Arborwood Preserve

Arborwood Preserve Fort Myers: One Community, Two Governments, Zone X on Every Parcel, and No Golf

Updated August 2026 · Jesse McGreevy and Marc Comisar, Domain Realty

Arborwood Preserve is a gated, all ages community of roughly 786 built homes on about 270 platted acres off Commerce Lakes Drive in the Gateway area of Fort Myers, Florida, ZIP 33913, developed by WCI Communities and completed between 2016 and 2023. It has one Town Center, one pool, no golf course, and it sits in two different local governments at the same time.

That last clause is the reason this page exists. Phases 1, 2A, 2B, 2C and all five condominium neighborhoods are inside the City of Fort Myers. Phase 3 is in unincorporated Lee County. Two governments, two fire districts, two community development districts, two tax bills, and, counterintuitively, two different flood insurance discounts. Almost every other page written about this community says "Fort Myers" and stops there. This page is part of our wider Fort Myers real estate hub, where we publish primary source work community by community, and Arborwood Preserve is one of the clearest cases we have measured of a community where the published story and the recorded story diverge.

What Arborwood Preserve Actually Is, Stated Plainly

Arborwood Preserve occupies Sections 1, 2, 12 and 13 of Township 45 South, Range 25 East, in Lee County, Florida. Its entrance is on Arborwood Preserve Boulevard off Commerce Lakes Drive, roughly 1.3 miles east of Treeline Avenue. The gate house sits at 11600 Arborwood Preserve Boulevard. The Town Center sits at 11730 Arborwood Preserve Boulevard, and the association publishes a community phone number of (239) 888-8800.

The community is recorded in five separate plats, none of which carries a plat book and page, because Lee County indexes every one of them by instrument number only. Phase 1 is instrument 2015000246323, recorded 11/16/2015. Phase 2A is 2018000177984. Phase 2C is 2019000056484. Phase 2B is 2019000119741. Phase 3 is 2021000005996, recorded 01/06/2021. The five condominium neighborhoods, Coach Homes and Carriage Homes I through IV, were never separately platted at all. They are condominiums created by declaration laid over the Arborwood Preserve plats.

The developer is WCI Communities, LLC, a Delaware limited liability company, Florida document number M09000003277. Lennar acquired WCI on 02/10/2017 for $642.6 million in cash and kept WCI Communities, LLC alive as the land and permit entity, which is why plats and permits here kept reading "WCI Communities, LLC" for years after the merger. WCI Communities, Inc., the parent, was formally withdrawn on 07/13/2023.

The Findings on This Page You Will Not Find Anywhere Else

We do not publish community pages to restate a builder brochure. We publish them because a buyer writing a large check deserves to know what the county records, the recorded declarations, the FEMA National Flood Hazard Layer and the Southwest Florida MLS actually say. Six Arborwood Preserve findings on this page came out of primary research and, as of the date on this page, we have not seen them published anywhere else.

One. Arborwood Preserve residents do not own their amenities. The recorded Amenities Declaration for Arborwood Preserve, Lee County instrument 2015000246332, states at Section 9.2 that the declaration does "not grant any ownership rights in the Amenities in favor of the Users, but rather grant a non-exclusive license to use the Amenities." Section 4.5 lets the Amenities Owner sell, encumber or convey the amenities "to any Person in its sole and absolute discretion." The homeowners association is named as one candidate purchaser among others, not as the promised recipient.

Two. Twenty common tracts have never been conveyed to the property owners association. Eight Phase 3 common tracts are held by a Lennar affiliated land bank and twelve more are still held by WCI Communities, LLC. Turnover is incomplete, and the recorded declaration contemplated exactly that structure from the beginning.

Three. Every one of 896 parcels tested returns FEMA Zone X, Area of Minimal Flood Hazard, at 100 percent polygon coverage. Not a spot check at one address. Both governing Flood Insurance Rate Map panels, 12071C0434F and 12071C0445F, are stamped by FEMA with a panel not printed reason of "NO SPECIAL FLOOD HAZARD AREAS." Exactly one National Flood Insurance Program claim has ever been filed in the census tract that contains this community, on a structure built in 1998, eighteen years before Arborwood Preserve existed.

Four. The city address is the worse deal on flood insurance. Unincorporated Phase 3 sits in Lee County, Community Rating System Class 5, a 25 percent National Flood Insurance Program discount. The City of Fort Myers phases sit in Class 6, a 20 percent discount. Same streets, same builder, same flood zone, five percentage points apart.

Five. There is no golf, and we can explain why everyone thinks there is. The parent Arborwood Development of Regional Impact was entitled in 2004 for 36 holes. Eighteen were built, about two miles away, as The Plantation Golf and Country Club. The other eighteen were never built. Arborwood Preserve contains zero golf parcels and carries none of the district's golf course bond debt.

Six. This is not an over asking market. We tracked all 46 Arborwood Preserve closings in the Southwest Florida MLS for the trailing twelve months ending 08/10/2026. Two of the 46 closed above their last list price. Forty four closed below it. The single largest gap was a $330,000 ask that closed at $300,000 after 197 days on market.

How We Researched This Arborwood Preserve Page

The market data on this page is our own Southwest Florida MLS (Matrix) pull, run 08/10/2026 against Development Name ARBORWOOD PRESERVE, hidden dictionary key 12828, across the Residential and Residential Rental property classes. Every figure was recomputed from the returned grid rather than read off the live match counter, which read 20 on the criteria screen before returning 46 rows after submission. The criteria echo printed beneath each result set was captured as proof of what actually filtered.

The recorded document work came from the Lee County Clerk of Circuit Court official records, where we read the Master Declaration for Arborwood Preserve, instrument 2015000246371, 194 pages, and the Amenities Declaration for Arborwood Preserve, instrument 2015000246332, 36 pages, both recorded 11/16/2015 and both prepared by Robert S. Freedman of Carlton Fields in Tampa. Article 6 of the master declaration was read in full, all fifty sections.

The parcel work came from the Lee County Property Appraiser, including the countywide tab delimited property export and the appraiser's own building cost cards. The flood work came from FEMA's National Flood Hazard Layer queried parcel by parcel, not sampled. The district work came from the Arborwood Community Development District's own published budgets, board books and audits. The entitlement work came from the City of Fort Myers ordinance repository and from a January 2026 traffic monitoring report filed under the development order.

Where we could not verify something, this page says so in plain language rather than filling the gap with a number that looks authoritative. That happens more than once below, and every time it happens we name the document that would answer it.

Who Wrote This Page, and How to Reach Us

Jesse McGreevy and Marc Comisar are Fort Myers, Bonita Springs and Naples REALTORS with Domain Realty. They are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group, the #1 team in Southwest Florida since 2012. If you want to talk about Arborwood Preserve specifically, whether that is buying into it, selling out of it, or pressure testing a figure you read somewhere else, call Jesse McGreevy directly at (239) 898-6072.

Best Realtor for Arborwood Preserve: Why Fort Myers Buyers and Sellers Call McGreevy and Comisar

The best realtor for Arborwood Preserve is the one who can show you Arborwood Preserve's own numbers instead of Lee County averages. McGreevy and Comisar pulled all 46 Arborwood Preserve closings and all 13 active listings under the development filter ourselves, read both recorded declarations page by page, ran the FEMA flood layer across the entire 896 parcel footprint, and read two real 2025 Lee County tax bills line by line, one from each side of the municipal boundary that runs through this community.

That matters here more than it does in a typical community, because Arborwood Preserve is a place where a generic answer is frequently the wrong answer. The correct answer to "does it have a CDD fee" depends on which phase. The correct answer to "what will my taxes be" depends on which phase. The correct answer to "what flood insurance discount do I get" depends on which phase. A page that treats the community as one jurisdiction will get all three wrong.

What We Bring to an Arborwood Preserve Transaction

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

As Top 1% Real Estate Agents Nationally Since 2008, across 4,000+ team transactions, the pattern that repeats in a community like this one is simple. Homes priced against verified recent closings inside the same community, in the same product tier, sell inside the median window. Homes priced against a hoped for number sit, take a reduction, and then close at roughly the figure a correctly priced listing would have reached months earlier. Arborwood Preserve's own record contains both patterns, and the addresses are published further down this page.

Key Takeaways

• Two jurisdictions, one gate. 728 parcels are City of Fort Myers, 151 parcels in Phase 3 are unincorporated Lee County. The USPS address is Fort Myers 33913 either way, which is exactly why buyers get this wrong.
• The CDD answer splits by phase. Phases 1 through 2C and all condominiums carry an Arborwood CDD assessment. Phase 3 carries Gateway Services CDD instead and shows no Arborwood CDD line at all.
• The Arborwood CDD assessment has fallen about 8.1 percent in two years, from $1,229.27 to $1,129.15 on a 67 foot lot, and is essentially flat year over year.
• Every parcel is FEMA Zone X at 100 percent polygon coverage, both governing FIRM panels are stamped "NO SPECIAL FLOOD HAZARD AREAS," and no Base Flood Elevation applies.
• Phase 3 gets the better flood insurance discount, Community Rating System Class 5 at 25 percent, against Class 6 at 20 percent on the city side.
• Residents hold a non-exclusive license to use the amenities, not ownership, per Section 9.2 of the recorded Amenities Declaration.
• Twenty common tracts have never been conveyed to the association. Eight are held by a Lennar affiliated land bank, twelve are still held by WCI Communities, LLC.
• No golf, no playground, no dog park, no boardwalk, no separate lap pool, no spa on the appraiser's schedule, and no satellite condominium pools. One Town Center, one pool of 4,960 square feet, ten courts.
• No condominium building here is subject to milestone inspection or a structural integrity reserve study, because every building is two stories and both statutes require three habitable stories.
• Market truth, trailing twelve months to 08/10/2026: 46 closed sales, $22,331,000 in volume, median $462,500, 13 active listings, absorption 3.83 sales per month, roughly 3.4 months of supply.
• Two of 46 sales closed above ask. Median discount to last list price was 3.14 percent, median days on market 31.5, range 5 to 202 days.
• It is a two tier market. Single family closed $450,000 to $975,000 with a $565,000 median. Attached and condominium product closed $300,000 to $415,000 with a $355,000 median.

Table of Contents

• Arborwood Preserve Fort Myers: One Community, Two Governments, Zone X on Every Parcel, and No Golf
• Best Realtor for Arborwood Preserve: Why Fort Myers Buyers and Sellers Call McGreevy and Comisar
• Key Takeaways
• The Arborwood Preserve Market Right Now: 46 Closings, 13 Actives, and 3.83 Sales a Month
• Two Markets Under One Gate: Single Family at $565,000 and Condominiums at $355,000
• Every Arborwood Preserve Closing of the Last Twelve Months, Address by Address
• What Is For Sale in Arborwood Preserve Today: All Thirteen Active Listings
• Arborwood Preserve Absorption and Months of Supply, Explained Properly
• The Arborwood Preserve Rental Market: 15 Leases, and What They Actually Achieved
• How Arborwood Preserve Was Built: WCI, Lennar, and a DRI That Is Only One Third Consumed
• The Five Plats of Arborwood Preserve, and What Is Recorded in Each
• What Arborwood Preserve Actually Sells: Five Product Series From 1,375 to 2,710 Square Feet
• The Line Through Arborwood Preserve: City of Fort Myers on One Side, Lee County on the Other
• Two Real 2025 Arborwood Preserve Tax Bills, Side by Side
• Does Arborwood Preserve Have a CDD Fee? Yes and No, Depending on Your Phase
• Gateway Services CDD, the District That Serves Arborwood Preserve Phase 3
• POA Dues and Condominium Dues at Arborwood Preserve, and Why We Will Not Publish a Number
• The Arborwood Preserve Amenities Declaration: Residents Hold a License, Not Ownership
• The $625 Base Amenity Fee at Arborwood Preserve, and Its 10 Percent Ceiling
• What Happens If the Arborwood Preserve Amenities Are Destroyed
• The Association Collects for the Amenities Owner First, and Liens in Its Name
• A Tenant at Arborwood Preserve Can Lose Amenity Access Because the Landlord Did Not Pay
• Twenty Arborwood Preserve Common Tracts Have Never Been Conveyed to the Association
• The Arborwood Preserve Build to Rent Story That Is Not True
• Governance at Arborwood Preserve: One Master Association and Only Two Condominium Associations
• Milestone Inspections and SIRS Do Not Apply at Arborwood Preserve
• The Arborwood Preserve Town Center, Measured Rather Than Marketed
• Courts, Pool, and the Arborwood Preserve Amenities That Do Not Exist
• There Is No Golf at Arborwood Preserve, and Here Is Why Everyone Thinks There Is
• Is Arborwood Preserve a 55 Plus Community?
• The Recorded Rules at Arborwood Preserve: Fifty Sections of Article 6
• Leasing at Arborwood Preserve: What the Recorded Documents Do and Do Not Say
• Every Arborwood Preserve Parcel Is Zone X: 896 Parcels at 100 Percent Coverage
• The Arborwood Preserve City Address Is the Worse Deal on Flood Insurance
• Arborwood Preserve Flood Claim History: One Claim Ever in the Census Tract
• Hurricane Ian at Arborwood Preserve: What the Record Shows
• Insurance Reality for an Arborwood Preserve Home
• Schools for Arborwood Preserve: A Lottery, Not a Zone
• Healthcare Near Arborwood Preserve: A Level II Trauma Center at 7.4 Miles
• Drive Times From the Arborwood Preserve Gate
• Everyday Retail Near Arborwood Preserve
• The Airport Question: Does Arborwood Preserve Get Aircraft Noise?
• What Is Coming to the Treeline and Daniels Corridor Near Arborwood Preserve
• Where Arborwood Preserve Owners Actually Come From
• Honest Pros and Cons of Buying in Arborwood Preserve
• Comparable Fort Myers Communities to Consider Alongside Arborwood Preserve
• Thinking of Selling Your Arborwood Preserve Home? List With the #1 Team in Southwest Florida Since 2012
• What Is Your Arborwood Preserve Home Worth? Get a Free Valuation
• Your Local Real Estate Experts
• Frequently Asked Questions, Arborwood Preserve Buyer Edition
• Frequently Asked Questions, Arborwood Preserve Seller Edition
• Sources and Authoritative References
• Downloadable Documents

The Arborwood Preserve Market Right Now: 46 Closings, 13 Actives, and 3.83 Sales a Month

Everything in this section comes from our own Southwest Florida MLS (Matrix) pull dated 08/10/2026, filtered on Development Name ARBORWOOD PRESERVE using the resolved hidden dictionary key 12828. The development filter is the whole ballgame here, because Arborwood Preserve sits inside a much larger MLS map area and a map area pull returns a set that has almost nothing to do with this community. Every row we counted showed Development: ARBORWOOD PRESERVE, and the criteria echo Matrix prints beneath each result set named the filter explicitly.

A Note on the Sold to List Ratio That Most Pages Get Wrong

The 96.56 percent figure above is measured against the last list price, not the original list price. Matrix's list price column reflects the final asking figure after any reductions. That means the true total concession from the first number a seller published is larger than 3.44 percent on any listing that took a price cut, and a meaningful share of them did. We publish the ratio with that label attached rather than quietly presenting it as the whole story, because the difference is exactly where a seller's money goes.

Why a Map Area Pull Gives You the Wrong Arborwood Preserve Numbers

Three of the 46 records in this pull carry MLS geographic area GA01 while the other 43 carry FM22, on streets that otherwise appear as FM22 throughout. That is almost certainly a listing input error rather than a real geographic distinction, and it is a useful warning. Any statistic built on the MLS geographic area field for this community will silently drop or add rows. We do not build any geographic claim on that field, and neither should anyone else quoting Arborwood Preserve numbers.

How Many Homes Are Pending in Arborwood Preserve Right Now?

Four, within a 120 day window. That caveat has to travel with the number. When we ran the pending search, Matrix silently auto applied a status date window running from 08/10/2026 back to 04/12/2026. So four means four listings went pending in the last 120 days. Any listing that went under contract before mid April and is still pending is excluded from that count. All four returned as Pending with Contingent rather than straight Pending: 11910 White Stone Drive at $784,900, 11231 Shady Lake Run at $700,000, 12027 Hawthorn Lake Drive Unit 202 at $429,900, and 11780 Grand Belvedere Way Unit 203 at $359,000.

Two Markets Under One Gate: Single Family at $565,000 and Condominiums at $355,000

The single most useful thing we can tell an Arborwood Preserve buyer or seller is that the blended median describes nobody. Two clearly separated markets transact behind the same gate, on different streets, at different price points, at different price per square foot, and they should never be quoted as one number.

Bay Oak Drive Is the Top of the Arborwood Preserve Market

Four Bay Oak Drive homes closed in the last twelve months and every one of them cleared $525,000, including the community's high sale of the period, 11945 Bay Oak Drive, a five bedroom, four and a half bath home of 3,250 square feet, listed at $999,000 and closed at $975,000 in 22 days on 06/10/2026. Three more Bay Oak closings landed at $745,000, $670,000 and $650,000. If you are searching the top of this community, Bay Oak Drive is where the inventory has actually traded.

Grand Belvedere Way Is the Entry Point to Arborwood Preserve

Five of the six lowest closings in the twelve month set are on Grand Belvedere Way, running from $300,000 to $355,000. That street, together with Hawthorn Lake Drive and Arboretum Run Drive, is where a buyer gets into this community and its Town Center for the least capital. It is also where the longest days on market cluster, which is a real trade off rather than a footnote.

The Two Arborwood Preserve Sales That Closed Above Asking

Both were fast and both were small. 12043 Hawthorn Lake Drive Unit 101, asking $350,000, closed at $352,000 in five days on 08/19/2025. 11768 Grand Belvedere Way Unit 203, asking $349,900, closed at $355,000 in seventeen days on 02/04/2026. Those are the only two of 46. A seller pricing on the assumption that this community delivers over ask outcomes is pricing against a two in forty six event.

The Single Largest Discount in Arborwood Preserve This Year

11792 Grand Belvedere Way Unit 202, a three bedroom, two bath unit of 2,046 square feet, asked $330,000 and closed at $300,000 on 12/17/2025 after 197 days on market. That is a 9.1 percent gap to the final ask, on top of whatever reductions preceded it. The pattern repeats across the set: the long days on market rows carry the biggest gaps to list. 11880 Hickory Estate Circle sat 202 days and closed $30,900 under. 11572 Shady Blossom Drive sat 116 days and closed $34,000 under. 11844 Arbor Trace Drive sat 194 days and closed within $4,900 of ask, which is the exception that makes the rule readable.

Every Arborwood Preserve Closing of the Last Twelve Months, Address by Address

Below is the complete set. We publish it whole rather than summarizing it, because a seller deciding on a list price and a buyer deciding on an offer both deserve to see the comparable that is closest to the subject property rather than a median that averages a $975,000 estate home together with a $300,000 condominium. Source: Southwest Florida MLS, development filtered, pulled 08/10/2026, status Closed, date range 08/10/2025 to 08/10/2026.

Two closings on that list share an address at the unit level and are worth a second look. 11768 Grand Belvedere Way Unit 203 closed above ask in seventeen days, while Unit 103 in the same building closed at $310,000 after 194 days. Same street, same building, same twelve months, and the outcomes are separated by 177 days and roughly $45,000. Floor level, view and condition do real work in this community, and they do it more visibly in the attached product than in the single family product.

What Is For Sale in Arborwood Preserve Today: All Thirteen Active Listings

Thirteen listings were active under the development filter on 08/10/2026, totalling $7,025,198 in asking price with a median of $449,900. Publishing the full set matters because a seller is priced against this list, not against last season's closings.

The Two Arborwood Preserve Listings That Have Been on Market Over 500 Days

12048 Hawthorn Lake Drive Unit 201 has been active for 559 days at $414,999. 11892 Hickory Estate Circle has been active for 537 days at $689,900. Those two listings are the clearest evidence in the community of what an out of market list price costs. For context, the identical floor plan at 12048 Hawthorn Lake Drive Unit 202, 2,284 square feet, closed at $350,000 in November 2025 after 136 days, and 12003 Hawthorn Lake Drive Unit 201, also 2,284 square feet, closed at $415,000 in April 2026 after 25 days. Both are live, comparable, and in the record.

What the Active List Tells a Buyer About Negotiating Room

Three of thirteen active listings have been on market longer than 140 days and two of those exceed 500. In a community where the twelve month median days on market was 31.5, an aged listing is a signal rather than a mystery. Our practical read for a buyer is that the newest listings in this community, priced against the closings above, are the ones to move quickly on, and the oldest listings are the ones where the seller has already learned something about the market and may be ready to act on it.

Arborwood Preserve Absorption and Months of Supply, Explained Properly

Forty six closings over twelve months is an absorption rate of 3.83 sales per month. Against 13 active listings that produces roughly 3.4 months of supply. On the conventional reading, anything under about six months describes a market tilted toward sellers, and anything over that tilts toward buyers.

The honest version is more interesting than the headline. Arborwood Preserve's supply figure looks tight, and yet 44 of 46 sales closed below their final ask and the median discount was 3.14 percent. Both things are true at once. Inventory here is genuinely thin, because the community is built out at roughly 786 homes and nothing new is coming, so a buyer who wants this specific community has very few options. What buyers are doing with that scarcity is not paying over ask. They are negotiating on price within a narrow set. That is a different market than the one a months of supply figure alone implies, and it is exactly the kind of nuance that a county level statistic erases.

The Arborwood Preserve Rental Market: 15 Leases, and What They Actually Achieved

We tracked the Residential Rental property class separately, under the same development key, for the trailing twelve months to 08/10/2026. Fifteen leases were recorded as Rented and five rental listings were active.

Rent Tiers in Arborwood Preserve Follow the Sale Tiers Exactly

Grand Belvedere and Hawthorn Lake condominiums leased at $2,175 to $2,750. Golden Oak and Shady Blossom leased at $2,400 to $2,600. Arbor Trace, Onyx Circle and Misty Arbor Run single family leased at $3,000 to $4,000. The two largest leases in the set were both at 11884 Boxelder Way, a 3,368 square foot home that leased twice inside twelve months, both times at $4,000.

Achieved Rent Tracks Asking Rent Closely in Arborwood Preserve

Nine of fifteen leases closed at exactly the asking rate. The largest concessions were two units asking $2,995 that leased at $2,750, an 8 percent gap, and one asking $4,200 that leased at $4,000. That is a materially tighter spread than the sale market shows, which is worth knowing if you are weighing holding against selling.

Do Not Blend Seasonal and Annual Rents in Arborwood Preserve

One property in the set asked $4,500 seasonal and ultimately leased at $3,000 annual. One current active listing is marketed on a seasonal basis only. Averaging a seasonal weekly or monthly rate together with an annual lease rate produces a number that describes no real transaction. We report the achieved annual figures above and flag the seasonal asks separately for that reason.

The Cost That Has to Come Out of Any Arborwood Preserve Yield Calculation

Gross rent is not net yield here, and one line item is easy to miss. Under Section 5.6 of the recorded Amenities Declaration, an owner's obligation to pay amenity fees is perpetual "regardless of whether such Owner's Lot, Unit or Parcel is destroyed, renovated, replaced, rebuilt or leased, or is otherwise not occupied." Vacancy does not pause the amenity fee. Under Section 5.7, if the home is leased, the owner remains responsible for the amenity fees and may collect them from the tenant through the lease payments. Any honest yield model for this community subtracts amenity fees, association dues, the district assessment, taxes and insurance from gross rent before it produces a number.

How Arborwood Preserve Was Built: WCI, Lennar, and a DRI That Is Only One Third Consumed

Arborwood Preserve is not a stand alone project. It sits inside the Arborwood Development of Regional Impact, a 2,479.13 acre master plan approved by City of Fort Myers Ordinance 3226 on 09/20/2004, with Worthington Holdings Southwest, LLC as the original applicant. There is no Arborwood Preserve planned unit development ordinance. The governing instrument for the whole area is the DRI development order, and Arborwood Preserve is roughly eleven percent of it by area.

The 2004 development order entitled 4,050 single family units, 2,450 multifamily units, 36 holes of golf and 170,000 square feet of Town Center commercial space, a total of 6,500 residential units. A 2004 engineer's report by WilsonMiller allocated the master land use as 786.1 acres residential, 386.1 acres lake, 552.2 acres preserve, 85.4 acres golf course and 39.2 acres commercial and Town Center.

The Arborwood DRI Is Only 34.6 Percent Consumed by Traffic

A biannual traffic monitoring report by TR Transportation Consultants dated 01/27/2026, filed under Transportation Condition 6 of Ordinance 3226 and carried in the Arborwood CDD's February 2026 board book, states the position plainly: "To date, the site has been developed with 4,510 residential dwelling units and one 18-hole golf course. No commercial development has been applied for or constructed to date."

The same report measures consumption a second way: "the Arborwood DRI appears to be approximately 34.6% (1,471 trips/4,254 trips) of the approved trip generation." That gap between 69.4 percent built by units and 34.6 percent consumed by traffic is explained by the two components that generate the most traffic and have never been built at all, namely the entire commercial program and eighteen of the thirty six golf holes.

What That Means for an Arborwood Preserve Buyer

Arborwood Preserve itself is finished. Nothing new is being built inside the gate. But the wider DRI that surrounds it is not finished, and a substantial entitlement remains live: nearly two thousand residential units and every square foot of the approved commercial program. The buildout date is 04/08/2031 and the expiration date is 04/08/2032, both set by Ordinance 3851. Down zoning and density reduction are barred until the expiration date. A buyer here should understand the difference between a built out community and a built out area. This is the first and not the second.

The Ten Ordinance Chain Behind the Arborwood Buildout Date

The 04/08/2031 buildout date did not arrive in one step. It is the end of a chain of ten City of Fort Myers ordinances, every extension of which was hurricane or emergency statutory tolling rather than a discretionary grant.

The 400 Town Center Apartments Nobody Explained

Ordinance 3851's restated Exhibit B carries a line that the 2004 exhibit did not: "Town Center / Multi-Family Residential ... 400 units." At the same moment, general Multi Family drops from 2,450 units to 2,050 units. The difference is exactly 400 and the total stays at 6,500. That is arithmetically a reallocation, and yet there is no narrative text anywhere in the 104 page ordinance explaining or authorizing it as one. The claim that four hundred units were reallocated into the Town Center in 2019 is a correct inference from a table, not something any ordinance actually says, and anyone relying on it should cite the table. Those 400 units remain entitled and have never been built.

The Arborwood DRI Has a Split Legal Status

Florida wound down the DRI program, and that has produced an unusual outcome here. The development order is rescinded at the state and regional level and remains in force locally, with the City of Fort Myers still enforcing it through a final monitoring report. The operative act in that wind down is Chapter 2018-158, Laws of Florida, and the statutory subsection formerly at section 380.06(26) was renumbered to 380.06(11). A note of caution for anyone tracing this: Senate Bill 1752 of 2018, which circulates as the source of the wind down, died in committee and is not the operative act.

The Five Plats of Arborwood Preserve, and What Is Recorded in Each

There is no plat book and page for any Arborwood Preserve plat. Lee County indexes all five by instrument number only, with book type O, book 0000, page 0000. Anyone searching by plat book will find nothing.

Phase 2B is a replat of Lots 41 and 42 in Block J together with Tracts LK-14, FD-1, OS-5 and part of Tract LK-10 from Phase 2A. Phase 2C is a replat of Tracts FD-2 and FD-3 of Phase 2A. Both were approved by City Council in 2019, Phase 2C on 01/22/2019 and the Phase 2B replat on 05/06/2019, both as Ward 6 consent items.

How Big Is Arborwood Preserve? Four Numbers, and Why We Publish the Disagreement

Four acreage figures circulate for this community and none of them is simply wrong. They measure different things.

We publish "roughly 270 platted acres" and attribute 332 acres to WCI rather than asserting it. The most plausible reconciliation, which we label as an inference rather than a verified fact, is that the 236.6 acre deed covers Phase 1, Phase 2A, Phase 2C and the condominium common element tracts, which would make Phase 3 a separately acquired parcel. That would be consistent with Phase 3's separate jurisdiction and separate district, but the second deed was never located.

The Condominium Declarations Are Indexed Under a Different Name

A search of Lee County official records on the community name will systematically miss the condominium declarations here, because Chapter 718 documents are recorded under the condominium's own name. The originals are indexed under CARRIAGE HOMES AT ARBORWOOD PRESERVE and COACH HOMES AT ARBORWOOD PRESERVE, which begin with Carriage and Coach, not Arborwood.

What Arborwood Preserve Actually Sells: Five Product Series From 1,375 to 2,710 Square Feet

WCI marketed eighteen home designs across five series. There were never any terrace or veranda condominiums here, despite those names circulating; those are product names from other WCI communities and they are disconfirmed for this one.

Launch pricing was reported at the time as "from the $200's to the $400's." The community's sales center opened in March 2016 at 11602 Arborwood Preserve Boulevard, with Monday to Saturday hours of 9 to 5 and Sunday noon to 5. Five single family models opened in October 2016, two Villas, two Grand Villas and one Classic Home. The Coach and Carriage Home models opened in January 2017, bringing the tourable count to seven.

The Named Arborwood Preserve Model Homes That Are Real

The Arborwood Preserve Model Names the Internet Invented

Six model names circulate widely for this community and we could not confirm a single one from any primary or permitted source: Marsala, Maria, Sunset, Summerwood, Whitestone and Bay Creek. None appears in WCI or Lennar corporate material, in any City of Fort Myers or district filing, or in any permitted news outlet. They surface only on third party listing sites.

The Whitestone case is the one we can explain. White Stone Drive is a street inside Arborwood Preserve, carrying thirty parcels, and one of its homes at 11918 White Stone Drive is the address on one of the two tax bills reproduced further down this page. A street name has been repeated so often as a model name that it now reads as one. If a listing you are considering describes the home as a specific model, ask for the original builder documentation rather than accepting the name at face value.

How Many Homes Are in Arborwood Preserve?

Four different authoritative sources give four different answers, and the honest thing is to publish the range with the basis for each.

The gap between roughly 786 built and 833 to 837 planned sits almost entirely in the Coach Homes, where the district assessment roll carries 120 six plex units against 84 built Coach Home parcels on the appraiser's roll. Either some buildings were never built or some units are indexed under an unmatched legal string. We have not resolved it and we do not pretend to have. Use 786 for actual homes and 694 for the Arborwood CDD assessment basis.

Build Out Timeline for Arborwood Preserve, by Phase

Land was deeded to WCI on 12/05/2014. The property owners association was incorporated on 10/30/2015. The Phase 1 plat and the master declaration were recorded the same day, 11/16/2015. The earliest year built on the county roll is 2016, on 35 parcels, and the latest is 2023, on two. Peak construction ran 2019 through 2021.

No Lennar, WCI, City or district document explicitly declares build out complete or names a last delivery date. The 2016 to 2023 range comes from the appraiser's year built field, and post 2023 permit activity at Arborwood Preserve addresses is entirely homeowner remodel and repair work such as lanai extensions, shutters and pool cage panels. On that basis we treat build out as complete, and we label the conclusion as an inference rather than a declaration.

The Line Through Arborwood Preserve: City of Fort Myers on One Side, Lee County on the Other

This is the structural fact about Arborwood Preserve, and it is the one that changes real money. The municipal boundary runs through the community. It does not follow a fence line, a wall or a gate. It follows the plat phases.

Why Almost Everyone Gets the Arborwood Preserve Jurisdiction Wrong

Two reasons. The first is that the mailing address is Fort Myers 33913 on both sides, so a Phase 3 owner receives mail addressed exactly the way a Phase 1 owner does. The second is a data trap. FEMA's political jurisdiction layer publishes the Lee County unincorporated polygon at full county extent rather than clipped to municipal boundaries, so a naive largest overlap join returns Lee County for every parcel in the county, including parcels plainly inside city limits. Applying the correct rule, that the municipality governs where the municipal polygon covers the parcel, produced exact agreement with the Property Appraiser's own municipality code on all 896 parcels tested. Zero disagreements. Anyone reporting that all of Arborwood Preserve is unincorporated Lee County has hit that trap.

What the Arborwood Preserve Split Does Not Change

Two things buyers reasonably expect the boundary to move, and it does not move either. School assignment is identical: every address tested across both jurisdictions, including 11506 Shady Palm Way in Phase 3, returns district study area 1449 with the same elementary, middle and high school zones. Hurricane evacuation zone is identical: all 896 parcels are Zone D, because evacuation zones are drawn on storm surge modelling by the county rather than on municipal lines.

Two Real 2025 Arborwood Preserve Tax Bills, Side by Side

Rather than explain the tax difference in the abstract, here are two actual 2025 Lee County tax bills from inside this community, one from each jurisdiction. The gap is $3,911.33.

The Full Ad Valorem Breakdown on the Phase 3 Bill

The unincorporated bill carries thirteen ad valorem lines totalling $6,281.79 on a taxable value of $458,152. It is worth reproducing in full, because it shows exactly which levies exist on this side of the line and which do not.

The bill was paid on 11/25/2025 with the 4 percent November discount, at $7,407.14.

A Caution About Comparing Those Two Tax Bills

These are two real bills on two real homes, not a like for like comparison of the same house on two sides of a line. The homes differ in size, assessed value, homestead status and improvements, and the 67 foot lot in Phase 1 is a larger product than the Phase 3 home. What the comparison legitimately shows is the structural difference in the levy stack: municipal millage, city fire, city solid waste, city stormwater and Arborwood CDD on one side, against county MSTUs, South Trail Fire millage and Gateway Services CDD on the other. It does not show that any given buyer will save $3,911. To estimate your own number, use the Lee County Property Appraiser's tax estimator on the specific parcel, and remember that the seller's current taxed value is not what a new owner will pay after the assessment resets.

Does Arborwood Preserve Have a CDD Fee? Yes and No, Depending on Your Phase

This is the single most corrected claim about this community online, and it is wrong in both directions. Pages that say Arborwood Preserve has no CDD fee are wrong for the 694 assessed units in Phases 1 through 2C and the condominiums. Pages that quote one CDD figure for the whole community are wrong for Phase 3, which carries no Arborwood CDD line at all.

The Currently Levied Arborwood CDD Assessment, by Lot Width

These are the amounts actually levied on the November 2025 tax bill, fiscal year 2025 to 2026, from the district's own adopted budget.

The mapping of district product type to neighborhood is our inference from building configuration and lot width, not something the district's budget states. Coach Homes buildings hold six units and Carriage Homes buildings hold four, which is where the six plex and four plex lines come from. The 67 foot figure is confirmed independently: the 2025 tax bill for 11918 White Stone Drive, a 67 foot lot in Phase 1, reads ARBORWOOD CDD actual levy $1,129.15, an exact match.

The Figures Circulating Online Are a Proposed Budget, Not a Current Bill

A second set of numbers is in wide circulation for this community: $730.92, $892.27, $939.72 and $1,129.51. Those are correct figures from the wrong document. They come from the proposed fiscal year 2026 to 2027 budget, which went to a public hearing on 08/03/2026. They are not what appeared on any bill a current owner has paid. Both sets are legitimate, for different years, and any page quoting them without a year label will be wrong within weeks of publication.

The Arborwood CDD Assessment Has Fallen About 8 Percent in Two Years

This is genuinely unusual and it is a real, checkable advantage for a seller in this community.

The driver is that the district is levying only about 91 percent of maximum annual debt service, because bond prepayments and accumulated bond fund balance have reduced the required levy. Most Florida CDD assessments have moved the other way over the same period. In a market where a CDD line is treated by many buyers as a strike against a community, an assessment that is falling and has a documented reason for falling is a marketing asset a seller here should be using.

The First Arborwood Preserve Lot Has Paid Off Its CDD Bond

The proposed fiscal 2026 to 2027 budget adds a line that did not exist before: "52' SF - (1)", a single unit, footnoted "Bonds paid off, still pay O&M," assessed at $66.61. Individual bond payoff in this community is therefore live and demonstrated rather than theoretical. It also shows exactly what remains after payoff, which is the operations and maintenance component. That component does not end.

Arborwood Preserve Is a Parcel Inside a Much Larger District

The Arborwood CDD is not the Arborwood Preserve CDD. It covers roughly 2,455 gross acres and four separate assessment communities: Marina Bay and Botanica Lakes, Bridgetown and Somerset, the golf course and Treeline commercial land, and Arborwood Preserve, which the district calls Parcel C and bills under a header reading "Lennar Parcel." The district holds its board meetings not in Arborwood Preserve but at the Somerset at the Plantation amenity center, 10401 Dartington Drive.

Two consequences follow, and both favor Arborwood Preserve owners. First, Arborwood Preserve carries no share of the district's Series 2018 bonds, the A-1 issue of $24,465,000 and the A-2 issue of $8,740,000, which sit on Marina Bay, Botanica Lakes, the golf course and Treeline commercial. Arborwood Preserve is assessed for the Series 2014 A-1 and A-2 refunding bonds only, with $3,785,000 and $420,000 outstanding as of 01/31/2026. Any claim that Arborwood Preserve owners are exposed to roughly $28 million of district bonds is false.

Second, the operations component is unusually small. Arborwood Preserve pays $70.55 per unit in operations and maintenance, of which $60.04 is a shared district allocation and $10.51 is Parcel C only preserve maintenance and exotics removal. Somerset pays $167.25 per unit of Somerset only operations on top of its shared allocation. Bridgetown pays $13.75. The reason is structural: Arborwood Preserve owners maintain their own lakes, roads and landscaping through the association rather than through the district, so their district line is roughly 94 to 96 percent bond debt and only 4 to 6 percent operations.

Gateway Services CDD, the District That Serves Arborwood Preserve Phase 3

Phase 3 owners pay a different district for different things, and the two are not comparable products even though both appear on a tax bill as a line item labeled CDD.

The Phase 3 bill carries a combined non ad valorem total of $1,433.98 covering Gateway Services CDD plus Lee County Solid Waste. We could not split that figure between the two lines from the bill itself, because the tax collector's print output renders the non ad valorem amount column in an encoded font that did not survive text extraction. Two reconciliations are plausible. Using the verified Lee County fiscal 2025 to 2026 residential single family solid waste rate of $366.39 plus $2.55 administration, the district component would be about $1,065. Using Gateway's own published fiscal 2025 all funds single family rate of $1,190.38, the solid waste component would be about $244. Our working range for a Phase 3 buyer is therefore roughly $1,050 to $1,200 per year to Gateway Services CDD, and we decline to publish a precise figure until the split is confirmed from an unredacted bill or the district's assessment roll.

What Gateway Services CDD Actually Funds for Phase 3

Gateway Services is one of the very few community development districts in Florida that operates its own regulated water and wastewater utility, billed monthly and separately from the tax roll assessment. Its general fund covers district administration, roads, drainage, common area landscaping, parks and recreation and public works. It carries a separate lake bank restoration component, $127.88 per unit in fiscal 2025, and a Series 2023 debt service component, $157.32 per single family unit in fiscal 2025 across 4,127 single family units. Whether Phase 3 sits inside that Series 2023 assessment area is not established, and nothing in the Gateway budget names Arborwood Preserve.

The Two Districts Are Moving in Opposite Directions

Gateway's published single family all funds rate rose from $950.86 in fiscal 2024 to $1,190.38 in fiscal 2025, an increase of 25.19 percent in one year. Over the same period the Arborwood CDD assessment fell about 8 percent. The two districts have converged. A buyer choosing between a Phase 1 home and a Phase 3 home on district cost alone should look at the direction of travel as well as the current figure, and should account for the fact that the Phase 3 payment buys utility service that the city side pays for separately.

POA Dues and Condominium Dues at Arborwood Preserve, and Why We Will Not Publish a Number

We can publish district assessments to the cent because they are public record filed by a unit of special purpose government. We cannot publish association dues, and neither can anyone else honestly, because Florida does not require a homeowners association to publish its budget. The Arborwood Preserve Property Owners Association is not a Chapter 190 district and files nothing financial with the state beyond a corporate annual report that carries no numbers.

Figures circulate. Around $125 per month for single family, around $293.62 per month for Coach Homes and around $327.08 per month for Carriage Homes appear on third party pages. We have no primary source for any of them and no way to confirm what year they describe or what they include. Publishing them as current fact would be guessing with a decimal point attached.

The Correct Way for an Arborwood Preserve Buyer to Get the Real Number

Florida gives you a statutory route and it works. Under section 720.30851 for the homeowners association and section 718.116(8) for a condominium, the association must furnish an estoppel certificate within ten business days of a written request, stating the current assessment, the payment frequency, any special assessment and any amount owed. Statutory fee caps apply: $250 for the certificate, plus $150 if the account is delinquent, plus $100 for expedited delivery. Order it as soon as you are serious, not after you have a signed contract, because ten business days lands badly inside a short inspection period.

There is a second reason to order it early here. Under Section 5.4 of the recorded Amenities Declaration, the Amenities Owner must furnish a written statement of amounts due within fifteen days of a written request and a reasonable charge, and that statement is conclusive evidence for a third party relying on it without knowledge of error. That is a separate document from the association estoppel, and in a community where a private party collects an amenity fee ahead of the association's own assessments, you want both.

What Is Actually Known About Total Carrying Cost at Arborwood Preserve

Add to every row the amenity fee under the Amenities Declaration, which is separate from association dues and is collected by a party that is not the association. That is the subject of the next several sections, and it is the part of the cost stack that no competing page on this community carries at all.

The Arborwood Preserve Amenities Declaration: Residents Hold a License, Not Ownership

On 11/16/2015 at 11:41:38 in the morning, twelve minutes before the master declaration was recorded, WCI recorded a separate 36 page instrument in the Lee County official records: the Amenities Declaration for Arborwood Preserve, clerk file number 2015000246332. It is indexed by the clerk under a document type of Declaration of Condominium, which is an indexing category rather than a description of the instrument, and the grantee is indexed as "WCI COMMUNTIEIS LLC," a misspelling in the official record that will defeat a name search.

We read it. It is the most consequential document about this community that we have seen published nowhere else, and its central sentence is this, from Section 9.2, headed Non-Exclusive License:

"The provisions of this Amenities Declaration do not grant any ownership rights in the Amenities in favor of the Users, but rather grant a non-exclusive license to use the Amenities subject to full compliance with all obligations imposed by this Amenities Declaration and the Rules and Regulations. No third party is intended as a beneficiary of this Amenities Declaration."

Read that carefully, because it is the architecture the rest of this section describes. Arborwood Preserve residents were never granted ownership of the Town Center, the pool or the courts by this instrument. They were granted a non-exclusive license to use them, conditioned on full compliance and on payment, from a separate party the document calls the Amenities Owner.

The Amenities Owner Is a Distinct Party From the Association

This is not our characterization. The master declaration itself repeatedly names an Amenities Owner holding Amenities Property as a party separate from both the association and the developer, at Sections 6.3, 6.26.5 and 6.37, with its own sign rights, its own exemptions from the use restrictions, and an express right to operate commercial enterprises on the amenities property in its sole discretion, including gift and pro shops, health and wellness facilities, restaurants and bars, and maintenance facilities.

Section 4.5 of the Amenities Declaration then states what the Amenities Owner may do with the property:

"Amenities Owner may sell, encumber or convey the Amenities and any or all of the Amenities Facilities and/or Amenities Property to any Person in its sole and absolute discretion at any time prior to Transfer of Control. Among others, such Person may be the Master Association."

The association is named as one candidate purchaser among others. The recorded structure never promised the amenities to the homeowners.

Use Rights at Arborwood Preserve Are Subordinate to Any Mortgage

Section 4.4 makes every user's rights subordinate to any ground lease, mortgage, deed of trust or other encumbrance placed on the amenities property by the Amenities Owner, now or in the future, and the subordination is self operative. In plain terms, the amenities can be mortgaged, and the residents' use rights sit behind the lender.

An Important Scope Limit on Everything in This Section

Every provision in Article 4 of the Amenities Declaration is drafted around the phrase "prior to Transfer of Control." Whether transfer of control has since occurred at Arborwood Preserve, and whether the amenities have since been conveyed to the association, is not established by this instrument and we have not proven it either way. What we can say is what the recorded structure provides and what the county roll currently shows about who holds which tracts. We describe the architecture historically and structurally, sourced to the recorded instrument, and we do not make a present tense claim about who owns the amenities today. That is a question for an estoppel and a current title search on the amenity parcel, and it is a fair question to put to a listing agent.

The $625 Base Amenity Fee at Arborwood Preserve, and Its 10 Percent Ceiling

Section 5.2.1.1 of the Amenities Declaration sets the fee structure in terms most buyers never see:

"The Base Amenity Fee shall be $625.00 for the first calendar year or portion thereof during which the Amenities are available for use by the Users. Thereafter, on January 1st of each subsequent year thereafter, the Base Amenity Fee may be increased by the Amenities Owner in an amount not to exceed 10% over and above the prior year's Base Amenity Fee."

Three things about that clause matter to a buyer, and we state all three carefully.

First, $625 is the recorded first year figure from 2015. It is not the current fee and we do not present it as one. Second, the 10 percent annual increase is a contractual ceiling, not a schedule. The instrument says the fee "may be increased," and it also says the Amenities Owner "may, but shall not be obligated to," decrease it. Compounding the ceiling forward and publishing the result as today's fee would be arithmetic dressed up as a fact, and we will not do it. Third, the actual current figure has to come from a current estoppel or association budget, and any buyer should insist on it in writing before their inspection period closes.

The Second Amenity Fee at Arborwood Preserve Is Uncapped

Section 5.2.1.2 establishes a completely separate charge, the Amenities Expenses Fee, described as separate and apart from the Base Amenity Fee. It equals the owner's pro rata share of the Amenities Owner's costs of owning, staffing, operating, managing, maintaining and insuring the amenities, calculated after applying revenues from goods and services sold at the facilities. The amount is set by the Amenities Owner in its sole discretion and notified before each calendar year. There is no cap on it. We describe it as uncapped and discretionary and we do not estimate it, because any estimate would be invented.

How Many People Per Home Can Use the Arborwood Preserve Amenities?

The Amenities Expenses Fee covers a maximum of four Deeded Users per lot, unit or parcel under Section 5.2.1.2.2. Users five and six are charged an additional fee on a formula set by the Amenities Owner in its sole discretion, and Section 1.30.1 sets an absolute maximum of six Deeded Users per home. Section 5.2.2 also allows the Amenities Owner to sell use memberships to people who do not live in the community, at fees that the instrument expressly says "do not necessarily have to be in an amount (prorated or otherwise) that would be equal to an amount to be paid by a Deeded User for like use ability."

Sales Tax on Arborwood Preserve Amenity Fees

Section 5.5 states that "The Amenities Fees shall not include any sales, use and other governmental taxes." Applicable Florida sales and use tax is paid on top of the amenity fees and remitted to the Amenities Owner at the time of payment. Any amenity fee you are quoted for this community is a pre tax figure.

Special Charges Under the Amenities Declaration

Section 5.3.1 allows special use charges for goods, special services, facilities, tickets, shows and special events. Section 5.3.2 goes further: if an owner, another deeded user, a houseguest, a lessee or a non deeded user does anything that increases the cost of maintaining or operating the amenities, or causes damage, the Amenities Owner may levy an additional special charge to cover it. A landlord should read that clause alongside Section 7.1.2 below.

What Happens If the Arborwood Preserve Amenities Are Destroyed

In a market that lived through Hurricane Ian, this is not a hypothetical question, and the recorded answer is unusually specific. Section 9.3 of the Amenities Declaration provides that insurance proceeds for fire, windstorm or any casualty are paid to the Amenities Owner; that the Amenities Owner elects, in its sole and absolute discretion, whether to reconstruct at all; that if it does rebuild it has the right to change the design or the facilities comprising the amenities in its sole and absolute discretion; and that leftover insurance proceeds do not revert to the residents.

The clause that follows is the one to underline. There "shall be no abatement in payments of Amenities Fees or Charges during casualty or reconstruction." If the Town Center were destroyed tomorrow, the fee would keep running while it was closed, whether or not anyone decided to rebuild it.

The Fee Continues Even If Your Home Is Empty

Section 5.6 states the same principle from the owner's side: "Each Owner's obligations to pay the Amenities Fees and Charges shall be perpetual regardless of whether such Owner's Lot, Unit or Parcel is destroyed, renovated, replaced, rebuilt or leased, or is otherwise not occupied." A vacant home pays. A home under reconstruction pays. A home being renovated pays. For a seasonal owner or an investor running a vacancy between tenants, that is a real line item and it is easy to miss until the invoice arrives.

The Developer and the Amenities Owner Pay Nothing

Section 5.9 is one sentence: "Under no circumstances shall Amenities Owner or Declarant be required to pay any Amenities Fees and Charges." The parties that own and control the amenities are exempt from funding them. The residents fund them.

The Association Collects for the Amenities Owner First, and Liens in Its Name

Two provisions in Article 5 describe a collection architecture that most buyers would not expect and that no other page on this community carries.

Section 5.11.4 sets the payment priority. If the association collects on the Amenities Owner's behalf and receives money from an owner for any period, "those funds shall be first allocated to the payment of Amenities Fees and Charges and then to the payment of Master Association assessments." A partial payment from a struggling owner satisfies the outside commercial party before it satisfies the homeowners association.

Sections 5.11.1 and 5.11.3 set the mechanism. The Amenities Owner may contract the association to collect its fees alongside association assessments. The association holds those funds in trust, must forward all sums together with a record of who paid and who did not, and must "diligently enforce collection of all delinquencies including enforcement of all liens in the name of Amenities Owner." The homeowners association is obliged to act as collection and lien enforcement agent for a private amenities company against its own members.

Promotional Access: Non Residents at the Amenities by Right

Section 4.3 reserves a set of developer rights that outlast a typical sales program. The developer may designate non deeded users who use the facilities without paying any fee, at 4.3.1. It may schedule marketing events, promotional events, tournaments and exhibitions at the amenities, in season or out, at 4.3.2. It may advertise using the amenities, at 4.3.3. And under 4.3.4 the Amenities Owner must permit the developer to bring prospective purchasers into all amenities facilities, expressly including resale prospects. Section 4.2 also provides that users have no right to access any portion of the amenities property that has been leased or licensed to a third party, except as the Amenities Owner permits.

A Tenant at Arborwood Preserve Can Lose Amenity Access Because the Landlord Did Not Pay

Article 8 governs suspension and termination of use privileges, and two of its provisions have direct, practical consequences for anyone renting here or renting a home out here.

Section 8.2 provides that the "Amenities Owner may suspend the use privileges of a lessee if such lessee's Owner fails to pay Amenities Fees and Charges due in connection with a leased Lot, Unit or Parcel." A tenant who has paid their rent in full and on time can lose the pool, the fitness room and the clubhouse because their landlord fell behind on an obligation the tenant never had.

Suspension does not pause the meter either. Under the same article there is no refund or abatement of amenity fees for a suspended user, fees continue to accrue and remain payable during the suspension, and "under no circumstance will a User be reinstated until all Amenities Fees and Charges and other amounts due to Amenities Owner are paid in full."

The Grounds for Suspension

Section 8.1 lists them, and they are broad. Not being a user, lessee or houseguest. Violating the declaration or the rules, whether by the user, a tenant or a guest. The owner failing to pay amenity fees in a proper and timely manner. Injuring, harming or threatening any person, or harming, destroying or stealing property. Submitting false information. Letting anyone else use a user entry device. Unsatisfactory behavior, conduct or appearance, expressly including verbal abuse of amenities employees. And, as a catch all, whenever the Amenities Owner decides suspension is in the best interest of the other users and itself.

An Owner Is Liable for Tenant Conduct, Whatever the Lease Says

Section 7.1.2 removes the usual workaround in a single clause: "Each Owner shall remain liable for all actions of an Owner's tenants, even if there is language to contrary contained in the lease agreement." A landlord here cannot contract out of liability for a tenant's conduct at the amenities. If you are buying to rent, price that risk in rather than papering it over with a lease addendum that this instrument says will not help.

Other Amenity Rules Worth Knowing Before You Buy

• Minors under sixteen may not use the amenities facilities without adult supervision and may not use the swimming pool without adult supervision, under Section 7.1.1. Minors sixteen and older may use the fitness room unsupervised only if a parent or guardian has signed a liability release.
• No club, society, party, religious, political, charitable, fraternal, civil or fundraising use of the amenities without the Amenities Owner's prior written consent, "which consent may be withheld for any reason," under Section 7.1.4.
• No user may provide services or activities for a fee, expressly including swimming and tennis lessons, under Section 7.1.7. Only the Amenities Owner may charge for instruction.
• An owner or deeded user who sues the Amenities Owner and fails to obtain judgment pays that party's costs and attorneys' fees, including on appeal and in bankruptcy, under Section 7.3.
• The rules may be changed at sole discretion and need not be recorded. Sections 7.4.2 and 7.5 warn in terms that "no User should assume that the Rules and Regulations previously provided ... are complete and up to date at a later time," and allow the Amenities Owner to waive rules for some owners and not others, and to revoke the waiver on prior written notice.
• Perpetual easements across the amenities property for police and fire access and for utility company personnel, under Section 9.1.

Twenty Arborwood Preserve Common Tracts Have Never Been Conveyed to the Association

The recorded architecture above is not theoretical. It shows up on the tax roll. Twenty common tracts inside Arborwood Preserve are not held by the property owners association. Eight are held by AG Essential Housing Multi State 1, LLC, a Lennar affiliated land bank entity based in Scottsdale, Arizona, and twelve more are still held by WCI Communities, LLC.

The eight land bank tracts are all in Phase 3 and cover 26.52 acres: Tract R-1, which is the Phase 3 private road, Tracts LK-1 and LK-2, Tract WM-1, and Tracts OS-1 through OS-4. Every one of them carries department of revenue codes 09 or 80, zero buildings, zero dwelling units and $0 in taxable value. Phase 3 also has no gate house of its own, because the community's only gate house sits on Tract R-1 of Phase 1, a different parcel entirely.

What Incomplete Turnover Means for an Arborwood Preserve Buyer

It means the association does not yet control every piece of common ground inside the gate, and that this is not an accident or an oversight. The master declaration contemplated a separate Amenities Owner by design, and the Amenities Declaration expressly authorizes conveyance of the amenities to anyone at the Amenities Owner's sole discretion. Turnover of the association itself began earlier: the association's registered agent changed from WCI to a professional management company on 01/30/2018, and the Town Center parcel itself was conveyed to the association on 05/26/2023 for a stated $7,089,882 under instrument 2023000190761.

The practical diligence step is short and specific. Ask the association, in the estoppel request, which common tracts remain unconveyed, what the schedule for conveyance is, and whether any turnover study or transition report exists. Those are ordinary questions with a documented reason for asking them in this community.

The Arborwood Preserve Build to Rent Story That Is Not True

Because an institutional name appears on the Phase 3 common tracts, an inference circulates that Phase 3 is an institutional rental neighborhood. We chased that inference specifically, by two independent routes, and it is false.

The first route was a parcel census. A countywide search of the Lee County Property Appraiser's full parcel export returns exactly eight parcels for that entity, every one of them a Phase 3 common tract, with zero buildings, zero dwelling units and $0 taxable value. The entity owns zero houses and zero residential lots anywhere in Lee County.

The second route was entity purpose. AG Essential Housing Multi State 1, LLC is a Delaware entity registered in Florida under document number M20000008913. A Florida community development district offering document describes the platform as a set of special purpose entities holding properties under option agreements with monthly lot takedowns to a homebuilder, and a recorded joint community facilities agreement captions the notice address block verbatim as "If to Land Bank:". Sixteen bulk takedown deeds were recovered running from January 2021 to September 2022 on a monthly cadence, exactly the pattern of a builder drawing lots down from a land bank.

All 142 Phase 3 homes have 142 distinct owners, none repeating. And the statistic that motivated the original suspicion inverts on inspection: Phase 3 is 67.6 percent homesteaded, which is above the community average of 66.7 percent and second only to Phase 2A. The genuinely low homestead rate in this community is the Coach Homes at exactly 50.0 percent, which is a condominium effect and describes an entirely different population.

Phase 3 is a normal, owner occupied single family neighborhood. What is true about it is narrower and more useful: eight of its common tracts have not been conveyed to the association.

Governance at Arborwood Preserve: One Master Association and Only Two Condominium Associations

Five recorded condominium declarations exist here, and buyers reasonably assume five associations. There are two.

The spelling of "Condominimum" in the second entity name is not our typographical error. It is how the corporation was filed with the state, and it will affect a name search. Four separate recorded condominiums operated by one association makes that entity a multicondominium association under section 718.103 of the Florida Statutes, which we label as an inference from the single corporate registration plus four recorded declarations rather than a reading of the declaration text.

Who Runs the Arborwood Preserve Town Center

The amenity operation is managed by Troon, which describes itself as the world's largest professional club management company. In May 2026 Troon posted an on site community association manager role for the Arborwood Preserve association at 11730 Arborwood Preserve Boulevard, full time, at $85,000 per year, requiring a Florida community association manager license and describing the community as an "837 Home Community." That role is described as the operations officer of the association, working with the board and Troon leadership, and responsible for vendor contracts covering cleaning, maintenance and security services.

There is a real food and beverage operation with paid staff rather than a vending alcove. Troon has posted server, server and bartender, and busser roles here, with the server posting requiring the applicant to meet state age requirements for handling alcohol and to use a point of sale system. There is also a lifestyles director on staff. The association's registered agent history points to a professional management company from 01/30/2018, and the handoff date between that firm and Troon on the amenity side is not documented publicly.

Milestone Inspections and SIRS Do Not Apply at Arborwood Preserve

This is the cleanest piece of good news on this page for a condominium buyer, and it is checkable in about a minute.

Florida's milestone inspection requirement at section 553.899 and the structural integrity reserve study requirement at section 718.112(2)(g) both key off buildings of three habitable stories or more. Every Coach Home and Carriage Home building at Arborwood Preserve is two stories. Neither statute reaches any building in this community. The milestone requirement also carries an age trigger of thirty years from certificate of occupancy, or twenty five years within three miles of the coastline, and the oldest buildings here were completed in 2016.

That matters because the 2022 and 2024 Florida condominium legislation has repriced a large part of the state's condominium market through special assessments for milestone repairs and newly mandated reserves. Buildings here are outside that mechanism entirely, on two independent grounds, height and age.

The Flip Side: Both Associations May Still Waive Reserves

Exemption from the structural integrity reserve study also means exemption from the statutory bar on waiving reserves that accompanies it. Both associations here may still waive or reduce reserves by member vote, which is a genuine diligence item rather than a technicality. Ask for the last three years of budgets and the reserve schedule, and ask specifically whether reserves have been waived in any of them. The absence of a mandated study is a cost advantage and a transparency disadvantage at the same time, and an honest page says both.

What Does Still Apply to Arborwood Preserve Condominiums

Everything else in Chapter 718 applies normally: the estoppel certificate obligation and its fee caps, official records access, budget and financial reporting requirements, board election procedures, and the association's insurance obligations. The exemption is narrow and specific to the two structural inspection and reserve statutes. Do not read it as a general exemption from Florida condominium law.

The Arborwood Preserve Town Center, Measured Rather Than Marketed

The Town Center is a single, one story building on Tract CC-1, appraiser folio 10572466, on an 8.56 acre parcel at 11730 Arborwood Preserve Boulevard. The Lee County Property Appraiser classifies it as improvement type 74, health and clubhouse, at quality grade 4.0, above average, with concrete block stucco walls, wood truss roof structure, a concrete tile roof, drywall interior, carpet and ceramic tile floors and central air conditioning. Its building cost value on the working roll is $2,787,189 against a total parcel market value of $3,940,096.

Total heated area on the county's flat file is 16,538 square feet, which is the base plus the bar. So the honest published figure for this building is 25,382 gross square feet with 16,538 air conditioned. WCI marketed it at 23,252 square feet, and a 2016 press release described "approximately 15,252 air-conditioned square feet connected by breezy courtyards." Both marketing figures understate the appraiser's measurement, because they exclude some porch and courtyard area. When precision matters, use 25,382 and 16,538 and attribute 23,252 to the developer.

What Is Actually Inside the Arborwood Preserve Town Center

• Fitness gym, open 24 hours daily by access card
• Group fitness studio for classes, on separate hours from the gym, 6 am to 11 pm daily
• Clubhouse theater for films and sports
• Card rooms, plural, 6 am to 11 pm daily
• Craft and art room, available with reservation and a signed rental agreement
• Board room for neighborhood meetings
• Coffee lounge with complimentary coffee, open 5 am to 11 pm daily
• Sunsets Bar and Grill, a covered outdoor dining pavilion and bar, listed on the association's hours page as Sunsets Dining
• Fire pit with seating, 6 am to 11 pm
• Mail kiosk, 24 hours
• Administrative office, 9 am to 5 pm Monday through Friday

Sunsets Bar and Grill Is a Five Day Operation, Not a Daily One

The association publishes Sunsets hours as Wednesday 4 pm to 9 pm, Thursday 4 pm to 9 pm, Friday and Saturday noon to 9 pm, and Sunday published as 10 to 7. It is closed Monday and Tuesday. Do not plan around it as daily dining. There is a published and enforced dress code with three separate codes covering Sunsets, fitness and racquet sports, and the fitness code states plainly that the dress code is mandatory and that improperly dressed users and guests will be asked to change or leave.

Courts, Pool, and the Arborwood Preserve Amenities That Do Not Exist

Half of the value of this section is the negative half. Across all 832 Arborwood Preserve parcels on the Lee County roll, exactly two carry any building at all: the Town Center on Tract CC-1 and the gate house on Tract R-1. There is no second clubhouse, no satellite pool, and no separate condominium neighborhood pool.

One honest caveat on the spa. The Lee County Property Appraiser sometimes folds a small attached spa into the commercial pool square footage rather than carrying a separate line, so the 4,960 square feet could in theory include one. The association also does not advertise a spa, so our working conclusion is that there is none, and this is the single negative in that table we would confirm on site before treating as absolute. A 2016 press item also described a planned "spa treatment room" and a 2,428 square foot banquet hall. Neither appears on the association's current amenities listing, and the appraiser does not break out interior rooms.

The Arborwood Preserve Gate House Arrived in 2020, Not 2016

The gate house is folio 10572465 at 11600 Arborwood Preserve Boulevard, classified by the appraiser as improvement type 127, gate guard house, with a 216 square foot air conditioned base and a 720 square foot finished carport canopy over the entry lanes, total 936 square feet, year built 2020. It is drywalled, tile floored and centrally air conditioned, which is a building designed for a human attendant rather than an unstaffed callbox pedestal.

The date is the interesting part. The first homes closed in 2016 and the Town Center opened in 2017. The purpose built guard house arrived in 2020. The community was gated by other means for its first four years, and the staffed guard operation is a later addition. Gate staffing hours and the security vendor are not published, so we do not state them.

Lakes and Preserve at Arborwood Preserve, Measured From the Plats

The largest water bodies are LK-11 in Phase 2A at 9.626 acres, LK-10A in Phase 2B at 7.057 acres, LK-1 in Phase 3 at 4.564 acres, LK-9 in Phase 1 at 4.462 acres and LK-1 in Phase 1 at 4.353 acres. WCI has advertised "73 acres of lakes" since 2016 and the platted total is 73.972 acres, so the developer's number is accurate to within a hundredth of an acre.

Twenty one lake tracts is not twenty one lakes. Several tracts are legal subdivisions of the same water body, particularly LK-10, LK-1A and LK-10A. The correct published statement is roughly 74 acres of lakes across 21 platted lake and water management tracts. Similarly, WCI advertised "more than 20 acres of preserves" against 46.91 acres of platted open space tracts, and the gap is real: the appraiser's code for those tracts is a combined bucket covering acreage, buffer, conservation and water retention, so only part of the 46.91 acres is jurisdictional preserve and the rest is landscape buffer and dry retention.

You Cannot Swim, Boat or Fish in Any Arborwood Preserve Lake

Section 6.24 of the master declaration prohibits swimming, boating, playing, fishing and personal flotation devices on any water body or lake in the community, except as specifically permitted by the rules and by the water management district permit. Seventy four acres of water, and the recorded rule is that you look at it. Section 6.38 adds an express notice that alligators and snakes may inhabit the water bodies and conservation areas and may pose a threat to persons, pets and property, and prohibits disturbing or harming wildlife.

There Is No Golf at Arborwood Preserve, and Here Is Why Everyone Thinks There Is

Arborwood Preserve is not a golf community. It has no golf course and no golf holes of its own, and ownership here does not carry any golf membership. A scan of all 832 Arborwood Preserve parcels on the Lee County roll returns no parcel with the department of revenue golf course code and no golf land use code. The association's own amenities page lists no golf of any kind.

The confusion has a documented origin. The larger Arborwood Development of Regional Impact that Arborwood Preserve sits inside was entitled in 2004 for 36 holes, and the 2004 engineer's report allocated 85.4 acres to golf course use. Eighteen of those holes were built, roughly two miles away, as The Plantation Golf and Country Club, a Hurdzan and Fry design that opened in 2007 and plays up to 7,141 yards from the back tees with a 38,000 square foot clubhouse called the Great House. It is private and membership only, now owned and operated by Heritage Golf Group, and its golf land totals roughly 115.1 acres across 20 tax parcels all platted as Somerset at the Plantation tracts. The other eighteen approved holes were never built, and no second golf course parcel exists anywhere inside the DRI boundary.

Arborwood Preserve also borders Gateway Golf and Country Club to the north, which is a separate and older master planned community with its own separate private club and its own 221.3 acre golf parcel, held by a different owner and not among Arborwood's approved 36 holes.

Arborwood Preserve Carries None of the Golf Course Bond Debt

This is the financial half of the golf answer and it matters more than the recreational half. The Arborwood CDD's Series 2018 bonds, which sit on Marina Bay, Botanica Lakes, the golf course and the Treeline commercial land, do not touch the Lennar Parcel that is Arborwood Preserve. Arborwood Preserve pays the Series 2014 refunding bonds only. A resident here is not subsidizing golf course debt through the district assessment, which is a real and uncommon position for a community inside a district that contains a golf course.

Where Arborwood Preserve Residents Actually Play Golf

The same way anyone else does. An Arborwood Preserve owner who wants to play The Plantation joins it as an ordinary private member on the same terms as the general public. There is no bundled membership, no automatic access right, no reciprocal arrangement in any association document, and no golf line in any district budget. If a listing implies otherwise, ask to see the document that grants the right, because we could not find one.

Is Arborwood Preserve a 55 Plus Community?

No. Arborwood Preserve carries no age restriction and is an all ages community. Several third party portals categorize it as 55 plus, which is a persistent and consequential error. The association's own published dress code expressly contemplates "Juniors under the age of sixteen" on the tennis courts, and the Amenities Declaration sets supervision rules for minors under sixteen, neither of which would exist in an age restricted community. If you are relocating with school age children, this community is open to you. If you are buying expecting a 55 plus environment, it is not one.

The Recorded Rules at Arborwood Preserve: Fifty Sections of Article 6

The Master Declaration for Arborwood Preserve, instrument 2015000246371, runs 194 pages across 24 articles and seven exhibits. Article 6, Use and Architectural Restrictions, runs from Section 6.1 to Section 6.50. We read all fifty. Most community pages describe rules in general terms. Here is what is actually recorded.

Pets at Arborwood Preserve: Two Per Home, Named Breeds Prohibited

Section 6.10 is unusually specific. No more than two commonly accepted household pets such as dogs and cats per lot, unit or parcel. Pets of a known vicious breed, and the declaration names "Pit Bulls," "Bull Terriers," "Chows," "Rottweilers" or other like breeds, are not permitted. Swine, goats, horses, pigs, cattle, sheep, chickens and the like are specifically prohibited, as is any animal, fowl, bird or reptile the board deems obnoxious in its sole discretion. No animal breeding or sales as a business.

On conduct: no pet may be kept on the exterior of a home or left unattended in a yard, balcony, porch or lanai. All pets, expressly including cats, must be leashed outside the physical boundaries of a home. No pet may be outside while the owner is away or overnight, and owners must immediately remove excrement. A board determination that a pet is a nuisance is conclusive and binding, and on notice of removal the pet must be removed within 48 hours. The board may also promulgate rules on weight limits, number of pets and breeds.

One structural note that applies across all of Article 6. Under Section 6.1 a subdivision declaration may impose stricter standards than the master, and under Section 6.10.1 a subdivision declaration may be stricter on pets but "in no event shall any such Subdivision Declaration be more permissive than the provisions of this Section." Where a subdivision declaration is silent, the master governs. So the master rules above are the floor, and a condominium neighborhood may be tighter.

No For Sale Signs Anywhere in Arborwood Preserve

Section 6.26.2 is the provision that matters most to anyone buying or selling here, and it is rarely mentioned anywhere. No "For Sale," "For Lease," "For Rent," realtor or like signs are permitted on any lot, unit or parcel, or on the common property. Homes for sale or lease may be shown by prior appointment only. Open house signs may be placed only on the lot, unit, parcel or subdivision common areas, only during normal and ordinary daylight hours, with size and number set by the architectural review committee, and never on common property. Section 6.48 separately prohibits sale by public or private auction.

The practical consequences for a seller are direct and we work around them every time we list in a community like this. Drive by signage does nothing for you here, so the listing has to win online and through agent to agent outreach. Showings run by appointment, which means access coordination and lockbox discipline matter more than open house volume. And the marketing plan has to assume that a buyer who has never heard of Arborwood Preserve will only find the home through search, syndication and a well built community page rather than by driving through the gate and seeing a sign.

Vehicles and Parking Rules at Arborwood Preserve

Section 6.7 caps overnight driveway parking at two vehicles without written consent. There is no street or alleyway parking except in designated areas. No vehicle may be kept overnight that cannot fit in a private garage with the door closed. Unlicensed or inoperable vehicles may remain a maximum of twelve hours. Commercial vehicles are limited to four hours a day unless garaged, and limousines are prohibited regardless of whether one is the owner's primary vehicle.

Fences, Shutters and Exterior Rules at Arborwood Preserve

• Section 6.33, fences. No perimeter or boundary lot fencing is permitted at all, in order to preserve appearance and to let association landscaping crews work. Invisible pet fences are allowed rear and side only; a front yard installation needs architectural approval.
• Section 6.42, storm shutters. Architectural approval required. Shutters may be closed only in direct anticipation of severe weather and must be removed within three days after it passes. Accordion style shutters are not permitted on the front facade of any home or condominium improvement.
• Section 6.29, lighting. Exterior lights need architectural approval, and holiday lights are permitted only between Thanksgiving and January 10.
• Section 6.14, solar. All solar panels need architectural approval, no roof mounted equipment may project more than one foot above the roof, and equipment must match the roof color scheme, with solar panels excepted.
• Section 6.13, satellite dishes. Permitted within the home's physical boundaries without board approval, receive only, screened from adjacent lands where lawful.
• Section 6.46, basketball goals. Permanent goals are not permitted. Portable stands are allowed only if stored in a garage or a fully enclosed area when not in use.
• Section 6.43, garage sales. Prohibited entirely.
• Section 6.31, fuel storage. Five gallon maximum. Underground propane or natural gas needs architectural approval. Small barbecue grill propane tanks are permitted, hidden from view.
• Section 6.16, firearms. Discharge is prohibited, expressly including BB guns, paintball guns and pellet guns.
• Section 6.19. Septic tanks are prohibited on the residential property.
• Section 6.15. Timeshare, interval ownership and vacation club programs are prohibited outright.

The Snowbird Clause at Arborwood Preserve

Section 6.41, Extended Vacation or Absences, is a real obligation rather than a courtesy. An owner leaving for an extended period must notify the association of the absence and the expected return, remove all removable exterior furniture and plants, and designate a caretaker with contact details on file. The association expressly disclaims any responsibility for the property. In a community where two thirds of homes are homesteaded and a meaningful minority are seasonal, that clause is worth reading before your first season.

Working From Home at Arborwood Preserve

Section 6.36 permits a home business only if it is not apparent by sight, sound or smell from outside the home, with no non resident employees on site and no door to door solicitation. The same section contains a clause investors should note: leasing is expressly not a trade or business under Section 6.36, so renting your home out is not a prohibited home occupation.

Views Are Not Guaranteed at Arborwood Preserve

Section 6.37 states that neither the developer, nor the association, nor the Amenities Owner guarantees any view, and that views may be altered at their sole discretion. If a lake or preserve view is part of what you are paying for, that is a pricing consideration rather than a protected right.

Leasing at Arborwood Preserve: What the Recorded Documents Do and Do Not Say

This section is scoped carefully on purpose, because the answer differs by product type and because one document has not been read.

Single Family and Villa Product at Arborwood Preserve

We read Article 6 of the master declaration in full, all fifty sections, and there is no leasing article and no purchaser approval article anywhere in the instrument's table of contents. None of the fifty sections governs leasing, lease terms, lease frequency, rental caps or purchaser approval. For single family and villa product the recorded governing documents impose no minimum lease term, no limit on leases per year, no rental cap and no purchaser approval requirement.

We also checked whether a neighborhood level instrument adds any of those. Instrument 2019000081621, recorded 04/11/2019 and indexed by the clerk under the same misleading condominium document type, is titled "Supplement to Master Declaration for Arborwood Preserve." It runs eight pages: one page of operative text, one signature page and six pages of legal description. Its entire operative provision annexes the Carriage Homes II property to the master declaration and subjects it to the existing terms. It imposes not one additional covenant, no leasing provision, no minimum term, no frequency cap, no rental cap and no purchaser approval.

The Amenities Declaration then confirms that leasing is contemplated and permitted at the master level. Section 5.7 provides that "If a Lot, Unit or Parcel is leased, the Owner shall remain responsible for the payment of the Amenities Fees, although the Owner may collect same from the lessee through the lease payments." Section 6.15 of the master declaration separately prohibits timeshare, interval ownership and vacation club programs, which is a different thing from a short term lease and should not be read as one.

Condominium Product at Arborwood Preserve: An Open Question We Will Not Guess At

The condominium declaration for Carriage Homes at Arborwood Preserve, instrument 2016000224060 recorded 10/21/2016, has been located but has not been read. A Chapter 718 declaration commonly carries leasing terms that a master declaration never touches, including a minimum lease term, a cap on leases per year and a tenant approval process. We do not know what this one says, and we are not going to infer it from the master.

So we state the scope precisely rather than widening it. For single family and villa product, the recorded documents impose no minimum lease term, no lease frequency cap, no rental cap and no purchaser approval. For condominium product at Coach Homes, Carriage Homes I through IV, Hawthorn Lake, Arboretum Run, Grand Belvedere and Golden Oak addresses, the leasing rules are unresolved and must come from the condominium declaration and its amendments. If you are buying a condominium here to rent it, make the declaration and all recorded amendments a contingency of your contract. That is a one document answer and it is worth insisting on.

Tenant Related Obligations That Do Apply at Arborwood Preserve Today

Regardless of product type, three recorded obligations apply to a landlord here. The owner remains liable for amenity fees on a leased home and may pass them through in rent, under Section 5.7. The owner remains liable for all actions of the tenant "even if there is language to contrary contained in the lease agreement," under Section 7.1.2. And the tenant's amenity access can be suspended if the owner falls behind on amenity fees, under Section 8.2, with fees continuing to accrue during the suspension.

Every Arborwood Preserve Parcel Is Zone X: 896 Parcels at 100 Percent Coverage

The first question out of almost every Southwest Florida buyer's mouth since September 2022 is about flood. Most pages answer it by checking one address. We queried FEMA's National Flood Hazard Layer against every parcel polygon in and immediately around this community, 896 in total, and intersected the results parcel by parcel.

The coverage audit is what makes that claim defensible rather than lazy. Zero parcels fell below 99.9 percent Zone X coverage, the minimum observed coverage fraction was exactly 1.000000, and zero parcels returned unmapped. If any parcel straddled a zone boundary or fell into a mapping gap, it would show there. None does. An AE polygon does appear inside the padded query envelope, but it lies to the north in the Colonial Country Club and Six Mile Cypress area and does not touch a single Arborwood parcel.

Both Arborwood Preserve FIRM Panels Are Stamped "No Special Flood Hazard Areas"

Two Flood Insurance Rate Map panels cover this footprint. Panel 12071C0434F, effective 08/28/2008, covers 84.93 percent of the community. Panel 12071C0445F, also effective 08/28/2008, covers the remaining 15.07 percent. Both are countywide panels marked not printed, and FEMA's stated reason on both, recorded in the authoritative national layer, is "NO SPECIAL FLOOD HAZARD AREAS." That is FEMA's own explanation for why it never printed the paper panels, not our inference.

The November 2022 Lee County FIRM Revision Did Not Touch Arborwood Preserve

Lee County received a Letter of Final Determination from FEMA in spring 2022 and a new countywide Flood Insurance Rate Map became effective 11/17/2022. That statement is true for the county and easy to misapply here. The November 2022 action produced suffix H panels covering the coastal and riverine areas, including panels 12071C0288H, 0426H, 0428H, 0436H through 0439H, 0576H and 0577H. Neither of the two panels covering Arborwood Preserve was revised. Both retain the F suffix and an effective date of 08/28/2008. Any page stating that the effective map for this community is dated November 2022 is wrong.

What Zone X Actually Means for an Arborwood Preserve Buyer

It means there is no federal flood insurance purchase requirement. A lender on a federally backed mortgage will not require flood insurance on a Zone X property here. It also means no Base Flood Elevation applies and no elevation certificate is needed for rating, which is true in every zone under Risk Rating 2.0 but is particularly clean here. Nothing about Zone X guarantees a home will never take water. Roughly a quarter of national flood insurance claims come from outside high risk zones, and a preferred risk policy in Zone X is inexpensive precisely because the risk is low rather than zero. Our advice to buyers here is straightforward: you are not required to carry it, the premium is modest, and we would carry it anyway.

The Arborwood Preserve City Address Is the Worse Deal on Flood Insurance

This is the counterintuitive finding on the page, and it sits directly on the boundary described earlier. FEMA publishes a Community Rating System list showing each participating community's class and its resulting National Flood Insurance Program premium discount.

Lee County entered the Community Rating System on 10/01/1991 and has held Class 5 since 10/01/2007. The City of Fort Myers entered on 10/01/2020 and its current class took effect 10/01/2025. Same subdivision, same streets, same builder, same Zone X, five percentage points apart on the discount.

The Risk Rating 2.0 Point That Most Flood Content Gets Wrong

Under the legacy National Flood Insurance Program manual, a Zone X property in a Class 1 through 6 community earned only a 10 percent discount rather than the full class discount. That rule is dead. FEMA now states that "the CRS discount is applied to the full-risk premium for all NFIP policies in the Regular Program in a participating community, including policies outside of the Special Flood Hazard Area," and its Risk Rating 2.0 frequently asked questions confirm that "the same CRS discounts will apply to all eligible properties in the community, regardless of flood zone." So a Zone X home in Phase 3 earns the full 25 percent, not 10 percent, and a Zone X home on the city side earns the full 20 percent.

One honest qualifier. Those percentages apply to the flood insurance premium only. They do not touch the homeowners policy or the wind premium, and on a Zone X property where flood insurance is not mandatory the base premium is already low, so the absolute dollar saving is modest. We would rather say that plainly than imply a large number.

How to Confirm Your Own CRS Discount

Lee County publishes the check itself: "You can confirm you receive this discount by checking for the identification, Lee County ID# 125124, on your National Flood Insurance Program policy." The same logic applies on the city side with CID 125106. Look at the declarations page of the policy rather than taking anyone's word for it, including ours.

Arborwood Preserve Flood Claim History: One Claim Ever in the Census Tract

A flood zone tells you what FEMA has mapped. Claim history tells you what has actually happened. Both point the same direction here.

Note the scale of that first figure. Thirty nine claims across an entire ZIP code across the whole history of the program, totalling under ninety thousand dollars in payments. For context, ZIP 33931 covering Fort Myers Beach ran $70.9 million in FEMA individual assistance for Hurricane Ian alone.

How We Can Answer the Repetitive Loss Question at All

FEMA does not publish repetitive loss properties at parcel or address level and never will, because names, addresses and claim amounts of those properties are protected under the Privacy Act of 1974. What FEMA does publish is a multiple loss properties dataset redacted to census block group. Normally that redaction defeats a community level answer. It does not here, because this community occupies its own census tract. All 879 Arborwood Preserve parcels fall in tract 12071040130, with the 728 city parcels in block group 120710401301 and the 151 Phase 3 parcels in block group 120710401302. The only multiple loss property in the entire ZIP sits in block group 120710401152, a different tract entirely. So the answer for this footprint is definitive at the finest resolution FEMA publishes.

The Wider Lee County Repetitive Loss Picture, and Why Arborwood Preserve Sits Outside It

Unincorporated Lee County carries 2,297 multiple loss property records and the City of Fort Myers carries 100. In the city those cluster in ZIPs 33901 with 60, 33916 with 33, 33905 with 5 and 33931 with 2, and none in 33913, with construction years clustering in the 1920s through 1970s. In unincorporated Lee they cluster in 33908, 33931, 33905 and 33917, with construction years clustering in the 1970s and 1980s. Lee County's repetitive loss burden is coastal, riverine and pre 1990. Arborwood Preserve is inland, Zone X and built 2016 to 2023. It sits outside every dimension of that risk profile.

Hurricane Ian at Arborwood Preserve: What the Record Shows

Ian made landfall on 09/28/2022. At that point Arborwood Preserve consisted of Phases 1, 2A, 2B, 2C and the earlier condominium neighborhoods. Phase 3 and the later Carriage Homes IV buildings were still under construction.

The nearest official weather station is at Southwest Florida International Airport, immediately south of the community. It recorded a peak sustained wind of 60 knots, 69 miles per hour, and a peak gust of 96 knots, 110 miles per hour, both at 1935 UTC, with a minimum sea level pressure of 976.6 millibars. Those readings are flagged in the national record as incomplete because the automated station stopped reporting during the storm, so they are floor values rather than true peaks. A rain gauge inside the Gateway corridor recorded a storm total of 9.39 inches, against a statewide maximum of 26.95 inches at Grove City. The National Hurricane Center attributes the moderate rainfall here to a dry slot south of the storm track.

On storm surge, the easternmost surveyed high water mark anywhere in Lee County sits on the Caloosahatchee near downtown Fort Myers, roughly seven to eight miles west northwest of this community. No surge sensor, tide gauge or surveyed high water mark in the official report is located east of that point in Lee County. Surge did not reach Arborwood Preserve.

The Federal Assistance Record for ZIP 33913 After Ian

Set against the coastal ZIPs, the contrast is the story. Fort Myers Beach at 33931 averaged $19,616 per approved owner applicant. South Fort Myers and Iona at 33908 averaged $14,374. Sanibel at 33957 averaged $9,768. North Fort Myers at 33903 averaged $7,098. ZIP 33913 averaged $1,363, roughly one fourteenth of Fort Myers Beach. Almost all assistance in 33913 flowed to the other needs category, which covers generators, food loss and minor personal property, rather than to structural repair.

What We Cannot Tell You About Ian at Arborwood Preserve

We have no per address damage log for this community and we are not going to write one from inference. What exists is roof permit activity at the ZIP level, which roughly doubled after the storm, and that tells you the neighborhood took wind damage of the sort that ZIP wide averages describe. No Ian related amenity damage, closure or special assessment at Arborwood Preserve appears in any public record, and no district level assessment touched the Lennar Parcel. But an absence of published reporting is not a clean bill of health, and we say so rather than asserting the community was undamaged. If a specific home matters to you, pull its permit history from the relevant permitting authority for that phase, and ask the seller directly.

Insurance Reality for an Arborwood Preserve Home

Every home in this community was permitted under the Florida Building Code fifth edition or later, which took effect 06/30/2015. That is a more consequential fact than most buyers realize, and it interacts with a second one: the entire county sits inside the wind borne debris region. Lee County Ordinance 12-16 states on all three of its maps that the wind borne debris region is the entire county, and building code section 1609.1.2 requires that in such a region glazed openings must be impact resistant or protected.

So opening protection here is code required, not a builder upgrade. Every home in Arborwood Preserve was required to have impact rated glazing or shutters. If a listing markets impact windows as a premium feature, the correct question is which specific product and what the product approval number is, not whether protection exists at all.

Design Wind Speed at Arborwood Preserve

The community sits between the 150 and 160 mile per hour ultimate design wind speed contours for risk category two structures, interpolating to roughly 153 miles per hour, with 160 used locally as the conservative design value. Coastal Lee is meaningfully higher: Fort Myers Beach runs roughly 160 to 165. This ZIP is not in the high velocity hurricane zone, which covers only Miami Dade and Broward counties.

The Citizens Benchmark for Lee County in 2026

Citizens Property Insurance rates approved by the Office of Insurance Regulation and effective 07/01/2026 for new business give a concrete benchmark for this county.

Two readings follow. This is the first Citizens personal lines rate decrease since 2015, and the regulator cut deeper than Citizens itself requested in five of eight Lee County policy types. And Citizens' Lee County HO3 average of $3,039 now sits below the all market Lee County average homeowners premium of $3,576. The "insurer of last resort" framing from 2023 no longer describes this market. Citizens has become a price benchmark rather than a refuge, and the private market has re entered and is competing.

Wind Mitigation Credits on an Arborwood Preserve Home

Florida law requires residential property insurers to offer actuarially reasonable discounts for construction features that reduce windstorm loss, and since 10/01/2023 insurers must publish their available mitigation discounts on their websites. Two rules govern how those credits behave and both are widely misunderstood. Credits are not cumulative: the form itself states that "the total discount is not the sum of the individual discounts," and applying one reduces others until you reach the maximum. And credits apply only to the hurricane wind portion of the premium, not to the whole bill.

For a home of this vintage, the building code credit alone does most of the work, and the region and roof covering lines follow automatically from the permit record. The line most worth verifying on the actual inspection form rather than assuming is the roof to wall connection, where clips, single wraps and double wraps score differently. The most commonly absent credit is secondary water resistance, which was not code mandated in this vintage and is frequently missing on production builds unless the builder specified a peel and stick or taped seam underlayment. That is a modest credit and the natural moment to capture it is at reroof.

One live caveat. The wind mitigation inspection form was modernized effective 04/01/2026, but the credit table behind it was not updated at the same time, and the rulemaking to fix that was withdrawn in March 2026 and restarted in April 2026. Expect insurer by insurer variation in the interim, and do not accept a specific promised percentage from anyone, including an agent, until the carrier has quoted it.

Schools for Arborwood Preserve: A Lottery, Not a Zone

The honest answer to "what schools is Arborwood Preserve zoned for" begins by correcting the premise. Lee County does not assign one school per address. It runs a parental choice enrollment system in which families rank all available schools in their zone through the district's parent portal during open enrollment, and a lottery runs only where applications exceed seats.

The determination for this community is unambiguous and we queried it directly against the district's own study area geometry rather than reading a marketing summary. Four separate addresses across both jurisdictions, including 11602 Arborwood Preserve Boulevard in the city phases and 11506 Shady Palm Way in unincorporated Phase 3, all return district study area 1449, with elementary Proximity Zone J, middle Proximity Zone EE, and high school East Zone Sub-zone 2. A bounding box query across the whole community footprint returned seven study areas and every one carries the identical zone combination. There is no school zone split anywhere in or immediately around this community. The school board trustee district is District 2.

How the Lee County School Lottery Actually Works

The lottery preference order is special programs first, then sibling preference, then Proximity 1 for a residence within two miles of the school, then Proximity 2 for the school nearest the residence, then four statutory hardship categories. Two mechanics catch families out. Applying on the first day of open enrollment gives no advantage whatsoever; the plan states that "entering an application on the first day does NOT impact a parent's guarantee of a particular school," because placements are made at the end of the period. And a student living within two miles of the school, in Proximity 1, is not provided district transportation. Families needing a bus are guaranteed an available seat at a school with capacity in their proximity zone.

The Elementary Schools an Arborwood Preserve Family Can Rank

One crowding signal worth disclosing: Treeline Elementary's enrollment of 1,057 exceeds its stated district capacity of 1,030.

The Middle School Picture at Arborwood Preserve Is the Weak Spot

Middle Proximity Zone EE contains exactly two schools and neither is anywhere near this community. Paul Laurence Dunbar Middle at 4750 Winkler Ave Extension is graded B and sits 8.0 road miles away. Fort Myers Middle Academy at 3050 Central Avenue is graded C and sits 11.2 road miles away, downtown. Both are west of Interstate 75. This is the single most important thing a family with a rising sixth grader needs to know about this address, and it is the opposite of what most marketing implies. The practical alternatives are Gateway Charter School at under two miles, or, from 2028, the new district school on Treeline Avenue described below.

A naming trap for anyone checking this: the district brands the downtown school Fort Myers Middle Academy and the enrollment plan lists it as Fort Myers Middle, while the state and federal databases both call it Fort Myers Middle School. Same school, school number 0211.

The High Schools, and the Strongest School Story Arborwood Preserve Has

Gateway High School moved from C to B to A across three grading years, the best trajectory of any school in this set, and it is 4.4 road miles from the gate. It carries both a university collegiate dual enrollment program and a Cambridge program. Two cautions belong alongside that. Riverdale High dropped from B to C in 2026, the only decline in the set, so any page still describing it as B rated is stale. And Gateway High's enrollment of 2,343 runs roughly 18 percent above its stated district capacity of 1,979.

One structural advantage is worth stating: every one of the five East Zone Sub-zone 2 high schools provides district transportation to an E2 residence, which is unusually complete. Between them those five schools give this address access to International Baccalaureate at Dunbar and Riverdale, Cambridge at Gateway, East Lee County and Lehigh Senior, a university collegiate program at Gateway, and an arts magnet at Lehigh Senior.

Gateway Charter School, the Practical Answer for Many Arborwood Preserve Families

Gateway Charter School is a tuition free public charter serving prekindergarten through grade 12 across two campuses, the K through 4 campus at 12850 Commonwealth Drive at 1.8 road miles and the grades 5 through 12 campus at 12770 Gateway Boulevard at 2.0 road miles. It is graded A for 2026. Its student to teacher ratio of 26.60 is the highest of any nearby option, and that should be disclosed alongside the A rather than buried.

The New K-8 School Coming to Treeline Avenue

The School District of Lee County has a new prekindergarten through grade 8 school at 12690 Treeline Avenue, 2.1 road miles from Arborwood Preserve. The district's published record shows it in design phase, capital funded, at 208,808 square feet, with an anticipated substantial completion date of 04/11/2028. District geometry codes it to elementary Zone J, middle Zone EE and high school East Zone 2, which are precisely this community's zones. Capacity figures differ by source: the district locator carries 1,600 and the project architect publishes 1,555, so the honest range is roughly 1,550 to 1,600.

If it opens on schedule it substantially fixes the middle school problem described above. A design phase completion date four years out is not a promise, and we publish it as the district's currently published anticipated completion date rather than as an opening date.

The One School Question We Could Not Answer for Arborwood Preserve

Whether Lee County measures the Proximity 1 two mile radius as a straight line or by road. It matters here. Straight line distances from this community are 1.57 miles to Treeline Elementary, 1.63 miles to the future Treeline school site and 1.81 miles to Gateway Elementary, all inside two miles. By road all three exceed two miles. The answer flips both lottery preference and busing eligibility, and the enrollment plan does not state it. Confirm it directly with the district's student enrollment office before you rely on it, and confirm your exact address in the district's own site locator, because the zone map is reviewed and board approved annually.

Healthcare Near Arborwood Preserve: A Level II Trauma Center at 7.4 Miles

Lee Health is the dominant not for profit system in Southwest Florida and operates every acute care hospital serving this community.

The nearest emergency department is Gulf Coast Medical Center's trauma and emergency center at roughly fourteen minutes in free flowing traffic. It is also the busiest of the six emergency departments in the system, which is a fair thing to tell a buyer: the closest emergency room is also the regional trauma center, so it carries the highest acuity load. Lee Health publishes an hourly updated crowding level for each emergency department in words rather than a numeric wait time, and separately publishes urgent care wait estimates. Check the live page rather than relying on any snapshot.

A 60 bed inpatient rehabilitation hospital, a joint venture between Encompass Health and Lee Health, opened at 6150 Medical Park Loop in Fort Myers on 05/20/2025. Golisano Children's Hospital of Southwest Florida, the region's only children's hospital, sits at the HealthPark campus with its own separate pediatric emergency department.

Drive Times From the Arborwood Preserve Gate

Mileage below is measured by a routing engine on the road network from 11602 Arborwood Preserve Boulevard. The free flow minutes are the engine's output using posted speeds and no traffic model, so treat them as a floor rather than a typical trip. Off season and in season figures are our estimates, produced by applying a documented uplift to the free flow number, and we label them as estimates rather than presenting them as measurements.

One correction worth making explicitly. Do not write "minutes from I-75" without naming the exit. The nearest interchange by road is Exit 131 at Daniels Parkway, 3.4 miles south on Treeline then west. Exit 136 at Colonial Boulevard is 6.0 miles north. The two answers differ by nearly a factor of two.

The basis for the seasonal uplift is published rather than invented. The regional planning council states that winter residents may increase the region's population by as much as 22 percent, and the state transportation department's own Lee County traffic management program acknowledges that Southwest Florida "experiences an influx of seasonal traffic and special events that impact traffic signal timing." We apply a 1.35 to 1.60 multiplier on the seasonal corridors and 1.20 to 1.35 on local Gateway area streets.

Everyday Retail Near Arborwood Preserve

The cleanest single line here: a full Publix with a pharmacy and a liquor store sits 2.2 road miles from the gate, roughly a seven to nine minute drive, at 13121 Paul J Doherty Parkway.

The Airport Question: Does Arborwood Preserve Get Aircraft Noise?

Buyers ask this constantly because the airport is under eight miles away, and the honest answer is unusually favorable.

Arborwood Preserve and the Treeline corridor north of Daniels Parkway sit outside the 65 day night average sound level contour and outside all four proposed airport noise overlay zones. At Treeline and Daniels the nearest zone boundary lies south and east of Daniels Parkway, and everything on Treeline north of Daniels is unshaded, in no zone at all. The two zones in the northeast quadrant sit roughly three or more miles east toward Gateway and State Road 82. The zones running southwest follow the runway centerline toward Three Oaks and Ben Hill Griffin, which is the opposite direction from this community.

The federal record of approval for the airport's noise compatibility program states that "there are no non-compatible land uses located within the current or projected 65 DNL noise contours" for the airport, and the airport authority states that the 65 contour is contained nearly 100 percent on airport property. The authority also publishes a caveat we will repeat for fairness: noise from aircraft overflights does not stop at the 65 contour. The preferential runway use program favors Runway 6, whose departures head northeast, and nearly all noise complaints originate southwest toward Estero Bay. No complaints from the Treeline corridor appear in the federal comment record.

The Planned Second Runway Moves Traffic Away From Arborwood Preserve

The airport's approved layout plan shows an ultimate second runway designated 6R and 24L as a south parallel, with the south downwind leg shifted about a mile further south. There is no funded date, cost or schedule for it, and the word "ultimate" in an airport layout plan is long horizon planning language rather than a program. The direction matters more than the timing: a south parallel moves operations further away from this community rather than toward it.

The airport itself is in the middle of a large terminal expansion, with a new Concourse E of roughly 500,000 square feet and fourteen initial gates, a new baggage handling system and a sixteen lane consolidated security checkpoint. Roadway modifications and airside work are running alongside it. Expect curbside congestion at the airport through 2027. The airport served more than 11.1 million passengers in 2025 and states that no ad valorem property taxes are used for its operation or construction.

What Is Coming to the Treeline and Daniels Corridor Near Arborwood Preserve

Arborwood Preserve is finished. The corridor around it is not, and a buyer should know what is funded and what is merely entitled.

The I-75 and Daniels Parkway Diverging Diamond Interchange

This is the single most consequential road item for this community. The state transportation department is rebuilding the Daniels Parkway interchange at Exit 131 as a diverging diamond, at a construction cost of approximately $42.8 million, with construction starting in early 2026 and estimated completion in summer 2028. The project limits run along Daniels Parkway from east of Danport Boulevard to west of Treeline Avenue, which is effectively this community's front door.

Work already underway as of mid 2026 includes earthwork, underground drainage, drilled shaft removals, permanent lighting and wrong way detection, with widening at the southbound off ramp, westbound Daniels lanes shifted, a reduced speed limit, and lane closures on the interstate from 9 pm to 7 am and on Daniels from 7 pm to 7 am. Two more years of construction, then a substantially better interchange. Both halves of that sentence belong in a buyer's calculation.

The Daniels and Treeline Intersection Work

Lee County commissioners awarded a contract in November 2025 to restructure the Treeline and Daniels intersection, converting a northbound left turn lane into a through lane and converting a northbound through lane into a second northbound right turn lane, with accessibility improvements at Daniels and Treeline and at Treeline and Intercom Lane, plus signal work. The county's stated rationale is that the three existing northbound left turn lanes have been underused since the airport direct connect was built ten years ago, while right turn queues stack up well south of the intersection. The work was scheduled to begin in April and complete in September, with night work. A cost figure of roughly three million dollars circulated in press coverage; the county's own release states no dollar amount, so treat any figure as unofficial.

Treeline Avenue Itself Is Programmed for Zero Widening Through 2050

A full text search of the adopted metropolitan planning organization 2050 long range transportation plan for "treeline" returns zero matches, including the roadway needs plan and every cost feasible table. There is no Treeline line item in the county's five year major road projects summary either. Treeline Avenue is at its ultimate cross section. For a homeowner near Treeline that is a positive: no future road widening land acquisition risk on that corridor through 2050. A sidewalk project from Jetport Loop to Heartwood Boulevard is programmed under the transportation improvement program.

A Funded Traffic Signal at Treeline and Plantation Gardens

The City of Fort Myers five year capital improvement program carries a Ward 6 line for design and construction of a traffic signal at Treeline Avenue and Plantation Gardens Drive: $150,000 in fiscal 2027 for design and permitting, $1,500,000 in fiscal 2028 for construction, a five year total of $1,650,000, funding source listed as future debt. The district's own June 2026 board record corroborates it, noting preliminary design and permitting anticipated in 2027 and construction potentially in 2028. The January 2026 traffic report carries a companion signal warrant study concluding that warrants 1A, 1B and 2 of the national traffic control manual are satisfied at that intersection. The signal is warranted by measured traffic, funded, and scheduled.

A 46 Acre City Park Directly Across Treeline From Arborwood Preserve

Fort Myers is assembling a 46 acre passive park and preserve at its southern boundary on Treeline Avenue, just north of Daniels Parkway, on land Lee County had previously zoned for commercial development. In July 2026 the council annexed 15.36 acres at 13200 Treeline Avenue to adjoin a tract the city had annexed earlier, and officials plan to rezone the assembled property to city recreation zoning. The city owned property includes a large lake, natural wetlands and upland preservation areas. Part of the underlying land was donated by the Arborwood district.

Two honest notes. The park has no published name, concept plan, amenity list, budget or timeline yet. And the acreage of the earlier tract is reported as 30.83 acres in press coverage against 32.06 acres in the city's own annexation ordinances; we prefer the city figure and flag the discrepancy. What is solid is the direction: land zoned for commercial is becoming a permanently protected passive park and preserve across the street.

Retail and Commercial Under Construction Near Arborwood Preserve

• Arborwood Commons, a 15,335 square foot class A retail strip center at Daniels Parkway and Treeline Avenue, address 13630 Goldenwood Drive, anchored by a coffee and donut tenant, with inline units from 1,335 square feet zoned for retail, restaurant, medical, office and service commercial. Construction began in December 2025. Marketing materials for it cite average annual daily traffic of 56,400 vehicles on Daniels Parkway and 23,000 on Treeline Avenue.
• The Hub at Daniels, an industrial park at Saddle Road and Halter Lane east of the Daniels and Treeline intersection. Phase one is a 36,900 square foot building with eighteen units of about 2,010 square feet each; the completed park will total 160,900 square feet across five buildings.
• A 21 acre corner at Daniels and Treeline entitled for up to 2.8 million square feet. In November 2025 the city council changed the future land use designation from industrial to corridor commercial and rezoned from light industrial to commercial intensive non residential, on two separate 4 to 3 votes, tripling the previously permitted density. Allowed uses include office, retail and hotels. The land is advertised for sale with no buyer, no project name and no plan.

That last item is the biggest wildcard within three miles, and it contains a genuine protection for residential neighbors. The commercial intensive non residential zoning that was approved expressly bans single family and multifamily uses on that corner. A worst case traffic analysis found that the most intensive allowable development would exceed the current capacity of Daniels Parkway and Treeline Avenue, which is part of why the intersection work described above was contracted the following day.

Fire Station 18, and What the City Says About Response Times to Arborwood

We publish both halves of this, because publishing either half alone would mislead. The City of Fort Myers five year capital improvement program states in writing, in its Ward 6 section: "Station 18 will be a Micro Station off Treeline Avenue, and will provide better response times to the Arborwood, Pelican Preserve, Marina Bay, Bridgetown & Plantation Gardens neighborhoods amongst others. Response time to Arbor Woods is currently too high."

The same document funds the fix in the current fiscal year: $550,000 from fire impact fees plus $1,570,200 from a line of credit, a total of $2,120,200, all in fiscal 2026. A Fire Station 19 also appears as a separate Ward 6 item without figures. If response time matters to you, and for many buyers it should, that is the current status in the city's own words.

Where Arborwood Preserve Owners Actually Come From

The default Southwest Florida assumption is Northeast snowbirds. That is not this community. Owner mailing addresses on the Lee County roll show 163 out of state owners, and Illinois, Ohio, Michigan, Minnesota, Indiana and Wisconsin supply 59 percent of them. Florida addresses account for 605 owners and Canadian addresses for 10.

That single fact changes seller strategy. Marketing an Arborwood Preserve home to a Northeast audience is marketing to the wrong feeder market. The buyers who have actually bought here came from the Midwest, and a listing plan built around Midwest metro targeting, Midwest seasonal timing and Midwest relocation search behavior is aimed at the people who are demonstrably buying.

How Many Arborwood Preserve Owners Live Here Full Time?

Two thirds. The community wide homestead exemption rate is 66.7 percent, which is high for a Southwest Florida community and implies a strong year round resident base rather than a seasonal one. The rate varies sharply by neighborhood: Phase 2A is 78.5 percent, Phase 3 is 67.6 percent, and the Coach Homes sit at exactly 50.0 percent. That 28 point spread between Phase 2A and the Coach Homes is a condominium effect rather than a location effect, and it has one direct financing consequence, described below.

Why the Coach Homes Homestead Rate Matters to a Condominium Buyer

Conventional condominium financing depends in part on owner occupancy ratios and on the association's reserve position. A 50.0 percent homestead rate is not the same measurement as an owner occupancy ratio, since a home can be owner occupied without a homestead exemption, but it is the closest public proxy available and it is worth knowing before you assume a condominium here will finance identically to a single family home in the same community. Ask your lender to run the project questionnaire early rather than at underwriting.

Honest Pros and Cons of Buying in Arborwood Preserve

Comparable Fort Myers Communities to Consider Alongside Arborwood Preserve

If Arborwood Preserve is on your list, these are the communities that come up in the same search, and the honest distinctions between them are structural rather than cosmetic.

• Pelican Preserve is the obvious contrast on age restriction. It is a 55 plus community with bundled amenities on a much larger scale. Arborwood Preserve is all ages with a single Town Center. If the age restriction is the deciding factor, the two are not substitutes.
• Paseo is the contrast on density and amenity scale, with a substantially larger village style amenity program. Arborwood Preserve trades amenity breadth for a lower district assessment and a smaller association footprint.
• Bridgetown at the Plantation and Somerset at the Plantation, both part of The Plantation in Fort Myers, sit inside the same Arborwood district and are the closest structural comparison, with one important difference: they pay materially more district operations per unit, $13.75 and $167.25 respectively against $10.51 here, because those neighborhoods maintain more through the district and less through their associations.
• Marina Bay and Botanica Lakes are also inside the same district and carry the Series 2018 bonds that Arborwood Preserve does not.
• Gateway Golf and Country Club is the golf answer for a buyer who thought Arborwood Preserve had one. It is a separate, older master planned community with its own private club.

We are happy to run a side by side comparison on any two of these using the same development filtered method we used on this page. That is a twenty minute exercise for us and it produces a genuinely comparable set rather than two marketing pages placed next to each other.

Thinking of Selling Your Arborwood Preserve Home? List With the #1 Team in Southwest Florida Since 2012

Arborwood Preserve sellers face a specific, measurable problem, and it is not the one most sellers expect. Across the trailing twelve months our own Southwest Florida MLS pull recorded 46 closings in this community at a median 96.86 percent of the final asking price, with exactly two of the 46 reaching or exceeding their ask. Pricing strategy, not marketing volume, decides the outcome here. And because Section 6.26.2 of the recorded master declaration bans For Sale signs anywhere in the community, marketing volume in the traditional sense is not even available to you.

That figure is verified rather than estimated. We ran the development name query in Matrix on 08/10/2026 with the hidden key resolved, captured the criteria echo as proof of what filtered, and recomputed every statistic from the returned grid rather than from the live match counter, which was wrong by more than a factor of two on this pull.

What the last twelve months in Arborwood Preserve actually show:

• 46 closed sales, total closed volume of $22,331,000
• Median sold price of $462,500, range $300,000 to $975,000
• Median sold price per square foot of $229.52, and $270.67 for single family against $197.76 for attached product
• Median days on market of 31.5, average 63, range 5 to 202
• Aggregate sold to last list ratio of 96.56 percent
• 2 of 46 closings at or above the final asking price
• 13 active listings and 4 listings that went pending inside the last 120 days

What an Arborwood Preserve Seller Should Take From Those Numbers

Read the days on market range next to the discount pattern, because together they carry the whole strategy. The median closing took 31.5 days. The average took 63. That gap exists because a minority of listings sat for four to seven months and then closed at a materially larger gap to their final ask. 11880 Hickory Estate Circle took 202 days and closed $30,900 under. 11792 Grand Belvedere Way Unit 202 took 197 days and closed $30,000 under. 12000 Arbor Trace Drive took 129 days and closed $19,000 under.

An ambitious list price in this community does not lift the eventual sale price. It adds months, and then it costs money as well. Two listings currently on market have been active for 537 and 559 days respectively, and both have comparable units or homes that closed inside the same twelve months at prices the market can be shown to accept.

What We Do Differently on an Arborwood Preserve Listing

We handle the parts of an Arborwood Preserve sale that are specific to this community rather than to Fort Myers generally. That means ordering the association estoppel and the amenities statement of account early rather than after contract, because there are two separate documents here and the second one is unusual enough that many agents do not know to request it. It means telling a buyer up front which side of the municipal boundary the home sits on, which district assessment applies and what the flood insurance discount actually is, because those three answers differ by phase and a mid contract surprise is how deals fall apart. It means correcting the golf assumption in the first conversation rather than the fifth showing. And it means marketing to the Midwest, because Illinois, Ohio, Michigan, Minnesota, Indiana and Wisconsin supply 59 percent of the out of state owners here.

Ready to talk about your Arborwood Preserve home?

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

What Is Your Arborwood Preserve Home Worth? Get a Free Valuation

An Arborwood Preserve valuation starts from a verified anchor rather than a county model. The median closed price in this community over the trailing twelve months was $462,500, the median sold price per square foot was $229.52, and closings ranged from $300,000 to $975,000. Your home's number sits inside that range, adjusted for product type, size, lot, view, phase and condition.

That anchor is more than most automated tools give you, because most of them run a ZIP wide or county wide model. ZIP 33913 contains a great deal of housing stock that has nothing in common with a 2,445 square foot WCI Grand Villa behind a manned gate with a 25,382 square foot Town Center. An algorithm that blends those together produces a number that is defensible on average and wrong in particular.

How Our Arborwood Preserve Valuation Works

1. We pull your address in the Southwest Florida MLS under the development filter that produced the 46 closed and 13 active rows on this page, so your comparables are Arborwood Preserve comparables and nothing else.
2. We check the county record. Folio, legal description, plat instrument, phase, taxing district, assessed value and the actual 2025 tax bill, including which district assessment applies to your specific parcel.
3. We check your jurisdiction and flood position against the property appraiser's municipality code and the FEMA layer, so we can state your Community Rating System class rather than guessing at it.
4. We order the association estoppel and the amenities statement of account, because a buyer will ask for both and a seller who has them ready closes faster.
5. We walk the home or review current photography, your improvement history and any architectural approvals.
6. We give you a range and a strategy, including what the number looks like listing now against listing in season, and what a 96.86 percent median sold to list ratio implies for where your ask should start.

There is no obligation and no cost. If the answer is that this is not your year to sell, we will tell you that, and we will tell you why.

Get your Arborwood Preserve valuation:

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873

Your Local Real Estate Experts

Arborwood Preserve buyers and sellers work directly with Jesse McGreevy and Marc Comisar of Domain Realty, one of the top-reviewed real estate teams in Southwest Florida. The recorded declarations, the parcel level flood queries, the district budget work and the 46 closing MLS pull behind this page were run by our team, not licensed from a content vendor.

McGreevy and Comisar lead Domain Realty Group, a full service Southwest Florida real estate team. Read more about McGreevy and Comisar, or see the wider team at DomainRealtyGroup.com.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

What Clients Say

★★★★★ "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

★★★★★ "Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail." 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

★★★★★ "Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!" Verified Google review

Contact

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

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).

What Working With Us on an Arborwood Preserve Transaction Actually Looks Like

We do the primary source work before the conversation rather than during it. For this community that meant reading the Master Declaration at instrument 2015000246371 and the Amenities Declaration at instrument 2015000246332 page by page, running the FEMA National Flood Hazard Layer across all 896 parcels in and around the footprint, pulling two real 2025 Lee County tax bills from opposite sides of the municipal boundary, reading three years of Arborwood district budgets to establish the assessment trend, querying the school district's own study area geometry at four separate addresses, and recomputing every MLS statistic from the returned grid. Every one of those is cited in the sources block below and every one is something a buyer or seller can check independently.

That standard is the same one behind 4,000+ team transactions and the reason McGreevy and Comisar alone have over $900 million in Sales. It is also why we will tell an Arborwood Preserve seller that 44 of the last 46 sales closed below the final ask rather than quoting a friendlier number, and why we will tell a buyer that residents here hold a license to use the amenities rather than an ownership interest, even though it is a harder sentence to say than a brochure line.

We are a Nationally Recognized Top Producing Realtors team and Platinum Sales Production Award Winners, but the part that matters on an Arborwood Preserve deal is narrower than any award. It is knowing that there are no For Sale signs permitted in this community, that showings are by prior appointment only under Section 6.26.2, that the amenity fee continues while a home sits vacant under Section 5.6, and that a Phase 3 buyer gets a better flood insurance discount than a Phase 1 buyer. Those are the details that change a contract.

Call (239) 898-6072 and we will start with your address, not with a pitch. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and that record was built one verified address at a time.

Frequently Asked Questions, Arborwood Preserve Buyer Edition

Answered by Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008. These are the questions buyers actually ask about this community, answered from the records rather than from a brochure. Where we cannot answer something, the answer says so and names the document that would.

Is Arborwood Preserve in a flood zone?

Every parcel is in FEMA Zone X, Area of Minimal Flood Hazard, which is outside both the 1 percent and the 0.2 percent annual chance floodplains. We tested 896 parcel polygons and every one returned Zone X at 100 percent coverage, with zero parcels in any Special Flood Hazard Area and zero in shaded Zone X.

What FEMA flood map panel governs Arborwood Preserve?

Two panels, 12071C0434F covering about 85 percent of the community and 12071C0445F covering the rest, both effective 08/28/2008. Both are stamped by FEMA with a panel not printed reason of "NO SPECIAL FLOOD HAZARD AREAS."

Did the November 2022 Lee County flood map change affect Arborwood Preserve?

No. The 11/17/2022 revision produced suffix H panels covering coastal and riverine areas. Neither panel covering this community was revised, and both retain their 2008 effective date.

Do I need flood insurance in Arborwood Preserve?

Not as a federal requirement. There is no mandatory purchase requirement in Zone X and a lender on a federally backed loan will not require it here. We still recommend carrying a preferred risk policy, because premiums in Zone X are modest and roughly a quarter of national flood claims come from outside high risk zones.

What is the base flood elevation at Arborwood Preserve?

None applies. Zone X carries no base flood elevation. The nearest published elevation line inside the wider query area attaches to an AE zone north of the community and does not touch any parcel here.

Do I need an elevation certificate for a home here?

No. Under Risk Rating 2.0 an elevation certificate is optional in every flood zone. FEMA determines a first floor height value from its own datasets and, if a policyholder supplies a certificate, applies whichever value is more beneficial to the policyholder.

Did Arborwood Preserve flood during Hurricane Ian?

No storm surge reached this community. The easternmost surveyed high water mark anywhere in Lee County sits seven to eight miles west northwest, on the Caloosahatchee. Exactly one flood insurance claim has ever been filed in the census tract containing this community, on a 1998 built structure with no payment recorded. We have no per address damage log and we do not assert that no home took wind or rain damage.

Are there repetitive loss properties in Arborwood Preserve?

Zero, and zero severe repetitive loss properties, at the finest resolution FEMA publishes. The single multiple loss property anywhere in ZIP 33913 sits in a different census tract entirely.

Which side of Arborwood Preserve gets the better flood insurance discount?

Phase 3, the unincorporated side, at Community Rating System Class 5 and a 25 percent discount. The City of Fort Myers phases sit at Class 6 and 20 percent.

Does Arborwood Preserve have a CDD fee?

Yes for Phases 1 through 2C and all condominiums, which carry an Arborwood CDD assessment. No Arborwood CDD line appears on a Phase 3 bill; Phase 3 carries Gateway Services CDD instead.

How much is the CDD fee in Arborwood Preserve?

As levied on the November 2025 bill: $732.17 on a plex unit, $892.86 on a 46 foot lot, $940.13 on a 52 foot lot and $1,129.15 on a 67 foot lot, gross, before the November early payment discount.

Is the CDD number I found online the current one?

Probably not. The set of $730.92, $892.27, $939.72 and $1,129.51 that circulates widely is from the proposed fiscal 2026 to 2027 budget, which went to public hearing on 08/03/2026. Those figures have not appeared on any bill a current owner has paid.

Is the Arborwood CDD assessment going up?

It has gone down. Across every product tier the assessment fell about 8.1 percent between fiscal 2024 to 2025 and fiscal 2025 to 2026, and the proposed following year is essentially flat. The district is levying only about 91 percent of maximum annual debt service because prepayments and accumulated bond fund balance reduced the required levy.

Can I pay off my CDD bond at Arborwood Preserve?

Yes, and one owner already has. The proposed fiscal 2026 to 2027 budget carries a single unit line footnoted "Bonds paid off, still pay O&M" assessed at $66.61. Payoff removes the debt component and leaves the operations component, which does not end.

Does Arborwood Preserve carry any golf course bond debt?

No. The district's Series 2018 bonds sit on Marina Bay, Botanica Lakes, the golf course and the Treeline commercial land. Arborwood Preserve is assessed for the Series 2014 refunding bonds only.

How much are the HOA fees at Arborwood Preserve?

We will not publish a figure, because no primary source exists. Florida does not require a homeowners association to publish its budget and this association files nothing financial with the state. Obtain the number by estoppel under section 720.30851, which the association must furnish within ten business days.

Is there a separate amenity fee at Arborwood Preserve?

Yes, established by a separate recorded instrument. The Amenities Declaration sets a Base Amenity Fee, recorded at $625 for the first year in 2015 with a contractual ceiling of 10 percent annual increases, plus a completely separate and uncapped Amenities Expenses Fee set by the Amenities Owner in its sole discretion. Neither figure is currently public and both should be confirmed in writing before your inspection period closes.

What do the fees at Arborwood Preserve cover?

The district assessment on the city side is roughly 94 to 96 percent bond debt service with a small operations component covering shared district administration plus preserve maintenance and exotics removal. The association covers lawn care, gate operation, common area maintenance and its share of the amenity operation. The amenity fees fund the Town Center operation itself and are collected by the Amenities Owner rather than the association.

Is lawn care included at Arborwood Preserve?

Yes, association maintained landscaping is part of what the association provides, and Section 6.33's blanket prohibition on perimeter fencing exists specifically so that landscaping crews can access every lot. Confirm the exact scope in the estoppel and in the association's own maintenance schedule.

Is Arborwood Preserve in the City of Fort Myers or in Lee County?

Both. 728 parcels covering Phases 1 through 2C and all five condominium neighborhoods are in the City of Fort Myers. 151 parcels in Phase 3 are in unincorporated Lee County. The mailing address is Fort Myers 33913 either way.

Which phases of Arborwood Preserve are inside the city limits?

Phases 1, 2A, 2B and 2C, plus Coach Homes and Carriage Homes I through IV. Phase 3 alone is unincorporated.

Why do two homes in the same community have completely different tax bills?

Different jurisdiction, different fire district and different community development district. The city side carries 6.5000 mills of municipal millage, city fire, city solid waste, city stormwater and Arborwood CDD. Phase 3 carries no municipal millage, South Trail Fire at 2.5000 mills, county MSTUs, Lee County solid waste and Gateway Services CDD.

Which fire district serves Arborwood Preserve?

City of Fort Myers Fire Rescue on the city side, billed as a $218.00 non ad valorem assessment in 2025. South Trail Fire District on the Phase 3 side, at 2.5000 mills ad valorem.

What is the zoning at Arborwood Preserve?

MDP-3, Master Development Plan 3, under City of Fort Myers zoning for Phases 1 through 2C and the condominiums. Planned unit development zoning under unincorporated Lee County for Phase 3. There is no Arborwood Preserve planned unit development ordinance; the governing entitlement instrument is the Arborwood DRI development order.

Is Arborwood Preserve part of Gateway?

It is in the Gateway area by common usage but it is not inside the Gateway development of regional impact. The 2004 Arborwood engineer's report places the Arborwood community "west of the Gateway development." Gateway Golf and Country Club is a separate, older master planned community with its own DRI.

What is the difference between Arborwood and Arborwood Preserve?

Arborwood is the 2,479 acre parent development of regional impact and the community development district that shares its name. Arborwood Preserve is one community inside it, roughly eleven percent of it by area, which the district refers to as Parcel C.

Does Arborwood Preserve have golf?

No. No holes, no golf tract, no bundled membership and no golf course bond debt. The parent DRI was entitled for 36 holes and only 18 were built, about two miles away, as a private club.

Can Arborwood Preserve residents play at The Plantation Golf and Country Club?

Only by joining it as an ordinary private member on the same terms as anyone else. No association document, district budget line or club page describes any bundled or automatic right for Arborwood Preserve owners.

How big is the Arborwood Preserve Town Center?

25,382 gross square feet with 16,538 air conditioned, per the Lee County Property Appraiser's building record. WCI marketed it at 23,252 square feet, and both figures are legitimate; the marketing number excludes some porch and courtyard area.

Does Arborwood Preserve have a separate lap pool and a spa?

No separate lap pool. There is one pool of 4,960 square feet of water with dedicated lap lanes inside it. No spa or hot tub appears on the appraiser's extra feature schedule and the association does not advertise one, though the appraiser occasionally folds a small spa into the pool line, so we treat this as high confidence rather than absolute.

How many tennis, pickleball and bocce courts are at Arborwood Preserve?

Four lighted Har-Tru tennis courts, four pickleball courts and two bocce ball courts, ten in total. The appraiser carries 35,670 square feet of clay court surface as a single extra feature line.

Does Arborwood Preserve have a playground, dog park or nature trail?

None of the three. No playground, tot lot, dog park, boardwalk, pier or named trail appears on the association's amenity listing or anywhere on the appraiser's schedule for any parcel in the community. Residents walk the internal sidewalk network and the lake loops.

Are there satellite pools at the Arborwood Preserve condominium neighborhoods?

No. Every condominium common element parcel carries zero buildings and zero extra features on the county roll. One Town Center and one pool serve the whole community.

Is there a restaurant at Arborwood Preserve?

Yes, Sunsets Bar and Grill, a covered outdoor dining pavilion and bar with a published dress code and paid food and beverage staff. It operates Wednesday through Sunday and is closed Monday and Tuesday.

Is Arborwood Preserve gated, and is the gate manned?

It is gated, and the gate house is a purpose built 216 square foot air conditioned guard building with a 720 square foot lane canopy, classified by the appraiser as a gate guard house. It was built in 2020, four years after the first homes closed. Staffing hours and the security vendor are not published, so we do not state them.

How many acres is Arborwood Preserve?

Roughly 270 platted acres, from the sum of the five platted phases by county GIS acreage. WCI marketed 332 acres and a single 2014 deed says 236.6 acres. We publish 270 and attribute 332 to the developer.

How many lakes are in Arborwood Preserve?

Roughly 74 acres of water across 21 platted lake and water management tracts, plus 46.9 acres of open space, buffer and preserve tracts. Twenty one tracts is not twenty one lakes, because several tracts are legal subdivisions of the same water body.

Can I fish, swim or kayak in the Arborwood Preserve lakes?

No. Section 6.24 of the master declaration prohibits swimming, boating, playing, fishing and personal flotation devices on any water body in the community except as specifically permitted by the rules and by the water management district permit. Section 6.38 gives express notice that alligators and snakes may inhabit them.

Who built Arborwood Preserve?

WCI Communities, LLC, a Delaware limited liability company, which was the owner and dedicator on every plat. Lennar acquired WCI on 02/10/2017 for $642.6 million and kept the WCI entity alive as the land and permit vehicle, which is why permits here continued to read WCI for years afterward.

Are Arborwood Preserve homes WCI homes or Lennar homes?

Both descriptions are defensible depending on the delivery date. The community was launched and largely designed as a WCI product, and after February 2017 it was delivered under Lennar ownership through the surviving WCI entity, which was still pulling permits here in late 2019.

When was Arborwood Preserve built?

Between 2016 and 2023, with peak construction in 2019 through 2021. The earliest year built on the county roll is 2016 on 35 parcels and the latest is 2023 on two.

Are there still new construction homes available at Arborwood Preserve?

No. The community is built out and everything available is resale. Post 2023 permit activity at community addresses is entirely homeowner remodel and repair work.

Is there a Marsala, Maria, Sunset, Summerwood, Whitestone or Bay Creek model here?

None of those six names could be confirmed from any primary or permitted source. Whitestone in particular is a street name inside the community, White Stone Drive, which carries thirty parcels. The confirmed models are Coach Residence 101, Carnoustie, Medina, Coquina, Grand Cayman, Islamorada and Boretto.

How many homes are in Arborwood Preserve?

Roughly 786 residential parcels appear on the county roll, 550 single family and 236 condominium. The district assesses 694 units on its Lennar Parcel, which excludes Phase 3 entirely, and a 2026 management posting describes 837 homes. We use 786 for actual homes and publish the discrepancy rather than picking a number.

What is the difference between a Coach Home and a Carriage Home at Arborwood Preserve?

Coach Homes are 1,375 to 1,831 square feet in six unit buildings with a single car garage. Carriage Homes are 1,833 or 2,152 square feet in four unit buildings with a two car garage. Both are two story buildings and both are condominiums.

How many condominium associations are there at Arborwood Preserve?

Two, despite five recorded condominium declarations. Coach Homes has its own association. Carriage Homes I, II, III and IV are all governed by a single multicondominium association.

Do Arborwood Preserve condominiums require a milestone inspection or a SIRS?

Neither. Both statutes require three habitable stories and every building here is two stories. The milestone requirement also has a thirty year age trigger, and the oldest buildings here were completed in 2016.

Can the Arborwood Preserve condominium associations still waive reserves?

Yes. Exemption from the structural integrity reserve study also means exemption from the statutory bar on waiving reserves. Ask for three years of budgets and the reserve schedule, and ask specifically whether reserves have been waived.

Are the Arborwood Preserve condominium buildings two stories or three?

Every building is two stories. That single fact is what drives the milestone and reserve study answers above.

Can I rent out my home in Arborwood Preserve?

For single family and villa product, yes, and the recorded governing documents impose no minimum lease term, no limit on leases per year, no rental cap and no purchaser approval. Leasing is expressly contemplated by the Amenities Declaration, which puts the amenity fee on the owner with a right to pass it through in rent. Section 6.36 of the master declaration also states expressly that leasing is not a trade or business for purposes of the home occupation restriction.

What is the minimum lease term for a condominium at Arborwood Preserve?

Unresolved, and we are not going to guess. The condominium declaration at instrument 2016000224060 has been located but not read, and a Chapter 718 declaration commonly carries leasing terms the master declaration never touches. If you are buying a condominium here to lease it, make the declaration and all amendments a contract contingency.

Does a tenant at Arborwood Preserve get amenity access?

Yes as a user under the Amenities Declaration, subject to the fees, the rules and available capacity, and subject to one important condition. Under Section 8.2 the Amenities Owner may suspend a lessee's use privileges if the lessee's owner fails to pay amenity fees, with no refund and with fees continuing to accrue.

Are pets allowed at Arborwood Preserve?

Up to two commonly accepted household pets per home. Pets of a known vicious breed are prohibited, and the declaration names Pit Bulls, Bull Terriers, Chows and Rottweilers or other like breeds. Livestock and poultry are prohibited. All pets including cats must be leashed outside the home's physical boundaries, and a board finding of nuisance requires removal within 48 hours.

Can I put up a fence at Arborwood Preserve?

No perimeter or boundary lot fencing is permitted at all, under Section 6.33, in order to preserve appearance and allow association landscaping access. Invisible pet fences are allowed to the rear and side; a front yard installation requires architectural approval.

Can I park a boat, RV or commercial vehicle at my home?

Overnight driveway parking is capped at two vehicles without written consent, no vehicle may be kept overnight that cannot fit in a garage with the door closed, unlicensed or inoperable vehicles may remain twelve hours, and commercial vehicles are limited to four hours a day unless garaged. Limousines are prohibited outright.

What are the holiday decoration rules at Arborwood Preserve?

Holiday lights are permitted only between Thanksgiving and January 10, under Section 6.29. Other exterior lighting requires architectural approval.

Can I install accordion hurricane shutters at Arborwood Preserve?

Not on the front facade. Section 6.42 prohibits accordion style shutters on the front facade of any home or condominium improvement, requires architectural approval for shutters generally, and requires that shutters be closed only in direct anticipation of severe weather and removed within three days after it passes.

What schools serve Arborwood Preserve?

The community sits in elementary Proximity Zone J, middle Proximity Zone EE and high school East Zone Sub-zone 2, with the same assignment on both sides of the municipal boundary. Lee County runs a ranked choice lottery rather than a single assigned school, so a family ranks the schools in its zone rather than being assigned one.

Does applying on the first day of open enrollment improve my odds?

No. The district's enrollment plan states that entering an application on the first day does not affect a guarantee of a particular school, because all placements are made at the end of the application period.

Is a new school being built near Arborwood Preserve?

Yes, a district prekindergarten through grade 8 school at 12690 Treeline Avenue, 2.1 road miles away, 208,808 square feet, capacity published at roughly 1,550 to 1,600, currently in design phase with an anticipated substantial completion date of 04/11/2028. It is already coded to this community's exact zones.

How far is Arborwood Preserve from the airport?

7.6 road miles to Southwest Florida International Airport, roughly fourteen minutes in free flowing traffic and sixteen to eighteen minutes typically off season.

Is Arborwood Preserve under the airport flight path or in a noise zone?

The community sits outside the 65 day night average sound level contour and outside all four proposed airport noise overlay zones. The preferred runway sends departures northeast, and the planned second runway is a south parallel, which moves operations further away. The airport authority notes fairly that overflight noise does not stop at the contour line.

How far is Arborwood Preserve from the beach?

17.7 road miles to the Times Square area of Fort Myers Beach, typically 35 to 39 minutes off season and 42 to 50 minutes in season. The Sanibel Causeway island end is 19.1 road miles.

Where is the nearest hospital and emergency room?

Lee Health Gulf Coast Medical Center at 13681 Doctors Way, 7.4 road miles away, which is also the only Level II trauma center between Bradenton and Miami and consequently the busiest emergency department in the local system.

Where do Arborwood Preserve residents buy groceries?

Publix at Sky Walk, 13121 Paul J Doherty Parkway, 2.2 road miles away, with a pharmacy and a liquor store on site. Costco, Target and the Gulf Coast Town Center cluster are all within about seven and a half miles.

Is Arborwood Preserve a 55 plus community?

No. It carries no age restriction and is an all ages community. Several third party portals list it as 55 plus and they are wrong.

Is Arborwood Preserve mostly snowbirds?

No. The homestead exemption rate is 66.7 percent community wide, which is high for Southwest Florida and implies a strong year round base. Of the 163 out of state owners, Midwest states supply 59 percent.

What hurricane evacuation zone is Arborwood Preserve in?

Zone D, on all 896 parcels, in both jurisdictions. Lee County zones run A through E with A evacuated first, so Zone D is the second least vulnerable of the five and is evacuated only for the larger storms.

Is anything being built near Arborwood Preserve?

Several things. A diverging diamond interchange at Interstate 75 and Daniels Parkway, roughly $42.8 million, through summer 2028. A 46 acre passive city park directly across Treeline Avenue. A 15,335 square foot retail center at Daniels and Treeline. A 160,900 square foot industrial park east of that intersection. And a 21 acre corner entitled for up to 2.8 million square feet of commercial, currently for sale with no buyer and no plan, on which single family and multifamily uses are expressly banned.

Frequently Asked Questions, Arborwood Preserve Seller Edition

Answered by Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008. If you own here, these are the questions that decide your outcome. The answers come from the same development filtered MLS pull and the same recorded documents used everywhere else on this page.

What is my home worth in Arborwood Preserve?

Start from the community's own anchor: a $462,500 median across 46 closings, $565,000 median for single family and $355,000 for attached product, $229.52 median per square foot overall. Then adjust for product tier, street, phase, view, size and condition. We will run your specific address against the same development filtered set.

Do homes in Arborwood Preserve sell for asking price?

Almost never. Two of the last 46 closings reached or exceeded the final ask. Forty four closed below it, at a median discount of 3.14 percent from the last list price and more from the original list price on any home that took a reduction.

How much below asking do homes here actually close?

Median 3.14 percent below the final ask, average 3.57 percent, aggregate 96.56 percent of list across the whole set. The largest single gap was 9.1 percent on a unit that had already sat 197 days.

How long does it take to sell a home in Arborwood Preserve?

Median 31.5 days, average 63 days, range 5 to 202 days. The gap between the median and the average is the entire story: a minority of overpriced listings pull the average out to twice the median.

Should I price ahead of the market or at the market?

At it. In a community where 44 of 46 sales closed below the ask, an aspirational list price does not raise the sale price. It adds months and then it costs money. Two listings currently active have been on market 537 and 559 days, and comparable product closed inside the same twelve months at prices the market demonstrably accepts.

Do condominiums or single family homes sell faster in Arborwood Preserve?

They sell at similar speed and different prices. Single family median days on market was 29, attached product 34. The real difference is price per square foot, $270.67 against $197.76.

Can I put a For Sale sign in my yard at Arborwood Preserve?

No. Section 6.26.2 of the recorded master declaration prohibits For Sale, For Lease, For Rent, realtor and like signs on any lot, unit or parcel and on the common property. Open house signs are permitted only on your own lot or on subdivision common areas, only during ordinary daylight hours, with size and number set by the architectural review committee.

Can I hold an open house at Arborwood Preserve?

Yes, with limits. Section 6.26.2 permits open house signage on your own lot or on subdivision common areas during ordinary daylight hours only, and never on common property. The same section provides that homes for sale or lease may be shown by prior appointment only, which changes how an open house has to be run here.

Can I sell my Arborwood Preserve home at auction?

No. Section 6.48 of the master declaration prohibits sale by public or private auction.

How do I market a home when signage is not allowed?

Everything shifts online and to agent to agent outreach. Photography, video, a complete and accurate MLS record, syndication discipline and a community page that ranks are doing the work a sign would otherwise do. This is one of the clearest cases where a listing agent's digital footprint is not a nice to have.

Does the CDD fee hurt my resale value at Arborwood Preserve?

It is a real line on a buyer's carrying cost, and here it is a smaller and shrinking one. The assessment fell about 8.1 percent across two years and carries no golf course debt. Most sellers in this community do not know they have that story, and it should be in the listing rather than in a disclosure.

Do I have to disclose that my home is in a CDD?

Yes, and here the disclosure matters more than usual because the answer differs by phase. A Phase 1 through 2C seller discloses an Arborwood CDD assessment. A Phase 3 seller discloses Gateway Services CDD instead. Getting that wrong invites a mid contract dispute.

What disclosures do I owe a buyer in Florida?

Flood disclosure at or before contract under section 689.302 of the Florida Statutes, plus known material defects that are not readily observable under long standing Florida case law. In this community the flood disclosure is a favorable one, since every parcel is Zone X with no mandatory purchase requirement.

How early should I order the estoppel letter?

As soon as you are serious about listing, not after you have a contract. The association has ten business days and the statutory fee is capped at $250, plus $150 if the account is delinquent and $100 for expedited handling. In this community order the amenities statement of account at the same time, which is a separate document with its own fifteen day window.

What is the amenities statement of account and why do I need it?

Section 5.4 of the recorded Amenities Declaration requires the Amenities Owner to furnish a written statement of amounts due within fifteen days of a written request and a reasonable charge, and that statement is conclusive for a third party relying on it without knowledge of error. Because amenity fees here are collected by a party that is not the association, an association estoppel alone does not close the question.

Am I liable for a previous owner's unpaid dues in Florida?

A buyer generally takes joint and several liability with the prior owner for unpaid association assessments, which is precisely why the estoppel exists and why it should be current at closing rather than stale.

Do I need to fix open association violations before I sell?

Open violations appear on the estoppel, so a buyer will see them. In this community the common ones are predictable from the recorded rules: unapproved exterior paint or lighting, front facade accordion shutters, a portable basketball stand left out, holiday lights past January 10, or a fence installed without approval.

Should I replace my roof before listing in Arborwood Preserve?

Usually not, and that is a marketable fact rather than a shrug. Homes here were built between 2016 and 2023, so roofs are young by Southwest Florida standards and insurability is correspondingly straightforward. What we do recommend is a current wind mitigation inspection, so a buyer's insurance quote is favorable at the point they are deciding.

Do impact windows increase resale value here?

Opening protection is code required in this county rather than optional, so the question is really about product quality and documentation rather than presence or absence. Have the product approval numbers and the wind mitigation form ready, because that is what converts the feature into a buyer's lower premium.

Does a pool cage or lanai add value in Arborwood Preserve?

They add livability and they show well, with one honest caveat that belongs in the conversation: a screen enclosure provides no hurricane protection and is a known claim exposure. Price it as an amenity, not as a storm feature.

How do I compete with the other listings in Arborwood Preserve?

There are thirteen of them and we publish the whole list above with days on market. Two have been sitting over 500 days, which means the genuine competition for a well priced home is a much shorter list than thirteen. Position against the fresh, correctly priced listings and let the aged ones make your pricing argument for you.

How do I market a home in a community buyers think has golf?

Correct it in the first line rather than the fifth showing. A buyer who arrives expecting bundled golf and learns otherwise at contract is a buyer who terminates. Leading with what this community actually has, a Town Center under professional club management, ten courts, a 24 hour gym, a theater and a real restaurant, converts better than letting the assumption run.

Should I market to Northeast or Midwest buyers?

Midwest. Illinois, Ohio, Michigan, Minnesota, Indiana and Wisconsin supply 59 percent of the 163 out of state owners in this community. That is a measured feeder market, not a hunch, and it should drive targeting, timing and copy.

When is the best time to list in Arborwood Preserve?

Season timing is well documented at the market level and thinner at the community level, so we would rather give you the mechanism than a slogan. Buyer traffic in this corridor rises materially from January through April, and the regional planning council estimates seasonal population growth of up to 22 percent. Our practical advice is to be listed, photographed and priced correctly before the season starts rather than during it.

Should I sell before or after hurricane season?

We do not have a community level data claim on this and we will not manufacture one. What we can say is that a Zone X property with a young roof and code required opening protection is one of the easier stories to tell a buyer during storm season, and that a current wind mitigation report does more for you than a calendar decision.

Will buyers ask for a price reduction because of insurance costs?

Some will, and the counter here is unusually strong. Citizens' Lee County multiperil homeowners rate was cut 8.5 percent effective 07/01/2026 and now averages $3,039, below the all market county average. Add Zone X, a 2016 to 2023 build vintage and code required opening protection, and this community's insurance profile is a selling point rather than a concession.

Do I need a lawyer to sell a home in Florida?

Not as a legal requirement. Florida is a title company state and most residential closings run through a title company. In this community there are two document workflows to coordinate, the association estoppel and the amenities statement of account, and a competent closing agent handles both.

How much are seller closing costs in this market?

Budget in the range of roughly 7 to 9 percent of the sale price including commission, documentary stamps, title charges, prorated taxes and association transfer items. We will build you a specific net sheet on your address rather than a percentage.

What do buyers ask about most when they tour Arborwood Preserve?

Four things, in this order: whether there is golf, whether there is a CDD fee, what the flood situation is, and what the total monthly carrying cost looks like. All four have documented answers on this page, and a seller who has them ready at the first showing loses fewer buyers at the second.

Should I take a cash offer or list on the MLS?

Compare the cash number against the community's own record rather than against a general impression. The median closing here ran 31.5 days at 96.86 percent of the ask. If an unsolicited cash offer is materially below what a correctly priced 30 day listing achieves, the speed is not free.

Does my phase affect how I should price my home?

Yes, in both directions. A Phase 3 home carries a lower total ad valorem stack and a better flood insurance discount, which is a real buyer benefit worth articulating. A city side home carries city services and the falling Arborwood CDD assessment. Neither is automatically superior and both deserve to be quantified in the listing rather than left for the buyer to discover.

What should I tell a buyer about the amenity fee?

The truth, in writing, early. The Amenities Declaration establishes a base fee and a separate uncapped expenses fee collected by a party that is not the association, and it also provides that the fee continues while a home is vacant or leased. A buyer who learns that at the closing table is a problem. A buyer who learns it in week one, with the current figure attached from the statement of account, is simply an informed buyer.

Do I have to disclose that the association does not own all of the common areas?

Talk to your closing agent about the exact disclosure scope for your transaction. What we would do as your listing agent is put the recorded facts in front of a buyer up front: twenty common tracts have not been conveyed to the association, and the Amenities Declaration grants a license rather than ownership. It is a defensible community either way, and a buyer who reads it for the first time in an estoppel packet reacts far worse than one who heard it from you.

Should I get a pre listing inspection?

On a 2016 to 2023 home it is optional and often unnecessary. What we do recommend without reservation is the wind mitigation inspection and, for a condominium, requesting the association's budget, reserve schedule and any leasing amendments before you list, so a buyer's questions do not stall the deal.

What is the single biggest mistake an Arborwood Preserve seller makes?

Pricing against hope rather than against the 46 closings on this page, then discovering at day 120 that the market's answer has not changed and the carrying cost has. The record in this community is unusually clear on that point, and it is published above in full so that nobody has to take our word for it.

Sources and Authoritative References

Every factual claim on this page traces to a primary or first party source, and the list below is the full set, grouped by issuing authority. We publish it in full so any reader can re-run our work rather than take our word for it. Where two sources contradict each other, we said so in the body rather than quietly picking a side, and where we could not verify something, we said that too.

Market statistics come from our own Southwest Florida MLS (Matrix) pull dated 08/10/2026, run on Development Name ARBORWOOD PRESERVE, hidden dictionary key 12828, across the Residential and Residential Rental property classes, with the criteria echo captured on every search as proof of the applied filter.

Recorded instruments, Lee County Clerk of the Circuit Court

• Lee County official records search application, LandMarkWeb, the route to every recorded instrument cited below
• Lee County Clerk of the Circuit Court and Comptroller
• Master Declaration for Arborwood Preserve, instrument 2015000246371, recorded 11/16/2015, 194 pages, via the Clerk official records search
• Amenities Declaration for Arborwood Preserve, instrument 2015000246332, recorded 11/16/2015, 36 pages, same source
• Supplement to Master Declaration for Arborwood Preserve, instrument 2019000081621, recorded 04/11/2019, 8 pages, same source
• Arborwood Preserve Phase 1 plat, instrument 2015000246323, and Phase 3 plat, instrument 2021000005996, same source

Lee County Property Appraiser and Tax Collector

• Lee County Property Appraiser
• Lee County Property Appraiser data services and downloadable tax roll files
• Property Appraiser cost card, Town Center, folio 10572466
• Property Appraiser cost card, gate house, folio 10572465
• Property Appraiser cost card, a Phase 3 parcel, folio 10601330
• Property Appraiser parcel display, a Plantation golf course parcel
• Lee County Tax Collector
• Lee County Tax Collector property tax portal

Arborwood Community Development District

• Arborwood Community Development District official site
• Arborwood CDD documents, budgets, agendas and minutes
• Arborwood CDD district manager contact information
• Arborwood CDD adopted budget, fiscal year 2025 to 2026
• Arborwood CDD proposed budget, fiscal year 2026 to 2027
• Arborwood CDD budget public hearing book, 08/03/2026
• Arborwood CDD February 2026 board book, containing the DRI traffic monitoring report
• Arborwood CDD June 2026 board book
• Arborwood CDD audited financial report for fiscal 2024
• Arborwood CDD engineer's report, October 2004
• City of Fort Myers Ordinance 3223, creating the Master Development Plan zoning district

Gateway Services Community Development District

• Gateway Services Community Development District
• Gateway Services CDD budgets and financial reports
• Gateway Services CDD water and wastewater utility
• Florida Auditor General filing, Gateway Services CDD audit

City of Fort Myers

• City of Fort Myers
• Ordinance 3226, the Arborwood DRI development order, adopted 09/20/2004
• Ordinance 3135, the 2003 annexation of 2,243.63 acres
• Ordinance 3851, the amended and restated Arborwood development order
• Ordinance 3422, the 2008 land development code recodification
• Ordinance 3606, the 2011 DRI extension requested by two homebuilders
• City of Fort Myers five year capital improvement program, fiscal 2026 through 2030
• City of Fort Myers capital improvement projects
• City of Fort Myers building, permitting and inspections
• City of Fort Myers Community Rating System page
• City of Fort Myers council agendas and minutes portal
• City of Fort Myers council meeting archive

Lee County government

• Lee County government
• Lee County Community Development
• Lee County flood insurance discounts and the Community Rating System discount statement
• Lee County FEMA map changes and the November 2022 countywide revision
• Lee County elevation certificate search
• Lee County elevation certificate portal
• Lee County emergency management and evacuation zones
• Lee County public evacuation zone lookup
• Lee County adopted solid waste rates
• Lee County Department of Transportation project plans
• Lee County news release, Daniels Parkway and Treeline Avenue intersection contract
• Lee County summary of major road projects, fiscal 2026 through 2030
• Lee County planned development applications under review
• Lee County Ordinance 12-16, the wind borne debris region maps
• Lee County residential building guide

FEMA, flood mapping and insurance

• FEMA National Flood Hazard Layer
• FEMA Map Service Center, flood map panels and FIRMettes
• FEMA flood zone definitions
• FEMA Community Rating System program page
• FEMA CRS eligible communities list, April 2026 effective date
• FEMA CRS discount frequently asked questions, September 2024
• FEMA Risk Rating 2.0 frequently asked questions
• FEMA CRS discount guide
• FEMA NFIP flood insurance manual
• FEMA elevation certificate frequently asked questions
• FEMA NFIP multiple loss properties dataset
• Federal data catalog entry for the NFIP multiple loss properties dataset
• Community Rating System guidance on mapping repetitive loss areas
• FEMA guidance on changing a flood zone determination

NOAA, the National Hurricane Center and the storm record

• National Hurricane Center tropical cyclone report on Hurricane Ian
• National Hurricane Center supplemental observations for Hurricane Ian
• NOAA storm events record, inland Lee County during Hurricane Ian
• National Weather Service forecast zone FLZ265, inland Lee County

Florida statutes, insurance regulation and building code

• Florida Statutes section 720.30851, homeowners association estoppel certificates
• Florida Statutes section 718.116, condominium assessments and estoppel certificates
• Florida Statutes section 627.0629, residential windstorm mitigation discounts
• Florida Building Commission, building code edition effective dates
• Florida Building Commission
• Florida Office of Insurance Regulation
• Florida uniform mitigation verification inspection form guidance
• Florida residential wind loss mitigation study
• Florida Administrative Code rule 69O-170.017, windstorm mitigation credits
• Citizens Property Insurance policies in force reporting
• Citizens Property Insurance approved 2026 rate changes by county
• Citizens Property Insurance recommended 2026 rate changes by county
• Lee County design wind speed contours, risk category two

Corporate and securities records

• Florida Division of Corporations entity search
• Securities and Exchange Commission filings covering the Lennar and WCI transaction
• Lennar investor relations

Schools

• School District of Lee County school zones and student enrollment
• School District of Lee County Student Enrollment Plan, 2026 to 2027
• Lee County school site locator, the district's address level tool
• School District of Lee County new construction project updates
• School District of Lee County charter school directory
• Florida Department of Education school grades
• Florida Department of Education 2026 school grades data file
• National Center for Education Statistics common core of data school search
• Gateway High School
• Gateway Elementary School
• Treeline Elementary School
• Paul Laurence Dunbar Middle School
• Gateway Charter School
• Project architect page for the Treeline Avenue school
• Florida Gulf Coast University
• Florida SouthWestern State College

Healthcare

• Lee Health Gulf Coast Medical Center
• Lee Health HealthPark Medical Center
• Lee Memorial Hospital
• Lee Health live emergency department status
• Lee Health urgent care locations and wait estimates
• Rehabilitation Hospital of Fort Myers opening announcement

Transportation and the airport

• Florida Department of Transportation project page, I-75 at Daniels Parkway diverging diamond interchange
• Florida Department of Transportation fact sheet for the Daniels Parkway interchange
• Florida Department of Transportation explainer on diverging diamond interchanges
• Lee County Metropolitan Planning Organization long range transportation plan
• Lee County Metropolitan Planning Organization transportation improvement program
• Lee County Port Authority projects and development
• Lee County Port Authority aircraft noise program
• Lee County Port Authority noise compatibility study
• Airport noise overlay zones map
• Federal Aviation Administration record of approval for the airport noise compatibility program
• Airport overflight noise complaint portal
• Southwest Florida Regional Planning Council demographics and seasonal population
• Florida Department of Transportation Lee County traffic management program

Community, association and first party sources

• Arborwood Preserve Town Center amenities, the association's own listing
• Arborwood Preserve Town Center published hours
• Arborwood Preserve Town Center dress code
• Arborwood Preserve Town Center contact information
• Arborwood Preserve printable community site plan
• The Plantation Golf and Country Club membership
• The Plantation Golf and Country Club course profile
• Publix store locator
• South Florida Water Management District environmental resource permits

Regional news and business press

• Gulfshore Business on the 46 acre Treeline Avenue park annexation
• Gulfshore Business on construction starting at Arborwood Commons
• Gulfshore Business on the Daniels and Treeline commercial rezoning
• Business Observer on The Hub at Daniels industrial park
• The News-Press on the Lee Health Fort Myers hospital project
• Naples Daily News on the Arborwood Preserve sales center opening and product series
• Naples Daily News on the Arborwood Preserve model homes
• Florida Weekly on the Town Center program and community acreage as marketed
• WGCU on the permanent closure of Hodges University
• Lee County Visitor and Convention Bureau quarterly visitor profile reports

Downloadable Documents

Every document below is linked to the office or organization that issued it. We do not mirror recorded governing documents on our own server and we do not host them in a cloud drive, because a stale copy of a recorded instrument is worse than no copy at all. If a link changes, the issuing authority is named in each row so you can find the current location.

Two things are worth knowing before you start searching for this community. Lee County indexes both governing declarations under a document type of Declaration of Condominium, which is an indexing category and not a description of the instrument, so do not filter them out. And the grantee on the Amenities Declaration is indexed with a misspelling, so a name search on the developer will miss it. Search by instrument number.

If you would like us to pull any of these for a specific Arborwood Preserve address, call Jesse McGreevy at (239) 898-6072 or email [email protected]. We do this work on every transaction anyway, and we are happy to do it before you decide whether to make one.