Bay Woods is 48 single-family pool homes on Woodlyn Drive in Bonita Bay, Bonita Springs, built 1999 to 2019 on lots of 0.48 to 1.62 acres, with 14 recorded sales in 60 months at a $3,875,000 median. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the #1 real estate team in Southwest Florida selling and buying homes in Bay Woods at Bonita Bay. Bay Woods at Bonita Bay is a 48-home neighborhood of detached custom houses on one street, Woodlyn Drive, inside the master-planned community of Bonita Bay in Bonita Springs, Florida. The Lee County Property Appraiser records every one of its homes as a concrete block and stucco house with a private pool, on lots from 0.48 to 1.62 acres, built from 1999 to 2019 on two recorded plats beside the Bonita Bay Club’s Bay Island and Marsh golf courses, a chain of lakes and a preserve owned by the master association. Whether you’re ready to sell your Bay Woods home or buy your next one, we’re the team that delivers: Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, and over $900 million in personal sales between Jesse McGreevy and Marc Comisar.
The Lee County qualified-deed record shows 14 Bay Woods sales in the 60 months since November 2021 at a median of $3,875,000, ranging from $2,900,000 to $5,900,000, and the newest of them was recorded on August 7, 2026. The Southwest Florida MLS, pulled September 30, 2026, counted four Bay Woods closings in the 12 months to that date and one home under contract on the pull date. If you are choosing an agent to sell or buy here, our comparison of the best real estate agents in Bonita Springs shows how local agents stack up on the public record.
This guide is built from the Lee County Property Appraiser parcel roll, all 48 Bay Woods home field cards, its qualified-sale file (index dated November 1, 2026), Lee County’s parcel and hydrography map layers, the Bonita Bay Community Association’s recorded Declaration, street table and public pages, the developer’s own Baywoods sale page, FEMA’s National Flood Hazard Layer, Lee County’s evacuation layer, the City of Bonita Springs, Florida’s homeowners’ association statute and the Southwest Florida MLS figures pulled on September 30, 2026. Where the public record stops, we say so and name the document that answers the question.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026.
McGreevy and Comisar are the best realtor for Bay Woods at Bonita Bay because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Bay Woods market read built from every qualified Bay Woods deed of the last five years, all 48 county home cards, the county’s golf, lake and preserve parcels and FEMA’s flood layer at every lot.
If you’re searching for the best realtor for Bay Woods in Bonita Bay, Bonita Springs, whether you’re ready to sell your Bay Woods home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
That matters in Bay Woods for a specific reason. Forty-eight custom houses on one street do not price themselves. The 14 qualified deeds of the last 60 months run from $2,900,000 to $5,900,000, a spread of $3,000,000, among homes that share one street, one gate system and one flood zone. The spread follows the record more than the address: the five deeds on the 2015 to 2019 houses of the Phase Two replat recorded a median of $4,900,000, and the nine deeds on the 1999 to 2006 houses of Unit 45 recorded a median of $3,800,000. Two houses sold twice in the window: 26171 Woodlyn Drive recorded $4,500,000 in January 2023 and $4,950,000 in May 2024, and 26230 Woodlyn Drive recorded $3,600,000 in March 2025 and $3,800,000 in August 2026. A listing agent who prices a Bay Woods house from a Bonita Bay average, or from the street’s median alone, can miss by more than a million dollars in either direction.
Recent Bay Woods track record (last 12 months): In the 12 months to September 30, 2026 the Lee County record holds four qualified Bay Woods deeds: 26170 Woodlyn Drive at $5,900,000 on November 21, 2025, 26271 at $3,200,000 on January 2, 2026, 26367 at $2,900,000 on March 31, 2026 and 26230 at $3,800,000 on August 7, 2026. The Southwest Florida MLS, pulled September 30, 2026, shows the same four closings at a 95.2% median sale-to-list ratio, and one home, 26180 Woodlyn Drive, under contract at a $5,995,000 asking price on the pull date. We will walk you through every one of those sales and every deed of the last five years.
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Selling your Bay Woods home? Get a free home valuation → mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Bay Woods? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Bay Woods at Bonita Bay, section by section. Each link below jumps to its part of this guide, from the 60-month county deed record and the two plats on Woodlyn Drive to the stucco pool homes, the lots and the master association land, the golf, lake and preserve edges, the flood zone at every lot, the comparison with Creekside, the seller section and the sources behind every figure.
Living in Bay Woods at Bonita Bay means a detached custom house with its own pool on a lot of half an acre to more than an acre and a half, on a single street that no other neighborhood shares, with a golf fairway, a lake or the preserve behind almost every lot and the whole Bonita Bay setting (12 miles of paths, three waterside parks, the Private Beach) through the master association.
Every Bay Woods home carries a Woodlyn Drive address, from 26080 at the north end to 26411 at the south. The Bonita Bay Community Association’s own street table lists Woodlyn Drive and Woodmoor Lane under “Baywoods I & II” (BBCA Street and Neighborhoods); no Lee County parcel carries a Woodmoor Lane address, so in practice every home is on Woodlyn. On the Lee County roll the 50 parcels addressed on Woodlyn Drive are the 48 Bay Woods homes and two of its common tracts, and every one of them belongs to one of the two Bay Woods plats. By our straight-line measurement from the center of the neighborhood, the Bonita Bay Club address on Country Club Drive is about 1.0 mile to the southeast, the shops and restaurants of the Promenade at Bonita Bay about 1.2 miles and the master association’s office at 3451 Bonita Bay Boulevard about 1.4 miles.
One street, two plats, 48 custom homes. The Lee County roll splits Bay Woods into two recorded subdivisions. The southern and middle part of Woodlyn Drive, street numbers 26200 to 26411, is Bonita Bay Unit 45, recorded at Plat Book 60, Page 78: Lots 1 to 35, now 33 homes because the owners of 26331 and 26391 each hold two lots (“LOTS 14 + 15” and “LOTS 19 + 20” on the roll). The northern end, 26080 to 26191, is the Baywoods Phase Two Replat, described in Lee County Instrument 2009000249420: Lots 1 to 15 plus lake, preserve, buffer and road tracts. The developer’s successor calls that northern section “Baywoods 2” and describes it as “the last single family subdivision to be developed in Bonita Bay,” 15 lots “surrounded by golf, lakes, wetlands and the eagle preserve,” and “bordered by the initial residential section of Baywoods” (Phoenix Bay Ventures, Baywoods at Bonita Bay).
The Property Appraiser codes every Bay Woods home with the single-family use code, records one living unit per building, and places all 48 in its “Bonita Bay single-family sub” appraisal neighborhoods. The parcel layer carries every lot as planned development (PUD) zoning inside the City of Bonita Springs.
Bay Woods is not a condominium, not a boating street and not a production-built tract. No Bay Woods card records a dock, boat lift or seawall, and the lakes behind the lots are stormwater lakes owned by the master association, not navigable water. The houses differ from one another: the county assigns four improvement types across the 48 cards (36 single-family ranch, 8 colonial, 3 Mediterranean and 1 Cape Cod), and the heated areas run from 3,693 to 13,815 square feet. Bay Woods is also not the “Bay Woods” in Fort Myers: the Lee County roll carries a condominium called Shadow Wood Preserve Bay Woods on Bay Woods Lake Drive in ZIP 33908, a different place with a similar name.
The two plats were built a generation apart. On Unit 45, the lots sold vacant, one sale at a time, in 1998 and 1999 for $320,000 to $520,000 on the county sale file, and the houses went up one at a time: six in 1999, eleven in 2000, eight in 2001, four in 2002, one each in 2003, 2004 and 2006, and the last, 26411 Woodlyn Drive, in 2016 on a lot that had sold vacant in 2004, 2012 and 2015. On Phase Two, all 15 lots and the common tracts passed in a single July 2014 deed of $8,775,000, and every one of the 15 houses reached its first owner finished, with the first deeds recorded from October 2015 to January 2019. The roll shows no Bay Woods house replaced by a newer one: each home’s year built is the first house on its lot.
The Phase Two lots are, in the developer’s words, surrounded by golf, lakes, wetlands and the Eagle Preserve (Phoenix Bay Ventures, Baywoods at Bonita Bay), and the county map shows the same thing along the whole street. Measured edge to edge on Lee County’s parcel and hydrography layers, 16 lots touch a Bonita Bay Club golf parcel, 23 sit within 16 feet of a lake, and 14 sit within 16 feet of a natural tidal wetland that the county maps at about 655 acres. The other four lots (26100, 26110, 26171 and 26181) are 19 to 45 feet from the same wetland. Bonita Bay itself has 12 miles of walking and biking paths connecting its neighborhoods, parks and the Club campuses, inside a gated community of 3,346 residences on about 2,400 acres (BBCA Media Brochure, January 2026).
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, sell and buy in Bay Woods, a 48-home street inside Bonita Bay where the building era (1999 to 2006 or 2015 to 2019), the finished size, one story or two, the view to the fairway, the lake or the preserve, and the condition of the roof, the pool and the openings decide most of the price. Selling a Bay Woods home? Start with a free Bay Woods home valuation, or call Jesse direct at (239) 898-6072. Buying on Woodlyn Drive? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. If you want to see what is listed right now, our Domain Realty Group team keeps the current Bay Woods at Bonita Bay homes for sale on its own site.
Data updated: November 2026. Bay Woods at Bonita Bay recorded 14 qualified sales in the 60 months since November 2021 at a $3,875,000 median, from $2,900,000 to $5,900,000, in the Lee County Property Appraiser recorded sales, through September 2026. The newest Bay Woods sale in that index is August 7, 2026 (the index’s newest Lee County sale overall is September 25, 2026), and the MLS figures below are from the Southwest Florida MLS pull of September 30, 2026.
Two sources describe the same market from two angles. The Lee County Property Appraiser’s qualified-sale file records the deed consideration for every arm’s-length sale the Property Appraiser accepts as a market sale, and it is the primary recent-sales source on this page. The Southwest Florida MLS records the reported closing price of homes marketed through the MLS, plus asking prices, days on market and pending sales, which the deed record cannot show. Where the two disagree on a sale, this page publishes the deed figure as the sale price and names the MLS figure once with its date; the county records the deed consideration, while the MLS records the reported closing price. They are never averaged. Fourteen sales in five years on a 48-home street is a small sample, and we say so wherever a figure leans on it.
A 12-month window, since November 2025, holds four qualified Bay Woods sales; a 24-month window holds eight, a 36-month window eleven, a 48-month window thirteen and the 60-month window fourteen. We use the 60-month window, since November 2021, and list every sale in it rather than lean on the median alone. Every sale in the window was a resale; the newest house on the roll was finished in 2019. The county’s summary for all recorded history, back to the first lot sales of the 1990s, is not a current price and we do not present it as one.
Recorded | Address | Plat | Built | Lot class (county card) | Heated sq ft | Deed price | Per heated sq ft |
|---|---|---|---|---|---|---|---|
March 28, 2022 | 26161 Woodlyn Dr | Phase Two | 2017 | Standard | 4,343 | $3,700,000 | $852 |
January 10, 2023 | 26171 Woodlyn Dr | Phase Two | 2015 | Standard | 4,234 | $4,500,000 | $1,063 |
July 9, 2023 | 26110 Woodlyn Dr | Phase Two | 2016 | Standard | 4,538 | $4,900,000 | $1,080 |
April 24, 2024 | 26210 Woodlyn Dr | Unit 45 | 2000 | Golf | 4,517 | $3,950,000 | $874 |
May 15, 2024 | 26171 Woodlyn Dr | Phase Two | 2015 | Standard | 4,234 | $4,950,000 | $1,169 |
May 15, 2024 | 26360 Woodlyn Dr | Unit 45 | 2001 | Golf | 6,395 | $4,000,000 | $625 |
December 30, 2024 | 26291 Woodlyn Dr | Unit 45 | 2002 | Lake | 7,036 | $3,750,000 | $533 |
January 2, 2025 | 26201 Woodlyn Dr | Unit 45 | 2000 | Lake | 4,840 | $4,400,000 | $909 |
March 14, 2025 | 26230 Woodlyn Dr | Unit 45 | 2000 | Golf | 6,344 | $3,600,000 | $567 |
March 24, 2025 | 26211 Woodlyn Dr | Unit 45 | 2002 | Standard | 5,024 | $3,800,000 | $756 |
November 21, 2025 | 26170 Woodlyn Dr | Phase Two | 2018 | Golf | 5,358 | $5,900,000 | $1,101 |
January 2, 2026 | 26271 Woodlyn Dr | Unit 45 | 1999 | Lake | 5,429 | $3,200,000 | $589 |
March 31, 2026 | 26367 Woodlyn Dr | Unit 45 | 2000 | Standard | 4,517 | $2,900,000 | $642 |
August 7, 2026 | 26230 Woodlyn Dr | Unit 45 | 2000 | Golf | 6,344 | $3,800,000 | $599 |
The fourteen deeds total $57,350,000. Fourteen is an even count, so the median is the midpoint of the seventh and eighth prices in order: sorted, the prices run $2,900,000, $3,200,000, $3,600,000, $3,700,000, $3,750,000, $3,800,000, $3,800,000, $3,950,000, $4,000,000, $4,400,000, $4,500,000, $4,900,000, $4,950,000 and $5,900,000, and the midpoint of $3,800,000 and $3,950,000 is $3,875,000. The per-square-foot median works the same way: the seventh and eighth of the fourteen sorted values are $756.4 and $851.9, a median of $804 per county heated square foot. Two houses recorded two deeds each (26171 and 26230 Woodlyn Drive), so the fourteen deeds cover twelve different homes, one in four on the street.
Four qualified Bay Woods deeds were recorded in the 12 months to September 30, 2026, and they span the street’s whole range. The highest, 26170 Woodlyn Drive at $5,900,000 on November 21, 2025, is a one-story Phase Two house of 5,358 heated square feet built in 2018 on a golf-class lot of 0.615 acre, $1,101 per square foot. The lowest, 26367 Woodlyn Drive at $2,900,000 on March 31, 2026, is a one-story Unit 45 house of 4,517 square feet built in 2000 on a 0.857-acre lot beside the tidal wetland, $642 per square foot. Between them, 26271 Woodlyn Drive recorded $3,200,000 on January 2, 2026 (built 1999, 5,429 square feet on the county roll, a lake-class lot) and 26230 Woodlyn Drive $3,800,000 on August 7, 2026 (built 2000, two stories, 6,344 square feet, a golf-class lot). Neither the deed nor the county card tells us what was inside any of the four houses, and we do not guess.
The Southwest Florida MLS, pulled September 30, 2026, counted four Bay Woods closings in the 12 months to that date: 26170 Woodlyn Drive, listed at $5,999,000 and sold for $5,900,000 on November 21, 2025 after 63 days (98.3% of list); 26271, listed at $3,450,000 and sold for $3,200,000 on January 2, 2026 after 29 days (92.8%); 26367, listed at $3,100,000 and sold for $2,900,000 on March 31, 2026 after 54 days (93.5%); and 26230, listed at $3,925,000 and sold for $3,800,000 on August 7, 2026 after 16 days (96.8%). The median sold price of the four is $3,500,000, the median sale-to-list ratio 95.2%, the median price per MLS living square foot $622 and the median time on market 42 days. On the pull date no Bay Woods home was listed for sale and one was pending: 26180 Woodlyn Drive, a Phase Two house of 4,980 MLS living square feet, asking $5,995,000 after 275 days on market. The same pull’s 12-month rental search returned no leased Bay Woods record. Four closings is a count, not a trend, and an asking price is what a seller wanted on September 30, 2026, not what a buyer paid.
On the four recent sales both records hold, they agree on every price and every date, so the deed-versus-MLS rule has nothing to settle on price. They disagree on size for two of the four. For 26170 and 26367 the MLS living area equals the county heated area (5,358 and 4,517 square feet). For 26230 the MLS reported 6,319 living square feet against the county’s 6,344, and for 26271 the MLS reported 6,736 against the county’s 5,429. Each record measures by its own method, and the per-square-foot figures on this page say which denominator they use.
The 26271 Woodlyn Drive gap has a visible cause on its county card: the card records the house as 1.8 stories with a “three quarter story” of 840 square feet above a finished lower garage, and areas of that kind are valued and counted differently by the appraiser than by a listing. That is why the MLS median price per square foot of the four recent closings ($622) differs from the county figure for the same four deeds. A buyer comparing price per square foot across Bay Woods listings should know which number each listing uses, and should ask how any upper or lower-level room is built and permitted.
The one pending home on September 30, 2026, 26180 Woodlyn Drive, was asking $5,995,000 after 275 days on market. The Lee County parcel layer we read on November 1, 2026 already shows a qualified deed of $5,500,000 for 26180 Woodlyn Drive dated October 5, 2026 (Instrument 2026000264992), after the September cutoff of the county sale index used for every figure above, so it is not counted in the 60-month table or its median. The same house first sold new for $3,324,713 in August 2016. When a Bay Woods home comes to market, read its ask against the deeds in the table that match its plat, era, size and lot, not against the median alone.
The fourteen deeds span $3,000,000, and the county record explains part of that spread without guessing at the rest. Era: the five deeds on Phase Two houses built 2015 to 2018 recorded $3,700,000 to $5,900,000, a median of $4,900,000 and a median of $1,080 per heated square foot; the nine deeds on Unit 45 houses built 1999 to 2002 recorded $2,900,000 to $4,400,000, a median of $3,800,000 and $625 per square foot. Size: the Unit 45 houses are larger on the roll (median 5,220 heated square feet against 4,323 on Phase Two), so per square foot the newer houses sold for far more. Lot: golf-class lots recorded five of the fourteen deeds at a $3,950,000 median and lake-class lots three at $3,750,000, too few to price a view on its own. The deed record does not say what was inside any house; renovation, finishes and condition are the likely remaining variables, but only the listing, the disclosures and a showing establish them for a specific sale. The county’s 2025 just values, which cover all 48 homes rather than the few that sold, put the Phase Two houses at a median of $2,925,188 and the Unit 45 houses at $2,807,746.
Two Bay Woods houses recorded two qualified deeds inside the window, and the deeds alone show how much prices moved between them. 26171 Woodlyn Drive, a 2015 Phase Two house of 4,234 square feet, recorded $4,500,000 on January 10, 2023 and $4,950,000 on May 15, 2024, $450,000 or 10.0% more after 16 months. 26230 Woodlyn Drive, a 2000 Unit 45 house of 6,344 square feet, recorded $3,600,000 on March 14, 2025 and $3,800,000 on August 7, 2026, $200,000 or 5.6% more after about 17 months. The deeds do not say whether either house was improved between sales, so we read them as two data points, not as a rate for the street. Longer pairs tell the same direction: 26170 Woodlyn Drive sold new for $4,634,238 in November 2018, for $4,900,000 in March 2021 and for $5,900,000 in November 2025, and 26110 Woodlyn Drive sold new for $3,117,000 in January 2017 and for $4,900,000 in July 2023.
The county record shows how far Bay Woods prices moved before this window. On Unit 45 the lots sold vacant in 1998 and 1999 for $320,000 to $520,000, and the first qualified home sales on the file were $2,229,400 (26311, March 1999), $2,430,000 (26380, May 1999), $2,150,000 (26271, November 1999) and $1,800,000 (26241, November 1999). In the mid-2000s peak, 26410 Woodlyn Drive recorded $5,300,000 (April 2002), 26381 $4,575,000 (April 2004) and 26291 $4,000,000 (May 2006). After it, 26400 recorded $3,625,000 (March 2009), 26301 $2,400,000 (April 2011), 26370 $2,400,000 (April 2012), 26367 $1,950,000 (July 2012), 26251 $1,500,000 (September 2013) and 26351 $1,325,000 (June 2014). The fifteen Phase Two houses then sold new from October 2015 to January 2019 for $2,251,440 to $4,634,238, a median of $2,997,325. Repeat sales show the long arc: 26367 went from $2,462,500 in 2005 to $1,950,000 in 2012 and $2,900,000 in 2026, and 26210 from $2,665,000 in 2007 to $2,390,000 in 2020 and $3,950,000 in 2024. The deed record does not say why a price moved, and we do not guess.
The table below runs the same county measure for Bonita Bay single-family neighborhoods: qualified improved deeds recorded in the 60 months since November 2021, from the same Lee County index (built November 1, 2026), with each neighborhood matched by the streets the master association’s street table assigns to it. Each neighborhood’s own guide may quote a different window; this table keeps one window for all of them.
Neighborhood | Homes | Built | Heated sq ft | Deeds (60 months) | Median | Range | Median per heated sq ft |
|---|---|---|---|---|---|---|---|
Bay Woods (Woodlyn Drive) | 48 | 1999 to 2019 | 3,693 to 13,815 | 14 | $3,875,000 | $2,900,000 to $5,900,000 | $804 |
Spring Ridge (Mandevilla Drive, Fawnwood Court) | 59 | 1996 to 2003 | 3,443 to 11,347 | 12 | $3,800,000 | $2,875,000 to $4,500,000 | $707 |
Rookery Lake (Rookery Lake Drive, Arrowwood and Pineshadow Courts) | 45 | 1998 to 2004 | 3,713 to 8,951 | 11 | $3,600,000 | $3,000,000 to $4,750,000 | $628 |
Creekside (Creekview Drive and four courts) | 103 | 1991 to 2002 | 2,947 to 6,498 | 24 | $2,342,500 | $1,650,000 to $3,605,000 | $595 |
Woodlake (Woodlake Drive, Lakepointe Way, Royalfern Court) | 108 | 1985 to 2025 | 2,179 to 5,453 | 25 | $1,765,000 | $1,212,500 to $5,945,000 | $566 |
Anchorage (Riverbank Drive) | 37 | 1991 to 1999 | 2,268 to 4,644 | 14 | $1,300,000 | $885,000 to $2,250,000 | $518 |
Bay Woods sits at the top of Bonita Bay’s single-family ladder with two other neighborhoods of the same era: Spring Ridge, whose 60-month median is $75,000 below Bay Woods’, and Rookery Lake, $275,000 below. Creekside, the closest neighborhood with a full guide on our site, sits $1,532,500 lower on the median, and Woodlake and Anchorage lower still. Bay Woods’ median per square foot, $804, is the highest in the table, and it is the newer Phase Two houses that lift it.
For a buyer, the record says Bay Woods trades a few times a year (14 deeds in 60 months on 48 homes, four in the last 12) and that nothing was listed for sale on September 30, 2026, so the choice at any moment is narrow and a buyer should be ready when the right lot comes up. For a seller, the same record says the street supports prices near $6,000,000 for a newer house on a golf or lake lot and under $3,000,000 for a 2000-era house that needs updating: 26170 recorded $5,900,000 in November 2025 and 26367 $2,900,000 in March 2026. With so few sales, the closest matching deeds, the county’s values for all 48 homes and the condition of the house carry more weight than any neighborhood median.
Bay Woods grew out of the Bonita Bay master plan in two stages a generation apart: Unit 45 was platted at Plat Book 60, Page 78, its lots sold vacant in 1998 and 1999 and its houses were built from 1999 to 2006, and the Baywoods Phase Two Replat of 2009 was sold to a single buyer in 2014 and built out from 2015 to 2019 as the last single-family subdivision in Bonita Bay.
The Bonita Bay Community Association was established in 1985, and the community now covers about 2,400 acres with 3,346 residences across condominiums, high-rises, coach homes and single-family neighborhoods (BBCA Media Brochure, January 2026). The developer’s successor describes Bonita Bay as opened in 1985, with 2,400 acres, 3,300 permitted units, more than 1,400 acres of open space including 230 acres of lakes, and more than 12 miles of paths; it records that the Club was sold to its members in 2010 and the master association turned over to the residents in 2011 (Phoenix Bay Ventures, Bonita Bay). The original Declaration of General Protective Covenants and Restrictions for Bonita Bay was recorded on April 3, 1985 at Official Records Book 1778, Page 3516, and the current master Declaration was recorded on June 22, 2011 as Lee County Instrument 2011000142834. The master association frames the community between Spring Creek to the north, the Imperial River to the south and Estero Bay to the west (BBCA, vision); Bay Woods sits in its western half, in the Bay Island section between the Bay Island and Marsh golf courses. The City of Bonita Springs, which incorporated in 1999, now governs the land (City of Bonita Springs, history).
The county sale file shows the Unit 45 lots selling vacant, one buyer at a time, from March 1998 through 1999, for $320,000 to $520,000, and a few later: 26221 sold vacant again in 2001 and 26381 in 2001 and 2002 before their houses went up in 2003 and 2004, and the joined Lots 19 and 20 at 26391 were built in 2006. The roll then dates the houses six in 1999, eleven in 2000, eight in 2001, four in 2002 and one each in 2003, 2004 and 2006. One lot, 26411 Woodlyn Drive, stayed vacant through sales in 2004, 2012 and 2015 and was built in 2016. Every Unit 45 card records concrete block and stucco and a tile roof, but the improvement types (ranch, colonial, Mediterranean, Cape Cod), the story counts and the sizes differ from house to house, which is what a street of individually built houses looks like on the county record. We do not name builders, because no primary record we read identifies them.
The northern end of Woodlyn Drive was replatted as the Baywoods Phase Two Replat, the instrument recorded as Lee County Instrument 2009000249420 that every Phase Two legal description cites. In 2013 two further instruments (2013000089644 and 2013000089645) moved parts of Lots 1, 6 and 15 into the lake tracts. The developer’s successor describes the parcel as fully permitted for infrastructure, “zoned and permitted to allow for the constructed 15 lot subdivision,” with water management “designed, permitted and constructed,” and its page for the parcel now reads “SOLD” (Phoenix Bay Ventures, Baywoods at Bonita Bay); its aerial exhibit, flown in 2012, numbers the 15 lots along Woodlyn Drive (Baywoods aerial photograph). On the county sale file all 15 lots and the common tracts passed together in one deed of $8,775,000 in July 2014 (Instrument 2014000139335), and every Phase Two house then reached its first owner finished, with first deeds from October 2015 to January 2019. Because all fifteen first deeds were sales of completed houses, the record points to the houses being built before sale rather than by lot buyers; we do not name the builder, because no primary record we read identifies one.
Bay Woods owners belong to the Bonita Bay Community Association, a Florida not-for-profit corporation (document N07041, filed January 10, 1985) operating as a homeowners’ association under Chapter 720, Florida Statutes. On the Lee County parcel layer, every Bay Woods common parcel, from the preserve and the lake tracts to the Woodlyn Drive right of way, is owned by the master association. We found no separate Bay Woods neighborhood association on the public record. The two Florida corporations named “Bay Woods” that the state register returns are unrelated to Bonita Bay: an active association filed May 19, 2026 with a principal address in Safety Harbor, and an inactive homeowners’ association based in Gulf Breeze. The state’s corporate search refused our automated check on November 1, 2026, so we cite those records by their document numbers (N26000007258 and 763568); confirm the current record with the Division of Corporations, and confirm in the estoppel certificate and disclosure documents of a sale whether any neighborhood association or neighborhood assessment applies to a specific Bay Woods home.
Bay Woods homes are 48 detached custom houses of concrete block and stucco under tile roofs, every one with a private pool on the county parcel layer, built 1999 to 2006 (and one in 2016) on Unit 45 and 2015 to 2019 on the Phase Two replat, with 3,693 to 13,815 heated square feet, a median of 4,981, and four bedrooms on 31 of them.
The Lee County roll and the 48 field cards we read on November 1, 2026 record the following.
Measure | Unit 45 (33 homes) | Phase Two (15 homes) | All 48 |
|---|---|---|---|
Street numbers | 26200 to 26411 | 26080 to 26191 | 26080 to 26411 |
Year built | 1999 to 2006, plus 2016 | 2015 to 2019 | 1999 to 2019 |
Heated sq ft | 3,730 to 13,815 (median 5,220) | 3,693 to 6,211 (median 4,323) | 3,693 to 13,815 (median 4,981) |
Lot size | 0.594 to 1.624 acres (median 0.729) | 0.478 to 0.976 acres (median 0.652) | 0.478 to 1.624 acres (median 0.704) |
Living stories (card) | 1 on 13, 2 on 16, 1.5 or 1.8 on 4 | 1 on 14, 2 on 1 | 1 on 27, 2 on 17, 1.5 or 1.8 on 4 |
2025 just value (median) | $2,807,746 | $2,925,188 | $2,907,740 |
Bedrooms on the roll: four on 31 homes, three on 8, five on 7 and seven on 2. Bathrooms: four on 24, five on 14, six on 4, three on 3, seven on 2 and nine on 1. The largest house, 26331 Woodlyn Drive on the joined Lots 14 and 15 of Unit 45, records 13,815 heated square feet on 1.322 acres, built in 2000; the smallest, 26090 Woodlyn Drive on Phase Two, records 3,693, built in 2016.
Every Bay Woods card records the same shell: concrete block with a stucco finish (“CB STUCCO”) on all 48, a tile roof on all 48 (concrete tile on 47 and clay or Bermuda tile on 26410 Woodlyn Drive), an irregular roof structure on all 48, and a brick, tile or similar paver driveway on all 48. Forty-seven cards record a stem wall foundation and one, 26381 Woodlyn Drive, breakaway walls. The county grades the construction quality “above average” on 36 cards, “excellent” on 9 (26200, 26210, 26211, 26220, 26271, 26291, 26311, 26331 and 26381) and “average” on 3, and the condition “average” on 46 and “good” on 2 (26331 and 26370). The cards assign the improvement type “single-family ranch” to 36 houses, “colonial” to 8, “Mediterranean” to 3 and “Cape Cod” to 1; those are county appraisal classes, not architectural descriptions, and the houses themselves are best judged in person.
On the cards, 27 houses record one living story, 17 record two and 4 record a story and a half or more (26261 and 26351 at 1.5, 26271 and 26301 at 1.8). The Phase Two houses are almost all one story: 14 of 15, with 26160 Woodlyn Drive the one two-story house. The Unit 45 houses are split, with 16 of the 33 recording two stories. Thirty-nine cards record ceilings of 11 to 13 feet, three record 14 to 16 feet and six record 8 to 10 feet, and 39 record a split floor plan. Eleven cards record a “cathedral” floor area, a volume ceiling over part of the main floor.
Every card records a garage, from about 740 to 1,990 square feet of garage area per house (median about 1,000), and nine add a detached garage (26160, 26170, 26180, 26220, 26230, 26350, 26370, 26390 and 26411). The county parcel layer flags a private pool on all 48 parcels, and the cards’ extra-feature lists record pool heaters on 35 houses, a disappearing-edge pool feature on 11 and waterfall pool features on 4. Outdoor kitchens appear on 32 cards, irrigation systems on 46, whole-house generators on 10 and outdoor showers on 6. Covered lanais are the rule: the cards record finished open porches on 47 houses and screened porches on 25.
The two eras call for different inspections. A Unit 45 house built from 1999 to 2006 predates current wind and flood codes in some respects and is now 20 to 27 years old, so the roof, the pool and its equipment, the air-conditioning systems (41 cards record additional units), the windows and doors and any opening protection are the first questions. A Phase Two house built from 2015 to 2019 was built under a recent edition of the Florida Building Code (Florida Building Commission), but its roof, pool equipment and air-conditioning are approaching their first replacement cycle. On opening protection, 34 of the 48 cards record something: impact glass on 10, impact glass and shutters on 10, panel and electric shutters on 6, shutters on part of the house on 5 and panel or accordion shutters on 3; 14 cards record none. A card is a starting point, not an inspection: the wind mitigation report, the permit history and the inspector’s findings settle what a specific house has.
The Property Appraiser’s 2025 just values for the 48 homes run from $2,313,558 (26351 Woodlyn Drive) to $6,301,906 (26331), a median of $2,907,740 and a total of $143,424,561. Land is valued at $392,962 to $674,287 per lot, and the land line on the card classes 15 lots as golf frontage, 14 as lake frontage and 19 as standard. Just value is a mass-appraisal figure set as of January 1, and it trails the deed record here: the 14 deeds of the 60-month window recorded a median of $3,875,000. A buyer’s tax bill follows the new assessed value after the sale, not the seller’s.
Bay Woods is 48 privately owned lots of 0.478 to 1.624 acres, 37.15 acres in all, along Woodlyn Drive, plus 12 common parcels, 21.25 acres of preserve, lakes, buffers and road, every one of them owned by the Bonita Bay Community Association on the Lee County parcel layer.
Measured on Lee County’s parcel layer, the Bay Woods lots run from 0.478 acre (26130 Woodlyn Drive, after part of the lot moved into a lake tract in 2013) to 1.624 acres (26391, the joined Lots 19 and 20 of Unit 45), a median of 0.704 acre, about 30,700 square feet. Six lots measure an acre or more: 26331 (1.322), 26340 (1.019), 26350 (1.348), 26360 (1.111), 26391 (1.624) and 26411 (1.129), all on Unit 45. The Phase Two lots are smaller, a median of 0.652 acre, and the Unit 45 lots larger, a median of 0.729 acre.
On the Lee County parcel layer, the master association owns every common parcel in both plats:
Common parcel | Plat | County land use | Acres |
|---|---|---|---|
Tract P-1 (26131 Woodlyn Dr) | Phase Two | Resource protection, wetlands, preserve, cypress head | 5.103 |
Tract CE-1 | Phase Two | Resource protection, wetlands, preserve, cypress head | 1.107 |
Tract CE-2 | Phase Two | Resource protection, wetlands, preserve, cypress head | 0.215 |
Tract L-2 (with parts of Lots 1 and 6) | Phase Two | Lake | 3.223 |
Tract L-1 (with part of Lot 15) | Phase Two | Lake | 0.320 |
Tract A | Phase Two | Buffer, conservation, water retention | 0.570 |
Tract B (26081 Woodlyn Dr) | Phase Two | Buffer, conservation, water retention | 0.166 |
Tract R | Phase Two | Right of way | 1.676 |
Tract A | Unit 45 | Buffer, conservation, water retention | 3.592 |
Tract B | Unit 45 | Buffer, conservation, water retention | 0.231 |
Tract C | Unit 45 | Buffer, conservation, water retention | 0.210 |
Tract D | Unit 45 | Right of way | 4.839 |
That is 6.43 acres of preserve, 3.54 acres of lake, 4.77 acres of buffer and water retention and 6.52 acres of road right of way, 21.25 acres in all. The road itself, Woodlyn Drive, is master association land on both plats.
A Bay Woods owner owns a house and a lot outright, and the land around and behind many of the lots, the preserve, the lakes and the buffers, belongs to the master association and is maintained under its documents. The plats and the master Declaration set what an owner may do at the lot line: docks, fences, landscaping, clearing toward the preserve and anything that touches a lake bank go through master association Design Review under §9.2 of the master Declaration, and work in a preserve or wetland tract also falls under state and water management district rules. Read the recorded plat for the lot you are buying, and ask the title agent for a survey that shows the lot lines against the lake and preserve tracts.
On Lee County’s parcel and hydrography layers, 16 of the 48 Bay Woods lots touch a Bonita Bay Club golf course parcel, 23 sit within 16 feet of a lake, and 14 within 16 feet of a natural tidal wetland of about 655 acres; 44 lots touch at least one, and the other four lie 19 to 45 feet from the wetland. No county record shows a dock or seawall.
On November 1, 2026 we measured the shortest edge-to-edge distance from every Bay Woods lot outline on Lee County’s parcel layer to the Bonita Bay Club’s golf course parcels, to the county’s mapped water bodies (HydroPoly) and to the master association’s preserve tracts. A lot “touches” when its outline meets or comes within 5 meters (about 16 feet) of the other parcel or polygon. These are measurements on county map layers, not surveys, and the plat and a survey control any boundary question.
Sixteen lots touch a golf course parcel. Ten touch the Bay Island course parcel: 26090 and 26120 on Phase Two and 26200, 26210, 26220, 26230, 26246, 26330, 26340 and 26350 on Unit 45. Six touch the Marsh course parcel at the south end of the street: 26360, 26370, 26380, 26390, 26400 and 26410. The county’s land classification is a little different from the measurement, because the appraiser classes a lot by its view and value rather than by a shared boundary: 15 cards carry the golf land class, including four Phase Two lots (26150, 26170, 26180 and 26191) that sit 45 to 93 meters from the course across a lake, while 26090 and 26120 touch the course parcel but carry the standard class. A buyer who wants a fairway view should walk the lot and read the card’s land line.
Twenty-three lots sit within 16 feet of a lake on the county’s hydrography layer, among them 14 that the appraiser classes as lake frontage. The largest lake polygons beside Bay Woods measure about 3.1 acres (behind 26130 to 26180 on Phase Two) and about 3.1 acres (behind 26221 to 26321 on Unit 45). Fourteen lots, mostly on the west side of the street, sit within 16 feet of a natural tidal wetland that the county maps at about 655 acres (2,650,251 square meters); the developer’s successor names the preserve beside the Phase Two lots the Eagle Preserve (Phoenix Bay Ventures, Baywoods at Bonita Bay). The master association’s preserve tract P-1 touches 26161 Woodlyn Drive and lies within about 50 feet of the Phase Two lots from 26090 to 26160.
No Bay Woods parcel records a boat dock or a seawall on the county parcel layer, and no field card records one. The lakes are part of Bonita Bay’s stormwater system; their banks and water belong to the master association, and any structure at the water’s edge is a Design Review question. Owners who keep a boat use the separately owned Bonita Bay Marina or a slip elsewhere.
The Bonita Bay Marina is a semi-private, full-service marina on the Imperial River with direct access to Estero Bay and the Gulf, “created and owned by a group of resident investors” and operated separately from both the master association and the Club. The master association lists 326 dry storage spaces for boats up to 36 feet and 98 wet slips for vessels up to 16,000 pounds, with a ship’s store, boat launch, bait, fuel and on-site repair; additional fees apply (BBCA, marina and Backwater Jacks). The January 2026 brochure confirms that the Marina and the Club “operate as separately owned and managed member-exclusive entities.” Spotlight News reported that 39 resident investors bought the marina and restaurant in July 2013 (Spotlight News).
The specification that matters most is draft: the marina publishes a maximum draft of 36 inches, set by its permitting agreement (Bonita Bay Marina, about the marina). Check your boat’s draft and length against the marina’s rules before you buy around a boat. Backwater Jacks, the waterfront restaurant at the marina, is open for dining to all residents (Backwater Jacks; Bonita Bay Marina). Slip and storage availability and fees are set by the marina, not by the master association, and a slip or rack space is never part of a Bay Woods home.
A Bay Woods home comes with its own private pool and Bonita Bay’s paths, three waterside parks, gated entry, Community Patrol and Private Beach through the master association; the Bonita Bay Club’s golf, racquet sports, fitness and dining come only if you join, and marina slips and storage only if you rent them.
Bay Woods has no neighborhood clubhouse or shared pool on the county record; every one of the 48 parcels carries its own pool on the county parcel layer, and the amenities of the street are the lots themselves, the golf and lake views and the preserve. The pools, lanais, outdoor kitchens and screened enclosures recorded on the cards are each owner’s to maintain and insure.
Every Bay Woods owner is automatically a member of the Bonita Bay Community Association, which maintains “grounds, roads, streetlights, lake and storm water management, plus all of our recreational parks including the Private Beach,” runs the Community Patrol and staffs the Design Review Department (BBCA, Community Association). Homeowners “gain membership and access to all Association amenities” (BBCA, realtor and buyer resources). None of this requires a Club membership.
Bonita Bay is gated, and the master association’s Community Patrol works inside the gates (BBCA, Community Association). We found no record of a separate Bay Woods gate. Visitor and vendor access runs through the master association’s procedures, delivered with the documents at purchase. Law enforcement is the Lee County Sheriff’s Office.
Bonita Bay has “three onsite parks and a Private Beach located only a short drive from the front gates” (BBCA, the parks of Bonita Bay). Estero Bay Park, in the northwestern corner, has an 800-foot boardwalk through coastal mangroves to a private pier on Estero Bay, a butterfly garden, nature trails and shell mounds the association dates to 5,000 years ago. Riverwalk Park, on the Imperial River at the southern edge, has a boat ramp, kayak launch, bocce and pickleball. Spring Creek Park, on the northern border, has a kayak and canoe launch dock, bocce and an observation deck. The master association’s maps show where they are (BBCA property maps; facilities and amenities map).
Bonita Bay’s Private Beach is a Gulf-front facility owned by the master association on Hickory Boulevard, outside the main gates. It “sustained total destruction during Hurricane Ian,” was rebuilt in concrete with breakaway walls and reopened on November 13 (BBCA, Private Beach). It is an amenity of every Bay Woods owner through the master association, with a resident shuttle; the master association’s facilities map shows the shuttle stops.
The 12 miles of paths (trails map) connect Woodlyn Drive to the parks and the Club campuses. The master association lists its grounds and environmental awards, including its Audubon certification, in its 2026 awards summary (BBCA Awards and Recognitions 2026), and its lifestyle page describes community programming (BBCA, style of living).
The Bonita Bay Club is an optional, separately owned, member-owned private club inside Bonita Bay, with five championship golf courses on two campuses, a sports center, a Lifestyle Center and dining. Buying a Bay Woods home does not make you a Club member and does not require you to join; membership is a separate decision with its own fees.
“Bonita Bay Club is a separate entity within the community of Bonita Bay,” the Club says (Bonita Bay Club, our community). The master association describes the Club as operating independently, with five courses (three designed by Arthur Hills and two by Tom Fazio), 16 Har-Tru tennis courts and 15 pickleball courts (BBCA, Bonita Bay Club). The two Fazio courses, Cypress and Sabal, are on the Club’s Naples campus (Bonita Bay Club, golf); the Sports Center, Lifestyle Center and dining pages describe the rest. By our straight-line measurement the Club address at 26660 Country Club Drive is about 1.0 mile from the center of Bay Woods. On the county map two of the Club’s three on-site courses run along Woodlyn Drive: 10 Bay Woods lots touch the Bay Island course parcel and 6 touch the Marsh course parcel. A lot on a fairway does not make its owner a Club member.
Members bought the Club from the developer in 2010 for $11.5 million, $7.5 million of it real estate, as the Business Observer reported (Business Observer, April 2, 2010). A Club release says members approved a $110 million clubhouse project in May 2026 and that about $250 million has been reinvested since members acquired the Club (Hunter PR release). A Club release dated November 8, 2019, before Hurricane Ian, announced the reopening of the renovated Bay Island course (PR Newswire, Bay Island reopening).
Bonita Bay Club membership is optional and separate from home ownership. The Club does not publish initiation fees or dues on its public website; the Club’s membership office provides the current schedule. A Bay Woods owner can skip the Club entirely and use the private pool at home and the master association’s paths, parks and Private Beach, or join for golf or racquet sports; owning a golf-frontage lot gives no right to play the course. Either way, the Club is a cost only if you choose it, and a membership does not transfer with a Bay Woods deed unless the Club’s own rules say so.
Bay Woods owners pay the Bonita Bay Community Association master assessment, plus their own property taxes, insurance and the upkeep of a house, a pool and a lot of half an acre or more. The master association does not publish its assessment on a public page, we found no separate Bay Woods association on the public record, and Bonita Bay has no CDD, so the real numbers come from the estoppel certificate in the sale.
Bonita Bay Community Association does not publish its master assessment or resale charges on its public website. Every owner pays the master assessment plus any neighborhood or condominium association assessment that applies to the home. Current figures, including any charge due at closing, appear in the estoppel certificate and the §720.401 disclosure summary provided in the sale (Section 720.401, Florida Statutes), and Florida law requires an association to issue an estoppel certificate on request within a set time and fee schedule (Section 720.30851, Florida Statutes).
The Bonita Bay Community Association (Florida not-for-profit corporation, document N07041, active, filed January 10, 1985) operates as a homeowners’ association under Chapter 720, Florida Statutes. Its assessment funds the common areas and roads, streetlights, lake and stormwater management, the three parks, the Private Beach, the Community Patrol, the Design Review Department and community programming. In Bay Woods that reaches further than in many Bonita Bay neighborhoods, because the master association owns Woodlyn Drive itself, the two lake tracts, the preserve tracts and the buffer tracts on both plats (21.25 acres on the county parcel layer). The dollar amount is not published.
We found no separate Bay Woods association on the Lee County parcel layer (no common parcel is owned by one) or on the state’s corporate register (the two “Bay Woods” corporations there are in Safety Harbor and Gulf Breeze). That points to a neighborhood governed directly by the master association, but the public record cannot rule out a neighborhood budget or a voluntary group. The estoppel certificate for the specific home, and the disclosure documents delivered with it, state every association that levies an assessment on that lot. Owners may inspect an association’s budget and official records under Section 720.303 (Section 720.303, Florida Statutes).
Club membership is optional and separate from home ownership, and the Club does not publish its initiation fees or dues. It is a cost only if you choose to join, including on a lot that touches a Club fairway.
Bonita Bay has no Community Development District and no special taxing district. Lee County’s published list of special districts names nearby CDDs, including Bay Creek, Bayside Improvement, the two Brooks of Bonita Springs districts, Bonita Landing and Saltleaf, but no district for Bonita Bay. The Bonita Springs Fire Control and Rescue District on that list is an independent fire district covering the area, not a Bonita Bay district, and it appears on every Bonita Springs tax bill; the Bay Woods parcels carry the tax district “City of Bonita Springs / Bonita Springs Fire” on the county parcel layer.
Property taxes are set by the City of Bonita Springs, Lee County, the School District and the other taxing authorities on the Lee County bill; the parcel’s TRIM notice and tax bill from the Lee County Tax Collector itemize every line for a specific home. A buyer’s bill depends on the buyer’s exemptions and the new assessed value after the sale, not the seller’s bill: the 2025 just values of the 48 homes run from $2,313,558 to $6,301,906, while the 14 deeds of the last 60 months recorded a $3,875,000 median, so a new owner’s assessed value can sit well above the seller’s. Insurance on a Bay Woods house, its pool and its contents is the owner’s to carry, with flood a separate policy. Every owner pays electricity to Florida Power and Light and water and sewer to Bonita Springs Utilities; the developer’s successor records that irrigation for the Phase Two lots was planned through Resource Conservation Systems (Phoenix Bay Ventures, Baywoods at Bonita Bay).
The recorded 2011 master Declaration contains a buyer-paid resale reserve assessment, and a later master association written statement describes a different formula; no recorded amendment reconciling the two has been located. We therefore do not publish either figure as the current charge. The master association’s estoppel certificate states what is due at a Bay Woods closing (Section 720.30851, Florida Statutes).
Budget the master assessment from its estoppel certificate, a homeowner’s and windstorm quote and a flood quote for the specific address, the property tax on your new assessed value, utilities, and the upkeep of a large house, a pool and a lot of half an acre or more: lawn and landscape, irrigation, pool service, screen enclosures and the roof. On a 1999 to 2006 Unit 45 house, the roof, the openings and the pool equipment drive the cost of ownership; on a 2015 to 2019 Phase Two house, the first round of roof, air-conditioning and pool-equipment replacements is the item to plan for. The state’s insurance consumer offices explain the policy types (Florida Office of Insurance Regulation; Florida Department of Financial Services, consumer services).
Special assessments at Bay Woods come from the Bonita Bay Community Association, whose board approved a $500 per unit beach-rebuild assessment on March 20, 2025, due June 30, 2025, and from any other association the estoppel certificate names for the home.
A recap of the master association’s March 20, 2025 special board meeting, posted on March 26, 2025 by the Wild Pines of Bonita Bay association, reports that the board approved a special assessment of $500 per unit for the rebuild of the Private Beach facility, with payment due by June 30, 2025 (Wild Pines of Bonita Bay, recap of the March 20, 2025 meetings). That assessment is past; a Bay Woods buyer’s title agent confirms on the master estoppel that nothing remains owed on the home being purchased.
Because the master association owns Woodlyn Drive, the Bay Woods lakes and the preserve tracts, the cost of resurfacing the street, repairing a lake bank or maintaining the preserve falls within the master association’s budget and reserves rather than a neighborhood fund, as far as the public record shows. Whether the master association has approved or is considering any assessment is a question for its estoppel certificate, its budget and its board records, which owners can inspect under Section 720.303. We do not state what those records contain. Florida law requires the estoppel certificate to list assessments due and any pending special assessment.
Bay Woods is governed by its two recorded plats (Bonita Bay Unit 45 at Plat Book 60, Page 78, and the Baywoods Phase Two Replat, Lee County Instrument 2009000249420) and by the Bonita Bay master Declaration, recorded June 22, 2011 as Lee County Instrument 2011000142834, with the master association’s By-Laws, Rules and Regulations and Design Guidelines.
The Lee County Clerk’s search portals block automated access, so a buyer or title agent retrieves these by book and page or instrument number at the Clerk. Any neighborhood restrictions recorded against either plat would appear in the title commitment for the specific lot.
Every Bay Woods home is a single-family parcel inside the Bonita Bay master association, so the homeowners’ association statute applies. Section 720.401 requires the seller to give a prospective buyer a disclosure summary before the contract is signed, stating that the buyer must join the association, that assessments are owed and may change, and that restrictive covenants govern the property; a contract signed without it is voidable by the buyer before closing (Section 720.401, Florida Statutes). The master Declaration (§12.13) repeats that duty for every Bonita Bay transfer. Section 720.303 governs an association’s official records and an owner’s right to inspect them (Section 720.303, Florida Statutes), and Section 720.3085 makes a buyer jointly liable with the seller for assessments unpaid at the transfer, which is why the estoppel certificate matters (Section 720.3085, Florida Statutes). Florida’s real estate contract forms also carry the state-required flood disclosure for residential sales (Section 689.302, Florida Statutes).
On a street of custom houses, the exterior changes owners make most often, a new roof, a pool enclosure, an outdoor kitchen, a generator, impact windows, landscaping toward a lake or preserve, or an addition, all go to master association Design Review under §9.2 before they go to the City for a permit. A complete teardown and rebuild would go through the same two stages, and the City’s floodplain rules would apply to the new house (see the flood section). Begin the approvals before you order materials; Design Review standards may be stricter than the building code.
Bay Woods at Bonita Bay is not described as a 55-and-over community in any source we reviewed: the master Declaration provisions summarized on this page, the Lee County roll, the recorded plat references and the master association’s public pages set no age restriction, so buyers of any age can purchase a Bay Woods home.
If an age restriction ever mattered to a purchase or sale, it would have to appear in the recorded documents and meet the federal housing-for-older-persons rules, so confirm it in the documents delivered with the sale rather than relying on marketing. Federal fair housing law protects every buyer regardless of race, color, national origin, religion, sex, familial status or disability (HUD, fair housing).
A Bay Woods owner can lease the home subject to the Bonita Bay master Declaration, which sets no minimum lease term but binds every tenant to the governing documents, and to any neighborhood restriction recorded against the lot. The Southwest Florida MLS pull of September 30, 2026 showed no leased Bay Woods record in the prior 12 months.
Data updated: November 2026. The Southwest Florida MLS, pulled September 30, 2026, returned no Bay Woods row in its 12-month rental pull: no lease closed through the MLS and no rental listing was active on the pull date. That is not proof that no Bay Woods home is leased, because a lease arranged privately never reaches the MLS, but it does mean there is no recent MLS rent figure for the street. A buyer modeling rental income should test any assumption against comparable Bonita Bay single-family leases and the documents.
The master Declaration’s leasing language provides that any lease “shall provide or be deemed to provide that the tenant and all occupants of the leased Unit are bound by” the governing documents; it sets no minimum lease term, no cap on leases and no lease approval, and where a neighborhood’s documents are more restrictive, the more restrictive controls. Read the title commitment and the disclosure package for anything recorded against the specific lot before you plan a rental.
No public Bonita Bay document we reviewed authorizes nightly or weekly rentals, and the master association’s rules bind tenants like owners. At Bay Woods prices, with no recent MLS lease on the street, the realistic case is an owner who uses the home part of the year and may lease it for a season, offsetting carrying costs rather than producing a year-round yield.
Pet rules at Bay Woods come from the master association’s Rules and Regulations and any neighborhood restriction recorded against the lot, not from the recorded Bonita Bay master Declaration, which contains no pet provision. We found no published Bay Woods pet rule, so the number, size and type of pets must be read in the documents before you buy.
Leash, waste and nuisance rules apply in Bonita Bay’s common areas, parks and paths. With 23 Bay Woods lots within 16 feet of a lake and 14 beside the tidal wetland, keep dogs away from the water’s edge, where alligators live, and keep pets out of the preserve tracts. Under federal fair housing law, properly documented assistance animals are protected regardless of any pet rule (HUD, fair housing). Request the current rules early in your inspection period if you have a pet.
Bay Woods at Bonita Bay sits in FEMA Zone AE with a base flood elevation of 10 feet (NAVD88) at the center point of every one of its 48 home lots, on FIRM panel 12071C0652G, effective November 17, 2022, inside the City of Bonita Springs (NFIP community 120680) and Lee County Evacuation Zone A; the outlines of three lots also reach a strip with an 11-foot elevation. The City’s CRS Class 5 rating gives NFIP policies a 25% discount.
On November 1, 2026 we took the center point of every Bay Woods lot, and the full outline of every lot, from Lee County’s parcel layer and intersected them with FEMA’s National Flood Hazard Layer (FEMA NFHL), and ran five of them, spread from the north end of the street to the south, against FEMA’s panel index and Lee County’s evacuation zone layer (Lee County Evacuation Zones). We used the US Census geocoder (Census geocoder) to locate the offices and places whose distances this page gives.
Address | Position | Flood zone at the lot center | Base flood elevation | FIRM panel | Evacuation zone |
|---|---|---|---|---|---|
26080 Woodlyn Dr | North end, Phase Two, beside the tidal wetland | AE, coastal floodplain | 10 ft | 12071C0652G | A |
26170 Woodlyn Dr | Phase Two, lake and golf class | AE, coastal floodplain | 10 ft | 12071C0652G | A |
26230 Woodlyn Dr | Unit 45, Bay Island golf frontage | AE, coastal floodplain | 10 ft | 12071C0652G | A |
26331 Woodlyn Dr | Unit 45, joined Lots 14 and 15 | AE, coastal floodplain | 10 ft | 12071C0652G | A |
26410 Woodlyn Dr | South end, Marsh golf frontage | AE, coastal floodplain | 10 ft | 12071C0652G | A |
Across all 48 lots and the two addressed common tracts, the center point falls in Zone AE with a 10-foot base flood elevation. The lot outlines lie wholly in that zone except at 26330, 26340 and 26350 Woodlyn Drive, whose outlines also touch an AE area with an 11-foot base flood elevation. An adjoining Collier County panel, 12021C0180H, also touches these points on FEMA’s index; the Lee County panel governs a Lee parcel. Zone AE is a Special Flood Hazard Area, and flood insurance is federally required for a federally backed mortgage on a structure in it. FEMA rates a building by where the building sits and how high its lowest floor is, so a Bay Woods home’s rating is settled by its elevation certificate and the lender’s flood determination for the structure. The City’s flood page explains the map colors and the November 17, 2022 effective date (City of Bonita Springs flood protection information), and the NFIP’s consumer site explains the policy itself (FloodSmart).
A base flood elevation is the height FEMA expects the 1% annual chance flood to reach, and what matters for a Bay Woods home is how its lowest floor compares with 10 feet. The cards record stem wall foundations on 47 of the 48 houses (breakaway walls on 26381) and grade the site elevation of the improvements at “3 to 6 feet” on 21 cards, “1 to 2 feet” on 21 and “under 1 foot” on 6. Those are county appraisal classes, not surveyed elevations, and the number that counts is on the elevation certificate. The City notes that “for each 1 foot above the required Base Flood Elevation your home or business is elevated, you will see a corresponding decrease of nearly 50% in your annual flood insurance premiums,” and that for each foot below, rates double (City flood protection information). The Phase Two houses were permitted after the developer certified the parcel’s water management and fill design, with fill “based upon the final design of the homes” (Phoenix Bay Ventures, Baywoods at Bonita Bay); a Unit 45 house built in 1999 to 2006 was built to the flood maps of its day. Either way, ask for the elevation certificate before you rely on any quote.
For a Bay Woods home in Zone AE, a renovation or repair whose cost reaches 50% of the structure’s market value counts as a substantial improvement under the City’s floodplain rules, and the whole building must then meet current flood requirements. On a 2000-era house with a lowest floor near or below 10 feet, a large remodel can trigger that rule, and it decides what a buyer planning a major renovation, or a teardown and rebuild, can do. The City explains how it applies the rule in its toolkit (City substantial improvement toolkit) and its floodplain ordinance (Ordinance 22-05).
Bay Woods’ panel, 12071C0652G, is one of the November 17, 2022 G panels covering Bonita Bay. FEMA’s own flood layer is the live record; check the address again before closing and after any announced revision. WGCU’s January 2026 explainer describes how and why Lee County’s flood maps are revised (WGCU, January 27, 2026).
The City of Bonita Springs holds a Community Rating System Class 5 rating, a 25% discount on NFIP flood policies, and FEMA confirmed on November 21, 2024 that the City keeps it after the post-Ian review (City of Bonita Springs, FEMA CRS; City news release). WGCU covered the outcomes across Lee County in July and November 2024 (WGCU, July 19, 2024; WGCU, November 21, 2024), and WUSF reported the earlier April 2024 notice that put the discounts at risk (WUSF, April 1, 2024). The City’s floodplain management plan progress report describes the program behind the rating (CRS Floodplain Management Plan, FY 2025-26 progress report).
All five Bay Woods points we ran fall in Lee County Evacuation Zone A (storm surge zone 1). Zone A is the first area Lee County orders to evacuate, often for any named storm approaching from the Gulf; the state’s Know Your Zone lookup confirms an address (Florida Division of Emergency Management, Know Your Zone; Lee County evacuation zones dataset). The hurricane plan (shutters or impact glass, the pool and its furniture, the generator on the ten houses whose cards record one, and who checks the house after a storm) belongs in place before summer.
Hurricane Ian made landfall on September 28, 2022 (NOAA National Hurricane Center, Hurricane Ian report). In the City, surge came up the Imperial River and flooded homes along the river and creeks (WUSF, October 1, 2022; NPR, October 1, 2022), and the Gulf beaches took the worst of it (Tampa Bay Times, September 29, 2022). Inside Bonita Bay, the documented damage includes the total destruction of the master association’s Private Beach facility, since rebuilt (BBCA, Private Beach), and, per the Club’s October 13, 2022 update, a flooded cart barn and golf course bridges left “structurally undrivable” on the Bay Island and Marsh courses (Bonita Bay Club, Hurricane Ian update), the two courses that border Woodlyn Drive. We found no primary source documenting Ian damage to specific Bay Woods homes; the seller’s disclosures, the City permit history by address and the insurance claim history are where a buyer confirms it. Thirteen of the fourteen qualified Bay Woods deeds of the 60-month window were recorded after the storm, from January 2023 to August 2026.
Helene and Milton in 2024 are documented at the City level (City of Bonita Springs, Milton; NHC Helene report; NHC Milton report); no Bonita Bay-specific damage from either was found in a primary source.
Insuring a Bay Woods home means insuring a large block-and-stucco house with a tile roof and a pool: a homeowner’s policy with windstorm, priced from the wind mitigation report, the roof and the replacement cost of a house of 3,693 to 13,815 heated square feet, plus a flood policy priced from the elevation certificate, which a federally backed lender will require because every Bay Woods lot center measures in Zone AE.
Each Bay Woods home is a single-family house on its own lot, so the owner insures the structure, the pool and screen enclosure, the outdoor kitchen and the contents. At these sizes, replacement cost is the number to get right: an underinsured custom house is the most common gap, and an appraisal-based replacement estimate is worth ordering.
Florida insurers must offer discounts for documented wind-resistant features, and the standard wind mitigation inspection records them: roof covering and its permit date, roof deck attachment, roof-to-wall connection, roof shape and opening protection. Thirty-four of the 48 cards record some opening protection, impact glass on 20 of them (alone or with shutters); 14 record none. On a Unit 45 house, a documented tile roof permit and full opening protection are usually the difference between an ordinary and an expensive windstorm quote; a Phase Two house of 2015 to 2019 starts from a recent code edition, but its report still has to document the features. Citizens Property Insurance is the state’s insurer of last resort if the private market will not write a policy, and the state’s My Safe Florida Home program offers inspections and, for eligible homesteaded homes, hardening grants.
Flood is a separate policy, through the NFIP or a private carrier. Every Bay Woods lot center measures in Zone AE, so a federally backed lender requires it, and an owner without a mortgage has every reason to carry it inside Evacuation Zone A. NFIP building coverage has a federal limit that a Bay Woods house can exceed, so owners often add excess flood coverage from a private carrier. The premium follows the elevation certificate, the foundation and the replacement cost; the City’s CRS Class 5 discount applies to NFIP policies. Get the flood quote during the inspection period, from the elevation certificate rather than an estimate, and ask whether the current policy can be transferred to you.
Insurers commonly ask for a four-point inspection (roof, electrical, plumbing, air conditioning) on homes the age of the Unit 45 houses. Tile roofs need their underlayment and permit date documented, pool screen enclosures are often limited or excluded from windstorm coverage, and the ten whole-house generators on the cards need their permits. Keep the permit for any roof, window, door or enclosure replacement with the house documents.
Lee County public schools serve Bay Woods through proximity-based choice: a student ranks schools within the proximity zone for the address rather than being placed at one school by address. Under the district’s most recent published plan, nearby options include Spring Creek Elementary, Bonita Springs Middle and Bonita Springs High. Confirm an address’s zones with the School District of Lee County before relying on them.
Under the district’s most recent published plan (2025-2026), the elementary proximity zone that holds the Bonita Springs schools is Zone Q (Bonita Springs, Pinewoods, San Carlos, Spring Creek and Three Oaks elementary schools), the middle proximity zone is Zone GG (Bonita Springs Middle and Three Oaks Middle), and high school uses the South residential choice zone with sub-zones (2025-2026 Student Enrollment Plan). The School Board approved the 2026-2027 plan on December 1, 2025 (School District of Lee County, school zones); use the district’s school zone locator for a specific Woodlyn Drive address. School sites: Bonita Springs High and Bonita Springs Middle, listed in the district’s middle school directory. WGCU reported the district’s 2024-25 school grades (WGCU, July 9, 2025).
Bay Woods is not age-restricted, so school access works the same way here as at any Bonita Springs address: the proximity zones above are the starting point, and transportation follows the district’s zone rules.
Building permits for Bay Woods homes are issued by the City of Bonita Springs Community Development Department, not by Lee County, because Bonita Bay lies inside the incorporated City of Bonita Springs (incorporated in 1999). Exterior work also needs master association Design Review approval under the master Declaration before the City permit is pulled.
Two approvals apply to most Bay Woods projects: (1) master association Design Review under §9.2 of the master Declaration, for anything that changes the exterior, the pool, the enclosure, the landscaping or the lot toward a lake, preserve or golf course; and (2) a City of Bonita Springs building permit for roofs, windows, doors, pools and enclosures, generators, electrical, plumbing, mechanical and similar work (City of Bonita Springs, apply for a building permit; City Community Development). The City’s online services guide covers its Citizen Access permit portal (how to use online services). Fire-related plan review is part of City permitting (Fire Prevention plan review application). Work that touches a lake bank, the preserve or the stormwater system also involves the state and water management district rules (Florida DEP; South Florida Water Management District). A buyer can search a home’s permit history by its address through the City, which is the best way to see when the roof, air conditioning, windows, pool or generator was last permitted. On the county roll no Bay Woods house has been replaced since it was built, so the permit file of each house runs back to its original construction.
Bay Woods sits in the western, Bay Island section of Bonita Bay: the Bay Island golf course along much of the east and middle of Woodlyn Drive, the Marsh course at the south end, master association lakes and buffers between the lots, and a natural tidal wetland of about 655 acres to the west. Zoning and land use are set by the City of Bonita Springs, and the county roll carries every Bay Woods lot as planned development (PUD).
The City’s Zoning District Map Book shows zoning districts by map sheet within city limits, and the City’s maps page links its current maps (City area maps). Zoning ordinances and resolutions are indexed on the City site (zoning ordinances; zoning resolutions), and the City’s stormwater program covers the drainage system Bonita Bay’s lakes feed (City stormwater and drainage). Because Bonita Bay is built out and the land beside Bay Woods is preserve, golf course or master association lake and buffer, the practical questions for a Bay Woods buyer are changes on the Club’s courses and campuses (the members’ May 2026 clubhouse vote) and individual remodels on the street, not new subdivisions next door.
Daily life at Bay Woods runs on City of Bonita Springs services: Florida Power and Light for electricity, Bonita Springs Utilities for water and sewer, Waste Management curbside collection in Bonita Springs, and the Bonita Springs Fire Control and Rescue District for fire and emergency response, with the master association handling the gates, the patrol, Woodlyn Drive, the lakes and the preserve, and each owner handling the house, the pool and the lot.
Every Bay Woods card records a garage, about 740 to 1,990 square feet of garage area per house, and nine add a detached garage. Whether a boat, trailer or commercial vehicle may be kept outside the garage is a question for the master association’s rules on traffic, parking and vehicle types; read them before you buy around a boat or a trailer. Golf carts on Bonita Bay’s roads and paths follow the master association’s rules. Vehicle registration and driver licensing for a new Florida resident run through the state (Florida Highway Safety and Motor Vehicles).
Bonita Bay is a gated community. Guest and vendor access procedures, resident credentials and contractor rules are set by the master association and delivered with the association documents. Mail delivery on Woodlyn Drive follows the arrangement for the street; confirm it for the specific address when you tour.
Bay Woods sits in western Bonita Bay, in ZIP 34134 in the City of Bonita Springs, between Fort Myers to the north and Naples to the south, with US 41 at the Bonita Bay gates and I-75 to the east. That position gives Bay Woods owners both metro areas’ shopping, dining, healthcare and the region’s airport without living in either city, with the Club about 1.0 mile and the Promenade about 1.2 miles away inside the community.
Drive times depend heavily on season and time of day along US 41, so we do not publish minute figures; test the drives that matter to you during a winter visit. The National Weather Service office for the region posts storm and marine forecasts (NWS Miami; National Hurricane Center).
Bay Woods is Bonita Bay’s newest single-family street and one of its three highest-priced, 48 custom pool homes on Woodlyn Drive with a 60-month deed median of $3,875,000: level with Spring Ridge and a step above Rookery Lake, and well above the single-family neighborhoods that have full guides on our site, from Creekside at $2,342,500 to Woodlake and Anchorage.
Bonita Bay’s master association describes residences across condominiums, high-rises, coach homes and single-family neighborhoods. On the 60-month county yardstick in the market section, the single-family neighborhoods line up from Anchorage ($1,300,000 median) and Woodlake ($1,765,000) through Creekside ($2,342,500) to Rookery Lake ($3,600,000), Spring Ridge ($3,800,000) and Bay Woods ($3,875,000). Bay Woods’ median per heated square foot, $804, is the highest of the six, and only Bay Woods holds houses built after 2006 in numbers: the 15 Phase Two houses of 2015 to 2019 and one Unit 45 house of 2016.
Creekside, about 1.0 mile to the northeast by straight line between Bay Woods’ center and Creekside’s, is the closest Bonita Bay single-family neighborhood in price with a full guide on our site: 103 detached homes built 1991 to 2002 on Creekview Drive and four courts beside Spring Creek and the Club’s Creekside course, with 24 deeds in 60 months at a $2,342,500 median and $595 per square foot. Woodlake, about 0.8 mile to the east, is 108 homes on Woodlake Drive, Lakepointe Way and Royalfern Court platted in 1985, with 25 deeds at $1,765,000. Anchorage, about 1.3 miles to the southeast on Riverbank Drive, is 37 homes built 1991 to 1999 with 14 deeds at $1,300,000. Spring Ridge and Rookery Lake, the two neighborhoods nearest Bay Woods on price, do not yet have a full guide on our site. The construction is similar across all of them, block and stucco under tile; what sets Bay Woods apart on the county record is lot size (a median of 0.704 acre), house size (a median of 4,981 heated square feet), a private pool on every parcel and the 2015 to 2019 houses of Phase Two.
Bay Woods and Creekside are Bonita Bay’s two estate-home streets of the same construction type, block and stucco pool homes beside the Club’s golf courses, but on the same 60-month county yardstick they sit $1,532,500 apart on the median deed ($3,875,000 against $2,342,500) and $209 apart per heated square foot ($804 against $595); the choice comes down to budget, lot and house size, and the age of the house.
Creekside is 103 detached single-family homes on Creekview Drive, Oak Hammock Court, Osprey Nest Court, Pond Apple Court and Red Oak Court, built 1991 to 2002, from 2,947 to 6,498 heated square feet (median 3,777). In the 60 months since November 2021 Creekside recorded 24 qualified deeds at a $2,342,500 median, from $1,650,000 to $3,605,000, at a median of $595 per heated square foot; Bay Woods recorded 14 at $3,875,000, $2,900,000 to $5,900,000, $804 per heated square foot. Both medians come from the same Lee County index, built November 1, 2026, with each neighborhood matched by the streets the master association’s street table assigns to it. No live Bonita Bay single-family guide on our site sits closer to Bay Woods on price: Creekside’s top deed, $3,605,000, is below 11 of Bay Woods’ 14.
Question | Bay Woods | Creekside |
|---|---|---|
Homes and streets | 48 homes, Woodlyn Drive | 103 homes, Creekview Drive and four courts |
Recorded as | Bonita Bay Unit 45 (Plat Book 60, Page 78) and Baywoods Phase Two Replat (Instrument 2009000249420) | Bonita Bay Units 9, 27 and 30 |
Construction (county cards) | Block and stucco, tile roof, on all 48 | Block and stucco estate homes |
Built (county roll) | 1999 to 2006 (plus 2016) and 2015 to 2019 | 1991 to 2002 |
Heated area (county) | 3,693 to 13,815 sq ft (median 4,981) | 2,947 to 6,498 sq ft (median 3,777) |
Lot size (county parcel layer) | 0.478 to 1.624 acres (median 0.704) | Not measured for this comparison |
Qualified deeds, 60 months since November 2021 | 14 | 24 |
Median deed price | $3,875,000 | $2,342,500 |
Deed range | $2,900,000 to $5,900,000 | $1,650,000 to $3,605,000 |
Median per heated sq ft | $804 | $595 |
Turnover (deeds per home, 60 months) | 29.2% (14 on 48) | 23.3% (24 on 103) |
Golf courses alongside | Bay Island (10 lots) and Marsh (6 lots) | Creekside course |
Flood zone (FEMA NFHL) | AE, BFE 10 ft at all 48 lot centers; panel 12071C0652G | AE, BFE 10 ft at its tested points; panel 12071C0652G |
Evacuation zone | A | A |
Associations | Bonita Bay Community Association; no separate neighborhood association found | Bonita Bay Community Association, plus any neighborhood association in its documents |
Straight-line distance between centers | about 1.0 mile | about 1.0 mile |
Choose Bay Woods if you want a larger lot (a median of 0.704 acre, six of an acre or more), a larger house (a median of 4,981 heated square feet), the chance at a house built from 2015 to 2019 (15 on Phase Two), a fairway, lake or preserve behind almost every lot (44 of 48 touch one). Choose Creekside if you want a Bonita Bay estate home at a lower entry price (its median is $1,532,500 lower), a larger market to choose from (103 homes and 24 deeds in 60 months against 48 and 14) and the Club’s Creekside course and Spring Creek as your setting. Flood exposure does not separate them: both measure Zone AE at 10 feet on the same panel, and in both the elevation certificate of the specific house decides the flood premium.
Bay Woods’ strengths are documented ones (large lots, large custom houses, a private pool on every parcel, golf, lake or preserve beside 44 of 48 lots, 15 houses built 2015 to 2019, the street and its lakes and preserve owned by the master association, no CDD) and so are its limitations (every lot center in Zone AE at 10 feet and in Evacuation Zone A, 2000-era houses that need updating, a thin resale market, a high carrying cost and unpublished fees).
If you’re searching for a Bay Woods listing agent, or thinking, ‘I need someone to sell my Bay Woods home…’, start with the record: 14 qualified Bay Woods deeds in 60 months at a $3,875,000 median, from $2,900,000 to $5,900,000, four MLS closings in the 12 months to September 30, 2026 at a 95.2% median sale-to-list ratio, and no home listed for sale on that date. McGreevy and Comisar price, prepare and market Bay Woods homes from that record, not from a Bonita Bay average.
Our credentials as your Bay Woods listing agent:
In the 12 months to September 30, 2026 we tracked four qualified Bay Woods deeds in the Lee County record: 26170 Woodlyn Drive at $5,900,000 (November 21, 2025), 26271 at $3,200,000 (January 2, 2026), 26367 at $2,900,000 (March 31, 2026) and 26230 at $3,800,000 (August 7, 2026). Before them, the window holds 26211 at $3,800,000 (March 24, 2025), 26230 at $3,600,000 (March 14, 2025) and 26201 at $4,400,000 (January 2, 2025). Over 60 months the record shows 14 sales at a $3,875,000 median and $57,350,000 in volume. The Southwest Florida MLS, pulled September 30, 2026, shows the same four closings and one home pending, asking $5,995,000.
Four things. First, the buyer: a Bay Woods buyer compares your house with the newest houses on the street, so a 2000-era Unit 45 listing has to document what has been replaced (roof, pool, openings, systems) and a Phase Two listing has to show it is not yet due for that cycle. Second, the paperwork: Section 720.401 requires your disclosure summary before the contract is signed, Florida’s residential flood disclosure applies to every sale, every buyer with a mortgage will need flood insurance, and having the estoppel request, the elevation certificate, the wind mitigation report, the permit history and a survey showing the lot against the lake and preserve tracts ready at listing protects your timeline. Third, Bonita Bay’s open house and sign rules: open houses need 72 hours’ notice to the master association with the listing agreement, run Monday to Saturday 9 to 5 and Sunday 1 to 4, use the master association’s sign standard, and allow no SOLD signs (BBCA Open House Guidelines). Fourth, the price: the four recent closings sold at 92.8% to 98.3% of their list prices after 16 to 63 days, so the first price decides how your sale goes.
Start with a free Bay Woods home valuation, or use our Bonita Bay home valuation page. Or talk to Jesse direct: (239) 898-6072, text or call.
Buying rather than selling? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Price a Bay Woods home from the deeds that match its plat, era, size, lot and condition, not from the street median. On the county record the 60-month median is $3,875,000, but the deeds run from $2,900,000 to $5,900,000; the five Phase Two deeds recorded a $4,900,000 median and the nine Unit 45 deeds $3,800,000. We adjust from the closest matches for era, size, golf, lake or preserve frontage, and renovation, then test the price against Spring Ridge and Rookery Lake sales on the day you list.
The four Bay Woods closings on the Southwest Florida MLS pull of September 30, 2026 took 16 to 63 days, a median of 42, and the one pending home had been on the market 275 days before going under contract. Four closings are not a pattern; on a 48-home street, time to sell depends mostly on the first price and the condition.
A Bay Woods buyer usually asks first for the master association estoppel certificate, the §720.401 disclosure summary, the elevation certificate, the wind mitigation and four-point reports, the roof, pool, window and air-conditioning permits, a survey, the flood and windstorm policy declarations, and the master association’s rules on leasing, pets, vehicles and Design Review.
The master Declaration requires no sale approval that we found; it requires you to deliver the §720.401 disclosure summary, and the master association’s estoppel certificate is needed for closing. Whether anything recorded against your lot adds a notice step is set in your title documents, which we read for every listing before your home goes on the market.
A Bonita Bay Club membership is separate from your Bay Woods deed, even on a lot that touches a Club fairway. The Club does not publish its initiation fees, dues or transfer rules on its public website, and whether a membership can pass to a buyer is the Club’s decision under its own rules. Your Bay Woods sale itself never requires a Club membership on either side.
Bay Woods’ long-run value rests on Bonita Bay’s fixed supply, its master-association amenities and land, the size of its lots and houses and its interior position beside the Club’s courses and the preserve; the recorded deeds show that Bay Woods prices rise and fall with the wider market, from vacant lots at $320,000 to $520,000 in 1998 and 1999 to $5,900,000 in 2025 and a $3,875,000 median over the last 60 months.
A master association that maintains roads, lakes, parks, the Private Beach and patrol, funded by every owner, protects the setting of every neighborhood inside the gates. In Bay Woods it owns the street, the lakes and the preserve outright. Bonita Bay’s recorded master Declaration and Design Review standards (§9.2) are what keep a street built from 1999 to 2019 consistent, lot by lot.
Bonita Bay is built out, and the developer’s successor describes the 15 Phase Two lots as the last single-family subdivision developed in Bonita Bay. Every Bay Woods lot is improved. That does not guarantee appreciation (the county record shows 26367 Woodlyn Drive recording less in 2012 than in 2005), but it means every buyer who wants a new-era estate lot inside Bonita Bay competes for one of a fixed number.
For a buyer who wants a house of 3,700 square feet or more on half an acre or more with its own pool inside Bonita Bay’s gates, Bay Woods is one of three neighborhoods trading near $3,600,000 to $3,900,000 at the 60-month median, alongside Spring Ridge and Rookery Lake, and the only one with a group of houses built after 2014. The trade is a flood zone on every lot, a thin resale market and the carrying cost of a large house.
Bonita Springs is the incorporated city that governs Bay Woods’ permits, zoning, flood program and city taxes; its CRS Class 5 rating lowers NFIP premiums, and its location puts Woodlyn Drive between Naples and Fort Myers with Gulf beaches, I-75 and US 41 close by.
Residents voted to incorporate the City in 1999, and the City marked its 25th anniversary in 2024 (City of Bonita Springs, history; 25th anniversary; City Charter). For the wider market, see our Bonita Springs guide and our Bonita Bay guide. Documentary stamp tax on Florida deeds is set by the state (Florida Department of Revenue, documentary stamp tax), and in Lee County the seller customarily pays the owner’s title policy, though the contract controls.
Bay Woods owners and buyers work directly with Jesse McGreevy and Marc Comisar, the McGreevy and Comisar team at Domain Realty, whose office at 24031 S Tamiami Trl #101 in Bonita Springs is about 2.6 miles from Bay Woods by straight line. For this Bay Woods guide we read the county’s golf, lake and preserve parcels, the master Declaration, all 48 county home cards, the developer’s own Baywoods page and every qualified Bay Woods deed of the last five years in the Lee County record before writing a word.
McGreevy and Comisar are the Domain Realty team behind this Bay Woods guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate, with over 45 years of combined direct real estate experience. You can read how the team was built on our about the McGreevy and Comisar team page. We tracked all 14 qualified Bay Woods deeds recorded since November 2021 for this update, we read every one of the 48 Bay Woods home cards to count the stories, walls, roofs, foundations, garages, pools and land classes, we checked the state’s corporate register for a Bay Woods association, we measured each lot’s distance to the golf courses, the lakes and the preserve on the county map, and we measured the flood zone at all 48 Bay Woods lots ourselves rather than repeating a map summary.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the full record is below:
Bay Woods is a street where specifics decide the price: the plat and the era of the house, one story or two, the finished size, whether the lot backs to the Bay Island or Marsh fairway, a lake or the preserve, the age of the tile roof and the pool equipment, the opening protection, and whether the kitchen and baths have been redone. With fourteen qualified deeds in five years and a spread of $3,000,000 between them, a Bay Woods price cannot lean on last month’s sale, and buyers moving from out of state often decide from photos, video and documents before they visit, so the listing has to explain the lot, the golf and preserve tracts, the Zone AE rating and elevation certificate, the wind mitigation report and the master association’s role in plain language. That is the work we do on every Bonita Bay listing.
McGreevy and Comisar is a top-reviewed Bay Woods realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Ann Perez, verified Google review
★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Lori Crosby, verified Google review
Selling a Bay Woods home? Get a free Bay Woods home valuation, or call Jesse direct at (239) 898-6072.
Buying in Bay Woods? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. Buyers focused on Bonita Bay can also start at our Bonita Bay buyer guide.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida real estate professionals with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Video walkthroughs, market updates and community tours are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around Bay Woods, see our Bonita Bay guide, our Bonita Springs guide and our guides to the estate neighborhoods Creekside and Woodlake.
The best Bay Woods buyers we work with ask the most questions before the offer and the fewest after closing. Order the estoppel certificate early, read the master association’s rules and the plat for your lot, get windstorm and flood quotes from the elevation certificate and wind mitigation report during your inspection period, and read the Design Review standards before you plan a remodel, a pool change or a rental. There is no obligation and no cost for an initial conversation.
The questions buyers ask us most about Bay Woods at Bonita Bay, answered from the county record, the master association’s documents, FEMA’s flood layer and the Southwest Florida MLS pull of September 30, 2026.
Bay Woods at Bonita Bay is a neighborhood of 48 detached single-family homes on Woodlyn Drive inside the gated master-planned community of Bonita Bay in Bonita Springs, Florida. The homes stand on two recorded plats, Bonita Bay Unit 45 (33 homes, built 1999 to 2006 plus one in 2016) and the Baywoods Phase Two Replat (15 homes, built 2015 to 2019), beside the Bay Island and Marsh golf courses, lakes and a preserve.
Both appear on the record. The Southwest Florida MLS lists the subdivision as “BAY WOODS”, the Lee County roll calls the northern plat the “BAYWOODS PHASE TWO REPLAT”, the master association’s street table says “Baywoods I & II”, and the developer’s successor writes “Baywoods 2”. They all refer to the same 48 homes on Woodlyn Drive in Bonita Bay.
No. Shadow Wood Preserve Bay Woods is a condominium on Bay Woods Lake Drive in Fort Myers, ZIP 33908, a different community with a similar name. Bay Woods at Bonita Bay is 48 single-family homes on Woodlyn Drive in Bonita Springs, ZIP 34134, inside the Bonita Bay gates. Search listings and county records by the Woodlyn Drive address to stay on the right one.
Bay Woods sits in the western, Bay Island section of Bonita Bay, along Woodlyn Drive between the Bay Island golf course, the Marsh course at its south end and a natural tidal wetland to the west. By straight line from the center of the neighborhood, the Club address on Country Club Drive is about 1.0 mile away and the Promenade at Bonita Bay about 1.2 miles.
Bay Woods has 48 homes on the Lee County roll: 33 on Bonita Bay Unit 45, where the owners of 26331 and 26391 Woodlyn Drive each hold two platted lots, and 15 on the Baywoods Phase Two Replat. Every one carries the single-family use code and a Woodlyn Drive address, and all 48 lots are built on.
The county roll dates the Unit 45 homes from 1999 to 2006, with one more, 26411 Woodlyn Drive, built in 2016 on a lot that had stayed vacant, and the 15 Phase Two homes from 2015 to 2019. By year: six in 1999, eleven in 2000, eight in 2001, four in 2002, one each in 2003, 2004 and 2006, three in 2015, five in 2016, four in 2017, three in 2018 and one in 2019.
Bay Woods homes record 3,693 to 13,815 heated square feet on the Lee County roll, a median of 4,981. The Unit 45 houses are larger, a median of 5,220, and the Phase Two houses a median of 4,323. MLS living area can differ from the county figure because the two count upper and lower rooms differently, so check which number a listing uses.
On the Lee County roll, 31 of the 48 Bay Woods homes have four bedrooms, 8 have three, 7 have five and 2 have seven. Bathrooms run from three to nine, most often four (24 homes) or five (14). A listing may count a den or office separately, so compare the floor plan rather than the bedroom count alone.
The county cards record one living story on 27 Bay Woods homes, two stories on 17 and a story and a half or more on 4. The Phase Two houses are almost all one story, 14 of 15, while the Unit 45 houses are split, with 16 of 33 recording two stories. A buyer who wants single-level living has the most choice among the Phase Two houses.
Bay Woods lots measure 0.478 to 1.624 acres on Lee County’s parcel layer, a median of 0.704 acre, about 30,700 square feet. Six lots measure an acre or more, all on Unit 45. The Phase Two lots run a median of 0.652 acre and the Unit 45 lots 0.729 acre. The plat and a survey control the exact boundaries of any lot.
Yes. The Lee County parcel layer flags a private pool on all 48 Bay Woods parcels, and the field cards’ extra features record pool heaters on 35, a disappearing-edge feature on 11 and waterfall features on 4. Bay Woods has no shared neighborhood pool on the county record, so the pool at home is the pool.
Every one of the 48 Bay Woods field cards records concrete block with a stucco finish and a tile roof, concrete tile on 47 and clay or Bermuda tile on one, over a stem wall foundation on 47. The county grades construction quality above average on 36 cards and excellent on 9. The inspection and the permit history tell you the age and condition of a specific roof.
Sixteen Bay Woods lots touch a Bonita Bay Club golf course parcel on the county map: ten on the Bay Island course and six on the Marsh course at the south end of Woodlyn Drive. The appraiser classes 15 lots as golf frontage, including four Phase Two lots that view the course across a lake. A fairway lot does not include a Club membership.
Most do. On Lee County’s map layers, 23 Bay Woods lots sit within 16 feet of a lake and 14 within 16 feet of a natural tidal wetland of about 655 acres, and 44 of the 48 lots touch a lake, the wetland or a golf course. The master association owns the lake and preserve tracts beside the lots.
No. No Bay Woods parcel records a boat dock or a seawall on the Lee County parcel layer, and the lakes beside the lots are part of Bonita Bay’s stormwater system, owned by the master association, not navigable water. Owners who keep a boat use the separately owned Bonita Bay Marina on the Imperial River or a slip elsewhere.
At the Bonita Bay Marina, a separately owned, semi-private marina on the Imperial River with dry storage for boats up to 36 feet and wet slips, at additional fees, or at a marina elsewhere. The marina publishes a maximum draft of 36 inches. Keeping a boat or trailer outside the garage at home is governed by the master association’s vehicle rules.
A Bay Woods home comes with Bonita Bay’s master amenities through automatic membership in the Bonita Bay Community Association: 12 miles of paths, Estero Bay Park, Riverwalk Park, Spring Creek Park, the Private Beach with a resident shuttle, the gates and the Community Patrol. The private pool is on your own lot. The Bonita Bay Club is optional and separate.
Yes, as part of Bonita Bay, which is gated with a Community Patrol run by the master association inside the gates. We found no record of a separate Bay Woods gate. Guest, vendor and contractor access follows the master association’s procedures, delivered with the documents when you buy.
The Bonita Bay Community Association does not publish its master assessment on a public page, and we found no separate Bay Woods association on the public record. The real figure for a specific home, and any other association that charges it, appears on the estoppel certificate and the §720.401 disclosure summary in the sale. Bonita Bay has no CDD.
We found none on the public record. Every Bay Woods common parcel, including Woodlyn Drive, the lakes and the preserve, is owned by the Bonita Bay Community Association on the county parcel layer, and the two “Bay Woods” corporations on the state register are in Safety Harbor and Gulf Breeze. The estoppel certificate for the home confirms every association that applies.
The Bonita Bay Community Association. On the Lee County parcel layer the Woodlyn Drive right of way is two master association parcels, Tract D of Unit 45 (4.839 acres) and Tract R of the Phase Two replat (1.676 acres). The master association’s assessment funds Bonita Bay’s roads, streetlights and lake and stormwater management.
No. Bonita Bay has no Community Development District and no special taxing district; Lee County’s published list of special districts names several nearby CDDs but none for Bonita Bay. The Bonita Springs Fire Control and Rescue District on a Bay Woods tax bill is the area’s independent fire district, not a Bonita Bay district.
No. No source we reviewed, including the master Declaration provisions summarized on this page, the county roll and the master association’s public pages, sets an age restriction for Bay Woods, so buyers of any age can purchase a home on Woodlyn Drive. Confirm any restriction in the recorded documents delivered with the sale.
Yes, subject to the Bonita Bay master Declaration, which sets no minimum lease term but binds every tenant to the governing documents, and to anything recorded against the specific lot. The Southwest Florida MLS pull of September 30, 2026 showed no leased Bay Woods record in the prior 12 months, so there is no recent MLS rent figure for the street.
Pet rules come from the master association’s Rules and Regulations and anything recorded against the lot; the recorded master Declaration contains no pet provision, and we found no published Bay Woods pet rule. Leash and waste rules apply in the parks and paths, and with lakes and preserve beside most lots, keep pets away from the water’s edge.
Yes. On FEMA’s National Flood Hazard Layer, measured November 1, 2026, the center of every one of the 48 Bay Woods lots falls in Zone AE with a base flood elevation of 10 feet, on panel 12071C0652G effective November 17, 2022. The outlines of three lots also reach an 11-foot strip. The elevation certificate sets the premium for a specific house.
If you finance with a federally backed mortgage, yes: every Bay Woods lot center measures in Zone AE, a Special Flood Hazard Area. Without a mortgage it is still prudent inside Evacuation Zone A. NFIP building coverage has a federal limit a large Bay Woods house can exceed, so price excess flood coverage too, from the elevation certificate.
Lee County Evacuation Zone A, storm surge zone 1, at all five Bay Woods points we tested from the north end of Woodlyn Drive to the south. Zone A is the first area Lee County orders to evacuate, often for any named storm approaching from the Gulf. Confirm an address with the state’s Know Your Zone lookup.
We found no primary source documenting Ian damage to specific Bay Woods homes. The Bonita Bay Club’s October 13, 2022 update reported a flooded cart barn and golf course bridges left structurally undrivable on the Bay Island and Marsh courses, the two that border Woodlyn Drive. The seller’s disclosures, permit history and claim history confirm a specific house.
No. The Bonita Bay Club is a separately owned, member-owned private club, and buying a Bay Woods home neither makes you a member nor requires you to join, even on a lot that touches a Club fairway. The Club does not publish its initiation fees or dues on its public website; its membership office provides the current schedule.
Yes. The Private Beach on Hickory Boulevard is owned by the Bonita Bay Community Association, not the Club, and every Bay Woods owner uses it through automatic master association membership, with a resident shuttle. It was destroyed by Hurricane Ian, rebuilt in concrete with breakaway walls and reopened, according to the master association.
The master association’s $500 per unit beach-rebuild assessment, approved March 20, 2025, was due June 30, 2025 and is past. Any current or pending special assessment on a specific Bay Woods home appears on the master association’s estoppel certificate, which Florida law requires to list assessments due and pending special assessments.
On the Lee County record, 14 qualified Bay Woods sales in the 60 months since November 2021 recorded a median of $3,875,000, from $2,900,000 to $5,900,000, a median of $804 per heated square foot. The four closings on the Southwest Florida MLS pull of September 30, 2026 recorded a $3,500,000 median. Era, size and lot move a single house far from either median.
The four Bay Woods closings on the Southwest Florida MLS pull of September 30, 2026 took 16 to 63 days on market, a median of 42, and sold at 92.8% to 98.3% of list price. The one pending home had been on the market 275 days. Four sales are a count, not a trend.
On the Southwest Florida MLS pull of September 30, 2026, no Bay Woods home was listed for sale and one, 26180 Woodlyn Drive, was pending at a $5,995,000 asking price. The county parcel layer later recorded a $5,500,000 deed for that house dated October 5, 2026. For what is listed today, see our team’s current listings.
On the 60-month county record the five Phase Two deeds, on houses built 2015 to 2018, recorded a median of $1,080 per heated square foot, against $625 for the nine Unit 45 deeds on houses built 1999 to 2002. The newer houses are smaller on the roll but newer in every system; the deed record does not show interiors, so a showing settles the rest.
You receive the §720.401 disclosure summary before you sign, the master association’s estoppel certificate before closing, the master Declaration, By-Laws and Rules, and through your title agent the recorded plat for your lot (Plat Book 60, Page 78 or Instrument 2009000249420). Ask the seller for the elevation certificate, wind mitigation report, permits and a survey.
Lee County public schools serve Bay Woods through proximity-based choice: a student ranks schools within the proximity zone for the address rather than being placed at one school by address. Under the district’s most recent published plan, nearby options include Spring Creek Elementary, Bonita Springs Middle and Bonita Springs High. Confirm an address’s zones with the School District of Lee County.
On the same 60-month county yardstick, Bay Woods recorded 14 deeds at a $3,875,000 median and $804 per square foot, and Creekside 24 at $2,342,500 and $595. Bay Woods has larger lots (median 0.704 acre), larger houses (median 4,981 square feet) and 15 homes built 2015 to 2019; Creekside has 103 homes built 1991 to 2002 and a lower entry price.
The questions Bay Woods owners ask us before they list, answered from the Lee County deed record, the 48 county home cards, the master association’s documents, FEMA’s flood layer and the Southwest Florida MLS pull of September 30, 2026.
Your Bay Woods home is worth what the closest matching deeds support, adjusted for its era, size, lot and condition. The 14 qualified Bay Woods deeds of the last 60 months recorded a $3,875,000 median, from $2,900,000 to $5,900,000, so the median alone can miss by more than a million dollars. Start with a free valuation and we will price it from the deeds that match your plat, your build year, your square footage and your golf, lake or preserve frontage.
The best listing agent for Bay Woods knows every deed on Woodlyn Drive and can explain the street’s two plats, its lots and its flood rating to a buyer. McGreevy and Comisar are the #1 team in Southwest Florida since 2012 and Top 1% nationally since 2008, and this guide was built from all 48 Bay Woods county cards, every qualified Bay Woods deed since November 2021 and our own flood measurement at every lot.
Four qualified Bay Woods deeds were recorded in the 12 months to September 30, 2026: 26170 Woodlyn Drive at $5,900,000, 26271 at $3,200,000, 26367 at $2,900,000 and 26230 at $3,800,000. The Southwest Florida MLS, pulled September 30, 2026, shows the same four closings. A fifth, 26180 at $5,500,000, recorded on October 5, 2026, after the cutoff of the county index used on this page.
Bay Woods homes recorded a median of $3,875,000 across 14 qualified deeds in the 60 months since November 2021, and a median of $804 per county heated square foot. The four MLS closings of the 12 months to September 30, 2026 recorded a $3,500,000 median. The five Phase Two deeds recorded a $4,900,000 median and the nine Unit 45 deeds $3,800,000, so your plat and era matter as much as the street median.
The four Bay Woods closings on the Southwest Florida MLS pull of September 30, 2026 spent 16 to 63 days on market, a median of 42. The one home pending on that date had been listed for 275 days before it went under contract. With only four closings, the clearest lesson is that a well-priced Bay Woods home can sell within two months, while an ambitious first price can add many months.
The four Bay Woods closings on the Southwest Florida MLS pull of September 30, 2026 sold at 92.8% to 98.3% of their final list prices, a median of 95.2%. The highest ratio went with the highest sale, 26170 Woodlyn Drive at $5,900,000 against a $5,999,000 list price. Four sales are a small sample, so we read the ratio alongside the deeds that match your home rather than as a promise.
On the 60-month county record, yes: the five Phase Two deeds, on houses built 2015 to 2018, recorded a $4,900,000 median and $1,080 per heated square foot, and the nine Unit 45 deeds, on houses built 1999 to 2002, recorded $3,800,000 and $625 per square foot. Unit 45 houses are larger on the roll, so a renovated Unit 45 house can close the gap; the listing has to document what has been replaced.
The record is too thin to price a fairway on its own. Golf-class lots recorded five of the 14 Bay Woods deeds at a $3,950,000 median, lake-class lots three at $3,750,000, and standard lots six at $4,150,000, mostly newer Phase Two houses. Sixteen lots touch a Club course parcel on the county map. We price the view from the closest matching deeds and show buyers the measured frontage.
Views matter to buyers, but the 14 deeds do not isolate them: the three lake-class deeds recorded a $3,750,000 median, and lots beside the tidal wetland sold from $2,900,000 to $4,400,000. Twenty-three lots sit within 16 feet of a lake and 14 beside the wetland on the county map. We show the measured frontage in the listing and price from matching deeds rather than a view premium.
The 14 deeds of the last 60 months span $3,000,000, and the county record explains much of it: the newer Phase Two houses sold at a median of $1,080 per square foot against $625 for Unit 45, and sizes run from 3,693 to 13,815 heated square feet. The deeds do not show interiors, so renovation and condition explain the rest, which is why a Bay Woods listing has to document both.
Describe it from the record: the plat (Unit 45 or Phase Two), the year built and heated square footage on the county roll, the lot size from the parcel layer, the stories and construction on the card, the pool, and the measured frontage to a golf course, lake or preserve. Say “Bay Woods at Bonita Bay” and “Woodlyn Drive” so buyers do not confuse it with the Fort Myers condominium of a similar name.
The county card and the MLS measure differently. On 26271 Woodlyn Drive the county records 5,429 heated square feet and a three-quarter story above a lower garage, while the MLS reported 6,736 living square feet. Whatever figure your listing uses, state the source, keep the county heated area at hand for appraisers and buyers, and have permits ready for any finished space added after construction.
Only if it is true of your lot. Sixteen Bay Woods lots touch a Club course parcel on the county map, ten on Bay Island and six on Marsh, and the appraiser classes 15 lots as golf frontage, four of them across a lake. We check your lot against the county layers before the listing goes live, because an overstated view is the fastest way to lose a buyer’s trust.
The record supports describing Bay Woods as individually designed houses: the county assigns four improvement types across the 48 cards and sizes from 3,693 to 13,815 square feet, and Unit 45 lots sold vacant one at a time before their houses went up. Name a builder only if you hold the contract or permit that shows it; we do not publish builder names the public record does not show.
Florida law requires the §720.401 homeowners’ association disclosure summary before the contract is signed, and the residential flood disclosure required by Section 689.302 is part of the contract forms. The master association’s estoppel certificate is needed for closing. Beyond those, have the elevation certificate, the wind mitigation and four-point reports, a survey and your roof, pool and air-conditioning permits ready before you list.
Under Section 720.401, Florida Statutes, a contract signed without the homeowners’ association disclosure summary is voidable by the buyer until closing. The master Declaration (§12.13) repeats the seller’s duty to deliver it for every Bonita Bay transfer. Every Bay Woods home sits inside the master association, so the summary is part of every sale, and we prepare it with the listing paperwork before the first showing.
An estoppel certificate is the association’s written statement of what is owed on your home: regular assessments, any special assessment, and any charge due at closing. For a Bay Woods sale the master association issues it on request within the time and fee schedule set by Section 720.30851, usually ordered by the title agent. Order it early, because it also confirms which associations apply.
The recorded 2011 master Declaration contains a buyer-paid resale reserve assessment, and a later master association written statement describes a different formula; no recorded amendment reconciling the two has been located, so we do not publish either figure. The master association’s estoppel certificate states exactly what is due at your Bay Woods closing and who pays it under your contract.
The master Declaration requires no sale approval that we found; it requires the §720.401 disclosure summary, and the estoppel certificate is needed for closing. We found no separate Bay Woods association that would add a step. Your title commitment shows anything recorded against your specific lot, and we read it before your Bay Woods home goes on the market.
Yes, the master association’s. Open houses need 72 hours’ notice to the master association with the listing agreement, run Monday to Saturday 9 to 5 and Sunday 1 to 4, and use the association’s sign standard, and SOLD signs are not allowed, according to its Open House Guidelines. Gate access for visitors follows the master association’s procedures, which we arrange for every Bay Woods showing.
The master association’s $500 per unit beach-rebuild assessment, approved March 20, 2025 and due June 30, 2025, is past, and if you paid it nothing remains owed. The estoppel certificate shows any balance. Disclose any special assessment that is pending or approved when you list, because Florida law requires the estoppel certificate to show it and a buyer will see it there anyway.
Present it plainly with the measurement: on FEMA’s flood layer, the center of every Bay Woods lot falls in Zone AE with a 10-foot base flood elevation, panel 12071C0652G, effective November 17, 2022, inside Evacuation Zone A, with the City’s CRS Class 5 discount on NFIP policies. Then show your elevation certificate and your current flood premium, which answer the question for your specific house.
Yes. Every Bay Woods lot center measures in Zone AE at 10 feet, so a financed buyer must carry flood insurance, and the premium follows how high the lowest floor sits against that line. The City notes premiums fall by nearly half for each foot above the base flood elevation. A current certificate in the listing package lets a buyer get a firm quote during the inspection period.
On a Unit 45 house built 1999 to 2006, the roof, the pool equipment and enclosure, the air conditioning and the opening protection are what buyers and insurers ask about first, and documented replacements support the price. On a Phase Two house, service records and a clean inspection matter most. We walk the house with you and recommend only work that the matching Bay Woods deeds suggest buyers pay for.
In Zone AE, a renovation costing 50% or more of the structure’s market value is a substantial improvement under the City’s floodplain rules, and the whole house must then meet current flood requirements. A buyer planning a large remodel of a 2000-era Bay Woods house will ask about it, so your elevation certificate and permit history help them plan before they make an offer.
For most Bay Woods homes, yes, at least the main living areas and the lanai and pool, because buyers at this price often decide from photos and video before they visit. Staging should show the lot and the view to the fairway, lake or preserve, the outdoor kitchen and the pool. We plan staging and photography around the light on your specific lot.
The four recent Bay Woods closings recorded in November, January, March and August, so buyers act year-round, but the winter season brings the most seasonal visitors through Bonita Bay. We usually prepare a Bay Woods listing in the fall so it is photographed, priced and documented before the season, and we watch Spring Ridge and Rookery Lake listings that compete for the same buyers.
A Bay Woods seller typically pays the brokerage commission, the Florida documentary stamp tax on the deed (set by the state at 70 cents per $100 of consideration), the owner’s title policy as is customary in Lee County unless the contract says otherwise, the estoppel fee, prorated taxes and assessments, and any repair credits. The settlement statement from your title agent lists every line before you sign.
Yes. The lease transfers with the house unless it says otherwise, and the master Declaration binds every tenant to the governing documents. Showings need the tenant’s cooperation under the lease terms, and a buyer who wants to move in will ask when the lease ends. The MLS pull of September 30, 2026 showed no leased Bay Woods record, so leased Bay Woods sales are uncommon.
A Bonita Bay Club membership is separate from your Bay Woods deed, even on a golf-frontage lot. The Club does not publish its initiation fees, dues or transfer rules on its public website, and whether a membership can pass to your buyer is the Club’s decision under its own rules. Your Bay Woods sale itself never requires a Club membership on either side.
Financing at Bay Woods prices usually means a jumbo loan, and the lender will require flood insurance because every lot center measures in Zone AE, plus windstorm coverage on a block-and-stucco house with a tile roof. A current elevation certificate, a wind mitigation report and a clean four-point inspection make the insurance quotes, and with them the loan approval, faster for your buyer.
On September 30, 2026 no other Bay Woods home was listed and one was pending, so your nearest competition is often the estate homes of Spring Ridge and Rookery Lake, whose 60-month medians were $3,800,000 and $3,600,000 on the same county yardstick, and, for buyers stretching down, Creekside at $2,342,500. We pull those active listings on the day you list.
On the same 60-month county yardstick, Bay Woods recorded a $3,875,000 median and $804 per heated square foot against Creekside’s $2,342,500 and $595. Bay Woods offers larger lots, larger houses and 15 houses built after 2014, and your listing should show those differences with the county figures, so a buyer comparing the two sees why a Bay Woods price sits higher.
Yes, especially on a Unit 45 house built from 1999 to 2006. Insurers price windstorm coverage from the roof’s age and permit date in the wind mitigation report, and buyers price in a tile roof replacement on an older house. A documented roof permit, with the underlayment and attachment recorded, often decides whether a buyer gets an ordinary or an expensive quote.
Gather your deed and title policy, the survey, the elevation certificate, the wind mitigation and four-point reports, permits for the roof, pool, enclosure, windows, generator and air conditioning, your flood and windstorm declarations pages, recent tax bills, and the master association’s rules and estoppel contact. Add the year built and heated area from your county card so every figure in the listing matches the public record.
Under the usual Florida contract, the buyer may ask for repairs or a credit, or cancel within the inspection period. On a 2000-era Bay Woods house the common findings involve the roof, pool equipment, air conditioning and openings. A pre-listing inspection lets you fix or price those items before the buyer finds them, which keeps the contract together.
The deeds show both directions over time. 26171 Woodlyn Drive recorded $4,500,000 in January 2023 and $4,950,000 in May 2024, and 26230 recorded $3,600,000 in March 2025 and $3,800,000 in August 2026, while 26367 recorded $2,462,500 in 2005, $1,950,000 in 2012 and $2,900,000 in 2026. With 14 deeds in five years, we read your home’s value from matching sales rather than a trend line.
Property taxes for the year of sale are prorated between you and the buyer on the settlement statement, using the current or prior year’s bill, and master association assessments are prorated through the closing date from the estoppel certificate. Any special assessment due before closing is typically yours unless the contract says otherwise. Your title agent shows every proration before you sign.
Every Bay Woods fact on this page comes from a recorded instrument or state record, a county, city, state or federal record, the Bonita Bay Community Association’s, the developer’s successor’s or the Bonita Bay Club’s own published pages, a named news report, or the Southwest Florida MLS figures pulled on September 30, 2026. Every link below was checked and answered on November 1, 2026; recorded instruments are cited by book and page or instrument number in the text.
The official documents below are published by the Bonita Bay Community Association, the developer’s successor Phoenix Bay Ventures, the City of Bonita Springs, the School District of Lee County and NOAA. They are the documents we read for this page, and the ones a Bay Woods buyer or seller should read before signing. Each link opens the issuing authority’s own copy.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Baywoods aerial photograph | Phoenix Bay Ventures | 2012 flight | The 15 Phase Two lots numbered along Woodlyn Drive | |
Street and Neighborhoods | Bonita Bay Community Association | Current posting | Lists Woodlyn Drive and Woodmoor Lane under Baywoods I and II | |
Media Brochure, January 2026 | Bonita Bay Community Association | January 2026 | 2,400 acres, 3,346 residences, 12 miles of paths, separately owned Club and Marina | |
Open House Guidelines | Bonita Bay Community Association | Current posting | Open house hours, 72-hour notice, sign standard, no SOLD signs | |
Trails map | Bonita Bay Community Association | Current posting | The path network that connects Woodlyn Drive to the parks and the Club | |
Neighborhoods map | Bonita Bay Community Association | Current posting | Where Bay Woods sits among Bonita Bay’s neighborhoods | |
Facilities and amenities map | Bonita Bay Community Association | Current posting | Parks, beach shuttle points and community facilities | |
Ordinance No. 22-05, Flood Hazard Reduction | City of Bonita Springs | 2022 | City floodplain rules that apply to Bay Woods permits and remodels in Zone AE | |
Substantial improvement and damage toolkit | City of Bonita Springs | Revised May 25, 2024 | How the City applies the 50% rule to flood-zone buildings | |
CRS Floodplain Management Plan, FY 2025-26 progress report | City of Bonita Springs | FY 2025-26 | The program behind the Class 5, 25% NFIP discount | |
Zoning District Map Book | City of Bonita Springs | July 6, 2011 | Zoning districts by map sheet within city limits | |
How to use online services | City of Bonita Springs Community Development | Current posting | The City’s online permit portal, for a home’s permit history | |
Student Enrollment Plan 2025-2026 | School District of Lee County | 2025 | Elementary Zone Q, middle Zone GG and the South high school choice zone | |
Parks of Bonita Bay | Bonita Bay Community Association | Current posting | Estero Bay Park, Riverwalk Park and Spring Creek Park: boardwalk, boat ramp, kayak launches, bocce, pickleball | |
Tropical Cyclone Report: Hurricane Ian | NOAA National Hurricane Center | 2023 | The official record of Hurricane Ian |
The Bonita Bay Unit 45 plat (Plat Book 60, Page 78), the Baywoods Phase Two Replat (Lee County Instrument 2009000249420), the recorded master Declaration (Lee County Instrument 2011000142834) and the master association’s By-Laws (Instrument 2020000126919) are public records at the Lee County Clerk, retrieved by book and page or instrument number; none is posted as a free copy online.
Market data from Southwest Florida MLS, pulled September 30, 2026. County sales and parcel records from the Lee County Property Appraiser, recorded sales through September 2026. McGreevy and Comisar, Best Realtor for Bay Woods. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
