Waterford is a 114-home carriage-home condominium neighborhood near the North Gate of Bonita Bay in Bonita Springs, built 1992 to 1997, with 16 recorded resales since September 2025 at a $670,000 median. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the #1 real estate team in Southwest Florida selling and buying homes in Waterford. Waterford is a 114-home carriage-home condominium neighborhood inside the master-planned community of Bonita Bay in Bonita Springs, Florida. Its homes sit in two-story buildings on two cul-de-sac streets near Bonita Bay’s North Gate, Glen Cairn Court and Devonshire Court, built from 1992 to 1997 and governed as two separate condominiums. Whether you’re ready to sell your Waterford home or buy your next one, we’re the team that delivers: Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, and over $900 million in personal sales between Jesse McGreevy and Marc Comisar.
The Lee County qualified-deed record shows 16 Waterford resales in the 12 months since September 2025 at a median of $670,000, ranging from $465,000 to $1,075,000. The Southwest Florida MLS, September 2026 pull counted 12 Waterford closings in the 12 months to September 30, 2026, tied with Seaglass for the most of any Bonita Bay neighborhood in that pull, at a median of $656,900 and a median of 24 days on market. If you are buying or selling here, our comparison of the best real estate agents in Bonita Springs shows how local agents stack up on the public record.
This guide is built from the recorded 1990 Declaration of Condominium for Waterford at Bonita Bay (Lee County Clerk’s instrument 3036266, Official Records Book 2226), the Lee County Property Appraiser parcel roll and qualified-sale file (dated September 2026), the Florida condominium register, the Bonita Bay Community Association’s public pages, FEMA’s National Flood Hazard Layer, Lee County’s evacuation layer, the City of Bonita Springs and the Southwest Florida MLS figures pulled in September 2026. Where the public record stops, we say so and name the document that answers the question.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
McGreevy and Comisar are the best realtor for Waterford because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Waterford market read built from every qualified Waterford deed, the recorded Declaration and FEMA’s own flood layer.
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, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
That matters at Waterford for a specific reason. Waterford does not trade as one number. The county deed record for the last 12 months runs from a $465,000 ground-floor home on Glen Cairn Court to a $1,075,000 home on Devonshire Court, and the same Devonshire home had recorded at $1,275,000 in March 2024. A listing agent who prices a Waterford home off a 2023 or 2024 sale, or off a Bonita Bay average, can miss the market by six figures in either direction.
Recent Waterford track record (last 12 months): In the last 12 months Waterford has seen 16 resales in the Lee County qualified-deed record (September 2025 through the newest recorded Waterford deed, June 10, 2026), totaling $11,134,175, and the highest-priced Waterford sale in that window was $1,075,000. The Southwest Florida MLS, September 2026 pull counts 12 closings in the 12 months to September 30, 2026 with a median of 24 days on market and a median sale-to-list ratio of 97.7%. We tracked every qualified deed, and we will walk you through each one.
Honors and recognition:
Selling your Waterford home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Waterford? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Waterford in one screen: 114 carriage-home condominiums on Glen Cairn Court and Devonshire Court in the northeast corner of Bonita Bay, built 1992 to 1997, selling at a $670,000 median over the last 12 months of recorded deeds, in FEMA’s shaded Zone X, governed by two Chapter 718 condominium associations under the Bonita Bay master association.
Waterford at Bonita Bay, section by section. Each link below jumps to its part of this guide, from the market snapshot and the recorded Declaration to the flood record, the comparison with Wedgewood, the seller section and the sources behind every figure.
Living in Waterford means a three-bedroom carriage home on one floor of a two-story building, on a quiet cul-de-sac in the northeast corner of Bonita Bay near the North Gate, with the Bonita Bay Club’s west campus and the Promenade shops each less than half a mile away in a straight line and the association maintaining the grounds and building exteriors.
Waterford sits inside the Bonita Bay gates between Woodlake and the North Gate, on two streets the Bonita Bay Community Association’s own street table assigns to it: Glencairn Court (spelled Glen Cairn Court on the county roll) for Waterford, and Devonshire Court and Wild Rose Court for Waterford II (BBCA Street and Neighborhoods). The BBCA neighborhoods map shows the neighborhood as a multi-family enclave off Country Club Drive, with golf-course fairways and lakes around it and the Club’s driving range to the south (BBCA Neighborhoods map). No Waterford home carries a Wild Rose Court address on the county roll; the Florida condominium register lists Wild Rose Court as the street address of The Village of Waterford.
Measured in a straight line from the Census geocoder points for Waterford, the Bonita Bay Club’s west campus at 26660 Country Club Drive is about 0.36 mile away and the Promenade at 26811 South Bay Drive about 0.41 mile, by our measurement. Walking or driving routes are longer, because they follow Bonita Bay’s internal roads and gates.
Waterford is two legal condominiums that share a name, a location and a management company. The Florida condominium register lists Waterford at Bonita Bay, a Condominium (project PR1P021715, 50 units, recorded June 10, 1991) and The Village of Waterford, a Condominium (project PR1P022278, 64 units, recorded April 9, 1993), each with its own managing association: Waterford at Bonita Bay Association, Inc. and Waterford at Bonita Bay II Association, Inc., both in care of Gulf Breeze Management at 8910 Terrene Court in Bonita Springs (Florida DBPR condominium register extract). The BBCA calls the second one Waterford II.
The two associations have separate boards, budgets, reserves and governing documents. A buyer on Glen Cairn Court joins the first association; a buyer on Devonshire Court joins the second. That is the single most important structural fact about Waterford, and it runs through every section below: fees, leasing, pets and insurance are set by the condominium you buy into.
A Waterford carriage home is a condominium unit on one floor of a two-story building. The county roll numbers the homes 101 to 104 on the ground floor and 201 to 204 on the upper floor, so an eight-home building on Glen Cairn Court holds four homes downstairs and four upstairs, and a four-home building on Devonshire Court holds two on each floor. The 1990 Declaration describes the first Glen Cairn buildings exactly that way: “two floors of living area”, eight units each, with eight garages adjacent to each building (Declaration §4).
Every Waterford home is recorded as three bedrooms on the county roll. On Devonshire Court all 64 homes are recorded as three bathrooms; on Glen Cairn Court, 26 homes are recorded as three bathrooms and 24 as two.
Waterford suits buyers who want the space of a three-bedroom home, a garage, and a lock-and-leave routine, without the exterior upkeep of a single-family house. The price point, a $670,000 median across the last 12 months of recorded deeds, sits above the four Bonita Bay coach-home villages we compare below and well below the towers and most single-family streets. Full-time residents, seasonal owners and buyers downsizing from a larger Bonita Bay home all show up in the Waterford record.
With 114 homes on two short streets, Waterford is small enough that the neighbors know each other and active enough that a home comes to market most months. The county file shows 16 qualified sales in 12 months, and the Southwest Florida MLS, September 2026 pull showed two Waterford homes listed for sale and one pending on the pull date. Waterford is fully built out: every sale is a resale.
Waterford buyers and sellers get the same thing from us: the 16 qualified Waterford deeds of the last year read one by one, the recorded Declaration read clause by clause, and FEMA’s flood layer queried at Glen Cairn Court and Devonshire Court addresses. Selling? Start with a free Waterford home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida and our Bonita Bay buyer guide.
Data updated: September 2026. Waterford condominiums sold at a median of $670,000 across 16 qualified resales in the 12 months since September 2025, from $465,000 to $1,075,000, per the Lee County deed record; county deed records run through September 2026, and the MLS figures below carry their September 2026 pull date.
The county figures come from the Lee County Property Appraiser’s public parcel roll and sale file, counting only DOR-qualified sales of improved homes in the two Waterford condominiums, matched by their recorded legal names and checked against Glen Cairn Court and Devonshire Court addresses (Lee County Property Appraiser). We tracked every one of those deeds for this update. When the county and the MLS disagree on a sale, we publish the deed figure as the sale price: the county records the consideration on the deed, while the MLS records the closing price the listing agent reports.
Recorded | Home | Floor | County heated sq ft | Deed price |
|---|---|---|---|---|
September 8, 2025 | 26280 Devonshire Ct #201 | Upper | 2,293 | $685,000 |
September 12, 2025 | 26271 Devonshire Ct #202 | Upper | 2,102 | $664,500 |
December 22, 2025 | 26270 Devonshire Ct #202 | Upper | 2,293 | $700,000 |
December 29, 2025 | 3321 Glen Cairn Ct #102 | Ground | 1,912 | $665,000 |
January 28, 2026 | 3311 Glen Cairn Ct #102 | Ground | 1,912 | $565,000 |
February 9, 2026 | 26300 Devonshire Ct #201 | Upper | 2,293 | $850,000 |
February 19, 2026 | 3301 Glen Cairn Ct #201 | Upper | 2,293 | $750,000 |
February 19, 2026 | 26290 Devonshire Ct #102 | Ground | 1,948 | $675,000 |
February 27, 2026 | 26310 Devonshire Ct #201 | Upper | 2,293 | $775,000 |
February 27, 2026 | 26300 Devonshire Ct #202 | Upper | 2,097 | $640,000 |
March 10, 2026 | 26280 Devonshire Ct #102 | Ground | 2,097 | $648,800 |
March 27, 2026 | 3320 Glen Cairn Ct #102 | Ground | 1,912 | $648,375 |
April 14, 2026 | 26310 Devonshire Ct #103 | Ground | 2,293 | $1,075,000 |
April 15, 2026 | 26310 Devonshire Ct #101 | Ground | 2,293 | $585,000 |
June 1, 2026 | 3311 Glen Cairn Ct #104 | Ground | 1,890 | $742,500 |
June 10, 2026 | 3310 Glen Cairn Ct #102 | Ground | 1,912 | $465,000 |
Source: Lee County Property Appraiser qualified-sale file and parcel roll, index dated September 29, 2026. Floor is read from the unit number (1xx ground, 2xx upper). The 16 prices total $11,134,175. With an even count, the median is the mean of the middle pair, $665,000 and $675,000, which is $670,000.
The two Waterford condominiums trade in the same band, with Devonshire Court slightly higher. Over the 12 months, the 10 Devonshire Court sales had a median of $680,000 (range $585,000 to $1,075,000) and the six Glen Cairn Court sales ran from $465,000 to $750,000, with the middle pair at $648,375 and $665,000. On county heated area, the mean of the per-sale price per square foot was about $329 across all 16 sales. Size explains part of the gap: the county roll records 40 of the 64 Devonshire homes at 2,293 heated square feet, while the Glen Cairn median is 1,912.
Nine of the 16 sales were ground-floor homes (median $648,800) and seven were upper-floor homes (median $700,000). The spread inside each group is wider than the gap between them: the highest sale of the year and one of the lowest were both ground-floor homes in the same Devonshire Court building, recorded one day apart. Condition, view and updates move a Waterford price more than the floor does, which is why we comp ground-floor homes against ground-floor homes and upper against upper, and then adjust for condition and view.
Waterford prices have come down from their 2023 and 2024 level. The seven qualified Waterford deeds recorded from September 2023 through August 2024 had a median of $835,000 and reached $1,275,000; the five recorded from September 2022 through August 2023 had a median of $810,000. The four recorded from September 2024 through August 2025 had a median of $706,250, and the 16 recorded since September 2025 have a median of $670,000. The clearest single example is 26310 Devonshire Court #103, recorded at $1,275,000 on March 15, 2024 and at $1,075,000 on April 14, 2026. The county record does not say why prices moved; it shows that they did.
The Southwest Florida MLS, September 2026 pull (Bonita Bay development, the 12 months to September 30, 2026) shows 12 Waterford closings, tied with Seaglass for the highest count of any Bonita Bay neighborhood in that window, from $465,000 to $1,075,000, with a median of $656,900, a mean of $682,056, a median of $285 per square foot of MLS living area, a median of 24 days on market and a median sale-to-list ratio of 97.7%. On the pull date, two Waterford homes were active, listed at $699,000 and $949,000 (median $824,000, median 228 days on market), and one more was pending with contingencies at $719,000. The June 2026 Southwest Florida MLS pull had put the average Waterford sale-to-list ratio at 96.9%.
The MLS median living area for those closings is 2,347 square feet, larger than the county roll’s heated figures, because listing agents often report a different measurement than the Property Appraiser’s heated area. For comparisons on this page, we use the county’s heated area.
The table below puts Waterford beside four Bonita Bay coach-home and carriage-home villages on one yardstick: the Lee County qualified-deed record, pulled on the same day, using the first window with at least 10 sales.
Neighborhood | Homes | Built (county) | Heated sq ft (median) | County window | Qualified sales | Median deed price |
|---|---|---|---|---|---|---|
Waterford | 114 | 1992 to 1997 | 2,097 | 12 months since Sept 2025 | 16 | $670,000 |
178 | 1987 to 1993 | 1,661 | 24 months since Sept 2024 | 21 | $550,000 | |
120 | 1994 to 1997 | 1,615 | 24 months since Sept 2024 | 12 | $502,500 | |
120 | 1997 to 2000 | 1,820 | 12 months since Sept 2025 | 12 | $414,512 | |
120 | 1991 to 1994 | 1,393 | 12 months since Sept 2025 | 11 | $380,000 |
Source: Lee County Property Appraiser parcel roll and qualified-sale file, index dated September 29, 2026 (pulled September 2026). Waterford carries the largest homes and the highest median of the five. The windows differ because the smaller villages needed 24 months to reach 10 sales.
Property tax on a Waterford home depends on its assessed value, the year it was bought and any homestead exemption, so two neighbors can pay very different bills. Look up the specific home’s assessed value and prior bills on the Lee County Property Appraiser and Lee County Tax Collector sites, and budget on the new owner’s likely assessment rather than the seller’s capped one.
Buyers get more room to negotiate than they had in 2023 and 2024, and a steady flow of resales: 16 qualified sales in 12 months across 114 homes. The two homes active in the September 2026 MLS pull were listed above the 12-month deed median, and the 97.7% median sale-to-list ratio in that pull shows correctly priced homes close near their asking price. Price a Waterford offer off the recent deeds, not off the list prices around you.
Want the Waterford deed list for your building? Selling? Start with a free Waterford home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Waterford came to be as two condominiums built in sequence inside Bonita Bay in the early 1990s: an Indiana company, R. G. Brown Properties, Inc., declared Waterford at Bonita Bay, a Condominium on Glen Cairn Court in 1990, and The Village of Waterford followed on Devonshire Court, recorded in 1993, under Bonita Bay’s master covenants.
The Declaration of Condominium for Waterford at Bonita Bay, a Condominium was made on October 5, 1990 by R. G. Brown Properties, Inc., an Indiana corporation, as Developer, and recorded in the Lee County Official Records at Book 2226 (Clerk’s instrument 3036266). It submitted Phase I, two buildings of eight homes each with eight garages beside each building, and reserved the right to add further phases of four-home and eight-home buildings within seven years, all with “the same types” of homes of 2,100 to 2,300 square feet of floor area (Declaration §4 and §21). Bonita Bay Properties, Inc., the master developer of Bonita Bay, signed a joinder and consent to the Declaration as the holder of a mortgage on the land, which kept access over the common properties open to later phases.
The county roll shows how Waterford filled in. On Glen Cairn Court, 20 homes carry a 1992 year built, 24 carry 1993 and 6 carry 1994. On Devonshire Court, 20 homes carry 1993, 12 carry 1994, 14 carry 1995, 14 carry 1996 and 4 carry 1997. The Florida condominium register records Waterford at Bonita Bay on June 10, 1991 and The Village of Waterford on April 9, 1993 (DBPR register). Waterford has been fully built out since 1997.
Waterford at Bonita Bay Association, Inc. was filed with the Florida Division of Corporations on November 13, 1990 (document N40831), and Waterford at Bonita Bay II Association, Inc. on May 14, 1992 (document N48863), which filed Amended and Restated Articles on July 23, 2010. Both are active Florida not-for-profit corporations, and both are managed in care of Gulf Breeze Management according to the state condominium register. The Waterford II association keeps a resident website that describes “64 units … located within 14 buildings” with a pool and screened cabana (Waterford II).
Two things follow from Waterford’s history. First, the Glen Cairn and Devonshire homes were built three to five years apart by phase, so a buyer should read the specific building’s year built and its association’s maintenance record rather than assume one age for the whole neighborhood. Second, the two condominiums have their own recorded declarations; a rule quoted from one does not automatically bind the other.
Waterford homes are three-bedroom carriage-home condominiums of about 1,800 to 2,300 heated square feet, each on one floor of a two-story building, with the Glen Cairn Court garages in structures beside the buildings; the county roll places the 114 homes in 21 buildings, seven on Glen Cairn Court and fourteen on Devonshire Court.
Condominium | Street | Building street numbers | Homes per building | Homes |
|---|---|---|---|---|
Waterford at Bonita Bay | Glen Cairn Ct | 3301, 3311, 3320, 3321, 3331 | 8 | 40 |
Waterford at Bonita Bay | Glen Cairn Ct | 3310 | 6 | 6 |
Waterford at Bonita Bay | Glen Cairn Ct | 3330 | 4 | 4 |
The Village of Waterford | Devonshire Ct | 26241, 26271, 26280, 26290, 26300, 26310 | 6 | 36 |
The Village of Waterford | Devonshire Ct | 26251, 26260, 26261, 26270, 26281, 26301 | 4 | 24 |
The Village of Waterford | Devonshire Ct | 26221 and 26223; 26231 and 26233 | 2 | 4 |
Source: Lee County Property Appraiser parcel roll, September 2026. The two smallest Devonshire Court buildings each hold two ground-floor homes with separate street numbers. The Waterford II association’s own count, 64 homes in 14 buildings, matches the roll.
The 1990 Declaration’s Exhibit 9 names the two original Waterford floor plans. The Sterling shows 1,978 square feet of living area plus a 43-square-foot entry and a 233-square-foot lanai, 2,254 square feet in total; the Crystal shows 1,954 square feet of living area plus a 47-square-foot entry and a 191-square-foot screened lanai, 2,192 square feet in total, with three bedrooms, a dining room and a master suite (Declaration Exhibit 9, dimensions marked approximate). The Declaration’s budget exhibits label them Unit Type A (Sterling) and Unit Type B (Crystal). Later Devonshire Court buildings may use other plans; their exhibits are in The Village of Waterford’s own declaration.
The county roll records heated areas of 1,789, 1,890, 1,912 and 2,293 square feet on Glen Cairn Court (median 1,912) and 1,855 to 2,293 square feet on Devonshire Court (median 2,293). Listing sizes in the MLS often run larger, because they can include areas the Property Appraiser does not count as heated. For pricing we compare homes on the county’s heated area and adjust for the rest.
The 1990 Declaration gives each Glen Cairn Court home “the right to use one garage space located adjacent to the residential building”, assigned in the first deed and reassignable only with the association’s written consent, as a limited common element (Declaration §5.3). The association maintains the exterior and structure of the garages and the owner maintains the inside (§12.3), and enclosed garages are for parking motor vehicles unless the association approves another use (§15.14). The Declaration does not state the car capacity of each garage; confirm the size, and the garage number conveyed with the home, on the deed and at the showing.
Waterford’s buildings date from 1992 to 1997, straddling Hurricane Andrew in August 1992 and the building-code changes that followed it in Florida. Construction since December 31, 2023 falls under the Florida Building Code, 8th Edition (2023) (Florida Building Commission). For any specific home, ask what the association has done to the roof and building envelope, which impact windows, doors or shutters an owner has added with association consent (the Declaration bars attaching storm shutters or anything else to the exterior without the board’s written consent, §15.12), and whether a wind-mitigation report exists.
The Declaration requires upper-floor homes on Glen Cairn Court to keep carpet and padding on the floors other than the foyer, laundry, kitchen and baths, and allows tile, wood or other hard flooring only over a sound-absorbing underlayment the association approves before installation (Declaration §15.8). An upper-floor buyer planning new floors should budget for the approved underlayment and the approval itself.
A Waterford home comes with three layers of amenities: its own condominium’s pool and grounds, the Bonita Bay Community Association’s gates, patrol, parks, paths and Private Beach, which every Bonita Bay owner joins automatically, and, only by separate membership, the Bonita Bay Club and the Bonita Bay Marina.
Each Waterford condominium has its own pool. The 1990 Declaration committed the developer of Waterford at Bonita Bay to build a pool, restrooms and a screened recreation area for the Glen Cairn Court owners and to turn them over to the condominium (Declaration §4.2). On Devonshire Court, the Waterford II association describes its pool, pavilion, screened cabana and grills as the neighborhood’s gathering place, with the cabana available to reserve for resident use (Waterford II amenities), and the county roll carries a separate common-element pool parcel at 26258 Devonshire Court. Each pool belongs to its own condominium; ask which rules and hours apply to the home you are buying.
Membership in the Bonita Bay Community Association is automatic and mandatory: “all homeowners automatically become ‘members’ of the Community Association”, which maintains the “grounds, roads, streetlights, lake and storm water management, plus all of our recreational parks including the Private Beach”, runs a Community Patrol and staffs a Design Review Department (BBCA, Community Association). The BBCA’s January 2026 media brochure describes about 2,400 acres, 3,346 residences and 12 miles of walking and biking paths (BBCA Media Brochure, January 2026). Homeowners “gain membership and access to all Association amenities” (BBCA, Realtor and Buyer Resources).
Waterford sits inside the Bonita Bay gates; its nearest entrance on the BBCA map is the North Gate at North Bay Drive and US 41, and the main gate is on Bonita Bay Boulevard (BBCA Neighborhoods map). BBCA Community Patrol covers the community, and the Lee County Sheriff’s Office serves the City of Bonita Springs.
The BBCA map marks three resident parks on the water: Spring Creek Park at the north edge, Estero Bay Park by the towers, and Riverwalk Park on the Imperial River with its boat docks (BBCA, The Parks of Bonita Bay; BBCA Facilities and amenities map). The BBCA describes Spring Creek to the north, the Imperial River to the south and Estero Bay to the west as the edges of Bonita Bay (BBCA, Vision).
The path network links Waterford to the rest of Bonita Bay along Country Club Drive (BBCA Trails map). The BBCA describes Bonita Bay as “one of only 14 Audubon certified communities” and lists its grounds awards in its annual awards sheet (BBCA Awards and Recognitions 2026); the lifestyle page covers resident programming (BBCA, Style of Living).
The Bonita Bay Club is an optional, member-owned golf and sports club that is legally separate from the Bonita Bay Community Association, so buying a Waterford home gives no club rights; a Waterford owner who wants golf, racquets, fitness or club dining applies to the Club separately, on the Club’s own terms and schedule.
No. The Club says it “is a separate entity within the community of Bonita Bay” (Bonita Bay Club, our community), and the BBCA points owners who wish “to further engage in golfing or other sporting activities” toward joining the Club (BBCA, Realtor and Buyer Resources). The master Declaration treats the golf facilities as privately owned by persons other than the Association. Bonita Bay Club, Inc. is an active Florida not-for-profit corporation (Florida Division of Corporations, document N09000004567).
The Club runs five championship courses on two campuses, three by Arthur Hills at the west campus inside Bonita Bay and two by Tom Fazio, Cypress and Sabal, at the Naples campus, plus 16 Har-Tru tennis courts, 15 pickleball courts and a croquet lawn (BBCA, Bonita Bay Club; Bonita Bay Club, golf). The west campus clubhouse at 26660 Country Club Drive is about 0.36 mile from Waterford in a straight line. Members bought the Club from the developer in 2010 (Business Observer, April 2, 2010), and a Club release reports members approved a $110 million clubhouse project in May 2026 (Hunter PR, Club release). Golf press has covered the Fazio Design renovation of Sabal (Golf Course Architecture) and the Club’s Golf Academy, unveiled in February 2024 (First Call Golf, February 29, 2024).
The Club’s Sports Center, Lifestyle Center and dining program are described on its own pages (Sports Center; Lifestyle Center; dining). All of them are membership facilities, not BBCA amenities.
Bonita Bay Club membership is optional and separate from home ownership. The Club does not publish initiation fees or dues on its public website; the Club’s membership office provides the current schedule. Fee tables that circulate on aggregator and realtor websites do not trace to a Club document, so we do not publish them, and a Waterford buyer who plans to join should have the Club’s current schedule in hand before signing a contract on the home.
The Bonita Bay Marina is a semi-private, full-service marina on the Imperial River, “created and owned by a group of resident investors”, with 326 dry storage spaces for boats up to 36 feet and 98 wet slips for vessels up to 16,000 pounds; Waterford owners use it by separate contract, and it sits at the far southern end of Bonita Bay from Waterford (BBCA, Bonita Bay Marina and Backwater Jacks).
The marina publishes its operating hours, launch times, its VHF channel and a 36-inch maximum draft tied to the channel, which rules out most deep-keel sailboats (Bonita Bay Marina, about). The ship’s store, launch, bait, fuel and repair service carry their own charges. The BBCA’s 2026 brochure notes that the Marina and the Club “operate as separately owned and managed member-exclusive entities”, and Spotlight News reported the marina’s purchase by resident investors in 2013 (Spotlight News). Backwater Jacks, the waterfront restaurant at the marina, is open for dining for all residents (Bonita Bay Marina, Backwater Jacks), and Sweetwater Lifestyles runs a boat club from the marina for owners who want to boat without owning (Sweetwater Lifestyles). Slip and storage fees are not published.
The Bonita Bay Private Beach is the BBCA’s gulf-front beach facility off Hickory Boulevard, outside the gates, which every Waterford owner can use as a BBCA member; the BBCA says it “reopened on November 13 after having sustained total destruction during Hurricane Ian”, rebuilt in concrete with breakaway walls, removable grills and turtle-friendly lighting (BBCA, Private Beach).
The BBCA lists the beach as “10 minutes from gate to gate” and offers “year-round shuttle service”. Its 2021 beach shuttle stops map shows a Route 1 stop on Country Club Drive at Wild Rose Court, beside Waterford (BBCA beach shuttle stops map, 2021); confirm the current route with the BBCA activities department before relying on it. The rebuilt facility provides interior spaces, grills, chairs and lounges, umbrellas, showers, restrooms and private parking for residents and their guests. The BBCA’s post-Ian beach rebuild assessment is covered in the fees section below.
Waterford owners pay a quarterly condominium assessment to their own Waterford association and carry the Bonita Bay Community Association’s master assessment; neither association publishes its current budget on a public website, so the current amounts, and any charge due at closing, come from the estoppel certificates and disclosure documents in the sale.
Each Waterford condominium sets its own budget and assessment. The 1990 Declaration makes the Glen Cairn Court association responsible for maintaining the common elements and the exterior and structure of the garages, and for insuring the buildings (Declaration §12 and §13). Southwest Florida MLS listings reported condominium fees of about $3,121 per quarter on a Glen Cairn Court home and $3,124 per quarter on a Devonshire Court home, both closed in early 2026 (Southwest Florida MLS listings, June 2026, listing-reported). Treat those as reference points only: the current figure for the home you are buying is the one in its association’s budget and estoppel certificate, and the two associations do not charge the same amount.
Bonita Bay Community Association does not publish its master assessment or resale charges on its public website. Every owner pays the master assessment plus any neighborhood or condominium association assessment. Current figures, including any charge due at closing, appear in the estoppel certificate and the §720.401 disclosure summary provided in the sale (Florida Statutes §720.401).
Bonita Bay has no community development district and no special taxing district of its own: Lee County’s official list of special districts names none for Bonita Bay (Lee County special districts). There is no CDD bond or CDD operations line on a Waterford tax bill arising from Bonita Bay itself.
Bonita Bay Club membership is optional and separate from home ownership. The Club does not publish initiation fees or dues on its public website; the Club’s membership office provides the current schedule.
Wet slips and dry storage are separate contracts with the resident-investor-owned marina, billed by the marina (Bonita Bay Marina).
Property taxes (see the Lee County Tax Collector and the Lee County Property Appraiser), an HO-6 policy for the interior of the home, optional flood coverage, electricity from Florida Power and Light, and the owner’s own items under the Declaration, including the air-conditioning compressor that serves the home and the inside of its garage (Declaration §12.3). We give buyers a line-by-line carrying-cost sheet built from the actual budget and quotes for the home they are buying.
Special assessments at Waterford can come from two places: the home’s own Waterford condominium association, which funds major work such as roofs and building repairs through its budget, reserves or a special assessment, and the Bonita Bay Community Association, whose most recent publicly reported special assessment was $500 per unit for the Private Beach rebuild, due June 30, 2025.
An estoppel certificate is the association’s signed statement of what is owed on a specific home. Under §718.116(8), Florida Statutes, a condominium association must issue it within 10 business days after a written request, and the statute caps the base preparation fee at $250 when no delinquency is owed, with a higher charge allowed for expedited delivery (Florida Statutes §718.116). The 1990 Declaration adds that a buyer is jointly liable with the seller for any assessments unpaid at the time of the conveyance (Declaration §17.13). A Waterford sale needs one estoppel from the home’s Waterford association and one from the master association.
A recap of the BBCA’s March 20, 2025 special board meeting, posted on March 26, 2025 by the Wild Pines of Bonita Bay association, reported that the BBCA board approved a special assessment of $500 per unit for the rebuild of the Private Beach facility, with payment due by June 30, 2025 (Wild Pines of Bonita Bay, March 2025 recap). The due date has passed. The master association’s estoppel shows whether anything remains open on a given home.
Waterford is governed by Chapter 718 of the Florida Statutes and by two separate condominium declarations: the Declaration of Condominium for Waterford at Bonita Bay, a Condominium, made October 5, 1990 and recorded at Official Records Book 2226 (instrument 3036266), and the declaration of The Village of Waterford, a Condominium, recorded in 1993, each with its association’s articles, bylaws and rules, under the Bonita Bay master Declaration.
The Glen Cairn Court Declaration runs 139 pages with its exhibits: the legal descriptions of the phases, the association’s Articles of Incorporation and By-Laws, the budget and the schedule of each unit’s share of the common elements, the site plan, the floor plans and garage layout, and the Bonita Bay master covenants. The county roll ties the Devonshire Court homes to The Village of Waterford’s declaration in Official Records Book 2376. The master Declaration for Bonita Bay is the Second Amended and Restated Declaration of General Protective Covenants and Restrictions, Lee County instrument 2011000142834, and the BBCA By-Laws are instrument 2020000126919. Every one of these is a public record at the Lee County Clerk, retrieved by book and page or instrument number.
A Waterford resale runs on Chapter 718. The buyer of a resale condominium receives the declaration, articles, bylaws, rules, the most recent year-end financial report and the other items listed in §718.503(2), and has three business days after receiving them to cancel (Florida Statutes §718.503). The association’s official records, including its budget and financial reports, are governed by §718.111 (Florida Statutes §718.111). The master association adds its own §720.401 disclosure summary, and the recorded master Declaration requires the seller to deliver it (§12.13).
The Glen Cairn Court Declaration requires association approval of every lease (§15.5) and board approval of any sale or rental sign (§15.11). Its bylaws give the board the power to approve purchasers and lessees and to exercise or waive a right of first refusal “specified in the Declaration”; we did not find a purchase-approval or right-of-first-refusal clause in the recorded Declaration’s text. Ask the association for any later amendment and for its current approval practice early in the contract period.
Exterior changes need two approvals before a City permit. The Glen Cairn Court Declaration bars an owner from attaching anything to the exterior walls, doors or windows, including awnings, antennae, signs, storm shutters and screens, without the board’s prior written consent (§15.12), and bars enclosing or altering a balcony except as permitted (§15.7). Bonita Bay’s master Declaration then requires BBCA Design Review approval for improvements (master Declaration §9.2).
The Glen Cairn Court Declaration limits the homes to residential use and caps permanent occupancy at twice the number of bedrooms (§15.1), requires the exterior side of drapes and window coverings to be off-white (§15.13), and lets the board adopt further regulations only with the approval of two-thirds of the members (§15.9). The Village of Waterford’s rules are in its own declaration and rules; read them in the resale package rather than assuming the Glen Cairn text applies.
No. Waterford is not age-restricted: the 1990 Declaration for the Glen Cairn Court condominium states that “there shall be no restrictions imposed regarding the occupancy of Units by minors”, with children supervised by an adult (Declaration §15.10), and nothing in the public record for The Village of Waterford describes it as housing for older persons.
That keeps the Waterford buyer pool open to every age group. In practice, the buyers who show up in Waterford’s record are mostly seasonal owners and downsizers, and any buyer can buy and live here without an age test. Confirm in the Devonshire Court documents if you are buying there.
Yes, within limits: the recorded 1990 Declaration for the Glen Cairn Court condominium allows whole-unit leases of at least one month, requires the association’s approval of every lease, and caps leasing at four times in any one calendar year, while Devonshire Court homes follow The Village of Waterford’s own documents (Declaration §15.5).
The text reads: “Entire Units, but not less than entire Units, may be leased provided, that the term of any lease shall not be for less than one (1) month and further provided, that occupancy is only for residential use. Any lease will require approval by the Association. No Unit may be leased more often than four times in any one calendar year.” The same section adds that, other than the owner’s permitted pets, no pets may be kept on rented premises. Check the resale package for any later amendment; leasing clauses are among the most often amended.
Waterford is an owner-occupied neighborhood. The Southwest Florida MLS, September 2026 pull (the 12 months to September 30, 2026) shows one Waterford rental record, active and not yet rented, and no rented record; the MLS pull does not publish a monthly rate for it. That is too thin a sample to set a rental rate, and we do not invent one.
Nightly and weekly vacation rentals do not fit the Glen Cairn Court Declaration: a one-month minimum and a four-lease annual cap rule them out. Read The Village of Waterford’s documents for the Devonshire Court rules.
A Waterford home can work as a seasonal rental for an owner who uses it part of the year, but the four-lease cap, the approval step and the one-month floor mean it is not a cash-flow investment. Buyers who need rental income should model a season or two of leases, not year-round turnover.
Pets are allowed at Waterford within the recorded limits: the 1990 Declaration for the Glen Cairn Court condominium allows household pets only, no more than two per home, leashed and under control outside the home, with the owner responsible for any damage, and it bars tenants from keeping pets other than the owner’s permitted pets (Declaration §15.5 and §15.6).
The text of §15.6 reads: “Only two such pets shall be permitted in any Unit. Pets shall never be allowed to run freely upon any of the Condominium Property except within a Unit, and when outside of a Unit shall be leashed and in the company of an individual willing and able to fully control it.” The Declaration sets no weight or breed limit; the association’s rules may add detail, and The Village of Waterford’s documents set the Devonshire Court rules. Bonita Bay’s master Declaration contains no pet provision, so the condominium documents control.
Hurricane Ian struck Southwest Florida on September 28, 2022, and inside Bonita Bay the documented damage fell on the Private Beach, which the BBCA says was totally destroyed, and on the Bonita Bay Club’s courses and courts; no primary source we found reports Waterford-specific damage, so ask each association for its own storm and repair record.
The Club’s October 13, 2022 update reported that the cart barn flooded, most tennis courts and lighting were in rough shape, and course bridges on Bay Island and Marsh were “structurally undrivable”, with a partial exception on Creekside (Bonita Bay Club, Hurricane Ian update). Across the city, Ian’s surge came up the river and flooded homes along the Imperial River and the creeks (WUSF, October 1, 2022; NPR, October 1, 2022). The official record of the storm is the National Hurricane Center report (NHC Tropical Cyclone Report, Hurricane Ian).
For any Waterford home, ask the association for insurance claims and repairs since 2022 on that building, the age of the roof, any storm-related special assessment, and the current master insurance declarations. Ask the seller for their own claim history and any wind-mitigation report. The City’s permit records show roofing and structural work for the address.
Hurricanes Helene (September 2024) and Milton (October 2024) affected the Bonita Springs area; the City’s Milton page describes destructive coastal surge, tornadoes and wind damage (City of Bonita Springs, Tropical Storm Milton). We found no Waterford-specific Helene or Milton damage report in a primary source. The NHC reports are the official records (Helene; Milton).
Waterford sits in FEMA’s shaded Zone X, the 0.2% annual chance flood hazard area in the coastal zone, with no base flood elevation: that is what FEMA’s National Flood Hazard Layer returned at all six Glen Cairn Court and Devonshire Court addresses we queried, on FIRM panel 12071C0656G, effective November 17, 2022, in the City of Bonita Springs.
We geocoded 3301, 3320 and 3331 Glen Cairn Court and 26221, 26261 and 26310 Devonshire Court with the US Census geocoder and queried FEMA’s National Flood Hazard Layer on September 29, 2026 (FEMA NFHL; US Census geocoder). Every point returned Zone X (shaded, 0.2% annual chance, coastal), outside the Special Flood Hazard Area, on panel 12071C0656G in NFIP community 120680, the City of Bonita Springs. Geocoder points fall on the street in front of the address, not on the building, so a buyer confirms the zone for the specific building with the FEMA map and, where one exists, an elevation certificate. By contrast, most of Bonita Bay measures Zone AE: two Wedgewood Drive addresses we queried returned AE with base flood elevations of 9 and 10 feet.
Shaded Zone X is a moderate-risk zone, not a no-risk zone. Because it lies outside the Special Flood Hazard Area, federal rules do not require flood insurance for a federally backed mortgage, but a lender may still ask for it, and flood policies in X zones are usually priced below AE-zone policies (Lee County, mandatory flood insurance information; FloodSmart). Owners who carry flood coverage for contents and interior improvements get the City’s CRS discount below.
FEMA’s Letter of Final Determination dated September 2, 2026 sets a March 2, 2027 effective date for a revision to six unincorporated Lee County panels, none of them Waterford’s panel (Lee County, 2026/2027 FEMA map revisions; FEMA Letter of Final Determination). The countywide Flood Insurance Study lists the City of Bonita Springs as community 120680 (FIS Volume 1). Check the address again after March 2027.
The City of Bonita Springs holds Community Rating System Class 5, a 25% discount on NFIP flood policies, and FEMA confirmed on November 21, 2024 that the City keeps its rating (City of Bonita Springs, CRS; City news release). The City’s flood page explains the zones and how elevation moves premiums (City of Bonita Springs, flood protection information).
Waterford is in Lee County Evacuation Zone A, surge zone 1, at all six points we queried on the county’s evacuation layer (Lee County EvacuationZones feature service). Zone A “will be the first area ordered to evacuate”, often for any named storm coming from the Gulf (Lee County Zone A fact sheet; Know Your Evacuation Zone). A shaded Zone X flood designation and a Zone A evacuation designation measure different things: the flood map sets insurance risk, and the evacuation zone sets who leaves first.
The 1990 Declaration puts the casualty insurance on the buildings on the association, at replacement value as the board determines (Declaration §13), and the owner carries an HO-6 policy for the interior, contents and liability. Ask for the association’s current master policy declarations and deductible, get HO-6 and flood quotes during the inspection period, and ask the insurer whether a wind-mitigation report on the building lowers the premium. The Florida Office of Insurance Regulation publishes market information (Florida OIR), and hardening grants for eligible homes run through My Safe Florida Home.
Want the flood and insurance picture for a specific Waterford home? Selling? Start with a free Waterford home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
The two headline post-Surfside requirements, the structural integrity reserve study and the milestone inspection, apply by statute to condominium buildings of three habitable stories or more, and Waterford’s buildings are two stories, so neither program reaches them on the plain text of the law.
§718.112(2)(g), Florida Statutes, requires a structural integrity reserve study “for each building on the condominium property that is three habitable stories or higher in height” (Florida Statutes §718.112), and §553.899 requires milestone inspections for buildings “three habitable stories or more in height” (Florida Statutes §553.899). The 1990 Declaration describes the Glen Cairn buildings as containing “two floors of living area”. Waterford still owes the ordinary reserve and budget duties of Chapter 718, and the resale disclosure documents show how each association funds its reserves. Ask for the current budget and reserve schedule, and ask each association to confirm in writing that no SIRS or milestone inspection applies.
Waterford families choose Lee County public schools within their proximity zones rather than being placed at one school by address; under the district’s most recent published plan, nearby options include Spring Creek Elementary, Bonita Springs Middle and Bonita Springs High, and a family should confirm the zones for a Glen Cairn Court or Devonshire Court address with the School District of Lee County.
Under the 2025-2026 Student Enrollment Plan, the elementary proximity zone that holds the Bonita Springs schools is Zone Q (Bonita Springs, Pinewoods, San Carlos, Spring Creek and Three Oaks elementary schools), the middle zone is Zone GG (Bonita Springs Middle and Three Oaks Middle), and high school uses the South residential choice zone with sub-zones (2025-2026 Student Enrollment Plan). The School Board approved the 2026-2027 plan on December 1, 2025 (School District of Lee County, school zones); use the school zone locator for a specific address. School sites: Bonita Springs High and Bonita Springs Middle; the district lists its middle schools on its middle school directory.
Families also look at private schools in Naples and southern Lee County. For primary-resident buyers with school-age children, the proximity zones above are the starting point.
Building permits for Waterford homes are issued by the City of Bonita Springs Community Development Department, not by Lee County, because Bonita Bay lies inside the incorporated City of Bonita Springs, which residents voted to incorporate in 1999; exterior work also needs Waterford association consent and Bonita Bay design approval first.
Most projects at a Waterford home need up to three approvals: (1) the Waterford board for anything touching the common elements, the exterior or the upstairs floors (Declaration §15.8 and §15.12); (2) BBCA Design Review under the master Declaration; and (3) a City building permit for structural, roofing, window, electrical, plumbing and mechanical work (City of Bonita Springs, apply for a building permit; City Community Development; online services guide). The City’s incorporation history is on its history page. Fire plan review for applicable work runs through the fire district’s application (Bonita Springs Fire application), and substantial improvement follows the City’s 50% rule (City substantial improvement toolkit; Ordinance 22-05). EV chargers in a condominium garage are addressed by §718.113(8), subject to its conditions (Florida Statutes §718.113).
Waterford is surrounded by the rest of Bonita Bay: Woodlake’s single-family streets to the west, golf-course fairways and the Club’s driving range to the south, US 41 and the North Gate to the east, with zoning and land use set by the City of Bonita Springs, which maps Bonita Bay as a planned development area.
The City’s Zoning District Map Book shows the zoning districts by map sheet, and the Future Land Use Element of the City Comprehensive Plan sets the policy framework; ordinances and resolutions are indexed on the City site (zoning ordinances; zoning resolutions). Because Bonita Bay is built out, the practical land-use questions for a Waterford buyer are changes along the US 41 corridor outside the gates and at the Club’s facilities, not new homes on Glen Cairn Court or Devonshire Court.
Daily life at Waterford runs on City of Bonita Springs services and two sets of association contracts: Florida Power and Light for electricity, Bonita Springs Utilities for water and wastewater, Waste Management under the City’s collection program, Bonita Springs Fire Control and Rescue District for fire and EMS, and the Waterford association for grounds, building exteriors and the pool.
Each Glen Cairn Court home has its assigned garage in the structure beside its building (Declaration §5.3), and the garage is meant for motor vehicles unless the association approves another use (§15.14). The Waterford II association notes additional guest parking along Devonshire Court (Waterford II). Guests enter through the Bonita Bay gates under the BBCA’s access procedures.
A lock-and-leave owner at Waterford should know three things before June: the home is in Evacuation Zone A, the association controls the exterior and anything attached to it (Declaration §15.12), and the owner’s own storm plan covers the interior, the lanai furniture and the car in the garage. Lee County’s plan-and-prepare page and the state’s Know Your Zone tool are the references (Lee County Emergency Management, plan and prepare; Florida Division of Emergency Management, Know Your Zone).
Waterford sits in the northeast corner of Bonita Bay, just inside US 41 (Tamiami Trail) by the North Gate, which puts the Bonita Bay Club’s west campus and the Promenade within half a mile in a straight line, our office on South Tamiami Trail about 2.4 miles north, and the beaches, Naples and Fort Myers within a regional drive.
Destination | Distance from Waterford (straight line, by our measurement) | Note |
|---|---|---|
Bonita Bay Club west campus, 26660 Country Club Dr | about 0.36 mile | Membership club |
The Promenade at Bonita Bay, 26811 South Bay Dr | about 0.41 mile | Shops and restaurants outside the main gate |
BBCA offices, 3451 Bonita Bay Blvd | about 0.62 mile | Master association and activities |
Wedgewood, 26880 Wedgewood Dr | about 0.69 mile | The rival village compared below |
McGreevy and Comisar office, 24031 S Tamiami Trl #101 | about 2.4 miles | Domain Realty |
Distances are straight lines between US Census geocoder points; road routes through the gates are longer. The nearest hospital-grade emergency options are NCH’s Bonita freestanding emergency department at 24040 South Tamiami Trail and NCH North Naples Hospital (NCH locations; NCH North Naples Hospital), with Lee Health’s Coconut Point freestanding emergency department in Estero (South Florida Hospital News).
The first-floor versus second-floor choice is the most consequential layout decision in a Waterford purchase after size and view: ground-floor homes offer step-free living and the most direct path to the garage and lanai, while upper-floor homes trade the stairs for height, light, no neighbor overhead and elevated views, and the county deed record shows a modest gap between them.
First-floor (ground) homes offer single-level living with no interior stairs between the entry and the living areas. For buyers with mobility considerations, or anyone who prefers never to climb stairs to reach the living room, this is the decisive advantage. Ground-floor homes also connect directly to the lanai and the view just beyond it.
Second-floor (upper) homes are reached by stairs and have no neighbor above. Upper-floor buyers on Glen Cairn Court should also read the Declaration’s flooring rule, which requires carpet and pad outside the foyer, laundry, kitchen and baths unless the association approves hard flooring over a sound-absorbing underlayment (Declaration §15.8).
In the 12 months of county deeds, nine ground-floor sales had a median of $648,800 and seven upper-floor sales a median of $700,000, but the highest sale of the year, $1,075,000, was a ground-floor home. 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 comp ground-floor homes against ground-floor homes and upper against upper, then adjust for size, view and condition. Call Jesse at (239) 898-6072 or Marc at (239) 287-5873 to talk through which level fits how you actually want to live.
Waterford is the largest-home, highest-priced village in Bonita Bay’s coach-home and carriage-home tier on the county record: a $670,000 median deed price over 12 months against $380,000 to $550,000 for Wedgewood, Harbor Landing, Bay Pointe and Sandpiper, with a 2,097-square-foot median heated area against 1,393 to 1,820 square feet in the others.
The market table above sets out the numbers. In plain terms, Bay Pointe, 120 coach homes on Montego Pointe Court and Way built 1997 to 2000, is the newest of the five and one of the more attainable, at a $414,512 median over 12 months. Harbor Landing, 120 coach homes on Riverwatch Drive near the marina, sold at a $502,500 median over 24 months. Sandpiper, 120 homes on Lake Forest Drive, has the smallest homes of the group and the lowest median, $380,000. Wedgewood, the closest match to Waterford in scale and style, gets its own comparison below.
A Waterford buyer is usually choosing between a carriage home and either a tower condominium on Bonita Bay Boulevard or a single-family home. Against the towers, Waterford trades water views and building amenities for a garage, a small building with no elevator, a lower price and the shaded Zone X flood designation rather than the AE zone the tower corridor measures. Against single-family homes, it trades a yard and exterior control for an association that maintains the exterior. Our Bonita Bay guide covers all the neighborhoods.
On the BBCA map, Waterford’s nearest neighbors are Woodlake’s single-family streets to the west, Riviera to the north across Country Club Drive, and the Club’s driving range to the south (BBCA Neighborhoods map). It is the only multi-family neighborhood in that northeast corner of the community.
Waterford and Wedgewood are Bonita Bay’s two large, older low-rise condominium villages near US 41, and the choice between them comes down to size and budget: Waterford has fewer, larger homes (114, median 2,097 heated square feet) selling at a $670,000 median over 12 months, while Wedgewood has 178 smaller homes (median 1,661 square feet) that sold at a $550,000 median over 24 months.
Factor | Waterford | Wedgewood |
|---|---|---|
Homes | 114 in two condominiums (50 + 64) | 178 in six condominiums (Wedgewood I and II plus four Lake Villas condominiums) |
Street | Glen Cairn Ct and Devonshire Ct | Wedgewood Dr |
Built (county) | 1992 to 1997 | 1987 to 1993 |
Heated sq ft (county) | 1,789 to 2,293, median 2,097 | 1,566 to 2,322, median 1,661 |
County sales and median | 16 in 12 months, $670,000 | 21 in 24 months, $550,000 |
MLS, September 2026 (365 days) | 12 closed, median $656,900, 24 days | 9 closed, median $507,000, 34 days |
FEMA zone (our queries) | Shaded X, no BFE, panel 12071C0656G | AE, BFE 9 to 10 ft, panel 12071C0652G |
Evacuation zone | A | A |
Governance | Two Chapter 718 associations under BBCA | Several condominium associations under BBCA |
Sources: Lee County Property Appraiser parcel roll and qualified-sale file, index dated September 29, 2026; Southwest Florida MLS, September 2026; Florida DBPR condominium register; FEMA NFHL queries of September 29, 2026 at 3301, 3320 and 3331 Glen Cairn Ct, 26221, 26261 and 26310 Devonshire Ct, and 26880 and 26910 Wedgewood Dr. For Wedgewood’s own detail, see our Wedgewood guide.
Choose Waterford if you want a three-bedroom home with more room for guests, a garage and a shaded Zone X flood designation, and the budget reaches the upper $600,000s. Choose Wedgewood if a smaller home at a lower price fits, and you are comfortable with an AE flood zone and the flood insurance a federally backed mortgage on an AE-zone home requires. Both are carriage-style villages inside the same gates, with the same master association and the same optional Club; the difference is size, age, flood zone and price.
Deciding between Waterford and Wedgewood? Selling? Start with a free Waterford home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Waterford’s honest case rests on size, location and a quieter flood profile, against two sets of association documents, older buildings and prices that have come down from their 2023 and 2024 highs; a buyer who weighs both lists before touring buys better and negotiates harder.
Weighing the pros and cons on a specific Waterford home? Selling? Start with a free Waterford home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
If you’re searching for a Waterford listing agent, or thinking, ‘I need someone to sell my Waterford home…’, McGreevy and Comisar is the team to call: the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, and a Waterford pricing read built from all 16 qualified Waterford deeds of the last 12 months, sale by sale.
McGreevy and Comisar bring these credentials to every Waterford listing:
In the last 12 months Waterford has seen 16 resales in the Lee County qualified-deed record, totaling $11,134,175, from $465,000 to $1,075,000, at a median of $670,000. The Southwest Florida MLS, September 2026 pull shows a median of 24 days on market and a median sale-to-list ratio of 97.7%.
Selling at Waterford means pricing against a narrow, fast-moving comp set and handling a condominium resale package. The comp set changes by condominium, floor, size and condition, and prices reset from their 2023 and 2024 level, so an old comp can mislead. On Glen Cairn Court, a for-sale sign needs the board’s prior written approval (Declaration §15.11), and Bonita Bay’s open house rules require 72 hours’ notice to the BBCA and allow no SOLD signs (BBCA Open House Guidelines). The buyer will ask for both estoppels, the condominium documents and the master §720.401 summary early.
Start with a free Waterford home valuation, or use our Bonita Bay home valuation page. Talk to Jesse direct: (239) 898-6072, text or call. We will price your home against the Waterford deeds that match its condominium, floor, size and condition.
Price your Waterford home against the 16 qualified deeds recorded since September 2025, not against the 2023 and 2024 sales. The county median fell from $835,000 for the seven deeds recorded September 2023 through August 2024 to $670,000 for the last 12 months, and one Devonshire home recorded at $1,275,000 in 2024 and $1,075,000 in 2026. Match condominium, floor, heated area and condition, then set the price where buyers are closing now.
Waterford homes sold with a median of 24 days on market in the Southwest Florida MLS, September 2026 pull, which covers the 12 months to September 30, 2026, and the county file shows 16 qualified sales in 12 months across 114 homes. The two homes active in that pull had a median of 228 days on market and asked more than the deed median, which shows how quickly an overpriced Waterford listing goes stale.
A Waterford buyer will ask first for the resale package under §718.503: the declaration, articles, bylaws, rules, the latest year-end financial report and the question-and-answer sheet, plus estoppels from the home’s Waterford association and from the Bonita Bay Community Association, and the master §720.401 disclosure summary. Order the estoppels as soon as you sign a contract; the associations have 10 business days to deliver.
The recorded Glen Cairn Court Declaration requires association approval for leases and for any for-sale sign, and its bylaws refer to approving purchasers where the Declaration provides for it; we did not find a purchase-approval clause in the recorded Declaration text. Devonshire Court homes follow The Village of Waterford’s documents. Ask your association early whether it runs any buyer approval or registration step, and build that time into the contract.
Bonita Bay Club membership is separate from the home, so it does not transfer with the deed and the buyer applies to the Club on their own. The Club does not publish its fee schedule online. For a golf buyer, the Club is part of the reason to buy at Waterford, with the west campus about 0.36 mile away in a straight line; for everyone else, the home stands on its own.
Waterford owners and buyers work directly with Jesse McGreevy and Marc Comisar, the McGreevy and Comisar team at Domain Realty, whose office at 24031 S Tamiami Trl #101 in Bonita Springs is about 2.4 miles north of Waterford. For this Waterford guide we read the recorded 1990 Declaration and every qualified Waterford deed in the Lee County record before writing a word.
McGreevy and Comisar are the Domain Realty team behind this Waterford guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate, with over 45 years of combined direct real estate experience. You can read how the team was built on our about the McGreevy and Comisar team page. We tracked all 32 qualified Waterford deeds recorded since September 2022 for this update, and we measured the flood zone at six Glen Cairn Court and Devonshire Court addresses ourselves rather than repeating a map summary.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the full record is below:
Waterford is a neighborhood where the details decide the price: Glen Cairn Court or Devonshire Court, ground floor or upper floor, 1,912 or 2,293 heated square feet, original or updated, a building’s roof and repair history, and whether the buyer understands the leasing, pet and flooring clauses before the offer. Buyers moving from out of state often decide from photos, video and documents before they visit, so a Waterford listing has to explain the two condominiums, the flood designation and the association layers in plain language. That is the work we do on every Bonita Bay listing, and it is why we have been Top 1% Real Estate Agents Nationally Since 2008.
McGreevy and Comisar is a top-reviewed Waterford realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Leslie Foster, verified Google review
★★★★★ “Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail.” Constanza H., verified Google review
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Ryan Mitchell, verified Google review
★★★★★ “Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time.” Kendall Sweat, verified Google review
Selling a Waterford home? Get a free Waterford home valuation, or call Jesse direct at (239) 898-6072.
Buying in Waterford? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. Buyers focused on Bonita Bay can also start at our Bonita Bay buyer guide.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida real estate professionals with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Video walkthroughs, market updates and community tours are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around Waterford, see our Bonita Bay guide, our Bonita Springs guide and our guides to the carriage and coach-home villages Wedgewood and Bay Pointe.
The best Waterford buyers we work with ask the most questions before the offer and the fewest after closing. Order the estoppels early, get insurance quotes during your inspection period, and use the disclosure periods Florida law provides. There is no obligation and no cost for an initial conversation.
The questions below are the ones Waterford buyers ask us most, answered from the recorded Declaration, the county record, the state condominium register, FEMA’s flood layer and the BBCA’s own pages, with the Southwest Florida MLS figures labeled by their pull date.
Waterford is a neighborhood of 114 three-bedroom carriage-home condominiums in two-story buildings in the northeast corner of Bonita Bay, in the City of Bonita Springs. It is two condominiums: Waterford at Bonita Bay (50 homes on Glen Cairn Court) and The Village of Waterford (64 homes on Devonshire Court), which the BBCA calls Waterford II.
Waterford has 114 homes in 21 buildings on the county roll: seven on Glen Cairn Court (five eight-home buildings, one six-home and one four-home) and fourteen on Devonshire Court (six six-home, six four-home and two two-home buildings). The Waterford II association’s count of 64 homes in 14 buildings matches the roll.
Waterford was built from 1992 to 1997 on the county roll: Glen Cairn Court from 1992 to 1994 and Devonshire Court from 1993 to 1997. The 1990 Declaration for Waterford at Bonita Bay names R. G. Brown Properties, Inc., an Indiana corporation, as Developer; the master community around it was planned by Bonita Bay Properties, Inc.
Waterford homes range from 1,789 to 2,293 heated square feet on the county roll, with a Glen Cairn Court median of 1,912 and a Devonshire Court median of 2,293. The 1990 Declaration’s floor-plan exhibit shows the Sterling at 1,978 square feet of living area (2,254 in total) and the Crystal at 1,954 (2,192 in total). MLS listing sizes often run larger.
Every Waterford home is recorded as three bedrooms on the county roll. All 64 Devonshire Court homes are recorded as three bathrooms; on Glen Cairn Court, 26 are recorded as three bathrooms and 24 as two.
A ground-floor home has no interior stairs and the most direct path to the lanai; an upper-floor home is reached by stairs and has no neighbor above. Upper-floor homes on Glen Cairn Court must keep carpet and pad outside the foyer, laundry, kitchen and baths unless the association approves hard flooring over a sound underlayment (Declaration §15.8).
Yes, on Glen Cairn Court each home has the right to one garage in a garage structure beside its building, assigned by deed as a limited common element (Declaration §5.3). The Declaration does not state the garage’s car capacity; confirm the size and garage number for the specific home.
No. The Glen Cairn Court Declaration imposes no restriction on occupancy by minors (§15.10), and nothing in the public record describes The Village of Waterford as housing for older persons.
Waterford homes sold at a median of $670,000 across 16 qualified resales in the 12 months since September 2025, from $465,000 to $1,075,000 (Lee County deed record, September 2026). The Southwest Florida MLS, September 2026 pull shows a $656,900 median across 12 closings.
Sixteen, per the Lee County qualified-deed record for the 12 months since September 2025, totaling $11,134,175. The Southwest Florida MLS, September 2026 pull counts 12 closings in the 12 months to September 30, 2026, tied with Seaglass for the most of any Bonita Bay subdivision in that pull.
The Southwest Florida MLS, September 2026 pull shows a median of 24 days on market for Waterford closings over the 12 months to September 30, 2026. The two homes active on the pull date had a median of 228 days on market.
Two were active in the Southwest Florida MLS, September 2026 pull, listed at $699,000 and $949,000, and one more was pending with contingencies at $719,000. Ask us for today’s list.
Lower. The seven qualified Waterford deeds recorded from September 2023 through August 2024 had a median of $835,000; the 16 recorded in the last 12 months have a median of $670,000.
The Florida condominium register lists both Waterford associations in care of Gulf Breeze Management, 8910 Terrene Court, Bonita Springs. Each association has its own board.
Neither Waterford association publishes its budget on a public website. Southwest Florida MLS listings reported about $3,121 to $3,124 per quarter on two homes that closed in early 2026 (June 2026, listing-reported), and every owner also pays the BBCA master assessment, which the BBCA does not publish. The estoppel certificates give the current figures.
On Glen Cairn Court, the association maintains the common elements and the exterior and structure of the garages and insures the buildings (Declaration §12 and §13). The owner maintains the inside of the home and garage and the air-conditioning compressor that serves the home (§12.3).
No. Lee County’s list of special districts names no community development district or special taxing district for Bonita Bay.
No. Club membership is optional and separate; the Club calls itself “a separate entity within the community of Bonita Bay”. Its fees are not published on its public website.
The Club’s west campus clubhouse at 26660 Country Club Drive is about 0.36 mile from Waterford in a straight line, by our measurement.
Yes. The BBCA’s Private Beach off Hickory Boulevard reopened on November 13 after total destruction in Hurricane Ian, rebuilt in concrete with breakaway walls, and the BBCA offers year-round shuttle service; its 2021 stop map shows a stop at Wild Rose Court beside Waterford.
Yes. A Wild Pines of Bonita Bay recap dated March 26, 2025 reported that the BBCA board approved a $500 per unit special assessment for the Private Beach rebuild on March 20, 2025, due June 30, 2025. That date has passed; the master estoppel shows anything still open.
Shaded Zone X (0.2% annual chance, coastal, no base flood elevation) at all six Waterford addresses we queried on FEMA’s National Flood Hazard Layer, on panel 12071C0656G effective November 17, 2022. Confirm the specific building with the FEMA map and any elevation certificate.
Federal rules do not require flood insurance for a federally backed mortgage in shaded Zone X, but a lender may still require it, and many owners carry it. Bonita Springs holds CRS Class 5, a 25% discount on NFIP policies.
Lee County Evacuation Zone A, surge zone 1, at all six points we queried. Zone A is the first ordered to evacuate.
We found no primary source reporting Waterford-specific damage from Ian. The documented Bonita Bay damage fell on the Private Beach and the Club’s courses and courts. Ask each association for its claims and repair record.
Not on the plain text of the statutes, which reach buildings of three habitable stories or more; Waterford’s buildings are two stories. The ordinary Chapter 718 reserve and budget duties still apply.
Yes, within limits. The Glen Cairn Court Declaration allows whole-unit leases of at least one month, requires association approval, and allows no more than four leases in a calendar year (§15.5). Devonshire Court homes follow The Village of Waterford’s documents.
Not on Glen Cairn Court: the one-month minimum and the four-lease annual cap rule out nightly and weekly rentals. Check The Village of Waterford’s documents for Devonshire Court.
Yes, within limits. The Glen Cairn Court Declaration allows household pets only, two per home, leashed outside the home, and bars tenants from keeping pets other than the owner’s permitted pets (§15.5 and §15.6).
Lee County uses proximity-based school choice, so families rank schools within their zones. Under the most recent published plan, nearby options include Spring Creek Elementary, Bonita Springs Middle and Bonita Springs High; confirm the zones for the address with the School District of Lee County.
The City of Bonita Springs Community Development Department, because Bonita Bay is inside the city. Exterior work needs the Waterford board’s consent and BBCA Design Review first.
NCH’s Bonita freestanding emergency department on South Tamiami Trail and NCH North Naples Hospital serve the area, with Lee Health’s Coconut Point freestanding emergency department in Estero.
Because we price Waterford off the deed record, sale by sale, and read the Declaration before the offer, so you know which condominium, which rules and which comps apply to the home. Start with how we represent buyers in Southwest Florida.
The seller questions below come from the questions Waterford owners and Bonita Bay sellers ask most, answered from the Lee County deed record, the recorded 1990 Declaration, the state condominium register, FEMA’s flood layer and the BBCA’s published rules, with every MLS figure labeled by its pull date.
Your Waterford home is worth what the closest recent Waterford deeds support. The 16 qualified resales recorded in the 12 months since September 2025 ran from $465,000 to $1,075,000, with a median of $670,000 (Lee County, September 2026). Where your home lands in that range depends on its condominium, its floor, its heated area of 1,789 to 2,293 square feet, its view and its condition. A free valuation matches your home against the deeds that share those traits.
Waterford homes sold for $465,000 to $1,075,000 in the 12 months since September 2025, across 16 qualified resales totaling $11,134,175, at a median of $670,000 (Lee County deed record, September 2026). The ten Devonshire Court sales had a median of $680,000; the six Glen Cairn Court sales ran from $465,000 to $750,000. The Southwest Florida MLS, September 2026 pull shows a $656,900 median across 12 closings.
Recent Waterford prices sit below 2023 and 2024 because the whole deed record moved: the seven qualified deeds recorded from September 2023 through August 2024 had a median of $835,000, and the 16 recorded in the last 12 months have a median of $670,000. One Devonshire Court home recorded at $1,275,000 in March 2024 and at $1,075,000 in April 2026. The county record shows the reset without stating its cause, so price against the current deeds.
The recent sales that should set your price are the Waterford deeds from the same condominium and floor, with the closest heated area, recorded in the last 12 months. A Glen Cairn Court ground-floor home of 1,912 square feet has four such deeds in the table on this page, from $465,000 to $665,000; a 2,293-square-foot Devonshire Court upper-floor home has its own set. We adjust from there for view, updates and condition.
The county and MLS figures for Waterford agree closely but not exactly. The county file shows 16 qualified sales since September 2025 at a $670,000 median; the Southwest Florida MLS, September 2026 pull shows 12 closings in the 12 months to September 30, 2026 at a $656,900 median. We publish the deed figure as the sale price: the county records the consideration on the deed, while the MLS records the closing price the listing agent reports, and the windows differ.
A correctly priced Waterford home should expect a sale in weeks, not months: the Southwest Florida MLS, September 2026 pull shows a median of 24 days on market for Waterford closings over the 12 months to September 30, 2026. The two Waterford homes active on that pull date had a median of 228 days on market and asked more than the deed median, which is what overpricing looks like in this neighborhood.
Floor level changes a Waterford price less than size, view and condition do. In the 12 months of county deeds, nine ground-floor sales had a median of $648,800 and seven upper-floor sales a median of $700,000, yet the highest sale of the year, $1,075,000, was a ground-floor home on Devonshire Court. Buyers who need step-free living pay for the ground floor; buyers who want height and no neighbor above pay for the upper floor.
Your street matters because it sets your condominium, your size band and your documents. Devonshire Court homes are mostly 2,293 heated square feet and sold at a $680,000 median over 12 months; Glen Cairn Court homes are mostly 1,890 to 1,912 square feet and sold from $465,000 to $750,000. Buyers also read different declarations, budgets and rules for each, so we market each street’s home against its own condominium’s comps and documents.
Square footage moves Waterford prices, but not in a straight line. The mean price per county heated square foot across the 16 sales of the last 12 months was about $329, and the larger Devonshire Court homes carried the higher median. Listing sizes in the MLS often run larger than the county’s heated area, so we price on the county figure, which buyers and appraisers can verify, and show any larger measured area separately.
A Waterford home sits at the top of Bonita Bay’s carriage-home and coach-home tier. Waterford’s county median of $670,000 over 12 months compares with $550,000 over 24 months at Wedgewood and $414,512 over 12 months at Bay Pointe, and Waterford’s median heated area of 2,097 square feet is larger than both. Buyers cross-shopping those villages are buying space, and your listing should show them the numbers side by side.
Waterford’s flood designation is a real selling point. All six Waterford addresses we queried on FEMA’s National Flood Hazard Layer returned shaded Zone X with no base flood elevation, on panel 12071C0656G, while most of Bonita Bay, including two Wedgewood Drive addresses we checked, measures Zone AE. Outside the Special Flood Hazard Area, federal rules do not require flood insurance for a federally backed mortgage, which lowers a buyer’s carrying cost. Show buyers the map.
Florida sellers must disclose known facts that materially affect value and are not readily observable, and a Waterford buyer will also ask about flood history and insurance claims. Florida’s flood disclosure law, §689.302, requires a residential seller to give the buyer a flood disclosure at or before the contract, covering known flood damage, flood-insurance claims and federal flood assistance, so answer from your own records. Pair it with the FEMA designation for your address: shaded Zone X on panel 12071C0656G, effective November 17, 2022.
A Waterford buyer usually has a choice on flood insurance. Every Waterford address we queried is in shaded Zone X, outside the Special Flood Hazard Area, so federal rules do not require flood coverage for a federally backed mortgage, though a lender can still ask for it. Bonita Springs holds Community Rating System Class 5, a 25% discount on NFIP policies, which helps a buyer who chooses coverage for contents and interior improvements.
Waterford is in Lee County Evacuation Zone A, surge zone 1, at all six points we queried, and out-of-state buyers do ask. Zone A is the first area ordered to evacuate, often for any named storm coming from the Gulf. The answer to give is that the evacuation zone and the flood zone measure different things: Waterford evacuates early, and its flood map designation is still shaded Zone X.
Ian’s documented Bonita Bay damage fell on the Private Beach, which the BBCA says was totally destroyed, and on the Club’s courses and courts; we found no primary source reporting Waterford-specific damage. In your sale, disclose your own home’s history, gather any repair invoices and permits, and have your association’s record of building repairs and claims since 2022 ready for the buyer’s questions.
The best listing agent for Waterford is one who prices from the Waterford deed record, knows which condominium your home sits in, and can explain the flood designation and the documents to an out-of-state buyer. McGreevy and Comisar are the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, and we tracked every qualified Waterford deed since September 2022 for this guide.
Yes, under Bonita Bay’s rules. The BBCA’s Open House Guidelines set the hours at Monday to Saturday 9 to 5 and Sunday 1 to 4, require the listing agreement and a request emailed to the BBCA with at least 72 hours’ notice, set the sign standard, and allow no SOLD signs. Your Waterford association may add its own rules for signs and guest parking, so we clear both before the first open house.
Not without approval on Glen Cairn Court. The 1990 Declaration bars signs advertising the sale or rental of a unit anywhere on the condominium property, including doors and windows, without the prior written approval of the association’s board (§15.11). Bonita Bay’s open house guidelines add their own sign standard and bar signs on golf courses and bike paths. Devonshire Court sellers follow The Village of Waterford’s rules.
On Glen Cairn Court, the recorded Declaration requires association approval of leases, and its bylaws give the board power to approve purchasers where the Declaration provides for it; we did not find a purchase-approval clause in the recorded Declaration text. Devonshire Court homes follow The Village of Waterford’s documents. We ask the association about any registration or approval step at listing so it never delays a closing.
A Waterford seller gives the buyer the resale package listed in §718.503(2): the declaration, articles, bylaws and rules, the most recent year-end financial report and the association’s question-and-answer sheet, among other items. The buyer can cancel within three business days after receiving them. Because Bonita Bay’s master association is a Chapter 720 homeowners’ association, the master Declaration also requires the seller to deliver the §720.401 disclosure summary.
An estoppel certificate is the association’s signed statement of what is owed on your home as of a date. A Waterford sale needs two: one from your Waterford condominium association and one from the Bonita Bay Community Association. Under §718.116(8), the condominium association must deliver within 10 business days of a written request, with a base fee capped at $250 when nothing is delinquent. Order both as soon as you sign.
Any transfer or resale charge on a Waterford sale appears in the estoppel certificates. The Bonita Bay Community Association does not publish its resale charges on its public website; the master Declaration as recorded in 2011 included a buyer-paid resale assessment, and the BBCA’s current formula is confirmed in the master estoppel. Your Waterford association’s estoppel shows any condominium-level charge. We put both figures into the net sheet before you list.
A Waterford buyer will ask about your condominium assessment, the BBCA master assessment and any special assessment. Southwest Florida MLS listings reported about $3,121 per quarter on a Glen Cairn Court home and $3,124 per quarter on a Devonshire Court home that closed in early 2026 (June 2026, listing-reported), but your association’s current budget and estoppel govern. Have the current budget and the last year-end financial report ready.
The BBCA’s post-Ian beach assessment is now a closed item. A Wild Pines of Bonita Bay recap dated March 26, 2025 reported that the BBCA board approved a $500 per unit special assessment for the Private Beach rebuild on March 20, 2025, due June 30, 2025. The master estoppel will show whether anything remains open on your home, and buyers usually only need to see that it was paid.
Your Bonita Bay Club membership does not pass with the deed: the Club is a separate entity, and a Waterford buyer applies for membership on their own. The Club does not publish its membership rules or fees online, so the Club’s membership office is the source for any transfer, resignation or refund terms under your own membership. We tell buyers plainly that the Club is optional and separate.
Some buyers assume membership is required, so the listing should say plainly that it is not. The BBCA describes the Club as an option for owners who wish to golf or play sports, and the Club calls itself a separate entity within Bonita Bay. For golfers, the west campus about 0.36 mile from Waterford is a draw; for everyone else, the home, the pool and the BBCA amenities stand on their own.
No CDD charge arises from Bonita Bay on a Waterford tax bill. Lee County’s official list of special districts names no community development district or special taxing district for Bonita Bay; owners pay private association assessments instead. Your tax bill carries the City of Bonita Springs and countywide millages and the independent fire district, and a buyer’s bill will reset from your capped assessment, which is why Florida’s property tax disclosure summary under §689.261 warns buyers not to rely on the seller’s taxes.
On the plain text of the statutes, the structural integrity reserve study and milestone inspection laws reach condominium buildings of three habitable stories or more, and the Waterford buildings are two stories. Buyers still ask, so have your association confirm in writing that neither program applies, and have the current budget and reserve schedule ready, because the ordinary Chapter 718 reserve and budget duties still apply.
A wind mitigation report helps a Waterford buyer price insurance before closing, and that removes a common late-stage surprise. The 1990 Declaration puts building casualty insurance on the association, so the report matters most to the buyer’s HO-6 quote and to the association’s master policy. Ask your association whether it holds a building-level report, and share any report you have on your own windows and doors.
Yes. Waterford is inside the City of Bonita Springs, so the City’s permit record is the one a buyer’s inspector checks. Confirm that any window, door, water heater, air-conditioning or remodeling work in your home was permitted and closed, and that exterior items had the board’s written consent under the Declaration. Open or missing permits are easier to solve before listing than during an inspection period.
Yes, on Glen Cairn Court the Declaration bars attaching anything to the exterior walls, doors or windows, including shutters, awnings and screens, without the board’s prior written consent (§15.12), and hard flooring in an upper-floor home needs an association-approved sound underlayment (§15.8). Bonita Bay’s master Declaration adds BBCA Design Review. Get approvals in writing before work starts, and keep them for the buyer.
Most Waterford sellers do better with targeted updates than a full renovation. The deed record shows a wide spread inside each floor type, which is where condition shows up in price. Paint, lighting, fixtures and a deep clean usually pay back; a new kitchen may not, and upstairs floors need an approved underlayment. We walk the home and show which updates the recent Waterford comps actually rewarded.
Yes, a leased Waterford home can be sold, subject to the tenant’s lease and the association’s lease approval. On Glen Cairn Court, leases run at least one month and no more than four times a calendar year, with association approval (Declaration §15.5), so most Waterford leases are seasonal. Time the sale around the lease end, or market to a buyer who will honor the remaining term.
The best time to list a Waterford home is before the seasonal buyers arrive, so the home is on the market, photographed and priced when out-of-state buyers tour in the winter months. The county record shows Waterford deeds in every season, with the densest cluster from December through April in the last 12 months. We set the date around your plans and the current inventory.
Sellers list their Waterford homes with McGreevy and Comisar because we price from the Waterford deed record, sale by sale, know which condominium and documents apply, and market the flood designation, the size and the location to the buyers who pay for them. We are the #1 team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales.
Every Waterford fact on this page comes from the recorded Declaration of Condominium or another recorded instrument, a county, city, state or federal record, the Bonita Bay Community Association, Bonita Bay Club or Bonita Bay Marina’s own published pages, a named news report, or the Southwest Florida MLS figures pulled in September 2026. Sources were accessed in September 2026 unless a date is shown; recorded instruments are cited by book, page or instrument number in the text.
The official documents below are published by FEMA, Lee County, the City of Bonita Springs, the State of Florida, the School District of Lee County and the Bonita Bay Community Association. They are the documents we read for this page, and the ones a Waterford buyer or seller should read before signing. Each link opens the issuing authority’s own copy.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Flood Insurance Study, Lee County and Incorporated Areas, Volume 1 (12071CV001D) | FEMA, hosted by Lee County | Revision effective March 2, 2027 | Countywide flood study; City of Bonita Springs is NFIP community 120680 | |
Letter of Final Determination to Lee County | FEMA, hosted by Lee County | September 2, 2026 | The 2027 revision of six unincorporated panels, none of them Waterford’s | |
Mandatory flood insurance information | Lee County DCD | Current posting | When flood insurance is required, and why a shaded Zone X home is outside the mandatory purchase rule | |
CRS Floodplain Management Plan, FY 2025-26 progress report | City of Bonita Springs | FY 2025-26 | The program behind the Class 5, 25% NFIP discount | |
Ordinance No. 22-05, Flood Hazard Reduction | City of Bonita Springs | 2022 | City floodplain rules that apply to Waterford permits | |
Evacuation Zone A fact sheet | Lee County Emergency Management | Current posting | What Zone A means and when it evacuates | |
2023 Evacuation Zones and Public Shelters map | Lee County Emergency Management | 2023 | Zones A to E countywide, routes and shelters | |
Condominium register extract | Florida DBPR | Current extract | Waterford at Bonita Bay (PR1P021715, 50 units) and The Village of Waterford (PR1P022278, 64 units), with their managing associations | |
Zoning District Map Book | City of Bonita Springs | July 6, 2011 | Zoning districts by map sheet within city limits | |
Student Enrollment Plan 2025-2026 | School District of Lee County | 2025 | Elementary Zone Q, middle Zone GG and the South high school choice zone | |
Media Brochure, January 2026 | Bonita Bay Community Association | January 2026 | 2,400 acres, 3,346 residences, 12 miles of paths, separately owned Club and Marina | |
Open House Guidelines | Bonita Bay Community Association | Current posting | Open house hours, 72-hour notice, sign standard, no SOLD signs | |
Street and Neighborhoods | Bonita Bay Community Association | Current posting | Glencairn Court assigned to Waterford; Devonshire Court and Wild Rose Court to Waterford II | |
Neighborhoods map | Bonita Bay Community Association | Current posting | Waterford’s location near the North Gate, beside Woodlake and the Club’s driving range | |
Tropical Cyclone Report: Hurricane Ian | NOAA National Hurricane Center | 2023 | The official record of Hurricane Ian |
The recorded Declaration of Condominium for Waterford at Bonita Bay (Official Records Book 2226, Clerk’s instrument 3036266), The Village of Waterford’s declaration (Official Records Book 2376), the master Declaration (Lee County Instrument 2011000142834) and the BBCA By-Laws (Instrument 2020000126919) are public records at the Lee County Clerk, retrieved by book and page or instrument number; none is posted as a free copy by its issuer online, and the condominium documents come with the resale disclosure package.
Market data from Southwest Florida MLS, pulled September 2026. County sales and parcel records from the Lee County Property Appraiser, dated September 2026. McGreevy and Comisar, Best Realtor for Waterford. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
