf, read October 15, 2026
• Brightwater site map, August 11, 2026 (Metro Development Group, developer document), https://metrodevelopmentgroup.com/wp-content/uploads/2026/08/Brightwater-Site-Map-8.11.2026-scaled.jpg, read October 15, 2026
• Bayshore Fire Protection and Rescue District, https://www.bayshorefire.org/, read October 15, 2026
• Del Webb Oak Creek (Del Webb, builder marketing), https://www.delwebb.com/homes/florida/fort-myers/north-fort-myers/del-webb-oak-creek-210706, read October 15, 2026
• The Shores at Brightwater community page (D.R. Horton, builder marketing), https://www.drhorton.com/florida/southwest-florida/north-fort-myers/brightwater-ii, read October 15, 2026
• Carrington plan, 1,503 square feet (D.R. Horton, builder marketing), https://www.drhorton.com/florida/southwest-florida/north-fort-myers/brightwater-ii/floor-plans/1503, read October 15, 2026
• Shelby plan, 2,221 square feet (D.R. Horton, builder marketing), https://www.drhorton.com/florida/southwest-florida/north-fort-myers/brightwater-ii/floor-plans/2221, read October 15, 2026
• Clifton plan, 1,816 square feet (D.R. Horton, builder marketing), https://www.drhorton.com/florida/southwest-florida/north-fort-myers/brightwater-ii/floor-plans/a4cb, read October 15, 2026
• Delray plan, 2,034 square feet (D.R. Horton, builder marketing), https://www.drhorton.com/florida/southwest-florida/north-fort-myers/brightwater-ii/floor-plans/a4db, read October 15, 2026
• Lee County Electric Cooperative, https://www.lcec.net/, read October 15, 2026
• Brightwater Lagoon (MetroLagoons, operator), https://www.metrolagoons.com/brightwater-lagoon-fort-myers, read October 15, 2026
• Members (MetroLagoons, operator), https://www.metrolagoons.com/members, read October 15, 2026
• Rules and FAQ (MetroLagoons, operator), https://www.metrolagoons.com/rules-and-faq, read October 15, 2026
• Brightwater HOA and CDD fees, 2023 (Metro Places, developer document), https://www.metroplaces.com/wp-content/uploads/2023/04/Brightwater-HOA-and-CDD-1.pdf, read October 15, 2026
• Brightwater Community Fees, revised August 7, 2026 (D.R. Horton, builder document), https://www05.drhorton.com/website/swflorida/Brightwater_Community_Fees.pdf, read October 15, 2026
• McGreevy and Comisar reviews (Google Business Profile), https://www.google.com/maps?cid=14023824600866387372, read October 15, 2026

Downloadable Documents

These documents are published by Lee County, the Brightwater Community Development District, the State of Florida, the builder and the developer. Each link opens the issuing authority’s own copy, so you read the current version rather than a reprint. Read the recorded documents for any specific lot before you buy or list.

Table K. Primary documents for The Shores at Brightwater. Builder and developer documents are labelled as such.

Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, Best Realtor for The Shores at Brightwater. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.