Brandywine

Brandywine is a 55-plus, gated condominium and villa community off Winkler Road in South Fort Myers’ Myerlee neighborhood, with its HOA registered in February 1980 and homes built in phases through 1988. The community totals 351 units across two-story, four-unit low-rise condo buildings and single-level attached villas, each unit carrying a minimum of two bedrooms and two bathrooms. Brandywine has no golf course of its own but sits directly adjacent to Myerlee Country Club, a semi-private, public-play par-60 executive course with seasonal and daily-fee play options, and across the street from the private Cypress Lake Country Club; access to either is optional and separately priced rather than bundled into Brandywine’s HOA dues, an important distinction from a "golf community" in the bundled-dues sense. Two genuinely notable, specific restrictions are worth disclosing plainly: a reported no-pets policy (found in more than one source but not independently verified against Brandywine’s actual declaration) and a rental restriction limiting owners to one lease per year with a minimum 365-day term, which rules out seasonal or short-term rentals and may reduce investor appeal while also keeping out transient renters, depending on a buyer’s priorities. Reported monthly HOA fees span a wide $550 to $957 range that this research could not narrow further, likely reflecting genuine variation between villas and condos and building-specific insurance costs; community-sourced information suggests roofs and exterior painting across the community were both replaced in 2025 with no outstanding special assessment, though this could not be independently confirmed against the HOA’s own site. Given the buildings’ two-story, four-unit construction, Brandywine likely falls below the height threshold that triggers Florida’s stricter Milestone Inspection requirements for taller condominiums, though this is a general inference from the statute rather than a confirmed determination specific to this property, and buyers should still request the association’s current reserve study before purchasing. This research found no Brandywine-specific Hurricane Ian damage report from September 2022, though Lee County generated more Ian-related insurance claims than any other Florida county, and regional premiums for comparable Southwest Florida properties have been reported as doubling or tripling since the storm; no dedicated news coverage of Brandywine exists for the 2023-2026 window beyond real-estate listing data, an absence that likely reflects a stable, low-controversy community rather than a documented clean record. Given that no primary source in this research could be directly fetched, prospective buyers should independently confirm the exact current HOA fee, pet policy, and rental restrictions directly with the association before purchasing rather than rely solely on secondary real-estate listings. Buyers who own pets or who hope to rent their unit seasonally should treat the reported no-pets policy and the one-lease-per-year rental restriction as the two most consequential, and least ambiguous, facts in this profile, since both are corroborated by more than one independent source even though neither was confirmed against Brandywine’s own recorded declaration. A direct phone call or visit to the community’s own management office, rather than reliance on any single real-estate aggregator, remains the most reliable way to confirm both restrictions and the community’s current fee schedule before making an offer, particularly since several of the figures collected in this research, including the exact current monthly dues and the precise founding developer, came only from search-engine synthesis of pages that could not be directly fetched and confirmed against a primary document such as the recorded HOA declaration or a current association budget, neither of which this research was able to access directly during this pass, so treat every dollar figure above as a reasonable estimate pending that confirmation.

Age Restriction

Brandywine is confirmed as a 55-plus, age-restricted community. Important disambiguation: this is Brandywine at Myerlee in South Fort Myers, off Winkler Road, Lee County; several other, entirely unrelated properties share the "Brandywine" name, including a golf community of the same name possibly in a different state, a country club in Maumee, Ohio, and a home model name used by Lennar at the separate Arborwood Preserve community, also in Fort Myers. No distinct "Brandywine" 55-plus community exists in Naples; search results for that pairing redirect to this same Fort Myers community.

Housing Types

• Two-story, four-unit low-rise condominiums
• Single-level attached villas

Pricing

The Brandywine Condo Association was registered with the state on February 18, 1980, and homes were built in phases through 1988. The community totals 351 attached villas and condominiums, a figure repeated consistently across multiple independent sources. Condo buildings are two-story, four-unit structures (two units on the ground floor, two on the second, each with an attached one-car garage); villas are single-level with an attached two-car garage; both have a minimum of two bedrooms and two bathrooms. Unit sizes are reported inconsistently, either 1,296 to 2,592 square feet in one source or 1,700-2,500 square feet (describing villas specifically) in another. Current active-market pricing (as of a 2025-2026 snapshot) runs roughly $124,900 to $225,000, with a trailing 12-month average sale price around $173,281 across 16 condos sold; older marketing copy citing condos "starting in the $80,000s" appears to be stale and should not be used as a current figure.

Fees & Assessments

HOA Dues: Monthly fees are reported in a wide $550 to $957 range, likely reflecting variation between villas and condos, unit size, and building-specific insurance and special-assessment allocations; this research could not independently confirm an exact current fee schedule. Fees reportedly cover cable and internet/WiFi, lawn care and irrigation, exterior building maintenance, security, master insurance including flood coverage on the buildings, and recreational amenities. Florida law generally caps a condo association transfer-approval fee at $150 per applicant statewide, and no Brandywine-specific capital contribution fee was found. Rental restrictions reportedly limit owners to one lease per year with a minimum 365-day term, meaning no seasonal or short-term rentals are permitted; a pet policy of "no pets allowed" is reported by more than one source but was not independently verified against the community’s actual governing documents. Community-sourced information (not independently confirmed via direct fetch) suggests community-wide roof replacement and exterior painting were both completed in 2025 with no outstanding special assessment reported.

Amenities

• Two heated swimming pools and a spa/covered hot tub
• Fitness/exercise room
• 2 tennis courts and 4 pickleball courts
• Bocce ball courts and shuffleboard
• Clubhouse with a billiards room, library, hobby room, community room, and business center
• BBQ/cabana area
• No golf course on-site; the community sits adjacent to Myerlee Country Club (a semi-private, public-play par-60 executive course) and across the street from the private Cypress Lake Country Club, with membership at either separate and optional, not bundled into HOA dues

Getting Around

Healthcare: Regional Lee Health facility distances place Gulf Coast Medical Center at roughly a 5-to-10-minute drive from the general Cypress Lake area where Brandywine sits, though this figure was not calculated specifically from Brandywine’s address and should be treated as approximate.

Airport: Southwest Florida International Airport is reported at roughly 10 miles, or 10 to 15 minutes, from Brandywine. Bell Tower Shops, Gulf Coast Town Center, and Edison Mall are all cited as 15 to 20 minutes away, with downtown Fort Myers’ River District dining described as less than 10 minutes and Fort Myers Beach and Sanibel Island 20 to 30 minutes.