Wedgewood is a 178-residence condominium neighborhood in Bonita Bay, Bonita Springs, with six mid-rise and eleven Lake Villa buildings built 1987 to 1993 and 21 recorded resales since September 2024 at a $550,000 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 Wedgewood. Wedgewood is a 178-residence condominium neighborhood inside the master-planned community of Bonita Bay in Bonita Springs, Florida. It is one street, Wedgewood Drive, lined with six five-story mid-rise condominium buildings and eleven two-story Lake Villa buildings built from 1987 to 1993, and it is one of the most attainable ways to own inside the Bonita Bay gates. Whether you’re ready to sell your Wedgewood condo 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 21 Wedgewood resales in the 24 months since September 2024 at a median of $550,000, ranging from $450,000 to $840,000, and eight of them in the last 12 months. The Southwest Florida MLS, September 2026 pull counted nine Wedgewood closings in the 12 months to September 30, 2026 at a median of $507,000 and a median of 34 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 Lee County Property Appraiser parcel roll and qualified-sale file (dated September 2026), the recorded Declaration of Condominium for Wedgewood at Bonita Bay I (Official Records Book 1928, Page 1707), the Florida Division of Corporations and the state condominium register, the Bonita Bay Community Association’s recorded Declaration and 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 Wedgewood 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 Wedgewood market read built from every qualified Wedgewood deed, the recorded condominium Declaration, the state condominium register and FEMA’s own flood layer.
If you’re searching for the best realtor for Wedgewood in Bonita Bay, Bonita Springs, whether you’re ready to sell your Wedgewood home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
That matters in Wedgewood for a specific reason. The county deed record shows that Wedgewood prices have moved a long way in both directions: the calendar-year median qualified sale rose from $387,500 in 2020 to $742,500 in 2023, and the 21 sales recorded since September 2024 settled at a $550,000 median. A listing agent who prices a Wedgewood condo off a 2023 sale, or off a Bonita Bay average, can miss this market badly.
Recent Wedgewood track record (last 12 months): In the last 12 months Wedgewood has seen 8 resales in the Lee County qualified-deed record (February 17, 2026 through the newest recorded Wedgewood deed, June 30, 2026), totaling $4,516,950, and the highest-priced Wedgewood sale in that window was $840,000. The Southwest Florida MLS, September 2026 pull shows a median sale-to-list ratio of 95.2% and a median of 34 days on market. We tracked every qualified deed, and we will walk you through each one.
Honors and recognition:
Selling your Wedgewood home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Wedgewood? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Wedgewood at Bonita Bay, section by section. Each link below jumps to its part of this guide, from the market snapshot and the two residence types to the recorded covenants, the measured flood zones, the comparison with Waterford, the seller section and the sources behind every figure.
Living in Wedgewood means owning a condominium residence inside Bonita Bay’s gates on a single, self-contained street: either a flat or loft residence in one of six mid-rise buildings with parking beneath, or a two-story Lake Villa residence. The association carries the exterior and structure, and every owner shares Bonita Bay’s parks, trails and Private Beach.
Wedgewood’s own neighborhood association describes the village as a 178-unit condominium development covering twenty-two acres, with six mid-rise buildings of five stories each and eleven two-story lake villa buildings, all units with enclosed garages and a view of a lake or a championship golf course (Wedgewood association public website, read September 29, 2026). The county roll matches that count exactly: 108 mid-rise residences at six street numbers and 70 Lake Villa residences at eleven street numbers.
What Wedgewood offers that the eight Bonita Bay Boulevard towers (Horizons, Vistas, Estancia, Tavira, Azure, Esperia South, Seaglass and Omega) do not is scale and price: buildings of 18 residences rather than 67 to 120, and a recorded median sale that sits at a fraction of the tower medians. What it offers that the single-family villages such as Creekside do not is an association that maintains the common elements, including the building exteriors, so a seasonal owner can lock the door and leave.
The addresses run from 26850 to 26930 Wedgewood Drive, Bonita Springs, Florida 34134: one street, one neighborhood, 178 residences built between 1987 and 1993 according to the Lee County Property Appraiser.
Who buys in Wedgewood? The realistic buyer profile is a seasonal couple or a right-sizing full-time resident who wants the Bonita Bay setting (the Private Beach, the optional Club, the marina, the gates) at one of the community’s most attainable price points, in a residence the association helps maintain while they are away. With a 24-month county median of $550,000, this is the buyer who has decided the Bonita Bay address matters more than square footage or a high tower floor.
Selling or buying in Wedgewood? Sellers can start with a free Wedgewood home valuation; buyers can read how we represent buyers in Southwest Florida.
Mid-rise (Wedgewood at Bonita Bay I and II) | Lake Villas (Lake Villas of Wedgewood I to IV) | |
|---|---|---|
Buildings | 6 (26880, 26890, 26900, 26910, 26920, 26930) | 11 (26850 to 26921, odd and even numbers) |
Residences | 108 (18 per building) | 70 (4, 6 or 8 per building) |
Stories | Four floors of living area plus a loft level, over one level of parking | Two |
Year built (county roll) | 1987 to 1992 | 1989 to 1993 |
Heated area (county roll) | 1,566 to 2,274 sq ft | 1,640 to 2,322 sq ft |
Condominium register | Wedgewood at Bonita Bay I (54), II (54) | Lake Villas I (40), II (12), III (12), IV (6) |
Qualified sales since Sept. 2024 | 16, median $537,500 | 5, median $595,000 |
Sources: Lee County Property Appraiser roll and qualified-sale file (index dated September 29, 2026); Florida DBPR condominium register extract (September 29, 2026); recorded Declaration of Condominium, OR Book 1928, Page 1707.
Data updated: September 2026. Wedgewood condos have sold for a median of $550,000 across 21 qualified Lee County deeds in the 24 months since September 2024, ranging from $450,000 to $840,000. County deed records on this page run through September 2026, and the MLS figures carry their September 2026 pull date.
The Lee County Property Appraiser’s qualified-sale file is the primary recent-sales source on this page. It records every arm’s-length deed, whether or not the sale ran through the MLS. For Wedgewood, the file holds 21 qualified improved sales since September 2024, all resales (no builder-direct sale, as expected for buildings finished by 1993):
Source: Lee County Property Appraiser parcel and qualified-sale files, index built September 29, 2026; newest recorded Wedgewood sale June 30, 2026.
The Southwest Florida MLS, September 2026 pull (the 12 months to September 30, 2026, Development BONITA BAY) shows 9 Wedgewood closings, a median sold price of $507,000, a mean of $552,994, a range of $450,000 to $840,000, a median of $289 per square foot, a median of 34 days on market and a median sale-to-list ratio of 95.2%, on a median living area of 1,945 square feet. The same county file holds nine qualified deeds from August 22, 2025 through June 30, 2026 with a median of $507,000. The MLS set also carries one closing the county file does not yet show: 26860 Wedgewood Drive #202 at $575,000 on September 25, 2026. Where the two differ, this page publishes the deed figure as the sale price: the county records the deed consideration, while the MLS records the reported closing price.
In the June 2026 pull the average Wedgewood sale-to-list ratio was 95.4%.
The same county file shows how far Wedgewood prices travelled. Calendar-year medians of qualified Wedgewood sales:
Year | Qualified sales | Median |
|---|---|---|
2019 | 12 | $353,750 |
2020 | 16 | $387,500 |
2021 | 17 | $479,000 |
2022 | 11 | $620,000 |
2023 | 10 | $742,500 |
2024 | 8 | $713,750 |
2025 | 12 | $550,000 |
2026 (January to June) | 8 | $536,000 |
Source: Lee County Property Appraiser qualified-sale file, September 2026. Each year’s median is computed from that year’s qualified improved Wedgewood deeds; 2026 is a partial year.
We do not attribute the 2024 to 2026 decline to a single cause, and neither should anyone who tells you they know it. What a seller should take from the table is that 2022 to 2024 comparables are not today’s market, and what a buyer should take is that today’s prices sit well below the 2023 peak.
The Southwest Florida MLS, September 2026 pull shows 2 active Wedgewood listings, asking $499,000 and $1,300,000 (median $899,500, $300 and $478 per square foot), with a median of 166 days on market, and two more homes pending at $515,000 and $499,000. Two listings against nine closings a year is roughly three months of supply on a listing basis. The closed homes moved in a median of 34 days while the standing listings had waited far longer, which tells sellers the same thing it tells buyers: the Wedgewood market clears quickly at the recorded price band and slowly above it.
A Wedgewood buyer today is buying below the 2023 recorded peak, into a small pool of listings and a legible comparable set: 21 deeds in 24 months, most between $470,000 and $600,000. Read the building, floor and square footage of each comparable (the mid-rise and the Lake Villas trade differently), request the association documents early, and be ready to move when a well-priced residence appears, because the closed median was 34 days on market.
A Wedgewood seller should price from the 2025 and 2026 deeds, not from the 2022 to 2024 sales, which peaked at $1,125,000 for a Lake Villa in 2023. Within the current band, the variables that move price are residence type, square footage (1,566 to 2,322 square feet on the roll), floor and view, condition, and how cleanly the association documents answer a buyer’s questions about reserves and inspections.
Wedgewood lies inside the City of Bonita Springs, so the tax bill carries county, school, city and district millage set each year. A buyer who makes Wedgewood a permanent Florida residence can apply for the homestead exemption with the Lee County Property Appraiser by March 1 of the following year (section 196.031, Florida Statutes), and once homestead is in place the Save Our Homes cap limits annual assessed-value increases to 3% or the change in CPI, whichever is lower (section 193.155). A resale resets the assessed value, so do not budget from the seller’s bill. Check the parcel at the Lee County Property Appraiser and the Lee County Tax Collector.
Wedgewood at Bonita Bay has 178 residences on one street, and only 21 of them changed hands by qualified deed in two years, so every listing and every comparable matters. Sellers: get a free Wedgewood home valuation or call Jesse direct at (239) 898-6072. Buyers: call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Wedgewood came to be in 1987, when the first of its six condominiums was declared: the recorded Declaration of Condominium for Wedgewood at Bonita Bay I is dated May 11, 1987 and names Summit Corporation of Naples, Inc. as developer. The neighborhood grew in phases through 1993, when the last Lake Villa buildings were finished, reaching 178 residences.
Bonita Bay itself was established in 1985 on about 2,400 acres between Spring Creek, the Imperial River and Estero Bay, and today counts 3,346 residences across condominiums, high-rises, coach homes and single-family neighborhoods, according to the Bonita Bay Community Association’s January 2026 media brochure. The original master Declaration of General Protective Covenants and Restrictions for Bonita Bay was recorded April 3, 1985 at Official Records Book 1778, Page 3516. Wedgewood was one of the community’s early condominium neighborhoods.
The state condominium register and the Lee County roll together show how Wedgewood was assembled:
Condominium | Residences | Register date | County year built | Buildings (street numbers) |
|---|---|---|---|---|
Wedgewood at Bonita Bay I | 54 | January 30, 1987 | 1987 to 1988 | 26910, 26920, 26930 |
Lake Villas of Wedgewood at Bonita Bay | 40 | March 22, 1989 | 1989 to 1990 | 26881, 26891, 26901, 26911, 26921 |
Wedgewood at Bonita Bay II | 54 | December 11, 1989 | 1989 to 1992 | 26880, 26890, 26900 |
Lake Villas of Wedgewood at Bonita Bay II | 12 | January 9, 1991 | 1990 to 1991 | 26850, 26851, 26860 |
Lake Villas of Wedgewood at Bonita Bay III | 12 | February 15, 1993 | 1993 | 26868, 26872 |
Lake Villas of Wedgewood at Bonita Bay IV | 6 | November 9, 1993 | 1993 | 26876 |
Sources: Florida DBPR condominium register extract (Condo_CW.csv, fetched September 29, 2026); Lee County Property Appraiser roll, September 2026. The Lake Villas III and IV rows follow the roll’s building-by-building year-built data; the register lists 12 and 6 residences.
The Wedgewood I Declaration describes a phased condominium: each later phase was to be “one residential building of substantially similar size, shape and design,” containing “at least 16 residential units and no more than 20,” and the document states that “there will be no recreation facilities added with subsequent phases” (Declaration of Condominium for Wedgewood at Bonita Bay I, OR Book 1928, Page 1707). Each Wedgewood I building was built with 18 residences, which is exactly what the county roll shows today.
The Florida Division of Corporations lists WEDGEWOOD AT BONITA BAY I CONDOMINIUM ASSOCIATION, INC. (document N19029, filed January 30, 1987) and WEDGEWOOD AT BONITA BAY NEIGHBORHOOD ASSOCIATION, INC. (document N20491, filed May 5, 1987), both active, both carrying amended and restated articles. THE LAKE VILLAS OF WEDGEWOOD AT BONITA BAY III, INC. (document N47608, filed February 28, 1992) is active, and the state condominium register names it as manager of all four Lake Villas condominiums; the earlier Lake Villas I, II and IV corporations (N26647, N41995 and N92000000445) show as inactive by merger. The register lists a separate Wedgewood Condo II association as manager of Wedgewood at Bonita Bay II.
Buildings finished between 1987 and 1993 are 33 to 39 years old in 2026. They predate the Florida Building Code that followed Hurricane Andrew, they have been through several roof and paint cycles, and the six mid-rise buildings, with four floors of living area each, fall under Florida’s post-Surfside milestone inspection and structural integrity reserve study laws. None of that is a reason to avoid Wedgewood; all of it is a reason to read the association’s documents before you commit, which the sections below walk through.
Wedgewood is two different residence types sharing one street, one neighborhood association and the Bonita Bay master association: 108 residences in six five-story mid-rise buildings, and 70 residences in eleven two-story Lake Villa buildings. Buyers searching “Wedgewood at Bonita Bay” and “Lake Villas of Wedgewood” are searching the same neighborhood.
The recorded Declaration for Wedgewood I describes each building exactly: “eighteen (18) residential units located in a single building. The building contains four floors of living area plus a loft over one floor of parking located under the building” (OR Book 1928, Page 1707, section 4). The three Wedgewood II buildings on the county roll carry the same 18-residence count and the same six floor-plan sizes, so they follow the same design.
On the Lee County roll, every mid-rise building holds residences of 1,566, 1,620, 1,728, 2,197, 2,264 and 2,274 heated square feet, numbered from the 200s through the 500s: six residences in the 200s, six in the 300s, four in the 400s and two in the 500s in each building. The neighborhood association describes its larger mid-rise units as two stories; the roll does not say which plans those are, so confirm the layout of any residence you consider.
Two mid-rise facts matter to a buyer:
The Lake Villas are eleven two-story buildings holding 70 residences, with a first-floor and a second-floor residence in each stack (unit numbers in the 100s and 200s on the county roll). Building sizes vary: four buildings hold 8 residences of 1,640 to 1,661 square feet, one holds 8 residences of 2,062 to 2,322 square feet, three hold 4 residences of 1,781 square feet, and three hold 6 residences of 2,062 to 2,322 square feet. The larger Lake Villa plans, at 2,322 heated square feet, are the largest residences in Wedgewood.
Because they are two stories, the Lake Villa buildings sit below the three-habitable-story threshold of Florida’s milestone inspection statute and the structural integrity reserve study requirement. Their associations still carry every other duty of a Florida condominium: budgets, reserves the law requires, insurance and records.
No universal answer applies; it depends on how you will use the home. Choose a mid-rise residence if you want an elevated view over the lake or golf course, the widest set of plan sizes (six plans from 1,566 to 2,274 square feet), and assigned parking beneath the building. Choose a Lake Villa if you want a two-story building with fewer neighbors, the largest plans in the neighborhood (up to 2,322 square feet), and a building outside the milestone and structural reserve study regime. On the county record since September 2024, Lake Villas sold at a $595,000 median across 5 deeds, and mid-rise residences at a $537,500 median across 16.
Selling or buying in Wedgewood? Sellers can start with a free Wedgewood home valuation; buyers can read how we represent buyers in Southwest Florida.
Wedgewood floor plans run from 1,566 to 2,322 heated square feet on the Lee County roll, with a neighborhood median of 1,661. The six mid-rise plans repeat in every mid-rise building, and the Lake Villas add plans of 1,640, 1,661, 1,781, 2,062 and 2,322 square feet. Most residences carry three bedrooms on the roll.
Residence type | Heated square feet (county roll) | Bedrooms on the roll |
|---|---|---|
Mid-rise, smaller plans | 1,566; 1,620; 1,728 | 2 or 3 |
Mid-rise, larger plans | 2,197; 2,264; 2,274 | 2 or 3 |
Lake Villas I | 1,640; 1,661 | mostly 3 |
Lake Villas II | 1,781 | 3 |
Lake Villas III and IV, and 26891 | 2,062; 2,322 | 3 |
Source: Lee County Property Appraiser roll, September 2026. The roll’s bedroom count comes from its own records; a floor plan’s current configuration can differ after renovation, so measure and inspect before you rely on it.
The Wedgewood I Declaration’s phasing clause stated that units would “range in size from 1950 to 2600 square feet of floor area,” a gross figure that includes more than heated living space. The roll’s heated area is the number to compare between residences.
Each mid-rise residence has an assigned covered parking space or garage beneath its building under the recorded Declaration, and the association maintains the exterior and structure of those spaces while an owner whose space has been enclosed maintains its interior and pays any added insurance the enclosure requires (section 12.3). Confirm in the resale package which space conveys with the residence you are buying and whether it is enclosed. The neighborhood association’s public description says all units have enclosed garages; the deed and the association’s records are what bind the sale.
Wedgewood sits on its own street, Wedgewood Drive, in the interior of Bonita Bay, about a quarter mile southwest of the Bonita Bay Club’s west-campus clubhouse at 26660 Country Club Drive and about a mile and a half inland from the Bonita Bay Boulevard towers on Estero Bay (straight-line distances between Lee County address points).
The neighborhood association describes every residence as looking over a lake or a championship golf course, and the neighborhood covers twenty-two acres. Because Wedgewood is a single cul-de-sac street, it carries no through traffic; the only vehicles on Wedgewood Drive are residents, guests and service providers.
The Bonita Bay Community Association maintains the community’s “grounds, roads, streetlights, lake and storm water management, plus all of our recreational parks including the Private Beach” (BBCA), and the community’s 12 miles of walking and biking paths connect the neighborhoods to the parks. The BBCA’s trails map and neighborhoods map show where Wedgewood sits in the network.
Wedgewood’s closest peers by product are Bonita Bay’s other low- and mid-rise condominium villages: Waterford, a 114-residence two-story carriage-home condominium on Glen Cairn Court and Devonshire Court; Harbor Landing, 120 two-story coach homes on Riverwatch Drive; Bay Pointe, 120 coach homes built from 1997 to 2000; and Sandpiper, 120 coach homes from 1991 to 1994. The comparison sections below set them side by side.
A Wedgewood home comes with three layers of amenities: the neighborhood’s own facilities, the Bonita Bay Community Association’s parks, paths and Private Beach, which every owner belongs to automatically, and two optional, separately owned layers, the Bonita Bay Club and the Bonita Bay Marina, which charge their own fees.
The neighborhood association’s public website lists a heated swimming pool, a screened pavilion next to the pool, tennis courts, gas grills, and a free round-trip shuttle from Wedgewood’s entrance to the Bonita Bay beach (read September 29, 2026). The Lee County roll carries a small common-element structure at 26903 Wedgewood Drive on the Wedgewood I common elements. Confirm current hours, rules and any facility fees in the association’s rules, which come with the resale package.
“All homeowners automatically become ‘members’ of the Community Association,” the BBCA says, and the Association maintains the grounds, roads, streetlights, lakes and stormwater system and the recreational parks, runs a Community Patrol, and staffs a Design Review Department (BBCA community association page). Its realtor and buyer resources page says homeowners gain membership and access to all Association amenities.
The Private Beach. The BBCA’s gulf-front Private Beach off Hickory Boulevard, outside the gates, “sustained total destruction” in Hurricane Ian and has reopened, rebuilt in concrete with breakaway walls, with a year-round shuttle (BBCA Private Beach page). Beach access is a benefit of Bonita Bay ownership, not of Club membership.
Parks and paths. The BBCA lists the community’s parks on its parks page and its facilities and amenities map, and describes Bonita Bay as bounded by Spring Creek to the north, the Imperial River to the south and Estero Bay to the west (BBCA vision page). The Association lists Bonita Bay as “one of only 14 Audubon certified communities” in its awards summary.
The Bonita Bay Marina on the Imperial River was “created and owned by a group of resident investors,” offers 326 dry storage spaces for boats up to 36 feet and 98 wet slips for vessels up to 16,000 pounds, with fuel, a ship’s store, a launch and on-site repair for additional fees, and Backwater Jacks is open for dining to all residents (BBCA marina page; Bonita Bay Marina). Storage and slip rates are not published; ask the marina directly in writing.
The Bonita Bay Club “is a separate entity within the community of Bonita Bay” (Club community page), with five championship courses (three Arthur Hills, two Tom Fazio) on two campuses, 16 Har-Tru tennis courts, 15 pickleball courts and a croquet lawn (BBCA Club page; Club golf page). 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.
Selling or buying in Wedgewood? Sellers can start with a free Wedgewood home valuation; buyers can read how we represent buyers in Southwest Florida.
The Bonita Bay Club decision is the one Wedgewood buyers wrestle with most, because the Club is optional, separate from the purchase, and priced on a schedule the Club does not publish. The framework is simple: decide how often you will play golf or racquet sports, then get the Club’s current schedule in writing before you compare costs.
Without the Club, a Wedgewood owner still has the neighborhood pool, pavilion and tennis courts, the BBCA parks, 12 miles of paths, Community Patrol and the Private Beach with its shuttle. Many owners live that way full time.
The Club adds the five courses, the Sports Center courts, the Lifestyle Center and Club dining (Sports Center; Lifestyle Center; Dining). Members bought the Club from the developer in 2010 for $11.5 million, $7.5 million of it real estate (Business Observer, April 2, 2010), and in May 2026 the membership approved a $110 million clubhouse project, describing about $250 million reinvested since the member purchase (Club release via Hunter PR). A large capital project is a question to ask about: request the Club’s current dues schedule and any capital charges in writing.
Nothing in the recorded Wedgewood or Bonita Bay documents we read ties home ownership to Club membership, so a buyer can close on the residence and decide on the Club later. If a seller holds a membership, ask the Club in writing how its rules treat that membership on a sale; do not assume it conveys with the deed.
Wedgewood owners pay three association layers: their own condominium association (one of the Wedgewood I, Wedgewood II or Lake Villas associations), the Wedgewood neighborhood association, and the Bonita Bay Community Association master assessment. None of the three publishes its assessment on a public website, so the only reliable current figures are the ones in the resale documents for the residence you are buying.
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 (section 720.401, Florida Statutes). The same is true one level down: the Wedgewood condominium and neighborhood associations do not post their budgets publicly, and the Bonita Bay Club does not publish dues.
Why we will not print a number: figures that circulate online for Wedgewood’s quarterly assessment and for the Bonita Bay master assessment come from aggregator and brokerage pages, not from the associations, and condominium assessments across Florida have been changing year to year as associations fund the reserves the 2022 and 2023 laws require. A stale fee figure is worse than none. We pull the current budget and estoppel for every Wedgewood residence we list or show.
The recorded Wedgewood I Declaration sets the division of responsibility. The association maintains, repairs and replaces the common elements and collects the cost from all owners (section 12.2); it maintains the exterior and structure of the covered parking spaces (section 12.3); and it must carry casualty insurance on the buildings (section 13). Each owner maintains the residence and the fixtures and equipment serving it, including the air conditioning compressor, and “any structural, mechanical, electrical or heating and air-conditioning repairs will be performed only by a service company approved by the Association” (section 12.1). Under Florida law the condominium’s budget also carries the reserves required by section 718.112, and the association must insure the property under section 718.111.
The Bonita Bay master assessment funds the BBCA’s grounds, roads, streetlights, lakes and stormwater system, parks, Private Beach, Community Patrol and Design Review (BBCA). The recorded master Declaration (Instrument 2011000142834) also contains a Resale Reserve Assessment provision; the amount stated in the 2011 recording and the amount described in later Association correspondence differ, and no recorded amendment reconciling them was located, so confirm any charge due at closing in the estoppel certificate. The Wedgewood I Declaration also places the condominium under a recorded Declaration of Restrictions for Wedgewood at Bonita Bay, the neighborhood-wide covenant layer, and the Wedgewood at Bonita Bay Neighborhood Association (document N20491) is the neighborhood-level corporation.
Bonita Bay has no Community Development District and no special taxing district. Lee County’s official special districts list names no Bonita Bay district of any kind; the only district-type body serving Wedgewood is the Bonita Springs Fire Control and Rescue District, an independent fire district.
Wedgewood’s covenants sit in three recorded layers: each condominium’s Declaration of Condominium, the Declaration of Restrictions for Wedgewood at Bonita Bay, and the Second Amended and Restated Declaration for Bonita Bay. Exterior changes need the condominium association’s written consent and, for work the master Declaration covers, BBCA Design Review approval as well.
The Lee County Clerk’s search portal blocks automated access, so we cite instrument numbers rather than a search link; any title company or the Clerk’s office can pull them by book and page.
These are the provisions as recorded in 1987. Associations amend their documents; the current, amended set comes with the resale disclosure package required by section 718.503, Florida Statutes, and it controls.
The master Declaration’s section 9.2 requires prior written BBCA approval before any improvement is built, altered, planted or removed, through a two-stage submittal, with standards that can be stricter than city code. For a condominium owner, most exterior work is association work, but window, door, shutter and generator projects commonly touch both the condominium association and BBCA Design Review; start both approvals early.
No. Wedgewood is not a 55+ community. The recorded Wedgewood I Declaration states that “there shall be no restrictions imposed regarding the occupancy of Units by minors,” provided children are supervised (section 15.10), and the Bonita Bay master Declaration creates no age restriction. Many Wedgewood owners are seasonal or retired, but buyers of any age may purchase.
Yes, within the condominium’s leasing rules. As recorded in 1987, the Wedgewood I Declaration allows leases of entire units only, for a term of at least one month, for residential use, requires association approval for a lease longer than one year, and states that “no Unit may be leased more often than four times in any one calendar year” (section 15.5).
Leasing rules are the provision Florida condominiums amend most often, and each of Wedgewood’s condominiums has its own declaration. The 1987 text above binds Wedgewood I as recorded; amendments, and the Wedgewood II and Lake Villas declarations, may set different terms. The Bonita Bay master Declaration sets no minimum lease term and binds tenants to the governing documents, and where a neighborhood’s documents are more restrictive, the more restrictive rule controls. Read the leasing section of the current declaration for the specific residence before you rely on rental income.
The Southwest Florida MLS, September 2026 pull shows five Wedgewood rental records across its two name groups over the 12 months to September 30, 2026 (four active, one rented at a $10,000 seasonal rate), with seasonal asking rates on the four active records from $5,500 to $9,000 (median $8,250). That is a thin sample. Wedgewood is an owner-occupied and seasonal neighborhood; a buyer who wants occasional seasonal income can find tenants, but the market is not deep, and a one-month minimum rules out nightly and weekly rentals.
Wedgewood’s recorded Wedgewood I Declaration allows household pets only, “only two such pets shall be permitted in any Unit,” and pets must be leashed and controlled whenever they are outside the residence; owners are responsible for any damage their animals cause (section 15.6). The declaration as recorded sets no weight or breed limit.
The Bonita Bay master Declaration contains no pet provision; common-area rules come from BBCA Rules and Regulations, which are not public. The Wedgewood II and Lake Villas declarations and any amendments may differ from the Wedgewood I text, so a buyer with a large dog or more than two pets should read the current pet section for the specific residence before making an offer.
Hurricane Ian struck Southwest Florida on September 28, 2022. The documented Bonita Bay impacts are the total destruction of the BBCA Private Beach, since rebuilt, and damage on the Bonita Bay Club’s courses and facilities; we found no public report naming Wedgewood’s buildings among Ian’s damaged structures, which is not the same as proof of no damage.
Ask the condominium association, in writing, for its insurance declarations page, any special assessment adopted since 2022, and the minutes where storm repairs were discussed; Florida law gives owners and purchasers routes to association records under section 718.111. Then have a licensed inspector evaluate the specific residence and its building.
Wedgewood’s flood zone depends on the building. We queried FEMA’s National Flood Hazard Layer at all 17 residential building address points on Wedgewood Drive on September 29, 2026: five of the six mid-rise buildings measure shaded Zone X, while 26930 and all eleven Lake Villa buildings measure Zone AE with a base flood elevation of 9 or 10 feet.
Building (Wedgewood Dr) | Type | FEMA zone | Static BFE (ft, NAVD88) |
|---|---|---|---|
26880, 26890, 26900, 26910, 26920 | Mid-rise | X, shaded (0.2% annual chance, coastal) | none |
26930 | Mid-rise | AE, coastal floodplain | 9 |
26850, 26851, 26860, 26868, 26872, 26876 | Lake Villas | AE, coastal floodplain | 10 |
26881, 26891, 26901, 26911, 26921 | Lake Villas | AE, coastal floodplain | 10 |
Method: Lee County NG911 address points for each building number, intersected with FEMA NFHL layer 28 (flood hazard zones) and layer 3 (FIRM panels) on September 29, 2026. Every point sits on panel 12071C0652G, effective November 17, 2022, inside the City of Bonita Springs (NFIP community 120680). Source: FEMA NFHL MapServer.
Flood zones are set per structure, and an address point is not a building footprint. Before you buy, confirm the zone for the specific building with an elevation certificate and the official map.
Flood insurance is federally required for a federally backed mortgage on a structure in an AE zone, so a financed Lake Villa or 26930 purchase will need it; for the shaded Zone X mid-rise buildings, flood insurance is not federally mandated but is widely recommended in a coastal county (Lee County mandatory flood insurance information; FloodSmart). The City of Bonita Springs holds a Community Rating System Class 5 rating, a 25% discount on NFIP flood policies, which FEMA confirmed on November 21, 2024 (City CRS page; City release). The City notes that each foot a building sits above base flood elevation cuts annual flood premiums by nearly 50% (City flood protection information).
In a condominium, the association insures the building under its master policy and each owner carries an HO-6 policy for the residence’s interior and contents. Ask for the master policy’s windstorm deductible and compare it with the association’s reserves; the difference is what a special assessment would have to cover after a storm. Florida’s insurance regulator publishes consumer guidance at the Office of Insurance Regulation, and Citizens Property Insurance is the state’s insurer of last resort.
FEMA’s Letter of Final Determination dated September 2, 2026 sets a March 2, 2027 effective date for six revised Lee County panels (12071C0576 to 0583); none is Wedgewood’s panel 0652G (Lee County map changes page). Buyers should still recheck the address after March 2027.
Every Wedgewood building point returned Lee County Evacuation Zone A, the zone “first ordered to evacuate,” often for any named storm from the Gulf (Lee County evacuation; Zone A fact sheet; Lee County EvacuationZones layer).
Florida’s post-Surfside condominium laws reach Wedgewood’s six mid-rise buildings, each with four floors of living area, and not its two-story Lake Villas. A buyer of a mid-rise residence should request the building’s milestone inspection report and its structural integrity reserve study before the inspection period ends.
Under section 553.899, Florida Statutes, a condominium building “three habitable stories or more in height” must have a milestone inspection by December 31 of the year it reaches 30 years of age, and every 10 years after; a building that reached 30 before July 1, 2022 had to complete its initial inspection before December 31, 2024. The local enforcement agency may require the inspection at 25 years based on environmental conditions such as proximity to salt water. Wedgewood’s mid-rise buildings were built from 1987 to 1992, so each has passed 30.
Under section 718.112, an association existing on or before July 1, 2022 must have a structural integrity reserve study for each building three stories or higher completed by December 31, 2025, or, where its milestone inspection falls due on or before December 31, 2026, together with that inspection and in no event after December 31, 2026. For budgets adopted on or after December 31, 2024, unit owners of an association that must obtain the study may not vote to provide less reserve funding than the law requires for the components it covers. The 2022 and 2023 laws are SB 4-D and SB 154; HB 913 (2025) adjusted the schedule.
We do not publish what any Wedgewood association’s inspection or reserve study says; those are association records. Request the completed milestone report, the study, the current budget and the reserve schedule for the building you are buying, and read them with the estoppel certificate (section 718.116). A fully funded reserve and a completed inspection make a residence easier to finance and to resell.
Wedgewood families rank Lee County public schools within their proximity zone; nearby options include Spring Creek Elementary, Bonita Springs Middle and Bonita Springs High. Confirm an address’s zone with the School District of Lee County. Lee County uses residential choice, so no school is simply assigned by street.
Under the district’s most recent published plan (2025 to 2026), Bonita Springs addresses fall in elementary Proximity Zone Q (Bonita Springs, Pinewoods, San Carlos, Spring Creek and Three Oaks elementary schools) and middle Proximity Zone GG (Bonita Springs Middle and Three Oaks Middle), and high schools use the South residential choice zone and its sub-zones (2025 to 2026 Student Enrollment Plan). The School Board approved the 2026 to 2027 plan on December 1, 2025 (school zones page); check a Wedgewood address with the district’s school zone locator. School sites: Bonita Springs Middle and Bonita Springs High.
Wedgewood lies inside the City of Bonita Springs, so building permits come from the City’s Community Development Department, not Lee County. In a condominium, permit work also needs the association’s approval: structural, mechanical, electrical and air-conditioning work by an association-approved company, and any exterior change with the Board’s written consent.
Apply through the City (how to apply for a building permit; Community Development; online services guide). Fire plan review runs through the Bonita Springs Fire Control and Rescue District (fire application). In a flood zone, the City applies the 50% substantial improvement rule to renovations of buildings below current flood elevation standards (City substantial improvement toolkit; Ordinance 22-05).
Impact windows and sliders, hurricane shutters, air-conditioning replacements and flooring are the projects Wedgewood owners most often permit. Windows, doors and shutters change the exterior, so they need the condominium Board’s consent under section 15.12 of the Wedgewood I Declaration and may need BBCA Design Review; hard flooring above the first floor needs the sound-absorbing underlayment section 15.8 requires; and air-conditioning work goes to an association-approved company under section 12.1. Look up a residence’s permit history with the City before you buy.
Wedgewood sits inside Bonita Bay’s planned development in the City of Bonita Springs, surrounded by the Club’s west campus, lakes and other Bonita Bay neighborhoods, so its immediate surroundings are set by the community’s plan and the City’s zoning. Zoning questions go to the City of Bonita Springs, which incorporated in 1999, not to Lee County.
The City publishes its Zoning District Map Book, its zoning ordinances, its zoning resolutions and the Future Land Use Element of its Comprehensive Plan; its city charter and history page record the 1999 incorporation. The largest announced change nearby is inside Bonita Bay itself: the Club membership’s May 2026 approval of a $110 million clubhouse project. Check the City’s resolution index for any application near Wedgewood before you buy.
Life at Wedgewood follows Southwest Florida’s two seasons: a full neighborhood from roughly November through April, when seasonal owners return and the Club, the beach shuttle and the BBCA calendar are busiest, and a quieter May through October, when many residences sit closed and hurricane season (June 1 to November 30) sets the rhythm.
In season the pool and pavilion fill, the Club’s tee sheets and courts book early, and the BBCA runs its fullest calendar of events. A new Wedgewood owner who wants to meet neighbors has no shortage of entry points; the pool deck and the path network are where most introductions happen. Season also brings traffic on US 41 and Bonita Beach Road, a real but manageable cost of living in a destination market.
By May the seasonal owners leave and the neighborhood quiets. Year-round residents describe the off-season as the best time to use the Club and the beach, trading shorter waits for heat, humidity and afternoon storms. For a seasonal owner, the association’s maintenance of the common elements means the building is looked after while you are away; the residence itself is your responsibility.
Every Wedgewood owner should have a plan in place by June 1: know whether your residence has impact windows or shutters (and whether shutters are yours or the association’s to close), know your association’s pre-storm requirements for balconies and lanais, carry adequate HO-6 coverage, and arrange a local contact who can check the residence after a storm. Wedgewood is in Evacuation Zone A, so plan for the possibility of an evacuation order for any named storm approaching from the Gulf.
Daily logistics at Wedgewood run through the City of Bonita Springs and its providers: Florida Power and Light for electricity, Bonita Springs Utilities for water and wastewater, Waste Management for collection, and the Bonita Springs Fire Control and Rescue District for fire and emergency response, with Bonita Bay’s gates and Community Patrol for security.
Every Wedgewood buyer should treat the condominium association’s finances as seriously as the physical inspection, because a well-kept residence in an underfunded building can cost more than a dated residence in a well-funded one. These are the documents to request, and what each one tells you.
Owners’ and purchasers’ access to association records runs through section 718.111; the seller’s disclosure package runs through section 718.503. The Florida DBPR Division of Condominiums regulates condominium associations.
Wedgewood compares most closely with Bonita Bay’s other condominium villages of similar age and size. Among them it is the only one with mid-rise buildings over parking, the largest by residence count, and in the middle of the price range, with a median of 34 days on market in the September 2026 MLS pull, behind Waterford's 24 days and Harbor Landing's 30 days.
Neighborhood | Residences | Built (county roll) | MLS closings, 12 months to Sep. 30, 2026 | MLS median sold | Median $ per sq ft | Median days on market |
|---|---|---|---|---|---|---|
Wedgewood | 178 | 1987 to 1993 | 9 | $507,000 | $289 | 34 |
114 | 1992 to 1997 | 12 | $656,900 | $285 | 24 | |
120 | 1994 to 1997 | 10 | $502,500 | $307 | 30 | |
120 | 1997 to 2000 | 11 | $409,025 | $247 | 262 | |
120 | 1991 to 1994 | 8 | $380,000 | $275 | 42 |
Data updated: September 2026. Yardstick: Southwest Florida MLS, September 2026 pull, the 12 months to September 30, 2026, Development BONITA BAY, medians as reported in that pull. Residence counts and build years: Lee County Property Appraiser roll, September 2026.
Wedgewood’s median price per square foot ($289) sits between Bay Pointe and Harbor Landing, and its residences are smaller than Waterford’s (a 1,945 square foot median living area in the MLS pull against Waterford’s 2,347), which explains most of the price gap between the two. Wedgewood’s 34-day median is third-quickest in the group, behind Waterford’s 24 days and Harbor Landing’s 30 days. The towers sit in a different price tier entirely: the September 2026 pull shows tower medians from $925,000 at Esperia South, $1,090,000 at Vistas, $2,200,000 at Tavira and $2,250,000 at Azure.
Selling or buying in Wedgewood? Sellers can start with a free Wedgewood home valuation; buyers can read how we represent buyers in Southwest Florida.
Choose Wedgewood if you want the lower entry price, an elevated mid-rise residence or a Lake Villa, and the neighborhood’s own pool and tennis courts; choose Waterford if you want a larger two-story carriage home built a few years later, at a higher recorded median. Both are Bonita Bay condominium villages, both belong to the master association, and both link here for comparison.
Factor | Wedgewood | Waterford |
|---|---|---|
Residences | 178 in six condominiums | 114 in two condominiums |
Building form | Six five-story mid-rise buildings over parking, plus eleven two-story Lake Villa buildings | Two-story carriage-home buildings |
Streets | Wedgewood Drive | Glen Cairn Court and Devonshire Court |
Built (county roll) | 1987 to 1993 | 1992 to 1997 |
Heated area (county roll) | 1,566 to 2,322 sq ft (median 1,661) | 1,789 to 2,293 sq ft (median 2,097) |
County qualified sales, 24 months since Sept. 2024 | 21, median $550,000 | 20, median $675,000 |
County mean price per heated sq ft, same window | $314 | $340 |
MLS closings, 12 months to Sep. 30, 2026 | 9, median $507,000, 34 days on market | 12, median $656,900, 24 days on market |
Milestone inspection and structural reserve study | Apply to the six mid-rise buildings | Two-story buildings, below the three-story threshold |
Associations on Sunbiz | N19029, N20491, N47608 (plus the Wedgewood II association) | N40831, N48863 |
Sources: Lee County Property Appraiser roll and qualified-sale file (September 2026); Southwest Florida MLS, September 2026 pull; Florida Division of Corporations; Florida DBPR condominium register.
A buyer who wants the most Bonita Bay for the least money, or who likes looking out over a lake or fairway from an upper floor, fits Wedgewood; so does a buyer who wants a two-story Lake Villa outside the milestone regime. A buyer who wants more square footage in a two-story building of the 1990s, and will pay about $125,000 more at the median for it, fits Waterford. Sellers in either village compete with the other for the same Bonita Bay condominium buyer, which is why we price Wedgewood listings against both.
Selling or buying in Wedgewood? Sellers can start with a free Wedgewood home valuation; buyers can read how we represent buyers in Southwest Florida.
The honest case for Wedgewood is Bonita Bay at an attainable price with association-maintained buildings and a quick-clearing resale market; the honest case against is 1980s and early-1990s buildings, the costs Florida’s reserve laws put on older mid-rise condominiums, and fees that no one publishes until you ask.
Selling or buying in Wedgewood? Sellers can start with a free Wedgewood home valuation; buyers can read how we represent buyers in Southwest Florida.
Buying at Wedgewood follows the Florida condominium path: identify the building and residence type, secure financing that fits a condominium, put the association documents at the center of your inspection period, and close with the estoppel certificate in hand. Here is the roadmap we walk Wedgewood buyers through.
Step 1: Decide mid-rise or Lake Villa. The choice sets your plan sizes, your floor, your flood zone and whether the milestone and structural reserve rules apply to your building.
Step 2: Confirm financing or cash. Lenders review a condominium’s reserves, insurance, delinquencies and litigation. A building with a completed milestone inspection and a funded structural reserve study is easier to finance.
Step 3: Make your offer from the deeds. Anchor to the 2025 and 2026 qualified sales for your residence type and plan size, not to the 2022 to 2024 peak.
Step 4: Use the inspection period. Commission a general inspection (air conditioning, plumbing, electrical, water heater, windows and sliders, moisture), request the association documents listed above, check the City’s permit history for the residence, and confirm the flood zone for your building.
Step 5: Read the disclosure package. Under section 718.503 a resale purchaser receives the declaration, articles, bylaws, rules, the latest financial information and related documents, with a review period. Read the leasing, pet and alteration sections, and check whether the current documents require association approval of a sale or lease.
Step 6: Title and estoppel. Your title company orders the estoppel certificate, which confirms assessments, balances and any special assessments; the master association’s §720.401 disclosure summary covers the Bonita Bay layer.
Step 7: Close and register. Bind your HO-6 policy effective at closing, register with your condominium association and the BBCA, and if the residence is your permanent home, file for homestead with the Lee County Property Appraiser by March 1 of the following year.
If you’re searching for a Wedgewood listing agent, or thinking, ‘I need someone to sell my Wedgewood home…’, you need a team that prices from the recorded deeds, knows how buyers read a 1980s mid-rise condominium’s reserve study, and can present your association documents before a buyer asks. That is how McGreevy and Comisar sell Wedgewood.
Our credentials as your Wedgewood listing agent:
In the last 12 months Wedgewood has seen 8 resales in the Lee County qualified-deed record, totaling $4,516,950, from $450,000 to $840,000; across the 24 months since September 2024 there were 21 resales at a $550,000 median. The Southwest Florida MLS, September 2026 pull shows nine closings in the 12 months to September 30, 2026 with a median of 34 days on market and a median sale-to-list ratio of 95.2%. We tracked every one of the 21 Wedgewood deeds recorded since September 2024 by building, floor and plan size.
Two residence types, two buyer pools. A mid-rise buyer and a Lake Villa buyer compare different things: floor, view and parking for the mid-rise; building size and plan for the Lake Villas. On the deed record since September 2024, Lake Villas sold at a $595,000 median and mid-rise residences at $537,500. We price against the right set.
The reserve and inspection questions come first. For a mid-rise residence, the first serious question from a buyer’s agent is about the building’s milestone inspection and structural integrity reserve study. A seller who has the association’s current budget, reserve schedule and estoppel ready at listing looks like an easy close.
Signs and showings follow the rules. The Wedgewood I Declaration bars sale signs on the condominium property without the Board’s written approval, and the BBCA’s Open House Guidelines set open house hours (Monday to Saturday 9 to 5, Sunday 1 to 4), require 72 hours’ notice to the Association, and allow no SOLD signs. We plan the marketing inside those rules.
Price from 2025 and 2026, not 2023. The calendar-2023 median was $742,500; the 24-month median is $550,000. Owners who bought at the peak need an honest pricing conversation, and we have it on day one.
Your Wedgewood home’s value depends on its building, floor, plan size (1,566 to 2,322 square feet on the roll), view, condition and the association’s financial position. Start with a free Wedgewood home valuation or our Bonita Bay home valuation page, then let us walk the residence and pull the deed comparables for your building.
Talk to Jesse direct: (239) 898-6072, text or call.
A correctly priced Wedgewood condo sells quickly: the Southwest Florida MLS, September 2026 pull shows a median of 34 days on market across nine closings in the 12 months to September 30, 2026. The two listings standing on the pull date had a median of 166 days, which is what happens when a residence is priced above the recorded band of recent deeds.
Fix what a buyer’s inspector will flag and what the photographs will show: air conditioning age, water heater, window and slider seals, and dated flooring. If you replace carpet with tile or wood above the first floor, the Wedgewood I Declaration requires a sound-absorbing underlayment, so do it correctly or leave it for the buyer. We walk the residence first and tell you what pays back.
The recorded 1987 Wedgewood I Declaration does not require association approval of a sale; it requires approval only for a lease longer than one year. Your association’s current, amended documents control, so we check them at listing. Either way, the association issues the estoppel certificate that every Wedgewood closing needs.
On the county deed record since September 2024, the highest Wedgewood sale was $840,000 for a 2,264 square foot mid-rise residence, and Lake Villas sold at a $595,000 median across five deeds. Larger plans, open views and renovated interiors lead the band; the smallest 1,566 square foot mid-rise plans sold from $450,000 to $620,000, so condition and view matter as much as size.
Yes, for financed buyers. Five of Wedgewood’s six mid-rise address points measure shaded Zone X, where flood insurance is not federally required, while 26930 and every Lake Villa point measure Zone AE, where a federally backed mortgage requires it. We put the measured zone and your elevation certificate in front of buyers early so insurance never surprises a contract.
McGreevy and Comisar, Jesse McGreevy and Marc Comisar, lead Domain Realty Group from our office at 24031 S Tamiami Trl #101 in Bonita Springs, a short drive from Bonita Bay’s gates. Between us we have over 45 years of combined direct real estate experience in Southwest Florida and over $900 million in personal sales.
Wedgewood is 178 residences on one street. In the last 12 months we tracked each of its 8 qualified deeds, and we know where every building sits in the flood data and which buildings the condominium safety laws reach. If you are buying, we will walk the competing listings with you, pull the deed history for your building and read the association documents with you. If you are selling, we will price from the recorded comparables, prepare the documents buyers ask for, and manage the process to closing. Learn more about McGreevy and Comisar.
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 is a top-reviewed Wedgewood realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review
★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Ian Matheson, verified Google review
Selling a Wedgewood home? Get a free Wedgewood home valuation, or call Jesse direct at (239) 898-6072.
Buying in Wedgewood? 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 Wedgewood, see our Bonita Bay guide, our Bonita Springs guide and our guides to the condominium villages Waterford and Harbor Landing.
These are the questions buyers ask us about Wedgewood at Bonita Bay, answered from the county record, the recorded Wedgewood and Bonita Bay documents, the state condominium register, FEMA and the City, and the Southwest Florida MLS.
Wedgewood is a 178-residence condominium neighborhood inside Bonita Bay, the 2,400-acre master-planned community in Bonita Springs, FL 34134. Its residences sit on Wedgewood Drive in six five-story mid-rise buildings (Wedgewood at Bonita Bay I and II) and eleven two-story Lake Villa buildings (Lake Villas of Wedgewood I to IV), built from 1987 to 1993.
Wedgewood’s buildings carry street numbers from 26850 to 26930 Wedgewood Drive, Bonita Springs, FL 34134. The mid-rise buildings are 26880, 26890, 26900, 26910, 26920 and 26930; the Lake Villa buildings are 26850, 26851, 26860, 26868, 26872, 26876, 26881, 26891, 26901, 26911 and 26921.
There are 178 residences: 108 in the six mid-rise buildings and 70 in the eleven Lake Villa buildings. The Lee County roll and the state condominium register agree on that count (Wedgewood I 54, Wedgewood II 54, Lake Villas I 40, II 12, III 12 and IV 6).
The Lee County qualified-deed record shows 21 Wedgewood resales in the 24 months since September 2024 at a $550,000 median, from $450,000 to $840,000. The Southwest Florida MLS, September 2026 pull shows nine closings in the 12 months to September 30, 2026 at a $507,000 median and $289 per square foot.
The Southwest Florida MLS, September 2026 pull shows a median of 34 days on market for Wedgewood’s nine closings in the 12 months to September 30, 2026, among the quicker of Bonita Bay’s comparable condominium villages in that pull. The two listings standing on the pull date had a median of 166 days, so pricing to the recorded band is what makes a sale quick.
The Southwest Florida MLS, September 2026 pull showed two active Wedgewood listings, asking $499,000 and $1,300,000, and two more homes pending at $515,000 and $499,000. Inventory changes weekly; ask us for today’s list.
The county record shows the calendar-year median rising from $387,500 in 2020 to $742,500 in 2023, then settling at $550,000 in 2025. We do not assign a single cause; the practical point is that 2022 to 2024 sales are not today’s comparables.
The mid-rise residences sit in five-story buildings with parking beneath and four floors of living area, in six plan sizes from 1,566 to 2,274 square feet. The Lake Villas are two-story buildings of 4 to 8 residences, with plans from 1,640 to 2,322 square feet. The mid-rise buildings fall under Florida’s milestone inspection and structural reserve study laws; the Lake Villas do not.
The recorded Wedgewood I Declaration assigns each mid-rise residence one covered parking space or garage beneath its building, and the neighborhood association describes all units as having enclosed garages. Confirm in the resale documents which space conveys with the residence you are buying and whether it is enclosed.
The neighborhood association describes every Wedgewood residence as having a view of a lake or a championship golf course. Views differ by building and floor, so walk the residence and look at the specific exposure before you compare prices.
The neighborhood association lists a heated swimming pool, a screened pavilion, tennis courts, gas grills and a free shuttle from Wedgewood’s entrance to the Bonita Bay beach. Beyond that, every owner belongs to the Bonita Bay Community Association, with its parks, 12 miles of paths, Community Patrol and Private Beach.
Yes. Beach access is a Bonita Bay Community Association benefit of ownership, not a Club benefit. The BBCA’s gulf-front Private Beach off Hickory Boulevard was destroyed in Hurricane Ian and has reopened, rebuilt in concrete with breakaway walls, with a year-round shuttle.
No. 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.
Wedgewood owners pay their condominium association, the Wedgewood neighborhood association and the Bonita Bay master assessment. None of the three publishes its figure publicly. The current amounts, and any charge due at closing, appear in the estoppel certificate and the disclosure documents provided in the sale; we pull them for every residence we show.
No. Bonita Bay has no Community Development District and no special taxing district; Lee County’s official special districts list names no Bonita Bay district of any kind. Owners pay private association assessments instead.
Yes, within the leasing rules. As recorded in 1987, the Wedgewood I Declaration requires leases of at least one month, association approval for leases longer than a year, and no more than four leases per unit per calendar year. Read the current, amended rules for your specific condominium before relying on rental income.
Not as a pure cash-flow play. The one-month minimum rules out nightly and weekly rentals, and the Southwest Florida MLS, September 2026 pull shows only five Wedgewood rental records in the 12 months to September 30, 2026. Wedgewood suits owner-occupants and seasonal owners who may rent occasionally.
Yes. The recorded Wedgewood I Declaration permits household pets only, two per unit, leashed and controlled outside the residence. It sets no weight or breed limit as recorded; confirm the current pet rules for your specific condominium in the resale package.
No. The Wedgewood I Declaration states there are no restrictions on occupancy by minors, provided children are supervised, and Bonita Bay has no age restriction. Buyers of any age may purchase.
It depends on the building. On FEMA’s flood layer, five of the six mid-rise address points (26880 to 26920) measure shaded Zone X, while 26930 measures Zone AE with a 9-foot base flood elevation and all eleven Lake Villa points measure Zone AE at 10 feet, on panel 12071C0652G effective November 17, 2022. Confirm with an elevation certificate.
Yes. Every Wedgewood building point returns Lee County Evacuation Zone A, the first zone ordered to evacuate, often for any named storm approaching from the Gulf. Plan accordingly if you will be in residence during hurricane season.
We found no public report naming Wedgewood’s buildings among Ian’s damaged structures, which is not proof of no damage. Ask the condominium association in writing for its insurance claims history, any special assessment since 2022, and the related minutes, and have the residence inspected.
They apply to the six mid-rise buildings, which have three or more habitable stories and are well past 30 years old. They do not reach the two-story Lake Villas. Request the milestone inspection report and the structural integrity reserve study for any mid-rise building before your inspection period ends.
Wedgewood families rank Lee County public schools within their proximity zone; nearby options include Spring Creek Elementary, Bonita Springs Middle and Bonita Springs High. Confirm an address’s zone with the School District of Lee County’s locator.
The City of Bonita Springs Community Development Department, not Lee County. In addition, the Wedgewood I Declaration requires association-approved companies for structural, mechanical, electrical and air-conditioning work and the Board’s written consent for exterior changes such as shutters.
The Bonita Bay Marina on the Imperial River, owned by resident investors, offers 326 dry storage spaces for boats up to 36 feet and 98 wet slips, for fees it sets separately. It is optional and separate from home ownership; Backwater Jacks at the marina is open to all residents.
McGreevy and Comisar: Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, over $900 million in personal sales, and a Wedgewood read built from every recorded deed. Read how we represent buyers before you tour.
These are the questions Wedgewood owners ask us before they list, answered from the county deed record, the recorded Wedgewood I Declaration, the state condominium register, FEMA’s flood layer and the Southwest Florida MLS.
The best listing agent for Wedgewood prices from the recorded deeds, understands how buyers read an older mid-rise condominium’s reserve study and milestone inspection, and markets within the association and BBCA sign and showing rules. McGreevy and Comisar, the #1 team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008, tracked every one of the 21 Wedgewood deeds recorded since September 2024 and prices each listing against its own building and plan size.
Your Wedgewood condo’s value starts with the 21 qualified deeds recorded since September 2024, which run from $450,000 to $840,000 at a $550,000 median, then adjusts for your building, floor, plan size, view and condition. Mid-rise residences sold at a $537,500 median across 16 deeds and Lake Villas at $595,000 across 5. A free valuation is the first step; a walk-through and the deed comparables for your building give the real number.
In the last 12 months the county recorded 8 qualified Wedgewood sales: $507,000, $450,000, $470,000, $499,950, $590,000, $595,000, $840,000 and $565,000, recorded from February 17 to June 30, 2026, totaling $4,516,950. Fewer than 10 sales is too few for a meaningful median, so we price from the sales themselves and from the 24-month set of 21 deeds.
A well-priced Wedgewood condo sells fast. The Southwest Florida MLS, September 2026 pull shows a median of 34 days on market for nine closings in the 12 months to September 30, 2026, among the quicker of Bonita Bay’s comparable condominium villages. The two listings standing on the same pull date showed a median of 166 days, which tells a seller that overpricing, not the neighborhood, is what slows a Wedgewood sale.
The Southwest Florida MLS, September 2026 pull puts Wedgewood’s median sale-to-list ratio at 95.2% (the June 2026 pull had the average at 95.4%). That ratio blends residences listed at the right price, which close near asking, with residences that reduced before selling. Listing at a price the recorded deeds support is the most reliable way to finish near your asking price.
No. Wedgewood’s calendar-2023 median qualified sale was $742,500, and two 2023 Lake Villa deeds exceeded $990,000, but the 24-month median since September 2024 is $550,000 and the highest recent sale was $840,000. Buyers’ agents will pull the same county record, so a list price built on 2023 comparables loses the first weeks of market exposure, which are the most valuable.
Yes. On the deed record since September 2024, Lake Villas sold at a $595,000 median across 5 deeds and mid-rise residences at a $537,500 median across 16. Lake Villa buyers weigh the two-story building and plan size; mid-rise buyers weigh floor, view, parking beneath the building and the building’s inspection and reserve status. We compare your residence only against its own type.
Your mid-rise building has three or more habitable stories and is past 30 years old, so Florida’s milestone inspection law under section 553.899 applies to it. Buyers and their lenders will ask whether the inspection is complete and what follow-up work the association has planned. Having the completed report and the association’s response in the listing file shortens that conversation and keeps a contract together.
For a mid-rise Wedgewood building, the structural integrity reserve study sets the reserve contributions the association must fund, and owners may no longer vote to fund less for the covered components. Buyers read the study alongside the budget to judge future assessments. A seller who provides the study, the current budget and the estoppel at listing removes the biggest source of buyer hesitation in older Florida condominiums.
No. The Lake Villas are two-story buildings, below the three-habitable-story threshold in section 553.899 and the three-story threshold for the structural integrity reserve study. That is a real selling point for a Lake Villa owner, because a buyer avoids a category of assessment risk that the mid-rise buildings carry. The Lake Villa associations still keep budgets, required reserves and insurance under Chapter 718.
A Wedgewood seller provides the condominium disclosure documents Florida law requires under section 718.503: the declaration, articles, bylaws, rules and the latest financial information, plus the frequently asked questions sheet. The buyer also receives the Bonita Bay master association’s section 720.401 disclosure summary. We assemble the set at listing so the buyer’s review period starts cleanly.
The title or closing agent requests the estoppel certificate from your condominium association, and Florida law under section 718.116 sets its contents and timelines. It confirms your assessment balance, the regular assessment amount and any special assessment. We ask for it early so an unexpected balance or assessment surfaces before the buyer’s lender does, not at the closing table.
The recorded 1987 Wedgewood I Declaration requires association approval only for a lease longer than one year; it does not require approval of a sale. Your condominium’s current, amended documents control, and the Wedgewood II and Lake Villas declarations are separate instruments, so we read the current set at listing and build any approval step into the contract timeline.
Not without approval. The recorded Wedgewood I Declaration states that no signs advertising the sale or rental of units may be posted on the condominium property, including doors and windows, without the Board’s prior written approval, and the BBCA’s Open House Guidelines add Bonita Bay’s own signage standards and allow no SOLD signs. We market Wedgewood listings through the channels buyers actually use.
Yes, within the BBCA’s Open House Guidelines: hours are Monday to Saturday 9 to 5 and Sunday 1 to 4, the listing agreement and request go to the Association with at least 72 hours’ notice, BBCA signage standards apply, and no signs may go on golf courses or bike paths. We schedule and file the notice for you.
Make the repairs a buyer’s inspector will flag in any 1987 to 1993 residence: air conditioning condition and age, water heater, plumbing supply lines, window and slider seals, and signs of moisture. Cosmetic updates to kitchens, baths and flooring pay back within Wedgewood’s price band when they are done cleanly. If you install hard flooring above the first floor, use the sound-absorbing underlayment the Declaration requires.
Impact windows and sliders add value in a Zone A evacuation area and help with insurance, and buyers ask about them. In a Wedgewood condominium, windows and shutters change the building exterior, so the Board’s written consent under section 15.12 of the Wedgewood I Declaration and a City of Bonita Springs permit are part of the job. Keep the approval letter and the permit for your listing file.
Yes, especially to financed buyers. Five of the six mid-rise address points measure FEMA shaded Zone X, where flood insurance is not federally required, while 26930 and every Lake Villa address point measure Zone AE with base flood elevations of 9 or 10 feet, where a federally backed mortgage requires it. An elevation certificate for your building answers the question before a buyer’s insurer raises it.
Buyers compare Wedgewood’s total monthly cost, not only the price, and the condominium, neighborhood and Bonita Bay master assessments are not published anywhere a buyer can look them up. A seller who hands buyers the current budget, the assessment schedule and the estoppel figure removes guesswork. If a special assessment is pending, disclose it; buyers price uncertainty more harshly than a known cost.
Who pays a special assessment is set by the contract and by when the assessment was adopted and falls due, and the estoppel certificate shows what is owed on your unit. Under the Wedgewood I Declaration a buyer takes title jointly liable with the seller for unpaid assessments, so buyers insist that open balances are settled at closing. We negotiate the allocation explicitly in the contract.
For most Wedgewood owners, yes. Bonita Bay’s seasonal buyers are in town from roughly November through April, when showings and open houses reach the most people, and a listing that goes live in late fall catches the whole season. A well-priced residence can sell in any month, as the 34-day median shows, but summer listings reach fewer in-person buyers.
Not automatically. Bonita Bay Club membership is optional and separate from home ownership, and the Club does not publish its membership rules or fees publicly. If you hold a membership, ask the Club in writing how its current rules treat that membership when you sell, and we will present it to buyers accordingly rather than assume it conveys with the deed.
Selling costs at Wedgewood include the brokerage commission you negotiate, Florida documentary stamp tax on the deed, the owner’s title insurance policy the seller customarily pays in Lee County (the contract controls), prorated taxes and assessments, the estoppel fee and any charges shown on the estoppel. We prepare a net sheet from your actual numbers before you list.
Florida has no state income tax, so any tax on your gain is federal. Whether you owe depends on your basis, how long you owned and lived in the residence, and the federal exclusion for a primary residence. Many Wedgewood owners bought well below today’s prices, while owners who bought in 2022 to 2024 may have no gain at all. Confirm with your tax adviser.
Yes, but the lease travels with the residence and limits who can buy it. The recorded Wedgewood I Declaration permits leases of at least one month, so a seasonal tenant can overlap a listing; coordinate showings with the tenant’s rights under the lease and Florida law, and time the closing to the lease end if your buyer wants to occupy. An owner-occupied or vacant residence shows best.
Wedgewood’s leasing rules keep the buyer pool mostly owner-occupants and seasonal owners. The recorded Wedgewood I text sets a one-month minimum and a cap on leases per calendar year, which rules out nightly and weekly rental investors. We market to the buyers who fit: seasonal residents, right-sizers and full-time residents who want Bonita Bay at an attainable price.
Often, yes. Many Wedgewood buyers are seasonal owners who want to arrive to a ready residence, and a furnished sale can widen the pool and speed closing. List the furnishings separately in the contract and price them realistically; lenders value the real estate, not the contents. If the furniture is dated, staging with a few pieces photographs better than a full dated set.
Many Wedgewood sellers are seasonal owners who list from up north. We handle showings, the BBCA open house notices, contractor access through association-approved companies, the document set and the estoppel, and a Florida closing can be completed with a mail-away or remote signing arranged by the title company. You approve the price and the contract; we manage the rest locally.
In a 178-residence neighborhood with few listings at once, a Wedgewood listing stands out on documentation and presentation: clean association documents, a completed milestone inspection and reserve study for mid-rise buildings, the measured flood zone for the building, updated systems, and photographs that show the lake or golf view from the residence. Price within the recorded deed band, and the listing competes on quality, not discounts.
The county record shows Wedgewood sales steady at about a dozen a year, with 2025 and 2026 prices below the 2023 peak and closed homes moving in a 34-day median in the September 2026 MLS pull. Whether now is right depends on your timing, basis and next move. We lay out the current comparables and your net before you decide.
We market Wedgewood listings to the buyers who actually purchase there: seasonal and full-time Bonita Bay buyers, reached through the MLS, our Bonita Bay and Wedgewood pages, video, and our buyer network, with professional photography of the view from the residence. We prepare the association documents up front, plan showings within BBCA rules, and price from the recorded deeds.
You can, and some Wedgewood owners prefer a quiet sale to a known buyer. The trade-off is exposure: with only a handful of Wedgewood listings at a time, the open market usually produces the strongest price. We can test the price privately with qualified buyers first, then list publicly if the private offers fall short of the recorded comparables.
On FEMA’s flood layer queried September 29, 2026, the Zone AE buildings are the mid-rise at 26930 (base flood elevation 9 feet) and all eleven Lake Villa buildings, 26850 through 26921 (base flood elevation 10 feet). The other five mid-rise buildings, 26880 to 26920, measure shaded Zone X. All sit on panel 12071C0652G, effective November 17, 2022; an elevation certificate confirms the specific building.
Waterford, Bonita Bay’s two-story carriage-home condominium village, recorded 20 qualified sales in the 24 months since September 2024 at a $675,000 median, against Wedgewood’s 21 at $550,000. Waterford residences are larger (a 2,097 square foot county median against 1,661), which explains most of the gap. Buyers shopping one often tour the other, so we price Wedgewood listings with Waterford in view.
Every source below is a primary or official record, a public agency, the association itself, or a news report, and each link returned HTTP 200 when we checked it on September 29, 2026. No realtor, brokerage or listing-portal page is cited. Recorded instruments that sit behind the Lee County Clerk’s search portal are cited by book, page and instrument number in the text.
These public authority documents answer the questions Wedgewood buyers and sellers ask most. Each opens directly from the agency or association that publishes it; no account or sign-in is required. The recorded Wedgewood declarations are public record at the Lee County Clerk and are cited by book and page above.
Market data from Southwest Florida MLS, pulled September 2026. County records September 2026. McGreevy and Comisar, Best Realtor for Wedgewood. 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.
