Worthington Country Club, Bonita Springs Florida
What is a Waterford Amberley Court condo at Worthington worth today? See all 11 recorded sales at a $199,500 median, values for each of the four plans, the Cavendish Court comparison and how to get a free valuation. The only number that matters is yours. Get it free, or call Jesse direct at (239) 898-6072.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
Jesse McGreevy and Marc Comisar wrote this valuation guide for owners of Waterford Amberley Court condos who want to know what their unit is worth today. Amberley is the 120-unit, 11-building Waterford condominium association inside Worthington Country Club, the gated, bundled golf community in Bonita Springs, Florida, and this page is its value guide: what Amberley units have recorded on the public record, what moves a price between them, and how to get a number for your own unit.
Use the Home Valuation form at the top of this page for a free valuation in 60 seconds, or call Jesse direct at (239) 898-6072, text or call. Every figure below comes from Lee County Property Appraiser recorded qualified sales and cost cards, the club’s 2026 fee schedules and state filings, and every figure names its window. No figure on this page is an appraisal.
A Waterford Amberley Court condo is worth what comparable Amberley units have recently recorded, adjusted for plan, floor, view and condition. Over the last 12 months, 11 Amberley units recorded qualified sales from $160,000 to $247,000 at a $199,500 median, about $181 per heated square foot.
Data updated: September 2026 (Lee County Property Appraiser recorded qualified sales, retrieved 26 Sep 2026)
That range is wide for a single association of identical buildings, and the reasons are specific: a 1,076-square-foot ground-floor two-bedroom and a 1,312-square-foot upstairs three-bedroom are different products, a golf view and a lake view appeal to different buyers, and a February sale and a July sale meet different markets. Your own number depends on where your unit sits on each of those lines, which we lay out below.
Selling this season? Start with the Home Valuation form or call Jesse direct at (239) 898-6072. Our guide to selling a Waterford Amberley Court condo covers marketing, club paperwork and timing. Buying at Amberley instead? Read our guide to buying a condo in Waterford Amberley Court, or call Marc at (239) 287-5873.
McGreevy and Comisar value a Waterford Amberley Court condo from Amberley’s own recorded sales, matched unit by unit to the county cost card, rather than from a Worthington or ZIP-code average. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group from Bonita Springs.
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 office is at 24031 S Tamiami Trl #101, Bonita Springs.
What we tracked for this page. In the last 12 months we tracked all 11 qualified Amberley sales recorded by the Lee County Property Appraiser, and we went back to 2016 for the full cycle. We read the county cost card for all 120 units to record plan, floor, square footage and view, and we pulled the City of Bonita Springs roof permits for all 11 buildings. Days on market and the sale-to-list ratio exist only in the Southwest Florida MLS, so we pulled them too: the 11 Amberley condos sold through the 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.
Honors and recognition:
Choosing who values and lists your condo is a decision worth checking. We publish the comparison ourselves: the best real estate agents in Bonita Springs, compared on the public record, with volume, years licensed and verified reviews side by side. Read more about McGreevy and Comisar and our team.
Selling your Amberley condo? Get a free valuation with the Waterford Amberley Court Home Valuation form OR call Jesse direct at (239) 898-6072. Buying in Worthington? Call Marc at (239) 287-5873 and see how we represent buyers in Bonita Springs.
Waterford Amberley Court values come down to eight facts, each sourced below from Lee County recorded sales and cost cards, the club’s 2026 fee schedules and City permits. Together they explain why two Amberley units can record $80,000 apart in the same year.
What Is My Waterford Amberley Court Condo Worth?
Why Should McGreevy and Comisar Value Your Waterford Amberley Court Condo?
Key Takeaways on Waterford Amberley Court Values
How Do You Get a Free Waterford Amberley Court Valuation in 60 Seconds?
How Is a Waterford Amberley Court Condo Actually Valued?
What Are Waterford Amberley Court Condos Worth, Plan by Plan?
What Does Price per Square Foot Tell You About a Waterford Amberley Court Condo?
What Have Waterford Amberley Court Condos Sold For in the Last 12 Months?
How Close to Asking Do Waterford Amberley Court Condos Sell, and How Fast?
How Have Waterford Amberley Court Values Changed Over Time?
Waterford Amberley Court vs Waterford-Cavendish Court: Which Holds More Value for a Seller?
How Do Waterford Amberley Court Values Benchmark Against the Other Worthington Condos?
Why Does Our Valuation Beat the Zestimate at Waterford Amberley Court?
Why Do Online Estimates Miss on Waterford Amberley Court Condos?
What Costs Will a Waterford Amberley Court Buyer Price Into Your Offer?
Do the SIRS Law, Roofs and Flood Zone Change a Waterford Amberley Court Value?
What Moves the Number Before You List a Waterford Amberley Court Condo?
Should You Rent or Sell Your Waterford Amberley Court Condo?
Want a Free In-Person Waterford Amberley Court Valuation?
What Do Sellers Say About Working With McGreevy and Comisar?
Your Local Real Estate Experts
Frequently Asked Questions, Seller Edition: Valuing a Waterford Amberley Court Condo
Sources and Authoritative References
How Do You Reach the Waterford Amberley Court Valuation Team Today?
You get a free Waterford Amberley Court valuation in 60 seconds by entering your unit address in the Home Valuation form directly below the page header. McGreevy and Comisar then price your unit against Amberley’s recorded sales for your plan, floor and view, and Jesse follows up personally with the comparables.
Amberley’s 11 recorded sales in the last 12 months ran from $160,000 to $247,000, so a generic estimate can miss your unit by tens of thousands of dollars. Get a valuation priced against your own plan: use the Waterford Amberley Court Home Valuation form, or call Jesse direct at (239) 898-6072. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Buying in Worthington? Call Marc at (239) 287-5873 or read how we represent buyers in Bonita Springs.
The form asks for your address, then your name, email, phone and time frame. Jesse reads every request, checks your unit’s cost card, and comes back with a range, the recorded sales behind it and the questions that would sharpen it, such as your kitchen, flooring and air-conditioning age.
A Waterford Amberley Court condo is valued in nine steps: identify the plan and floor, pull Amberley’s recorded sales in the first window with ten or more, match size, adjust for view, condition, roof and dues, check the county’s value, and test the result against the listings a buyer will see.
Every Amberley unit is one of four Waterford plans: a 1,076-square-foot ground interior two-bedroom, a 1,222-square-foot ground end three-bedroom, a 1,204-square-foot upper interior two-bedroom or a 1,312-square-foot upper end three-bedroom. Unit numbers tell you which: in a 12-unit building, xx01 and xx06 are ground ends, xx02 to xx05 ground interiors, xx07 and xx12 upper ends and xx08 to xx11 upper interiors (LeePA cost card, 13010 Amberley Ct #212, retrieved 26 Sep 2026).
We start with the last 12 months and widen to 24, 36 and 60 months only if a window has fewer than 10 qualified sales. For Amberley, the 12-month window already holds 11, so it carries the headline. For a single plan, the count is thinner, so we widen per plan and say so.
Because the four plans differ by up to 236 square feet, we adjust sales of other plans to yours by price per heated square foot, anchored on the $181 median over both the last 12 and the last 24 months.
Buildings 1 to 6 carry a golf-course view code and Buildings 7 to 11 a lake view code. We compare your unit first with sales on the same side of the street.
Kitchens, baths, flooring, windows and the screened porch set the spread between two identical plans. We walk your unit and compare it with the condition of the units that recorded.
All 11 buildings share October 2009 tile roofs and the same early-1990s structure, so roof age does not separate Amberley units from each other. It does separate Amberley from Wedgewood-Fountain, re-roofed in 2025, and we account for that when a buyer is cross-shopping.
Amberley’s $4,860 in 2026 dues is $1,328 below Waterford-Worthington Way and $2,852 below Waterford-Cavendish Court for the same plans. That gap supports your price against those two associations.
The county’s 2025 market value for your unit is a sanity check, not a price. Across Amberley it runs from $166,012 to $234,269.
We check the Amberley and other Waterford units listed and under contract against yours, because a buyer will see them the same week. Then we give you a range with the reasons written down.
Waterford Amberley Court condos are worth different amounts by plan: the county’s 2025 market values put the 1,076-square-foot ground interior at a $166,945 median and the 1,312-square-foot upper end at $222,811, with the two middle plans near $210,000. Recorded sales run above and below those values by season and condition.
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 | At the $181/sq ft sale median |
|---|---|---|---|---|---|---|
Ground interior | 1 | 2 / 2 | 1,076 | 38 | $166,945 | about $194,800 |
Ground end | 1 | 3 / 2 | 1,222 | 22 | $210,135 | about $221,200 |
Upper interior | 2 | 2 / 2 | 1,204 | 38 | $210,460 | about $217,900 |
Upper end | 2 | 3 / 2 | 1,312 | 22 | $222,811 | about $237,500 |
Sources: LeePA cost cards and the LeePA Last Qualified Sale layer, retrieved 26 Sep 2026. The last column is simple arithmetic, plan size times the 12-month median price per square foot, shown to illustrate the spread; it is not a valuation of any unit.
Thirty-eight units, the smallest plan and the lowest county value. Ground-floor units appeal to buyers who want no stairs, which can narrow the spread with the upstairs plan in practice.
Twenty-two units, with windows on three sides. The third bedroom suits a family that visits in season or an owner who wants an office.
Thirty-eight units, 128 square feet larger than the same plan downstairs and valued about $43,500 higher by the county.
Twenty-two units, the largest plan at 1,312 square feet and the top of the county’s value range. The best-kept upper end units with a golf view set Amberley’s ceiling.
Price per square foot tells a Waterford Amberley Court owner where the market sits and how Amberley compares with its sister associations. The 12-month median was about $181 a heated square foot, the same as over 24 months, down from $244 over 60 months and close to Cavendish Court’s $177.
Data updated: September 2026 (Lee County Property Appraiser recorded qualified sales, retrieved 26 Sep 2026)
Window or association | Median $/sq ft | Sales |
|---|---|---|
Amberley, 12 months | $181 | 11 |
Amberley, 24 months | $181 | 13 |
Amberley, 36 months | $186 | 16 |
Amberley, 60 months | $244 | 43 |
Waterford-Worthington Way, 24 months | $201 | 10 |
Waterford-Cavendish Court, 24 months | $177 | 11 |
Wedgewood-Sherburne, 24 months | $263 | 13 |
Source: LeePA Last Qualified Sale layer, retrieved 26 Sep 2026.
Amberley’s plans are close in size, so a per-foot figure is more useful here than in a neighborhood of mixed houses. It still hides floor and view: an upstairs end unit facing the fairway can record well above the median per foot, and a dated ground interior below it.
Waterford Amberley Court condos recorded 11 qualified sales in the last 12 months, from $160,000 to $247,000, at a $199,500 median and $2,254,250 in total volume. Ten of the 11 recorded between October and May, and the lowest was the single summer sale.
Data updated: September 2026 (Lee County Property Appraiser recorded qualified sales, retrieved 26 Sep 2026)
Recorded | Price |
|---|---|
October 17, 2025 | $195,000 |
November 7, 2025 | $179,000 |
December 31, 2025 | $187,500 |
February 5, 2026 | $247,000 |
March 20, 2026 | $225,000 |
March 27, 2026 | $230,000 |
April 14, 2026 | $180,000 |
May 15, 2026 | $199,500 |
May 20, 2026 | $230,000 |
May 27, 2026 | $221,250 |
July 31, 2026 | $160,000 |
Source: LeePA Last Qualified Sale layer, retrieved 26 Sep 2026. Qualified sales exclude foreclosures, family transfers and other non-market deeds.
The top four sales, $221,250 to $247,000, all recorded from February to May. The early-season sales in October to December ran $179,000 to $195,000. That pattern tells an owner two things: the season pays, and the right unit in peak season can record well above the median.
How close to asking Waterford Amberley Court condos sell, and how fast, are Southwest Florida MLS measures: the county records the price, not the asking price or the days on market. The MLS answer for the 12 months of closings from 29 Sep 2025 to 29 Sep 2026: the 11 Amberley condos sold through the Southwest Florida MLS closed at a median 91.8% of their final list price after a median 52 days on market. Across all 25 Waterford condo closings in the same window the medians were 91.8% and 93 days.
Data updated: September 2026 (Lee County Property Appraiser recorded qualified sales, retrieved 26 Sep 2026)
Turnover. Eleven sales against 120 units is about 9% of Amberley changing hands in a year, and the three thin years before it, 2023 to 2025, had seven, three and four sales. A buyer in season has a handful of Amberley units to choose from, not dozens.
For your own valuation, we pull the MLS list-to-sale history and days on market for Amberley and the other Waterford associations and put them in your valuation next to the recorded sales. Call Jesse direct at (239) 898-6072, or use the Home Valuation form. Buyers can call Marc at (239) 287-5873 and read how we represent buyers in Bonita Springs.
Waterford Amberley Court values rose sharply in 2021 and 2022, held high through a thin 2023, and have reset since late 2025. The 2022 calendar-year median of $306,500 compares with a 12-month median of $199,500 today, while 2020’s median was $152,500.
Data updated: September 2026 (Lee County Property Appraiser recorded qualified sales, retrieved 26 Sep 2026)
Calendar year | Qualified sales | Median or sales |
|---|---|---|
2020 | 10 | $152,500 (mean of $150,000 and $155,000) |
2021 | 21 | $182,500 |
2022 | 16 | $306,500 (mean of $305,000 and $308,000); high $389,000 in April |
2023 | 7 | $375,000, $364,000, $345,000, $320,000, $320,000, $315,000, $300,000 |
2024 | 3 | $308,000, $285,000, $255,000 |
2025 | 4 | $275,000, $195,000, $187,500, $179,000 |
2026 (January to August) | 8 | $247,000, $230,000, $230,000, $225,000, $221,250, $199,500, $180,000, $160,000 |
Medians appear only for years with 10 or more sales; thinner years are listed sale by sale.
Window (ending August 2026) | Sales | Median | Range | Volume |
|---|---|---|---|---|
12 months | 11 | $199,500 | $160,000 to $247,000 | $2,254,250 |
24 months | 13 | $221,250 | $160,000 to $308,000 | $2,837,250 |
36 months | 16 | $227,500 (mean of $225,000 and $230,000) | $160,000 to $320,000 | $3,697,250 |
60 months | 43 | $285,000 | $160,000 to $389,000 | $11,860,550 |
If you bought before 2021, you are likely ahead on price alone. If you bought in 2022 or 2023, the recorded sales say you are likely behind, and your valuation should show you how far and what would close the gap. The county records prices, not reasons; higher insurance costs after Ian, Florida’s condominium safety laws and rising dues all line up with the timing (Florida House analysis, SB 4-D, retrieved 26 Sep 2026).
Waterford Amberley Court and Waterford-Cavendish Court hold value almost equally per square foot, $181 against $177 over 24 months, on the same four plans. Amberley holds a carrying-cost advantage of $2,852 a year in dues, while Cavendish offers newer buildings and more golf views.
Data updated: September 2026 (Lee County Property Appraiser recorded qualified sales; club 2026 HOA Fee Schedule, retrieved 26 Sep 2026)
Value factor | Waterford Amberley Court | Which holds value better | |
|---|---|---|---|
24-month median | $221,250 (13 sales) | $200,000 (11 sales) | Amberley |
24-month median $/sq ft | $181 | $177 | Amberley, slightly |
12-month sales | 11, $199,500 median | 7: $225,000, $215,000, $200,000, $190,000, $180,000, $180,000, $180,000 | Even |
2026 neighborhood dues | $4,860 | $7,712 | Amberley |
Dues change, 2024 to 2026 | +34% | +53% | Amberley |
Built | 1991 to 1993 | 1994 to 1995 | Cavendish |
Views | 57% golf, 43% lake | 67% golf, 33% lake | Cavendish for golf buyers |
Last full re-roof found | October 2009 | October 2008 | Amberley, one year newer |
Units | 120 in 11 buildings | 72 in 6 buildings | Cavendish, less competing supply |
Local amenities | Pool cabana, pickleball, tennis | Pool cabana, pickleball, tennis | Even |
Sources: LeePA Last Qualified Sale layer, 2026 HOA Fee Schedule and the City permit portal, retrieved 26 Sep 2026.
An owner deciding where to hold, or a buyer deciding where to buy, should choose Amberley for the lower carrying cost, the wider choice of units and the lake-view buildings, and choose Cavendish for a newer, smaller association with more golf views, accepting the highest neighborhood dues in Worthington. For a seller, the practical point is that the dues gap is worth more than $28,000 over ten years to a buyer, and we make that case in your pricing. Cavendish owners have their own Cavendish Court valuation guide.
Waterford Amberley Court values sit in the Waterford band of roughly $180 to $200 a square foot, alongside Cavendish Court and below Waterford-Worthington Way. The two Wedgewood carriage associations, with larger units and garages, sell for about twice the price and are a different product.
Data updated: September 2026 (Lee County Property Appraiser recorded qualified sales; club 2026 HOA Fee Schedule, retrieved 26 Sep 2026)
Association | Units | Mean unit size | 24-month sales | 24-month median | Median $/sq ft | 2026 dues |
|---|---|---|---|---|---|---|
Waterford Amberley Court | 120 | 1,187 sq ft | 13 | $221,250 | $181 | $4,860 |
92 | 1,184 sq ft | 10 | $247,500 (mean of $245,000 and $250,000) | $201 | $6,188 | |
Waterford-Cavendish Court | 72 | 1,182 sq ft | 11 | $200,000 | $177 | $7,712 |
116 | 1,496 sq ft | 13 | $401,000 | $263 | $5,700 | |
120 | 1,496 sq ft | 9 | 9 sales, $350,000 to $450,000 | 9 sales, no median | $5,080 |
Sources: LeePA Last Qualified Sale layer; 2026 HOA Fee Schedule, retrieved 26 Sep 2026.
Worthington Way’s $201 a foot is the Waterford premium, driven in part by its 74% golf-view share, even though it has no local tennis or pickleball. Worthington Way owners have their own Worthington Way valuation guide.
For estate homes, villas and all five condo associations valued side by side, see our Worthington Country Club home valuation page.
Our Waterford Amberley Court valuation beats the Zestimate because it starts from Amberley’s own recorded sales and your unit’s cost card, while an automated estimate averages nearby sales by size and location. Inside Worthington, that average blends $200,000 Waterford condos with Wedgewood carriage homes near $400,000.
It cannot see whether your unit is upstairs or down, which view it faces, whether your porch is screened or glassed, when your air conditioner was replaced, or whether the listing next door just recorded in July rather than February. Each of those moves an Amberley price.
We pull Amberley’s recorded sales in the first window with ten or more, match your plan and floor, adjust for view and condition, check the listings a buyer will see and give you a range with the reasons written down. Start with the Waterford Amberley Court Home Valuation form or call Jesse direct at (239) 898-6072.
Online estimates miss on Waterford Amberley Court condos for three reasons: the product mix inside Worthington, the fast reset in Waterford prices since 2022, and the thin sales years in between. An estimate trained on 2022 and 2023 sales can still lean high; one trained on Worthington-wide sales can land far off.
Worthington’s 12-month community median was $360,000, almost twice Amberley’s. Any estimate that borrows from the community, or from the Wedgewood associations two streets away, drifts upward.
Only three Amberley qualified sales recorded in all of 2024, and 2023’s seven were at the peak. Models that weight older sales heavily can still reflect prices that no longer exist.
All 120 units share four plans and one roof date, so the differences that matter, floor, view and condition, are exactly what a model does not record.
A Waterford Amberley Court buyer prices the 2026 fee stack into an offer: $13,058 in master dues and $4,860 in Amberley dues, $17,918 a year, plus the $1,000 food and beverage minimum and a one-time $12,500 capital contribution. The lower Amberley dues work in your favor against the sister associations.
Data updated: September 2026 (Worthington 2026 Fee Schedule and 2026 HOA Fee Schedule, retrieved 26 Sep 2026)
Charge | 2026 amount | When |
|---|---|---|
Master association dues | $13,058 a year ($1,088 a month) | Ongoing |
Amberley neighborhood dues | $4,860 a year ($1,215 a quarter) | Ongoing |
Food and beverage minimum | $1,000 a year | Ongoing |
Capital contribution | $12,500; $1,306 for an existing Worthington owner | At purchase |
Resale application | $150, plus an HOA Certificate of Approval | With the application |
Sources: 2026 Fee Schedule; 2026 HOA Fee Schedule; Purchaser’s Packet, retrieved 26 Sep 2026.
A buyer comparing the same plan at Cavendish Court pays $20,770 a year in dues against $17,918 at Amberley. Over a decade, the $2,852 difference is more than $28,000, which is why Amberley can hold its price per foot against Cavendish despite older buildings.
Amberley’s dues rose from $3,624 in 2024 to $4,656 in 2025 and $4,860 in 2026, a 34% rise over two years (2024 HOA dues; 2025 assessment spreadsheet, retrieved 26 Sep 2026). The reason is not published. Buyers will ask, so a seller who can show the budget and reserve schedule answers the question before it becomes a discount.
Your price should come from Amberley’s own recorded sales and your plan, floor and view, not from the Worthington-wide median. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, will pull every recorded Amberley sale and send you a range with the reasons. Use the Home Valuation form or call Jesse direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873 and see how we represent buyers in Bonita Springs.
The SIRS law, roofs and flood zone all bear on a Waterford Amberley Court value, mostly in the owner’s favor. The two-story buildings fall outside Florida’s milestone inspection and SIRS laws, the association sits in FEMA Zone X, and the October 2009 tile roofs are the one question buyers raise.
Both laws apply only to buildings three habitable stories or higher (Section 553.899; Section 718.112, 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 because no SIRS is required (Florida DBPR, Condominium Inspections).
City permits 09BOS-TRA02630 through 09BOS-TRA02641 show concrete tile re-roofs on all 11 buildings and the pool house in October 2009, all finaled, and we found no later roof permit (Bonita Springs permit portal, retrieved 26 Sep 2026). In 2026 they are about 17 years old. The roof reserve is not published, so we ask the association for it before we value against the other associations.
FEMA’s flood layer returns Zone X at 13090 Amberley Court on panel 12071C0678F (FEMA NFHL, retrieved 26 Sep 2026), so a lender will not require flood insurance, and Citizens exempts condo unit-owner policies from its flood mandate (Citizens Property Insurance). A clean flood story protects value.
The things that move a Waterford Amberley Court number before you list are condition, documents and timing. A clean, updated interior, the association’s documents in hand and a listing date in the fall move the result more than any single upgrade.
Paint, lighting, flooring repairs and a deep clean pay back at Amberley. A full kitchen replacement rarely does, because the recorded sales cap what a buyer will pay for a Waterford plan.
Download the declaration, rules, budget, reserve schedule and insurance declarations from the owner portal before listing. A buyer who can read them in the first week is a buyer who does not discount for the unknown.
Air-conditioning and water-heater ages, any wind-mitigation report and any interior permits help a buyer’s insurance quote and the inspection.
Listing by late October or early November puts an Amberley unit in front of the first seasonal buyers. Selling now? Call Jesse direct at (239) 898-6072 or use the Home Valuation form.
Whether to rent or sell a Waterford Amberley Court condo depends on your carrying cost, which is $17,918 a year in 2026 dues before taxes and insurance, and on Worthington’s leasing rules: 30-day minimum leases except in February, and no more than four club-privilege transfers a year.
Data updated: September 2026 (Worthington 2026 Fee Schedule, 2026 HOA Fee Schedule and Rental Forms, retrieved 26 Sep 2026)
The rental packet goes to the club at least 30 days before occupancy; the association has up to 20 days and the General Manager 7 days to approve. Tenants receive the owner’s club privileges, and the owner gives up club use for that period; renters and their guests may not keep pets (Rental Forms, rev. 6/15/25, retrieved 26 Sep 2026).
Rental charge | Amount |
|---|---|
Master association rental application | $100 |
Club Amenities Transfer Fee, 1-month lease | $300 |
Club Amenities Transfer Fee, more than 1 and up to 3 months | $400 |
Club Amenities Transfer Fee, more than 3 and up to 12 months | $500 |
Amberley association rental fee | $150 |
Rental processing fee (2026 Fee Schedule) | $350 |
Seasonal and annual rent levels come from MLS rental records, not the county. We price the rent-or-sell question for your own unit from MLS rental records in a call. Call Jesse direct at (239) 898-6072. Buyers looking for a seasonal condo can call Marc at (239) 287-5873.
A free in-person Waterford Amberley Court valuation starts with a call to Jesse McGreevy at (239) 898-6072. We walk your unit, check its plan, view and updates against Amberley’s recorded sales, and leave you a written range, the comparables and a net sheet, with no obligation to list.
Your unit’s plan and floor from the county card, the recorded sales we would use and why, the listings you would compete with, the fee stack your buyer will see, and what a few targeted fixes could add.
This page sets the value. Our Waterford Amberley Court seller’s guide covers pricing strategy, marketing and the sale itself, and our Amberley buyer’s guide shows the same numbers from the other side of the table.
Sellers say McGreevy and Comisar are knowledgeable, professional and responsive from start to finish. Jesse McGreevy is a top-reviewed Waterford Amberley Court listing agent, and so is Marc Comisar: read every review on our verified Google reviews page.
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Verified Google review
★★★★★ “Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly.” Verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review
When an Amberley owner calls, the first question we ask is the unit number, because it tells us the plan and floor before we see the unit. The second is the view. By the time we walk in, we already know which of the 11 recorded sales are true comparables and which are not, and the conversation is about condition and timing, not about a portal number.
McGreevy and Comisar are the Bonita Springs team behind this Waterford Amberley Court valuation guide, with an office at 24031 S Tamiami Trl #101. Jesse McGreevy leads pricing and seller strategy and Marc Comisar leads buyer representation, and both work Amberley and every other Worthington neighborhood.
Each Worthington neighborhood has its own value guide: Waterford-Cavendish Court, Waterford-Worthington Way, Wedgewood-Sherburne, Wedgewood-Fountain, the Estate Homes and the Villas.
If you are thinking, “I need someone to sell my house in Bonita Springs, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in Waterford Amberley Court, Worthington Country Club, The Brooks, Bella Terra, Corkscrew Shores, Grandezza, Wildcat Run, West Bay Club, Pelican Sound, Shadow Wood, or Miromar Lakes, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently. Call Jesse direct at (239) 898-6072.
These are the valuation questions Waterford Amberley Court owners ask most, answered from Lee County Property Appraiser recorded sales and cost cards, the club’s 2026 fee schedules and City permits. For a number on your own unit, call Jesse at (239) 898-6072.
Amberley units recorded qualified sales from $160,000 to $247,000 in the last 12 months, at a $199,500 median. Your plan, floor, view and condition place you in that range.
$199,500 over the 12 months from September 2025 through August 2026, across 11 qualified sales.
$221,250 across 13 sales from September 2024 through August 2026.
About $181 per heated square foot over both the last 12 and the last 24 months.
$247,000, recorded February 5, 2026.
$160,000, recorded July 31, 2026, the only summer sale in the last 12 months.
Yes, from the peak. The 2022 calendar-year median was $306,500 against a 12-month median of $199,500 today.
Yes. The 2020 median was $152,500, so today’s 12-month median is about 31% higher.
Usually. The county values an upstairs two-bedroom about $43,500 above the same plan downstairs.
Yes on size. The upper end three-bedroom carries the highest county median, $222,811, and the ground interior two-bedroom the lowest, $166,945.
It can. Buildings 1 to 6 face the golf course and 7 to 11 a lake; we compare your unit with sales on the same side.
The 2025 LeePA market values run from $166,012 to $234,269 across Amberley, with a $209,851 median.
No. It is set as of January 1 and trails the market. It is a check on an estimate, not a price.
Often not. Automated estimates blend Worthington’s mixed products and cannot see plan, floor or view.
Eleven in the last 12 months; only three in 2024 and four in 2025.
Amberley condos sold through the Southwest Florida MLS in the 12 months to 29 Sep 2026 spent a median 52 days on market, across 11 closings. Ten of the last 11 sales recorded between October and May.
The median was 91.8% of final list price across the 11 Amberley closings in the Southwest Florida MLS over the 12 months from 29 Sep 2025 to 29 Sep 2026; your valuation includes the ratio for your plan.
List by late October or early November. The three highest recent sales recorded from February to May.
They help against the sister associations: $4,860 in 2026, against $6,188 at Worthington Way and $7,712 at Cavendish Court.
Close: $181 against $177 a square foot over 24 months, with Amberley $2,852 a year cheaper in dues.
Worthington Way sold at a $247,500 24-month median and $201 a foot.
No. They apply only to buildings three habitable stories or higher, and Amberley’s are two stories.
It is shared by every Amberley unit, so it does not separate you from your neighbors. It matters against associations with newer roofs.
It is in FEMA Zone X, an area of minimal flood hazard, so a lender does not require flood insurance.
Refresh rather than rebuild. Paint, lighting and repairs pay back; a full kitchen rarely does.
The new owner, at purchase, under the 2026 fee schedule.
$17,918 a year in master and Amberley dues, the $1,000 minimum, and the $12,500 capital contribution.
It depends on your carrying cost and plans. Leases must run at least 30 days except in February, with up to four transfers a year.
Yes, subject to the lease. The buyer will want its terms and end date.
Your negotiated commission, deed stamps at $0.70 per $100, title, estoppel fees and any credits.
Use the form for a quick range and an in-person visit for a price you can list at.
No. It is a broker’s opinion built from recorded sales. No figure on this page is an appraisal.
Choose one who prices from Amberley’s own recorded sales by plan and floor. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
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 documents behind the figures on this page, each linked to the authority that publishes it. The association’s budget, reserve schedule and declaration are not posted publicly; download them from the owner portal or ask the HOA office at (239) 495-2278.
Document | Publisher | Link |
|---|---|---|
2026 HOA Fee Schedule, all nine neighborhood associations | Worthington Country Club | |
2026 Fee Schedule and approved master budget | Worthington Master Association | |
2025 association assessment spreadsheet | Worthington Country Club | |
HOA dues for 2024 | Worthington Country Club | |
Purchaser’s Packet (map, rules, fees, contacts) | Worthington Country Club | |
Rental Forms and leasing rules (rev. June 15, 2025) | Worthington Country Club | |
2025 Taxing District Millage Book | Lee County Property Appraiser | |
Revised Preliminary Flood Insurance Study (Dec. 4, 2025) | Lee County / FEMA | |
CRS Eligible Communities (April 2025) | FEMA | |
SB 4-D condominium safety bill analysis (2022) | Florida House of Representatives | |
Florida Building Code effective dates | Florida Building Commission |
You reach the Waterford Amberley Court valuation team today by calling or texting Jesse McGreevy at (239) 898-6072, or by entering your unit address in the Home Valuation form at the top of this page. McGreevy and Comisar answer every request personally, with a range built on Amberley’s recorded sales.
Start with the Waterford Amberley Court Home Valuation form or call Jesse direct at (239) 898-6072, text or call. Buying in Worthington? Call Marc at (239) 287-5873 and see how we represent buyers in Bonita Springs.
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.
Nothing on this page is legal, tax or insurance advice, and no figure on this page is an appraisal.
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. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.