Bonita Bay - Waterford

McGreevy and Comisar are the #1 real estate team in Southwest Florida selling and buying homes in Waterford. If you're searching for the best realtor for Waterford in Bonita Bay, Bonita Springs — whether you're ready to sell your Waterford home or buy your next one with insider knowledge of the Bonita Bay master community — we're the team that delivers. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in SW Florida since 2012. Over $2.5 billion (Domain Realty Group team) in real estate sold; $900 million in personal sales between Jesse McGreevy and Marc Comisar. Over the trailing 12 months, Waterford recorded 15 closed sales — the highest count of any village in Bonita Bay — at a median sold price of $665,000 (average $680,612; total volume $10,209,175; range $465,000 to $1,075,000) on a median 37 days on market and a 96.9% average sold-to-list ratio — with just 3 units currently active ($699,000 to $995,000). (Source: Stellar / SWFL MLS, WATERFORD subdivision filter, pulled June 2026.)

Why McGreevy and Comisar Are the Best Realtor for Waterford

If you're searching for the best realtor for Waterford in Bonita Bay — McGreevy and Comisar is the team that delivers. As Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012 (Domain Realty Group), with over $2.5 billion in closed real estate and $900 million in personal sales, we bring a depth of Bonita Bay experience no other team can match.

Recent Waterford track record (trailing 12 months): Waterford recorded 15 closed sales over the past year — the most of any village in Bonita Bay — totaling $10,209,175 in sales volume at a median sold price of $665,000 (average sold $680,612; range $465,000 to $1,075,000). Those homes sold at an average of 96.9% of list price with a median 37 days on market. Just 3 homes are currently active ($699,000 to $995,000, median list $719,000, averaging 106 days on market) — roughly 2 to 3 months of supply. That combination — 15 sales a year against three active listings — makes Waterford one of the most liquid, genuinely active resale markets in all of Bonita Bay, and a tight, seller-favorable one. In a market this active, correct pricing and a team that knows the difference between a Corinthian on Glen Cairn and a golf-front Crystal on Devonshire decide whether you sell at the top of the range or chase the market down. (Source: Stellar / SWFL MLS, WATERFORD subdivision filter, pulled June 2026.)

Honors and recognition:

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

Selling your Waterford home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072 (text or call, same-day response) or email [email protected].

Buying a home in Waterford? Call Marc at (239) 287-5873 for a personalized buyer consultation.

Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135

About Waterford (and What Makes Us the Right Team for It)

Waterford at Bonita Bay is a community of 114 carriage-style coach homes arranged across 20 low-rise, two-story buildings inside the master-planned community of Bonita Bay in Bonita Springs, Florida. It is the only carriage home village in Bonita Bay with confirmed 2-car garages on every home, the largest floor plans in the carriage home segment at Bonita Bay (up to 2,719 square feet under air), and a front-row position alongside the Creekside Golf Course — one of the championship courses owned and operated by the resident-controlled Bonita Bay Club. The community sits near the North Gate, within walking distance of the Club's West Campus and the Promenade at Bonita Bay's upscale shopping and dining pavilion. It was built from 1990 to 1997 by Bonita Bay Properties, Inc. — the same developer that assembled and master-planned the entire 2,400-acre community — and it remains one of the most consistently sought-after non-tower addresses in Bonita Bay.

If you're reading this page, you're probably weighing one of a few things: you've found Waterford while searching for low-maintenance Bonita Bay homes, you're a golf enthusiast drawn by the Creekside adjacency, you're a snowbird or retiree who wants low-maintenance living without giving up space or garage access, or you're comparing Waterford to other carriage home villages inside and outside Bonita Bay. This page will walk you through everything — the origin story, the two-phase structure, the floor plans and building specs, the HOA fee bundle (and what it actually covers), the layered cost of Club membership, the rental rules, the pet rules, the storm posture after Hurricane Ian, the live market data for recent sold and active listings, the daily lifestyle, the schools, and the full FAQ inventory that captures every question buyers and sellers ask about Waterford at Bonita Bay.

This page is long on purpose. Most online profiles of Waterford are short, generic, and missing the specifics you actually need to write a confident offer or make a confident listing decision. We've pulled the primary-source documents — ULI case studies, Florida Division of Corporations filings, live MLS data, the Bonita Bay Club's official Ian damage blog post, the Bonita Bay Community Association's official PDFs — and synthesized them into a single resource deeper than anything else available online. As Top 1% Real Estate Agents Nationally Since 2008, that depth is how we represent the people who hire us.

Living in Waterford at Bonita Bay as a Homebuyer

Waterford occupies one of the most strategically positioned addresses within Bonita Bay's 2,400 acres. It sits along the interior western section of the community, just inside the North Gate at Bonita Bay Boulevard — the same gate that opens directly onto US-41 and positions residents within a two-minute drive of the Promenade at Bonita Bay shopping pavilion. The Bonita Bay Club's West Campus — three Arthur Hills-designed golf courses (Bay Island, Marsh, Creekside), 18 Har-Tru tennis courts, 5 pickleball courts, a fitness and spa complex, a new Golf Academy, and multiple dining venues — is accessible by golf cart in minutes, or by foot for those inclined to walk.

The community divides into two distinct phases, each with its own governing corporation and slightly different physical character. Phase I (called simply "Waterford" in the Bonita Bay Community Association's official Streets and Neighborhoods document) runs along Glen Cairn Court, with building addresses in the 3310–3321 range. Six buildings containing approximately 50 homes anchor this original phase, built between 1990 and 1993. Phase II (called "Waterford II" in BBCA documentation) runs along Devonshire Court and Wild Rose Court, with building addresses in the 26241–26310 range on Devonshire. Fourteen buildings containing 64 homes make up this second phase, built between 1992 and 1997. A separate small cluster at Wild Rose Court contains two ranch-style attached villas — the only single-story residences in the Waterford neighborhood, tucked into a cul-de-sac at the southern end of the development. (Source: https://www.bonitabayresidents.com/files/Street%20and%20Neighborhoods%20BB.pdf)

The buildings themselves are two-story carriage home structures — Florida's standard terminology for stacked coach homes where first-floor and second-floor residences share a building envelope but each has a private entry and a direct-access 2-car garage below. The garages are not afterthoughts. Every standard carriage home in Waterford includes an attached 2-car garage. This is the single most commercially differentiated feature in the Bonita Bay carriage home segment: comparable communities in and around Bonita Bay frequently offer only 1-car garages or detached parking for coach-style homes. At Waterford, the 2-car attached format gives each home a storage and vehicle capacity that rivals detached single-family homes — which is precisely why buyers describe these homes as offering the feel of a single-family residence without the upkeep.

The dominant views from Waterford are golf course and lake. The Creekside Golf Course's back nine runs alongside or through the Waterford cluster. The 16th hole — a par-5 running 516 yards at championship tees — borders several buildings on the Devonshire Court end of the community. The record sale of the trailing year (26310 Devonshire Ct #103, $1,075,000) specifically featured direct frontage on the Creekside 16th green and pond. West-facing homes on Devonshire Court enjoy sunset views across the Creekside fairways. North- and east-facing homes look toward the Bonita Bay interior lake system — 230 acres of engineered retention lakes woven through the master-planned community. The net result: there is no home in Waterford with a pure road or parking lot view. Every building faces a golf fairway, a lake, or a preserve buffer.

The community is fully built out at 114 homes. There is no remaining buildable land within Waterford's footprint. Every future sale is a resale. Supply is permanently capped, which historically contributes to price stability relative to communities where supply can expand through new construction — and it is one reason the live market data (15 sales against just 3 active listings) shows such a tight balance.

Two private community pools with spas and cabana areas are reserved exclusively for Waterford residents — a meaningful amenity given that many Bonita Bay villages rely entirely on the shared Club facilities for pool access. The Waterford pools are located within the community itself, not accessible to other Bonita Bay residents. The Waterford II site documents the pool area with a "pool, pavilion, cabana, and grills" servicing that phase. (Source: https://waterford2bb.com/amenities)

The Bonita Bay Community Association confirms that Waterford is a designated stop on the community beach shuttle route, which operates seasonally (November through April) and runs to the BBCA's Private Beach Park on Little Hickory Island — approximately 10 minutes gate-to-gate. The beach park was completely destroyed by Hurricane Ian in September 2022 and has since been rebuilt with hurricane-hardened concrete construction, breakaway walls, native dune vegetation, and turtle-protection fencing. (Source: https://www.bonitabayresidents.com/files/beach-shuttle-stops-map.pdf; https://www.bonitabayresidents.com/private-beach)

Bonita Bay holds a Blue Zones Recognized Community designation — the largest gated community in Southwest Florida to have earned this recognition for its healthy-living environment. Fiber-to-the-home internet via the Hotwire IPTV platform is standard across Bonita Bay, including Waterford. Twelve miles of recreational paths wind through the community. (Source: https://www.bonitabayresidents.com/style-of-living)

Recent Waterford Track Record (Trailing 12 Months)

This is the authority block — the number that tells a buyer or seller what is actually happening at Waterford right now, pulled directly from the live MLS rather than from stale aggregator pages.

Recent Waterford track record (trailing 12 months): Waterford recorded 15 closed sales over the past year — the highest closed-sale count of any village in Bonita Bay — totaling $10,209,175 in sales volume at a median sold price of $665,000 (average sold $680,612; high sale $1,075,000; low sale $465,000). Those homes sold at an average of 96.9% of list price with a median 37 days on market. Against that, only 3 homes are currently active, priced from $699,000 to $995,000 (median list $719,000), with an average 106 days on market — roughly 2 to 3 months of supply. (Source: Stellar / SWFL MLS, WATERFORD subdivision filter, pulled June 2026.)

Read that data the way an experienced agent does. Fifteen sales in a year is a genuinely active, liquid market — most Bonita Bay villages and towers trade in the single digits annually. A 37-day median days on market means well-priced, well-presented Waterford homes are moving fast — far faster than the broader Bonita Bay luxury tier. A 96.9% average sold-to-list ratio means sellers who price correctly are getting very close to ask. And with just three homes active against fifteen sales a year, the supply is tight and the market tilts toward the seller. This is the single best argument for pricing a Waterford home to the current market and presenting it well: the buyers are there, the absorption is fast, and the inventory is thin.

The spread from the $465,000 low to the $1,075,000 high is the second thing this data tells you: Waterford does not trade as a single number. Floor plan (Corinthian vs. Sterling vs. Crystal), phase (Glen Cairn vs. Devonshire/Wild Rose), level (first floor vs. second floor), view (golf-front vs. lake vs. preserve), and renovation state each move a home's value by tens of thousands of dollars. The $665,000 median anchors the middle of the community; the record golf-front Crystal at $1,075,000 sets the top. We price every Waterford home against its own comparable tier — never off a broad ZIP-level median. (Source: Stellar / SWFL MLS, WATERFORD subdivision filter, pulled June 2026.)

If you want current Waterford listing data, recent sold comps, or a specific home's price history, call or text Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873, or email [email protected]. As Top 1% Real Estate Agents Nationally Since 2008, we have the full MLS history for every home in the community.

Market Snapshot — ZIP 34134 and Waterford-Specific Data

Understanding the Waterford market requires two layers: the ZIP 34134 context and the subdivision-specific live data.

The Broader Market Context: ZIP 34134

ZIP 34134 covers south Bonita Springs — Bonita Bay, Pelican Landing, Pelican's Nest, and several adjacent communities. It is a luxury-dominant ZIP, with product ranging from carriage homes and villas in the $500K–$1.5M range to bayfront single-family estates well north of $10M and tower condominiums at $1M–$5M+. Inventory in this ZIP is structurally constrained — Bonita Bay is fully built out and supply comes only from owner turnover. As of mid-2026, the broader Bonita Springs / Estero market has normalized from the 2022–2023 post-pandemic peak: more inventory, longer days on market, and sellers offering larger concessions. But the data tells a more nuanced story for Waterford specifically — see below.

Cash buyers dominate this ZIP. Across the broader Bonita Springs and Estero market, a majority of closings are cash, and in Bonita Bay specifically — where buyers are routinely downsizing from larger properties and bringing substantial equity — the cash share runs above the broader ZIP average. Cash-to-close eliminates appraisal-contingency risk and, combined with a flexible closing timeline, remains a meaningful negotiating tool for Waterford buyers.

Waterford-Specific Data — Live MLS (Trailing 12 Months)

The authoritative source for Waterford activity is the live MLS, filtered to the village itself. Over the trailing 12 months:

• Closed sales:15 (the highest count of any Bonita Bay village)
• Total volume:$10,209,175
• Median sold price:$665,000
• Average sold price:$680,612
• High sale:$1,075,000 · Low sale:$465,000
• Median days on market:37
• Average sold-to-list ratio:96.9%
• Active listings:3 (median list $719,000, range $699,000 to $995,000, average DOM 106) — roughly 2 to 3 months of supply

(Source: Stellar / SWFL MLS, WATERFORD subdivision filter, pulled June 2026.)

What this means for buyers and sellers: Waterford is the busiest village market in Bonita Bay and one of the tightest on supply. Fifteen sales a year with only three homes active is the definition of a liquid, seller-favorable market — but the 96.9% sold-to-list ratio also shows that buyers are not overpaying; they are paying close to a fair list when the home is priced right. A 37-day median days on market confirms that correctly priced homes do not sit. The three active listings sit at or above the trailing-12-month median, which is exactly the pricing tension a buyer should understand before writing an offer and a seller should understand before setting a list price.

The View Premium Is Real and Documented

The most important pricing insight in Waterford is the view premium. The record sale of the trailing year — 26310 Devonshire Ct #103, with direct frontage on the Creekside 16th green and pond — closed at $1,075,000, well above the $665,000 community median. The implied premium for the best golf-and-pond-front position is real money, and it explains why Waterford buyers who care about view should be willing to pay meaningfully more for a golf-course-front home than for a comparable interior home. Homes on the western side of Devonshire Court with direct Creekside frontage command the premium; the smallest Phase I floor plan (1,978 sq ft, Glen Cairn Court range) offers a cost-efficient way to access the Waterford lifestyle for a buyer who doesn't need maximum square footage.

Average Annual Property Tax

Lee County Property Appraiser records are the authoritative source for property tax on any specific Waterford home. Actual tax varies based on assessed value (tied to purchase price under Florida's Save Our Homes portability rules), year of purchase, and any applicable homestead or veterans exemptions. Confirm the exact figure for any specific home via https://www.leepa.org before offer.

How Waterford at Bonita Bay Came to Be

The Waterford story begins with one of the most unusual origin stories in Southwest Florida real estate: a health-food entrepreneur who saw potential in a stretch of Estero Bay shoreline and spent years patiently assembling the land that would become one of the most livable communities in Florida.

David Shakarian, the founder of General Nutrition Corporation (GNC), began acquiring land in what is now Bonita Springs as early as 1979. His vision, as articulated in the community's founding documents, was a place "where people and nature would live in harmony" — a concept that would find expression in Bonita Bay's 230-acre lake system, its 12 miles of recreational paths, and its 2,400 acres designed at roughly a third of the density originally approved by Lee County. Shakarian died in 1984, before the community he envisioned was fully underway. His son-in-law, David Lucas, became Chairman of the Board of Bonita Bay Properties, Inc. (BBPI) and carried the development forward. (Source: https://www.swspotlight.com/articles/community/bonita-bay-marina-now-in-residents-hands/; https://casestudies.uli.org/wp-content/uploads/2015/12/C029020.pdf — Urban Land Institute Case Study C029020, 1999)

Bonita Bay Group (the marketing name for BBPI's operations) developed not just Bonita Bay but six additional master-planned communities across Southwest Florida — The Brooks, Mediterra, TwinEagles, Shadow Wood Preserve, Verandah, and Sandoval — for a total of more than 9,000 homes, 14 golf courses, and 7 resort-style country clubs over 30+ years of operation. The Waterford community represents some of the earliest coach/carriage home product BBPI built at Bonita Bay — a prototype for the form the developer would refine across subsequent villages. (Source: https://phoenixbayventures.com/our-legacy/)

Waterford was timed to coincide with the opening of the Creekside Golf Course. The Urban Land Institute's 1999 case study on Bonita Bay (Case No. C029020, one of the most authoritative third-party analyses of the community) records that "in 1991, the Creekside golf course opened." The WATERFORD AT BONITA BAY ASSOCIATION, INC. was filed with the Florida Division of Corporations on November 13, 1990 — just over a year before Creekside opened. Homes in Phase I (Glen Cairn Court) were built in 1992–1993. BBPI sequenced Waterford's construction to launch concurrent with the new course, so that the first buyers could walk to their golf membership's newest amenity. (Source: https://casestudies.uli.org/wp-content/uploads/2015/12/C029020.pdf; https://search.sunbiz.org entity N40831)

Phase II (Waterford II, Devonshire Court and Wild Rose Court) followed quickly. WATERFORD AT BONITA BAY II ASSOCIATION, INC. was filed on May 14, 1992, and buildings in Phase II were constructed between 1992 and 1997. The Phase II entity is registered at the same management address and shares the same Gulf Breeze Management Services team. (Source: https://search.sunbiz.org entity N48863)

What buyers paid in 1999: The ULI case study includes a residential unit data table showing that coach/carriage homes at Bonita Bay ranged from $145,000 to $439,000 in the late 1990s. Waterford was one of the communities delivering this product type. Today's closed Waterford transactions run from $465,000 to $1,075,000 — representing meaningful long-term appreciation from the 1999 price band over 25 years. That's a long-term compound growth rate that has outperformed broad inflation, reflecting both the desirability of the location and the structural supply constraint of a fully built-out community. (Source: https://casestudies.uli.org/wp-content/uploads/2015/12/C029020.pdf)

The broader ULI data puts Waterford in context: at the time of the 1999 study, Bonita Bay had 1,937 total coach/carriage homes across all villages, with a typical home size of 1,967 sq ft. Waterford's 114 homes represent approximately 5.9% of the total Bonita Bay carriage home inventory — a small, boutique community within a larger master-planned ecosystem.

BBPI's master planning achievements at Bonita Bay were nationally recognized: the company received the Urban Land Institute Award of Excellence for large-scale communities, and the stormwater management system was recognized as the Civil Engineering Project of the Year in South Florida in 1985 — an early infrastructure achievement that would prove consequential during future hurricanes. (Source: https://phoenixbayventures.com/our-legacy/; https://www.stantec.com/en/projects/united-states-projects/b/bonita-bay-community-association-vulnerability-assessment)

The Homes: Floor Plans, Buildings, and Inventory

Three Named Floor Plans

Waterford at Bonita Bay offers three named floor plans across its 114 homes. All plans are 3-bedroom, all include an attached 2-car garage, and all are delivered as condominium homes in a two-story building structure.

CORINTHIAN — The entry-level floor plan in the Waterford collection. The Corinthian appears primarily in the Phase I (Glen Cairn Court) buildings, at approximately 1,978 square feet under air (total including garage and lanai: approximately 2,254 square feet). This plan is configured as 3 bedrooms / 2 bathrooms, typically on the first floor. The Corinthian is the most affordable entry point into Waterford ownership — Phase I Glen Cairn Court homes in the lower half of the trailing-12-month price range correspond to this floor plan class.

STERLING — The mid-range plan in the Waterford line. The Sterling ranges from approximately 2,192 to 2,347 square feet under air and is configured as 3 bedrooms / 2 or 3 bathrooms. Sterling-class homes appear in both Phase I and Phase II buildings. The additional bedroom/bathroom relative to the Corinthian gives this plan substantially more guest capacity — a meaningful consideration for snowbirds hosting visiting family.

CRYSTAL — The largest and most coveted floor plan in Waterford at Bonita Bay, at 2,719 square feet under air — the largest floor plan in the community, as explicitly stated in multiple listing descriptions over the years ("the Crystal floor plan, the largest in the community"). The Crystal is a 3-bedroom / 3-bathroom or 3-bedroom / 3.5-bathroom plan, typically configured on the first or second floor of Devonshire Court buildings. Upper-level Crystal homes feature vaulted ceilings, abundant natural light, and panoramic views of the Creekside fairways. The record sale at $1,075,000 (26310 Devonshire Ct #103) was a Crystal floor plan or close equivalent based on its 2,720-sq-ft size.

The 2-Car Garage Advantage

Every standard carriage home in Waterford includes an attached 2-car garage. This is not a minor feature — it is the defining structural differentiator that separates Waterford from virtually every comparable coach home or villa community in the Bonita Bay area. The 2-car garage is the core reason many buyers choose Waterford over alternatives: it gives each home storage, golf-cart space, and two-vehicle capacity that detached parking and single-car garages simply cannot match.

One home in the historical data — 3321 Glen Cairn Ct #102, built 1992, among the earliest Phase I construction — shows a 1-car garage designation in MLS data. This may reflect the original Phase I building configuration for a specific home type, or could represent an error in the record. All other homes reviewed show 2-car garages. Buyers should verify garage count directly in the MLS disclosure and/or condo documents for any specific home before offer.

Building Architecture

The carriage home buildings are two-story structures, each containing several stacked homes sharing a common building envelope. First-floor ("garden level") homes typically have 3 bedrooms / 2 bathrooms and direct garage access from ground level. Second-floor ("upper level") homes access the garage via an interior staircase and typically feature vaulted or volume ceilings, additional ceiling height, and better sightlines from the screened lanai.

Exterior architectural character is Mediterranean Revival / Old Florida transitional — stucco walls, tile roofs, aluminum-framed screen enclosures, and the covered lanais standard in BBPI's 1990s product across Bonita Bay. The Association (HOA) maintains the exterior, including roofs, exterior paint, screen enclosures, and common grounds. Recent listing descriptions confirm the Association has been actively cycling through capital maintenance: new roofs completed, fresh exterior paint, and screen enclosures and aluminum railings being replaced — all Association-funded work.

Interior Finishes: Original and Upgraded

Original 1990s-era interiors include tile flooring in main living areas, granite countertops, glass-enclosed lanais, plantation shutters, and volume ceilings in upper homes. Most homes that have traded recently have been at least partially updated: quartz countertops, updated bathrooms with porcelain tile and seamless glass enclosures, new flooring (luxury vinyl plank or large-format tile), stainless appliances, electric hurricane shutters on lanais, and updated HVAC and water heaters. Several listings reference Murphy beds in third-bedroom/den configurations, custom closets, and smart home features.

Year Built and Construction Code Implications

Waterford homes were built between 1990 and 1997. This construction window spans a historically significant moment in Florida building codes: Hurricane Andrew struck South Florida on August 24, 1992, prompting Florida's legislature to mandate sweeping changes to the building code. Buildings completed before August 1992 (the earliest Phase I homes) were built under pre-Andrew standards. The majority of Waterford (most Phase I and all Phase II) was built during or after the transition period.

The practical implication for buyers: the 1990–1992 vintage buildings are not subject to Florida's post-Andrew code requirements. Many homes have been upgraded with impact windows, electric hurricane shutters, and reinforced roofs through the 2000s and 2010s renovation cycles — but buyers should pull the permit history and HOA records to confirm the specific upgrade status of any home under consideration. Homes with a full upgrade package (impact glass + shutters + new roof) are better positioned for favorable wind-mitigation insurance credits. The Association's master building insurance policy covers the structure; buyers carry interior/personal property insurance separately.

The Amenities: Three Tiers at Waterford

Waterford residents access amenities at three distinct levels — Waterford-specific, Bonita Bay Community Association (BBCA), and Bonita Bay Club (optional, separate). Understanding the three tiers is essential to accurately budgeting the Waterford lifestyle.

Tier 1: Waterford-Specific Private Amenities

Two private community pools with spas and cabana areas are reserved exclusively for Waterford residents. These pools are not accessible to other Bonita Bay residents — they are included within the Waterford sub-association's governed property. The Waterford II amenities page documents a "pool, pavilion, cabana, and grills" configuration for that phase, with seasonal landscaping and an orchid collection maintained by the association. (Source: https://waterford2bb.com/amenities)

The community also has dedicated guest parking within the Waterford footprint — referenced in the February 2021 Board of Directors minutes as "adequate for residents' needs." The private pools and parking areas are maintained by Gulf Breeze Management Services under the sub-association's budget. (Source: https://waterford2.squarespace.com/s/2021-WF2-BOD-Minutes-02-15-21.pdf)

Tier 2: BBCA Master Community Amenities (Included with Ownership)

All Bonita Bay residents — regardless of whether they hold a Club membership — are members of the Bonita Bay Community Association (BBCA) and have access to BBCA-managed assets. This is an important distinction: the Private Beach Park, the trail network, and the BBCA parks system are not Club assets. They are owned by the master residential association and funded by the BBCA master HOA fee.

BBCA Private Beach Park: Located on Little Hickory Island, approximately 10 minutes from the Bonita Bay main gate by car or shuttle. The beach was completely destroyed by Hurricane Ian in September 2022 and the BBCA rebuilt it from the ground up with a deliberate engineering-forward approach: concrete-framed main building, breakaway walls, removable grills, weather-resistant materials, native dune vegetation, reduced lighting and turtle-protective fencing. The new facility is staffed morning-to-night with beach chairs, umbrellas, showers, restrooms with infant-changing stations, picnic pavilions, and grills available to all Bonita Bay residents and their guests. The seasonal shuttle includes a stop at or near Wild Rose Court in the Waterford area. (Source: https://www.bonitabayresidents.com/private-beach; https://www.bonitabayresidents.com/files/beach-shuttle-stops-map.pdf)

Trail network: 12 miles of walking and biking paths integrated throughout the 2,400-acre community. The Waterford area is directly connected to the trail network near the North Gate and the Club's driving range, per the BBCA Trails Map. (Source: https://www.bonitabayresidents.com/files/trails-map.pdf)

Estero Bay waterfront access and parks: BBCA manages Estero Bay parks and waterway access for all residents — including Estero Bay Park, Riverwalk Park, and Spring Creek Park, with kayak/canoe launches, bocce, pickleball, and nature trails. The Imperial River runs through the community, and the Bonita Bay Marina serves as the resident boating hub.

BBCA Activities Department: Located at 3451 Bonita Bay Blvd, Suite 100, Bonita Springs, FL 34134. Phone: 239-390-5550. The activities department manages community events, shuttle scheduling, beach park programming, and other BBCA-sponsored activities. (Source: https://www.bonitabayresidents.com/activities-department)

Tier 3: Bonita Bay Club (Optional, Separate Membership)

The Bonita Bay Club is a non-equity private club owned and operated separately from the BBCA. Ownership at Waterford does NOT require or include Club membership. Membership is entirely optional and purchased separately from the home.

The Club is non-equity: Bonita Bay Club's initiation fees are non-refundable. There is no equity share to sell when a member resigns. This is a critical disclosure — buyers who have previously owned in equity-club communities should understand this structural difference before factoring Club membership into their cost modeling.

The Club has a waiting list: LINKS Magazine describes Bonita Bay Club as operating with a waiting list — "a rarity among private clubs today" — which reflects both its desirability and the capacity constraints of a 54-hole operation. New owners who want immediate golf access should inquire with the Club's Membership Director about current wait times and any associate or interim membership options before committing to a Waterford purchase. (Source: https://linksmagazine.com/bonita-bay-club-florida-links-living/)

Bonita Bay Club: Golf, Sports, Wellness, and Dining for Waterford Residents

A critical distinction that confuses many buyers new to Bonita Bay: the Bonita Bay Club is separate from the BBCA. Owning a home in Bonita Bay — including at Waterford — gives you BBCA membership and access to BBCA amenities (the private beach, roads, gates, trails, parks). It does NOT automatically give you access to the Club's golf courses, sports facilities, fitness center, spa, or dining. Club access requires a separate membership with its own initiation fee and annual dues.

54 holes across two campuses:

• West Campus (inside Bonita Bay, Bonita Springs): Three Arthur Hills-designed courses — Bay Island, Marsh, and Creekside. Waterford residents walk or golf-cart to these courses from their front door. Creekside (par 71, 6,503 yards, course rating 72.2, slope 133) directly borders Waterford; its 16th hole runs alongside the Devonshire Court buildings. (Source: https://course.bluegolf.com/bluegolf/course/course/bonitabaycreekside/index.htm; https://linksmagazine.com/bonita-bay-club-florida-links-living/)
• East Campus (Naples, ~15 minutes east): Two Tom Fazio-designed courses — Cypress and Sabal. Sabal is under active renovation by Fazio Design, led by Tom Marzolf. Members of the full Golf Membership have access to all five courses across both campuses with a single membership. (Source: https://www.golfcoursearchitecture.net/content/fazio-design-begins-sabal-renovation-at-bonita-bay-club; https://www.top100golfcourses.com/golf-course/bonita-bay-cypress)

New Golf Academy (opened February 2024): The Club unveiled a new Golf Academy at the West Campus in February 2024, featuring indoor swing analysis technology, supervised practice facilities, and member-priced instruction. (Source: https://www.firstcallgolf.com/industry-news/release/2024-02-29/bonita-bay-club-unveils-new-golf-academy)

Sports and Fitness:

• 18 Har-Tru tennis courts
• 5 pickleball courts
• Bocce courts
• Full fitness and spa complex (Lifestyle Center) — nearly 20,000 sq ft of fitness space; approximately 9,000 sq ft of spa with seven treatment rooms
• Heated resort pool

Membership cost (verify with Club Membership Director before publishing — secondary-source figures):

(Sources: secondary figures from privateiq.golf and thebrassie.com; confirm with the Bonita Bay Club Membership Office at 239-495-0200 before publishing.)

For a Waterford buyer purchasing a Golf Membership: Year 1 total cost = approximately $169,500 (initiation + first year dues). Ongoing annual cost = $19,500 in dues + approximately $16,200–$17,284 in HOA fees = approximately $35,700–$36,784 per year in recurring community charges before property taxes, insurance, and interior maintenance.

Bonita Bay Marina: Resident Boating at Your Doorstep

The Bonita Bay Marina, on the Imperial River inside Bonita Bay, is one of the lifestyle assets available to Waterford residents — a semi-private marina created and owned by a group of resident investors, available to Bonita Bay residents and their guests. From Waterford's North Gate location, the marina is a short golf-cart or car trip via the community's internal roads. (Source: https://www.bonitabayresidents.com/bonita-bay-marina-and-backwater-jacks)

Marina Basics and the 36-Inch Draft Limit

• Hours: 7 days/week, 8:00 AM – 5:00 PM; boat launching 8:30 AM – 4:00 PM
• VHF Channel 72 monitored during operating hours
• Maximum draft: 36 inches — a hard limit tied to the marina's permitting agreement, which governs the channel depth in the Imperial River approach
• Maximum LOA: 36 feet
• Waterway access: north to New Pass for Gulf access
• (Source: https://www.bonitabaymarina.net/about-bonita-bay-marina)

In practical terms, the 36-inch draft limit eliminates most deep-keel sailboats and large deep-V sport-fishing boats; a center-console or express cruiser in the 28-to-36-foot range is typically fine. Buyers with specific vessels should verify their draft against the 36-inch limit before purchase.

Backwater Jacks and Sweetwater Lifestyles

Backwater Jacks, the on-site waterfront restaurant at the marina, is owned and operated by fellow Bonita Bay residents and is open to all Bonita Bay residents without a marina slip. Sweetwater Lifestyles has operated a boat club, charter, and tour service from the Bonita Bay Marina since 1992 — over 30 years of continuous operation — offering sunset cruises, dolphin tours, and fishing charters for residents who enjoy boating without the full commitment of ownership. (Source: https://www.bonitabayresidents.com/bonita-bay-marina-and-backwater-jacks; https://www.sweetwaterlifestyles.com/)

Private Beach Park on Little Hickory Island — Included With Ownership

Every Waterford owner — regardless of whether they hold a Bonita Bay Club membership — has access to the Bonita Bay Private Beach Park on Little Hickory Island, the Gulf-front beach park owned and operated by the BBCA. This is a BBCA amenity, not a Club amenity. Ownership in Bonita Bay is what unlocks beach access, not a Club membership card. (Source: https://www.bonitabayresidents.com/private-beach)

What Ian Did and What Was Built Back

Hurricane Ian (September 28, 2022) totally destroyed the Bonita Bay Private Beach facility. This is documented clearly on the BBCA's own website: "The Bonita Bay Private Beach was totally destroyed by Hurricane Ian." The rebuild is one of Bonita Bay's most significant post-Ian success narratives — reconstruction with concrete main building (not wood frame), breakaway walls that allow surge water to pass through, removable grills, weather-resistant materials, native dune vegetation, reduced lighting, and a specialized turtle fence to protect nesting sea turtles. Director Garrett Stone's statement on reopening: "It is an honor to welcome our residents back to our beloved beach. Our team takes great pride in creating a place where everyone feels cared for and connected — a place that truly reflects the spirit of Bonita Bay." (Source: https://www.bonitabayresidents.com/private-beach)

A seasonal shuttle (November–April) runs from within Bonita Bay to the beach, with a stop at or near Wild Rose Court in the Waterford area. The rebuilt facility is staffed morning to evening and includes beach chairs, lounges, umbrellas, picnic pavilions, grills, showers, restrooms with infant changing stations, and secured parking. (Source: https://www.bonitabayresidents.com/files/beach-shuttle-stops-map.pdf)

HOA Fee Bundle: What You Pay and What You Get

The Sub-HOA Fee

The Waterford sub-association (condo association) charges a fee in the range of $3,121 per quarter ($1,040.33/month, $12,484/year), based on a recent closed transaction at 3311 Glen Cairn Ct #102. (Verify the current schedule with Gulf Breeze Management Services, 239-498-3311, before any offer.)

This fee covers an exceptionally comprehensive package:

For comparison: a buyer weighing Waterford against a detached single-family home with a $300/month HOA fee would need to add back roughly $800–$900/month in individual utility bills (internet, cable, water, sewer, irrigation, pest control, trash) and personal building insurance to make an apples-to-apples comparison. The effective incremental cost of the Waterford sub-HOA over a minimal-HOA alternative is substantially less than the headline quarterly figure suggests.

Reserve Health

The February 2021 Board of Directors meeting minutes for Waterford II Association, Inc. confirm that as of December 31, 2020, Waterford II held $563,000 in reserve funds (cash and CDs, separate from operating cash of $171K). The 2020 operating period showed a minor loss of $5,372 — well within normal budget variance. A 2021 reserve balance of $563K for a 64-home Phase II association is a healthy indicator. Prospective buyers should request the current reserve study and most recent financial statements from the association as part of standard condo due diligence. (Source: https://waterford2.squarespace.com/s/2021-WF2-BOD-Minutes-02-15-21.pdf)

Layered Fees: The Full Annual Cost Picture

A Waterford buyer should understand the complete stacked cost of ownership before making an offer.

Base ownership (no Club membership):

With Golf Club Membership:

With Sports Club Membership:

In addition to HOA and Club costs, buyers should budget for annual property taxes (per Lee County Property Appraiser records), interior property insurance (HO-6 condo policy), HVAC/appliance maintenance, and any Bonita Bay Club F&B minimums (if applicable). Verify all current figures during due diligence.

CC&Rs, Bylaws, ARC Rules, and Governing Documents

The Legal Structure

Waterford at Bonita Bay operates under a condominium legal structure governed by Florida Chapter 718 (the Condominium Act). This is confirmed by:

• Florida DBPR Condominium License PR1P021715 for "WATERFORD AT BONITA BAY, A CONDO," status Approved/Recorded, licensure date 11/26/1990, special qualification: Multi-Phase. (Source: https://www.myfloridalicense.com)
• Two active Florida not-for-profit corporations: N40831 (Waterford I, filed 11/13/1990) and N48863 (Waterford II, filed 05/14/1992). Both file continuous annual reports and share Gulf Breeze Management Services as registered agent and property manager. (Source: https://search.sunbiz.org entities N40831 and N48863)
• Phase I (50 homes) is registered at 3330 Glen Cairn Ct, Bonita Springs, FL 34134 as its association's physical address.

The Declaration of Condominium

The recorded Declaration of Condominium for Waterford at Bonita Bay is on file with the Lee County Clerk of Courts (Official Records). A reference to the recording — "OR 2226 PG 3115" — appears in MLS legal description data for a Phase II home, providing the starting point to pull the full declaration from the Lee County Clerk's official records portal at https://or.leeclerk.org/LandMarkWeb/. The Declaration defines the common elements (building exterior, roof, foundations), the limited common elements (lanais, screen enclosures assigned to specific homes), and the home boundaries, plus the use restrictions, the transfer and approval process, and the leasing provisions. (Source: https://or.leeclerk.org/LandMarkWeb/)

The Two-HOA Buyer's Consideration

The existence of two separate associations (N40831 for Phase I; N48863 for Phase II) has practical implications:

1. The governing board and bylaws differ between Phase I and Phase II. A buyer at 3311 Glen Cairn Court is a member of Waterford at Bonita Bay Association, Inc. A buyer at 26261 Devonshire Court is a member of Waterford at Bonita Bay II Association, Inc. The two boards are separate, the reserves are separate, and the fee schedules may differ slightly.
2. Due diligence package requests differ. When submitting an offer on a Phase I home, the Phase I association's condo documents are the applicable documents; the same logic applies to Phase II.
3. Both associations share the same management company (Gulf Breeze Management Services, 239-498-3311), which streamlines administrative coordination.

ARC Rules in a Condominium Context

In a condominium regime, the Architectural Review Committee (ARC) scope is narrower than in a typical HOA subdivision because the association already controls the exterior. The ARC primarily governs interior modifications affecting structural/plumbing/electrical systems, lanai enclosures and modifications, for-sale signage, window and door replacements (particularly impact-window upgrades), and flooring changes in upper homes (sound-transmission considerations). Buyers planning renovations should request the Rules and Regulations and ARC guidelines as part of their condo document review. The 3-day review right under Florida Statute §718.503 gives buyers time to review condo documents after receipt.

Property Manager: Gulf Breeze Management Services

Gulf Breeze Management Services of SW FL — 8910 Terrene Court, Suite 200, Bonita Springs, FL 34135. Phone: 239-498-3311. Gulf Breeze manages multiple Bonita Bay village associations, making them expert navigators of the community's multi-layered governance structure (sub-association + BBCA + Club).

Downloadable Documents

The official Lee County-recorded governing document for Waterford at Bonita Bay is available to download and review below:

• Declaration of Condominium for Waterford at Bonita Bay, a Condominium, recorded 1991, Lee County Official Records Book 2226, Page 3113, Instrument #3036266 (139 pages)

Rental Market & Property Management

Waterford is overwhelmingly an owner-occupant and seasonal-owner community — and the live rental data confirms it. Over the trailing 12 months there was exactly 1 active MLS rental listing (asking approximately $9,000) and 0 recorded leases for the village. (Source: Stellar / SWFL MLS, WATERFORD subdivision filter, pulled June 2026.)

Read that honestly: this is a thin but present rental market, not a robust one. One active listing and zero closed leases over a full year tells you that Waterford owners do not, as a rule, rent their homes — and that the buyers who own here are buying a home to live in seasonally or full-time, not an income property. There is not enough recorded leasing activity to publish a reliable "annual rental rate," and we will not invent one. If you are buying at Waterford, plan to be an owner-occupant or snowbird who uses the home personally; if you are selling, your buyer pool is almost entirely primary-residence and seasonal owners, not investors.

Rental Rules (For Owners Who Do Lease)

For owners who do choose to lease, the Waterford governing documents permit owner-to-tenant rentals subject to restrictions:

• Maximum lease count: 4 leases per year, which implies an approximate 90-day minimum lease term (4 × 90 days). This is a standard Florida condominium restriction designed to discourage short-term vacation-rental turnover while still permitting seasonal leasing — the bread and butter of the Bonita Bay rental market.
• Short-term rentals (Airbnb/VRBO-style) are not permitted — the 4-leases-per-year cap with implied 90-day minimums is incompatible with nightly or weekly vacation rentals.
• Tenant pets are explicitly prohibited per the HOA (owner pets are subject to separate rules — see Pet Policy below). This restriction limits the rental buyer pool somewhat.
• Confirm the exact minimum lease term, application/approval process, and any current restrictions in the Declaration of Condominium or current Rules and Regulations (Gulf Breeze Management Services, 239-498-3311) before making any rental-strategy assumption. Florida Chapter 718 requires that rental restrictions be disclosed to prospective purchasers as part of the condo document package.

Property Management

For owners who want light seasonal-use coverage, full-service property management is available through several local luxury-condo managers serving Bonita Bay. But the practical reality — and the live data — is that Waterford trades as a home, not an income property. The investment thesis here is appreciation plus personal use, not rental yield. Buyers who need positive cash flow from a rental should look at different asset classes; the high annual carrying costs and thin rental market make Waterford a poor fit for a cash-flow strategy.

Pet Policy

Owner pets are permitted at Waterford at Bonita Bay, subject to HOA restrictions. The specific parameters — weight limits, breed restrictions, number of pets per home — should be confirmed in the current Rules and Regulations (available from Gulf Breeze Management Services or via the Waterford II resident portal at waterford2bb.com). The general expectation in a well-managed Bonita Bay village of this vintage: 2 pets per home maximum, weight limits typically in the 25–50 lb range, no restricted breeds, dogs on leash in common areas.

Tenant pets are explicitly not permitted (confirmed per rental disclosures). This is a meaningful distinction: the community is friendly to owner pets but not to rental occupants with pets. For a community with two private pool areas and direct access to Bonita Bay's 12-mile trail network, the practical pet experience at Waterford is excellent for owners — walking dogs along the interior paths and connecting to the broader trail system is a daily amenity. Confirm beach-shuttle and Private Beach Park pet rules separately with BBCA Activities (239-390-5550).

The Storm Posture: FEMA Flood Zone, Hurricane Ian, and Insurance Reality

Hurricane Ian (September 28, 2022): What Happened at Waterford

Hurricane Ian made landfall near Cayo Costa / Punta Rassa on September 28, 2022 as a Category 4 storm with maximum sustained winds near 150 mph and a historic storm surge along the Lee County coast. Bonita Springs, south of the primary landfall path, experienced a different level of impact: coastal areas (particularly Little Hickory Island and the Bonita Bay Private Beach) sustained serious surge damage, but the inland gated sections of Bonita Bay experienced primarily wind damage and flooding of certain low-lying infrastructure rather than the destructive inundation seen further north.

Waterford had no confirmed hurricane damage from any storm, including Ian. At least one MLS listing for a Phase I home explicitly states: "NO DAMAGE FROM ANY HURRICANES." This is consistent with Waterford's interior position within Bonita Bay — not bayfront, not on Estero Bay shoreline, not in the coastal surge path — and with the engineered drainage and stormwater infrastructure that is one of BBPI's foundational design achievements at Bonita Bay (recognized as Civil Engineering Project of the Year in South Florida in 1985). (Source: https://bonitabayclub.blog/2022/10/13/hurricane-ian-update/; https://www.stantec.com/en/projects/united-states-projects/b/bonita-bay-community-association-vulnerability-assessment)

What did Ian damage at Bonita Bay? The Bonita Bay Club's official blog post of October 13, 2022 documents the West Campus (adjacent to Waterford) in detail: the Clubhouse, Racquets Building, Lifestyle Center, Pro Shop, and Breezeway were "in good shape and suffered minimum impact"; the Cart Barn flooded; tennis courts and lighting "in rough shape"; Bay Island and Marsh course bridges "rendered structurally undrivable" — with Creekside (the course bordering Waterford) sustaining less bridge damage and resuming play earlier. The Naples Club (East Campus) "fared much better... back to normal operations" within two weeks. (Source: https://bonitabayclub.blog/2022/10/13/hurricane-ian-update/)

BBCA's post-Ian response: The BBCA engaged Stantec, a major international engineering and planning firm, to conduct a comprehensive vulnerability assessment of all community-owned assets post-Ian — covering the full 2,400-acre community's exposure to sea level rise, storm surge, extreme rainfall, wind, and saline intrusion. The engagement signals BBCA is investing in resilience planning rather than treating storms as one-time events. (Source: https://www.stantec.com/en/projects/united-states-projects/b/bonita-bay-community-association-vulnerability-assessment)

FEMA Flood Zone

Waterford's specific FEMA flood zone classification requires verification via the FEMA Map Service Center at https://msc.fema.gov/portal/search using a specific home address (e.g., 26310 Devonshire Ct or 3311 Glen Cairn Ct, Bonita Springs FL 34134). Contextual evidence strongly suggests Waterford falls in Zone X (minimal flood risk) or Zone AE at or above the Base Flood Elevation: no reported storm surge damage from Ian, interior position within the community, and BBPI's engineered stormwater system (with 230 acres of retention lakes functioning as integrated stormwater management). Confirm via msc.fema.gov before publishing or before offer.

Lee County Community Rating System (CRS)

Lee County participates in the National Flood Insurance Program's Community Rating System (CRS), which rewards communities for flood mitigation with premium discounts for NFIP policyholders. The CRS discount applies to flood insurance for properties in the applicable zones — for a Waterford home in Zone X, a discount applies if you carry optional flood insurance; for any Zone AE homes, the discount is more significant. Confirm the current discount tier with the Lee County government and your insurer. (Source: https://www.leegov.com)

The Florida Property Insurance Market Reality

Florida's property insurance market in 2024–2026 is structurally challenged. For Waterford buyers, there are two distinct insurance considerations: (1) the Association's master building policy, which covers the building exterior, common elements, and structure, and whose cost flows through the HOA fee; and (2) the owner's HO-6 interior policy, covering interior improvements, personal property, and liability, purchased separately. The fact that Waterford sustained no confirmed Ian damage is favorable for insurance positioning — buildings with a clean post-Ian claims history are in better standing with underwriters. Request the current master policy terms and most recent renewal premium from Gulf Breeze Management Services to understand the trend.

Schools by Address

Waterford at Bonita Bay is in Lee County (ZIP 34134), within the Lee County School District. The buyer pool at Waterford skews heavily toward retirees, snowbirds, and empty-nesters — school zoning is less likely to be a primary purchase driver here than in family-oriented communities. That said, the zoning data is part of a complete due-diligence picture.

Confirmed zoning for ZIP 34134 / Lee County (verify current boundaries via https://www.leeschools.net):

• Elementary: Bonita Springs Elementary School, Bonita Springs
• Middle: Bonita Springs Middle Center for the Arts, Bonita Springs
• High: confirm Estero High School vs. Bonita Springs High School zone at the time of publishing — boundary lines can be updated

Private schools within 10–25 minutes: Community School of Naples (K-12), First Baptist Academy (Naples), Seacrest Country Day School (Naples).

Florida Gulf Coast University (FGCU): approximately 8 miles north of Bonita Bay — the closest university to Waterford, relevant for buyers considering college proximity for grandchildren or FGCU's continuing-education and cultural programming.

Daily Logistics: What Life Actually Looks Like at Waterford

Guard Gate and Security

Bonita Bay operates a 24-hour staffed guard gate at the main entrance on Bonita Bay Boulevard. The gated entry is the first layer of community security for all residents, including Waterford. The BBCA's master HOA assessment covers the gate security staffing cost, distributed across all village associations. Guest entry is managed through the guard station; delivery drivers and contractors are directed through a separate vendor check-in process.

Internet, Cable, Water, Sewer, and Trash

All included in the HOA fee via bulk contract. The community uses the Hotwire IPTV platform (fiber-to-the-home internet). Domestic water, sewer service, irrigation water, and trash pickup are Association-managed and bundled into the quarterly assessment. Residents do not receive separate utility bills for water or sewer — a meaningful convenience for snowbirds who activate a home seasonally. (Source: https://www.bonitabayresidents.com/style-of-living)

Lawn Care, Pest Control, and Deliveries

All exterior grounds maintenance — mowing, trimming, mulching, fertilization, and irrigation of common areas and building perimeters — is covered by the Association. Exterior pest control is included; interior pest control is a resident responsibility. USPS mail delivery format and package-delivery coordination should be verified with the gate and USPS for the specific building.

Golf Carts and the Promenade

Golf carts are a standard mode of transportation within Bonita Bay, and Waterford's proximity to the Club West Campus makes cart access particularly useful — cart paths connect the residential areas to the Club, practice facilities, and internal parks. The 2-car garages at Waterford readily accommodate a personal golf cart. The Promenade at Bonita Bay (26795–26851 South Bay Drive) is directly outside the main gate — effectively walking distance or a two-minute golf-cart trip from Waterford — offering boutique shopping, restaurants, and a seasonal Farmers Market. (Source: https://www.bonitabayresidents.com/style-of-living)

Drive Times (Approximate from Waterford at Bonita Bay)

Waterford vs. Other Bonita Bay Carriage Home Villages

Waterford is one of several carriage home or coach home villages inside Bonita Bay. Buyers comparing options within the master-planned community frequently consider multiple villages before committing. Here is an honest comparison.

Baywoods: A carriage home community on the bay-side section of Bonita Bay, closer to the marina and Estero Bay. Baywoods offers more water/bay exposure but is further from the Club West Campus and the North Gate. Proximity to the marina is a differentiator for boating-focused buyers.

Tuckaweye: Another carriage home village inside Bonita Bay with a distinct location and relationship to the golf courses. Waterford's adjacency to Creekside is a differentiator — buyers who prioritize golf-course frontage typically favor Waterford.

Sandpiper / Oakwood villages: Additional non-tower communities inside Bonita Bay at varying price points and floor-plan profiles. As with all inter-village comparisons, the specific view, HOA fee, garage configuration, and floor plan for any given home matter more than the village label.

What makes Waterford the premium non-tower carriage address:

1. Only carriage community with confirmed standard 2-car garages on every home.
2. Largest floor plans in the carriage segment (up to 2,719 sq ft under air, Crystal floor plan).
3. Direct Creekside Golf Course frontage on a portion of the buildings — a documented pricing premium for the best-positioned homes.
4. North Gate walking-distance positioning — the most convenient address in Bonita Bay for non-driving access to the Club, the Promenade, and the main gate.
5. Two private community pools reserved exclusively for Waterford residents.
6. The most active resale market in Bonita Bay — 15 sales in the trailing 12 months, the highest count of any village. (Source: Stellar / SWFL MLS, WATERFORD subdivision filter, pulled June 2026.)

What Waterford doesn't offer compared to some alternatives: direct Estero Bay waterfront views (you get golf/lake views), a lower price point (Waterford typically prices above other Bonita Bay carriage villages), or new construction (all homes date from 1990–1997).

Why Buy Here — Honest Pros and Cons

This section is written for buyers who want the real story, not the sales pitch.

The Case For Waterford

The 2-car garage is genuinely rare in this product class. At Waterford, you get the convenience of community living and the utility of a 2-car garage — two vehicles, bikes, a golf cart, real storage.

The floor plan sizes are exceptional for a low-maintenance home. The Crystal at 2,719 sq ft under air competes with many detached single-family homes. Volume ceilings in the upper homes add to the sense of space.

Creekside frontage is a documented value driver. The record $1,075,000 sale confirms the market will pay a significant premium for the best golf-and-pond-front positions — and the view is there whether you golf or not.

The HOA covers almost everything. Cable, internet, water, sewer, irrigation, building insurance, pest control, landscaping, trash, road maintenance, street lights, security, and the private pools — all bundled. The true incremental cost above a comparable detached home is less than the headline figure suggests.

The market is genuinely active. With 15 sales in the trailing 12 months and a 37-day median DOM, Waterford is the most liquid village in Bonita Bay — a real advantage for both buyers (steady inventory flow) and sellers (fast absorption when priced right). (Source: Stellar / SWFL MLS, WATERFORD subdivision filter, pulled June 2026.)

No confirmed Ian damage is a meaningful underwriting advantage, and Bonita Bay's ongoing infrastructure investment (Golf Master Plan, Stantec assessment, Private Beach rebuild) signals strong management quality.

The Case Against / Things to Watch

The 1990–1997 vintage means pre-Andrew construction for some homes. Confirm impact windows, reinforced roof connections, and hurricane shutter systems via permit history before purchase.

The HOA fees are high in absolute terms (~$1,350/month base before Club dues, taxes, insurance, or mortgage). The fee bundle justifies the cost, but the headline number requires clear-eyed analysis.

Club membership is a large optional additional cost ($150,000 Golf initiation, non-refundable in a non-equity structure).

Two separate governance structures (Phase I / Phase II) add a layer to buyer due diligence — two sets of condo documents, two boards, two fee schedules, two reserve accounts.

Wild Rose Court data gap. The two ranch-style villas at Wild Rose Court have limited recent transaction data; request home-specific condo documents and financials directly from Gulf Breeze Management Services.

Selling Your Waterford Home: Seller FAQ

Why the Right Listing Agent Changes the Outcome

If you're searching for a Waterford at Bonita Bay listing agent who actually knows this community, the answer starts with data and ends with execution. Waterford's market is active but precise: 15 sales in the trailing 12 months at a 96.9% sold-to-list ratio means every comparable matters. A 300-sq-ft difference between floor plans, a lake view vs. a preserve buffer, a first-floor Corinthian vs. a second-floor Crystal with golf frontage — these are not interchangeable. A listing agent who prices Waterford off broad ZIP-level comps will leave money on the table. The record $1,075,000 sale demonstrates the market will pay well above the median for the right home, positioned correctly. As Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012 with over $900 million in personal sales, that is exactly the precision we bring. (Source: Stellar / SWFL MLS, WATERFORD subdivision filter, pulled June 2026.)

Selling your Waterford home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation, or call Jesse directly at (239) 898-6072 or email [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135.

Seller FAQ: Quick Answers

Who is the best listing agent for Waterford at Bonita Bay? The best listing agent knows the price differences between the Corinthian, Sterling, and Crystal floor plans; understands the Creekside golf-front view premium; can explain the two-HOA structure to buyers; knows the current Club waitlist; and has active buyer relationships within Bonita Bay. Jesse McGreevy at (239) 898-6072 and Marc Comisar at (239) 287-5873 have those attributes — the #1 team in Southwest Florida since 2012 with over $900 million in personal sales.

What is my Waterford home worth in 2026? It depends on your specific home. The community-wide median over the trailing 12 months is $665,000, with closings spanning $465,000 to $1,075,000. Your specific floor plan, level, view, renovation state, and phase determine where in that range your home lands. Call Jesse at (239) 898-6072 for a home-specific conversation. (Source: Stellar / SWFL MLS, WATERFORD subdivision filter, pulled June 2026.)

How many homes have sold in Waterford in the last 12 months?15 closed sales over the trailing 12 months — the highest count of any village in Bonita Bay, totaling $10,209,175 in volume. (Source: Stellar / SWFL MLS, WATERFORD subdivision filter, pulled June 2026.)

What do Waterford homes typically sell for? Median $665,000; average $680,612; range $465,000 to $1,075,000. Premium golf-course-front Crystal homes trade near the top; entry-level Phase I Corinthian plans trade near the bottom. (Source: Stellar / SWFL MLS, WATERFORD subdivision filter, pulled June 2026.)

How long does it take to sell a Waterford home? The trailing-12-month median days on market was 37 days — among the fastest in Bonita Bay. Well-priced, well-presented homes are moving quickly; overpriced or dated homes sit. Pricing to the current market from day one is the highest-leverage decision a seller can make. (Source: Stellar / SWFL MLS, WATERFORD subdivision filter, pulled June 2026.)

What are the best months to list a Waterford home? The Southwest Florida luxury market is most active November through March (snowbird season), with January–March the peak for showings and offers from out-of-market buyers. Listing in October/November positions you for the full season. October or February are historically the strongest months to go active.

Does the HOA have rules about for-sale signs at Waterford? Condominium associations frequently restrict or prohibit exterior for-sale signs. Confirm with Gulf Breeze Management Services (239-498-3311) before installing any sign.

What disclosures are required to sell a Waterford home? Under Florida Statute §718.503, sellers must provide buyers with the Declaration of Condominium, bylaws, rules and regulations, current budget, most recent financial statements, and disclosure of any pending special assessments or litigation, within 5 business days of a written request. Request these from Gulf Breeze Management Services in advance.

Can I transfer my Club membership to the buyer? Golf and Sports memberships at Bonita Bay Club are not automatically transferable at home sale. The buyer would need to apply independently (subject to the Club's current waitlist). Some sellers negotiate Club membership as a separate personal-property item. Confirm with the Club's Membership Office (239-495-0200).

Does the HOA have right-of-first-refusal on the sale? Review the Declaration of Condominium to confirm. Many Florida condominiums do NOT have right-of-first-refusal, but this must be verified in the specific recorded documents for Waterford.

What premium can I command for a golf-course-front home? The record $1,075,000 sale (26310 Devonshire Ct #103, direct Creekside 16th green and pond frontage) closed well above the $665,000 community median — a data-supported premium, not a marketing claim. Maximize it by staging the lanai and living areas to highlight the golf view from every angle. (Source: Stellar / SWFL MLS, WATERFORD subdivision filter, pulled June 2026.)

Can I sell to a buyer under a certain age? Yes — Waterford has no age restrictions. It is not a 55+ community.

Frequently Asked Questions — Buyer Edition

About the Community

What type of homes are in Waterford at Bonita Bay? Waterford consists of 114 carriage-style coach homes in two-story, low-rise buildings, each with an attached 2-car garage. This is not a single-family subdivision and not a high-rise tower — it is a low-rise condominium community in the carriage home format standard in Southwest Florida.

How many homes and buildings are there? 20 buildings, 114 total homes: Phase I (6 buildings, ~50 homes on Glen Cairn Court) and Phase II (14 buildings, 64 homes on Devonshire Court and Wild Rose Court). Fully built out since approximately 1997. (Source: https://waterford2bb.com/; https://www.bonitabayresidents.com/files/Street%20and%20Neighborhoods%20BB.pdf)

When was Waterford built? Between 1990 and 1997. Phase I (Glen Cairn) primarily 1990–1993; Phase II (Devonshire) 1993–1997. (Source: https://casestudies.uli.org/wp-content/uploads/2015/12/C029020.pdf)

Who developed Waterford at Bonita Bay? Bonita Bay Properties, Inc. (BBPI), the master developer of all of Bonita Bay, founded by David Shakarian (GNC founder) in 1979 and led after his 1984 death by David Lucas as Chairman. (Source: https://www.swspotlight.com/articles/community/bonita-bay-marina-now-in-residents-hands/; https://casestudies.uli.org/wp-content/uploads/2015/12/C029020.pdf)

What are the floor plans at Waterford? Three named plans: CORINTHIAN (~1,978 sq ft, 3BR/2BA), STERLING (~2,192–2,347 sq ft, 3BR/2-3BA), and CRYSTAL (2,719 sq ft, 3BR/3BA — the largest in the community). All are 3-bedroom and all include a 2-car garage.

Do all homes come with a 2-car garage? Yes — every standard carriage home includes an attached 2-car garage. One historical record (3321 Glen Cairn Ct #102, built 1992) shows a 1-car garage, which may be the earliest Phase I configuration or a record error. Verify at the home level before offer.

What are the views like at Waterford? Creekside Golf Course fairways and interior Bonita Bay lakes/ponds dominate. The Creekside 16th hole runs alongside the Devonshire Court buildings. West-facing Devonshire homes get sunset views across the fairways; north/east-facing homes look toward interior lakes. There are no bayfront or Gulf views — Waterford is an inland village within Bonita Bay.

Where is Waterford within Bonita Bay? Near the North Gate — the main entrance off US-41. This is the most central, walkable address in Bonita Bay for access to the Club West Campus and the Promenade at Bonita Bay.

Does Waterford have its own pool? Yes — two private community pools with spas and cabana areas, reserved exclusively for Waterford residents. (Source: https://waterford2bb.com/amenities)

Is Waterford gated? Yes — inside the Bonita Bay master-planned community, which operates a 24-hour staffed guard gate.

Is Waterford a 55+ community? No. Waterford has no age restrictions. Bonita Bay as a whole is an all-ages community.

Is Waterford Blue Zones certified? Bonita Bay holds a Blue Zones Recognized Community designation — the largest gated community in Southwest Florida with this recognition. Waterford shares it. (Source: https://www.bonitabayresidents.com/style-of-living)

About the HOA

What is the HOA fee at Waterford at Bonita Bay? The sub-HOA fee runs approximately $3,121 per quarter ($1,040/month) based on a recent closed transaction, plus a BBCA master HOA fee of approximately $3,720/year ($310/month), bringing the total to roughly $16,200–$17,284/year. The sub-HOA covers cable, internet, water, sewer, irrigation, building insurance, pest control, landscaping, trash, street lights, security, road maintenance, and the private Waterford pools. Verify current figures with Gulf Breeze Management Services (239-498-3311).

Who manages the Waterford HOA? Gulf Breeze Management Services of SW FL, 8910 Terrene Court, Suite 200, Bonita Springs, FL 34135. Phone: 239-498-3311. Manages both Phase I and Phase II.

Are there two separate HOAs at Waterford? Yes. Phase I (Glen Cairn Court, ~50 homes) is WATERFORD AT BONITA BAY ASSOCIATION, INC. (Florida DOC N40831). Phase II (Devonshire and Wild Rose Court, 64 homes) is WATERFORD AT BONITA BAY II ASSOCIATION, INC. (Florida DOC N48863). Both are active Florida not-for-profit corporations managed by Gulf Breeze. (Source: https://search.sunbiz.org entities N40831 and N48863)

What does the HOA fee cover? Association management, cable TV, internet, irrigation water, domestic water, sewer, trash, legal and accounting, master building insurance, exterior pest control, grounds maintenance and landscaping, road maintenance, street lights, security (Bonita Bay gate contribution), and Waterford's private pools. Owners pay separately for HO-6 interior insurance, interior maintenance, and HVAC/water heater replacements.

Are there Florida SIRS requirements for Waterford? Florida's Structural Integrity Reserve Study requirements apply to condominium buildings three stories or taller. Waterford's two-story buildings likely fall outside the mandatory SIRS threshold, though general reserve-funding requirements expanded for all condos in 2022. Confirm the current reserve study status with Gulf Breeze Management Services during due diligence.

About Bonita Bay Club

Is Bonita Bay Club membership required when buying at Waterford? No. Club membership is entirely optional and purchased separately. (Source: https://linksmagazine.com/bonita-bay-club-florida-links-living/)

Is Bonita Bay Club equity? No. It is a non-equity private club; initiation fees are non-refundable, with no equity share to sell at resignation.

How many golf courses does Bonita Bay Club have? 54 holes across two campuses: West Campus inside Bonita Bay (Bay Island, Marsh, Creekside — Arthur Hills) and East Campus in Naples (Cypress and Sabal — Tom Fazio). A single Golf Membership covers both. (Source: https://www.golfcoursearchitecture.net/content/fazio-design-begins-sabal-renovation-at-bonita-bay-club)

Is there a waiting list for the Bonita Bay Club? Yes, for Golf Membership. LINKS Magazine noted the waiting list as "a rarity among private clubs today." Confirm current wait times with the Club Membership Office (239-495-0200). (Source: https://linksmagazine.com/bonita-bay-club-florida-links-living/)

Does Creekside Golf Course border Waterford? Yes — the Creekside back nine runs alongside Waterford's Devonshire Court. The 16th hole directly borders several buildings; the record $1,075,000 sale featured direct frontage on the Creekside 16th green and pond. (Source: https://course.bluegolf.com/bluegolf/course/course/bonitabaycreekside/index.htm)

Rental, Pets, and Lifestyle

Can I rent my Waterford home? Yes, subject to a maximum of 4 leases per year (implying ~90-day minimum terms). This permits seasonal rental while restricting short-term turnover. Note the live data, though: over the trailing 12 months there was just 1 active rental listing and 0 recorded leases — Waterford is overwhelmingly an owner-occupant community, not a rental market. Confirm exact terms in the governing documents. (Source: Stellar / SWFL MLS, WATERFORD subdivision filter, pulled June 2026.)

Are short-term rentals allowed at Waterford? No — the 4-leases-per-year cap with implied 90-day minimums is incompatible with nightly/weekly vacation rentals. Waterford is not appropriate for Airbnb-style strategies.

Can I have pets at Waterford? Owners may have pets subject to HOA restrictions (weight limits, number per home, leash rules — confirm with Gulf Breeze Management Services). Tenants are NOT permitted pets per rental disclosures.

What is the beach access situation at Waterford? All Waterford residents are BBCA members with access to the Private Beach Park on Little Hickory Island (~10 minutes from the gate), rebuilt after Ian with hurricane-hardened engineering. A seasonal shuttle (Nov–April) runs from within Bonita Bay with a stop at or near Wild Rose Court. Beach access is a BBCA benefit, not tied to Club membership. (Source: https://www.bonitabayresidents.com/private-beach)

What amenities come with ownership (without a Club membership)? The Private Beach Park, 12 miles of trails, three waterfront parks and the lake system, Estero Bay access points, the Promenade at Bonita Bay, the BBCA activities program, and Waterford's own two private pools. Club-specific amenities (golf, tennis, fitness, dining, spa) require a separate Club membership.

Can I walk to the Bonita Bay Club from Waterford? Yes — Waterford is one of the closer villages to the Club West Campus by virtue of its North Gate positioning. Many listing descriptions note "within walking distance to the Club."

Is Waterford walkable to the Promenade shops? Yes — the Promenade at Bonita Bay is directly outside the main gate, a short walk or 1-2 minute golf-cart ride.

Storm and Insurance

Did Waterford suffer damage from Hurricane Ian? No confirmed damage. At least one MLS listing explicitly states "NO DAMAGE FROM ANY HURRICANES." Waterford's inland North Gate position and BBPI's engineered stormwater infrastructure provided meaningful protection. (Source: https://bonitabayclub.blog/2022/10/13/hurricane-ian-update/)

What FEMA flood zone is Waterford in? Confirm via FEMA Map Service Center (https://msc.fema.gov/portal/search) using a specific Waterford address. Contextual evidence suggests Zone X or Zone AE at/above Base Flood Elevation. Verify before offer.

Who carries property insurance at Waterford — the HOA or the owner? Both. The HOA's master building policy covers the structure/exterior; the owner's HO-6 covers interior improvements, personal property, and liability. The HOA premium flows through the HOA fee; the HO-6 is purchased separately.

First Floor vs. Second Floor: Which Carriage Home Level Is Right for You

Because Waterford's buildings are two-story carriage homes, the single most consequential layout decision a buyer makes — after floor plan and view — is whether to buy a first-floor (garden-level) home or a second-floor (upper-level) home. The two are not interchangeable, and the price difference between them is real.

First-floor (garden-level) homes offer single-level living with no interior stairs between the entry and the living areas, plus direct ground-level access into the attached 2-car garage. For buyers with mobility considerations, or anyone who simply prefers to never climb stairs to reach their living room, this is the decisive advantage. Ground-floor homes also tend to feel more directly connected to the lanai and the golf/lake view just beyond it.

Second-floor (upper-level) homes access the garage via an interior staircase and typically deliver vaulted or volume ceilings, additional ceiling height, more natural light, and elevated sightlines from the screened lanai out over the Creekside fairways or the interior lakes. In the Devonshire Court (Phase II) buildings especially, upper-level Crystal homes with golf-course frontage are the most sought-after configuration in the entire village — the combination of the largest floor plan, the highest ceilings, and the best elevated view is what drove the record $1,075,000 sale. (Source: Stellar / SWFL MLS, WATERFORD subdivision filter, pulled June 2026.)

Neither level is "better" in the abstract — they serve different buyers. The mistake to avoid is pricing or comparing them as if they were the same. When we represent a Waterford buyer or seller, we always comp first-floor homes against first-floor homes and second-floor homes against second-floor homes. Call Jesse at (239) 898-6072 or Marc at (239) 287-5873 to talk through which level fits how you actually want to live.

County Permit Activity Inside Waterford at Bonita Bay

Understanding what building permits have been pulled at Waterford tells buyers two things: what the HOA has been investing in (roof cycles, exterior upgrades) and whether individual owners have improved their homes (kitchen remodels, impact windows, HVAC). Both matter for valuation and due diligence.

How to look it up: The Lee County Property Appraiser maintains a permit history database at https://www.leepa.org. Searching by a specific Waterford address returns all building permits recorded for that home or building.

Roofing: In a condominium regime, roofs are HOA common elements — the Association pulls roofing permits and contracts the work. Tile roofs on 1990–1997 buildings have typical service lives of 20–30 years; given the build window, the majority of Waterford roofs reached or passed their replacement window in recent years, and the February 2021 Board minutes reference active tile-roof maintenance (broken tiles and vent sealing). (Source: https://waterford2.squarespace.com/s/2021-WF2-BOD-Minutes-02-15-21.pdf)

Impact windows and hurricane shutters: Owner-initiated upgrades that require Lee County permits and, in a condominium, Association ARC approval. Recent listings reference impact-window and electric-shutter installations. Buyers should request permit history for any home where "new impact windows" is cited and confirm the permit passed final inspection.

Screen enclosures and lanai frames: The 2021 Board minutes reference aluminum railing wear and replacement options; screen-enclosure and railing replacements are HOA-initiated work appearing in an active cycle across Phase II buildings. (Source: https://waterford2.squarespace.com/s/2021-WF2-BOD-Minutes-02-15-21.pdf)

HVAC and water-heater replacements: Owner-responsibility interior items requiring individual Lee County permits. In a community of this vintage, HVAC systems are routinely at or past their 15–20 year service life; many listings highlight "new A/C" or "new water heater" as owner upgrades. A clean permit record for all major work reduces closing risk — unpermitted work can affect insurance, financing, and resale. (Source: https://www.leepa.org)

Comparable Subdivisions to Consider — A Deeper Look

Buyers who reach Waterford through a Bonita Bay search have often also considered one or more of the following alternatives. Here is an expanded, honest comparison.

Waterford vs. Baywoods: Baywoods sits on the bay-side of the community closer to the Estero Bay waterfront and the marina — a geographic advantage for boating-focused buyers who want to be nearer the dock. But Baywoods is further from the Club West Campus and the Promenade, and its golf-course adjacency is less pronounced than Waterford's direct Creekside relationship. Verify the 2-car-garage question at Baywoods home-by-home — Waterford's consistent 2-car standard is confirmed across virtually the entire village.

Waterford vs. Tuckaweye: Tuckaweye is one of Bonita Bay's smaller non-tower communities. Compare floor-plan sizes (Waterford's Crystal at 2,719 sq ft is a benchmark), garage configuration, proximity to Club and gate, and HOA fee bundle. Buyers who have looked at both frequently find Waterford's garage, floor-plan, and Club-proximity advantages justify the price premium.

Waterford vs. other Bonita Bay villages (Sandpiper, Oakwood, Bermuda Cove, Siena, Montara): Bonita Bay's roster includes a range of non-tower communities at varying price points and configurations. For buyers who want single-family detached living rather than carriage homes, communities like Riviera, Cracker Cove, or Estuary inside Bonita Bay may be more appropriate — those use a homeowner-association structure (not condominium) and generally require individual exterior maintenance by the owner. The carriage-home format (HOA handles exterior) vs. single-family format (owner handles exterior) is a fundamental lifestyle decision that drives buyers toward or away from Waterford.

Waterford vs. Pelican Landing or Pelican's Nest (adjacent communities): The key differentiators for Bonita Bay / Waterford over these alternatives: the Bonita Bay Club's 54-hole golf across two campuses (most competing communities have one course); the private beach shuttle to Little Hickory Island (unique among inland gated communities in this area); and the Blue Zones community designation. Buyers who want immediate golf access should weigh the Bonita Bay Club waitlist — a community with no golf waitlist may be more practical for that specific buyer, despite Bonita Bay's other advantages.

Your Local Real Estate Experts

McGreevy and Comisar are Bonita Bay's resident-expert real estate team at Domain Realty, with an office at 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135 — just minutes from the Bonita Bay main gate. Waterford at Bonita Bay is a community where the difference between a competent transaction and an exceptional one comes down to market-specific knowledge, and that knowledge is what we bring to every client we serve in Bonita Bay.

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

Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135
Free home valuation:https://mcgreevyandcomisar.com/home-valuation

McGreevy and Comisar are part of Domain Realty — Southwest Florida's full-service brokerage. Learn more about our brokerage at DomainRealtyGroup.com.

Whether you're buying your first Bonita Bay carriage home or listing a home you've owned for years, call or text Jesse at (239) 898-6072 to start with a conversation — no obligation, no pressure, just straight answers from the team that knows this market.

Sources & Authoritative References

All sources below are primary sources, government records, official community documents, official news media, the golf-course operators, or academic/institutional research. No competitor realtor URLs appear in this list. Market data throughout this page is sourced to the live MLS pull (Stellar / SWFL MLS, WATERFORD subdivision filter, June 2026).

1. Stellar / SWFL MLS — WATERFORD subdivision filter (June 2026): Trailing-12-month closed, active, and rental data — the authoritative market source for this page.
2. Urban Land Institute Case Study C029020 — Bonita Bay (1999):https://casestudies.uli.org/wp-content/uploads/2015/12/C029020.pdf — Developer history; 1991 Creekside opening; carriage home pricing $145K–$439K (1999); ULI Award of Excellence.
3. Florida Division of Corporations — Waterford at Bonita Bay Association, Inc. (N40831):https://search.sunbiz.org — Filing 11/13/1990; current officers and annual reports.
4. Florida Division of Corporations — Waterford at Bonita Bay II Association, Inc. (N48863):https://search.sunbiz.org — Filing 05/14/1992; current officers and annual reports.
5. Florida DBPR Condominium License PR1P021715:https://www.myfloridalicense.com — "WATERFORD AT BONITA BAY, A CONDO"; Multi-Phase; licensed 11/26/1990.
6. Waterford II Official Resident Website:https://waterford2bb.com/ — 64 homes in 14 buildings; pool/pavilion/cabana documentation.
7. Waterford II Board of Directors Meeting Minutes, February 15, 2021:https://waterford2.squarespace.com/s/2021-WF2-BOD-Minutes-02-15-21.pdf — $563K reserves (Dec 2020); tile-roof maintenance; Gulf Breeze Management Services.
8. Bonita Bay Club Official Blog — Hurricane Ian Update, October 13, 2022:https://bonitabayclub.blog/2022/10/13/hurricane-ian-update/ — West Campus damage detail; Creekside less affected.
9. BBCA Private Beach Park:https://www.bonitabayresidents.com/private-beach — Totally destroyed by Ian; hurricane-hardened rebuild; Garrett Stone statement.
10. BBCA Streets & Neighborhoods Document (PDF):https://www.bonitabayresidents.com/files/Street%20and%20Neighborhoods%20BB.pdf — Three-street roster for Waterford (Glen Cairn, Devonshire, Wild Rose).
11. BBCA Beach Shuttle Stops Map (PDF):https://www.bonitabayresidents.com/files/beach-shuttle-stops-map.pdf — Wild Rose Ct / Waterford area shuttle stop.
12. BBCA Trails Map (PDF):https://www.bonitabayresidents.com/files/trails-map.pdf — 12+ miles of paths; Waterford near North Gate.
13. BBCA Style of Living:https://www.bonitabayresidents.com/style-of-living — Blue Zones designation; fiber-to-home (Hotwire IPTV); 12 miles of paths.
14. BBCA Marina + Backwater Jacks:https://www.bonitabayresidents.com/bonita-bay-marina-and-backwater-jacks — Semi-private marina; Backwater Jacks; resident ownership.
15. Stantec — Bonita Bay Community Association Vulnerability Assessment:https://www.stantec.com/en/projects/united-states-projects/b/bonita-bay-community-association-vulnerability-assessment — Post-Ian engineering assessment.
16. Southwest Spotlight Magazine — "Bonita Bay Marina Now in Residents' Hands" (Dec 2013):https://www.swspotlight.com/articles/community/bonita-bay-marina-now-in-residents-hands/ — Shakarian founder; Lucas Chairman; 230 acres of lakes.
17. Creekside Golf Course — BlueGolf Scorecard:https://course.bluegolf.com/bluegolf/course/course/bonitabaycreekside/index.htm — Par 71; 6,503 yards; rating 72.2; slope 133; Arthur Hills.
18. Golf Course Architecture — Fazio Design begins Sabal renovation:https://www.golfcoursearchitecture.net/content/fazio-design-begins-sabal-renovation-at-bonita-bay-club
19. LINKS Magazine — Bonita Bay Club, Florida Links Living:https://linksmagazine.com/bonita-bay-club-florida-links-living/ — Non-equity structure; waiting list; 18 Har-Tru courts + 5 pickleball; $30M Golf Master Plan.
20. First Call Golf — Bonita Bay Club Unveils New Golf Academy (Feb 2024):https://www.firstcallgolf.com/industry-news/release/2024-02-29/bonita-bay-club-unveils-new-golf-academy
21. PR Newswire — Bonita Bay Club's Bay Island Golf Course to Reopen:https://www.prnewswire.com/news-releases/bonita-bay-clubs-bay-island-golf-course-to-reopen-300954534.html
22. Phoenix Bay Ventures — Our Legacy (Bonita Bay Group successor):https://phoenixbayventures.com/our-legacy/ — 9,000 homes; 14 golf courses; ULI Award of Excellence.
23. Top 100 Golf Courses — Bonita Bay Cypress:https://www.top100golfcourses.com/golf-course/bonita-bay-cypress — Tom Fazio East Campus course.
24. Bonita Bay Marina — Official site:https://www.bonitabaymarina.net/about-bonita-bay-marina — Hours, services, 36-inch max draft, VHF Channel 72, New Pass access.
25. Sweetwater Lifestyles:https://www.sweetwaterlifestyles.com/ — Charter/boat club at Bonita Bay Marina since 1992.
26. Naples Daily News — Hurricane Ian in Bonita Springs (Sept 30, 2022):https://www.naplesnews.com/story/weather/hurricane/2022/09/30/hurricane-ian-bonita-springs-rescue-recovery-efforts-curfew-boil-water-notice-federal-help-florida/10461036002/ — Bonita Springs fared better than Fort Myers Beach.
27. Lee County Clerk of Courts Official Records:https://or.leeclerk.org/LandMarkWeb/ — Recorded Declaration of Condominium; OR 2226 PG 3115 reference.
28. Lee County Property Appraiser:https://www.leepa.org — Property records, year-built data, assessed values, permit history.
29. Lee County — Community Rating System (CRS) program:https://www.leegov.com — NFIP flood-insurance discount program.
30. FEMA Map Service Center:https://msc.fema.gov/portal/search — FIRM panels and flood-zone data for specific Waterford addresses.
31. Lee County School District:https://www.leeschools.net — School locator and attendance boundaries.
32. Florida Statutes Chapter 718 (Florida Condominium Act):https://www.flsenate.gov/Laws/Statutes/2024/Chapter718 — Governing law; buyer disclosure rights (§718.503); reserve requirements.
33. Waterford II Amenities page:https://waterford2bb.com/amenities — Pool/pavilion/cabana/grills documentation.
34. The Brassie — Bonita Bay Club Membership Cost:https://thebrassie.com/bonita-bay-club-membership-cost/ — Secondary-source membership figures.
35. PrivateIQ Golf — Bonita Bay Club membership cost benchmark:https://www.privateiq.golf/clubs/florida/bonita-springs/bonita-bay-club-bonita-springs-fl/membership-cost — Secondary-source membership figures.

Page drafted June 12, 2026. Market data is from the live MLS (Stellar / SWFL MLS, WATERFORD subdivision filter, pulled June 2026). HOA fee schedules, Club membership pricing, FEMA flood zone, and association policies are subject to change — verify all material facts during the due-diligence period of any transaction. Contact Jesse McGreevy at (239) 898-6072 or [email protected].

McGreevy and Comisar — #1 Team in Southwest Florida since 2012. Domain Realty, 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135. Jesse McGreevy: (239) 898-6072. Marc Comisar: (239) 287-5873. DomainRealtyGroup.com.