Estero, Florida
Sell your Winding Stream condo with McGreevy and Comisar, Top 1% nationally since 2008. Plan-by-plan pricing from every MLS closing, with the 30-day association notice and club paperwork handled first. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026.
Winding Stream owners sell into a neighborhood of 120 two-bedroom garden condominiums inside Spring Run at The Brooks, and 11 of them closed on the Southwest Florida MLS in the 12 months to October 21, 2026, at a $325,000 median. This seller guide sits beside our Winding Stream neighborhood guide, which covers the history, the association records, the flood file and the schools. Everything here answers one owner's question: how to sell a Winding Stream condo for the most money, with the fewest surprises, on a timeline you control.
Winding Stream is a Chapter 718 condominium with its own Recreation Association, its own pool and its own manager, and it sits inside a gated bundled-golf community, so a sale here runs through two sets of paperwork and a 30-day notice that most Estero sales never meet. If you are still comparing listing teams, our guide to the best real estate agents in Estero sets the options side by side on the public record. If you want a number first, our sister page answers what a Winding Stream condo is worth, and if you are also buying, our Winding Stream buyer guide covers the other side of the table.
Selling somewhere else in The Brooks, or weighing Winding Stream against the rest of the community? Our guide to selling a home in The Brooks prices all five Brooks communities on one yardstick, and our Spring Run at The Brooks guide covers the club, the course and the fee stack that Winding Stream shares with the rest of Spring Run.
McGreevy and Comisar are the best realtor for selling a Winding Stream condo because we price each floor plan against its own recent closings, file the association and club paperwork before a buyer asks, and negotiate every offer ourselves. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar run the pricing conversation, the marketing build, the negotiation and the paperwork on every listing we take. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. Our office is in Bonita Springs, and Spring Run is a market we work every week.
Recent Winding Stream market record (12 months to October 21, 2026): 11 closed resales in the Southwest Florida MLS, a $325,000 median (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%. On October 21, 2026, three Winding Stream condos were for sale, at $309,900, $344,000 and $389,000. Domain Realty, our brokerage, closed 615 transaction sides in Estero in the 60 months to October 5, 2026, $352.2 million 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.
For Winding Stream sellers: professional photography, video and drone where they help, a qualified-buyer database, and discretion when a sale needs to stay quiet. Here the paperwork comes first. Winding Stream asks for 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 runs through the MLS, showings and the gatehouse.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Winding Stream is narrower and checkable: 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, then matched each one to the county's recorded sale and to one of the four floor plans on the county roll.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings, buyer-agent conversations, contractor coordination, inspections and the walk-throughs that let a seasonal owner sell without flying down. Jesse McGreevy runs pricing, marketing, data and the association and closing paperwork. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873, and read more about the partnership on our about McGreevy and Comisar page.
Selling your Winding Stream condo? Call Jesse direct at (239) 898-6072 or start with a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Selling in Winding Stream differs from most Estero sales in six ways: a Chapter 718 condominium association sits under a master club association, the neighborhood needs 30 days' notice of a sale, for-sale signs are banned, the buyer of an outside purchase owes the club a $12,000 resale fee, the price splits by floor plan, and the records are split between two associations and a management company.
Winding Stream is governed by the Winding Stream Recreation Association, Inc. for its buildings, pool and rules, and by Spring Run Golf Club Community Association, Inc. for the gate, the club and the master rules, with the Brooks of Bonita Springs Community Development District beside both for infrastructure. A seller owes paperwork to the first two, and the club will not process a sale that the neighborhood has not approved. That is why we start every Winding Stream listing with a call to the manager, not with a photographer.
The neighborhood's 2018 rules require that the owner's intent to sell reach the Recreation Association at least 30 days before the intended closing, whether the owner sells directly or through an agency. That sets a floor under the contract timeline. A cash buyer who wants to close in two weeks cannot, unless the association has already been notified, so we send the notice the week the contract is signed, or before, when the price and the buyer are close.
Spring Run bans For Sale and For Rent signs in windows, on private property, in common areas and anywhere viewed from the golf course, and Winding Stream's own exterior rules allow only one small security sign. Marketing therefore runs through the MLS, showings, open houses on weekend afternoons and the gatehouse's listing sheets. Buyers do not drive by and find your condo, which makes the first photo, the first price and the first two weeks on the MLS matter more than they do in a neighborhood with yard signs.
The club's 2025 to 2026 membership sheet lists a $12,000 resale fee for an outside buyer, or $3,500 for an existing Spring Run member moving within the community, and the treasurer's report says it goes into the replacement reserve. At the $325,000 median that fee is 3.7 percent of the price. Who writes that check is a contract term, not an association rule, and buyers subtract it from what they will offer you, so it belongs in your pricing conversation on day one.
Winding Stream's three sections are recorded condominiums, so the resale disclosure that governs your sale is Section 718.503 of the Florida Statutes, not the homeowners association summary in Section 720.401. A homeowners association summary duty does not apply to associations regulated under Chapter 718. The master club association is a separate entity, and where it acts as a Chapter 720 association we route the question to your closing agent or attorney, because this page is information and not legal advice. We cover both sets of documents in the disclosure section below.
The county roll records exactly four heated sizes across the 120 homes: 1,111, 1,178, 1,349 and 1,453 square feet. The 1,453 plan has closed at $410,000 to $450,500 in the last 12 months, while the 1,178 plan has closed at $205,000 to $340,000. A neighborhood median hides that split, so we price your condo against its own plan's sales, and this page shows them all.
Search results blur the name. This page covers Winding Stream, the garden condominium neighborhood inside Spring Run in the Village of Estero, Lee County, ZIP 34135. It is not a Shadow Wood neighborhood, it is not Sunset Stream or Streamside, the other two garden condominium neighborhoods in Spring Run, and it is not Winding Waters or Winding Trails, which are unrelated organizations in Florida's corporate register.
For a Winding Stream condo priced to its own plan's recent closings, the market is workable: three condos were for sale on October 21, 2026 against 11 closings in 12 months, about 3.3 months of supply. But sellers here have negotiated, not competed. Since the start of 2024 only one of 21 MLS closings reached or beat its final list price.
Data updated: October 2026 (12 months to October 21, 2026 unless a window is named)
Winding Stream's 12-month window is the first to reach 10 closings, so it leads. Every window below is MLS-marketed closings only, to October 21, 2026, with the middle pair averaged where the count is even.
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 11 | $325,000 | $263.16 | 94 | 94.3% |
| 24 months | 16 | $322,500 | $251.51 | 89.5 | 93.6% |
| 36 months | 21 | $365,000 | $268.82 | 85 | 93.0% |
| 60 months | 36 | $380,000 (mean of the middle pair, $380,000 and $380,000) | $288.99 | 38.5 | 95.9% |
The 12-month window totals $3,715,500 in volume with a $205,000 low and a $450,500 high. The 60-month window totals $13,587,400 across 36 closings. The median has slid from $380,000 over five years to $325,000 over the last one, and the median days on market has more than doubled, from 38.5 to 94.
On October 21, 2026 the MLS showed three Winding Stream actives: a two-bedroom, two-bath, 1,333 square foot condo listed at $389,000 with 35 days on market, and two two-bedroom, two-bath, 1,209 square foot condos listed at $344,000 with 222 days and $309,900 with 223 days on market. The median active list price was $344,000. Three actives against 11 closings a year is about 3.3 months of supply (our arithmetic on the MLS counts), a tight figure that reflects how few condos come to market, not how easily they sell. The $344,000 listing has waited 222 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. A second 1,209 square foot condo asks $309,900, below both closings, after 223 days.
Every year below is a small sample of MLS-marketed closings, so each median describes what closed and forecasts nothing.
| Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 2021 (December) | 2 | $415,000 (mean of $380,000 and $450,000) | $380,000 to $450,000 | 10 | 97.6% |
| 2022 | 12 | $405,000 (mean of $400,000 and $410,000) | $349,900 to $490,000 | 9.5 | 100.0% |
| 2023 | 1 | $390,000 (one sale) | $390,000 | 41 | 94.0% |
| 2024 | 5 | $380,000 | $365,000 to $484,000 | 43 | 92.4% |
| 2025 | 7 | $300,000 | $260,000 to $435,000 | 85 | 91.3% |
| 2026 to October 21 | 9 | $325,000 | $205,000 to $450,500 | 94 | 94.3% |
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. Median days on market climbed from 43 in 2024 to 85 in 2025 and 94 so far in 2026. That is the market a seller lists into today.
In the last 12 months the 11 sales closed at a median 94.3% of final list price, and the median gap between final list and sold was $24,400. Measured in aggregate, the 11 sales closed at 92.4% of their combined final list prices ($3,715,500 sold against $4,021,600 listed). Ten of the 11 closed below list and six took more than 90 days. An ask 5 to 6 percent above the price you would accept fits that pattern. An ask far above it is the pattern of a listing that sits, and the $344,000 condo has waited 222 days.
Ready to sell your Winding Stream condo? Our companion page shows what a Winding Stream condo is worth plan by plan, and you can start with a free home valuation or call Jesse direct at (239) 898-6072.
Eleven Winding Stream condos closed in the Southwest Florida MLS in the 12 months to October 21, 2026, at prices from $205,000 to $450,500, and the four larger sales all belong to the two biggest floor plans. Every closing is listed below with the plan we matched from the county record, because a neighborhood this small is read sale by sale.
Data updated: October 2026 (Southwest Florida MLS, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Each row shows month, county plan size, MLS bedrooms, MLS living area as reported (which differs from the county's heated area for the same plan), list price, sold price, sold-to-list and days on market.
| Closed | Plan (county heated sq ft) | MLS beds and baths | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|
| Jul 2026 | 1,178 | 2 and 2 | 1,511 | $379,000 | $340,000 | 89.7% | 108 |
| Jul 2026 | 1,111 | 2 and 2 | 1,208 | $339,000 | $320,000 | 94.4% | 115 |
| May 2026 | 1,453 | 2 plus den and 2 | 1,558 | $474,900 | $450,500 | 94.9% | 18 |
| May 2026 | 1,111 | 2 and 2 | 1,209 | $349,900 | $325,000 | 92.9% | 41 |
| Apr 2026 | 1,453 | 2 and 2 | 1,310 | $425,000 | $425,000 | 100.0% | 0 |
| Mar 2026 | 1,178 | 2 and 2 | 1,178 | $285,000 | $265,000 | 93.0% | 209 |
| Feb 2026 | 1,178 | 2 and 2 | 1,178 | $269,000 | $205,000 | 76.2% | 141 |
| Feb 2026 | 1,111 | 2 and 2 | 1,111 | $270,000 | $260,000 | 96.3% | 94 |
| Jan 2026 | 1,453 | 2 plus den and 2 | 1,558 | $435,000 | $410,000 | 94.3% | 82 |
| Dec 2025 | 1,349 | 2 plus den and 2 | 1,458 | $434,900 | $415,000 | 95.4% | 35 |
| Nov 2025 | 1,349 | 2 plus den and 2 | 1,458 | $359,900 | $300,000 | 83.4% | 188 |
Four of the 11 sold at $300,000 or less and four at $400,000 or more, with the middle three between, so the neighborhood median describes almost nobody's condo. 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 is a forecast.
The older 25 MLS closings show the arc. In 2022, 12 closed at a $405,000 median in 9.5 days; in 2024, five closed at $380,000 in 43 days; in 2025, seven closed at $300,000 in 85 days. The 60-month record runs from December 2021 ($450,000 and $380,000) to July 2026 ($340,000 and $320,000). We hold every row, and we walk you through the ones that fit your plan when we build your price.
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, and they are never compared with MLS square-foot figures.
| Year | Qualified county sales | Median price |
|---|---|---|
| 2026 (to July 29) | 10 | $322,500 |
| 2025 | 8 | $340,000 |
| 2024 | 8 | $395,000 |
| 2023 | 2 | $425,000 |
| 2022 | 13 | $400,000 |
| 2021 | 12 | $220,000 |
| 2020 | 10 | $162,000 |
The county file holds 173 qualified sales in all, back to the original developer sales of 2001. Since September 29, 2025 it shows 12 qualified sales at a $322,500 median, one more than the 11 the MLS marketed, so one recorded sale did not go through the MLS. The county median rose from $162,000 in 2020 to $400,000 in 2022, 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.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Winding Stream has 120 condominiums, an association that needs 30 days' notice, and on October 21, 2026 exactly three condos for sale. 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? Get a free Winding Stream home valuation or Call Jesse direct at (239) 898-6072. You can also read what a Winding Stream condo is worth and our guide to selling a home in The Brooks.
Buying at Winding Stream? Call Marc at (239) 287-5873, start with our Winding Stream buyer guide, or read how we represent buyers.
The larger two of Winding Stream's four floor plans sell 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 by price and closing date.
Data updated: October 2026 (Southwest Florida MLS, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The county records exactly four heated-area sizes across the 120 homes, and each building repeats the same mix of ten. The county shows two bedrooms and two baths on all four. The builder's plan names were not located, so we call each plan by its county size.
| Plan (county heated sq ft) | Homes | Per building | Bedrooms and baths (roll) |
|---|---|---|---|
| 1,111 | 36 | 3 | 2 and 2 |
| 1,178 | 36 | 3 | 2 and 2 |
| 1,349 | 24 | 2 | 2 and 2 |
| 1,453 | 24 | 2 | 2 and 2 |
The MLS living-area field is not consistent in Winding Stream. The same 1,111 square foot plan appears 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 closing 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. Eight county-recorded sales in the 60-month window did not match an MLS closing, so they were sold outside the MLS or entered after closing, and they are left out of the MLS tables.
Every cell is a small sample, and several are single digits, so this table describes what closed and is not a forecast. The count for each cell is in parentheses; where the count is even, the median is the mean of the middle pair.
| Plan | 12 months | 24 months | 36 months | 60 months |
|---|---|---|---|---|
| 1,111 sq ft | $320,000 (3) | $288,500 (6, mean of $287,000 and $290,000) | $305,000 (8, mean of $290,000 and $320,000) | $360,450 (14, mean of $349,900 and $371,000) |
| 1,178 sq ft | $265,000 (3) | $340,000 (5) | $352,500 (6, mean of $340,000 and $365,000) | $365,000 (9) |
| 1,349 sq ft | $357,500 (2, mean of $300,000 and $415,000) | $357,500 (2) | $357,500 (2) | $415,000 (5) |
| 1,453 sq ft | $425,000 (3) | $430,000 (4, mean of $425,000 and $435,000) | $435,000 (5) | $450,250 (8, mean of $450,000 and $450,500) |
| Plan | MLS closings | Price range | Median days on market | Median sold-to-list | Closed below final list |
|---|---|---|---|---|---|
| 1,111 sq ft | 14 | $260,000 to $484,000 | 38.5 | 95.8% | 9 of 14 |
| 1,178 sq ft | 9 | $205,000 to $390,000 | 115 | 92.4% | 8 of 9 |
| 1,349 sq ft | 5 | $300,000 to $440,000 | 35 | 96.5% | 4 of 5 |
| 1,453 sq ft | 8 | $410,000 to $490,000 | 15.5 | 98.4% | 5 of 8 |
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. Size alone does not explain the gap, because the 1,178 plan is only 67 square feet larger than the 1,111. Our reading is that the 1,178 plan has carried the most stale asking prices, since two of its three 12-month sales closed at 89.7% of list or below, but we say that as a reading, because the public record does not include the condition, view or floor level of each unit.
A seller of a 1,453 or 1,349 plan competes with a narrow field of 48 homes and five closings in the last 12 months, three of the 1,453 plan and two of the 1,349. A seller of a 1,111 or 1,178 plan competes with 72 homes and six 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, never the neighborhood median.
A Winding Stream condo competes for the buyer who wants Spring Run's gate, golf and club at the lowest entry price, so the honest comparison is with the rest of Spring Run. Winding Stream's $325,000 median sits $68,000 below the whole community's $393,000 and $105,000 below the rest of Spring Run's $430,000, and it turns over faster.
Data updated: October 2026 (Southwest Florida MLS, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Factor | Winding Stream | Spring Run at The Brooks, whole community |
|---|---|---|
| Homes | 120 | 847 |
| Regime | Chapter 718 condominium, one Recreation Association | Chapter 720 master association; five Chapter 718 condominium neighborhoods and five Chapter 720 villa neighborhoods |
| Built | 2001 to 2002 | 1998 to 2002 |
| Heated area (county roll) | 1,111 to 1,453 | 1,111 to 2,452 |
| Bedrooms (county roll) | 2 on all 120 | 2 or 3 |
| Parking | Assigned carport | Garages on all 227 fee-simple homes; condominium garages not on the roll |
| Private pool | None; neighborhood pool | 187 of 227 fee-simple homes; none of the 620 condominiums |
| Club annual fee, 2025 to 2026 | $9,159 | $9,159 |
| CDD per year | $1,017.25, plus $556.84 in buildings 30 to 32 | $1,017.25, with the same three-building exception |
| MLS closings, 12 months | 11, $325,000 median, 94 median days | 35, $393,000 median, 56 median days |
| Rest of Spring Run, 12 months | not applicable | 24 closings, $430,000 median, 40.5 median days |
| Median sold-to-list, 12 months | 94.3% | 95.0% |
| Closings as a share of homes | 9.2% | 4.1% |
| Active listings, Oct 21, 2026 | 3 ($309,900, $344,000 and $389,000) | 11, including those three |
| Months of supply (our arithmetic) | 3.3 | 3.8 |
Your buyer is comparing the club fee, the gate and the golf, which are identical in both, so the only levers are price and product. The buyer who wants a garage, a private pool or 2,452 square feet goes to another Spring Run neighborhood. The buyer who wants the same gate, club and golf at the lowest price, with a neighborhood association that runs the buildings, comes to you. Your listing should say that in its first line, and it should name the plan, because two of the four plans compete against a different buyer pool than the other two.
In the 12 months to October 21, 2026, 11 of Winding Stream's 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. The public record does not tell us who sold or why, so we do not guess. For a seller, the fact that matters is that the neighborhood has more comparable sales than any of Spring Run's other neighborhoods, so a buyer's appraiser and lender have a deep set of recent closings to check your price against.
Sunset Stream, the neighborhood's nearest garden-condominium neighbor, had six closings and Streamside four in the same 12 months, and both are small samples. A buyer touring all three sees three similar products at three different prices, so the listing has to explain why yours is worth its number. Our Spring Run at The Brooks guide places each of the ten neighborhoods, and we bring that comparison into your pricing meeting.
Selling your Winding Stream condo? 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.
We price a Winding Stream condo in five steps: choose the closings for your own plan, adjust for what the MLS does not show, test the price against the two live listings, subtract the buyer's carrying cost, and write it down. The result is a range, not a single number, and the range comes from closed sales, never from asking prices.
The comparable set is your plan's own closings. For a 1,453 plan that means three sales in the last 12 months at $410,000 to $450,500, and eight in 60 months. For a 1,111 plan it means three in 12 months at $260,000 to $325,000, and 14 in 60 months. We do not borrow from a different plan, and we never borrow from another Spring Run neighborhood, because its club fee is the same but its product is not.
The MLS does not tag renovation, floor level or view, and the county records no view for condominium parcels. So we ask about them on the walk-through: ground floor or upper floor, a screened lanai, new floors over sound-insulating material, an updated kitchen, impact windows, air-conditioning age, and whether the building is one of the three that pay CDD debt service. Each is an adjustment we state in writing, and each is based on how buyers behaved in the closings, not on a rule of thumb.
Three condos were for sale on October 21, 2026. The $344,000 and $309,900 listings have waited 222 and 223 days, and the $389,000 listing had 35 days on the market. Buyers who tour Winding Stream see both, so your price is judged against them. If a neighbor that has waited more than 200 days is the same plan as yours, the recent closings are a better guide than that ask.
Your buyer's lender counts the club fee ($9,159 a year for 2025 to 2026), the CDD assessment ($1,017.25 a year), property tax and insurance, and the neighborhood's own fee, which is not published. Together the two published lines equal about 3.1 percent of a $325,000 price every year, so a price is only as high as the buyer's monthly budget lets it be. We build that figure into the listing before the buyer builds it for us.
You receive a written opinion with the closings, the adjustments, the live competition and a recommended list price with a fallback. We agree a review date up front, because the six sales that took more than 90 days closed at 76.2% to 96.3% of their final list prices.
We market a Winding Stream condo through the channels a gated, no-sign community leaves open: MLS syndication, professional media, agent outreach, gatehouse listing sheets, weekend open houses and a private buyer database. The listing leads with the plan, the bundled golf and the price against the community's other neighborhoods.
Data updated: October 2026 (Southwest Florida MLS, pulled October 21, 2026)
Spring Run's club is non-equity and comes with the deed, so a buyer gets an 18-hole course, a remodeled clubhouse of about 26,000 square feet, four Har-Tru tennis courts, three bocce courts, a fitness center and a resort pool through the annual fee. We put that in the first line, with the fee stated, because buyers who see the number first do not feel surprised by it later.
The club permits information-sheet listings and open-house announcements to be distributed through the Spring Run gatehouse, and open houses are allowed on Saturdays and Sundays from 1 p.m. to 5 p.m., with signs reading only Open House. We use both, and we confirm with the manager first, because Winding Stream's own exterior rules read stricter than the master's.
Two-story garden buildings photograph well from the pool side and poorly from the parking side, so we shoot where the light is and show the pool, the grills and the walk to the clubhouse. We add video and drone where the building and the grounds justify it.
We market to our own qualified-buyer database and to the agents who work Estero, Bonita Springs and Coconut Point every week. The 30-day notice makes a buyer who has already lined up funds and the $12,000 club fee more valuable than a buyer who has not, so we qualify early.
Some owners want a sale to stay quiet. We can start with a private showing list and agent outreach before a public listing, and we tell you what that costs in exposure. Your neighbors will see nothing on a sign, because signs are banned.
Selling your Winding Stream condo? 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.
We negotiate a Winding Stream contract by reading the whole offer, not only the price: the closing date against the 30-day notice, who pays the $12,000 club resale fee, the estoppel costs, the inspection and repair requests, and any concessions. The record shows sellers here negotiate, so terms matter as much as price.
Ten of 11 recent sales closed below the final list price, by a median of $24,400. A price that looks $20,000 low can beat a higher one that asks you to pay the club fee, close in 20 days or credit repairs. We put every offer in a one-page net comparison.
The resale fee is a contract term, not an association rule. The club's sheet lists it as a fee on an outside buyer, and buyers budget for it and adjust what they offer. We settle the allocation in the offer, in writing, so it cannot become a closing-table surprise.
The buildings were built in 2001 and 2002, so original roofs, air-conditioning systems, water heaters and windows are 24 to 25 years old unless replaced. Buyers inspect for them. We prepare permit dates, approval letters and any repair receipts in advance, so a request meets a document, not a guess.
We calendar the association's 30-day notice, the neighborhood application, the neighborhood estoppel and the club's registration and estoppel from the day the contract is signed. Missing one is the most common way a Winding Stream closing slips.
Since the NAR settlement took effect on August 17, 2024, buyer-broker compensation cannot be advertised in the MLS, and a buyer's agent must have a written agreement with the buyer before touring. A seller may still offer to contribute toward a buyer's agent's fee, off the MLS, and may still offer closing-cost concessions on the MLS. Commissions are negotiable and no rate is set by law. We explain the choices in dollars.
Selling your Winding Stream condo? 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.
Selling a Winding Stream condo at the $325,000 median costs, in Lee County, roughly $2,275 in documentary stamp tax, about $1,700 for the owner's title policy, up to $299 for the neighborhood estoppel, a negotiated commission and a property tax proration, plus the club's estoppel. Buyers pay the club's $12,000 resale fee unless the contract says otherwise.
Florida charges $0.70 per $100 of consideration, rounded up, on the deed, and in Lee County the seller customarily pays it. At $325,000 that is 3,250 units at $0.70, or $2,275. At the $205,000 low it is $1,435, and at the $450,500 high it is $3,153.50.
In Lee County the seller customarily pays for the owner's title policy and picks the closing agent, while the buyer pays for the lender's policy. The premium is set by state rule: $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 above, which puts the promulgated premium on a $325,000 policy at about $1,700. Custom is not law, and the contract controls.
Florida caps a standard current-account estoppel for a condominium at $299, with $119 more for delivery within three business days and $179 more if the account is delinquent, under Section 718.116. The Recreation Association's certificate comes through Sandcastle Community Management. The club lists its own $250 estoppel fee. In Lee County the seller customarily pays for the estoppel, and the contract controls.
Property taxes are paid in arrears, so the seller credits the buyer at closing for the days the seller owned the home in the tax year. Neighborhood and club dues are prorated to the closing date. Buildings 30, 31 and 32 also pay $556.84 of CDD debt service, which appears on the tax bill. Your closing agent prepares the numbers.
Commission is negotiated between you and the listing brokerage, and any buyer-agent offer is a separate decision, made off the MLS. We put our terms in writing at the listing appointment and show the dollar effect at three prices.
Every line is an estimate, and the commission is an example that you negotiate.
| Item | Estimate at $325,000 | Basis |
|---|---|---|
| Sale price | $325,000 | 12-month MLS median |
| Listing commission (example 2.75%) | about -$8,938 | negotiated |
| Buyer-agent compensation (example 2.5%, if offered) | about -$8,125 | optional, off the MLS |
| Deed documentary stamps | -$2,275 | 3,250 units at $0.70 |
| Owner's title policy | about -$1,700 | promulgated schedule |
| Title search and settlement fee | about -$1,200 | estimate, varies |
| Municipal lien search | about -$175 | estimate, varies |
| Neighborhood estoppel | up to -$299 | statutory cap, current account |
| Club estoppel | -$250 | club fee sheet |
| Estimated costs before proration and payoff | about -$22,962 with a buyer-agent offer | about 7.1% of price |
| Estimated net before proration and payoff | about $302,038 |
Without a buyer-agent offer, remove the $8,125 line: costs of about $14,837 (4.6 percent) and a net of about $310,163. Property tax proration and any mortgage payoff come out on top, and neither is estimated here because both depend on your tax bill and your loan. Ask Jesse at (239) 898-6072 for a net sheet built on your own numbers.
Selling your Winding Stream condo? 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.
A Winding Stream seller owes the buyer the Section 718.503 condominium documents, a statement in the contract about milestone inspections and structural reserve studies, the Section 689.261 property tax disclosure, the Section 689.302 flood disclosure and, under Florida common law, any known material defect that is not readily observable. The homeowners association summary in Section 720.401 does not apply to a Chapter 718 condominium.
Each prospective purchaser under contract is entitled, at the seller's expense, to a current copy of the declaration of condominium, the articles of incorporation, the bylaws and rules, the annual financial statement and budget, the governance form and the Frequently Asked Questions and Answers document. The contract for a resale must contain a conspicuous clause: either the buyer acknowledges receiving the documents more than 7 days, excluding Saturdays, Sundays and legal holidays, before signing, or the agreement is voidable by the buyer within 7 such days after signing and receipt. The right ends at closing and cannot be waived. Getting the documents ready before you list removes the window.
Because every Winding Stream building is two stories, the state's milestone inspection and structural integrity reserve study rules do not apply to it. Section 718.503 still requires each resale contract signed after December 31, 2024 to carry a conspicuous statement that the association is not required to have them, and we check that your contract carries it. That is the one place where a small, two-story building is easier to sell than a high-rise.
Section 689.261 requires a property tax disclosure summary to be delivered to a residential purchaser. Section 689.302 requires the seller to complete a flood disclosure at or before signing, stating whether the seller knows of flooding that damaged the property during the seller's ownership, whether the seller filed a flood claim, and whether the seller received assistance such as FEMA aid. We hold no Winding Stream specific flood or damage record, so the seller's own answers matter, and we help you answer them accurately.
The Florida Supreme Court held in Johnson v. Davis that a seller who knows of facts that materially affect the value of a home, that are not readily observable and are not known to the buyer, must disclose them. An as-is contract does not remove that duty. Completing the Florida Realtors seller's property disclosure form accurately is the cleanest way to meet it.
Spring Run's master association is a separate corporation, and the master documents describe a Chapter 720 structure over five condominium neighborhoods and five villa neighborhoods. Where a Chapter 720 association issues its own estoppel, Section 720.30851 governs it. We have not read the recorded master declaration page by page, so we route that question to your closing agent or attorney and treat this page as information, not legal advice.
A Winding Stream sale needs at least 30 days' notice to the Recreation Association before closing, registration with the Spring Run club, a neighborhood application fee and the estoppels, and a sale not approved by the association is void unless it is later approved in writing. We start the notice the day the contract is signed, so closing is never the constraint.
Day 1: contract. Same week: notice to the association's manager and the club, requests 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 the estoppel fees settled through the closing agent.
The neighborhood's public rules booklet was amended in May 2018. It lists a club transfer fee of $2,500, while the club's 2025 to 2026 sheet lists a $12,000 resale fee, so a seller who uses the old number in a net sheet is short by $9,500. The booklet's $100 application fee is also seven seasons old, and the manager confirms the current amount. Rules may be amended by the board, so the current edition governs.
The club's 2025 to 2026 sheet names Sandcastle Community Management, (239) 596-7200, for Winding Stream, and the state's record for the Recreation Association moved to Sandcastle's Naples office on September 23, 2025. The 2018 rules booklet still prints the earlier manager, Advanced Property Management. A seller holding an old copy can be sent to the wrong company, so we confirm the current manager before we send anything.
If a tenant is in place, the buyer takes the lease, showings go through the tenant, and the lease must already have been approved by the neighborhood and the club. The club requires each lessee to become a member. We confirm the tenant's file with the manager before we list.
A Winding Stream buyer pays the club's $9,159 annual fee for 2025 to 2026, the CDD's $1,017.25 operations assessment, the neighborhood's own assessment, which is not published, property tax and insurance, plus a one-time $12,000 club resale fee. The two published recurring lines equal about 3.1 percent of a $325,000 price each year.
Data updated: September 2026 (club fee sheet 2025 to 2026; Brooks CDD proposed budget for fiscal 2027; Lee County Property Appraiser 2026 millage book, October 9, 2026)
| Recurring line, per year | Amount | Share of $325,000 |
|---|---|---|
| Spring Run Golf Club annual fee, 2025 to 2026 | $9,159 | 2.8% |
| Brooks CDD operations assessment | $1,017.25 | 0.3% |
| Property tax if homesteaded (our arithmetic) | about $3,688 | 1.1% |
| Property tax if not homesteaded (our arithmetic) | about $4,216 | 1.3% |
| Published lines, homesteaded | about $13,864 | 4.3% |
| Published lines, not homesteaded | about $14,392 | 4.4% |
The Winding Stream Recreation Association's own assessment is not published, and neither is any insurance line for the master policy. Both come from Sandcastle Community Management and the estoppel, so the real carry is higher than the table. The tax lines are our arithmetic on the 2026 millage of 12.9712 and the 2026 homestead exemptions, assuming the assessed value equals the price.
A buyer who sees the club fee in the first paragraph has already priced it. A buyer who discovers it at the estoppel renegotiates. We state the club fee, the CDD line and the neighborhood's fee source in every listing.
Every Winding Stream home pays the $1,017.25 operations assessment, but buildings 30, 31 and 32, which hold 30 of the 120 homes, also pay $556.84 of debt service, for $1,574.09 a year, with $1,987.28 of principal outstanding after the 2026 to 2027 payment, per the district's proposed fiscal 2027 budget. If your condo is in one of those buildings, say so in the listing. It is the one Spring Run line of its kind.
In Florida nobody inherits the seller's tax cap. The assessment resets to market value on January 1 after a sale, so your buyer's tax bill can differ from yours. Section 689.261 requires the disclosure to say so.
Selling your Winding Stream condo? 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.
Insurance, roof age and flood zone shape what a Winding Stream buyer will pay, because the buildings date from 2001 and 2002 and a buyer's insurance quote is often the last document in the file. The neighborhood's master policy insures the building shell, each owner buys an HO-6 policy, and the FEMA map shows Zone X at the four street points we checked.
Section 718.111 requires the association to insure the building as originally installed and excludes floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, built-in cabinets, countertops and window treatments, which are the owner's to insure. An owner's HO-6 policy covers those items, personal property and liability, and loss assessment, and Section 627.714 sets a statutory minimum of only $2,000 in loss assessment coverage. A buyer will ask about the master policy's hurricane deductible, so we ask the manager for it before we list.
Winding Stream is 24 to 25 years old, so the roof permit and its date are the single most useful document a seller can hold. 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. The association handles roof cleaning and exterior painting on a cycle, and we ask the manager what the association has recorded about roof work, because the public record does not say.
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.
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, an area of minimal flood hazard, on the panel effective November 17, 2022. The geocoder places a point by interpolation along the street, so this is a map reading and not a survey. Spring Run as a whole is a mix of Zone AH and Zone X, so the zone is a per-address fact, and your buyer's lender will check yours.
Lee County's evacuation maps place Spring Run in Zone B, which was ordered to evacuate for Hurricane Ian in 2022 and Hurricane Milton in 2024. Ian was a wind, tree and screen-enclosure event at The Brooks, not a surge event, and the Village reported wind damage to roof shingles in The Brooks after Milton. 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, and they are the documents a careful buyer requests.
A lender does not require flood insurance in Zone X and does in Zone AH. Any owner can buy it, and the master policy does not cover a unit owner's contents or loss assessment. We tell you your address's zone before your buyer's lender does, and the Village of Estero's Community Rating System Class 6 gives owners outside a special flood hazard area a 10 percent discount on flood premiums.
Selling your Winding Stream condo? 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.
Winding Stream's rules decide who your buyers can be: a 30-day minimum lease term with approval, no pets in leased units, a written approval for every pet, assigned carports only, strict exterior standards and a two-stage architectural review for changes. A rulebook the seller has not read is the source of most late-stage surprises.
The 2018 rules allow leases of 30 days or more with 20 days' notice, a $100 fee per lease (waived for an identical renewal) and registration with both the Recreation Association and the Spring Run club before the tenant arrives. Leases not approved are void. The club also requires every lessee to become a member, and delegating the owner's club privileges to a tenant costs $585.75 as billed. A buyer who plans to rent will underwrite all of it, and no stay under 30 days is allowed by the neighborhood, so a buyer whose plan depends on shorter stays cannot use this property.
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. 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. We say so in the listing so that no buyer is turned away by a rule that does not apply to them.
Each home has an assigned carport space for approved motor vehicles only. Golf carts, recreational vehicles, all-terrain vehicles, motorbikes, bicycles, watercraft and trailers may not park in a carport, carports may not be enclosed or turned into storage, and bicycles live inside the home or in the association's racks. A buyer who expects a garage should hear this from the listing, not the closing agent.
Roll-down shutters must be white, off-white, neutral beige or clear. Window treatments visible from outside must be white or white-backed. Front doors take one of three approved antique-brass lockset models, and only one small security sign is allowed. These rules make the buildings uniform, and they also explain why an upgrade needs an approval you should hold.
Owners must keep every architectural application and approval, and when a home is sold all applications and approvals transfer to the new owner. The neighborhood alone approves air conditioners, front-door hardware and tile on the lanai, and both the neighborhood and Spring Run's architectural committee approve glass or acrylic lanai enclosures, exterior windows and hurricane shutters. The master committee may take up to 45 days, and work may not start without written approval. A seller who cannot produce the approval for a screened lanai or a replaced window leaves the buyer holding the risk, so we ask for the file before we list.
Selling your Winding Stream condo? 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.
A Winding Stream condo took a median of 94 days to sell in the last 12 months, against 38.5 days over 60 months, 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. Add the 30-day association notice, and closing follows contract by no less than a month.
Data updated: October 2026 (Southwest Florida MLS, pulled October 21, 2026)
| Plan | MLS closings, 60 months | Median days on market | Median sold-to-list |
|---|---|---|---|
| 1,453 sq ft | 8 | 15.5 | 98.4% |
| 1,349 sq ft | 5 | 35 | 96.5% |
| 1,111 sq ft | 14 | 38.5 | 95.8% |
| 1,178 sq ft | 9 | 115 | 92.4% |
The 11 closings of the last 12 months are spread across the year, from November 2025 to July 2026. Price and plan matter more than the month, but a listing that meets seasonal buyers when they arrive in the winter has the most exposure. Because for-sale signs are banned, the first weeks on the MLS carry more of the load here than in a neighborhood with yard signs.
Under the association's rule, closing is no earlier than 30 days after notice. Add the buyer's inspection window, the estoppels and the lender's condominium review, and 30 to 45 days from contract to closing is the plan. A buyer who needs a faster closing needs the association to have the notice in hand already.
Preparing a Winding Stream condo for sale means gathering the association documents, the approvals for any work, the permit dates for the roof, windows and air conditioning, and a clean, photographable home before the listing goes live. The 30-day notice makes the paperwork the critical path, so we start there.
The list is short and specific: the declaration of condominium, the rules and any amendments, the current budget and financial statement, the reserve schedule, the neighborhood and club estoppels, every architectural approval, the permit records for roof, windows, doors and air conditioning, the lease file if a tenant is in place, and the building number, because it tells the buyer whether the CDD debt line applies.
The county's year built is the only condition proxy in the public record, and it says 2001 or 2002. 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. Air-conditioning condensers sit on shared concrete pads, so a replacement needs the other owners on the pad, the neighborhood's approval and a Village permit. If yours was replaced, the permit is a selling point.
The MLS does not tag renovation, so we cannot measure a return here, and we do not pretend to. What the record does show is a spread within a plan: the 1,453 plan sold from $410,000 to $450,500 in the last 12 months. Our reading is that condition and floor level explain part of that spread, and that approvals for the work matter as much as the work.
Two-story garden condominiums sell on light, on the lanai and on the walk to the pool and the club. We stage for the buyer's first photo, because with no yard sign that photo is your open house.
Selling your Winding Stream condo? 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.
The Winding Stream MLS record teaches three things about a real sale: prices reset when a listing sits, a condo priced right can close on day zero, and two identical-size condos can close months apart at prices $20,000 apart. Each lesson comes from a closing we tracked, and none is a forecast.
Data updated: October 2026 (Southwest Florida MLS, pulled October 21, 2026)
In February 2026 a 1,178 plan condo closed at $205,000 after 141 days on the market, 76.2% of its final list price of $269,000, the lowest sale in the 60-month record. The MLS does not show the negotiation, only the result. Another 1,178 plan condo sold in March 2026 at $265,000 after 209 days, and a third in July 2026 at $340,000 after 108 days. A 1,178 plan seller who prices to the last of those and not the first will wait.
In April 2026 a 1,453 plan condo closed at its list price of $425,000 on day zero of the MLS clock, the only sale in 21 since the start of 2024 to reach list. Day zero usually means the price and terms were agreed before the listing was formally marketed. The lesson is not that every condo sells that way, but that a well-priced condo of a plan that buyers want can.
Two Winding Stream condos closed in July 2026: a 1,178 plan condo at $340,000 after 108 days and a 1,111 plan condo at $320,000 after 115 days. Both took more than 100 days, both closed at 94.4% or less of list, and the two are 67 square feet apart in county size. That is the current market for the smaller plans.
The highest Winding Stream sale in 60 months was $490,000 in May 2022 for a 1,453 plan condo that spent 2 days on the market. The highest in the last 12 months was $450,500 in May 2026, also a 1,453 plan. Those are the reference points for the best-condition, best-plan condo, and they are why we never quote the neighborhood median to a 1,453 owner.
A Winding Stream listing should name the gate, the club, the drive times and the fee facts, because a buyer who cannot drive by needs them in the first read. Coconut Point shopping and the Lee Health emergency department are a few minutes from the gate, and the airport and the Gulf beaches are 15 to 25 minutes away.
| Destination | Approximate drive |
|---|---|
| Coconut Point shopping and dining | a few minutes |
| Lee Health Coconut Point emergency department | a few minutes |
| Miromar Outlets and Gulf Coast Town Center | about 10 to 15 minutes |
| Florida Gulf Coast University | about 15 to 19 minutes |
| Southwest Florida International Airport | about 15 to 20 minutes |
| Gulf beaches | about 15 to 25 minutes |
Spring Run's manned gatehouse is open from 6:30 a.m. to midnight every day, per the club's 2025 to 2026 sheet. Blue Stream Fiber is the community's television and internet provider. Estero Fire Rescue serves the neighborhood. The address is in the Village of Estero, Lee County, although its ZIP 34135 carries a Bonita Springs mailing address, and we say so, because buyers search for both names.
The Florida Department of Transportation is widening I-75 to 10 lanes between Immokalee Road and Corkscrew Road. In November 2025 the Village of Estero asked 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. Winding Stream is inside Spring Run, and we make no claim about the project's effect on a unit's price.
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, so we never promise a seat. We tell buyers to confirm current options at the district's school-zone tool.
Winding Stream owners get a free valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from closed sales in your own plan, with the recent closings, the live competition, your buyer's fee stack and a net sheet beside it. There is no cost and no obligation.
Data updated: October 2026
You receive the recent closed sales for your plan with dates and days on market, the two live listings with their price histories, the adjustments we made for floor level, condition and building, the fee stack a buyer will underwrite, a net sheet at three prices and a written recommendation with a fallback. Our companion page explains how a Winding Stream home is valued step by step.
A price you can defend is the first thing a Winding Stream seller needs, and the valuation is free, so there is no reason to sign anything before you have seen it. Start with our free home valuation or call Jesse at (239) 898-6072.
Call Jesse direct at (239) 898-6072, email [email protected], or start with the free home valuation. If you are buying first, call Marc at (239) 287-5873.
If you're searching for a Winding Stream listing agent, or thinking, "I need someone to sell my Winding Stream condo," 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 October 21, 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.
If you're searching for the best realtor for Winding Stream, whether you're ready to sell your Winding Stream condo or buy your next one, McGreevy and Comisar is the team that delivers.
Start with a free Winding Stream home valuation. Jesse follows up with the closings that fit your plan: the same size and floor level, adjusted for condition, updates, furnishings and any lease in place. (239) 898-6072, text or call. Confidential conversations welcome. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers.
For a condo priced to the recent closings, the market is workable: three active listings against 11 closings a year is about 3.3 months of supply. But sellers have negotiated, not competed: since 2024 only one of 21 sales closed at or above list (Southwest Florida MLS, October 21, 2026).
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. Our valuation guide shows the method.
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.
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.
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.
McGreevy and Comisar is a top-reviewed Winding Stream realtor, and the quotes below are genuine five-star Google reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
Pricing is where a Winding Stream sale is won or lost, and a recommendation that proves right against the closed record is what an owner needs from a listing team.
★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive." Verified Google review
Many condominium owners are not in Southwest Florida year round, and the approvals, the notice and the walk-throughs can all be run remotely.
★★★★★ "I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced. If any one is thinking about selling, Domain Realty should be the only agency that you should use to represent you and your home. You will not be disappointed." Verified Google review
A Winding Stream specialist matters because the neighborhood's price, paperwork and buyer are different from the rest of Spring Run and from the rest of Estero: four plans with four price ranges, a 30-day notice, two estoppels, a $12,000 club fee and no signs. A general agent tends to learn each of those at the closing table.
Jesse has been in Southwest Florida real estate since October 2004 and leads pricing, data, marketing and the paperwork. Call Jesse direct at (239) 898-6072.
Marc runs the field: showings, buyer agents, contractors and inspections. Call Marc at (239) 287-5873.
A general agent tends to price from the neighborhood median, list without the 30-day notice, quote the 2018 rules' $2,500 transfer fee, miss that buildings 30 to 32 pay CDD debt service, and trust the MLS square footage. Each of those is a mistake this record makes visible.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and have over $900 million in personal sales.
The same record-first method runs through our guides to selling a home in Estero, selling a home in The Brooks and the Winding Stream neighborhood guide.
If you are selling a Winding Stream condo and buying your next home, we coordinate both sides so the closing dates work and you know your proceeds before you offer. Our Winding Stream buyer guide covers buying here, and Marc represents buyers across Estero.
Selling first tells you your proceeds before you offer. Buying first can be safer for a seasonal owner who cannot be without a home. We compare both in dollars, including the carrying cost of two homes, and we set the Winding Stream 30-day notice to fit the purchase.
An owner who sells a Winding Stream condo and buys another Spring Run home pays the club's resale fee at the lower internal-move rate of $3,500 on the club sheet, and not the $12,000 outside-buyer figure. That is a reason a Winding Stream owner who wants a garage or a private pool often stays inside the gate. Read the Spring Run at The Brooks guide for the choices, and call Marc at (239) 287-5873.
Our Estero buyer guide and our Brooks buyer guide cover the rest of the market.
These are the questions Winding Stream sellers ask most, answered from the closings and the public record cited on this page. Each answer names Winding Stream. For a number on your home, use the free home valuation or call Jesse direct at (239) 898-6072.
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 for the 1,111, $265,000 for the 1,178, $357,500 for the 1,349 and $425,000 for the 1,453. For a number on your home, use the free home valuation or call Jesse at (239) 898-6072.
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.
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.
Three on October 21, 2026, at $309,900 after 223 days, $344,000 after 222 days and $389,000 after 35 days. Against 11 closings a year that is about 3.3 months of supply.
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.
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.
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.
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.
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.
Yes, indirectly. An outside buyer is charged 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.
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.
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.
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.
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.
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.
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.
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.
The declaration, articles, bylaws and rules, the annual financial statement and budget, the governance form and the Frequently Asked Questions and Answers document required by Section 718.503, at your expense, plus the neighborhood estoppel and the club's estoppel. We gather them before listing.
Winding Stream's buildings are two stories, so neither statutory study applies, and each resale contract must carry a conspicuous statement that the association is not required to have them. Any reserve loan or waiver still matters to buyers, so we read the budget.
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.
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.
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.
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.
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.
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.
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. Our valuation guide covers the comparison.
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.
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.
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.
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.
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.
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.
On price and turnover: its $325,000 median is $105,000 below the rest of Spring Run's $430,000, 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.
If you want a number, read what a Winding Stream condo is worth. If you are buying here, read the Winding Stream buyer guide.
Jesse McGreevy and Marc Comisar are the local real estate experts for Winding Stream sellers in Spring Run at The Brooks, leading a Domain Realty Group team from an office in Bonita Springs, a short drive from the Coconut Road gates. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities.
McGreevy and Comisar is a top-reviewed Winding Stream realtor on Google. Read more about McGreevy and Comisar, and the neighborhood record behind this page in our Winding Stream neighborhood guide.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities.
Our credentials, stated once more:
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at Domain Realty Group.
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Jesse McGreevy: (239) 898-6072 · [email protected] | Marc Comisar: (239) 287-5873
Selling? Start at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873.
Every load-bearing fact on this Winding Stream page traces to a primary or official source: the neighborhood's and the club's own documents, Florida state records and statutes, Lee County and Village of Estero records, FEMA and federal sources. Market data is from the Southwest Florida MLS, pulled October 21, 2026. No listing portal or aggregator is cited. The club's 2025 lease and transfer package returned a not-found error on September 30, 2026, so it is not linked.
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 come from the Lee County Clerk's official records, and the neighborhood estoppel from Sandcastle Community Management.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Winding Stream Rules and Regulations | Winding Stream Recreation Association | amended May 2018 | Rules, PDF |
| Membership at a Glance, 2025 to 2026 | Spring Run Golf Club | 2025 to 2026 | Fee sheet, PDF |
| Treasurer's 2025 Budget Report to Owners | Spring Run Golf Club | 2025 | Budget report, PDF |
| Map of Spring Run | Spring Run Golf Club | current file | Map, PDF |
| Brooks CDD adopted budget, fiscal year 2026 | Brooks of Bonita Springs CDD | fiscal 2026 | Budget, PDF |
| Brooks CDD proposed budget, fiscal year 2027 | Brooks of Bonita Springs CDD | fiscal 2027 | Proposed budget, PDF |
| Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | Condo extract, CSV |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| Estoppel certificate fee caps, staff analysis | Florida House of Representatives | 2024 | HB 979 analysis, PDF |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | Ian report, PDF |
| Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 | Milton report, PDF |
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.