Bonita Springs, Florida
How to sell a Spanish Wells home in 2026: recorded sales by neighborhood, the association-owned club, the 2026 fee stack, two estoppels and a free valuation from McGreevy and Comisar.
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty.
Updated October 2026
Selling a home in Spanish Wells starts with two facts most pages miss: the homeowners' association owns the golf club, and membership is optional in every neighborhood except Cordova. Lee County recorded 69 sales across the 1,329 home parcels we tie to Spanish Wells and Las Brisas in the 12 months to September 25, 2026, at a median of $640,000, with no district line on the tax bill. McGreevy and Comisar lead Domain Realty Group, the #5 real estate team in Florida in the 2026 RealTrends rankings and the #1 real estate team in Bonita Springs. Start with our Spanish Wells community guide and our Bonita Springs area guide.
If you are still choosing who should list your home, our guide to the best real estate agents in Bonita Springs sets out the criteria we think a seller should use, and we are comfortable being measured against them. Call Jesse McGreevy direct at (239) 898-6072, request a free Spanish Wells home valuation, or use our Spanish Wells valuation form. We send you the recorded sales we used, labelled by date and source.
To sell a Spanish Wells home in 2026, price it against recorded sales in your own neighborhood, show buyers the master budget and the $4,800 capital contribution before they ask, and state plainly whether your home carries club membership, which only Cordova does. Lee County recorded 69 Spanish Wells sales in the latest 12 months.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Spanish Wells development and its golf condominium companion listing, trailing 12 months, pulled September 3, 2026; Spanish Wells Community Association 2026 budget and fee schedule).
In the 12 months to September 25, 2026 the county recorded 69 qualified sales across 1,329 home parcels at a median of $640,000, from $200,000 to $1,260,000, or $293.41 per square foot of county heated area, all resales. The Southwest Florida MLS pull of September 3, 2026 counted 68 closings at a $623,750 median, a median 71 days on market, up from 47 a year earlier, and a 95.42 percent median sale-to-list ratio. The market got slower without getting softer.
The neighborhood and product: Cordova's houses, the Units 1 to 3 single-family homes, Marbella, The Lake Club, Las Brisas and the golf condominiums are separate markets. The club: optional outside Cordova, bundled in Cordova. The carry: about $3,031 per parcel a year at the master level plus neighborhood dues. The closing charges: $4,800 plus two estoppels. The setting: golf, lake or preserve.
Other resales inside the gate, the neighborhood pages buyers read first, Cordova, Marbella, Las Brisas and Lake Club Villas, and nearby golf communities such as Highland Woods. The listing that wins answers the carry and the club question with documents.
Why to list with us, the recorded market by neighborhood, pricing, the MLS picture, benchmarks, timing, the fee stack and the club, the paperwork, condominium law, flood and insurance, disclosures, marketing, negotiation, costs at three price points and more than thirty seller questions.
McGreevy and Comisar price Spanish Wells homes on the records that move them: Lee County's recorded sales for your neighborhood, the association's own budget and fee schedule, the club's answers on membership and the flood map at your parcel. We are the #1 team in Southwest Florida since 2012, and both partners work every Bonita Springs listing.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Spanish Wells development and its golf condominium companion listing, trailing 12 months, pulled September 3, 2026; Spanish Wells Community Association 2026 budget and fee schedule).
We are the partners who price your home, sit at the negotiating table and answer your phone. Nobody hands your offer to an assistant. Here is the record behind that promise:
RealTrends ranked our team the #5 real estate team in Florida and the #1 real estate team in Bonita Springs for 2026. As the leaders of Domain Realty Group, our team has closed 4,000+ transactions, and Jesse McGreevy and Marc Comisar bring over 45 years of combined direct experience to every Spanish Wells listing. Our office is at 24031 S Tamiami Trl #101 in Bonita Springs, about ten minutes from the Spanish Wells gate by Bonita Beach Road and US 41.
A Spanish Wells listing agent has to know that the club was deeded to the association, that owners pay the master through ten neighborhood associations under section 3.15 of the declaration, that a sale needs two estoppels, that the $4,800 capital contribution is not a club fee, and that the master 2026 operating and reserve line rose 35.2 percent. Those are the facts buyers raise.
Six recorded sections, under seven legal spellings, closed sales in the latest 12 months and only three cleared ten. We list sales section by section and print no median under ten.
Jesse McGreevy prices the home and builds the resale package; Marc Comisar negotiates. Both read the budget before a buyer does.
We will not price your home from an automated estimate, and we will not borrow a days-on-market figure from another community to make a page look complete. We will not promise a sale date or a premium the record does not show. We will show you the evidence, name the documents and let the market answer.
Lee County recorded 69 Spanish Wells sales in the 12 months to September 25, 2026 at a $640,000 median, blending 25 condominium sales at $349,000 and 44 single-family sales at $810,000. Price your Bonita Springs home against its own neighborhood and product.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Spanish Wells development and its golf condominium companion listing, trailing 12 months, pulled September 3, 2026; Spanish Wells Community Association 2026 budget and fee schedule).
We pulled every recorded sale for the 1,329 home parcels whose legal descriptions carry the Spanish Wells name or the Las Brisas and Puesta condominiums for the 12 months to September 25, 2026: 69 resales.
| Window | Sales | Median | Low | High |
|---|---|---|---|---|
| 12 months (2025-09-26 to 2026-09-25) | 69 | $640,000 | $200,000 | $1,260,000 |
| 24 months (2024-09-26 to 2026-09-25) | 125 | $645,000 | $200,000 | $1,260,000 |
| 36 months (2023-09-26 to 2026-09-25) | 189 | $640,000 | $200,000 | $1,260,000 |
| 60 months (2021-09-26 to 2026-09-25) | 353 | $619,000 | $200,000 | $1,267,000 |
The 24-month window holds 125 sales at a $645,000 median and the 36-month window 189 at $640,000: a flat market on the county record, which matches the MLS finding of steady prices and longer marketing times.
Condominiums recorded 25 sales at $349,000, $204.78 per square foot, from $200,000 to $590,000; single-family homes 44 at $810,000, $331.17 per square foot, from $480,000 to $1,260,000.
| Price band | Recorded sales, 12 months |
|---|---|
| Under $200,000 | 0 |
| $200,000 to $299,999 | 6 |
| $300,000 to $399,999 | 12 |
| $400,000 to $499,999 | 7 |
| $500,000 to $749,999 | 14 |
| $750,000 to $999,999 | 23 |
| $1,000,000 and up | 7 |
Twenty-three of the 69 sales closed between $750,000 and $999,999, the single-family core, 14 between $500,000 and $749,999, 25 under $500,000 and 7 at $1,000,000 or more, mostly Cordova.
| Calendar year | Recorded sales | Median | Low | High | Builder-direct (estimate) |
|---|---|---|---|---|---|
| 2019 | 82 | $302,000 | $139,000 | $719,999 | 0 |
| 2020 | 111 | $388,500 | $138,500 | $739,000 | 0 |
| 2021 | 111 | $377,000 | $160,000 | $1,055,777 | 0 |
| 2022 | 82 | $594,500 | $224,900 | $1,267,000 | 0 |
| 2023 | 78 | $606,000 | $225,000 | $1,205,000 | 0 |
| 2024 | 59 | $645,000 | $280,000 | $1,225,000 | 0 |
| 2025 | 54 | $669,950 | $232,000 | $1,150,000 | 0 |
| 2026 (to September 25) | 58 | $638,750 | $200,000 | $1,260,000 | 0 |
The county's calendar-year medians ran $302,000 in 2019, $594,500 in 2022, $645,000 in 2024, $669,950 in 2025 and $638,750 for 2026 through September 25.
| Section (recorded name) | Sales, 12 months | Median (10+ sales only) | Low | High |
|---|---|---|---|---|
| Spanish Wells Units 1 to 3 plats and golf condominiums | 22 | $810,000 | $222,000 | $1,100,000 |
| Marbella at Spanish Wells | 19 | $429,000 | $257,750 | $850,000 |
| Cordova at Spanish Wells | 10 | $1,005,000 | $890,000 | $1,260,000 |
| Puesta del Lago and Puesta del Sol at Las Brisas | 7 | count and range only | $322,500 | $590,000 |
| The Lake Club at Spanish Wells | 5 | count and range only | $480,000 | $750,000 |
| Las Brisas condominiums | 5 | count and range only | $200,000 | $346,337 |
| Marbella (alternate legal spelling) | 1 | count and range only | $620,000 | $620,000 |
The Units 1 to 3 plats, with the golf condominiums that share the Spanish Wells legal name, recorded 22 sales at an $810,000 median, 21 of them single-family homes, Marbella 19 at $429,000 and Cordova 10 at $1,005,000; the Puesta condominiums, The Lake Club and Las Brisas each closed fewer than ten, so we print counts and ranges.
The highest recorded sale was a Cordova home at $1,260,000; San Amaro Drive's seven sales ran from $890,000 to $1,250,000. At the other end, Las Brisas condominiums closed from $200,000.
San Amaro Drive recorded seven sales from $890,000 to $1,250,000, Spanish Moss Way six from $525,000 to $758,000, Highgate Drive five from $480,000 to $750,000 and Alhambra Lane four from $795,000 to $950,000.
We price a Spanish Wells home from recorded sales in its own neighborhood, adjust for golf, lake or preserve setting and condition, add the carry a buyer will pay, and check the result against the 26 active listings the MLS showed in September. The number comes with the sales behind it, from our Bonita Springs office.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Spanish Wells development and its golf condominium companion listing, trailing 12 months, pulled September 3, 2026; Spanish Wells Community Association 2026 budget and fee schedule).
Recorded sales in your neighborhood for 12 months, widened to 24 or 36 months when thin. A Cordova home is compared with Cordova first, because it carries club membership.
A golf view, a renovated kitchen, a pool, impact glass or a newer roof, none visible to an automated estimate.
About $3,031 per parcel a year at the master level in 2026 plus neighborhood dues, and club dues only if the buyer joins, except in Cordova.
The buyer's $4,800 capital contribution and the two $299 estoppels are known, and buyers subtract what they pay.
With a 71-day median on market and 4.6 months of supply in the September pull, pricing inside the band that is closing matters more than it did a year ago.
Spanish Wells recorded 69 sales in the latest 12 months, condominiums at a $349,000 median and single-family homes at $810,000, and only Cordova homes carry club membership, so the first conversation is your neighborhood. Call Jesse McGreevy direct at (239) 898-6072, request a free Spanish Wells home valuation, or start with the Spanish Wells seller valuation form. Buying your next home at the same time? See our guide to buying a home in Spanish Wells or call Marc at (239) 287-5873.
We pulled every recorded sale in Spanish Wells for the 12 months to September 25, 2026 and set them beside the MLS pull of September 3. The two instruments agree closely, 69 county sales at $640,000 and 68 MLS closings at $623,750, and both show a flat price line. What changed is time: 71 median days on market against 47 a year earlier. For a seller that means price is holding but patience is not, and a listing priced to the last best sale waits.
The Southwest Florida MLS pull of September 3, 2026 shows 68 Spanish Wells closings over the trailing 12 months at a $623,750 median, a 71-day median on market against 47 a year earlier, a 95.42 percent median sale-to-list ratio and 26 active listings. We read it beside the county record for every Bonita Springs price we set.
Data updated: October 2026 (Southwest Florida MLS, Spanish Wells development and its golf condominium companion listing, trailing 12 months, pulled September 3, 2026; Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
68 closings, $623,750 median, $631,181 average, $180,000 to $1,260,000, $293 median per square foot, 71 median and 97.8 average days on market, and a 95.42 percent median sale-to-list ratio. 26 active listings at a $639,000 median, about 4.6 months of supply.
Closed sales rose 25.9 percent year over year while the median sold price moved 1.0 percent and the sale-to-list ratio held at 95.42 against 95.41 percent. The change was time on market.
Different windows and coverage: the county counts recorded deeds to September 25, the MLS its own listings to September 3.
Every recorded deed whether listed or not, the county's heated area and year built, and sales by legal section.
Against its golf-community neighbors, Spanish Wells' $640,000 recorded median over the 12 months to September 25, 2026 sits above Highland Woods' $410,000 and Worthington's $340,000 and below Bonita National's $690,000, using the same Bonita Springs county method for each, so a seller compares like with like.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; the same county method for every community).
| Community | Home parcels matched | Recorded sales, 12 months | Median | Median $ per county heated sq ft |
|---|---|---|---|---|
| Spanish Wells | 1,329 | 69 | $640,000 | $293.41 |
| Highland Woods | 798 | 35 | $410,000 | $301.43 |
| Worthington Country Club | 716 | 57 | $340,000 | $215.74 |
| Bonita National | 1,458 | 109 | $690,000 | $347.63 |
Per square foot, Spanish Wells' $293.41 sits between Worthington's $215.74 and Bonita National's $347.63, with Highland Woods at $301.43.
Spanish Wells' single-family share lifts its median above the condominium-heavy neighbors; a condominium seller should compare Marbella or Las Brisas with those neighbors' condominium sales, not the community figure.
A per-foot median holds no club terms, carry or view. No district line on a Spanish Wells bill is part of the conversation.
Now is a reasonable time to sell a Spanish Wells home if you price to the record: prices have held flat, with the county median at $638,750 for 2026 to date, but time on market lengthened to 71 days in the September MLS pull, and season begins in Bonita Springs in November. Timing counts back from your closing date.
Data updated: October 2026 (Lee County recorded sales by calendar year; Southwest Florida MLS, Spanish Wells development and its golf condominium companion listing, trailing 12 months, pulled September 3, 2026; Citizens flood page read October 2026; Florida Senate CS/HJR 1-F).
A home documented and listed by late October meets the November to April buyer pool on its first weekend.
The master operating and reserve line rose 35.2 percent for 2026, to $1,627.57 per parcel, with reserve funding up 65.7 percent. Buyers will see it in the estoppel; tell them first.
From January 1, 2027 Citizens requires flood coverage on new and renewing personal residential wind policies, whatever the zone, condominium unit-owner policies exempt.
The tax bill arrives in November with no district line. A November 3, 2026 constitutional amendment would change homestead exemptions and non-homestead caps (CS/HJR 1-F); we state no dollar effect.
FDOT's Old US 41 project 435110-1 and its studies include presentations specific to Cordova at Spanish Wells; buyers ask about road noise, and we answer with the project record.
A Spanish Wells buyer pays about $3,031 per parcel a year at the master level in 2026 by arithmetic on the association's budget, billed through the neighborhood associations, plus the neighborhood or condominium dues, City and county taxes and, outside Cordova only by choice, club dues. There is no district line on the bill in Bonita Springs.
Data updated: October 2026 (Spanish Wells Community Association 2026 budget and fee schedule, as read for our Spanish Wells guide, September 2026).
| Master-tier line, 2026 | Per parcel a year |
|---|---|
| Operating and reserve assessment | $1,627.57 |
| Debt service assessment | $267.60 |
| Bulk communications | $1,136.28 |
| Total master tier | about $3,031.45 |
The association's fee schedule states that 2026 assessments are collected by the neighborhoods and owners do not pay the master directly; section 3.15 of the declaration makes each neighborhood association responsible for remitting.
The operating and reserve line rose 35.2 percent from $1,203.83, reserve funding rose 65.7 percent, and the budget still shows a planned deficit, according to the association's budget.
No district does not mean no debt: the 2026 budget shows $364,203 of debt service, interest and principal, billed as $267.60 per parcel.
Sub-association dues differ by neighborhood and are not published; the sub-association estoppel states them.
Club initiation and dues are not published for any category; the club membership office holds them. Cordova's bundled membership terms come from the club and Cordova's association.
In Spanish Wells the homeowners' association owns the golf and country club, membership is optional in every neighborhood except Cordova, and the course is semi-private with public tee times. A Spanish Wells home outside Cordova sells without a membership attached, which widens the Bonita Springs buyer pool.
Data updated: October 2026 (Spanish Wells Country Club FAQ and pages read September 2026; Spanish Wells declaration section 1.10).
The club was deeded to the Spanish Wells Community Association by an instrument recorded in January 2018, and the declaration names that deed at section 1.10.
The club's FAQ says a membership is required in Cordova and not elsewhere in Spanish Wells.
The club describes itself as semi-private and non-equity and books public tee times; the course is 27 holes across three nines.
The declaration calls Spanish Wells fully developed and requires a two-thirds member vote to redevelop the golf course, according to our Spanish Wells guide's reading.
A Spanish Wells sale surfaces two estoppels, one from the master association and one from the sub-association, the $4,800 capital contribution, the neighborhood association's documents and the master rules. We order both estoppels the week a contract is signed so no deadline catches a Bonita Springs buyer.
Data updated: October 2026 (Spanish Wells Community Association fee schedule; Unit Two estoppel page).
Spanish Wells Community Association, Inc., incorporated October 7, 1994, is the master and owns the club; beneath it sit ten neighborhood associations and 22 sub-associations in total, according to the association's fee schedule.
The Third Amended and Restated Declaration of Protective Covenants was recorded July 29, 2020 and amended by a certificate recorded April 23, 2024.
The master rules are the minimum; a sub-association may be stricter but not more lenient, so a buyer reads both.
Section 8.4(B) of the declaration lets the board levy a special assessment for a common-area repair shortfall without an owner vote. A buyer's attorney reads it, and we put it in the file.
Yes. Marbella, Las Brisas, the Puesta condominiums and the golf condominiums in Spanish Wells are sold under chapter 718, so the seller delivers the section 718.503 package and the buyer has a seven-day review right, and any building of three or more habitable stories carries milestone and reserve study records in Bonita Springs.
Data updated: October 2026 (Florida Statutes sections 553.899, 718.112 and 718.503 read October 2026).
The roll records 526 of the 1,329 matched homes as condominium units: Marbella's sections, Las Brisas, Puesta del Lago, Puesta del Sol and the golf condominiums.
Section 553.899 and section 718.112 apply to buildings of three or more habitable stories; whether your building is covered is a fact we confirm with its association.
Declaration, articles, bylaws and rules, budget and financial statement, inspection and reserve records and the question and answer sheet, at the owner's expense.
A lender reviews the project's budget, reserves and insurance; we ask the association first.
A Spanish Wells buyer will ask about flood zone and insurance, and the answer is favorable: no parcel sits in a FEMA special flood hazard area on the current map, so flood insurance is not federally mandated. Insurance cost still turns on the specific home, roof and policy in Bonita Springs, and we assemble the file before the first showing.
Data updated: October 2026 (FEMA National Flood Hazard Layer as read for our Spanish Wells guide; Lee County mandatory flood insurance information; National Hurricane Center Ian report; Citizens flood page read October 2026).
Our Spanish Wells guide's parcel check found no parcel in a special flood hazard area; the community sits in Zone X. A lender still makes its own determination for each address.
Hurricane Ian made landfall as a category 4 storm at Cayo Costa on September 28, 2022, with coastal inundation of 8 to 12 feet in the Bonita Springs area and inland high water marks of 5 to 7 feet, according to the National Hurricane Center. We describe your home's own record through the flood disclosure.
Homes built from 1979 to 2022 vary widely in roof covering and opening protection; the state form OIR-B1-1802 records the credits under section 627.711.
The City of Bonita Springs holds a Community Rating System Class 5 rating. From January 1, 2027 Citizens requires flood coverage on new and renewing personal residential wind policies, condominium unit-owner policies exempt.
We print no premiums; we tell a buyer what an insurer will ask, and for condominiums we point to the master policy.
A Spanish Wells seller owes a flood disclosure at or before contract, disclosure of known defects that materially affect value, the property tax disclosure in the contract and, depending on the home, either the homeowners' association disclosure summary under section 720.401 or the condominium resale documents under section 718.503. Your closing agent confirms which apply.
Data updated: October 2026 (Florida Statutes 720.401, 718.503, 689.302, 689.261, 553.79, 720.30851 and 718.116 read October 2026; Lee County Clerk recorded declarations; Florida Division of Corporations records).
This is general information, not legal advice. Your closing agent or real estate attorney confirms which duties apply to your parcel, and several of them carry a cancellation right for the buyer if they are missed, so we gather the documents before anyone signs.
Spanish Wells sits under two regimes. The Spanish Wells Community Association is a chapter 720 master association, so a seller of a single-family home in Units 1 to 3, Cordova or a villa on a platted lot supplies the section 720.401 summary. Marbella's condominiums, Las Brisas and the Puesta del Lago and Puesta del Sol condominiums and the golf condominiums are governed by chapter 718, so their sellers deliver the section 718.503 package with the master documents alongside. We state the fork and let your closing agent confirm your parcel.
For a lot or house in a community with a mandatory homeowners' association, the prospective buyer must be presented with the disclosure summary before executing the contract, and on a resale the parcel owner supplies it (section 720.401). The contract must carry a conspicuous clause making it voidable if the summary was not provided first, and the buyer may void by written notice within 3 days after receiving the summary or before closing, whichever occurs first. That right cannot be waived and ends at closing. Section 720.401 does not apply to associations governed by chapters 718, 719, 721 or 723.
The master declaration adds its own charge at every resale: a $4,800 capital contribution effective July 1, 2024, the personal obligation of the buyer and a lien on the lot, with exemptions for foreclosure, death, transfers to a spouse and estate-planning transfers, according to our Spanish Wells guide's reading of the declaration and fee schedule.
For a condominium unit, the owner provides the declaration, articles, bylaws and rules, the annual financial statement and budget, the inspection and structural integrity reserve study records where they exist and the state's question and answer sheet, at the owner's expense (section 718.503). The contract carries either an acknowledgment that the buyer received them more than seven days before signing or a clause letting the buyer cancel within seven days after signing, and a waiver of that right is void.
Section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract is signed. It asks whether the seller knows of flooding that damaged the property during ownership, whether a flood insurance claim was filed and whether the seller received federal flood-damage assistance. The duty does not depend on the FEMA zone. Spanish Wells sits outside FEMA's special flood hazard area on the current map, and the duty applies anyway.
The Florida Supreme Court held in Johnson v. Davis (1985) that a home seller must disclose known facts that materially affect the property's value and are not readily observable to the buyer. For a Spanish Wells home that can include past water intrusion, a roof or window leak, an unapproved exterior change, an unpermitted enclosure or an open permit. When in doubt, disclose, and put it in writing.
Section 689.261 requires the contract to carry a property tax disclosure summary warning the buyer not to rely on the seller's current taxes, because a change of ownership or improvements can reset the assessment. A seller's homestead exemption and Save Our Homes cap end with the seller's ownership. Spanish Wells has no community development district, so no district line passes to the buyer; the Lee County Property Appraiser lists the tax district as City of Bonita Springs and Bonita Springs Fire.
Section 553.79 bars a local building agency from penalizing an arm's-length buyer because a previous owner's permit was never closed, and lets an owner close a permit with a different licensed contractor. It does not stop a lender, title underwriter or buyer from requiring the permit to be closed before closing, so we check the City of Bonita Springs permit record before listing.
Section 720.30851 governs the homeowners' association estoppel certificate and section 718.116 the condominium certificate. The statutes set a $250 base fee, and the Department of Business and Professional Regulation's current adjusted caps are $299 for the certificate, $119 more for expedited delivery within 3 business days and $179 more if the account is delinquent; the association's actual fee can be lower. A Spanish Wells sale needs two: the master association's $299 certificate and a separate $299 sub-association certificate, with rush fees of $119 at the master and $199 in the Unit Two example, according to the associations' published schedules.
We market a Spanish Wells home with professional photography, video and drone footage of the golf, lake or preserve setting, a listing file that answers the fee, club and estoppel questions, and our qualified-buyer database, following the master and neighborhood sign rules in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Spanish Wells development and its golf condominium companion listing, trailing 12 months, pulled September 3, 2026; Spanish Wells Community Association 2026 budget and fee schedule).
A drone shows the home's place on the 27 holes and the lakes.
The master budget lines, the neighborhood estoppel figures, the club status of the home, the $4,800 contribution and the flood position.
The master and neighborhood associations set sign rules, and some neighborhoods are stricter; we follow the stricter one.
Buyers search Spanish Wells, Spanish Wells Golf and Country Club and the neighborhood names; we list under both.
The home goes on the MLS, on our team site, to our qualified-buyer database and to the Domain Realty Group network. For a higher-priced home we offer a confidential, off-market conversation before a public launch when the owner wants one, and we explain the trade-off: a quiet sale narrows the buyer pool, and a public listing generally reaches more buyers.
We negotiate a Spanish Wells sale as the partners who priced it, with the county record and the September MLS pull in hand. That means answering assessment, club, estoppel and insurance questions with documents rather than concessions, and protecting your net at inspection and appraisal in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; NAR settlement terms effective August 17, 2024).
Older homes raise roof and window questions first; when the file answers them, leverage shrinks.
A neighborhood with five sales gives an appraiser little; we supply the county record by section.
We answer with the budget: what rose, why, and what the reserves fund.
Financing type, insurance readiness, the inspection period, the closing date and the estoppel timing all change what you net and how likely the sale is to close. We lay competing offers side by side and walk you through each line before you counter.
Commissions have always been negotiable. Since August 17, 2024, offers of compensation to a buyer's broker cannot be advertised on the MLS, and buyers sign a written agreement with their own agent before touring. A Spanish Wells seller can still choose to offer buyer-broker compensation or a concession toward the buyer's costs, and that choice is made with the offer in front of you. The listing agreement, which holds our fee, is negotiated with you before the home goes on the market.
In Lee County the seller customarily pays the owner's title policy and the deed's documentary stamp tax of $0.70 per $100 of price, and the contract controls. On a Spanish Wells $640,000 sale that is $4,480 in stamps and about $3,275 in title premium. Commission, estoppel and prorations come on top and are agreed in writing.
Data updated: October 2026 (Florida Statutes section 201.02; Florida Administrative Code rule 69O-186.003; our Florida cost-of-selling reference, 2026; Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
| Item | Condominium median ($349,000) | Community median ($640,000) | Single-family median ($810,000) |
|---|---|---|---|
| Documentary stamp tax at $0.70 per $100 | $2,443.00 | $4,480.00 | $5,670.00 |
| Owner's title premium (promulgated rate) | $1,820.00 | $3,275.00 | $4,125.00 |
| Subtotal of the two fixed items | $4,263.00 | $7,755.00 | $9,795.00 |
These are statutory and promulgated amounts computed on the recorded medians as illustrations, not quotes for your home. The commission, the estoppel, the municipal lien search, the settlement fee, the title search and any proration are separate and are agreed in writing. There is no community development district, so no district payoff appears.
Florida charges $0.70 per $100 of consideration on the deed, rounded up to the next $100 (section 201.02). In Lee County the seller customarily pays it, and the contract controls.
Florida sets the owner's policy premium by rule: $5.75 per $1,000 of coverage up to $100,000, $5.00 per $1,000 from $100,000 to $1,000,000, $2.50 per $1,000 from $1,000,000 to $5,000,000 and $2.25 per $1,000 from $5,000,000 to $10,000,000. In Lee County the seller customarily selects the closing agent and pays for the owner's policy. That is custom, not law, and the contract controls.
The seller customarily pays for the estoppel certificates: $299 from the master association and a separate $299 from the sub-association, plus any rush fee. The buyer owes the master association's $4,800 capital contribution under the declaration. On a $640,000 sale that puts the association line at $5,398 before rush fees, according to the published schedules.
Florida property taxes run on the calendar year and are paid in arrears in November, so at a closing before the bill is paid the seller credits the buyer for the seller's days of ownership. As an illustration, a $640,000 value at the final 2026 district 017 rate of 12.7942 mills is $8,188 before exemptions, with no district line, and a June 30 closing with 181 days of seller ownership credits about $4,060 to the buyer. That is arithmetic on the median, not your bill. The title company prorates on the actual figures.
Capital gains on a home sale are a federal tax question, and the IRS explains the exclusion for a main home in Publication 523. If you will buy another Florida homestead, portability can move up to $500,000 of your Save Our Homes difference to the new home if you establish it within three years of January 1 of the year you gave up the old one; in Lee County you file with the Property Appraiser. A seller who is a foreign person should also ask the closing agent about FIRPTA withholding. Confirm all three with your tax adviser before you list.
Fixed items are fixed, negotiated items are negotiated and unpublished items are obtained in writing. We give you a net sheet at the price we recommend and at two prices below it, so the number you plan on is the number you net.
Sellers in Spanish Wells often meet buyers who are also touring Highland Woods, another golf community in Bonita Springs. Spanish Wells recorded 69 sales at a $640,000 median in the latest 12 months and Highland Woods 35 at $410,000. The table shows what a buyer weighs, with sources.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Spanish Wells Community Association fee schedule; our Highland Woods guide).
| What a buyer weighs | Spanish Wells | Highland Woods |
|---|---|---|
| Location | Between US 41 and I-75 off Bonita Beach Road, City of Bonita Springs | Off US 41 north of West Terry Street, City of Bonita Springs |
| Home parcels in our county match | 1,329 | 798 |
| Recorded sales, 12 months to September 25, 2026 | 69 at a $640,000 median | 35 at a $410,000 median |
| Median $ per county heated square foot | $293.41 | $301.43 |
| Year built on the county roll | 1979 to 2022, median 2000 | 1996 to 2001, median 1997 |
| Golf | Association-owned, semi-private 27 holes; membership optional except in Cordova | Bundled equity: one Owner Equity membership on every home, no waitlist; 2026 dues $13,812.79 |
| District on the tax bill | None | None |
| Flood map | No parcel in a special flood hazard area on the current map | Mostly Zone X, with Zone AE along the northern drainage corridor and lakes |
| Master resale charge | $4,800 capital contribution, plus two $299 estoppels | $10,000 capital contribution for 2026, paid by the buyer |
Association ownership of the club, optional membership outside Cordova, no district line and no special flood hazard area on the current map.
A home in Spanish Wells fits a buyer whose priorities are optional membership in an association-owned club, more single-family choice and no district line. A home in Highland Woods fits a buyer whose priorities are a lower entry price. Each fits a different list of priorities.
You can get a free Spanish Wells home valuation three ways: through our Spanish Wells home valuation page, through the valuation form for Spanish Wells sellers, or by calling Jesse McGreevy at (239) 898-6072. Each returns a price range built from recorded comparable sales in Bonita Springs, labelled by date and source.
We send the recorded comparables for your neighborhood, the MLS context, the master and neighborhood charges a buyer will see, the $4,800 contribution and two estoppels, your flood position and a net sheet. There is no obligation.
Your address and neighborhood, your closing statement, your neighborhood association's dues, any approvals for exterior work, your wind mitigation form, your club membership terms if any and whether the home has had water.
Call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or use the Spanish Wells seller valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. If you are buying your next home too, see our guide to buying a home in Spanish Wells. For the wider picture, see how we sell homes across Bonita Springs.
Most Spanish Wells owners net more by listing with an experienced agent, because the association, club and insurance questions are what stall a sale in a Bonita Springs community like this one, and an agent resolves them before a buyer asks. A cash sale trades price for speed; selling by owner saves a commission but leaves you every disclosure.
Florida lets an owner sell without an agent, and some cash buyers are legitimate. The question is what each route costs on a Spanish Wells home specifically, where a buyer is weighing a master association that owns the golf club, optional membership outside Cordova, a $4,800 capital contribution, two estoppels and ten neighborhood associations and where disclosure timing and insurance readiness decide whether a contract survives.
| What you care about | List with McGreevy and Comisar | Sell to a cash buyer or iBuyer | Sell by owner |
|---|---|---|---|
| Exposure to the full buyer pool | MLS, our team site, our buyer database and out-of-state marketing | One buyer | Whatever you arrange |
| Price discipline | Priced from the county record and defended at appraisal | Offer typically discounted for speed and risk | Set by the owner, usually without the county record |
| Association and club questions | Answered in the listing file before showings | Usually absorbed in the offer price | Handled by the owner |
| Statutory paperwork (720.401 summary or 718.503 package, flood form, estoppel) | Gathered and delivered on time | Still owed by the seller | Owed by the seller, unaided |
| Flood, wind and insurance questions | Answered with the wind mitigation form and flood file | Usually absorbed in the offer price | Handled by the owner |
| Negotiation after inspection | Partner-level, evidence-based | Often a second price cut | Owner negotiates directly |
| Who it suits | Most Spanish Wells sellers | Owners who value speed over price, or a home that cannot be insured as it stands | Owners with a buyer already in hand and complete paperwork |
Choose a listing when your home's value depends on facts a buyer has to be shown: the section, the view, the finish, the association file. Choose a cash sale when the home cannot currently be insured or financed and you would rather not repair it. Choose to sell by owner only when a buyer is already in hand, and even then have a closing agent or attorney prepare the disclosures. A free valuation shows you what each route would likely net.
McGreevy and Comisar are a top-reviewed Southwest Florida listing team, recognized with the Gulfshore Life Five Star award for customer satisfaction for 21 straight years. The reviews below, which a Spanish Wells seller can weigh, are quoted exactly as clients wrote them, and each is labelled with the site where it was posted. We do not edit, combine or summarize client words.
★★★★★ "Marc sold our house within 48hours with several offers over the asking price. We never dreamed it would sell that fast! He even went above and beyond to walk us thru the whole process!" Verified Zillow review
★★★★★ "Mark Comisar was great to work with! He was very knowledgeable in our area & made selling our house such an easy process! He always answered our calls or returned them in a very timely manner! We were also very happy with the money we made on the sale! We would highly recommend Mark to anyone selling their house. He will not disappoint!!" Verified Zillow review
★★★★★ "Marc was a dynamo! He found the perfect home for us, and our requirements were many. He was there for us every step of the way and we leaned on his expertise very heavily. Always ready with advice and support through the foreclosure purchase, which was quite a challenge. The final success was the sale of my condo. Marc worked the listing with open houses, tips on making the unit more marketable and his final suggestion got it sold. Cannot say enough about what a great agent he is. It has been a pleasure to work with him." Verified Zillow review
When you list with a top-reviewed team of Top 1% Real Estate Agents Nationally Since 2008, the partners who answer your first call are the partners at your closing. Call Jesse McGreevy direct at (239) 898-6072.
These are the questions Spanish Wells owners ask us most, answered from Lee County's recorded sales, the association's own documents and Florida law. Where a figure is not published we say so and name the document that holds it. For anything specific to your home, call Jesse McGreevy at (239) 898-6072.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Spanish Wells development and its golf condominium companion listing, trailing 12 months, pulled September 3, 2026; Spanish Wells Community Association documents; Florida Statutes read October 2026).
Your value is set by recorded sales of comparable homes in your own section, at a similar size and position. Condominiums recorded 25 sales at a $349,000 median and single-family homes 44 at $810,000, so the neighborhood and product matter more than the community figure. Request a free Spanish Wells home valuation and we will build a number with the comparables attached.
Our Southwest Florida MLS pull of September 3, 2026 showed 68 Spanish Wells closings over the trailing 12 months at a median of 71 days on market, up from 47 the year before, and a median sale-to-list ratio of 95.42 percent.
The September 3, 2026 MLS pull showed a median sale-to-list ratio of 95.42 percent across 68 closings, against 95.41 percent the year before.
The September 3, 2026 MLS pull showed 26 active Spanish Wells listings at a $639,000 median, about 4.6 months of supply.
The best listing agent prices from the recorded record, knows the association and club documents and answers a buyer's questions with paper. McGreevy and Comisar lead Domain Realty Group, the #5 real estate team in Florida and the #1 real estate team in Bonita Springs in the 2026 RealTrends rankings. Compare agents with the criteria in our guide to the best real estate agents in Bonita Springs, linked near the top of this page.
In Lee County the seller customarily pays the deed's documentary stamp tax of $0.70 per $100 and the owner's title policy. On a $640,000 sale that is $4,480 in stamps and about $3,275 in title premium, before commission, estoppel and prorations.
The statutes set a $250 base, and the state's current adjusted caps are $299 for the certificate, $119 more for expedited delivery within 3 business days and $179 more if the account is delinquent. The association's actual fee can be lower, and a home under two associations may need two certificates.
Usually not a full remodel. Fix what an inspector will flag, close any open permit and keep approval letters for past exterior work. A clean, documented home priced to the record often nets more than a rushed renovation.
Yes. A confidential, off-market conversation is possible for some homes, though it narrows the buyer pool, and a public listing generally reaches more buyers. We discuss the trade-off before deciding.
Possibly. The IRS explains the main-home exclusion in Publication 523, and a seller who is a foreign person may face FIRPTA withholding at closing. Ask your tax adviser before you list.
Yes, if you establish a new Florida homestead within three years of January 1 of the year you gave up the old one, up to $500,000 of the difference can be ported. In Lee County you file with the Property Appraiser.
A flood disclosure at or before contract under section 689.302, known material defects under Johnson v. Davis, the property tax disclosure in the contract and, depending on the home, the section 720.401 summary or the section 718.503 condominium package. Your closing agent confirms which apply.
Bonita Springs buyers arrive in force from November through April, so a home photographed, documented and listed by late October meets that pool on its first weekend. A summer listing faces less competition but should be priced to the record.
Lee County recorded 69 Spanish Wells sales from September 26, 2025 to September 25, 2026 at a median of $640,000, from $200,000 to $1,260,000, or $293.41 per square foot of county heated area. Condominiums recorded 25 sales at a $349,000 median and single-family homes 44 at $810,000, so the neighborhood and product matter more than the community figure.
The association bills 1,361 parcels; our county match ties 1,329 home parcels to Spanish Wells and Las Brisas, 803 single-family homes and 526 condominium units, built from 1979 to 2022 on the roll.
Arithmetic on the association's 2026 budget gives about $3,031 per parcel a year at the master level: $1,627.57 operating and reserves, $267.60 debt service and $1,136.28 bulk communications, billed through the neighborhood associations. Add the neighborhood or condominium dues, taxes and, outside Cordova only by choice, club dues.
No. Florida's official list of special districts carries no Spanish Wells district, and the Property Appraiser lists the tax district as City of Bonita Springs and Bonita Springs Fire. The master association does carry an amortizing loan, billed as a $267.60 per parcel debt service line in 2026.
No Spanish Wells parcel sits in a FEMA special flood hazard area on the current map, so flood insurance is not federally mandated. A lender still makes its own determination for each address.
In Lee County the seller customarily selects the closing agent and pays for the owner's title policy, at the premium the state sets by rule, and a financed buyer pays for the lender's policy. That is custom, not law, and the contract controls.
The master rules set the minimum, and neighborhood associations may be stricter; Unit Two, for example, caps leases at three a year. Gate bar codes are available to tenants on leases of 31 days or more.
Lee County uses choice zones; addresses across Spanish Wells returned elementary Proximity Zone Q, middle Zone GG and high school South sub-zone 3 in the district's 2026 to 2027 locator. Confirm the address in the locator.
Spanish Wells is in district 017, final 2026 millage 12.7942; on the $640,000 median that is about $8,188 before exemptions, with no district line.
A single-family seller supplies the section 720.401 summary before the contract; a Marbella, Las Brisas, Puesta or golf condominium seller delivers the section 718.503 package instead. Both give the section 689.302 flood disclosure.
Only Cordova homes carry a required membership, according to the club's FAQ; elsewhere membership is optional and governed by the club's own terms.
The master association's $4,800 capital contribution, effective July 1, 2024. The seller customarily orders the two $299 estoppels.
The association's budget shows reserve funding up 65.7 percent, professional fees up 109.4 percent and a new $250,000 drainage and boulevard irrigation line; insurance fell 12.1 percent.
The Spanish Wells Community Association, by a deed recorded in January 2018 and named in the declaration at section 1.10.
No. Florida's official list of special districts carries none, and the tax district is City of Bonita Springs and Bonita Springs Fire.
A median of 71 days in the September 3, 2026 MLS pull, up from 47 a year earlier, with prices flat.
Spanish Wells recorded 69 sales at a $640,000 median in the latest 12 months against Highland Woods' 35 at $410,000.
A Spanish Wells specialist matters because value here turns on details a generalist misses: an association-owned club, membership required only in Cordova, owners paying the master through ten neighborhood associations, two estoppels and a 35.2 percent master increase in 2026. Buyers in Bonita Springs pay for that certainty.
If you are thinking, "I need someone to sell my house in Spanish Wells," McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Spanish Wells, Bonita Springs, Estero, Naples, Fort Myers, Lee County and Collier County. Whether you are selling a Cordova home, a Units 1 to 3 single-family home on Verde Lane, a Marbella or Las Brisas condominium or a Lake Club villa, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
A gated golf community between US 41 and I-75, minutes from Publix and ALDI on Bonita Beach Road, with a semi-private 27-hole course, racquet sports, pools and dining. Our Spanish Wells community guide covers the rest.
The association posts its budget and fee schedule on its portal, the club answers membership questions, the Property Appraiser holds the sales. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Some of your buyers will compare Spanish Wells with the city itself. Our guides to selling a home in Bonita Springs, Bonita Springs home values and buying a home in Bonita Springs cover the city side, and our Bonita Springs area guide covers the neighborhoods around it.
A free Spanish Wells home valuation tells you what you are working with first. If you are also buying, whether moving within Spanish Wells or relocating, see our guide to buying a home in Spanish Wells and how we represent buyers in Southwest Florida, or call Marc Comisar at (239) 287-5873.
Every document behind the rules and figures in this Spanish Wells guide is public. These are the ones a seller actually uses, each linked to the issuing authority's own copy, so you read the current version.
| Document | Publisher | Why it matters | Link |
|---|---|---|---|
| Club frequently asked questions | Spanish Wells Country Club | Which neighborhoods require membership | Open the club FAQ |
| Association portal and documents | Spanish Wells Community Association | Budget, fee schedule and governing documents | Open the portal |
| Unit Two estoppel page | Spanish Wells Unit Two HOA | A sub-association's estoppel and rush fees | Open the estoppel page |
| Unit Two real estate notes | Spanish Wells Unit Two HOA | Resale rules a buyer meets | Open the notes |
| Official list of special districts | Florida Department of Commerce | Confirms no Spanish Wells district | Open the program page |
| Course scorecard, May 2026 | Spanish Wells Country Club | The 27 holes and ratings | Open the scorecard |
| Section 720.401, homeowners' association disclosure summary | Florida Legislature | The pre-contract disclosure a house or lot seller supplies | Open section 720.401 |
| Section 718.503, condominium resale disclosure | Florida Legislature | The package a condominium seller delivers | Open section 718.503 |
| Section 689.302, flood disclosure | Florida Legislature | The flood form due at or before contract | Open section 689.302 |
| Section 689.261, property tax disclosure summary | Florida Legislature | The tax warning every residential contract carries | Open section 689.261 |
| Section 720.30851, homeowners' association estoppel certificates | Florida Legislature | What the estoppel must state | Open section 720.30851 |
| Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | The current estoppel fee caps | Open the DBPR schedule |
| FEMA Flood Map Service Center | Federal Emergency Management Agency | The flood zone for a single address | Open the map center |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | The storm record near Bonita Springs | Open the report |
| Flood insurance requirement | Citizens Property Insurance | The January 1, 2027 flood coverage rule | Open the Citizens page |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | The wind mitigation form that supports insurance credits | Open the form |
| 2026 Taxing District Millage Book (final) | Lee County Property Appraiser | The millage behind the tax proration | Open the millage book |
| Publication 523, selling your home | Internal Revenue Service | The federal home-sale gain exclusion rules | Open Publication 523 |
Every figure on this page traces to one of the sources below. County sales figures are our analysis of the Lee County Property Appraiser roll and sale file; association, club and district statements are attributed to the body that published them.
Spanish Wells association and club records
City, county, school and civic records
Florida statutes, rules and federal references
Our own published guides and records
McGreevy and Comisar are the Bonita Springs listing team Spanish Wells sellers call when a home has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar personally handle every listing from pricing to closing, with over 45 years of combined direct experience, and they have been Top 1% Real Estate Agents Nationally Since 2008.
For this guide we tracked all 69 recorded sales across the 1,329 home parcels in Spanish Wells over the latest 12 months and read the association's budget, fee schedule and the club's own answers, so the figures here come from public records rather than estimates.
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or read more about McGreevy and Comisar. Buying in Spanish Wells or anywhere in Southwest Florida? See how we represent buyers or call Marc at (239) 287-5873.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Ready to sell? Call Jesse McGreevy direct at (239) 898-6072, or start with the Spanish Wells seller valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated October 2026. This seller guide is general information about selling a home in Spanish Wells, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.