The Brooks - Winding Stream

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

Winding Stream is a condominium neighborhood inside the master-planned community of The Brooks in Estero, Florida, and it sits inside Spring Run at The Brooks, the gated bundled-golf community that wraps around it. It is 120 two-bedroom, two-bath garden condominiums in 12 two-story buildings, built in 2001 and 2002, with its own Chapter 718 regime, its own pool, its own Recreation Association and its own manager. In the 12 months to September 29, 2026, 11 sold through the Southwest Florida MLS at a $325,000 median.

A word on the name, because search results blur it. This page covers Winding Stream, the garden condominium neighborhood at Spring Run in the Village of Estero, Lee County, ZIP 34135. It is not a Shadow Wood neighborhood, although an older briefing listed it there by mistake. It is not Sunset Stream or Streamside, the two other garden condominium neighborhoods in Spring Run. And it is not Winding Waters or Winding Trails, unrelated Florida organizations that appear beside it in the state's corporate register.

Winding Stream is a marginal neighborhood on paper: it has no separate gate, no separate golf course and no separate address, because it lives inside Spring Run. It earns its own page because four things change when you cross its boundary. The association is different, the manager is different, the legal regime is a condominium under Chapter 718 and not a homeowners' association under Chapter 720, and the sales are different: owners here turned over at more than twice the rate of the rest of Spring Run. Everything on this page is built on those differences. For the community-wide story, the golf club, the course and the full fee stack, read the Spring Run at The Brooks guide; this page does not repeat it.

If you own here and are weighing a sale, start with the market snapshot, the plan-by-plan table and the selling rules, then call Jesse. If you are buying, the sections below show what a Winding Stream condo costs to buy and carry, which records are public, and which ones you must request before you write an offer. Where the record stops, we say so and name the document that would answer the question.

Why McGreevy and Comisar Are the Best Realtor for Winding Stream

McGreevy and Comisar are the best realtor for Winding Stream because the case sits on the public record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a neighborhood read built from every MLS closing, the county roll, the state condominium register and the association's own rules.

If you're searching for the best realtor for Winding Stream in The Brooks, Estero, whether you're ready to sell your Winding Stream home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Sellers and buyers comparing the best real estate agents in Estero should ask each agent to price a specific Winding Stream floor plan from its own recent sales, and we do that below in the open.

Recent Winding Stream track record (last 12 months): In the last 12 months Winding Stream has seen 11 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026, closings to that date), at a median of $325,000 (n = 11), a range of $205,000 to $450,500, $3,715,500 in total volume, a median of 94 days on market and a median sold-to-list ratio of 94.3%. The highest-priced resale in that window was $450,500 for a two-bedroom-plus-den flat in May 2026. Domain Realty, our brokerage, closed 3,521 transaction sides across Southwest Florida in the 60 months to October 5, 2026, $2.05 billion in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.

In the last 12 months we tracked every one of the 11 Winding Stream closings in the Southwest Florida MLS, and we tracked all 36 closings the MLS has recorded here in the last 60 months. We matched each one to the county's recorded sale and to one of the four floor plans on the county roll, so the tables below show what each plan actually brought.

For Winding Stream sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. Here the paperwork comes first. Winding Stream requires 30 days' notice of a sale to its Recreation Association and a registered sale with the master club before closing, and Spring Run bans for-sale signs outright, so the marketing has to be done through the MLS, showings and the gatehouse.

For Winding Stream buyers: the first question is the plan, because the four floor plans have priced very differently and the larger two have sold far faster. The second is the carry: the club fee alone is $9,159 a year, and the neighborhood's own fee is not published. The third is the paperwork the neighborhood keeps behind its manager.

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

Selling your Winding Stream home? Get a free home valuation or Call Jesse direct at (239) 898-6072. See what your Winding Stream at Spring Run home is worth today.

Buying a home in Winding Stream? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. Read our Winding Stream at Spring Run buyer's guide before you tour.

Living in Winding Stream as a Homebuyer

Living in Winding Stream means a two-bedroom, two-bath condominium in a two-story garden building built in 2001 or 2002, a neighborhood pool and gas grills a few steps away, a Recreation Association that handles the buildings, and the gate, golf club, tennis, bocce and clubhouse of Spring Run included with the home through the club's annual fee.

What Is Winding Stream?

Winding Stream is one of ten named neighborhoods inside Spring Run at The Brooks, and the third-largest by count at 120 homes, tied with Autumn Lake. The county's 2026 roll carries 120 residential parcels, every one coded as condominium use, in three recorded sections of 40 (Section I, Section II and Section III). All 120 are two-bedroom, and Spring Run's own documents describe the product as a garden condominium. The Spring Run at The Brooks page places it in the club's entry price band alongside Streamside and Sunset Stream.

Twelve Buildings, Ten Homes in Each

The association's own rules list Winding Stream as 12 buildings of ten homes each, five on the ground floor and five above, in three groups of four buildings, one group per section. The buildings are numbered 21 through 32. Nothing here is three stories, which matters for state condominium law and is covered in its own section below. Each home has an assigned carport space rather than a garage, and the rules describe carports as approved for motor vehicles only.

Who Buys a Winding Stream Condo?

The public record supports three uses of the property: a seasonal lock-and-leave base close to Coconut Point, a first Florida home at a price well below the rest of Spring Run's average, and a rental, since the neighborhood allows leases of 30 days or more with approval. We read these from the price, size and rules of the homes, and we describe the property, not the people who own or rent it.

A Day in the Neighborhood

A resident walks out to a shared neighborhood pool with a covered area, propane grills that the association supplies, and bicycle racks with tags for each bike. The club's clubhouse, dining rooms, four Har-Tru tennis courts, three bocce courts and 18-hole course are a short ride away inside the same gate, and the gatehouse staffs the entrance from 6:30 a.m. to midnight every day, per the club's 2025 to 2026 membership sheet.

What Winding Stream Does Not Have

Six things buyers sometimes assume. No garage: the units are served by carports, and the county's garage field is blank for condominiums. No private pool: the pool is the neighborhood's, and pets are not allowed inside its gates. No pickleball court or dog park inside Spring Run itself; pickleball in The Brooks sits behind a Commons Club membership. No separate golf: golf belongs to the master club, not to Winding Stream. No 55-plus restriction. No public fee sheet for the neighborhood: only the club's fees are published.

Selling your Winding Stream home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Winding Stream? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Winding Stream Market Snapshot: What Condos for Sale in Winding Stream Actually Close At

Winding Stream condos closed 11 times in the Southwest Florida MLS in the 12 months to September 29, 2026, the first window that reaches 10 closings, at a $325,000 median, 94 median days on market and 94.3% of final list price. Two more Winding Stream condos were for sale on that date.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)

MLS figures use MLS living area, which is not consistent in this neighborhood, as the plan section below explains. County figures are DOR-qualified recorded sales and are never mixed with MLS square-foot figures. Medians use the mean of the middle pair when n is even, and sales entered after closing (SDE) are listed but excluded from medians. Sold-to-list means sold price over final list price.

The Headline Numbers

The 12-month window totals $3,715,500 in volume, with a $205,000 low and a $450,500 high. Ten of the 11 sold below the final list price, and six of the 11 took more than 90 days. The 60-month window totals $13,587,400 across 36 closings.

Every Winding Stream MLS Closing, Last 12 Months

Eleven closings is enough for a median, but a neighborhood this small is read sale by sale. Each row shows month, price, bedrooms and the floor plan we matched from the county record. MLS living area is shown as reported, and it differs from the county's heated area for the same plan.

The $205,000 sale in February 2026 is the lowest in the 60-month record and closed at 76.2% of its final list price after 141 days. The $425,000 sale in April 2026 closed at its list price on day zero of the MLS clock, which usually means it was priced and negotiated before it was formally marketed. Both are real prices, and neither should be read as a forecast.

Every Winding Stream MLS Closing Before That, Months 13 to 60

The older 25 closings, by month, price and MLS bedrooms, show the arc of the market.

The Price Path, Year by Year

Every year below is a small sample of MLS-marketed closings, so treat each median as a description and not a forecast.

The pattern is a fast, at-list 2022, when eight of 12 sales closed at or above list in a median of 9.5 days, then a long, slower decline. Since the start of 2024 only one of 21 sales has closed at or above its final list price, and the median days on market has climbed from 43 in 2024 to 85 in 2025 and 94 so far in 2026. Sellers here have been negotiating, not competing.

What Is For Sale at Winding Stream Right Now

On September 29, 2026 the MLS showed two Winding Stream actives: a two-bedroom, two-bath, 1,333 square foot condo listed at $389,000 with 13 days on market, and a two-bedroom, two-bath, 1,209 square foot condo listed at $344,000 with 200 days on market. The median active list price was $366,500. Two active listings against 11 closings a year is about 2.2 months of supply (the roster figure, our arithmetic), a tight number that reflects how few flats come to market, not how easily they sell. The $344,000 listing has waited 200 days, and the same size of condo (MLS 1,209 square feet) closed in May 2026 at $325,000 and in July 2026 at $320,000.

Recorded Sales by Year, County Record

The county's qualified recorded sales cover more years than the MLS. County figures are recorded deed prices flagged as qualified arm's-length sales; they are never compared with MLS square-foot figures.

The county file holds 173 qualified sales in all, back to the original developer sales of 2001, when 17 closed at a $295,000 median. Since September 29, 2025 the county shows 12 qualified sales at a $322,500 median, one more than the 11 the MLS marketed, so one recorded sale was not marketed through the MLS. The median rose from $162,000 in 2020 to $400,000 in 2022, which is a 147 percent rise in two years, then fell back to $322,500 in 2026, about 19 percent below 2022. Small counts move medians, so we describe direction and not a precise rate.

Ready to Sell or Buy in Winding Stream? Talk to the Team That Tracked All 36 Closings

Winding Stream has 120 condominiums inside Spring Run at The Brooks, a Recreation Association that requires 30 days' notice of a sale, and on September 29, 2026 exactly two condos for sale, at $344,000 and $389,000. In a neighborhood where 11 closed in 12 months at a $325,000 median, the seller who prices to the recent closings for their own floor plan, and files the association paperwork early, is the one who closes.

Selling a Winding Stream condo in Spring Run? Get a free Winding Stream home valuation or Call Jesse direct at (239) 898-6072. You can also read our guide to selling a home in The Brooks and see what a Brooks home is worth.

Buying at Winding Stream? Call Marc at (239) 287-5873, start with our Brooks buyer's guide, or read how we represent buyers.

Our Winding Stream at Spring Run seller's guide covers pricing, prep and closing costs.

How Did Winding Stream Come to Be?

Winding Stream began in 2001 as a Florida not-for-profit Recreation Association filed on July 9, 2001, followed by three condominium declarations that the state's register records as recorded in July 2001 (Sections I and II) and April 2002 (Section III). The county roll dates the 120 homes to 2001 and 2002, 60 in each year.

The Recreation Association, July 2001

The Florida Division of Corporations lists Winding Stream Recreation Association, Inc. (document N01000004780) as a not-for-profit corporation filed on July 9, 2001, with an active status and no name history. Its last recorded corporate event is a merger filed on March 15, 2010, and it has filed an annual report every year since, most recently on April 24, 2026. Its principal address, mailing address and registered agent are all in care of Sandcastle Community Management in Naples, an address the record shows was updated on September 23, 2025.

Three Section Associations, Now Merged

Each of the three condominium sections once had its own association, and the state's register still lists all three: Winding Stream Section 1 Condominium Association (N01000004781), Section II (N01000004782) and Section III (N02000002875). All three now show a status of INACT/MG, which is the register's code for inactive by merger. Read together with the 2010 merger on the Recreation Association's own record, that pattern tells us the three section corporations were folded into one, so a single board now speaks for all 120 homes. That is our reading of two public records, and the recorded merger documents would confirm it.

The State Register: Three Sections, Two Different Counts

The Division of Condominiums extract lists the neighborhood as three projects: Winding Stream Section I, recorded July 11, 2001; Section II, also recorded July 11, 2001; and Section III, recorded April 26, 2002. All three read Approved and Recorded. The register's unit counts are 80, 80 and 40, or 200 in all, which does not match the county roll, the association's own rules or the club's ten-neighborhood table. Each of those three sources counts 120 homes, 40 per section, and every one of the 12 buildings on the roll has ten homes. We treat 120 as the count and the register's 200 as an entry we cannot reconcile from public records, and we ask the association's manager to confirm the figure on any purchase.

Built in 2001 and 2002

The county roll's year-built field is unusually clean. Section I's 40 homes were built in 2001, Section III's 40 homes in 2002, and Section II is split: 20 homes in 2001 and 20 in 2002. That gives 60 homes from each year, a median year built of 2001.5, and a neighborhood that is 24 to 25 years old in 2026. Spring Run's club history says the golf community sold out between 1999 and 2002, more than two years ahead of schedule, so Winding Stream was among the last product delivered.

What the First Buyers Paid

The county holds 17 qualified recorded sales in 2001, the first year of deeds here, at a $295,000 median. In 2026 through July 29, the median of 10 qualified sales is $322,500. That is about 9 percent higher in nominal dollars after 25 years, and it says something specific about this neighborhood: the price ran up in 2021 and 2022, then gave back most of the gain. The 2001 figure covers developer sales of new units in a partly built neighborhood, so we treat it as a marker and not a benchmark.

Selling your Winding Stream home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Winding Stream? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Winding Stream by Floor Plan: Which of the Four Plans Sells Fastest?

The larger two of Winding Stream's four floor plans have sold faster and for more. Over 60 months, the 1,453 square foot plan closed in a median of 15.5 days at 98.4% of list, while the 1,178 square foot plan took a median of 115 days at 92.4%. All 36 MLS closings were matched to a county plan.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)

The Four Plans on the County Roll

The county records exactly four heated-area sizes across the 120 homes, and each building repeats the same mix of ten.

The smallest plan, at 1,111 square feet, is the smallest home in all of Spring Run, and the 1,453 plan is within a few square feet of the largest garden condominium at Streamside and Sunset Stream. We have no model names for the plans, because the builder's names were not located, so we call them by their county size.

How We Matched the Sales to Plans

The MLS living-area field is not reliable for Winding Stream. The same 1,111 square foot plan appears in the MLS as 1,111, 1,208 and 1,209 square feet, and one sale of the 1,178 plan is listed at 1,511. So we matched each of the 36 MLS closings to a county recorded sale by price and closing date, allowing up to 12 days between the two dates, and took the plan from the county record. All 36 matched, which gives us a firm plan for every sale. Eight county-recorded sales in the 60-month window did not match an MLS-marketed closing, so they were sold outside the MLS or were entered after closing, and they are left out of the MLS tables.

The MLS also tags the two larger plans as two-bedroom-plus-den in 12 of their 13 sales. The county records two bedrooms for all 120 homes and does not record dens, so we describe the den as an MLS description and not a county fact.

Median Sold Price by Plan and Window

Every cell is a small sample, and several are single digits, so this table describes what closed and is not a forecast. The n for each cell is in parentheses; where n is even, the median is the mean of the middle pair.

Speed and Discount by Plan, 60 Months

What the Plan Table Says

Two things stand out. The 1,453 plan has never closed below $410,000 in the MLS record, and it has sold in a median of about two weeks. The 1,178 plan has closed as low as $205,000 and has the longest wait, with a median of 115 days over 60 months and 141 days over the last 12. The 1,178 plan is the same size as its neighbor at 1,111 by 67 square feet, so size alone does not explain the gap; our reading is that the 1,178 plan is the one that has carried the most stale asking prices, since three of its 12-month sales closed at 89.7% of list or below. We say that as a reading, because the public record does not include the condition, view or floor level of each unit.

What the Plans Mean for a Seller

A seller of a 1,453 or 1,349 plan competes with a narrow field: 48 homes, and three closings in the last 12 months for the 1,453. A seller of a 1,111 or 1,178 plan competes with 72 homes and eight closings in the last 12 months, so an asking price above the recent closings for the same plan is the most common reason a Winding Stream listing sits. We price each home against its own plan's closings, not the neighborhood median.

How Fast Do Winding Stream Homes Turn Over Compared With the Rest of Spring Run?

Winding Stream turns over faster than the rest of Spring Run. In the 12 months to September 29, 2026, 11 of its 120 homes closed in the MLS, or 9.2 percent, against 24 of the other 727 Spring Run homes, or 3.3 percent. Winding Stream holds 14 percent of Spring Run's homes and accounted for 31 percent of its closings.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)

The Numbers Side by Side

Spring Run's 35 closings come from nine neighborhoods, and Winding Stream's 11 are the most of any: Sunset Stream had six, Streamside four, and Autumn Lake, Hidden Lakes and Coral Cove three each. Every other neighborhood has fewer than four closings in 12 months, which is why Winding Stream is the only Spring Run neighborhood with enough sales to support its own median.

Why the Turnover Is Higher

The public record does not tell us who sold, so we do not guess about the sellers. What the record does show is the setting. Winding Stream is the entry rung of Spring Run: its $325,000 median sits $61,500, or about 16 percent, below the $386,500 median for the rest of the community. It has a 30-day minimum lease term in its own rules, a small home size, and a single-neighborhood pool. Each of those facts makes a purchase easier to underwrite as a seasonal home or a rental, and we would expect more turnover in that setting. That is an inference, not a finding.

What Higher Turnover Means for Buyers and Sellers

For a buyer, more sales means more comparable sales for the appraiser, and a more reliable price signal than in Spring Run's smaller neighborhoods. For a seller, it means more competing listings and more of them at a discount: the 11 sales closed at a median of 94.3% of list and took a median of 94 days.

Selling your Winding Stream home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Winding Stream? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

The Homes: What Is a Winding Stream Condo Like?

A Winding Stream condo is a two-bedroom, two-bath garden condominium of 1,111 to 1,453 heated square feet on the county roll, in a two-story building of ten homes built in 2001 or 2002. The inside four walls are the owner's property, and the outside walls, roof and land are common to the association.

Size and Layout

The four plans are covered above. On a floor level, each ten-home building has five ground-floor homes and five upper-floor homes, and the association's rules treat the two levels differently: tile or hardwood installed over any floor above the ground floor must sit on sound-insulating material that the association has approved. That single rule is the reason a ground-floor Winding Stream condo and an upper-floor one may finish differently, and why an upper-floor buyer should ask for the approval on any floor that has been changed.

Carports, Storage and Trash

Each home has an assigned carport space. The rules allow motor vehicles only, and they list what may not park in a carport or lot: inoperable vehicles, commercial vehicles, golf carts, recreational vehicles, all-terrain vehicles, motorbikes, bicycles, watercraft and trailers, with towing as the remedy. Carports may not be enclosed or turned into storage. Bicycles live inside the home or in the association's racks, each with a yellow tag, and never on lanais or in entryways. Refuse goes in bags to the dumpster, cardboard is broken down, and recycling goes in the bins in the dumpster area.

Systems the Association Handles

The 2018 rules say the association pays for exterior painting at least every seven years and roof cleaning at least every three years if the roofs are power washed. They also say all outside walls are common property, satellite dishes cannot attach to an outside wall, and air-conditioning condensers sit on shared concrete pads, so replacing one means agreeing the placement with the other owners on the same pad and getting both the neighborhood's approval and a Village of Estero permit. These are the details that a buyer should verify against the current rules, because they are the ones that lead to disputes.

Exterior Standards

Uniformity is enforced building by building. Roll-down shutters must be white, off-white, neutral beige or clear, with housings painted to match the building. Window treatments visible from outside must be white or white-backed. Front doors take one of three approved antique-brass lockset models, and every hardware change needs architectural review. Decorations are limited to door wreaths and similar hangings, shown 14 days before and seven days after a holiday. One flowering plant in a neutral pot up to 16 inches wide is allowed at each entry. The only sign allowed is a single security sign no larger than 12 by 12 inches.

What the County Says About Condition

Year built is the county's only condition proxy, and it is blunt: 2001 or 2002, so the original roofs, air-conditioning systems, water heaters and windows are 24 to 25 years old unless replaced. Florida law says replacement windows must be impact-resistant, or installed together with shutters, and the Village of Estero requires a permit for windows, shutters, entry doors and air-conditioning changes. A permit search by address is the buyer's best evidence of what has been done, and we describe that step in the permits section below.

Selling your Winding Stream home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Winding Stream? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

What Amenities Come With a Winding Stream Condo?

A Winding Stream condo comes with the neighborhood's own pool and grills, plus automatic membership in Spring Run Golf Club: an 18-hole course, a 26,000 square foot clubhouse, dining rooms, four Har-Tru tennis courts, three bocce courts, a fitness center and a resort pool. The club's amenities are paid through the master annual fee, and the neighborhood's are paid through its own assessment.

The Winding Stream Pool

The rules describe a community pool for unit owners, lessees and guests. Food and drink are allowed in unbreakable containers, consumed in the covered area only. Proper attire is required, children in diapers must wear pool-specific diapers, and pets are not allowed inside the pool gates. Rules and safety information are posted at the pool. The association furnishes gas grills near the pool and in selected other areas, supplied by an underground propane tank, and a second set of tanks behind the grills. This pool belongs to Winding Stream, and no other Spring Run neighborhood shares it.

The Grounds and Common Elements

The county's roll carries a common-element parcel for Winding Stream of 8.40 acres, the second largest among Spring Run's five condominium neighborhoods after Hidden Lakes at 10.01 acres, and larger than Sunset Stream at 8.33, Autumn Lake at 7.07 and Streamside at 6.41. It holds the buildings' surrounding land, the pool, the parking and the bicycle racks. The Recreation Association owns and maintains it.

The Spring Run Club

Every Spring Run owner is automatically a member of the golf club. The 2025 to 2026 membership sheet describes a private club on roughly 200 acres, with an 18-hole course redesigned by John Sanford, a remodeled clubhouse of about 26,000 square feet, four Har-Tru tennis courts, three lighted Har-Tru bocce courts, a fitness center, a practice range and a swimming pool. The club calls itself non-equity, so owners hold a license to use the facilities and there is no equity to buy or redeem. For the course, the campus and the dining rooms in full, read the Spring Run at The Brooks guide.

Two Pools, Two Sets of Rules

A resident has two pools: the neighborhood's own, governed by the Winding Stream rules and managed by Sandcastle, and the club's heated resort pool and spa, governed by the club's rules and included in the club fee. Owners choose between them for convenience, and it is the neighborhood pool's rules on pets, glass and guests that apply at Winding Stream.

What Is Not Included

Golf is bundled but not free: members pay no green fee, and they pay $30 per 18 holes for a cart and $20 for nine. Private golf carts are prohibited. The Commons Club at The Brooks, which holds the community's pickleball courts, its larger fitness center and its beach club, is a separate, optional, member-owned club, and joining it is an extra cost that we do not quote because no current price schedule is published.

What Are the HOA and Condo Fees at Winding Stream?

Winding Stream owners pay three recurring charges: Spring Run Golf Club's 2025 to 2026 annual fee of $9,159 per home, the Brooks community development district's $1,017.25 operations assessment, and the Winding Stream Recreation Association's own assessment, which is not published. At the $325,000 median, the two published lines equal about 3.1 percent of price a year.

The Club Annual Fee

The club's 2025 to 2026 membership sheet lists annual fees of $9,159, stated to include capital, the new project fund, reserves and a $725 prepaid food minimum. That is down from $9,308 in 2024 to 2025 because a one-time $354 budget shortfall assessment rolled off, and the club's treasurer's report shows $8,444 for 2023 to 2024 and $7,690 for 2022 to 2023. The fee is identical for all 847 Spring Run owners; the entire spread between neighborhoods sits at the neighborhood layer. Members pay no green fee, and pay $30 per 18 holes for a cart. The sheet also lists Blue Stream Fiber at $215.55, subject to change, without saying whether that is monthly, quarterly or annual, so we do not add it into a yearly total.

The CDD Line

The Brooks of Bonita Springs Community Development District bills every Spring Run home $1,017.25 a year for operations and maintenance for both fiscal 2026 and the proposed fiscal 2027, as a non-ad-valorem line on the Lee County tax bill. Winding Stream has one exception, three buildings that also pay debt service, and it gets its own section below.

The Neighborhood Fee

The Winding Stream Recreation Association charges its own assessment, and the club's sheet gives no figure: it says to contact the property management company, which for Winding Stream is Sandcastle Community Management at (239) 596-7200 on the 2025 to 2026 sheet. The 2018 rules say the manager collects quarterly maintenance assessments, which suggests the fee is billed quarterly, but the rules do not state an amount, and the manager's current schedule is the only source. What the fee usually buys in a garden condominium is building insurance, roof and exterior upkeep, exterior painting, grounds, the pool and reserves. We do not publish an amount because none is public, and we do not guess one.

What the Published Lines Mean at $325,000

The table below adds the recurring lines we can source, on a home bought at the 12-month median of $325,000. The tax lines are our arithmetic on the 2025 adopted millage of 13.0214 for the Village of Estero and Estero Fire district and the 2026 homestead exemptions, assuming the assessed value equals the price, which a first bill will not exactly match.

Those totals leave out the Recreation Association's fee, insurance and fiber, so a real annual carry is higher. That is the honest picture of the price: a $325,000 condominium with a club fee that is 2.8 percent of the price each year.

How the Club Fee Compares With Its Peers

The club's own 2025 budget report cites an RSM benchmark of $10,200 for the average full membership at Southwest Florida bundled-golf communities in calendar 2023. At $9,159 for 2025 to 2026, Spring Run sits below that benchmark. The comparison flatters the club most for a buyer who plays golf; a buyer who never will still pays the fee, because membership runs with the deed.

Selling your Winding Stream home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Winding Stream? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Winding Stream's Layered Fees: Club, Neighborhood, Closing and Tax

Winding Stream buyers pay layered costs: the club's annual fee, the neighborhood's assessment, a $12,000 club resale fee at purchase for an outside buyer, a $250 club estoppel fee, the neighborhood's own application and estoppel charges, Lee County property tax and insurance. The club's charges are published. The neighborhood's mostly are not.

Layer 1: The Club

The 2025 to 2026 sheet lists a resale fee of $12,000 for an outside buyer and $3,500 for an existing Spring Run member relocating within Spring Run, and a $250 estoppel fee. The treasurer's report says the resale fee goes into the replacement reserve, not operations, and the club budgets about $250,000 a year from it. At the $325,000 median the $12,000 fee is 3.7 percent of the price, which is the single largest one-time cost of buying here. Who writes that check is a contract term, not an association rule, and the recorded declaration would settle whether the seller or the buyer owes it by default.

Layer 2: The Neighborhood

The 2018 rules list a $100 application fee for a sale and a $100 fee per lease, waived on an identical renewal. Those are seven-season-old figures, and the current amounts are the manager's to confirm. The neighborhood estoppel is the document that states dues, special assessments and amounts owed on a unit, and the state caps the fee for a standard current-account estoppel at $299.

Layer 3: One-Time Charges When You Buy

On a purchase at $325,000, plan for the $12,000 club resale fee, the club's $250 estoppel, the neighborhood's application and estoppel charges, and your usual lender and title costs. A lender's title policy and the recording fees are customarily the buyer's in Lee County.

Layer 4: Property Tax and Insurance

Property tax runs on the county's assessed value, and in Florida nobody inherits the seller's cap: the assessment resets to market value on January 1 after a sale. The 2025 adopted millage for the Village of Estero and Estero Fire taxing district is 13.0214, of which the school levies are 5.3190. The 2026 homestead exemption shields $25,000 from school taxable value and $51,411 from non-school taxable value. On a $325,000 assessed value that produces about $3,703 in ad valorem tax if homesteaded and $4,232 if not, before the CDD line. Insurance is covered in its own section below.

Layer 5: Optional Costs

The Commons Club, guest green fees and the club's other extras are optional, and we do not price them. Golf carts are the club's, at $30 per round.

The CDD Line: Why Buildings 30, 31 and 32 Pay More

In the district's proposed fiscal 2027 budget, every Winding Stream home pays $1,017.25 in operations and maintenance assessment, the same as the rest of Spring Run, but buildings 30, 31 and 32 also pay $556.84 in debt service, for $1,574.09 a year, with $1,987.28 of principal outstanding after the 2026 to 2027 payment. It is the only debt service in Spring Run.

What the District's Two Tables Say

The district's proposed budget lists two Winding Stream rows. The first covers Streamside, Sunset Stream and Winding Stream at the Garden C designation: no debt service, $1,017.25 operations, $1,017.25 total. The second covers Winding Stream buildings 30, 31 and 32, also Garden C: $556.84 in debt service, $1,017.25 operations, $1,574.09 in total, and $1,987.28 of principal outstanding after the 2026 to 2027 tax payment. Debt service under the district's older 2006 bond series is paid off for every other Spring Run neighborhood; these three buildings sit under a later 2021 loan.

Which Homes

Buildings 30, 31 and 32 are three of the four buildings in Section III, according to the association's building numbering, so they hold 30 of Winding Stream's 120 homes, one in four. A buyer should confirm in the building number of the specific home, because the difference is $556.84 a year.

How Long It Lasts

The district's table shows about four years remaining. We do not quote a payoff date, and the district manager is the right source for the exact final year and whether a lump-sum payoff is offered. A buyer in one of the three buildings should ask both.

How It Compares Elsewhere in The Brooks

For scale, the district's estate neighborhoods in the second Brooks district pay $2,208.89 in debt service for a $3,226.14 total. Winding Stream's $556.84 is small, but it is the only Spring Run line of its kind, and it appears on the tax bill as a non-ad-valorem assessment that a lender's escrow will collect.

Why We Flag It

Our hub research found that of the Brooks I neighborhoods only Foxtail Creek, Jasmine Lake and these three Winding Stream buildings still pay debt service. A listing sheet almost never carries it, so it is the kind of specific, checkable difference that a buyer's agent should catch.

Who Governs Winding Stream? The Recreation Association, Sandcastle and the Master Club

Winding Stream is governed at three layers: the Winding Stream Recreation Association, Inc. for the neighborhood's buildings, pool and rules; Spring Run Golf Club Community Association, Inc. for the gate, club and master rules; and the Brooks of Bonita Springs Community Development District for infrastructure. Sandcastle Community Management runs the neighborhood day to day.

The Three Layers

The neighborhood association is the Recreation Association, N01000004780, filed 2001. The master is Spring Run Golf Club Community Association, N98000000456, incorporated January 23, 1998, the same corporation that runs the club. The district is the Brooks of Bonita Springs CDD, formed in 1998. An owner belongs to all three, and each has its own budget, its own rules and its own board.

The Manager

The club's 2025 to 2026 sheet names Sandcastle Community Management, (239) 596-7200, for Winding Stream and Hidden Lakes, and the Sunbiz record for the Recreation Association was moved to Sandcastle's Naples office on September 23, 2025. The neighborhood's 2018 rules, and the club's 2024 to 2025 sheet, name Advanced Property Management instead, and the 2018 booklet still prints Advanced's phone number. An owner or buyer holding an old copy of the rules will be sent to the wrong company, which is a real trap at closing.

How Owners Are Represented

Spring Run's club history says the community has 20 neighborhood associations under one master and that the presidents of those associations form a Neighborhood Representatives Council, which passes information to and from the master board. Winding Stream's rules add a complaint ladder: an owner reports to a neighborhood representative, who speaks to the other owner, then to the Recreation Association's president, then to the manager, and last to the association's attorney for legal action.

What the Board Can Do

The rules list the board's powers: setting and collecting assessments, protecting and repairing the association's property, buying insurance, making and enforcing rules, approving or disapproving the transfer, leasing and occupancy of units, hiring professionals and borrowing money. The rules may be amended at any time by a majority vote of the board, which is why the current edition, not the 2018 one, is the document that governs.

What "Recreation Association" Means Here

In Spring Run's condominium neighborhoods, the Recreation Association is the association that owns and maintains the shared land and facilities. The county's common-element parcel for Winding Stream, 8.40 acres, covers all three sections, which is why one pool and one board serve all 12 buildings.

The Winding Stream Declaration, Rules and Architectural Review

Winding Stream's governing documents are the recorded condominium declarations for its three sections, the Recreation Association's rules, and the Spring Run master declaration and design guidelines. The only neighborhood document public today is the rules booklet amended in May 2018; the declarations and current rules come from the manager or the Lee County Clerk.

The Declarations

The state register records the three declarations as recorded on July 11, 2001 and April 26, 2002. They are recorded instruments in the Lee County Clerk's official records, and they are the documents that would settle leasing frequency, use restrictions, unit boundaries and who owes the club resale fee. We have not read them page by page and we do not paraphrase their clauses. The 2018 rules cite a section of the declaration on leasing, and that is the section to read first.

The 2018 Rules

The public rules booklet is 17 pages, and its index lists leasing, sales, pets, vehicles and carports, nuisances, unit exterior and common areas, grills, exterior decorations, the pool, safety, unit access, violations, the complaint process, changes to the rules, roles and two appendices on renovation and forms. It says it is a condensed summary that does not replace the declaration, and it becomes part of every lease and sale document. Three of its figures are out of date, and we flag each where it appears.

Two-Stage Architectural Review

Renovation needs approval from the Winding Stream architectural committee first and, for most exterior work, the Spring Run architectural committee second. The neighborhood alone approves air conditioners, front-door hardware, keypad slide bolts, tile or hardwood above the ground floor and tile on the lanai. Both approve glass or acrylic lanai enclosures, exterior windows and hurricane shutters, and interior screen doors. Work may not start until approval is in writing.

How Long Approval Takes

The master rules say the Spring Run committee may take up to 45 days, and the neighborhood's own appendix says a decision comes within 15 days of submission to the Spring Run committee. We plan a project around the 45-day figure, because it is the outer limit. An appeal to the master committee must be filed within 30 days of its decision.

Records Travel With the Sale

Owners must keep every architectural application and approval, and when a home is sold all applications and approvals must be transferred to the new owner. A seller who cannot produce approvals for a screened lanai, a floor or a replaced window leaves the buyer holding the risk, so we ask for the file before we list.

Fines

The rules state fines of $100 a day up to $1,000, consistent with the limits in Florida's condominium law, and set out a notice and complaint process before a matter goes to the association's attorney.

The Master Paint Palette

The Spring Run board approved a closed 2025 exterior palette on April 24, 2025, with 15 base colors and fixed trim and door options that cannot be mixed. In Winding Stream the association carries exterior painting as its own expense at least every seven years, so a unit owner does not choose exterior colors, but the palette explains why every building matches.

Is Winding Stream a 55+ Community?

Winding Stream is not a 55-plus community. Spring Run is an all-ages community, Winding Stream's rules contain no age restriction, and the public record we read contains no housing-for-older-persons declaration. We describe the property, not the people who may live in it, and a buyer of any age may buy here, subject to the association's ordinary approval and rules.

What "All Ages" Means Here

Federal fair housing law lets qualifying communities restrict occupancy to those 55 and older, and communities that do so must meet specific requirements. Neither the club nor the neighborhood claims one. Spring Run's own documents issue membership cards to members' children, set supervision rules for young children at the club and pool, and include age in their non-discrimination clauses. The Winding Stream rules require pool-specific diapers for young children at the neighborhood pool, which is a small, practical sign of the same thing.

Can You Rent Out a Winding Stream Condo?

Renting out a Winding Stream condo is allowed with approval: the 2018 rules set a 30-day minimum lease, require 20 days' notice, charge a $100 fee per lease (waived for an identical renewal), require registration with both the Recreation Association and the Spring Run club before the tenant arrives, and bar pets in leased units. Leases not approved are void.

The Neighborhood Layer

Leasing must follow the section of the declaration that governs it, and the rules become part of every lease. The club will not process a lease without prior approval from the Winding Stream association and its manager. A lease entered without both approvals can be treated as a nullity, and the association may evict the tenant without the owner's consent. It may do the same if the tenant breaches a rule.

The Club Layer

Rule 11.3 of the club's rules requires every lessee to become a member, and if no application is filed the owner's account is charged the social membership fee. The owner chooses among four ways to delegate the club's use: all privileges, golf only, social only, or none. The Delegation of Use costs $550 plus 6.5 percent tax, which is $585.75 as billed, and the owner's own privileges are suspended while the tenant holds them. The July 2026 edition of the club's transfer package that we read priced the no-privileges option at $159.75, and we did not re-confirm that figure, because the file has since moved from the address we read it at. A one-year lease restores the owner's use from May 1 through September 30.

Other Requirements

Only the first two tenants receive privileges, and they must reside in the unit. The club does not accept cash. It may withhold approval in its sole discretion, and the owner remains responsible for what the tenant does not pay. Rentals also carry the state's sales tax on transient and short leases and Lee County's tourist development tax, and the club's package bundles the county registration form.

Short-Term and Vacation Rentals

A 30-day minimum rules out stays shorter than a month, and we found no Village of Estero rule that adds to it. The restriction here is the association's, not the municipality's. A buyer whose plan depends on shorter stays should treat that plan as not permitted.

What Renters Have Achieved

Our June 2026 pull of Brooks rentals recorded one Winding Stream annual lease at $2,200 a month among the year's rentals in The Brooks. One data point is not a rent history, so we do not publish a yield, and a landlord should price the club fee, the neighborhood fee, tax and insurance against any rent before buying.

Pet Rules at Winding Stream

Pet rules at Winding Stream are set by the Recreation Association, and they are stricter than most. Each pet needs prior written board approval on a form, pit bulls and any breed the association deems dangerous are banned, no pets are allowed in leased units, guests may not keep pets, and pets may never enter the pool gates.

What the Rules Say

Owners may keep domestic pets in reasonable numbers, with a separate written approval for each pet, and approval for one pet is not blanket approval for another. Any approval can be revoked at the board's sole discretion. Pets must be leashed or carried outdoors, waste must be picked up and put in the dumpster at once, pets may not be left unattended on lanais, porches or balconies, and the common elements may not be used to accommodate pets. A noisy or annoying animal can be ordered removed after written notice. Every dog must be registered with the Recreation Association, on a form the manager supplies.

The Club Layer

The club's rules add that dogs are not permitted on the golf course at any time and that pets are not permitted in the club facilities except service animals.

Assistance Animals

Assistance animals for a person with a disability are handled under federal fair housing rules, which apply to condominiums regardless of an association's pet policy, per the U.S. Department of Housing and Urban Development.

What the Rules Do Not Say

The 2018 booklet states no numeric cap on pets and no weight limit. A buyer with a pet, and any buyer planning to lease to a tenant with a pet, should get the current rule in writing from the manager before making an offer.

Selling your Winding Stream home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Winding Stream? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Selling Rules at Winding Stream: Signs, Open Houses and the 30-Day Notice

Selling a Winding Stream condo means giving the Recreation Association at least 30 days' notice before closing, registering the sale with both the association and the Spring Run club before closing, paying a neighborhood application fee, and marketing without any for-sale sign. A sale not approved by the association is void unless it is later approved in writing.

The 30-Day Notice and Approval

The 2018 rules require the owner's intent to sell to reach the association at least 30 days before the intended closing, and the club will not process a sale without prior approval from the association and its manager. The requirement applies whether the owner sells directly or through a real estate agency. It sets a floor on the contract timeline: a Winding Stream contract cannot close in under a month unless the association has already been notified.

No For-Sale Signs

Signs such as For Sale and For Rent are prohibited in Spring Run, including in windows, on private property, in common areas and in areas viewed from the golf course. Realtors and owners may provide their own open-house signs, but the only permitted wording is Open House, and signs made of cardboard with wire legs are not allowed. In Winding Stream's own exterior rules, no sign of any kind is permitted except one small security sign.

Open Houses and the Gatehouse

Open houses may be held only on Saturdays and Sundays from 1 p.m. to 5 p.m. The club permits information-sheet listings and open-house announcements to be distributed through the Spring Run gatehouse, a sanctioned, free channel that most agents do not know exists. The club also runs a free members-only resale listing on its own website, and it states that it does not represent or endorse any realty company.

The Violation Ladder

A first sign violation draws a written warning, a second a $100 fine paid to the Recreation Association, and a third a $100 fine plus loss of club privileges. That last step matters, because privileges are the reason people pay the club fee.

Out-of-Date Figures in the 2018 Rules

The 2018 booklet lists a club transfer fee of $2,500. The club's 2025 to 2026 sheet lists a $12,000 resale fee for an outside buyer, so a seller using the old number in a net sheet is short by $9,500. The booklet's $371 and $159 lease transfer figures are also superseded by the club's current charges.

A Sale Timeline

Day 1: contract. Same week: notice to the association's manager and the club, request for the neighborhood estoppel and the club estoppel, and the buyer's application. Days 2 to 30: approvals, the buyer's inspection, insurance and any lender requirements. Closing: no earlier than 30 days after notice, with the $12,000 resale fee and estoppel fees settled through the closing agent.

Milestone Inspections, Reserve Studies and Florida Condo Law at Winding Stream

Florida's milestone inspection and structural integrity reserve study rules apply to condominium buildings three habitable stories or taller. Every building in Winding Stream is two stories, with five homes on each floor, so neither statute applies to it. The neighborhood is still responsible for ordinary reserves, insurance and repairs.

The Two-Story Finding

The county records a maximum story count for every improved parcel. Across all of Spring Run the value never exceeds two, while the same field reaches 33 elsewhere in Lee County, and inside each Winding Stream building the unit numbering shows five homes at ground level and five above, with no third floor. The club's own history calls the product low-rise condominiums.

What the Statutes Say

Section 553.899 applies its milestone inspection requirement to buildings three stories or more and expressly excludes multi-family dwellings with three or fewer habitable stories above ground. Section 718.112 applies the structural integrity reserve study to buildings three stories or higher. Senate Bill 4-D in 2022 created both after the Surfside collapse, Senate Bill 154 in 2023 made the 25-year coastal trigger optional for local enforcement agencies, and House Bill 913 in 2025 added the word habitable, added four-family dwellings to the exemption and extended deadlines. Nothing enacted in the 2026 session changed either statute.

What the Exemption Does Not Do

Three qualifiers travel with the claim. The test is habitable stories under the Florida Building Code, so an unusual building would be judged on its own facts. The exemption covers only the structural regime: Section 718.112 still requires the association to budget for reserves for roof replacement, painting and pavement unless owners have properly waived them. And because these associations do not need a structural study, the reserve waiver vote remains legally available, so the adopted neighborhood budget is the document to read.

What the State Register Shows

The Division of Condominiums register lists all three Winding Stream projects as Approved and Recorded. That is the registration status of the declarations, not a finding about the buildings' condition or reserves.

What a Buyer Is Entitled to Receive

Section 718.503 requires a resale seller to give the buyer the governing documents, budget and related disclosures, and Section 718.116 governs the estoppel certificate and caps its fee. A Winding Stream buyer should receive the declaration, articles, bylaws, rules, the current budget and financial statement, the reserve schedule, and any disclosure of a reserve loan or waiver before the inspection period ends.

Insurance at Winding Stream: What the Master Policy Covers and What Your HO-6 Must

Winding Stream's insurance splits by Florida statute. The association carries a master property and windstorm policy on the buildings under Section 718.111, and each owner buys an HO-6 condominium policy for interior finishes, contents, liability and loss assessment. The association's deductible is a common expense, so an owner can be assessed after a storm.

What the Master Policy Insures

Section 718.111 requires a condominium association to insure the building as originally installed and excludes floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, water filters, built-in cabinets and countertops, and window treatments. Those items are the owner's to insure. The association's rules also list the board's power to buy insurance for the association's property and its members.

The HO-6 and Loss Assessment

An owner's HO-6 covers those interior items, personal property, loss of use and liability, and, importantly, loss assessment. Section 627.714 sets a statutory minimum of only $2,000 of loss assessment coverage, with a deductible no greater than $250, and freezes the applicable limit at the amount in force the day before a loss. Ask your agent for a higher limit and ask the manager for the master policy's hurricane deductible.

What Insurance Costs

The Office of Insurance Regulation's July 2026 stability report, with data as of March 31, 2026, puts the Lee County average for condominium unit owners at $1,494 a year including wind coverage, and $1,061 excluding it. We publish no Winding Stream premium, because none is public, and a quote for the specific unit is the only reliable number.

Roof Age and Wind Mitigation

Section 627.7011 limits an insurer's ability to refuse or nonrenew a policy solely because of roof age when the roof is under 15 years old, and Section 553.844 exempts roofs built or replaced to the 2007 Florida Building Code or later from the 25 percent rule. Because Winding Stream is 24 to 25 years old, the roof permit and its date are the most important document to request. The state's uniform mitigation verification form records the roof-to-wall connections and opening protection that earn insurance credits.

Citizens

Citizens Property Insurance has shrunk about 80 percent statewide from its September 2023 peak, to 278,246 policies at June 30, 2026, per its own published figures, and its rates fell on average in 2026. Whether a buyer needs it depends on the private market's offers for that unit.

Hurricanes, Flood Zone and Evacuation at Winding Stream

The FEMA flood map returns Zone X, an area of minimal flood hazard, at four points we geocoded along the Spring Run Boulevard stretch that the association lists for Winding Stream, on the panel effective November 17, 2022. Spring Run overall is a Zone AH and Zone X mix, so flood zone is a per-address question.

What We Ran

We geocoded four points along the Spring Run Boulevard frontage of the 12 Winding Stream buildings, using the Census Bureau's geocoder, and queried FEMA's National Flood Hazard Layer at each. All four returned Zone X, area of minimal flood hazard, outside the special flood hazard area, on panel 12071C0593H, which is effective November 17, 2022. The geocoder places a point by interpolation along the street, and the four points sit within about 100 yards of each other, so this is a map reading and not a survey. It is one fact in Winding Stream's favor, and it needs confirming for each address.

Why We Do Not Stop There

Our earlier 89-point query across every named interior street of Spring Run found about 61 percent of points in Zone AH, a shallow-ponding hazard area with a base flood elevation of 15.0 feet, and about 39 percent in Zone X. Ground elevation runs about 14.2 to 15.3 feet across the community, level with that base elevation, and pads were filled at construction, so the map zone can differ between buildings that look identical. A federally backed mortgage requires flood insurance in Zone AH and does not in Zone X. The FEMA Map Service Center lets a buyer confirm the zone for one address.

Evacuation Zone B

Lee County's evacuation maps place Spring Run in Zone B, not Zone C, with Coconut Road as the seam between them. Zone B was under a mandatory evacuation order for Hurricane Ian in September 2022 and Hurricane Milton in October 2024. The nearest public shelter is the Estero Recreation Center, roughly 2.4 miles north, and shelters do not open for every event. The county's Lee Prepares tool confirms a zone by address.

What Ian and Milton Did Here

Hurricane Ian was a wind, tree and screen-enclosure event at The Brooks, not a surge event: the district's cleanup cost was about $170,000 four weeks after the storm, the Village told FEMA there was only minor damage east of US 41, primarily from wind, and USGS surveyed no high-water marks in the Coconut Road corridor. The Village's November 2024 update to FEMA recorded wind damage to roof shingles in The Brooks from Milton, not flooding. We hold no Winding Stream specific damage or roof record and do not say the neighborhood was undamaged; permits and the association's records are the evidence.

The Insurance Discount for the Village

The Village of Estero holds a Community Rating System Class 6, which gives owners inside a special flood hazard area a 20 percent discount on flood premiums and owners outside one a 10 percent discount, on the FEMA program's terms.

Which Schools Serve Winding Stream?

Winding Stream sits in Lee County School District's Elementary Proximity Zone Q, Middle Zone GG and South High School Sub-zone 3, but Lee County assigns by choice and lottery, not by a hard address boundary, and the home is more than two miles from every zoned school. Buying a Winding Stream condo does not guarantee a seat at any particular school.

How Lee County Assigns

Families rank schools within the options open to their zone, and the district uses a proximity tie-breaker and a lottery. For Zone Q the rankable elementary schools are Bonita Springs, Pinewoods, San Carlos Park, Spring Creek and Three Oaks. For Zone GG the middle schools are Three Oaks Middle and Bonita Springs Middle Center for the Arts. For South Sub-zone 3, high schools are Bonita Springs High, Estero High and South Fort Myers High.

Grades and What Is Changing

Florida's 2025 to 2026 school grades give Three Oaks Elementary and Pinewoods an A, San Carlos Park an A, Spring Creek a B and Bonita Springs Elementary a C. Three Oaks Middle is an A and Bonita Springs Middle a B, while Estero High and Bonita Springs High are each a B. The state is raising its grading scales for 2026 to 2027, and Estero High at 64 percent and Bonita Springs High at 62 percent would fall to a C on the new scale at identical performance. Confirm current options at the district's school-zone tool.

Beyond the Zoned Schools

FGCU Collegiate is offered at Bonita Springs High, and Cambridge programs run at Bonita Springs High and Estero High. The nearest charter school is Bonita Springs Charter School, about 4.4 miles away, and Florida Gulf Coast University is about 7.7 miles and roughly 19 minutes away.

County Permits and Recorded Work at Winding Stream

The Village of Estero issues building permits and inspections within its limits, so the permit history of a Winding Stream condo sits with the Village, and recorded instruments sit with the Lee County Clerk. The association's rules say the Village requires permits for windows and shutters, front entry doors and air-conditioning replacement, so any of that work should have one.

Who Issues Permits

Village of Estero permitting handles building permits and inspections for properties inside the Village, which incorporated in 2014 and took over that work from Lee County. The Village is also the flood-plain administrator that FEMA rates under the Community Rating System.

What to Look For

For a 2001-era condominium, the useful permit questions are the roof, if the association replaced it, then windows and doors, the air-conditioning system on the building's shared pad, the water heater, and any interior remodel. A permit with a final inspection is evidence; an unpermitted change is a question for the seller.

What We Did Not Read

We did not read a permit list for any Winding Stream building, the recorded declarations or their amendments, or the association's minutes. Those are the documents that would show a special assessment, a roof project or a rule change, and we request them on every purchase.

What Is Being Built Near Winding Stream?

Near Winding Stream, the Coconut Point node, the I-75 widening between Corkscrew and Immokalee roads, and a handful of approved and proposed projects are reshaping the area, as of our July 2026 research. None is inside Spring Run, and we make no claim about its effect on a unit's price.

The I-75 Widening

The Florida Department of Transportation is widening I-75 to 10 lanes between Immokalee Road and Corkscrew Road, the stretch beside The Brooks. In November 2025 the Village of Estero adopted a resolution asking the state for a continuous 22-foot noise wall along the east side of The Brooks, and no revised wall design had been published as of April 2026. A buyer of a home near the community's east edge should look at the project page. There is no I-75 interchange at Coconut Road: the nearest is at Corkscrew Road, about two miles north.

Coconut Point and US 41

Woodfield Estero, a mixed-use project of 596 units at US 41 and Coconut Road, is under construction. A proposal to convert the closed cinema at Coconut Point into about 365 apartments, since reduced to 362, had not been approved as of the March 2026 workshop. A 111-room Home2 Suites was approved through an amendment to the Coconut Point development order in 2025.

Inside The Brooks

The last residential entitlement in The Brooks' regional-impact order is the 158-unit Coconut Pointe Residences at Brooks Town Center, a four-story project approved in October 2023, and Shadow Wood Country Club has added a 38,000 square foot lifestyle center. Neither is inside Winding Stream.

Daily Logistics at Winding Stream

Daily life at Winding Stream runs through Spring Run's manned gatehouse, open from 6:30 a.m. to midnight every day, and through Sandcastle for neighborhood matters. Coconut Point shopping, Lee Health's emergency department, I-75 at Corkscrew Road and the Gulf beaches are each a short drive from the gate.

Getting In: the Gate and Showings

Residents use transponders, one per vehicle, and guests are managed through the club's online guest system. House guests receive a windshield pass. Whether a non-resident agent can use a lockbox, and the exact showing protocol, are not addressed in any public document, so we call the gatehouse and the manager before every showing.

Parking, Trash and Mail

Each home has an assigned carport space, guest spaces are not for long-term owner parking, and there is no RV, boat or trailer storage inside Spring Run. Trash goes to the neighborhood dumpster, with recycling bins alongside. We could not confirm how mail is delivered, so we do not say.

Drive Distances

These are approximate off-peak drive times from the Spring Run gate area that our earlier Brooks research collected and rounded.

Utilities and Services

The Village of Estero and Lee County levy the property tax, and Estero Fire Rescue at 2.2880 mills serves the neighborhood, more than three times the Village's own 0.7300 mill rate. Blue Stream Fiber is the community's television and internet provider, and the club's sheet lists an on-site account coordinator with walk-in hours at the clubhouse.

Selling your Winding Stream home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Winding Stream? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

How Does Winding Stream Compare to the Other Brooks Neighborhoods?

Winding Stream is the entry rung of The Brooks: 120 condominiums built in 2001 and 2002, with an $325,000 median on 11 MLS closings in 12 months, below every Brooks community's blended median. Only Pebble Pointe is smaller than a Spring Run neighborhood of this size among the five separately governed Brooks communities.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)

The Brooks on One Yardstick

The five separately governed communities hold 3,638 dwellings on the county roll against about 3,643 stated by the communities, and they had 163 MLS closings in the 12 months to September 29, 2026. Winding Stream's 11 are part of Spring Run's 35 and are not additional.

Winding Stream and the Other Garden Condominiums in Spring Run

Spring Run has two other garden condominium neighborhoods of the same era, and both had fewer closings: Sunset Stream (118 homes, 6 closings at a $358,750 median, mean of $335,000 and $382,500... small sample) and Streamside (80 homes, 4 closings at a $310,000 median, small sample). The carriage-home neighborhoods, Autumn Lake and Hidden Lakes, had three closings each at $340,000 and $335,000. Winding Stream's 11 closings are the only ones in Spring Run large enough to describe as a market.

Winding Stream and Lighthouse Bay's Condominiums

Lighthouse Bay at The Brooks is the other Brooks condominium community, a 654-home, non-golf, waterfront product under Chapter 718 with a mandatory Commons Club membership. Its 12-month median of $356,000 on 32 closings and 64 median days sits $31,000 above Winding Stream's $325,000 and 94 days. A Winding Stream buyer gets a bundled golf club; a Lighthouse Bay buyer gets water frontage and a Commons Club Bronze membership built into the fees.

Winding Stream and Shadow Wood's Condominium Groups

Shadow Wood at The Brooks has five condominium groups, and the closest in price is Oak Hammock II, with 3 closings at a $410,000 median and 214 median days. The others sit far above Winding Stream: Morningside at $495,000 on 6 closings and Cypress Hammock at $795,000 on 9. Shadow Wood's club is optional, so its condominium buyers do not pay a bundled fee.

Winding Stream and Copperleaf

Copperleaf at The Brooks sells its carriage homes at Wisteria Pointe and Sago Pointe in the mid-$500,000s to mid-$600,000s and its single-family homes far above that. It runs a member-owned equity golf club, which Spring Run does not.

Winding Stream vs Spring Run at The Brooks: Which The Brooks Neighborhood Fits You?

Choose Winding Stream for the lowest entry price into Spring Run's bundled golf, a condominium with a neighborhood pool and 12 months of comparable sales; choose the wider Spring Run at The Brooks for villas with garages and private pools, larger homes and a broader choice, at a higher price.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)

Winding Stream vs Spring Run Decision Table

Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file; Spring Run Golf Club 2025 to 2026 membership sheet; Brooks CDD proposed fiscal 2027 budget; Winding Stream Recreation Association rules, May 2018.

Where the Two Differ Most

Price and product. Winding Stream's $325,000 median is $25,000 below the whole community's $350,000 and $61,500 below the rest of Spring Run's $386,500. What a Spring Run buyer gains at a higher price is a garage, a private pool at most villas, and up to 2,452 square feet. What a Winding Stream buyer gets is the cheapest route to the same gate, club and golf, with a neighborhood association that runs the buildings.

What Is the Same

The club fee, the gate, the golf, the tennis and bocce, the dining rooms, the CDD assessment and the evacuation zone are the same in both. A Winding Stream owner is a full Spring Run member, and the club treats a Winding Stream owner exactly as it treats a Whisper Creek owner.

Who Should Choose Which?

Choose Winding Stream if entry price is the constraint, if two bedrooms and 1,111 to 1,453 square feet are enough, and if a condominium's shared maintenance suits you. Choose another Spring Run neighborhood if you want a garage, a private pool, three bedrooms or more than 1,453 square feet. If you are weighing both, the club and the gate are identical. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we can show you both on one morning.

Selling your Winding Stream home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Winding Stream? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Honest Pros and Cons of Owning at Winding Stream

Winding Stream's strengths are the lowest entry price into Spring Run's bundled golf, two-story buildings that fall outside the state's milestone and reserve-study rules, a neighborhood pool and the most sales of any Spring Run neighborhood; its weaknesses are a $12,000 club resale fee, an unpublished neighborhood fee, slow sales of the smaller plans and old rules.

The Pros

1. The lowest entry to Spring Run's bundled golf. A $325,000 median across 11 closings in 12 months, against $386,500 for the rest of the community.
2. Two-story buildings. No milestone inspection or structural reserve study is required.
3. Its own pool and grills, in addition to the club's resort pool.
4. The deepest comparable-sale record in Spring Run. Eleven closings in 12 months and 36 in 60.
5. Two larger plans that sell fast. The 1,453 plan closed in a median of 15.5 days over 60 months.
6. A published club fee that fell from $9,308 to $9,159.
7. Leases of 30 days or more are allowed with approval.
8. No 55-plus restriction.
9. Mapped Zone X at four test points on the street frontage.

The Cons

1. The neighborhood fee is not published. Only the manager's estoppel states it.
2. A $12,000 club resale fee, 3.7 percent of the median price, on top of the neighborhood's charges.
3. A club fee equal to 2.8 percent of the price every year, whether or not you golf.
4. Slow sales of the 1,178 plan, a median of 115 days over 60 months.
5. Ten of 11 sales closed below list in the last 12 months, and six took more than 90 days.
6. Buildings 30, 31 and 32 pay extra CDD debt service.
7. Carports, not garages, and no private pool.
8. No pets in leased units, a 30-day notice to sell, and a public rulebook from 2018.
9. 24- to 25-year-old systems unless replaced, with a roof permit history to check.

Selling your Winding Stream home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Winding Stream? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

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

If you're searching for a Winding Stream listing agent, or thinking, 'I need someone to sell my Winding Stream home...' you are selling into Spring Run's entry-price neighborhood, where the plan, the ask against the recent closings and the association paperwork decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.

In the last 12 months we tracked all 11 Winding Stream closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 36 the MLS has recorded in the last 60 months. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number.

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

Winding Stream's Recent Sales, by the Numbers

• MLS closings, 12 months to September 29, 2026: 11, median $325,000, from $205,000 to $450,500.
• Dollar volume, same window: $3,715,500.
• Days on market, 12 months: median 94.
• Sale-to-list, 12 months: median 94.3%; ten of 11 closed below final list.
• 24 months: 17 closings, median $325,000; 60 months: 36 closings, median $380,000.
• County qualified sales since September 29, 2025: 12, median $322,500.
• Represented-sale count: we publish none for Winding Stream, because none is on file; we walk you through all 11 on request.

Selling in Winding Stream Is Different in Seven Ways

• Two associations, one gate. The neighborhood's approval and the club's approval both apply, and the club will not process a sale the neighborhood has not approved.
• The 30-day notice. The Recreation Association needs at least 30 days before closing, so build it into the contract.
• No signs. Marketing runs through the MLS, showings, open houses on Saturdays and Sundays from 1 p.m. to 5 p.m., and the gatehouse's listing sheets.
• The buyer's $12,000. An outside buyer pays the club's resale fee, so a buyer who has it budgeted closes faster.
• The plan decides the price. A 1,453 plan and a 1,178 plan are different markets, so we price against the plan's own closings.
• Estoppels. Two are needed, the neighborhood's and the club's, and Florida caps a current-account estoppel at $299.
• Documents first. Architectural approvals, the declaration, budget and rules should be ready before the first showing.

What Is Your Winding Stream Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Winding Stream home valuation. Jesse follows up with the Winding Stream closings that fit your plan: the same size and floor level, adjusted for condition, updates, furnishings and any lease in place. For the process, see our Brooks seller guide.

(239) 898-6072, text or call. Confidential conversations welcome. Our Winding Stream at Spring Run seller's guide walks through the sale step by step, and the Winding Stream at Spring Run home valuation page shows how homes here are priced. Selling here? Start with our Winding Stream at Spring Run seller's guide.

Is now a good time to sell a Winding Stream condo?

For a condo priced to the recent closings, the market is workable: two active listings against 11 closings a year is about 2.2 months of supply. But sellers have negotiated, not competed: since 2024 only one of 21 sales closed at or above list (Southwest Florida MLS, September 29, 2026).

How do I price a Winding Stream condo?

Against the recent closings for your own plan. In the last 12 months the 1,111 plan closed at $260,000 to $325,000, the 1,178 plan at $205,000 to $340,000 and the 1,453 plan at $410,000 to $450,500.

How long will a Winding Stream condo take to sell?

The 12-month median is 94 days and the 60-month median is 38.5 days, and the plan matters: the 1,453 plan has a 60-month median of 15.5 days and the 1,178 plan of 115 days.

Do I need the association's approval to sell?

Yes. The 2018 rules require 30 days' notice to the Recreation Association and registration with the club before closing, and a sale not approved is void unless later approved in writing.

Can I sell my Winding Stream condo with a tenant in it?

Generally yes, subject to the lease and the rules. The buyer takes the lease, and the lease must have been approved by the neighborhood and the club, so confirm the tenant's file with the manager before you list.

Your Local Real Estate Experts

Winding Stream owners and buyers work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every recent Winding Stream sale and public record in Spring Run before writing this guide.

You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Winding Stream guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, and the team launched in October 2008.

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.

What Our Clients Say

McGreevy and Comisar is a top-reviewed Winding Stream realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.

★★★★★ “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.” Sandra Decker, verified Google review

★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Ian Matheson, verified Google review

★★★★★ “Marc and Jess were so helpful!! Fantastic experience start to finish they were truly knowledgeable and went above and beyond through the entire process.” Madelena Urban, verified Google review

★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Ann Perez, verified Google review

Contact McGreevy and Comisar

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

Selling your Winding Stream home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Winding Stream? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Licensure, and the Office of Record

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission.

• Jesse McGreevy, Florida license SL3101296
• Marc Comisar, Florida license BK3060671
• Brokerage office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Frequently Asked Questions: Winding Stream Buyer Edition

These are the questions buyers ask most about Winding Stream condos for sale, HOA fees and living in Spring Run at The Brooks in Estero, answered from the records cited below. Each answer names Winding Stream and points to the section that holds the detail. Where a record is not public, the answer says so.

What is Winding Stream?

Winding Stream is a neighborhood of 120 two-bedroom, two-bath garden condominiums inside Spring Run at The Brooks, a gated bundled-golf community in the Village of Estero. It was built in 2001 and 2002 and has its own Recreation Association, pool and manager.

Is Winding Stream in Estero or Bonita Springs?

Winding Stream is in the Village of Estero, Lee County, although its ZIP 34135 carries a Bonita Springs mailing address. The county's tax roll places Spring Run in the taxing district for the Village of Estero and Estero Fire Rescue.

Is this the Winding Stream in Shadow Wood, or Winding Trails?

No. Winding Stream belongs to Spring Run, not Shadow Wood, despite an older briefing that listed it there. It is also unrelated to Winding Waters or Winding Trails, which are other organizations in Florida's corporate register.

Where is Winding Stream?

Winding Stream sits along Spring Run Boulevard inside the Spring Run gate, east of US 41 near Coconut Point. Its 12 buildings are numbered 21 through 32, and the neighborhood's own pool is among them.

How many condos are in Winding Stream?

The Lee County 2026 roll, the association's rules and the club's neighborhood table each count 120, in three sections of 40. The state's condominium register lists 200 across the three projects, and we cannot reconcile that figure, so ask the manager to confirm 120.

What size are the condos for sale in Winding Stream?

The county records four heated sizes: 1,111, 1,178, 1,349 and 1,453 square feet, with 36, 36, 24 and 24 homes. The MLS living-area field varies for the same plan, so confirm the plan from the county record.

How many bedrooms do Winding Stream condos have?

Two bedrooms and two baths on all 120 homes, per the county roll. The MLS describes the larger two plans as two-bedroom-plus-den in most sales, but the county does not record dens.

When was Winding Stream built?

In 2001 and 2002, 60 homes in each year per the county roll. The Recreation Association was filed on July 9, 2001, and the state register records the declarations in July 2001 and April 2002.

What Winding Stream condos are for sale right now?

On September 29, 2026 the Southwest Florida MLS showed two Winding Stream actives: $389,000 for a 1,333 square foot condo after 13 days and $344,000 for a 1,209 square foot condo after 200 days. Call Marc at (239) 287-5873 for the live list.

How much does a Winding Stream condo cost?

In the 12 months to September 29, 2026, 11 MLS closings ran from $205,000 to $450,500 at a $325,000 median. By plan, the median was $320,000 for the 1,111, $265,000 for the 1,178 and $425,000 for the 1,453, all small samples.

What is the price per square foot at Winding Stream?

The 12-month median is $263.16 per square foot of MLS living area. Because the MLS area field is inconsistent here, we lean on the plan tables, and we never compare MLS and county square-foot figures.

Are Winding Stream prices going up or down?

Down from 2022. The MLS median was $405,000 in 2022 (n = 12), $380,000 in 2024 (n = 5), $300,000 in 2025 (n = 7) and $325,000 in 2026 to date (n = 9). County qualified sales show $400,000 in 2022 and $322,500 in 2026.

How long do Winding Stream condos take to sell?

The 12-month median is 94 days and the 60-month median is 38.5 days, because 2022 sold in a median of 9.5 days. By plan, the 1,453 has a 60-month median of 15.5 days and the 1,178 of 115 days.

What are the HOA fees at Winding Stream?

Two published lines and one unpublished one: Spring Run Golf Club's $9,159 annual fee for 2025 to 2026, the Brooks CDD's $1,017.25 operations assessment, and the Recreation Association's own fee, which Sandcastle Community Management states on request.

What does the club fee cover at Winding Stream?

Golf without a green fee, tennis, bocce, the fitness center, the clubhouse and the resort pool, plus capital, reserves and a $725 prepaid food minimum. It does not cover the $30 cart fee per 18 holes or the neighborhood's own assessment.

What do I pay at closing when I buy at Winding Stream?

The club's $12,000 resale fee for an outside buyer, its $250 estoppel, the neighborhood's application and estoppel charges, and your usual lender and title costs. Who pays the resale fee is a contract term.

Does Winding Stream have a CDD or special assessments?

Yes, a CDD line of $1,017.25 a year, and buildings 30, 31 and 32 also pay $556.84 of debt service. We found no public record of a special assessment; the estoppel and the minutes are where one would show.

What are property taxes on a Winding Stream condo?

They depend on the Lee County assessment, exemptions and millage. At the 2025 adopted millage of 13.0214 and 2026 exemptions, a $325,000 assessed value produces about $3,703 if homesteaded and $4,232 if not, before the CDD line.

Do you have to join the golf club to buy in Winding Stream?

Membership is automatic with ownership. Every Spring Run owner belongs to the club, which is non-equity, so there is no equity to buy or redeem and no separate initiation fee, only the annual fee and the resale fee.

Is Winding Stream a 55+ community?

No. Spring Run is all-ages, and Winding Stream's rules contain no age restriction.

Can you rent out a Winding Stream condo?

Yes, with approval: a 30-day minimum lease, 20 days' notice, a $100 fee per lease, registration with the neighborhood and the club, and no pets in leased units. Leases not approved are void.

Are short-term or vacation rentals allowed at Winding Stream?

No stay under 30 days is allowed by the neighborhood's rules. The restriction is the association's, and we found no Village of Estero rule that adds to it.

Does Winding Stream allow pets?

With written board approval for each pet. Pit bulls and any breed the association deems dangerous are banned, guests may not keep pets, no pets are allowed in leased units, and pets may not enter the pool gates.

Is there a garage or assigned parking at Winding Stream?

Each home has an assigned carport space, and the county roll shows no garage for any of the 120 condominiums. The rules limit carports to approved motor vehicles.

Do Winding Stream condos have golf or lake views?

The county records no view or land-use influence for condominium parcels, so we make no view claim without an address. Verify the view from the unit.

What flood zone is Winding Stream in?

At four points we geocoded along the Spring Run Boulevard frontage, FEMA maps Zone X, minimal flood hazard, on the panel effective November 17, 2022. Spring Run as a whole is a Zone AH and Zone X mix, so check the exact address.

Do I need flood insurance for a Winding Stream condo?

A lender does not require it in Zone X and does in Zone AH. Any owner can buy it, and the master policy does not cover your contents or loss assessment, so ask your agent for a quote on the specific unit.

What evacuation zone is Winding Stream in?

Spring Run is in Lee County Evacuation Zone B, which was ordered to evacuate for both Hurricane Ian in 2022 and Hurricane Milton in 2024. Confirm the address at the county's Lee Prepares tool.

Did Winding Stream flood in Hurricane Ian?

We hold no Winding Stream specific flood or damage record and do not say the neighborhood was undamaged. Ian was mainly a wind and tree event at The Brooks, and permits show what was repaired.

Does Winding Stream need a milestone inspection or SIRS?

No. Every building is two stories, and the milestone and structural reserve study rules apply only to buildings three habitable stories or taller. Ordinary reserves and insurance still apply, so read the budget.

What schools serve Winding Stream?

The address is in Lee County's Elementary Zone Q, Middle Zone GG and South High Sub-zone 3, with choice and lottery assignment and no guaranteed seat. Confirm current options at the district's school-zone tool.

How does Winding Stream compare with the rest of Spring Run?

It is cheaper, with a $325,000 median against $386,500 for the other 24 closings, and turns over faster. It has no garages or private pools, and it has its own pool and association. See the decision table above and the Spring Run at The Brooks guide.

What should I ask before making an offer at Winding Stream?

Ask for the neighborhood estoppel, declaration, rules, budget and reserve schedule, the building number for the CDD debt line, the roof permit date, any architectural approvals, lease and pet rules, and the club's resale fee terms. Marc runs that list on every buyer's behalf.

Who is the best realtor to help me buy a Winding Stream condo?

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. We pull the closings, association records and fee schedules before you offer. Call Marc at (239) 287-5873.

How do I tour condos for sale in Winding Stream?

Call Marc at (239) 287-5873. Spring Run is gated, and showings run through its gate procedure, which we handle. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we tour Winding Stream beside Sunset Stream and Streamside on one morning if you like.

Who manages the Winding Stream association?

Sandcastle Community Management in Naples, per the club's 2025 to 2026 sheet and the state record for the Recreation Association. Older documents name Advanced Property Management, so use the current one.

Frequently Asked Questions: Winding Stream Seller Edition

These are the questions sellers ask most about selling a Winding Stream condo in Spring Run at The Brooks, answered from the recent closings and the public record. Each answer names Winding Stream. For a number on your home, use the free home valuation or Call Jesse direct at (239) 898-6072.

What is my Winding Stream condo worth?

Start from the 12-month median of $325,000 (n = 11) and adjust for plan, floor, condition and asking history. By plan the 12-month medians were $320,000, $265,000, $357,500 and $425,000. For a number on your home, use the free home valuation or Call Jesse direct at (239) 898-6072.

What have Winding Stream condos sold for recently?

In the last 12 months eleven closed: $205,000, $260,000, $265,000, $300,000, $320,000, $325,000, $340,000, $410,000, $415,000, $425,000 and $450,500. The lowest was February 2026 and the highest was a 1,453 square foot plan in May 2026.

Are online value estimates accurate for Winding Stream?

Not reliably. With 11 sales a year, one sale moves an automated estimate, and the estimate cannot see your plan, floor, condition or the association paperwork. The MLS living-area field here is inconsistent, which misleads any automated model.

Does my floor plan change my value?

Yes. Over 60 months the 1,453 plan had a median of $450,250 (n = 8) and the 1,111 a median of $360,450 (n = 14), and the 1,178 sold slowest. We price each home against its own plan's closings.

Does a renovation add value to a Winding Stream condo?

The MLS does not tag renovation, so we cannot measure it here. Our reading is that condition explains part of the spread within a plan, such as the 1,453 sales at $410,000 and $450,500. Architectural approvals for any work matter as much as the work.

How does my county sale history relate to what I can sell for?

The county's qualified sales show a $400,000 median in 2022 and $322,500 in 2026, so a price you paid in 2022 may sit above today's market. Recorded price is history, and current closings set the ask.

How long will my Winding Stream condo take to sell?

The 12-month median is 94 days, with a range of 0 to 209 days in that window. The 1,453 plan has sold in about two weeks, and the 1,178 has taken months, so price is most of the difference.

How many condos are for sale at Winding Stream?

Two on September 29, 2026, at $344,000 after 200 days and $389,000 after 13 days. Against 11 closings a year that is about 2.2 months of supply.

When is the best time to list a Winding Stream condo?

Listing before the winter season reaches seasonal buyers, but our data shows closings spread across the year, from November to July in the last 12 months. Price and plan matter more than the month.

Does the club's resale fee affect what buyers pay?

Yes, indirectly. An outside buyer owes a $12,000 club resale fee, which is 3.7 percent of the $325,000 median, and buyers budget for it. Whether the buyer or seller pays it is a contract term.

Who is the best realtor to sell a Winding Stream condo?

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. We price a Winding Stream condo from its own plan's closings, which is why this page lists every one. Call Jesse at (239) 898-6072.

How will my Winding Stream condo be marketed?

With professional photography, video and drone where it helps, a qualified-buyer database, and MLS marketing that names the bundled golf, since for-sale signs are banned in Spring Run. We also handle the gatehouse listing sheets and the open-house window.

Can I put a for-sale sign in my window?

No. Spring Run bans For Sale and For Rent signs, including in windows and areas viewed from the golf course. A first violation is a written warning, a second is a $100 fine, and a third adds loss of club privileges.

Can I hold an open house at Winding Stream?

Yes, on Saturdays and Sundays from 1 p.m. to 5 p.m., with signs reading only Open House and not made of cardboard with wire legs. The neighborhood's exterior rules conflict with that, so we confirm with the manager first.

Can I sell my Winding Stream condo without a realtor?

You can, but the same 30-day notice, approvals and no-sign rules apply to a direct sale, and you would handle pricing, two associations' paperwork and showings yourself. We recommend a pricing conversation with us first; there is no obligation.

Do I need the association's approval to sell my Winding Stream condo?

Yes. Give the Recreation Association at least 30 days' notice before closing and register the sale with the club. A sale not approved is void unless later approved in writing.

How much notice must I give before closing?

At least 30 days to the Recreation Association, per the 2018 rules. A contract with a shorter closing needs the association's notice and approval to be in hand already.

What documents must I give a Winding Stream buyer?

The governing documents, budget, financial statement and related disclosures required by Section 718.503, plus the neighborhood estoppel and the club's estoppel. We request the declaration, rules and any reserve paperwork before listing.

Do I have to disclose SIRS and milestone status at Winding Stream?

Winding Stream's buildings are two stories, so neither statutory study applies, and we tell buyers that. Any reserve loan or waiver must still be disclosed to buyers under Section 718.503.

How many estoppel certificates does a Winding Stream sale need?

Two in practice: the Recreation Association's through Sandcastle and the club's through Spring Run's office. Confirm both requests are placed when the contract is signed.

What does an estoppel cost and who pays?

Florida caps a standard current-account condominium estoppel at $299, and the club lists a $250 estoppel fee. In Lee County the seller customarily pays for the estoppel, though the contract controls.

Who pays the club's $12,000 resale fee, the seller or the buyer?

It is a contract term, not an association rule. The club's sheet lists it for an outside buyer; the recorded declaration and your contract decide who writes the check, so settle it in the offer.

How are fees and taxes prorated at closing?

Neighborhood and club dues are prorated to the closing date, and Florida property taxes, paid in arrears, are credited to the buyer for the seller's days of ownership. The closing agent prepares the numbers.

What are seller closing costs on a Winding Stream sale?

In Lee County the seller customarily pays documentary stamps on the deed, $0.70 per $100, and the owner's title policy, plus the estoppel; the contract controls. At $325,000, doc stamps are $2,275 and the promulgated owner's policy is about $1,700, before commission and any payoff.

Can I sell my Winding Stream condo with a special assessment pending?

Yes, but it must be disclosed and the contract must say who pays. The estoppel states any assessment, and we want to see the board's notice before we set a price.

Should I rent my Winding Stream condo instead of selling?

It depends on the rules and the numbers. A 30-day minimum lease, approval, a per-lease fee and the club's delegation charge of $585.75 all apply, so compare net rent, fees and tax against a sale near $325,000.

Can I sell my Winding Stream condo with a tenant in place?

Yes, subject to the lease. The buyer takes the lease, showings go through the tenant, and the lease must have been approved by the neighborhood and the club.

Does my club access transfer to my buyer?

Yes. Membership runs with the home, and a buyer of your condo becomes a member, paying the resale fee and the annual fee. The club is non-equity, so there is no equity membership to transfer or redeem.

Do I need a wind mitigation inspection before listing my Winding Stream condo?

It is not required to list, but the state's uniform mitigation form can earn a buyer insurance credits, and a current roof permit date is a selling point in a 2001-era building. Ask your insurance agent.

Do I owe capital gains tax when I sell my Winding Stream condo?

It depends on your circumstances. The IRS allows a home-sale exclusion of up to $250,000, or $500,000 for joint filers, if you owned and used the home as your main home for at least two of the last five years. We are not tax advisors; ask yours.

What if my Winding Stream condo has sat for 150 days?

The $344,000 listing has done that. Recent closings of the same MLS size came at $320,000 to $325,000, so a reset toward the closings for your plan is usually the answer, plus a review of photos and condition. Call Jesse at (239) 898-6072.

What price should I list at to sell in 60 days?

Near the recent closings for your plan. The 11 closings in 12 months sold at a median of 94.3% of final list, so an ask about 5 to 6 percent above the price you would accept fits the pattern.

Can I repaint or change the exterior before I list?

Exterior painting is the association's job on a cycle, and any change to doors, hardware, shutters, windows or the lanai needs neighborhood approval and sometimes the master committee's, up to 45 days. Do not start before approval.

How does Winding Stream compete with the rest of Spring Run for buyers?

On price and turnover: its $325,000 median is $61,500 below the rest of Spring Run's $386,500, and it sold 9.2 percent of its homes in 12 months against 3.3 percent. Buyers wanting a garage or private pool go to other Spring Run at The Brooks neighborhoods.

Sources and Authoritative References

Every fact on this Winding Stream guide traces to a primary record below: the neighborhood's and club's own documents, Florida state records, Lee County and Village of Estero records, FEMA and federal sources, and dated local reporting. Parcel and sale facts come from the county roll and the MLS. No brokerage, listing portal or IDX feed is cited. The club's 2025 lease and transfer package returned a not-found error on September 30, 2026, so it is not linked, and figures read from it in July are marked unconfirmed on this page.

1. Winding Stream Recreation Association, Rules and Regulations, amended May 2018 (PDF) (accessed September 30, 2026)
2. Spring Run Golf Club, Membership at a Glance, 2025 to 2026 (PDF) (accessed September 30, 2026)
3. Spring Run Golf Club, Club History (accessed September 30, 2026)
4. Spring Run Golf Club, Treasurer's 2025 Budget Report to Owners (PDF) (accessed September 30, 2026)
5. Spring Run Golf Club Community Association, Rules and Regulations 2020 to 2021 (PDF) (accessed September 30, 2026)
6. Spring Run 2025 Paint Color Palette (PDF) (accessed September 30, 2026)
7. Spring Run Homes for Sale listing form (PDF) (accessed September 30, 2026)
8. Map of Spring Run (PDF) (accessed September 30, 2026)
9. Spring Run Golf Club, home page (accessed September 30, 2026)
10. Spring Run Golf Club, amenities (accessed September 30, 2026)
11. Spring Run Golf Club, rental community information (accessed September 30, 2026)
12. Florida Division of Corporations, name search for Winding Stream (accessed September 30, 2026)
13. Florida Division of Corporations, Winding Stream Recreation Association, Inc. (N01000004780) (accessed September 30, 2026)
14. Florida Division of Condominiums, public condominium extract (Lee County) (accessed September 30, 2026)
15. DBPR, milestone inspections and SIRS (accessed September 30, 2026)
16. DBPR, condominium FAQ (accessed September 30, 2026)
17. DBPR, condominium SIRS reporting (accessed September 30, 2026)
18. Brooks of Bonita Springs CDDs, proposed budgets, fiscal year 2027 (PDF) (accessed September 30, 2026)
19. Brooks of Bonita Springs CDD, adopted budget, fiscal year 2026 (PDF) (accessed September 30, 2026)
20. Brooks CDDs, district documents index (accessed September 30, 2026)
21. Brooks CDDs, home page (accessed September 30, 2026)
22. Brooks CDDs, FAQ on the proposed sale of Coconut Park (PDF) (accessed September 30, 2026)
23. Lee County Property Appraiser (accessed September 30, 2026)
24. Lee County Property Appraiser, tax roll and data files (accessed September 30, 2026)
25. Lee County Property Appraiser, 2025 Taxing District Millage Book (PDF) (accessed September 30, 2026)
26. Lee County Clerk of Court, official records (accessed September 30, 2026)
27. Lee County Tax Collector, real estate property taxes (accessed September 30, 2026)
28. Lee County Emergency Management, Evacuation Zone B (PDF) (accessed September 30, 2026)
29. Lee County, Lee Prepares evacuation zone map (accessed September 30, 2026)
30. Lee County, FIRM flood zones (accessed September 30, 2026)
31. Lee County Community Development (accessed September 30, 2026)
32. FEMA National Flood Hazard Layer, flood hazard zones (accessed September 30, 2026)
33. FEMA National Flood Hazard Layer, FIRM panels (accessed September 30, 2026)
34. FEMA Flood Map Service Center, search by address (accessed September 30, 2026)
35. FloodSmart, National Flood Insurance Program (accessed September 30, 2026)
36. U.S. Census Bureau geocoder (accessed September 30, 2026)
37. Village of Estero, flood zones and evacuation zones (accessed September 30, 2026)
38. Village of Estero, permits (accessed September 30, 2026)
39. Village of Estero, schools (accessed September 30, 2026)
40. Village of Estero, medical facilities (accessed September 30, 2026)
41. Lee County School District, school zones and enrollment (accessed September 30, 2026)
42. Florida Department of Education, 2026 school grades (spreadsheet) (accessed September 30, 2026)
43. Section 718.111, association insurance and records (accessed September 30, 2026)
44. Section 718.112, bylaws, reserves and SIRS (accessed September 30, 2026)
45. Section 718.116, assessments and estoppel (accessed September 30, 2026)
46. Section 718.303, fines and remedies (accessed September 30, 2026)
47. Section 718.503, resale disclosure (accessed September 30, 2026)
48. Section 553.899, milestone inspections (accessed September 30, 2026)
49. Section 553.844, roof and building code exceptions (accessed September 30, 2026)
50. Section 627.7011, roof age and homeowners insurance (accessed September 30, 2026)
51. Section 627.714, unit owner loss assessment coverage (accessed September 30, 2026)
52. Section 720.30851, association estoppel certificates (accessed September 30, 2026)
53. Section 201.02, documentary stamp tax on deeds (accessed September 30, 2026)
54. Section 193.155, homestead assessments (accessed September 30, 2026)
55. Section 689.261, property tax disclosure (accessed September 30, 2026)
56. CS/CS/HB 913 (2025) (accessed September 30, 2026)
57. SB 4-D (2022 Special Session D) (accessed September 30, 2026)
58. SB 154 (2023) (accessed September 30, 2026)
59. Florida Department of Revenue, documentary stamp tax (accessed September 30, 2026)
60. Florida Department of Revenue, Save Our Homes (PDF) (accessed September 30, 2026)
61. Florida Department of Revenue, CPI homestead exemption (PDF) (accessed September 30, 2026)
62. Florida Administrative Code, title insurance rates (accessed September 30, 2026)
63. Uniform Mitigation Verification Inspection Form OIR-B1-1802 (PDF) (accessed September 30, 2026)
64. Florida Office of Insurance Regulation, Property Insurance Stability Report, July 2026 (PDF) (accessed September 30, 2026)
65. Citizens Property Insurance, policies in force (accessed September 30, 2026)
66. Citizens Property Insurance, flood requirement (accessed September 30, 2026)
67. NHC Tropical Cyclone Report, Hurricane Ian (PDF) (accessed September 30, 2026)
68. NHC Tropical Cyclone Report, Hurricane Milton (PDF) (accessed September 30, 2026)
69. HUD, assistance animals and fair housing (accessed September 30, 2026)
70. IRS Topic 701, sale of your home (accessed September 30, 2026)
71. IRS Publication 523, selling your home (accessed September 30, 2026)
72. Consumer Financial Protection Bureau, owning a home (accessed September 30, 2026)
73. FDOT SWFL Roads, I-75 Immokalee Road to Corkscrew Road project (accessed September 30, 2026)
74. Lee Health Coconut Point (accessed September 30, 2026)
75. Florida Gulf Coast University (accessed September 30, 2026)
76. Florida State Golf Association, Spring Run course record (accessed September 30, 2026)
77. Florida Building Commission, Florida Building Code (accessed September 30, 2026)
78. Estero Fire Rescue (accessed September 30, 2026)
79. Lee County Property Appraiser, 2026 tax roll: 120 residential parcels matched to Winding Stream, year built, bedrooms and heated area.
80. Lee County recorded sales, DOR-qualified, all years on file, newest recording July 29, 2026, as carried in the county sales file.
81. Southwest Florida MLS Matrix, Spring Run at The Brooks, Winding Stream closings and actives, pulled September 29, 2026.
82. McGreevy and Comisar sub-community roster for The Brooks, September 30, 2026.

Downloadable Documents

Winding Stream's key documents are published by the neighborhood, Spring Run Golf Club, the Brooks CDD, the State of Florida, FEMA and the federal government; the table links each to its issuing authority. The recorded declarations of condominium are available through the Lee County Clerk's official records, and the neighborhood estoppel through Sandcastle Community Management.

Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Winding Stream. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.