Updated September 2026
Buying a condo in Waterford Amberley Court at Worthington in Bonita Springs? See the 11 recorded sales at a $199,500 median, the $17,918 yearly dues stack, the four plans, the Cavendish Court comparison and condo rules. Start your buyer consultation or call Marc direct at (239) 287-5873.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
McGreevy and Comisar represent buyers at Waterford Amberley Court, and this is the buyer’s guide we hand every client before a first Amberley showing. Top 1% Real Estate Agents Nationally Since 2008, over $900 million in personal sales, and a Bonita Springs office about 15 minutes from the Worthington gate.
This guide is for buyers of Waterford Amberley Court, the 120-unit, two-story Waterford condominium association on Amberley Court inside Worthington Country Club, the gated, bundled golf community in Bonita Springs, Florida. Every Amberley owner is a full golf member, and Amberley carries the lowest Waterford neighborhood dues in 2026 at $4,860 a year. Our spoke guide covers the buildings, the history and the association record; this page covers how to buy here well: which unit fits you, what it costs to own, what Amberley units record on the public record, and how the club approval and Florida condominium rules work from the buyer’s side.
Before you choose an agent for this purchase, compare the ones who work this market: we publish the best real estate agents in Bonita Springs, compared on the public record. Already own a home you plan to sell? Start with our Waterford Amberley Court seller’s guide or read what an Amberley condo is worth today. Comparing Waterford associations? Our buyer guides for Waterford-Cavendish Court and Waterford-Worthington Way are built the same way.
To talk it through now, start your Waterford Amberley Court buyer consultation or call Marc at (239) 287-5873.
Buying a condo in Waterford Amberley Court takes a budget for two layers of dues, $13,058 master and $4,860 Amberley in 2026, a one-time $12,500 capital contribution, an HOA Certificate of Approval, and a read of the Chapter 718 condominium documents. In the last 12 months, 11 units recorded sales at a $199,500 median.
Data updated: September 2026 (Lee County Property Appraiser recorded qualified sales; Worthington 2026 fee schedules, retrieved 26 Sep 2026)
Amberley is the lowest-cost way into Worthington’s bundled club: a 1,076 to 1,312 square-foot condo in a two-story building, with full golf membership, the association’s own pool cabana, pickleball court and tennis court, and carport parking. The trade-offs are 1990s buildings, October 2009 roofs and a budget that is not posted publicly until you are under contract. This page walks through each.
McGreevy and Comisar are the best realtor for Waterford Amberley Court buyers because we read Amberley unit by unit from the public record, know how its dues and roofs compare with the two sister Waterford associations, and negotiate at the partner level. Marc Comisar leads buyer representation; Jesse McGreevy leads pricing.
Data updated: September 2026 (Lee County Property Appraiser recorded qualified sales and cost cards, retrieved 26 Sep 2026; Southwest Florida MLS closings, pulled 29 Sep 2026)
We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, with over $2.5 billion sold as a team with our Domain Realty Group colleagues and over $900 million in personal sales between Jesse and Marc.
Our Amberley buyer file (last 12 months, September 2025 through August 2026): 11 Amberley units recorded qualified sales with the Lee County Property Appraiser · $2,254,250 in total volume · $160,000 to $247,000 · median $199,500, about $181 per heated square foot. In the last 12 months we tracked every one of those sales and matched each to its plan, floor and view from the county cost card. Days on market and the sale-to-list ratio are MLS measures: the 11 Amberley condos sold through the Southwest Florida MLS in the 12 months from 29 Sep 2025 to 29 Sep 2026 spent a median 52 days on market and closed at a median 91.8% of final list price. Months of supply moves week to week, and we read it live for your search.
Honors and recognition:
Buying at Waterford Amberley Court? Call Marc at (239) 287-5873 for a personalized buyer consultation, start your Amberley buyer consultation online, or read how we represent buyers in Bonita Springs. Selling a home to fund it? Call Jesse direct at (239) 898-6072. Learn more about McGreevy and Comisar and our team.
A Waterford Amberley Court buyer needs eight facts before the first showing. Each is sourced below from Lee County recorded sales and cost cards, the club’s 2026 fee schedules, City permits, FEMA and Florida statutes, and each is current to September 2026.
What Does It Take to Buy a Condo in Waterford Amberley Court?
Why McGreevy and Comisar Are the Best Realtor for Waterford Amberley Court Buyers
Key Takeaways for a Waterford Amberley Court Buyer
How Do We Track the Waterford Amberley Court Market for a Buyer?
What Is the Waterford Amberley Court Market Like for Buyers Right Now?
What Does a Waterford Amberley Court Condo Cost by Plan and Floor?
How Does Waterford Amberley Court Compare With the Other Worthington Condos?
Waterford Amberley Court vs Waterford-Cavendish Court: Which Should You Buy In?
What Are the Steps to Buy a Condo at Waterford Amberley Court?
What Will You Pay to Own a Waterford Amberley Court Condo?
How Do You Check Flood Zone and Insurance for a Waterford Amberley Court Condo?
Which Waterford Amberley Court Rules Decide Whether a Condo Works for You?
What Do Florida Condo Laws Mean for a Waterford Amberley Court Buyer?
How Do We Find You the Right Condo at Waterford Amberley Court?
How Do We Negotiate for You at Waterford Amberley Court?
What Are Buyer Closing Costs at Waterford Amberley Court?
How Does Buyer Representation Work After the NAR Settlement?
How Can You See Every Waterford Amberley Court Condo on the Market Right Now?
What Schools, Healthcare and Beaches Come With a Waterford Amberley Court Address?
Is Waterford Amberley Court the Right Place for You to Buy?
Get Your Personalized Waterford Amberley Court Buyer Consultation
Why Does a Waterford Amberley Court Specialist Matter?
Your Local Real Estate Experts
Frequently Asked Questions, Buyer Edition
Frequently Asked Questions, Selling One Home to Buy at Waterford Amberley Court
Sources and Authoritative References
We track the Waterford Amberley Court market from the county record, unit by unit. We pull every qualified sale on the 120 Amberley parcels, match each to its plan, floor and view on the county cost card, and read it against the club’s fee schedules and the association’s filings.
Every qualified Amberley sale since 2016, the cost card for all 120 units, the City of Bonita Springs roof permits for all 11 buildings, the association’s Sunbiz and DBPR filings, and the club’s 2026 Fee Schedule, HOA Fee Schedule, Purchaser’s Packet and Rental Forms.
We quote the first window, 12, 24, 36 or 60 months, with 10 or more sales. At Amberley that is the 12-month window, with 11. For a single plan, which is thinner, we widen and say so.
Asking prices, days on market and price cuts live in the MLS. Over the last 12 months (closings 29 Sep 2025 to 29 Sep 2026), the 11 Amberley sales in the Southwest Florida MLS took a median 52 days, and buyers paid a median 91.8% of the final asking price. The county also does not record condition, which is why we walk every unit you consider.
The Waterford Amberley Court market for buyers right now is priced well below its 2022 peak: 11 qualified sales in the last 12 months at a $199,500 median, against a 2022 median of $306,500. Buyers who shop before the season face fewer competing buyers, and the lowest recent sale recorded in late July.
Data updated: September 2026 (Lee County Property Appraiser recorded qualified sales, retrieved 26 Sep 2026)
Window (ending August 2026) | Qualified sales | Median sale | Range | Median $/sq ft |
|---|---|---|---|---|
12 months | 11 | $199,500 | $160,000 to $247,000 | $181 |
24 months | 13 | $221,250 | $160,000 to $308,000 | $181 |
36 months | 16 | $227,500 (mean of $225,000 and $230,000) | $160,000 to $320,000 | $186 |
60 months | 43 | $285,000 | $160,000 to $389,000 | $244 |
Source: LeePA Last Qualified Sale layer, retrieved 26 Sep 2026.
Amberley’s calendar-year median rose from $152,500 in 2020 to $182,500 in 2021 and $306,500 in 2022, with a high of $389,000 in April 2022. Only seven sales recorded in 2023, three in 2024 and four in 2025, and the eight 2026 sales through August ran from $160,000 to $247,000. For a buyer, that is a market that has already reset, not one at its top.
Ten of the last 11 sales recorded between October and May. A buyer who shops in late summer and early fall competes with fewer buyers; a buyer who waits for February competes with the whole seasonal market, and the three highest recent sales recorded from February to May.
The rate a financed buyer pays moves the budget more than any single fee on this page. We check the weekly Freddie Mac Primary Mortgage Market Survey before every offer conversation. For a condo, ask your lender early whether the association meets its condominium project requirements, because that answer can decide which loan programs are open to you.
A Waterford Amberley Court condo costs by plan and floor: the county’s 2025 market values put the 1,076-square-foot ground two-bedroom at a $166,945 median and the 1,312-square-foot upper three-bedroom end unit at $222,811. Recorded sales ran $160,000 to $247,000 over the last 12 months.
Data updated: September 2026 (Lee County Property Appraiser cost cards and recorded qualified sales, retrieved 26 Sep 2026)
Plan | Floor | Beds / baths | Heated sq ft | Units | 2025 LeePA market value, median |
|---|---|---|---|---|---|
Ground interior | 1 | 2 / 2 | 1,076 | 38 | $166,945 |
Ground end | 1 | 3 / 2 | 1,222 | 22 | $210,135 |
Upper interior | 2 | 2 / 2 | 1,204 | 38 | $210,460 |
Upper end | 2 | 3 / 2 | 1,312 | 22 | $222,811 |
Source: LeePA cost card, 13010 Amberley Ct #212 and the full set of Amberley cost cards, retrieved 26 Sep 2026.
Unit numbers combine the building and the unit, so 212 is Building 2, unit 12. In a 12-unit building, xx01 and xx06 are ground-floor three-bedroom ends, xx02 to xx05 ground-floor two-bedrooms, xx07 and xx12 upstairs three-bedroom ends and xx08 to xx11 upstairs two-bedrooms. In an 8-unit building, each floor runs three-bedroom, two-bedroom, two-bedroom, three-bedroom.
Buildings 1 to 6, 68 units, face the golf course; Buildings 7 to 11, 52 units, face a lake. Buildings 1, 10 and 11 hold 8 units; the rest hold 12.
The table above is where an Amberley offer starts, and your plan, floor and view set the price. Before you book showings, start your Waterford Amberley Court buyer consultation or call Marc at (239) 287-5873, and see how we represent buyers in Bonita Springs. Selling a home you already own to fund this one? Read our guide to selling a Waterford Amberley Court condo or call Jesse direct at (239) 898-6072.
Waterford Amberley Court compares as the largest and cheapest to carry of Worthington’s five condo associations. It trades in the Waterford band of about $180 to $200 a square foot, beside Cavendish Court and below Worthington Way, while the Wedgewood carriage condos with garages sell for about twice the price.
Data updated: September 2026 (Lee County Property Appraiser recorded qualified sales; club 2026 HOA Fee Schedule, retrieved 26 Sep 2026)
Association | Units | Built | 24-month median | Median $/sq ft | 2026 dues | Parking | Local tennis and pickleball |
|---|---|---|---|---|---|---|---|
Waterford Amberley Court | 120 | 1991 to 1993 | $221,250 (13 sales) | $181 | $4,860 | Carport | Yes |
92 | 1994 to 1995 | $247,500 (mean of $245,000 and $250,000; 10 sales) | $201 | $6,188 | Carport | No | |
Waterford-Cavendish Court | 72 | 1994 to 1995 | $200,000 (11 sales) | $177 | $7,712 | Carport | Yes |
116 | 1991 to 1993 | $401,000 (13 sales) | $263 | $5,700 | Detached garage | Yes | |
120 | 1993 to 1994 | 9 sales, $350,000 to $450,000 | 9 sales, no median | $5,080 | Garage | Yes |
Sources: LeePA Last Qualified Sale layer; 2026 HOA Fee Schedule; Rental Forms, retrieved 26 Sep 2026.
If the same plan is your goal, compare the three Waterford associations on dues, roofs and view. If you want a garage and a larger unit, the Wedgewood associations are a different budget. The whole-community picture, estate homes and villas included, is in our Worthington Country Club buyer’s guide.
Buyers who want full golf at the lowest entry price also look at Highland Woods, which published 2026 club dues of $13,812.79 with a $500 minimum and a $10,000 capital contribution (Highland Woods 2026 estoppel information, retrieved 26 Sep 2026). An Amberley condo remains one of the lowest-priced ways into a bundled Bonita club that we track.
Waterford Amberley Court and Waterford-Cavendish Court sell the same four plans in two-story carport buildings with their own pool, pickleball and tennis. Buy at Amberley for lower dues, more choice and lake views; buy at Cavendish for newer buildings, more golf views and a smaller association, at the highest dues in Worthington.
Data updated: September 2026 (Lee County Property Appraiser recorded qualified sales; club 2026 HOA Fee Schedule; City permits, retrieved 26 Sep 2026)
Decision factor | Waterford Amberley Court | |
|---|---|---|
Units and buildings | 120 units, 11 buildings | 72 units, 6 buildings |
Built | 1991 to 1993 | 1994 to 1995 |
Floor plans | Same four, 1,076 to 1,312 sq ft | Same four, 1,076 to 1,312 sq ft |
Two-bed / three-bed | 76 / 44 | 48 / 24 |
Views | 57% golf, 43% lake | 67% golf, 33% lake |
2026 neighborhood dues | $4,860 | $7,712 |
All-in with $13,058 master dues | $17,918 a year | $20,770 a year |
Dues change, 2024 to 2026 | +34% | +53% |
Last full re-roof found | October 2009, concrete tile | October 2008, tile |
12-month sales | 11, $199,500 median | 7, from $180,000 to $225,000 |
24-month median and $/sq ft | $221,250, $181 | $200,000, $177 |
Sources: LeePA Last Qualified Sale layer, 2026 HOA Fee Schedule, Sunbiz, N94000001381 and the City permit portal, retrieved 26 Sep 2026.
Choose Waterford Amberley Court if carrying cost is your first filter, you want the widest choice of units, or you prefer a lake view. At the same price per foot, $2,852 a year in lower dues is more than $28,000 over a decade. Choose Waterford-Cavendish Court if you want a newer building, a higher share of golf views and a smaller six-building association, and you are comfortable with the highest neighborhood dues in Worthington. Ask why Cavendish dues rose 53% between 2024 and 2026; the reason is not published.
Ask for the roof reserve balance. Both associations are on 2008 to 2009 tile roofs, and neither publishes a replacement plan.
The steps to buy a condo at Waterford Amberley Court are a buyer agreement, a budget that includes the fee stack, the right plan and view, an offer built on Amberley’s recorded sales, inspection and the condo documents, the association’s approval, and closing into club membership.
Florida and NAR practice now require a written buyer agreement before touring. We set the brief with you: plan, floor, view, budget and how you will use the unit.
Add $17,918 a year in dues, the $1,000 minimum, taxes, HO-6 insurance and the $12,500 capital contribution to the price.
Upstairs or down, two or three bedrooms, golf side or lake side. That choice cuts 120 units to a short list.
We look at the unit and the building: stairs, porch, carport position, pool distance and the condition of the common areas.
We write the offer from the recorded Amberley sales of your plan, not from the asking price or the Worthington median.
A unit inspection, your insurance quote, and the association’s budget, reserves, rules and insurance declarations under Chapter 718.
The $150 resale application goes to the association, which issues the Certificate of Approval.
At closing you pay the capital contribution and prorated dues, and you become a Worthington member.
Owning a Waterford Amberley Court condo in 2026 costs $13,058 in Worthington master dues plus $4,860 in Amberley dues, $17,918 a year or about $1,493 a month, before the $1,000 food and beverage minimum. A new owner also pays a one-time $12,500 capital contribution at purchase.
Data updated: September 2026 (Worthington 2026 Fee Schedule and 2026 HOA Fee Schedule, retrieved 26 Sep 2026)
Layer | 2026 amount | How it is billed | Source |
|---|---|---|---|
Master association dues | $13,058 a year ($1,088 a month) | Operating $8,957, business capital $501, capital reserves $3,600 | |
Amberley neighborhood dues | $4,860 a year | $1,215 a quarter, due January 1, April 1, July 1 and October 1, with a 10-day grace period | |
Food and beverage minimum | $1,000 a year | Spent at club outlets | |
Capital contribution | $12,500 once | $1,306 for an existing Worthington owner | |
Resale application | $150 | Plus an HOA Certificate of Approval |
A buyer’s first year at Amberley runs about $31,418 in club and association charges: $13,058 master dues, $4,860 Amberley dues, the $1,000 minimum and the $12,500 capital contribution, plus the $150 application. Every year after, the recurring figure is about $18,918 including the minimum.
Amberley’s dues were $3,624 in 2024, $4,656 in 2025 and $4,860 in 2026, up 34% over two years (2024 HOA dues; 2025 assessment spreadsheet, retrieved 26 Sep 2026). The reason for the 28.5% step in 2025 is not published; ask to see the budget.
Golf carts are $25 per player per round for a club cart, or a $1,875 annual trail fee for cart owners; renting out your unit carries a $350 processing fee, a $100 master application, a $300 to $500 Club Amenities Transfer Fee and a $150 Amberley fee.
Amberley does not publish its budget, reserve schedule, insurance program or special-assessment history; the club says each association’s documents sit on the Frontsteps owner portal (club Real Estate files, retrieved 26 Sep 2026). We ask the seller for them as a contract condition, order the estoppel certificate, and call the HOA office at (239) 495-2278.
Worthington sits inside the City of Bonita Springs and most likely in tax district 017, which carried 12.7970 mills for 2025 (LeePA 2025 Millage Book, retrieved 26 Sep 2026). There is no CDD at Worthington (Lee County Special Districts). Your tax bill resets on purchase, so do not budget from the seller’s bill.
You check flood zone and insurance for a Waterford Amberley Court condo in three places: FEMA’s flood map, which shows Zone X; the association’s master policy, which insures the buildings; and your own HO-6 quote, which Citizens exempts from its flood-coverage mandate for condo unit owners.
Data updated: September 2026 (FEMA National Flood Hazard Layer; Lee County Property Appraiser hazard layers, retrieved 26 Sep 2026)
FEMA’s National Flood Hazard Layer returns Zone X, an area of minimal flood hazard, at 13090 Amberley Court on FIRM panel 12071C0678F dated August 28, 2008 (FEMA NFHL, Flood Hazard Zones; FIRM Panels, retrieved 26 Sep 2026). A lender will not require flood insurance in Zone X.
The county places Amberley in evacuation Zone C, storm-surge zone 3, and at a 160 mph design wind speed inside the wind-borne debris region (LeePA Evacuation Zones; LeePA Wind layer, retrieved 26 Sep 2026). Lee County describes Zone C as areas a large hurricane may require evacuating (Lee County, Zone C).
You insure the interior, contents and liability on an HO-6 condo unit-owner policy; the association’s master policy covers the buildings as the declaration defines them. Amberley’s master carrier, limits and deductibles are not published, so ask for the insurance declarations page before signing.
Florida is phasing in required flood coverage for Citizens personal-lines policies (Section 627.351, retrieved 26 Sep 2026), but Citizens says condominium units insured on a condo unit-owner form no longer need it (Citizens Property Insurance). You may still choose it.
The buildings went up in 1991 to 1993, before the first statewide Florida Building Code took effect on March 1, 2002 (Florida Building Commission, retrieved 26 Sep 2026). The 2009 tile roofs post-date the code. Ask for the association’s latest wind-mitigation inspection.
The Waterford Amberley Court rules that decide whether a condo works for you are pets for owners only up to 25 pounds, leases of at least 30 days except in February, carports that cannot hold trucks or boats, and golf carts for licensed drivers only. The association’s own rules sit behind the owner portal.
Owners may keep a dog or cat up to 25 pounds; renters and guests may not keep pets (Purchaser’s Packet, retrieved 26 Sep 2026).
Leases run at least 30 consecutive days except in February, club privileges transfer to tenants no more than four times a year, and the owner gives up club use during a lease (Rental Forms). Whether Amberley’s declaration adds a minimum ownership period before a first lease is not published; ask before you buy to rent.
Carports are not “fully enclosed structures,” so no trucks, boats or trailers. About 35 units carry an assigned parking space in their legal description. Only owners and renters receive gate barcodes.
Condo trash goes to a dumpster, collected Monday plus Thursday in season. The associations provide basic interior pest control and the Master Key locksmith program, and many buildings have local, bell-only fire alarms that are not monitored (The Eagle, Summer 2026, retrieved 26 Sep 2026).
Florida condo law gives a Waterford Amberley Court buyer the condominium documents and a cancellation window under Chapter 718, not the homeowners’ association summary under Section 720.401. The milestone inspection and SIRS laws do not apply, because every Amberley building is two stories, but ordinary reserves do.
Section 720.401 “does not apply to any association regulated under chapter 718” (Section 720.401, Florida Statutes, retrieved 26 Sep 2026). On a condo resale, the seller gives you the declaration, articles, bylaws, rules, the latest year-end financial information and the frequently asked questions document, and you can cancel within 7 days, excluding weekends and legal holidays, after receiving them or before closing (Section 718.503). This matches what our Amberley seller’s guide tells sellers. On your side of the sale, you owe the club’s $12,500 capital contribution at closing.
Both laws reach only buildings three habitable stories or higher (Section 553.899; Section 718.112; Florida DBPR, Condominium Inspections, retrieved 26 Sep 2026). The county records all 120 Amberley units on floor 1 or floor 2.
Ordinary reserves still apply, and owners may vote to waive or reduce them where no SIRS is required, so read the reserve line in the budget. An association of 25 or more units must post its official records online (Section 718.111).
Waterford Amberley Court Condominium Association, Inc. (N47906) is active, was reinstated on December 12, 2022 after a missing 2022 annual report, and has filed on time since (Sunbiz, N47906, retrieved 26 Sep 2026). It is a paperwork point for your document review, not a red flag on its own.
On any question of law we send you to a Florida real estate attorney or the closing agent; we are not your lawyer.
We find you the right Waterford Amberley Court condo by starting with plan, floor and view, not with whatever is listed this week. With 120 units in four plans, the right unit is usually a specific building and floor, and we watch for it before and after it reaches the MLS.
A ground-floor buyer who wants no stairs and an upstairs buyer who wants the larger plan are looking at different halves of the association. We set that first.
Many Worthington owners are seasonal and call us before they list. We match those calls to our buyers’ briefs.
On tour we check the porch, the windows, the air-conditioning age, the distance to the pool cabana and the carport, and we note the building’s view side.
We order the unit inspection and chase the association documents on day one of the contract.
We negotiate for you at Waterford Amberley Court on price, terms and timing, from Amberley’s recorded sales of your plan. The seller’s asking price is where a listing starts; the 11 recorded sales in the last 12 months are where our offer starts. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and negotiate every offer ourselves.
We show you the sales of your plan and floor, the season they recorded in and the county’s value, and we write the offer from them.
Who pays the capital contribution, what furniture and golf cart convey, when the tenant leaves if the unit is leased, and a document-review period long enough to read the budget and reserves.
We set earnest money to show the seller you are serious without tying up more than the contract needs, and we hold it with the closing agent.
An offer in late summer or early fall faces less competition than one in February. We use that when the calendar is on your side.
Buyer closing costs at Waterford Amberley Court have two parts: the usual Florida costs of a purchase and the club’s charges. The Worthington-specific ones are the $12,500 capital contribution for a buyer new to Worthington and the $150 resale application, plus prorated dues and taxes.
Data updated: September 2026 (Worthington 2026 Fee Schedule; Florida Statutes, retrieved 26 Sep 2026)
A financed buyer pays documentary stamp tax on the note at 35 cents per $100 of the loan and the intangible tax on the mortgage at 2 mills (Section 201.08; Section 199.133; Florida Department of Revenue, retrieved 26 Sep 2026). A cash buyer pays neither. The deed stamp is customarily a seller cost in Lee County (Section 201.02).
Charge | 2026 amount | When |
|---|---|---|
Capital contribution, new owner | $12,500 | At closing |
Capital contribution, existing Worthington owner | $1,306 | At closing |
Resale application | $150 | With the application |
Master dues | $13,058 a year, prorated | From closing |
Amberley dues | $1,215 a quarter, prorated | From closing |
The closing agent issues a settlement statement a few days before closing. We review every line against your contract and the fee schedules, and we confirm the estoppel figures.
Buyer representation after the NAR settlement works on a written agreement signed before you tour. Since August 17, 2024, agents who are MLS participants must have a written agreement with a buyer before touring, and it must state the compensation, which is negotiable and not set by law.
The National Association of REALTORS® summarizes the changes on its consumer page, NAR, The Facts, retrieved 26 Sep 2026.
The agreement comes first, it states the amount or how it is determined, offers of compensation are off the MLS, and a seller may still offer to pay some or all of a buyer’s agent as a term of the sale.
We explain our agreement at the first meeting, before any tour. Where it helps, we ask the seller to cover buyer-agent compensation in your offer. Unless you agree otherwise in writing, a Florida licensee works with you as a transaction broker (Section 475.278, retrieved 26 Sep 2026).
You can see every Waterford Amberley Court condo on the market right now through our team’s live listings site, which pulls from the Southwest Florida MLS. We do not print a list here, because Amberley inventory changes weekly and a static list is stale within days.
Data updated: September 2026 (live inventory from the Southwest Florida MLS via DomainRealtyGroup.com, retrieved 26 Sep 2026)
Live Worthington inventory is on DomainRealtyGroup.com, our team’s search site. Search “Worthington” in Bonita Springs, choose condominium, and look for Amberley Court addresses from 13000 to 13090.
Check the unit number for plan and floor, the building number for golf or lake side, and the HOA field: budget from the club’s 2026 schedules, not the listing.
The best Amberley units, especially upstairs end units on the golf side, can go under contract fast in season. Ask Marc to set up a saved search for Amberley Court, and you will get new listings and price changes by email. Call Marc at (239) 287-5873 or start your Amberley buyer consultation and ask for alerts.
A Waterford Amberley Court address comes with Lee County’s school choice zones, NCH North Naples Hospital about 14 minutes away, Bonita Beach Park about 14 minutes away and Southwest Florida International Airport about 28 minutes away, by free-flow estimates from the Worthington entrance.
Lee County assigns seats by choice and lottery, with priority for students within 2 miles and for the nearest school (Student Enrollment Plan 2026-2027, retrieved 26 Sep 2026). The nearest schools are Bonita Springs Elementary, about 3.3 miles; Bonita Springs Middle Center for the Arts, about 4.3 miles; and Bonita Springs High, about 5.8 miles (Lee Schools). Confirm the zone for your address with Student Enrollment.
NCH North Naples Hospital is about 7.9 miles away and the Lee Health Coconut Point Emergency Department about 9.6 miles (AHCA FloridaHealthFinder; Lee Health Coconut Point ED, retrieved 26 Sep 2026).
Destination | Approximate drive |
|---|---|
I-75 Exit 116 | 0.9 miles |
Bonita Beach Park | 7.1 miles, 14 minutes |
Coconut Point, Estero | 9.9 miles, 18 minutes |
Lovers Key State Park | 11.9 miles, 23 minutes |
RSW, Southwest Florida International Airport | 19.6 miles, 28 minutes |
Drive times are OSRM estimates with no traffic, retrieved 26 Sep 2026. Midtown at Bonita, across Bonita Beach Road, broke ground in November 2025 (WINK News).
Waterford Amberley Court is the right place to buy if you want full bundled golf at the lowest Waterford dues and an entry price near $200,000, and you accept a 1990s carport building with 2009 roofs. It is the wrong place if you need a garage, curbside trash or newer construction.
You want the club at the lowest cost of entry, a lock-and-leave flat, a pickleball and tennis court at the end of the street, or a choice between golf and lake views.
You need a garage, a pet over 25 pounds, a short-term rental, or a building newer than the mid-1990s. The Wedgewood carriage condos offer garages; the villas and estate homes offer detached living.
When we mapped all 120 Amberley units, the pattern that surprised buyers most was how much the floor matters: the same two-bedroom plan is 128 square feet larger upstairs, and the county values it about $43,500 higher. Ask which floor before you ask about the kitchen.
A personalized Waterford Amberley Court buyer consultation with Marc Comisar sets your plan, floor, view and budget before the first showing, lays out the fee stack and the condo documents you will read, and gets you on alert for new Amberley listings. It costs nothing and starts with a call or the form on this page. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Start your Waterford Amberley Court buyer consultation with the form on this page, or call Marc at (239) 287-5873. Or call Jesse direct at (239) 898-6072. You can also read how we represent buyers in Bonita Springs before we talk.
Marc Comisar is a top-reviewed Waterford Amberley Court buyer’s agent, and so is Jesse McGreevy: read every review on our verified Google reviews page.
★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Verified Google review
★★★★★ “He was quick to respond with any questions about the purchase of our new home and made sure everything went smoothly! We highly recommend him as an agent!” Verified Google review
★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Verified Google review
A Waterford Amberley Court specialist matters because the right unit and the right price turn on details a generalist does not track: the plan behind each unit number, the view side of each building, the dues gap with the sister associations, and the roof and reserve questions to ask before you sign. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, track all of it.
That Amberley re-roofed in October 2009, its sister associations in 2008; that every Worthington condo building is two stories; that Worthington Way has no local tennis or pickleball; and that Amberley’s dues are $2,852 below Cavendish Court’s.
Each Worthington neighborhood has its own buyer guide: Waterford-Cavendish Court, Waterford-Worthington Way, Wedgewood-Sherburne, Wedgewood-Fountain, the Estate Homes and the Villas.
McGreevy and Comisar are the Bonita Springs team behind this Waterford Amberley Court buyer’s guide, with an office at 24031 S Tamiami Trl #101. Marc Comisar leads buyer representation and Jesse McGreevy leads pricing, and both work Amberley and every other Worthington neighborhood.
If you’re searching for “the best buyer’s agent in Bonita Springs, Florida,” McGreevy and Comisar represents homebuyers across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you’re relocating, snowbirding, investing, buying your first home, or upgrading to luxury, including in Waterford Amberley Court, Worthington Country Club, Bonita Bay, Pelican Bay, Mediterra, West Bay Club, Pelican Sound, Shadow Wood, Miromar Lakes, Talis Park, and the SWFL coastal corridor, our team provides honest market guidance, pre-MLS access, partner-level negotiation, and a clear plan to help you buy confidently.
Selling your current Florida home to buy here? See Sell Your Waterford Amberley Court Condo or our Worthington Country Club seller’s guide.
Buying at Amberley? Start your Waterford Amberley Court buyer consultation, call Marc at (239) 287-5873, or see how we represent buyers in Bonita Springs. Selling a home first? Call Jesse direct at (239) 898-6072.
These are the questions buyers ask most about Waterford Amberley Court, answered from Lee County recorded sales and cost cards, the club’s 2026 fee schedules, City permits, FEMA and Florida statutes. For your own search, call Marc at (239) 287-5873.
Eleven units recorded qualified sales in the 12 months through August 2026 at a $199,500 median, from $160,000 to $247,000.
About $181 per heated square foot over both the last 12 and the last 24 months.
They are well below the 2022 median of $306,500, and still above the 2020 median of $152,500.
For a buyer, prices have already reset from the peak, and shopping before the season means fewer competing buyers.
Four: 1,076 and 1,204 square-foot two-bedroom, two-bath units and 1,222 and 1,312 square-foot three-bedroom, two-bath end units.
120 units in 11 two-story buildings: eight with 12 units and three with 8.
1991 for Building 1, 1992 for Buildings 2 to 5 and 1993 for Buildings 6 to 11.
The 68 units in Buildings 1 to 6. The 52 units in Buildings 7 to 11 face a lake.
No. Amberley is a carport community, and about 35 units carry an assigned parking space.
Yes. Every Worthington owner is a golf member through the master association, with no equity fee.
$4,860 in Amberley dues and $13,058 in master dues, $17,918 a year, before the $1,000 food and beverage minimum.
Yes: $12,500 at purchase in 2026, or $1,306 if you already own in Worthington.
The new owner, under the 2026 fee schedule, unless your contract says otherwise.
About $31,418 in club and association charges including the capital contribution, plus the $150 application, before taxes and insurance.
In dues, yes: $4,860 against $7,712. The 24-month medians are close, $221,250 against $200,000.
No. Both apply only to buildings three habitable stories or higher, and Amberley’s are two stories.
Ordinary statutory reserves apply, though owners may vote to waive or reduce them. Read the reserve schedule.
October 2009, concrete tile, on all 11 buildings and the pool house, with no later roof permit found.
None is documented in the club’s public newsletters or fee schedules, which is not proof none exists; the estoppel certificate will show any.
FEMA Zone X, an area of minimal flood hazard, on panel 12071C0678F.
A lender does not require it in Zone X, and Citizens exempts condo unit-owner policies from its flood mandate. You may still buy it.
An HO-6 condo unit-owner policy for the interior, contents and liability.
The Chapter 718 condominium documents from the seller under Section 718.503, with a statutory cancellation window.
Yes. You file the $150 resale application and receive an HOA Certificate of Approval.
Yes, for leases of at least 30 days except in February, with no more than four club-privilege transfers a year.
Owners may keep a dog or cat up to 25 pounds; renters and guests may not keep pets.
Yes: a pool cabana at 13045 Amberley Court, a pickleball court and a local tennis court.
No. There is no CDD at Worthington.
Lee County’s choice zones; the nearest are Bonita Springs Elementary, Middle and High. Confirm your zone with Student Enrollment.
About 14 minutes to Bonita Beach Park and 28 minutes to RSW, by free-flow estimates.
No, but a written buyer agreement is required before an agent tours with you, and representation helps with pricing, documents and approval.
Search Worthington condominiums on DomainRealtyGroup.com or ask Marc for alerts.
Choose one who reads Amberley unit by unit from the public record. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
These are the questions buyers ask when they are selling one home to buy at Waterford Amberley Court. Our seller and valuation guides cover the selling side in full, and Jesse McGreevy prices the home you are selling.
It depends on your finances. We can write your Amberley offer with a sale contingency or a timed closing so you move once.
Yes, though a seller in season may prefer a clean offer. We tell you how the contingency will read to the seller.
No. An existing Worthington owner pays the $1,306 capital contribution on another purchase inside the gate.
Yes. Many owners trade within the association, and the $1,306 existing-owner capital contribution applies.
Call Jesse direct at (239) 898-6072. If it is an Amberley unit, our Amberley valuation guide shows what drives the number.
Every figure on this page traces to one of these public sources, with the county, the city, the state, FEMA and the club’s own documents first. No brokerage or listing portal is used as a source.
These are the governing, financial and hazard documents a Waterford Amberley Court buyer should read before writing an offer, each linked to the authority that publishes it. The association’s declaration, budget and reserve schedule are not posted publicly; the seller provides them under Section 718.503, and the HOA office at (239) 495-2278 can direct you.
Document | Publisher | Link |
|---|---|---|
Year 2024 Master Declaration with amendment | Worthington Master Association | |
2026 Fee Schedule and approved master budget | Worthington Master Association | |
2026 HOA Fee Schedule, all nine neighborhood associations | Worthington Country Club | |
Purchaser’s Packet (map, rules, fees, contacts) | Worthington Country Club | |
Rules and Regulations (rev. Aug. 2025) | Worthington Country Club | |
Rental Forms and leasing rules (rev. June 15, 2025) | Worthington Country Club | |
2025 Taxing District Millage Book | Lee County Property Appraiser | |
Evacuation Zone C fact sheet | Lee County Emergency Management | |
Revised Preliminary Flood Insurance Study (Dec. 4, 2025) | Lee County / FEMA | |
Florida Building Code effective dates | Florida Building Commission | |
Student Enrollment Plan 2026-2027 | School District of Lee County |
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Licenses: Jesse McGreevy SL3101296 · Marc Comisar BK3060671.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Market data from Lee County Property Appraiser recorded sales, pulled September 2026; days on market and sold-to-list from the Southwest Florida MLS, pulled 29 Sep 2026.
McGreevy and Comisar, Best Realtor for Waterford Amberley Court Buyers. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.