Deerwood is 15 single-family pool homes on one private court, Deerwood Court, in Bonita Bay, Bonita Springs, built 1995 to 2005, with 6 recorded sales in 60 months from $1,600,000 to $5,400,000. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the #1 real estate team in Southwest Florida selling and buying homes in Deerwood at Bonita Bay. Deerwood at Bonita Bay is a neighborhood of 15 detached estate houses on one private street, Deerwood Court, in the master-planned community of Bonita Bay in Bonita Springs, Florida. The Lee County Property Appraiser records every one of its homes as a detached single-family house with a private pool, on lots from 0.49 to 1.17 acres, built from 1995 to 2005 on one recorded plat, Bonita Bay Unit 24, with the even-numbered lots on the Marsh golf course parcel of the Bonita Bay Club and the odd-numbered lots beside a lake of about 14 acres. Whether you’re ready to sell your Deerwood 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 6 Deerwood sales in the 60 months since November 2021, ranging from $1,600,000 to $5,400,000, and the newest of them was recorded on August 26, 2026. Six sales is too few for a median to describe the street, so this guide lists every one of them with the size of the house that sold. The Southwest Florida MLS, pulled September 30, 2026, counted one Deerwood closing in the 12 months to that date and no home listed or 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 15 Deerwood home field cards and the card for the neighborhood’s common tracts, 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, 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 Deerwood 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 Deerwood market read built from every qualified Deerwood deed of the last five years, all 15 county home cards, the county’s golf, lake and tract parcels and FEMA’s flood layer at every lot.
If you’re searching for the best realtor for Deerwood in Bonita Bay, Bonita Springs, whether you’re ready to sell your Deerwood 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 Deerwood for a specific reason. Fifteen houses on one court do not price themselves, and they rarely trade: six qualified deeds in five years, and none at all between September 2022 and June 2025. Those six deeds run from $1,600,000 to $5,400,000, a spread of $3,800,000, among houses that share one street, one plat, one flood zone and one era of construction. The spread follows the house: the county records heated areas from 3,493 to 7,640 square feet, and the largest house on the street recorded the highest deed. One house sold twice in the window: 4430 Deerwood Court recorded $3,350,000 in June 2022 and $3,100,000 in July 2026. A listing agent who prices a Deerwood 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 Deerwood track record (last 12 months): In the 12 months to September 30, 2026 the Lee County record holds two qualified Deerwood deeds: 4430 Deerwood Court at $3,100,000 on July 28, 2026, and 4481 Deerwood Court at $2,578,000 on August 26, 2026. The Southwest Florida MLS, pulled September 30, 2026, shows the 4430 closing at $3,100,000 against a $3,400,000 asking price (91.2% of list) after 113 days on market, with no Deerwood home active or pending on the pull date. We will walk you through both sales and every deed of the last five years.
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Selling your Deerwood home? Get a free home valuation → mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Deerwood? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Deerwood at Bonita Bay, section by section. Each link below jumps to its part of this guide, from all six county deeds of the last 60 months and the one recorded plat on Deerwood Court to the fifteen pool homes, the lots and the master association tract, the golf and lake sides of the court, the flood zone at every lot, the comparison with Spring Ridge, the seller section and the sources behind every figure.
Living in Deerwood at Bonita Bay means a detached estate house with its own pool on a lot of about half an acre to more than an acre, on one private dead-end court off Bonita Bay Boulevard, with the Club’s Marsh golf course behind the even-numbered houses, a lake of about 14 acres behind the odd-numbered ones, and the whole Bonita Bay setting through the master association.
Every Deerwood home carries a Deerwood Court address, and every Deerwood Court address on the Lee County roll is a Deerwood home: the 15 parcels addressed on the street are the 15 houses, all on Bonita Bay Unit 24. The neighborhood’s common land, Tracts A, B and C and the road of Unit 24, is a single master association parcel the roll lists as “right of way”. By our straight-line measurement from the center of the neighborhood, the Bonita Bay Club address on Country Club Drive is about 1.1 miles to the east-northeast, 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 1.3 miles to the east.
One street, one plat, 15 estate homes. Bonita Bay Unit 24 was recorded at Plat Book 55, Pages 38 to 41, with 16 lots on both sides of one court. The odd-numbered side, from 4401 at the entrance to 4481 at the end, holds Lots 1 to 8 (4481 is Lot 1 and 4401 is Lot 8). The even-numbered side holds Lots 9 to 16: the house at 4400, at the entrance, stands on the joined Lots 9 and 10 (“LOTS 9 + 10” on the roll), and 4480, at the end of the court, is Lot 16. That is why a street of 16 lots carries 15 houses. The plat does not carry the name Deerwood (“BONITA BAY UNT 24” is the county legal); the name comes from the master association and the MLS, so a county search by the name finds nothing.
The Property Appraiser codes every Deerwood home with the single-family use code, records one living unit per building on all 15 cards, and places all 15 in its “Bonita Bay single-family sub” appraisal neighborhoods, the odd-numbered lots in one sub-area and the even-numbered lots in another. The parcel layer carries every lot as planned development (PUD) zoning inside the City of Bonita Springs.
Deerwood is not a villa or attached-home neighborhood, not a condominium and not a boating street. Every card records a detached house on its own lot, the smallest of them at 3,493 heated square feet. No Deerwood card records a dock, boat lift or seawall, and the lake behind the odd-numbered lots is a stormwater lake within the master plan, not navigable water. Deerwood is also not a nature preserve frontage, whatever older descriptions say: on the county map the nearest parcel the appraiser classes as wetland preserve lies about 750 feet from the nearest Deerwood lot, and the green land behind the houses is golf course on one side and lake on the other. The Deerwood tract card does record 0.76 acre of buffer land inside the neighborhood’s own tracts. Finally, Deerwood at Bonita Bay has no tie to the many other places in Florida named Deerwood; search by the street address to stay on the right one.
The lots sold vacant first. On the county sale file the Unit 24 lots carry 16 qualified vacant-land deeds from October 1994 to May 2004, at $240,000 to $550,000: the first were Lots 1 and 2 (4481 and 4471) in October 1994, and the last 4470 in May 2004. The houses then went up one at a time: two in 1995, one in 1996, four in 1997, five in 1998, then a pause until two in 2003 and one in 2005. Three lots, 4450, 4470 and 4480, were the last built, and three lots (4450, 4470 and 4471) sold vacant more than once before a house went up. The roll shows no Deerwood house replaced by a newer one: each home’s year built follows the vacant sale of its lot, so the newest house on the court is 21 years old and the oldest 31.
Measured edge to edge on Lee County’s parcel and hydrography layers, the 7 even-numbered lots (4400, 4420, 4430, 4440, 4450, 4470 and 4480) touch the Bonita Bay Club parcel whose county legal description begins “Marsh Golf Course Area 1 + Area 2”, 178 acres. The 8 odd-numbered lots (4401 to 4481) back onto a lake of about 14 acres on the county’s hydrography layer, its mapped water edge 6 to 32 feet from each lot line, across the strip of the neighborhood’s own tracts. The county’s land classes nearly agree, recording 7 lots as “single family residential, golf course”, 7 as “single family residential, lake” and the end lot at 4480 as plain single-family; 4441 is classed golf although our measurement puts it beside the lake, about 220 feet from the golf parcel. 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 Deerwood, a 15-home court inside Bonita Bay where the finished size, one story or a partial second, the golf or lake side of the street, the age of the roof, the pool and the openings, and the degree of updating since the late 1990s decide most of the price. Selling a Deerwood home? Start with a free Deerwood home valuation, or call Jesse direct at (239) 898-6072. Buying on Deerwood Court? 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 Deerwood at Bonita Bay homes for sale on its own site.
Data updated: November 2026. Deerwood at Bonita Bay recorded 6 qualified sales in the 60 months since November 2021, from $1,600,000 to $5,400,000, in the Lee County Property Appraiser recorded sales, through September 2026. The newest Deerwood sale in that index is August 26, 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. Six sales in five years on a 15-home street is a very small sample, fewer than ten, so we list every sale rather than lean on a median, and we say so wherever a figure leans on it.
A 12-month window, since November 2025, holds two qualified Deerwood sales; the 24, 36 and 48-month windows hold three each, and the 60-month window, since November 2021, holds six. We use the 60-month window and list every sale in it. Every sale was a resale; the newest house on the roll was finished in 2005. The county’s summary for all recorded history, 37 qualified deeds back to the first lot sales of 1994, mixes vacant lots with houses, is not a current price and we do not present it as one.
| Recorded | Address | Side of the court (measured) | Built | Stories (card) | Heated sq ft | Deed price | Per heated sq ft |
|---|---|---|---|---|---|---|---|
| November 30, 2021 | 4420 Deerwood Ct | Golf (Lot 11) | 1997 | 1 | 4,085 | $1,600,000 | $392 |
| June 1, 2022 | 4430 Deerwood Ct | Golf (Lot 12) | 1998 | 1 | 5,052 | $3,350,000 | $663 |
| September 13, 2022 | 4400 Deerwood Ct | Golf (Lots 9 and 10) | 1995 | 1.8 | 7,640 | $5,400,000 | $707 |
| June 30, 2025 | 4461 Deerwood Ct | Lake (Lot 3) | 1998 | 1.8 | 3,765 | $1,900,000 | $505 |
| July 28, 2026 | 4430 Deerwood Ct | Golf (Lot 12) | 1998 | 1 | 5,052 | $3,100,000 | $614 |
| August 26, 2026 | 4481 Deerwood Ct | Lake (Lot 1) | 1996 | 1 | 4,343 | $2,578,000 | $594 |
The six deeds total $17,928,000. For the record, six is an even count, so the median is the midpoint of the third and fourth prices in order: sorted, the prices run $1,600,000, $1,900,000, $2,578,000, $3,100,000, $3,350,000 and $5,400,000, and the midpoint of $2,578,000 and $3,100,000 is $2,839,000. The per-square-foot median works the same way: the third and fourth of the six sorted values are $593.6 and $613.6, a median of $604 per county heated square foot. One house recorded two deeds (4430 Deerwood Court), so the six deeds cover five different homes, one in three on the street. With six deeds, the median says less than the table does: no Deerwood house sold near $2,839,000 in the window, and the figure falls between a $2,578,000 sale and a $3,100,000 sale.
Two qualified Deerwood deeds were recorded in the 12 months to September 30, 2026. 4430 Deerwood Court recorded $3,100,000 on July 28, 2026: a one-story house built in 1998 of 5,052 county heated square feet, five bedrooms, on a golf-side lot of 0.493 acre. 4481 Deerwood Court recorded $2,578,000 on August 26, 2026: a one-story house built in 1996 of 4,343 county heated square feet, on the 0.664-acre lake-side lot at the end of the court, Lot 1 of the plat. The two deeds total $5,678,000. Neither the deed nor the county card tells us what was inside either house on the day it sold, and we do not guess.
The Southwest Florida MLS, pulled September 30, 2026, counted one Deerwood closing in the 12 months to that date: 4430 Deerwood Court, listed at $3,400,000 and sold for $3,100,000 on July 28, 2026 after 113 days on market, 91.2% of the asking price, with 5,291 MLS living square feet, five bedrooms plus a den and four full baths and one half bath, $586 per MLS living square foot. On the pull date no Deerwood home was listed for sale and none was pending. The same pull’s 12-month rental search returned no leased Deerwood record. The August 26, 2026 deed at 4481 Deerwood Court does not appear in that pull, so the county record is this page’s only source for that sale. One closing is a count, not a trend, and the listing picture may have changed since the pull date.
On the one recent sale both records hold, they agree on the price ($3,100,000) and the date (July 28, 2026), so the deed-versus-MLS rule has nothing to settle on price. They differ on size: the county records 5,052 heated square feet and the MLS 5,291 living square feet. This page uses the deed price and the county heated area for every per-square-foot figure in the county tables, and names the MLS figure, Southwest Florida MLS, pulled September 30, 2026, once, here. The county records the deed consideration and its own measured heated area; the MLS records the reported closing price and the listing’s living area. Neither is averaged with the other.
A gap of 239 square feet on 4430 is modest, but on the five Deerwood houses the county records at 1.8 stories it can be larger. Each of those cards (4400, 4450, 4451, 4461 and 4471) records a “three quarter story” above a “finished lower garage”, areas the appraiser values and counts by its own rules while a listing may count them differently. A buyer comparing price per square foot across Deerwood listings should know which number each listing uses, and should ask how any upper or lower-level room is built and permitted.
The six deeds span $3,800,000, and in Deerwood the county record explains most of that spread with size. Size: the highest deed, $5,400,000 at 4400 Deerwood Court, is the largest house on the street by far, 7,640 heated square feet on the joined Lots 9 and 10 (0.995 acre), with a total area under roof of 17,260 square feet. The two lowest deeds, $1,600,000 and $1,900,000, are two of the smaller houses, 4,085 and 3,765 square feet. In between, 4481 (4,343 square feet) recorded $2,578,000 and 4430 (5,052) $3,100,000 and $3,350,000. Timing: the lowest per-square-foot deed, $392 at 4420, was recorded in November 2021, before the 2022 deeds at $663 and $707. Side of the street: the four golf-side deeds and the two lake-side deeds are too few to price a view on their own, and the size of the house differs more between them than the side does. The deed record does not say what was inside any house; renovation, finishes and condition are the likely remaining variables, and only the listing, the disclosures and a showing establish them. The county’s 2025 just values, which cover all 15 homes rather than the few that sold, run from $1,962,142 (4401) to $3,724,185 (4400), a median of $2,178,745 and a total of $36,007,369; the even-numbered golf side carries a median of $2,368,476 and the odd-numbered lake side $2,138,668.
One Deerwood house recorded two qualified deeds inside the window. 4430 Deerwood Court, a one-story house of 5,052 heated square feet built in 1998, recorded $3,350,000 on June 1, 2022 and $3,100,000 on July 28, 2026, $250,000 or 7.5% less about four years later. The deed record does not say why, and we report the two deeds as recorded rather than explain them. The same lot sold vacant for $240,000 in January 1996 and as a house for $1,700,000 in November 2000. Longer pairs show the direction of two decades: 4400 Deerwood Court went from $2,270,000 in March 2006 to $5,400,000 in September 2022; 4461 Deerwood Court from $1,800,000 in April 2006 and $1,450,000 in November 2009 to $1,900,000 in June 2025; 4420 Deerwood Court from a $240,000 vacant lot in May 1996 to $1,600,000 in November 2021; and 4481 Deerwood Court from a $310,000 vacant lot in October 1994 to $2,578,000 in August 2026. The deeds do not say whether any house was improved between sales, so we read them as data points, not as a rate for the neighborhood.
The county record shows how far Deerwood prices moved before this window. The 16 qualified vacant-lot deeds of October 1994 to May 2004 ran from $240,000 to $550,000. The first qualified house deeds on the file recorded $1,160,000 (4421, September 1998), $1,700,000 (4430, November 2000) and $1,615,000 (4421, February 2002); 4480, finished in 2003, recorded $2,812,000 in December 2004. The three qualified house deeds of 2006 ran from $1,800,000 to $2,270,000, and the deeds of 2009 to 2015 from $1,080,000 (4401, December 2012) to $1,795,000 (4431, June 2015). Just before the window, 4470 recorded $1,950,000 in March 2021 and 4451 $2,250,000 in April 2021. Then came the three deeds of 2021 and 2022, including the street’s highest, and a gap of almost three years with no qualified Deerwood deed, from September 13, 2022 to June 30, 2025. Single handfuls of sales show a level, not a precise rate, and the deed record does not say why a price moved.
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 its streets. Each neighborhood’s own guide may quote a different window; this table keeps one window for all of them. Where a neighborhood has fewer than ten deeds, its median is a midpoint of a few sales, not a price level.
| 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 (Fawnwood Court, Mandevilla Drive) | 59 | 1996 to 2003 | 3,443 to 11,347 | 12 | $3,800,000 | $2,875,000 to $4,500,000 | $707 |
| Deerwood (Deerwood Court) | 15 | 1995 to 2005 | 3,493 to 7,640 | 6 | $2,839,000 | $1,600,000 to $5,400,000 | $604 |
| Ibis Cove (Ibis Cove, Green Heron and Plumage Courts) | 28 | 1993 to 2002 | 3,224 to 7,916 | 5 | $2,425,000 | $2,255,500 to $4,500,000 | $654 |
| 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 |
| Coconut Isle (Brick Lane) | 16 | 1998 to 2002 | 2,610 to 4,812 | 8 | $2,100,000 | $1,100,000 to $2,481,250 | $520 |
| The Sanctuary (Sanctuary Way) | 62 | 1990 to 2000 | 2,391 to 5,251 | 10 | $1,940,000 | $1,350,000 to $3,200,000 | $630 |
Deerwood sits in the middle of Bonita Bay’s estate ladder: below Bay Woods and Spring Ridge, whose houses and lots run larger, and above Ibis Cove, Creekside, Coconut Isle and The Sanctuary on the median deed. Its neighbors on the map are The Sanctuary, whose Sanctuary Way lots lie about 25 feet from the Deerwood tract, and Ibis Cove, about 115 feet away. Deerwood’s $604 median per square foot is level with Creekside’s $595 and below The Sanctuary and Ibis Cove, because the Deerwood houses that sold are larger. With six deeds, every Deerwood figure in this table can move with the next sale.
For a buyer, the record says Deerwood trades about once a year on average and sometimes not for years (no qualified deed from September 2022 to June 2025), and that nothing was listed for sale on September 30, 2026, so the choice at any moment may be one house or none, and a buyer should be ready when the right one comes up. For a seller, the same record says the street supports prices from about $1,600,000 to $5,400,000 depending mostly on the size of the house, with the recent deeds between $1,900,000 and $3,100,000 on houses of 3,765 to 5,052 square feet. With so few sales, the closest matching deeds on nearby streets, the county’s values for all 15 homes and the condition and updating of the house carry more weight than any Deerwood median.
Deerwood grew out of the Bonita Bay master plan in the mid-1990s on one numbered plat, Bonita Bay Unit 24, a 16-lot court between the Marsh golf course and a lake. The lots sold vacant from 1994 to 2004, one buyer at a time, and the houses were built individually from 1995 to 2005.
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). 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 24 lots selling vacant, one buyer at a time. Lots 1 and 2 (4481 and 4471) sold in October 1994 for $310,000 and $330,000; most of the odd-numbered side followed by the end of 1996 at $290,000 to $360,000, and the even-numbered golf-side lots 4420, 4430 and 4440 sold in 1996 and 1997 for $240,000 to $255,000. The last three lots took longest: 4450 sold vacant in July 1999 ($250,000) and January 2002 ($475,000), 4480 in April 2001 ($425,000), and 4470 in April 2001 ($355,000) and May 2004 ($550,000). The common tracts and the road carry a single 1985 bulk deed on the roll and belong to the master association today.
The roll dates the houses two in 1995 (4400 and 4401, the pair at the entrance), one in 1996, four in 1997, five in 1998, two in 2003 and one in 2005. Every card records concrete block and stucco walls and a concrete tile roof, but the sizes (3,493 to 7,640 heated square feet), the story counts, the foundations (stem wall on 13, slab on grade on one and breakaway walls on one), the bedroom counts (two to five) and the county’s quality grades differ from house to house, which is what a street of individually built houses looks like on the county record. The county assigns its “single-family ranch” class to 14 houses and “Cape Cod” to one (4451); those are appraisal classes, not architectural descriptions. We do not name builders or architects, because no primary record we read identifies them, and we do not call any house custom-designed without the permit file that would show it.
Deerwood 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 roll, the Deerwood common land, the parcel “Bonita Bay Unt 24, Tracts A, B and C and Road” (5.26 acres, of which the tract card records 3.00 acres as lake, 1.50 as right of way and 0.76 as buffer), is owned by the master association. We found no separate Deerwood neighborhood association on a primary record: no Deerwood common parcel is owned by one, and a web search on November 1, 2026 found no state registration under a Deerwood at Bonita Bay name. The state’s corporate search refused our automated check that day, so we cite the master association by its document number; 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 Deerwood home.
Deerwood homes are 15 detached single-family houses of concrete block and stucco under concrete tile roofs, every one with a private pool and a garage on the county parcel layer, built from 1995 to 2005 on Bonita Bay Unit 24, with 3,493 to 7,640 heated square feet, a median of 4,343, and four bedrooms on 7 of them and three on 5.
The Lee County roll and the 15 field cards we read on November 1, 2026 record the following, house by house.
| Address | Plat lot | Side (measured) | Built | Stories | Heated sq ft | Beds / baths (roll) | Lot acres | 2025 just value |
|---|---|---|---|---|---|---|---|---|
| 4400 Deerwood Ct | 9 and 10 | Golf | 1995 | 1.8 | 7,640 | 5 / 5.5 | 0.995 | $3,724,185 |
| 4401 Deerwood Ct | 8 | Lake | 1995 | 1 | 3,493 | 4 / 4.5 | 0.678 | $1,962,142 |
| 4420 Deerwood Ct | 11 | Golf | 1997 | 1 | 4,085 | 4 / 3.5 | 0.486 | $1,987,547 |
| 4421 Deerwood Ct | 7 | Lake | 1997 | 1 | 3,653 | 3 / 3 | 0.556 | $2,012,773 |
| 4430 Deerwood Ct | 12 | Golf | 1998 | 1 | 5,052 | 5 / 4.5 | 0.493 | $2,368,476 |
| 4431 Deerwood Ct | 6 | Lake | 1997 | 1 | 4,067 | 4 / 5 | 0.558 | $2,111,556 |
| 4440 Deerwood Ct | 13 | Golf | 1998 | 1 | 3,739 | 3 / 3.5 | 0.536 | $2,014,617 |
| 4441 Deerwood Ct | 5 | Lake | 1998 | 1 | 4,515 | 3 / 3 | 0.567 | $2,337,341 |
| 4450 Deerwood Ct | 14 | Golf | 2003 | 1.8 | 4,942 | 4 / 3 | 0.523 | $2,819,650 |
| 4451 Deerwood Ct | 4 | Lake | 1997 | 1.8 | 4,917 | 4 / 4 | 0.529 | $2,340,763 |
| 4461 Deerwood Ct | 3 | Lake | 1998 | 1.8 | 3,765 | 2 / 2.5 | 0.514 | $2,133,649 |
| 4470 Deerwood Ct | 15 | Golf | 2005 | 1 | 4,054 | 3 / 3.5 | 0.604 | $2,178,745 |
| 4471 Deerwood Ct | 2 | Lake | 1998 | 1.8 | 4,613 | 4 / 3 | 0.634 | $2,954,354 |
| 4480 Deerwood Ct | 16 | Golf | 2003 | 1 | 5,165 | 4 / 4.5 | 1.168 | $2,917,884 |
| 4481 Deerwood Ct | 1 | Lake | 1996 | 1 | 4,343 | 3 / 4 | 0.664 | $2,143,687 |
Bedrooms on the roll: four on 7 homes, three on 5, five on 2 and two on 1. The largest house, 4400 Deerwood Court on the joined Lots 9 and 10, records 7,640 heated square feet and five bedrooms, built in 1995; the smallest, 4401 across the entrance, records 3,493, built the same year. Without 4400 the range is 3,493 to 5,165 square feet (4480), and 14 of the 15 houses record between 3,400 and 5,200 square feet. The total area under roof, which adds garages, porches and lanais, runs from 6,536 square feet (4470) to 17,260 (4400).
Every Deerwood card records concrete block walls with a stucco finish (“CB STUCCO”), a concrete tile roof over an irregular roof structure, a split floor plan, ceilings of 11 to 13 feet and a brick, tile or similar paver driveway. Thirteen cards record a stem-wall foundation, one a slab on grade (4440) and one breakaway walls (4421). The county grades the construction quality “excellent” on 4 cards (4400, 4450, 4471 and 4480), “above average” on 8 and “average” on 3 (4401, 4420 and 4431), and the condition “average” on all 15. The improvement type is “single-family ranch” on 14 cards and “Cape Cod” on one (4451); those are county appraisal classes, and the houses themselves are best judged in person.
Ten Deerwood houses record one living story and five record 1.8 stories, the county’s notation for a house with a partial upper level. Each of the five (4400, 4450, 4451, 4461 and 4471) records a “three quarter story” above a “finished lower garage”. Four of the five 1.8-story houses are on the odd-numbered lake side or at the entrance; along the golf side, from 4420 to 4480, only 4450 has a partial second level. No card records an elevator. One card (4481) records a “cathedral” floor area, a volume ceiling over part of the main floor.
The parcel layer flags a garage on all 15 parcels. Twelve cards record a finished garage at grade, five a finished lower garage beneath the partial upper story, and two (4461 and 4471) both; five record a finished carport as well. The county parcel layer flags a private pool on all 15 parcels, and the cards’ extra-feature lists record pool heaters on 6 houses and waterfall pool features on 2. Outdoor kitchens appear on 7 cards, lawn irrigation on all 15, additional air-conditioning units on 13, outdoor showers on 3, a whole-house generator on 1 (4441), a heat pump on 1 and a fireplace on 1. Covered outdoor rooms are the rule: the cards record finished open porches on every house, often of more than 1,000 square feet, screened porches on 4 and pool patios on 3. One card (4400) records a manual gate as an extra feature, a gate on that property, not a gate across the street.
Twelve Deerwood houses were built from 1995 to 1998 and three from 2003 to 2005, so they are now 21 to 31 years old. Twelve of the fifteen predate the Florida Building Code, which took effect statewide in 2002 (Florida Building Commission), so the roof (an original tile roof would now be 21 to 31 years old), the pool shell and equipment, the air-conditioning systems, the windows and doors, the electrical panel and the plumbing are the first questions. On opening protection, 10 of the 15 cards record something: panel and electric shutters on 4, panel or accordion shutters on 3, panel and manual shutters on 1, shutters on part of the house on 1 and impact glass on 1 (4481); 5 cards record none (4400, 4440, 4450, 4461 and 4470). Two cards record pest-control tubes in the walls. 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, including any renovation since it was built.
The Property Appraiser’s 2025 just values for the 15 homes run from $1,962,142 (4401) to $3,724,185 (4400), a median of $2,178,745 and a total of $36,007,369. Land is valued at $401,893 (4420) to $625,167 (4480) per lot, and the land line on the card classes 7 lots as golf frontage, 7 as lake frontage and 1 (4480) as standard single-family. Just value is a mass-appraisal figure set as of January 1, and it trails the deed record here: the 2026 deeds at 4430 ($3,100,000) and 4481 ($2,578,000) sit above those houses’ just values ($2,368,476 and $2,143,687). A buyer’s tax bill follows the new assessed value after the sale, not the seller’s.
Deerwood is 15 privately owned home lots of 0.486 to 1.168 acres, 9.51 acres in all, on both sides of one court; the Bonita Bay Community Association owns the road and Tracts A, B and C, 5.26 acres that hold the street, a strip of lake and a buffer, on the Lee County parcel layer.
Measured on Lee County’s parcel layer, the Deerwood home lots run from 0.486 acre (4420 Deerwood Court) to 1.168 acres (4480 Deerwood Court, at the end of the court), a median of 0.558 acre, about 24,300 square feet. Two lots measure close to an acre or more: 4480 and 4400 (0.995, the joined Lots 9 and 10). The golf-side lots between them are the smallest, 0.486 to 0.604 acre; the lake-side lots run from 0.514 to 0.678 acre, the two largest at the ends of the street (4401 at 0.678 and 4481 at 0.664).
On the Lee County parcel layer, the master association owns one parcel for the neighborhood’s common land:
| Parcel | Plat or legal | County land use | Acres | Land lines on the tract card |
|---|---|---|---|---|
| “Right of way” | Bonita Bay Unt 24, Plat Book 55, Pages 38 to 41, Tracts A, B and C and Road | Acreage, buffer, conservation, water retention | 5.258 | Lake 3.00 acres; right of way 1.50 acres; buffer 0.76 acre |
The street itself is master association land. The golf course parcel behind the even-numbered lots belongs to the Bonita Bay Club, a separate owner, and the lake behind the odd-numbered lots continues into a master association lake parcel of the neighboring plat, Bonita Bay Unit 19 Tract A (14.23 acres). On the county map the tract parcel meets the Bonita Bay Boulevard right of way at the east end of the court, the common elements of the Hamptons condominium on Wynhurst Circle, the buffer tract of The Sanctuary and that Unit 19 lake.
Deerwood Court is one street with one entrance. On the county map the road tract meets the Bonita Bay Boulevard right of way at the east end, beside 4400 and 4401, and the lots line both sides of it to the west end, where 4480 and 4481 close the street. There is no through traffic: everyone on Deerwood Court is going to one of the 15 houses. The road is a master association parcel, so it is a private street maintained through the master association, inside Bonita Bay’s gates. We found no record of a separate gate at the entrance to Deerwood Court.
A Deerwood owner owns a house and a lot outright. Beyond the back lot line lies, on the even-numbered side, Bonita Bay Club golf land, and on the odd-numbered side, the neighborhood’s own tract strip and then the lake. The plat and the master Declaration set what an owner may do at the lot line: fences, landscaping, pool enclosures, anything that touches the lake bank and any exterior change go through master association Design Review under §9.2 of the master Declaration, and the golf course edge carries the usual exposure of a golf lot (stray balls, maintenance hours, cart traffic). 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 golf, lake and tract parcels.
On Lee County’s parcel and hydrography layers, the 7 even-numbered Deerwood lots touch the Bonita Bay Club’s Marsh golf course parcel and the 8 odd-numbered lots back onto a lake of about 14 acres; none touches tidal water, and no county record shows a dock or seawall on any Deerwood lot. The end lot at 4480 lies about 185 feet from a mapped tidal water body.
On November 1, 2026 we measured the shortest edge-to-edge distance from every Deerwood lot outline on Lee County’s parcel layer to the golf course parcels on the same layer, to the county’s mapped water bodies (HydroPoly) and to the master association’s buffer and preserve parcels nearby. A lot “touches” when its outline meets or comes within 5 meters (about 16 feet) of the other parcel. These are measurements on county map layers, not surveys, and the plat and a survey control any boundary question.
Seven lots touch a golf course parcel owned by the Bonita Bay Club: 4400, 4420, 4430, 4440, 4450, 4470 and 4480, the whole even-numbered side. The parcel is the one the county’s legal description calls “Marsh Golf Course Area 1 + Area 2”, 178.5 acres; the Marsh course is one of the Club’s three Arthur Hills courses on its Bonita Bay campus. The odd-numbered lots sit 210 to 300 feet from it, across the court. The county’s land classification classes six of the seven golf-side lots as golf frontage and the end lot, 4480, as standard single-family, and it classes one lake-side lot, 4441, as golf frontage; the appraiser classes a lot by its view and value rather than by a shared boundary. A shared boundary with a golf parcel does not by itself mean a fairway view, so a buyer who wants a particular view should walk the lot and stand on the lanai.
The eight odd-numbered lots, 4401, 4421, 4431, 4441, 4451, 4461, 4471 and 4481, back onto a lake of about 14 acres on the county’s hydrography layer; its mapped water edge comes within 6 feet of 4401 and within about 32 feet of 4471, across the strip of the neighborhood’s own tract. The Deerwood tract card records 3.00 acres of lake land inside Tracts A, B and C, and the larger lake parcel beyond is Bonita Bay Unit 19 Tract A, owned by the master association. The lake is part of Bonita Bay’s stormwater system, not navigable water, and the golf-side house at 4400 sits about 73 feet from it at the entrance end.
No Deerwood lot touches tidal water. On the hydrography layer the nearest tidal water body, a large natural tidal water body on the county layer, lies about 185 feet from the end lot at 4480 and farther from every other lot. The nearest parcel the appraiser classes as “resource protection, wetlands, preserve” is a 1.25-acre master association tract of Bonita Bay Unit 31, about 750 feet from 4481, and the master association’s 89-acre buffer and conservation parcel nearby lies about 800 to 1,750 feet from the lots. The Deerwood tract itself carries 0.76 acre of buffer land. “Preserve views” is therefore not a description the county map supports for Deerwood; golf and lake are.
No Deerwood parcel records a boat dock or a seawall on the county parcel layer, and no field card records one. 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 Deerwood home.
A Deerwood 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.
Deerwood has no neighborhood clubhouse or shared pool on the county record; every one of the 15 parcels carries its own pool on the county parcel layer, and the amenities of the court are the lots themselves, the golf and lake views and a quiet street with no through traffic. The pools, lanais, outdoor kitchens and screened enclosures recorded on the cards are each owner’s to maintain and insure.
Every Deerwood 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, even though seven Deerwood lots back onto Club golf land.
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 Deerwood 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, a playground, a gazebo and an observation deck. The master association’s maps show where each sits relative to Deerwood Court (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 Deerwood 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 Bonita Bay Boulevard, at the entrance of Deerwood Court, 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 Deerwood home does not make you a Club member and does not require you to join, even on a lot that backs onto the Marsh course; 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 1.1 miles east-northeast of the center of Deerwood. On the county map the seven even-numbered Deerwood lots touch the Club’s 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).
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 Deerwood 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 Deerwood deed unless the Club’s own rules say so.
Deerwood 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 about half an acre or more. The master association does not publish its assessment on a public page, we found no separate Deerwood association on a primary 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 Deerwood that includes the street itself: on the county parcel layer the master association owns Tracts A, B and C and the road of Bonita Bay Unit 24 (5.26 acres, holding the street, a 3-acre strip of lake and a buffer) and the Unit 19 lake behind the odd-numbered lots. The dollar amount is not published.
We found no separate Deerwood association on the Lee County parcel layer (no common parcel is owned by one) or on a web search for a state registration under a Deerwood at Bonita Bay name. 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 the Marsh course.
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 Deerwood 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 15 homes run from $1,962,142 to $3,724,185, while the two 2026 deeds recorded $2,578,000 and $3,100,000, so a new owner’s assessed value can sit well above the seller’s. Insurance on a Deerwood 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 (Bonita Springs Utilities).
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 Deerwood 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 about half an acre: lawn and landscape, irrigation, pool service, screen enclosures and the roof. On houses built from 1995 to 2005, the roof, the openings, the air-conditioning and the pool shell and equipment drive the cost of ownership, and 5 of the 15 cards record no opening protection at all. 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 Deerwood 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 Deerwood buyer’s title agent confirms on the master estoppel that nothing remains owed on the home being purchased.
Because the master association owns the Deerwood road, the tract lake strip and the buffer, the cost of resurfacing the court, maintaining the lake bank behind the odd-numbered lots or replanting the buffer 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.
Deerwood is governed by its recorded plat, Bonita Bay Unit 24 at Plat Book 55, Pages 38 to 41, 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 the Unit 24 plat would appear in the title commitment for the specific lot.
Every Deerwood 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 court of individually built houses now 21 to 31 years old, the exterior changes owners make most often, a new roof, a pool enclosure, an outdoor kitchen, a generator, impact windows, landscaping toward the lake or the golf course, 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.
Deerwood 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 Unit 24 plat and the master association’s public pages set no age restriction, so buyers of any age can purchase a Deerwood 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 Deerwood 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 Deerwood record in the prior 12 months.
Data updated: November 2026. The Southwest Florida MLS, pulled September 30, 2026, returned no Deerwood 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 Deerwood 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 Deerwood 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 Deerwood 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 Deerwood 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 eight Deerwood lots backing onto a lake and seven onto the Marsh course, keep dogs away from the water’s edge, where alligators live, and off the golf course. 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.
Deerwood at Bonita Bay sits entirely in FEMA Zone AE with a base flood elevation of 10 feet (NAVD88): all 15 home lot centers and every lot outline measure AE 10, on FIRM panel 12071C0652G, effective November 17, 2022, inside the City of Bonita Springs (NFIP community 120680) and Lee County Evacuation Zone A. The City’s CRS Class 5 rating gives NFIP policies a 25% discount.
On November 1, 2026 we took the center point of every Deerwood 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, at both ends of the court and on both sides, 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 |
|---|---|---|---|---|---|
| 4400 Deerwood Ct | Entrance, golf side, Lots 9 and 10 | AE, coastal floodplain | 10 ft | 12071C0652G | A |
| 4421 Deerwood Ct | Lake side, Lot 7 | AE, coastal floodplain | 10 ft | 12071C0652G | A |
| 4450 Deerwood Ct | Golf side, Lot 14 | AE, coastal floodplain | 10 ft | 12071C0652G | A |
| 4471 Deerwood Ct | Lake side, Lot 2 | AE, coastal floodplain | 10 ft | 12071C0652G | A |
| 4480 Deerwood Ct | End of the court, golf side, Lot 16 | AE, coastal floodplain | 10 ft | 12071C0652G | A |
Across all 15 home lots, both the center point and the full outline fall only in Zone AE with a 10-foot base flood elevation; no Deerwood lot reaches Zone X or a different 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 Deerwood 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 Deerwood home is how its lowest floor compares with 10 feet. The cards record stem-wall foundations on 13 houses, a slab on grade on 4440 and breakaway walls on 4421, and grade the site elevation of the improvements at “1 to 2 feet” on 7 cards, “3 to 6 feet” on 5 (4421, 4430, 4431, 4441 and 4481) and “under 1 foot” on 3 (4440, 4470 and 4480). 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). Every Deerwood house was built from 1995 to 2005, to the flood maps of its day, and the 2022 maps were drawn later; ask for the elevation certificate before you rely on any quote.
For a Deerwood 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 1995 to 2005 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).
Deerwood’s 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 Deerwood 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, a generator, and who checks the house after a storm) belongs in place before summer; only one Deerwood card, 4441, records a whole-house generator.
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 Marsh being the course behind Deerwood’s even-numbered lots. We found no primary source documenting Ian damage to specific Deerwood homes; the seller’s disclosures, the City permit history by address and the insurance claim history are where a buyer confirms it. The street’s highest deed, 4400 at $5,400,000, was recorded on September 13, 2022, fifteen days before the storm, and the next qualified Deerwood deed did not come until June 30, 2025.
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 Deerwood home means insuring a large detached house of the late 1990s or early 2000s 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 3,493 to 7,640 heated square feet, plus a flood policy priced from the elevation certificate, which a federally backed lender will require because every Deerwood lot sits in Zone AE.
Each Deerwood 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. With total areas under roof of 6,536 to 17,260 square feet, replacement cost is the number to get right: an underinsured estate 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. Ten of the 15 cards record some opening protection, impact glass on one of them; 5 record none. On a house built from 1995 to 2005, a documented roof permit and full opening protection are usually the difference between an ordinary and an expensive windstorm quote, and the report has to document each feature. 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. All 15 lots measure in Zone AE, so a federally backed lender requires it on every Deerwood house, and an owner inside Evacuation Zone A has every reason to carry it in any case. NFIP building coverage has a federal limit that a Deerwood 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 Deerwood houses. Tile roofs need their underlayment and permit date documented, pool screen enclosures are often limited or excluded from windstorm coverage, and a generator needs its permit. Keep the permit for any roof, window, door or enclosure replacement with the house documents.
Lee County public schools serve Deerwood 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 Deerwood Court 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).
Deerwood 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 Deerwood 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 Deerwood 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 the lake or the 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 the lake bank 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 Deerwood house has been replaced since it was built, so the permit file of each house runs back to its original construction.
Deerwood sits off Bonita Bay Boulevard in the western part of Bonita Bay: the Club’s Marsh golf course along the north side of the court, a lake of about 14 acres along the south side, The Sanctuary’s Sanctuary Way homes and the Hamptons condominium on Wynhurst Circle beside the neighborhood’s tract, and Ibis Cove close by. Zoning and land use are set by the City of Bonita Springs, and the county roll carries every Deerwood 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 around Deerwood is golf course, lake, master association tract or neighboring built neighborhoods, the practical questions for a Deerwood buyer are changes on the Club’s courses and campuses (the members’ May 2026 clubhouse vote) and individual remodels on the court, not new subdivisions next door.
Daily life at Deerwood 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, the court, the lake and the buffer, and each owner handling the house, the pool and the lot.
Every Deerwood parcel carries a garage on the county layer, at grade on 12 houses and beneath the partial upper story on 5. 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 Deerwood Court follows the arrangement for the street; confirm it for the specific address when you tour.
Deerwood 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 Deerwood owners both metro areas’ shopping, dining, healthcare and the region’s airport without living in either city, with the Club about 1.1 miles 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).
Deerwood is one of Bonita Bay’s smallest estate neighborhoods, 15 detached pool homes on one private court, and on the 60-month county yardstick its six deeds put it in the middle of the single-family ladder: below Bay Woods and Spring Ridge, above Ibis Cove, Creekside, Coconut Isle and The Sanctuary.
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 The Sanctuary ($1,940,000 median) and Coconut Isle ($2,100,000) through Creekside ($2,342,500), Ibis Cove ($2,425,000) and Deerwood ($2,839,000) to Spring Ridge ($3,800,000) and Bay Woods ($3,875,000). Deerwood’s six deeds are spread so widely, $1,600,000 to $5,400,000, that a single sale could move it a full step up or down that ladder. What does not move is the product: the smallest neighborhood in the table by home count, with houses of a median 4,343 heated square feet, larger than every neighborhood below it on the ladder.
Coconut Isle, about 0.65 mile north on Brick Lane, is the closest match in scale: 16 detached homes on one dead-end lane, built 1998 to 2002, with 8 deeds in 60 months at a $2,100,000 median and $520 per square foot on smaller houses (2,610 to 4,812 square feet) and its own neighborhood association. Bay Woods, about 0.7 mile north on Woodlyn Drive, is 48 homes with 14 deeds at $3,875,000, many of them newer houses. Creekside, 103 homes on Creekview Drive and four courts, recorded 24 deeds at $2,342,500. Next door, The Sanctuary (62 homes on Sanctuary Way) and Ibis Cove (28 homes on three courts) do not yet have full guides on our site. What sets Deerwood apart on the county record is the combination: one private court with no through traffic, 15 houses split evenly between golf frontage and lake frontage, lots of about half an acre to 1.17 acres (median 0.558), houses of 3,493 to 7,640 heated square feet and a private pool on every parcel.
Deerwood and Spring Ridge are both Bonita Bay estate neighborhoods of detached pool homes built in the mid-1990s to early 2000s beside the Club’s golf land, about 1.3 miles apart, and on the same 60-month county yardstick Spring Ridge’s 12 deeds sit at a $3,800,000 median and $707 per heated square foot against Deerwood’s 6 deeds at $2,839,000 and $604; the choice comes down to scale, house size and setting.
Spring Ridge is 59 detached single-family homes on Fawnwood Court and Mandevilla Drive, on Bonita Bay Units 32, 34 and 35, built 1996 to 2003, from 3,443 to 11,347 heated square feet (median 4,928). In the 60 months since November 2021 Spring Ridge recorded 12 qualified deeds at a $3,800,000 median, from $2,875,000 to $4,500,000, at a median of $707 per heated square foot; Deerwood recorded 6 at $2,839,000, $1,600,000 to $5,400,000, $604 per heated square foot. Both figures come from the same Lee County index, built November 1, 2026, with each neighborhood matched by its streets (Deerwood Court; Fawnwood Court and Mandevilla Drive), the street match being the only reliable one because both are platted as numbered Bonita Bay units. Spring Ridge is the right yardstick for Deerwood because, of the rebuilt estate guides on our site, its houses most closely share Deerwood’s era, construction (block, stucco and tile, a pool on every parcel) and golf setting; Coconut Isle and Bay Woods sit closer on the map, but Coconut Isle’s houses are smaller (median 3,696 square feet) and Bay Woods carries 16 houses built from 2015 to 2019; the gap between them, $961,000 on the median and $103 per square foot, is the price of Spring Ridge’s larger houses and lots, set against six Deerwood deeds that are too few to fix a level.
| Question | Deerwood | Spring Ridge |
|---|---|---|
| Homes and streets | 15 homes, one private dead-end court (Deerwood Court) | 59 homes, Fawnwood Court (43) and Mandevilla Drive (16) |
| Recorded as | Bonita Bay Unit 24 (Plat Book 55, Pages 38 to 41) | Bonita Bay Units 32, 34 and 35 |
| Construction (county cards) | Block and stucco, concrete tile roof, on all 15 | Stucco on 57, brick on 5 (3 both), concrete tile roof on all 59 |
| Built (county roll) | 1995 to 2005 (12 of 15 by 1998) | 1996 to 2003 |
| Heated area (county) | 3,493 to 7,640 sq ft (median 4,343) | 3,443 to 11,347 sq ft (median 4,928) |
| Lot size (county parcel layer) | 0.486 to 1.168 acres (median 0.558) | 0.509 to 1.361 acres (median 0.671) |
| Living stories (cards) | 1 on 10, 1.8 on 5 | 2 on 31, 1 on 19, 1.8 on 9 |
| Qualified deeds, 60 months since November 2021 | 6 (5 homes) | 12 (11 homes) |
| Median deed price | $2,839,000 (midpoint of 6 deeds) | $3,800,000 |
| Deed range | $1,600,000 to $5,400,000 | $2,875,000 to $4,500,000 |
| Median per heated sq ft | $604 | $707 |
| Turnover (deeds per home, 60 months) | 40.0% (6 on 15) | 20.3% (12 on 59) |
| MLS, pulled September 30, 2026 | 1 closing in 12 months, 0 active, 0 pending | 1 closing in 12 months, 0 active, 0 pending |
| Golf alongside | 7 lots touch the Club’s Marsh course parcel | All 59 lots touch Club golf land (North Central Area 50, Creekside course 9) |
| Water | 8 lots back onto a lake of about 14 acres | 15 lots beside a lake; Spring Creek Park at the end of Mandevilla Drive |
| Flood zone (FEMA NFHL, lot centers) | AE 10 ft on all 15; panel 12071C0652G | AE 10 ft on 49, AE 11 ft on 2, shaded X on 8; panel 12071C0652G |
| Evacuation zone | A | A |
| Associations | Bonita Bay Community Association; no separate neighborhood association found | Bonita Bay Community Association; no separate neighborhood association found |
| Straight-line distance between centers | about 1.3 miles | about 1.3 miles |
Choose Deerwood if you want one of only 15 houses on a private court with no through traffic, a choice between a golf lot and a lake lot on the same street, a one-story house (10 of 15), and an entry point below Spring Ridge’s median on the deeds of the last five years. Choose Spring Ridge if you want golf land behind every lot, more two-story and larger houses (median 4,928 square feet), larger lots (median 0.671 acre), a walk to Spring Creek Park and its kayak launch, more houses to choose from over time and a few lots whose centers measure outside the AE zone. In both, the age, condition and updating of the specific house, and its elevation certificate, move the price more than the neighborhood median does.
Deerwood’s strengths are documented ones (a private court of 15 houses, large detached houses, a private pool on every parcel, golf or lake behind every lot, master association road and tracts, no CDD) and so are its limitations (every lot in Zone AE and Evacuation Zone A, houses of 1995 to 2005 that need updating, a very thin resale market, a high carrying cost and unpublished fees).
If you’re searching for a Deerwood listing agent, or thinking, ‘I need someone to sell my Deerwood home…’, start with the record: 6 qualified Deerwood deeds in 60 months, from $1,600,000 to $5,400,000, two of them in the 12 months to September 30, 2026 ($3,100,000 and $2,578,000), one MLS closing in that period at 91.2% of its asking price after 113 days, and no home listed for sale on that date. McGreevy and Comisar price, prepare and market Deerwood homes from that record, not from a Bonita Bay average.
Our credentials as your Deerwood listing agent:
In the 12 months to September 30, 2026 we tracked two qualified Deerwood deeds in the Lee County record: 4481 Deerwood Court at $2,578,000 (August 26, 2026) and 4430 Deerwood Court at $3,100,000 (July 28, 2026). Before them, the window holds 4461 Deerwood Court at $1,900,000 (June 30, 2025), 4400 Deerwood Court at $5,400,000 (September 13, 2022), 4430 Deerwood Court at $3,350,000 (June 1, 2022) and 4420 Deerwood Court at $1,600,000 (November 30, 2021). Over 60 months the record shows 6 sales and $17,928,000 in volume. The Southwest Florida MLS, pulled September 30, 2026, shows the July 2026 closing at 4430 and no home listed or pending.
Four things. First, the buyer: a Deerwood buyer is comparing houses that are all 21 to 31 years old, often against Spring Ridge, Ibis Cove and The Sanctuary as well as the street, so the listing has to document what has been replaced (roof, pool, openings, air conditioning, electrical and plumbing) and when, and say plainly whether the lot is on the golf side or the lake side. 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 golf, lake and tract parcels 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 one recent MLS closing sold at 91.2% of its list price after 113 days, so the first price decides how your sale goes.
Start with a free Deerwood 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 Deerwood home from the deeds that match its size, stories, side of the court and condition, not from the street’s median. On the county record the six deeds of the last 60 months run from $1,600,000 to $5,400,000 and from $392 to $707 per heated square foot. We adjust from the closest matches for size, one story or a partial second, golf or lake frontage and renovation, check the county’s values for all 15 homes, then test the price against Spring Ridge, Ibis Cove and The Sanctuary sales on the day you list.
The one Deerwood closing on the Southwest Florida MLS pull of September 30, 2026, 4430 Deerwood Court, recorded 113 days on market and closed at 91.2% of its asking price. One closing is not a pattern; on a 15-home court, time to sell depends mostly on the first price and the condition.
A Deerwood 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 Deerwood deed, even when your lot touches the Marsh course. 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 Deerwood sale itself never requires a Club membership on either side.
Deerwood’s 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 golf and lake setting on a private court; the recorded deeds show that Deerwood prices rise and fall with the wider market, from vacant lots at $240,000 to $550,000 in 1994 to 2004 to deeds of $1,600,000 to $5,400,000 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 Deerwood it owns the court, the tract lake strip and the buffer outright, and the lake behind the odd-numbered lots beyond them. Bonita Bay’s recorded master Declaration and Design Review standards (§9.2) are what keep a court of individually built houses consistent, lot by lot.
Bonita Bay is built out, and Deerwood is complete: all 16 platted lots are improved, carrying 15 houses. That does not guarantee appreciation (the county record shows 4461 Deerwood Court recording less in 2009 than in 2006, and 4430 recording less in 2026 than in 2022), but it means every buyer who wants a house on Deerwood Court competes for one of 15.
For a buyer who wants a house of about 3,500 square feet or more with its own pool on a golf or lake lot inside Bonita Bay’s gates, Deerwood offers one of the smallest and quietest settings in the community, at a level between the larger estate neighborhoods to the north and the smaller-house villages around it. The trade is a flood zone on every lot, a very thin resale market, houses of the late 1990s that need updating and the carrying cost of a large house.
Bonita Springs is the incorporated city that governs Deerwood’s permits, zoning, flood program and city taxes; its CRS Class 5 rating lowers NFIP premiums, and its location puts Deerwood Court 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.
Deerwood 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 3.3 miles from Deerwood by straight line. For this Deerwood guide we read the county’s golf, lake and tract parcels, the master Declaration, the Unit 24 tract card, all 15 county home cards and every qualified Deerwood 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 Deerwood 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 6 qualified Deerwood deeds recorded since November 2021 for this update, we read every one of the 15 Deerwood home cards to count the stories, walls, roofs, foundations, garages, pools and land classes, we searched for a Deerwood association beyond the master association, we measured each lot’s distance to the golf course, the lake, tidal water and the preserve parcels on the county map, and we measured the flood zone at all 15 Deerwood 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:
Deerwood is a single court where specifics decide the price: one story or a partial second, the finished size, whether the lot backs to the Marsh course or the lake, the age of the tile roof and the pool equipment, the opening protection, and whether the kitchen and baths have been redone in a house built from 1995 to 2005. With six qualified deeds in five years, a gap of almost three years without one, and a spread of $3,800,000 between them, a Deerwood 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 lake parcels, the flood zone under the house and its 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 Deerwood 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 Deerwood home? Get a free Deerwood home valuation, or call Jesse direct at (239) 898-6072.
Buying in Deerwood? 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 Deerwood, see our Bonita Bay guide, our Bonita Springs guide and our guides to the nearby estate neighborhoods Spring Ridge, Coconut Isle and Bay Woods.
The best Deerwood 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 Deerwood 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.
Deerwood at Bonita Bay is a neighborhood of 15 detached single-family homes on one private court, Deerwood Court, inside the gated master-planned community of Bonita Bay in Bonita Springs, Florida. The homes stand on one recorded plat, Bonita Bay Unit 24, were built from 1995 to 2005, and back onto either the Bonita Bay Club’s Marsh golf course or a lake of about 14 acres.
Exactly 15. The Unit 24 plat has 16 lots, and the house at 4400 Deerwood Court stands on the joined Lots 9 and 10, so the court carries 15 houses. Every one is a detached single-family home with the single-family use code on the Lee County roll, and every Deerwood Court address is one of them.
The record shows individually built houses: the lots sold vacant one buyer at a time from 1994 to 2004, and the houses went up one at a time from 1995 to 2005, with sizes from 3,493 to 7,640 heated square feet and bedroom counts from two to five. No primary record we read names the builders or architects, so we describe the houses by what the county cards record rather than by a builder’s name.
Deerwood Court is a single private street with one entrance. On the county map its road tract meets Bonita Bay Boulevard at the east end, beside 4400 and 4401, and the street closes at the west end, at 4480 and 4481. There is no through traffic, and the road belongs to the Bonita Bay Community Association.
Deerwood sits off Bonita Bay Boulevard in the western part of Bonita Bay, between the Club’s Marsh golf course to the north and a lake of about 14 acres to the south, beside The Sanctuary and the Hamptons condominium and close to Ibis Cove. By straight line it is about 1.1 miles from the Club address on Country Club Drive and about 1.2 miles from the Promenade.
From 1995 to 2005 on the Lee County roll: two in 1995, one in 1996, four in 1997, five in 1998, two in 2003 and one in 2005. No Deerwood house has been replaced since it was built, so the newest is 21 years old and the oldest 31.
The county records 3,493 to 7,640 heated square feet, a median of 4,343. The largest, 4400 Deerwood Court, is the only house over 5,165 square feet; 14 of the 15 record between 3,400 and 5,200. Total area under roof, including garages and porches, runs from 6,536 to 17,260 square feet. A listing may report a different living area than the county.
On the Lee County roll, four bedrooms on 7 homes, three on 5, five on 2 (4400 and 4430) and two on 1 (4461). Bathroom counts run from 2.5 to 5.5. Listings sometimes count a den or office differently, so read the floor plan for the house you are considering.
Ten of the 15 county cards record one living story and five record 1.8 stories, a partial upper level over a finished lower garage (4400, 4450, 4451, 4461 and 4471). No Deerwood card records a full two-story house or an elevator.
From 0.486 acre (4420) to 1.168 acres (4480, at the end of the court) on Lee County’s parcel layer, a median of 0.558 acre, about 24,300 square feet. The joined Lots 9 and 10 at 4400 measure 0.995 acre. The golf-side lots between the two ends are the smallest.
Yes. The Lee County parcel layer flags a private pool on all 15 Deerwood parcels, and the cards record pool heaters on 6 houses and outdoor kitchens on 7. There is no shared neighborhood pool or clubhouse on the county record.
Every one of the 15 cards records concrete block walls with a stucco finish and a concrete tile roof. Thirteen record a stem-wall foundation, one a slab on grade and one breakaway walls. The county grades construction quality excellent on 4, above average on 8 and average on 3.
The seven even-numbered lots, 4400, 4420, 4430, 4440, 4450, 4470 and 4480, touch the Bonita Bay Club parcel the county names the Marsh Golf Course, measured edge to edge on the county map. A shared boundary does not guarantee a particular fairway view, so stand on the lanai of the house you are considering.
The eight odd-numbered lots, 4401 to 4481, back onto a lake of about 14 acres; on the county hydrography layer its water edge lies 6 to 32 feet from each lot line, across a strip of the neighborhood’s own tract. The lake is part of Bonita Bay’s stormwater system, not navigable water.
Not on the county map. The nearest parcel the appraiser classes as wetland preserve lies about 750 feet from the nearest Deerwood lot, and the land behind the houses is golf course on one side and lake on the other. The neighborhood’s own tract includes 0.76 acre of buffer land.
No. No Deerwood parcel records a boat dock or seawall on the county parcel layer, and no field card records one. The lake behind the odd-numbered lots is a stormwater lake, and the nearest tidal water lies about 185 feet from the end lot at 4480.
At the separately owned Bonita Bay Marina on the Imperial River, which lists 326 dry storage spaces and 98 wet slips and publishes a maximum draft of 36 inches, or at a slip elsewhere. Slips and storage carry their own fees and are never part of a Deerwood home.
Your own pool, plus Bonita Bay’s 12 miles of paths, three waterside parks, the Private Beach with its shuttle, gated entry and the Community Patrol through the master association. The Bonita Bay Club’s golf, racquet sports, fitness and dining come only with a separate, optional membership.
Deerwood is inside gated Bonita Bay, whose master association runs the gates and a Community Patrol. We found no record of a separate gate at the entrance to Deerwood Court; the street itself is private master association land with no through traffic.
The Bonita Bay Community Association master assessment applies to every Deerwood home, and the master association does not publish the amount. The estoppel certificate for the specific home states the current assessment and anything due at closing. We found no separate Deerwood association charge on a primary record, and Bonita Bay has no CDD.
We found none on a primary record. The Deerwood road and Tracts A, B and C are owned by the Bonita Bay Community Association (document N07041), and no Deerwood parcel is owned by a neighborhood association. Confirm in the estoppel certificate and disclosure package that no other association applies to the lot you are buying.
The Bonita Bay Community Association. On the county roll the parcel “Bonita Bay Unt 24, Tracts A, B and C and Road”, 5.26 acres, is master association land, holding the street, 3.00 acres of lake and 0.76 acre of buffer.
No. Bonita Bay has no Community Development District and no special taxing district. The Deerwood parcels carry the tax district “City of Bonita Springs / Bonita Springs Fire” on the county parcel layer; the fire district is an independent district that covers the whole area.
No. No source we reviewed, including the master Declaration, the Lee County roll, the Unit 24 plat and the master association’s public pages, sets an age restriction, so buyers of any age can purchase a Deerwood home.
Yes, subject to the master Declaration, which sets no minimum lease term but binds tenants to the governing documents, and to anything recorded against the lot. The Southwest Florida MLS pull of September 30, 2026 showed no leased Deerwood record in the prior 12 months, so there is no recent MLS rent figure for the street.
Pets follow the master association’s Rules and Regulations and anything recorded against the lot; the master Declaration itself has no pet provision, and we found no published Deerwood pet rule. Read the current rules during your inspection period, and keep dogs away from the lake edge behind the odd-numbered lots.
Yes. Every one of the 15 Deerwood lots, center and outline, measures in FEMA Zone AE with a base flood elevation of 10 feet, on panel 12071C0652G, effective November 17, 2022. The elevation certificate for the house settles how its lowest floor compares with that line.
With a federally backed mortgage, yes: every Deerwood lot is in Zone AE, a Special Flood Hazard Area. Without a mortgage it is your choice, but Deerwood also sits in Evacuation Zone A. The City’s CRS Class 5 rating gives NFIP policies a 25% discount, and the premium follows the elevation certificate.
Lee County Evacuation Zone A (storm surge zone 1), at all five Deerwood points we ran on November 1, 2026. Zone A is the first area Lee County orders to evacuate, often for any named storm approaching from the Gulf.
We found no primary source documenting Ian damage to specific Deerwood homes. The Club reported golf course bridges left structurally undrivable on the Bay Island and Marsh courses, and the Bonita Bay Private Beach facility was destroyed and rebuilt. Ask the seller’s disclosures, the City permit history and the insurance claim history for the house you are buying.
No. Bonita Bay Club membership is optional and separate from owning a Deerwood home, including the seven lots that back onto the Club’s Marsh course. Owning a golf lot gives no right to play, and the Club does not publish its fees on its public website.
Yes. The Private Beach on Hickory Boulevard is owned by the master association and is an amenity of every Deerwood owner, with a resident shuttle. It was rebuilt after Hurricane Ian and reopened on November 13.
The master association’s $500 per unit beach-rebuild assessment, approved March 20, 2025 and due June 30, 2025, is past. Whether any other assessment applies to a specific home is stated in its estoppel certificate, which Florida law requires to list assessments due and any pending special assessment.
Six qualified Deerwood deeds were recorded in the 60 months since November 2021, at $1,600,000, $1,900,000, $2,578,000, $3,100,000, $3,350,000 and $5,400,000 (median $2,839,000), in the Lee County Property Appraiser recorded sales, through September 2026. With six sales, the house that sold matters more than the median: the $5,400,000 deed was the 7,640-square-foot house at 4400.
The one Deerwood closing on the Southwest Florida MLS pull of September 30, 2026, 4430 Deerwood Court, took 113 days on market and closed at 91.2% of its asking price. One closing is a count, not a pattern.
On the Southwest Florida MLS pull of September 30, 2026, none: no Deerwood home was active or pending. The listing picture changes, and our Domain Realty Group team keeps the current list on its site.
The §720.401 disclosure summary before you sign, the master association’s estoppel certificate before closing, the governing documents and rules, and from the seller the property disclosures and Florida’s residential flood disclosure. Ask early for the elevation certificate, the wind mitigation report, the permit history and a survey.
Lee County uses proximity-based choice. Under the district’s 2025-2026 plan, the elementary zone holding the Bonita Springs schools is Zone Q (including Spring Creek Elementary), the middle zone is Zone GG (Bonita Springs Middle and Three Oaks Middle), and high school uses the South choice zone, which includes Bonita Springs High. Confirm the address with the district.
Spring Ridge, about 1.3 miles north, is 59 pool homes built 1996 to 2003 with larger houses (median 4,928 square feet) and lots (median 0.671 acre), and 12 deeds in 60 months at a $3,800,000 median and $707 per square foot. Deerwood is 15 houses on one private court, with 6 deeds at a $2,839,000 median and $604 per square foot.
The questions Deerwood owners ask us before they list, answered from the Lee County deed record, the 15 county home cards, the master association’s documents, FEMA’s flood layer and the Southwest Florida MLS pull of September 30, 2026.
Your Deerwood home is worth what the closest matching deeds support, adjusted for its size, stories, side of the court and condition. The six qualified Deerwood deeds of the last 60 months ran from $1,600,000 to $5,400,000 and from $392 to $707 per heated square foot, so a street median of $2,839,000 can miss by a wide margin. Start with a free valuation and we will price it from the deeds that match your square footage, your story count and your golf or lake frontage.
The best listing agent for Deerwood knows every deed on Deerwood Court and can explain the plat, the golf and lake sides of the street and the flood zone 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 15 Deerwood county cards, every qualified Deerwood deed since November 2021 and our own flood measurement at every lot.
Two, on the Lee County qualified-deed record for the 12 months to September 30, 2026: 4430 Deerwood Court at $3,100,000 on July 28, 2026, and 4481 Deerwood Court at $2,578,000 on August 26, 2026. The Southwest Florida MLS pull of September 30, 2026 shows the 4430 closing; the 4481 deed does not appear in that pull, so the county record is the source for it.
There is no typical Deerwood price, because six deeds in 60 months are too few to set one. The six recorded $1,600,000, $1,900,000, $2,578,000, $3,100,000, $3,350,000 and $5,400,000, a median of $2,839,000 that no actual sale sits near. The price followed the house: the two lowest deeds were houses of 3,765 and 4,085 square feet, and the highest was the 7,640-square-foot house at 4400 Deerwood Court.
The county record shows a house unlike the rest of the street: 7,640 heated square feet, 17,260 square feet under roof, five bedrooms and five and a half baths, an excellent quality grade, a 1.8-story layout over a finished lower garage, on the joined Lots 9 and 10 at the entrance, 0.995 acre on the golf side. Its $5,400,000 deed on September 13, 2022 works out to $707 per heated square foot, in line with the other 2022 deed on the court.
The one Deerwood closing on the Southwest Florida MLS pull of September 30, 2026, 4430 Deerwood Court, recorded 113 days on market. On a 15-home court with six deeds in five years and no qualified sale from September 2022 to June 2025, time to sell depends on the first price, the condition and the competing listings on nearby estate streets, not on a Deerwood average.
The one MLS closing on the September 30, 2026 pull sold at 91.2% of its $3,400,000 asking price, $3,100,000. One sale is not a pattern, and a ratio follows the list price as much as the market. Pricing a Deerwood home close to what the matching deeds support usually narrows the gap between the asking price and the sale.
The deeds cannot say yet. Four of the six deeds were golf-side houses and two lake-side, and the golf-side houses that sold were larger on average. The county’s 2025 just values show a modest difference, a median of $2,368,476 on the even-numbered golf side against $2,138,668 on the lake side, but size and condition move a Deerwood price more than the side of the street.
A golf lot is a selling point the county recognizes in its land values, and six of the seven even-numbered lots are classed as golf frontage on the cards. On the deeds, the golf-side sales ran from $1,600,000 to $5,400,000, a range driven by size and timing. We present the golf frontage with the specific view from the lanai rather than assign it a fixed premium.
The eight odd-numbered lots back onto a lake of about 14 acres, and the county classes seven of them as lake frontage. Two lake-side deeds recorded in the window, $1,900,000 and $2,578,000, on houses of 3,765 and 4,343 square feet, at $505 and $594 per square foot. Two deeds cannot price the view; the house and its condition carry more of the value.
Mostly size. The six deeds ran from $1,600,000 to $5,400,000, and the heated areas of the houses that sold ran from 3,765 to 7,640 square feet. Timing mattered too: the lowest per-square-foot deed, $392 at 4420, came in November 2021, before the 2022 deeds at $663 and $707. Renovation and condition explain the rest, and only the listing and a showing establish those.
Describe what the record and the house support: a detached pool home on Deerwood Court, its heated square footage and how it was measured, one story or 1.8 stories, the golf or lake side, the lot size from the parcel layer, the roof and its permit date, the opening protection and every replacement with its permit. Avoid preserve-view or waterfront language the county map does not support for Deerwood.
Count them carefully and say how. Five Deerwood cards record a three-quarter story above a finished lower garage, and the county counts and values those areas by its own rules, so the county heated area and a listing’s living area can differ. State which figure your listing uses, and have the permit file ready for any finished upper or lower room a buyer will ask about.
If your lot is on the even-numbered side, the county map shows it touching the Club’s Marsh course parcel, and you can say so. Describe the actual view from the house, because a shared boundary does not guarantee a fairway view. Be clear that owning a golf lot carries no right to play; Club membership is separate and optional.
Only with the record to back it. The county shows Deerwood lots sold vacant to individual buyers and houses built one at a time from 1995 to 2005, and the cards differ from house to house in size, layout and finish. If your permit file or original plans name the architect and builder, use them; otherwise describe the house by its features rather than by a label.
The §720.401 disclosure summary before the contract is signed, the property disclosures your contract form requires, Florida’s residential flood disclosure, and, for closing, the master association’s estoppel certificate. Buyers will also ask for the elevation certificate, the wind mitigation and four-point reports, the permit history, a survey and your insurance declarations, so gather them before you list.
A contract signed without the disclosure summary is voidable by the buyer before closing under Section 720.401, so a buyer could walk away. The master Declaration (§12.13) separately requires a Bonita Bay seller to obtain and deliver it. We include the summary with the listing documents so it is in the buyer’s hands before any offer is signed.
An estoppel certificate is the master association’s statement of what is owed on your Deerwood home: the current assessment, any unpaid amounts, any special assessment and any charge due at closing. Florida law sets its timing and fee in Section 720.30851. The title agent usually requests it after the contract is signed, and a buyer is jointly liable for unpaid assessments under Section 720.3085.
The recorded 2011 master Declaration contains a buyer-paid resale reserve assessment, and a later master association written statement describes a different formula, with no recorded amendment located that reconciles the two. We do not publish either figure as current. The master association’s estoppel certificate states exactly what is due at your closing and who pays it.
We found no sale approval requirement in the master Declaration. You must deliver the §720.401 disclosure summary, and the estoppel certificate is needed for closing. We read the title commitment for your lot before listing to confirm nothing recorded against the Unit 24 plat adds a notice or approval step.
Yes, Bonita Bay’s. The master association’s Open House Guidelines require 72 hours’ notice with the listing agreement, set hours of Monday to Saturday 9 to 5 and Sunday 1 to 4, require its sign standard and allow no SOLD signs. On a private court of 15 houses, a well-planned open house matters more than signage, because there is no passing traffic.
The $500 per unit beach-rebuild assessment approved March 20, 2025 was due June 30, 2025, so it should be paid on your home. Disclose any assessment you know of, paid or pending; the estoppel certificate will confirm to the buyer that nothing remains owed. If anything new has been approved since, the estoppel certificate is required to list it.
Plainly and with the document that matters. Every Deerwood lot measures in FEMA Zone AE with a 10-foot base flood elevation on panel 12071C0652G, effective November 17, 2022, so every financed buyer will need flood insurance. Provide the elevation certificate, a current flood policy declaration and the City’s CRS Class 5 discount, so the buyer can price the policy during the inspection period.
Yes, more than almost any other document. All 15 Deerwood lots sit in Zone AE, and the flood premium a buyer pays follows how the lowest floor compares with the 10-foot base flood elevation. The county cards grade site elevation only in broad classes. A current elevation certificate lets a buyer get a real quote fast and keeps the contract on schedule.
Fix what an inspector and an insurer will flag on a house built from 1995 to 2005: roof leaks and documentation, pool equipment, air-conditioning service records, failed seals on windows and doors, and any open permits. Five Deerwood cards record no opening protection, so documented shutters or impact openings can help a windstorm quote. Larger renovations are a pricing decision we make together.
Every Deerwood lot is in Zone AE, so under the City’s floodplain rules a renovation or repair costing 50% or more of the structure’s market value is a substantial improvement, and the house must then meet current flood requirements. A buyer planning a major remodel will ask about that, and your elevation certificate and permit history help them plan before making an offer.
Most Deerwood buyers see the house first in photos and video, often from out of state, so staging and photography that show the lanai, the pool and the golf or lake view earn their cost. Clear the outdoor rooms, which run to more than 1,000 square feet of covered porch on many cards, and light the main rooms well for the twilight images.
Southwest Florida’s buying season peaks in winter and early spring, when most out-of-state buyers visit Bonita Bay. On a court with six deeds in five years the right time is also when your house is ready and no larger nearby listing competes with it, so we watch the Spring Ridge, Ibis Cove and Sanctuary listings before we set the date.
In Lee County a seller customarily pays Florida’s documentary stamp tax on the deed, set by the state, and the owner’s title insurance policy, though the contract controls. Add the brokerage fee, any charge the master association’s estoppel certificate assigns to the seller, the payoff of any mortgage and prorated property taxes and assessments.
Yes, but the lease binds the sale. A buyer takes the house subject to the tenant’s rights under the lease, and the master Declaration binds the tenant to the governing documents. Showings need the access the lease allows. The Southwest Florida MLS pull of September 30, 2026 showed no leased Deerwood record, so most Deerwood sales are of owner-occupied homes.
Your Club membership is separate from your Deerwood deed, even on a lot that touches the Marsh course. The Club does not publish its fees 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 Deerwood sale never requires a Club membership on either side.
Not as a rule, but every financed buyer will need flood insurance, because every Deerwood lot is in Zone AE, and many lenders and insurers will ask for a four-point inspection and a wind mitigation report on a house of this age. Having those reports and the elevation certificate ready lets a financed buyer meet the lender’s timeline.
On September 30, 2026 the Southwest Florida MLS showed no other Deerwood home listed, so a Deerwood listing usually competes with estate houses on nearby streets: Spring Ridge, where 12 deeds recorded a $3,800,000 median, Ibis Cove, with 5 deeds at $2,425,000, and The Sanctuary, with 10 deeds at $1,940,000, all on the same 60-month county yardstick.
Compare house to house, not median to median. Spring Ridge’s houses and lots run larger (median 4,928 square feet and 0.671 acre against Deerwood’s 4,343 and 0.558), and its 60-month median per heated square foot is $707 against Deerwood’s $604. A Deerwood house of a given size and condition should be priced against Spring Ridge houses of the same size.
Yes. Every Deerwood card records a concrete tile roof, and on houses built from 1995 to 2005 an original roof would now be 21 to 31 years old. A documented, permitted replacement helps the wind mitigation report, the windstorm quote and the buyer’s inspection, and buyers ask for the roof permit date early.
Gather the elevation certificate, the wind mitigation and four-point reports, every permit for roof, windows, doors, pool, enclosure, air conditioning and generator, the survey, the flood and homeowner’s policy declarations, the master association documents you hold, and receipts for major work. On a court where few houses sell, a complete file sets your home apart.
Under the usual Florida contract the buyer can ask for repairs or credits, or cancel within the inspection period. On a house built from 1995 to 2005 the common findings are the roof, the pool equipment, the air conditioning and older windows. A pre-listing inspection lets you fix or price those items before a buyer finds them.
The record shows both, house by house. 4430 Deerwood Court recorded $3,350,000 in June 2022 and $3,100,000 in July 2026, $250,000 less, while 4461 recorded $1,900,000 in June 2025 against $1,800,000 in 2006. With six deeds in five years we do not publish a Deerwood trend line; we price from the nearest matching deeds on the day you list.
The title agent prorates the property taxes for the year and the master association assessment for the period, using the estoppel certificate for the assessment figures, and collects any unpaid amounts from the seller at closing. Under Section 720.3085 a buyer is jointly liable for assessments unpaid at the transfer, which is why the estoppel certificate is required.
Every Deerwood 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 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 Deerwood buyer or seller should read before signing. Each link opens the issuing authority’s own copy.
| Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
| Street and Neighborhoods | Bonita Bay Community Association | Current posting | The master association’s table of Bonita Bay streets and the neighborhoods they belong to | View the street table |
| 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 | View the brochure |
| Open House Guidelines | Bonita Bay Community Association | Current posting | Open house hours, 72-hour notice, sign standard, no SOLD signs | View the guidelines |
| Trails map | Bonita Bay Community Association | Current posting | The path network that connects Bonita Bay Boulevard, at the entrance of Deerwood Court, to the parks and the Club | View the trails map |
| Neighborhoods map | Bonita Bay Community Association | Current posting | Where Deerwood sits among Bonita Bay’s neighborhoods | View the neighborhoods map |
| Facilities and amenities map | Bonita Bay Community Association | Current posting | Parks, beach shuttle points and community facilities | View the amenities map |
| Ordinance No. 22-05, Flood Hazard Reduction | City of Bonita Springs | 2022 | City floodplain rules that apply to Deerwood permits and remodels in Zone AE | View Ordinance 22-05 |
| Substantial improvement and damage toolkit | City of Bonita Springs | Revised May 25, 2024 | How the City applies the 50% rule to flood-zone buildings | View the toolkit |
| 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 | View the report |
| Zoning District Map Book | City of Bonita Springs | July 6, 2011 | Zoning districts by map sheet within city limits | View the map book |
| 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 | View the guide |
| Student Enrollment Plan 2025-2026 | School District of Lee County | 2025 | Elementary Zone Q, middle Zone GG and the South high school choice zone | View the plan |
| Parks of Bonita Bay | Bonita Bay Community Association | Current posting | Estero Bay Park, Riverwalk Park and Spring Creek Park: boardwalk, boat ramp, kayak launch, bocce, observation deck | View the parks page |
| Tropical Cyclone Report: Hurricane Ian | NOAA National Hurricane Center | 2023 | The official record of Hurricane Ian | View the report |
The Bonita Bay Unit 24 plat (Plat Book 55, Pages 38 to 41), 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 Deerwood. 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.
