Bonita Bay - Wedgewood

McGreevy and Comisar are the #1 real estate team in Southwest Florida selling and buying homes in Wedgewood. 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 with insider knowledge of the Bonita Bay master community — we're the team that delivers. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in SW Florida since 2012. Over $2.5 billion (Domain Realty Group team) in real estate sold; $900 million in personal sales between Jesse McGreevy and Marc Comisar. Over the trailing 12 months, Wedgewood recorded 9 closed sales at a median sold price of $490,000 (average $502,994; range $450,000 to $595,000) on a remarkably fast median 23 days on market — the quickest-moving market of any Bonita Bay village we track — with 6 units currently active ($465,000 to $600,000). (Source: Stellar / SWFL MLS, WEDGEWOOD subdivision filter, pulled June 2026.)

Why McGreevy and Comisar Are the Best Realtor for Wedgewood

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

Recent Wedgewood track record (trailing 12 months): Wedgewood recorded 9 closed sales over the past year, totaling $4,526,950 in sales volume at a median sold price of $490,000 (average sold $502,994; range $450,000 to $595,000). Those homes sold at an average of 95.4% of list price with a median 23 days on market — the fastest-moving market of any subdivision in this batch. That speed, combined with a tight $450,000–$595,000 sold-price band, tells you something important: Wedgewood is a remarkably consistent, fast-turning, well-defined market. Buyers who hesitate on a correctly priced unit lose it; sellers who price to the band sell in roughly three weeks. There are 6 units currently active ($465,000 to $600,000, median list $524,000) at an average of 167 days on market — roughly 8 months of supply on a listing basis, which is an honest nuance: closed homes move fast, yet patient buyers have more choice right now than the DOM number alone suggests. (Source: Stellar / SWFL MLS, WEDGEWOOD subdivision filter, pulled June 2026.)

Honors and recognition:

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

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

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

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

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

Wedgewood at Bonita Bay is a 178-home villa and coach-home community nestled inside the master-planned gates of Bonita Bay in Bonita Springs, Florida. This is a low-rise, ground-connected community — carriage-home and coach-home living with attached residences, two-car garages, and lanais that open onto golf-course, lake, and preserve views — not a high-rise tower. If you are searching for the entry point into one of Southwest Florida's most celebrated private communities — a home with Bonita Bay's championship golf courses, marina, private beach park shuttle, and resort-style amenities as your backyard — Wedgewood is where that story begins. At price points that, per live MLS, are clustering tightly between $450,000 and $595,000 on the resale side, it is the most accessible address inside Bonita Bay's gates, and one of the only places in the entire community where a buyer can own a piece of this legacy at well under seven figures.

This page covers everything: both home types that carry the Wedgewood name (the coach-home residences and the two-story Lake Villas), the full HOA fee stack and exactly what it covers, the Hurricane Ian story and what it means for this community's 30-plus-year-old buildings, the SIRS/milestone inspection timeline, current live market data, the Club membership decision, the rental market, and dozens of frequently asked questions from actual buyers and sellers who have researched this community. If you are weighing a purchase at Wedgewood — or considering listing your Wedgewood home — read this page before making any decisions.

A note on naming: the MLS lists this community under three names — WEDGEWOOD, WEDGEWOOD AT BONITA BAY, and LAKE VILLAS OF WEDGEWOOD. All three names refer to the same 22-acre campus at the end of Wedgewood Drive inside Bonita Bay. This page covers both home types under one roof, because buyers and sellers in this community need to understand how the coach homes and the Lake Villas differ in construction, view orientation, ceiling heights, garage arrangement, and relative value. That distinction matters — sometimes by tens of thousands of dollars — and most other pages on this community conflate the two or ignore one entirely.

Living in Wedgewood at Bonita Bay as a Homebuyer

Pull through the Bonita Bay gate off Bonita Bay Boulevard, wind through the shade of the community's mature live oaks and sabal palms, and Wedgewood Drive appears at the southwest quadrant of the community — a quiet cul-de-sac address where every home faces either the Bay Island championship golf course, a lake, or both.

Wedgewood sits on 22 acres of a community that spans 2,400 acres total, which means it is an intimate neighborhood inside a very large campus. You have 177 neighbors and access to the same 2,400 acres of trails, preserves, parks, and private streets that any resident of Bonita Bay enjoys. The shuttle to the private beach on Little Hickory Island picks up at your entrance. The marina is a five-minute drive down Bonita Bay Boulevard. The Bonita Bay Club's sports center and golf operations are a short drive or golf-cart ride away.

What Wedgewood offers that the towers (Tavira, Esperia, Estancia, Seaglass) do not is ground-connected living. You park in your own two-car garage — an actual attached or detached garage, not a building parking pod — step out, and walk to your front door. No shared lobby. No high-rise common corridor. For buyers who love Bonita Bay's setting and amenity package but do not want condo-tower living, Wedgewood is often the answer.

What Wedgewood offers that the single-family villages (Estuary, Riverwalk, Cracker Cove) do not is a bundled maintenance structure. The HOA handles your roof, exterior paint, landscaping, and many exterior maintenance items. You own the interior; the association owns the exterior envelope. For buyers who want Florida luxury living without the personal burden of tropical maintenance — gutters, roof inspections, pressure washing, lawn-service contracts — the Wedgewood HOA model delivers exactly that.

The address runs from 26851 through 26930 Wedgewood Drive, Bonita Springs, Florida 34134 — one street, one community, 178 homes built between 1987 and 1993 by the Bonita Bay Group.

Who buys in Wedgewood? The realistic buyer profile is a snowbird couple or a right-sizing full-timer who wants the Bonita Bay lifestyle — the beach, the golf option, the marina, the gates — at the community's most attainable price point, in a home that maintains itself while they are away. With a live-MLS median sold price of $490,000 and a tight $450,000–$595,000 band, this is the buyer who has decided the Bonita Bay address matters more than square footage or a high floor, and who values a fast, predictable market where well-priced homes change hands in about three weeks.

Market Snapshot — Wedgewood at Bonita Bay and ZIP 34134 (June 2026)

The Wedgewood Market in Plain Language (Live MLS)

The single most important thing the live MLS tells you about Wedgewood is how fast it moves and how tightly it is priced. Over the trailing 12 months, Wedgewood recorded 9 closed sales at a median sold price of $490,000 and an average sold price of $502,994, for $4,526,950 in total volume. The closed range ran from a low of $450,000 to a high of $595,000 — a band of just $145,000 across nine sales, which is exceptionally tight for any community. And the median days on market was 23 — the fastest-moving market of any Bonita Bay village in this research batch. Sellers achieved an average of 95.4% of list price. (Source: Stellar / SWFL MLS, WEDGEWOOD subdivision filter, pulled June 2026.)

Read those numbers together and the picture is unusually clear: Wedgewood is a remarkably consistent, fast-turning, well-defined market. A correctly priced home here does not linger — the median is three weeks on market — and the narrow sold band means there is little mystery about value. This is the opposite of a tower micro-market where a high floor or a specific exposure swings price by hundreds of thousands of dollars. At Wedgewood, the homes are similar, the buyers know the band, and transactions close quickly.

The Honest Nuance: Fast Sales, But More Choice Right Now

Here is the nuance every honest market read must include. Even though closed homes sell in a median of 23 days, the active inventory tells a more patient story: 6 units are currently active, asking between $465,000 and $600,000 (median list $524,000), at an average of 167 days on market. Six active listings against nine sales a year works out to roughly 8 months of supply on a listing basis — more choice for a buyer than the lightning-fast sold DOM would suggest on its own.

How can both be true? Because the homes that sell fast are the ones priced correctly to the $450,000–$595,000 band. The active listings sitting at 167 days are, in several cases, the ones reaching above the band — the median active list of $524,000 sits above the $490,000 median sold price, and the top of the active range ($600,000) sits above the highest closed sale ($595,000). The market is telling sellers exactly where it clears, and homes that respect that signal turn in three weeks while the rest accumulate days. For a buyer, this is a favorable moment: you have real choice, motivated longer-sitting sellers to negotiate with, and a clear, narrow comp band to anchor your offer. For a seller, the message is equally clear — price to the band and you sell fast; reach above it and you join the 167-day group.

What This Means for a Buyer

If you are buying at Wedgewood today, you are buying into the most accessible address inside Bonita Bay's gates at a moment when active inventory gives you choice. You have six homes to consider, a tight and legible comp band, and several sellers who have been on market long enough to negotiate. Cash still dominates this tier of the Lee County market, which gives a cash buyer leverage on price and timeline. And the speed of the closed market (median 23 DOM) means that when you find the right home at the right price, you should be ready to move — the well-priced ones do not wait for a second showing.

What This Means for a Seller

The 95.4% average sold-to-list ratio and the 23-day median DOM are the two numbers a Wedgewood seller should internalize. Price to the live band — anchored to the $490,000 median and the $450,000–$595,000 range, adjusted for your specific home type, condition, view, and whether you have impact windows — and you can expect to sell in roughly three weeks at close to ask. Price above the band, and the active-listing data shows what happens: you join the homes sitting at 167 days. There is no faster-selling, more predictable village in Bonita Bay than Wedgewood for a seller who respects the comps.

ZIP 34134 Context

ZIP 34134 is the Bonita Bay ZIP code — essentially the southern half of Bonita Bay's campus plus some adjacent areas. It is a high-wealth ZIP with median list prices well above the Bonita Springs average, disproportionately composed of waterfront and golf-community inventory ranging from coach homes to single-family estates well north of $10 million. Wedgewood sits at the attainable end of that ZIP. The attached-home segment in 34134 has experienced more pricing movement than the single-family segment, but Wedgewood's live data shows a community that has found its clearing band and is transacting briskly within it.

Property tax context: at a $490,000 purchase price, a Wedgewood owner should expect a property tax bill in the range of roughly $4,800 to $5,500 per year in Year 1, before any homestead exemption. This assumes no homestead exemption in Year 1 (which requires establishing Florida primary residency and filing by March 1 of the following year). Once the homestead exemption ($50,000 reduction in assessed value) is in place and the Save Our Homes cap (3 percent or CPI annual assessment increase cap, whichever is lower) begins working, tax costs stabilize meaningfully over time for long-term owners. Verify the specific parcel's millage and assessment with the Lee County Property Appraiser and Lee County Tax Collector. (Source: Lee County Property Appraiser, https://www.leepa.org; Lee County Tax Collector, https://www.leetc.com)

How Wedgewood at Bonita Bay Came to Be

Bonita Bay Group and the 1979 Vision

The story of Wedgewood begins with the founding of Bonita Bay Group in 1979. The master developer assembled approximately 2,400 acres on Estero Bay in what was then the relatively undeveloped southern edge of Bonita Springs. David Lucas, who led the organization from 1984, shaped the community's philosophy around what has become one of the defining private club communities in Southwest Florida — a place that balances environmental stewardship, high-quality residential development, and world-class amenity programming within a single master plan. (Source: ULI Case Study C029020, Urban Land Institute, 1999; available at casestudies.uli.org)

Bonita Bay was planned from the beginning with a layered residential structure: single-family estate villages at the top of the price range, high-rise towers at the luxury condo end, and villa and coach-home villages in between. Wedgewood was part of the earliest phase of that villa strategy.

The First Buildings: 1987 to 1993

Construction at Wedgewood began in 1987. The Florida Division of Corporations records confirm the first two HOA entities — Wedgewood at Bonita Bay I Condominium Association, Inc. (registration number N19029, filed January 30, 1987) and Wedgewood at Bonita Bay Neighborhood Association, Inc. (N20491, filed May 5, 1987) — were established in the same year that ground was broken. (Source: Florida Division of Corporations, https://search.sunbiz.org; entities N19029 and N20491)

The Lake Villas product was added in subsequent phases. Lake Villas of Wedgewood at Bonita Bay I (N26647, filed 1988) and subsequent phases followed, eventually consolidating into the Lake Villas III entity (N47608, filed February 28, 1992, currently ACTIVE) which serves as the umbrella association for the Lake Villa buildings. (Source: Florida Division of Corporations, entities N26647, N41995, N47608)

Construction continued through the early 1990s. Based on MLS year-built data across current and recent listings, Wedgewood's coach-home buildings span a build-year range of approximately 1988 to 1992, with the Lake Villa buildings spanning approximately 1989 to 1993. By 1993, the community was effectively complete at its full 178-home count.

The builder of record was Bonita Bay Properties, Inc., the development entity of the Bonita Bay Group. No separate homebuilder was identified — the Bonita Bay Group developed and built these residences directly, consistent with its integrated development model for all of Bonita Bay's early-phase residential products. (Source: ULI Case Study C029020; Lee County Property Appraiser parcel records, https://www.leepa.org)

What the Build History Means for Buyers Today

Buildings that are 33 to 39 years old are at a specific inflection point in Florida. They predate Florida's major post-Andrew code changes (1994), they may have original roofing systems or have had one full roof replacement cycle, and certain configurations are subject to mandatory Florida structural integrity legislation enacted after the Surfside Champlain Towers collapse in 2021. Any buyer at Wedgewood should understand this context — not as a reason to avoid the community, but as a factor to price and plan around. That legislation and its implications are covered in detail in the Storm Posture section below.

The concrete block construction of Wedgewood's coach-home buildings is a genuine positive. CBS (concrete block stucco) construction is significantly more resilient than wood-frame in Florida's hurricane environment. The 2,400-acre Bonita Bay campus is also inland — approximately 1 to 1.5 miles from Estero Bay at the nearest point — which means the surge risk that threatens beachside communities is substantially reduced. Hurricane Ian's surge, which topped 15 feet in parts of Fort Myers Beach, did not penetrate inland Bonita Bay at comparable depths.

The Two Home Types: What "Wedgewood" Actually Means

When buyers search "Wedgewood at Bonita Bay" or "Lake Villas of Wedgewood" they are sometimes not aware they are searching two related-but-distinct home types that share the same street address, the same master HOA association, and the same general price range but differ meaningfully in building format, ceiling height, garage configuration, and architectural feel.

Home Type 1: The Coach Homes

The majority of Wedgewood's homes are coach-home residences — attached multi-residence buildings built with concrete block construction, stucco exterior, and tile roofs, in the classic late-1980s Florida Mediterranean architecture consistent with the Bonita Bay Group's design standards across the community.

What you get with a coach home:

• Living area ranging from approximately 1,566 square feet (two-bedroom, two-bath) to approximately 2,355 square feet (four-bedroom, four-bath floor plans in the larger configurations)
• A two-car garage assigned to your residence — not a surface lot, not a carport, but an actual enclosed two-car garage
• Views of the Bay Island golf course (one of Bonita Bay's three Arthur Hills-designed west-campus courses), a lake, the preserve, or a combination
• Stucco and tile construction consistent with Bonita Bay Group's development standards
• No exterior maintenance responsibility — the HOA handles roof, exterior paint, landscaping, exterior pest control, and exterior building elements per the governing documents

The coach homes trade like condominiums because, in their form of ownership, they are condominiums — the governing documents are Declaration of Condominium filings recorded with Lee County. The form of ownership is fee-simple ownership of the interior, with a pro-rata ownership interest in the common elements (exterior shell, common areas, garages) through the association.

Homes positioned to face the Bay Island fairways, a lake, or an open preserve buffer command premiums over residences facing parking areas or adjacent structures. Light, view, and privacy drive value here the way floor and exposure drive value in a tower.

Home Type 2: The Lake Villas

The Lake Villas of Wedgewood are architecturally distinct from the coach homes. Two-story structures house the Lake Villa residences — side-by-side or back-to-back attached homes that feel substantially more like a private single-family villa than an attached condominium building.

What you get with a Lake Villa:

• Living area in the range of approximately 1,746 to 2,023 square feet based on confirmed listing data
• A detached two-car garage — separate from the living residence, accessed by a private drive or courtyard — giving the feel of true single-family privacy at arrival
• Top-level Lake Villas have 14 to 15-foot volume ceilings and skylights — a detail that distinguishes them meaningfully from both the coach homes and the ground-level Lake Villas, creating living spaces that feel genuinely expansive
• No neighbors above you in the top-level Lake Villa residences — one of the most common buyer requests in attached-home communities
• Golf course, lake, and/or preserve views — per the HOA's own documentation, every home in the community faces either a golf course, a lake, or both
• The same HOA coverage structure as the coach homes: exterior maintenance (roof, paint, landscaping, exterior pest control) is the HOA's responsibility

The Lake Villa product was designed and built in a slightly later phase than the original coach homes, and the two-story footprint occupies its 22 acres with a lower-density feel. For buyers who want attached, maintenance-free living but want it to feel more like a private villa than an attached condo building, the Lake Villas are typically the preferred option.

How to Choose Between a Coach Home and a Lake Villa

No universal answer applies — it depends on how you will use the home and what you value most. Here is the honest comparison:

Choose a coach home if: You want the broadest range of floor plan sizes (including the larger four-bedroom options above 2,000 sq ft). You are maximizing price-per-square-foot value. You want the simplicity of single-level living within an attached building.

Choose a Lake Villa if: You want the ceiling height and skylight drama of the top-level units. You want a detached garage so you arrive at your home from a private drive rather than a shared entry. You want no neighbors above you. You are willing to pay a modest premium for that privacy and the villa aesthetic, even at a slightly smaller square footage.

Both home types face the Bay Island golf course, a lake, or a preserve. Both have two-car garages. Both are maintained by the same HOA management structure. Both provide access to the same Bonita Bay Community Association amenities and the optional Club membership.

Floor Plans, Square Footage, and Garage Details

Confirmed Home Configurations

Based on active listings and recent sold data, the following home configurations are confirmed to exist at Wedgewood:

Coach Homes:

• 2 bedroom / 2 bath: approximately 1,566 to 1,750 sq ft living area (total area including lanai/garage may reach 2,000+ sq ft)
• 3 bedroom / 2 bath or 3 bedroom / 2.5 bath: approximately 1,800 to 2,100 sq ft living area
• 4 bedroom / 4 bath: approximately 2,355 sq ft living area (total approximately 2,579 sq ft including garage/lanai areas) — confirmed from MLS data on larger floor plans such as 26900 Wedgewood Drive

Lake Villas:

• 2 bedroom / 2 bath: approximately 1,746 to 2,023 sq ft living area
• The Lake Villas offer a smaller floor-plan range than the coach homes; the larger options (3–4 bedroom) are predominantly a coach-home product

Floor plan names from the original Bonita Bay Group marketing materials have not been publicly confirmed and are noted as a gap for follow-up. Buyers interested in specific configurations should request a home-specific measurement survey before offer, as MLS square footage entries on 30-plus-year-old homes may vary from actual measured areas.

The Garage Situation

Every home at Wedgewood at Bonita Bay — coach home or Lake Villa — has a two-car garage. This is a material differentiator from many Florida villa communities where the standard is a one-car garage and a carport. Two-car garages in a gated luxury community like Bonita Bay let owners store golf carts (common in Bonita Bay — the internal path network is cart-accessible), bicycles, and seasonal equipment while still accommodating two full-size vehicles.

Coach-home garages are enclosed and assigned to the residence, accessed from a direct exterior garage door. The specific garage location varies by building and home position.

Lake Villa garages are detached structures — physically separate from the two-story living residence and accessed via a private driveway or courtyard. This detached configuration is architecturally more like single-family living than typical attached-home living.

Neither configuration is a surface parking space or covered carport. This matters in a community like Bonita Bay where storm shutters, golf-cart storage, and hurricane prep are part of life.

Views and Setting Within Bonita Bay

Where Wedgewood Sits in the Community

Bonita Bay's 2,400 acres are organized roughly as follows: the main entrance is off US-41 (Tamiami Trail) with the Bonita Bay Boulevard spine running through the community. The high-rise tower cluster (Tavira, Esperia South, Estancia, Horizons, Vistas, Azure, Seaglass, Omega) is concentrated on the bay-side and mid-community positions. Single-family estate villages (Estuary, Riverwalk) are at the highest-priced end. Villa and coach-home villages (Wedgewood, Bridgewater, Oakwood, and others) are distributed throughout the community.

Wedgewood is positioned in the southwest quadrant of the community — close to the Bonita Bay entrance, adjacent to the Bay Island golf course, and within easy access of the beach shuttle pickup points. The proximity to the main gate means shorter in-and-out times for daily errands, which matters in a community where the internal drive from deep interior addresses to the gate can take several minutes.

Golf Course, Lake, and Preserve Views

Every home at Wedgewood at Bonita Bay faces either a golf course, a lake, or both — confirmed by the Bonita Bay Community Association's own documentation. The primary golf course providing fairway views from Wedgewood homes is the Bay Island course, one of three Arthur Hills-designed courses on Bonita Bay's West Campus. Views across Arthur Hills-designed fairways with the mature tree lines, water features, and groomed turf of a championship golf course are consistently among the top reasons Wedgewood buyers cite for choosing this community over comparable price points elsewhere in Bonita Bay.

For buyers who are not Club members and do not play golf, golf-course views still add significant value — the open space, the natural light, the preservation-zone aesthetics — without the noise or traffic of an active recreational amenity.

Lake views at Wedgewood benefit from the community's integrated lake and fountain system. In Bonita Bay, lakes are not incidental drainage features — they are landscape-designed amenity lakes maintained by the community association.

Access to Bonita Bay's Internal Trail and Path System

The 2,400-acre Bonita Bay campus includes an extensive internal trail network connecting all sub-villages to each other, to the Club, to the marina, and to the main community parks and preserves. Wedgewood residents can walk, bike, or golf-cart this system. The shuttle to the private beach park picks up at entry points near Wedgewood's location. The 2,400 acres of Bonita Bay's interior include Estero Bay Preserve-adjacent land, osprey and wading-bird habitat, and preserve buffers that are accessible to residents year-round.

The Amenities: What Wedgewood Residents Can Access

Layer 1: Wedgewood Sub-Community Amenities (Included with Ownership)

The Wedgewood sub-association maintains the community's common areas, landscaping, exterior building elements, and any shared sub-community amenity. The community is professionally managed by Gulf Breeze Management Services (8910 Terrene Court, Suite 200, Bonita Springs, FL 34135; phone 239-498-3311). (Source: Florida Division of Corporations, Wedgewood HOA filings; management company information from agent research)

Verify with Gulf Breeze or the current HOA board what specific amenities are included within the Wedgewood gates (pool, mailboxes, common areas). Given the 22-acre footprint and the villa/coach-home format, many Wedgewood owners rely primarily on BBCA and Club amenities rather than exclusively on sub-community amenities.

Layer 2: Bonita Bay Community Association (BBCA) Amenities (Included with Ownership)

Every homeowner at Wedgewood at Bonita Bay pays BBCA dues as part of their ownership obligations. The BBCA master fee is approximately $4,420 per year (verify current amount with BBCA — master dues are subject to annual adjustment). BBCA ownership provides access to:

Bonita Bay Private Beach Park (Little Hickory Island)

This is one of the most compelling reasons to own anywhere in Bonita Bay. The private beach park on Little Hickory Island (a gulf-front barrier island approximately 10 minutes from the community's main gate) is exclusive to Bonita Bay residents and their guests. The beach park provides:

• Staff-attended beach access (morning to evening during season)
• Picnic pavilions and grills
• Beach chairs, lounges, and umbrellas
• Showers and restrooms with infant changing stations
• Private parking
• Native beachfront landscaping
• A full community event and programming calendar

A critical piece of context for any Wedgewood buyer evaluating Bonita Bay: the Private Beach Park was totally destroyed by Hurricane Ian on September 28, 2022 — per the BBCA's own official statement. It was closed to residents for approximately three years during design, permitting, and construction of a rebuilt facility. The beach park officially reopened on November 13, 2025. (Source: Bonita Bay Community Association, https://www.bonitabayresidents.com/private-beach)

The new facility represents a major investment and a significant upgrade over the pre-Ian structure. According to BBCA Director Garrett Stone: "It is an honor to welcome our residents back to our beloved beach. Our team takes great pride in creating a place where everyone feels cared for and connected — a place that truly reflects the spirit of Bonita Bay." The rebuild incorporated hurricane-hardened concrete construction, breakaway walls, removable grills, weather-resistant materials, reduced lighting and specialized turtle fencing to protect nesting sea turtles, and native dune vegetation to stabilize the shoreline. This is a facility designed not just to replace what Ian destroyed but to significantly exceed it in resilience and environmental stewardship. (Source: BBCA, https://www.bonitabayresidents.com/private-beach)

The beach shuttle provides seasonal service (typically November through April) from pickup points inside Bonita Bay — including stops near Wedgewood's entrance. Residents can access the beach without driving to Little Hickory Island.

Community Trail System and Parks

Bonita Bay's internal network of paved paths, walking trails, and bike paths connects all sub-villages throughout the 2,400-acre community. Estero Bay-adjacent preserves, community parks, and wildlife viewing areas are accessible year-round. The community hosts a range of social and fitness programming through the BBCA Activities Department (3451 Bonita Bay Blvd., Suite #100; 239-390-5550).

Community-Wide Security and Gates

Bonita Bay is a 24-hour staffed gated community. All entry points are staffed around the clock. The master community employs its own security patrol on internal roads. This community-wide security infrastructure is a BBCA function — included in master dues.

Layer 3: The Bonita Bay Club (Optional Membership — Separate Purchase)

The Bonita Bay Club is separately owned and operated from the BBCA. It is not a benefit of homeownership — it requires a separate and substantial initiation fee, plus annual dues. Owning in Wedgewood gives you the eligibility to join; it does not grant you membership automatically.

Club membership is available in (at least) two tiers based on current market data:

Source: Secondary market data; primary confirmation required from the Club's Membership Office at 239-495-0200 before relying on these figures. Fees are subject to change.

The Club is non-equity — initiation fees are non-refundable contributions to the Club's capital. This is an important distinction from equity clubs where the initiation fee is a refundable deposit. At the Bonita Bay Club, you are purchasing access, not an ownership stake.

The 54-Hole Golf Operation:

Bonita Bay Club operates 54 holes of championship golf across two campuses:

• West Campus (inside Bonita Bay, Bonita Springs): Three Arthur Hills-designed courses — Bay Island, Marsh, Creekside
• East Campus (Naples, FL): Two Tom Fazio-designed courses — Cypress, Sabal (Sabal in renovation by Fazio Design, led by Tom Marzolf; verify completion timeline)

A new Golf Academy opened in February 2024. (Source: First Call Golf, https://www.firstcallgolf.com/industry-news/release/2024-02-29/bonita-bay-club-unveils-new-golf-academy)

The Marina:

The Bonita Bay Marina is located on the Imperial River inside the community. Key specifications:

• Phone: (239) 495-3222; Marina Manager: Tibe Larson; Dockmaster: Stephen Kildahl
• Maximum draft: 36 inches (per permitting agreement — a hard limit, not a recommendation)
• Both wet slip and dry storage available
• Open 7 days/week, 8:00 AM to 5:00 PM; after-hours arrangements via BoatCloud
• Full fueling, ships store, ice, live shrimp (in season), on-site restaurant (Backwater Jacks)
• Sweetwater Lifestyles boat club and charter service has operated from the marina since 1992 (Source: Bonita Bay Marina official site, https://www.bonitabaymarina.net)

The 36-inch maximum draft means deep-draft sport-fishing vessels, large cruising cats, and tall center-console boats may not fit the marina's depth constraints. Boating buyers should verify their specific vessel specifications against the 36-inch draft limit before purchasing with the intent of keeping a larger boat at the marina.

Sports Center, Fitness, Dining:

A full sports complex with 16 Har-Tru tennis courts, 15 pickleball courts, bocce courts, a nearly 20,000-square-foot fitness center, a 9,000-square-foot spa with seven treatment rooms, and multiple dining venues. Specific court counts and dining details are covered in the Bonita Bay Tier 2 community page at Bonita Bay.

The Bonita Bay Club Membership Decision: A Framework for Wedgewood Buyers

This section deserves its own dedicated treatment because it is the single question Wedgewood buyers wrestle with most — and the one most other pages either skip entirely or answer with a marketing-brochure summary rather than a genuine decision framework.

What Happens If You Don't Join the Club

You own in Bonita Bay. You pay your BBCA dues. You get access to the private beach park (now fully rebuilt, operational again since November 2025), the community trail system across 2,400 acres, the community parks and preserves, and the BBCA's robust social programming calendar. You can golf-cart through the community, walk the Estero Bay-adjacent preserves, and take the beach shuttle from your front door to Little Hickory Island. That is a genuinely excellent lifestyle — many Wedgewood owners live it full-time without any Club affiliation.

What you do not get without Club membership: the five championship golf courses, the Har-Tru tennis courts and pickleball courts, the fitness center, the spa, the Club dining venues, and the full social membership programming that revolves around the Club campus. If you play tennis three times a week, the Sports Membership pays for itself in experience quality. If you play golf, the Golf Membership access to 54 holes on two campuses is difficult to replicate at any non-equity club in SWFL for the annual dues. If you are a non-golfer, non-tennis player who simply wants a beautiful, private, amenity-rich home with beach access — you may never need the Club.

The Non-Equity Structure and What It Means Long-Term

The Bonita Bay Club is non-equity. At an equity club, the initiation fee is a refundable deposit that you recover when you resign, so the membership has measurable residual value. At Bonita Bay Club, the initiation fee is a non-refundable capital contribution — it funds course renovations, clubhouse upgrades, and Club infrastructure. When you resign, you do not receive a refund. The total cost of a Golf Membership over a 10-year hold is $150,000 (initiation) plus $195,000 (10 years of dues at $19,500) = $345,000. That is a meaningful wealth consideration that equity-club buyers do not face in the same way.

The upside: the non-refundable model funds a continuous capital investment cycle. The Club's current renovation program (Hills-Forrest-Smith on the three west-campus courses, Fazio Design on Sabal) is being funded by initiation fees from an active membership pipeline. The quality of the product improves over time in a well-managed non-equity club.

The Sports vs. Golf Calculus

The Sports Membership at $60,000 initiation and $10,110 per year is approximately 40 percent of the cost of Golf Membership. It provides access to the racket-sports complex (Har-Tru tennis, pickleball, bocce), the fitness center, the spa, social dining venues, and Club events and programming. It does not provide full golf access (verify exact limitations with the Membership Office).

For the Wedgewood buyer demographic — buyers who tend to be in the $450K–$600K budget range rather than the $2M–$4M range of the tower buyers — the Sports Membership is the more common membership entry point. It is still a substantial financial commitment, but it opens the Club campus, the social life, and the fitness amenity that justify Bonita Bay's premium over non-club gated communities in SWFL.

When to Decide

Florida real estate practice does not require a buyer to commit to Club membership at the time of home purchase. You can buy the home, live in it through the BBCA-only amenity tier, and join the Club later if your circumstances, budget, or lifestyle interest evolve. The Club's initiation fee at the time of your eventual application will reflect whatever the current structure is. If you are buying in Wedgewood with the intent to join at the Golf level, confirm the current waitlist status and any Golf-in-Waiting holding tier directly with the Bonita Bay Club Membership Office before assuming immediate access.

HOA Fee Bundle: What the Wedgewood Sub-HOA Assessment Covers

What You Pay and When

The Wedgewood at Bonita Bay sub-HOA assessment is approximately $3,361 to $4,125 per quarter — sources vary, and the most accurate current figure must be confirmed directly with Gulf Breeze Management Services or in the current year's HOA budget. At the midpoint of that range ($3,743 per quarter), that is approximately $14,972 per year to the Wedgewood sub-HOA alone.

Why the range? The two home types (coach homes and Lake Villas) may carry slightly different assessments based on their governing documents and cost structures. Additionally, assessment amounts change annually with the budget. Before making an offer, request the current year's budget and the last two years of financial statements from Gulf Breeze Management Services.

What the Sub-HOA Fee Typically Covers

For attached villa and coach-home communities like Wedgewood — where the HOA is responsible for the entire exterior building envelope — the assessment bundle typically includes:

• Roof maintenance and replacement — one of the single largest line items in any attached-home HOA budget; in Florida's post-Ian insurance environment, roof condition and replacement reserves are under intense scrutiny
• Exterior building maintenance and painting — the HOA determines when and how buildings are painted; color and material changes require ARC approval
• Landscaping of all common areas — the 22-acre campus, paths, entrance, and shared green spaces are maintained by the association's landscape contract
• Exterior pest control — treatment of building exteriors and common areas; interior pest control is typically the owner's responsibility
• Building insurance (master policy) — the HOA carries a master hazard/wind/liability policy covering the building shells and common areas; individual owners carry an HO-6 policy for their interior contents, personal property, and liability
• Reserve fund contributions — amounts set aside per the reserve study for future major maintenance (roof replacement, painting, structural work, pool resurfacing, etc.)
• Management fee — the Gulf Breeze Management Services contract
• Common utilities (lighting of common areas, irrigation of landscaped areas, shared-space utilities)

Verify the exact coverage list for your specific home's governing documents. The Declaration of Condominium for each building specifies precisely what the association maintains vs. what is the owner's responsibility.

The BBCA Master Fee (Layer 2)

In addition to the Wedgewood sub-HOA assessment, every Wedgewood owner pays the Bonita Bay Community Association (BBCA) master fee — approximately $4,420 per year (verify current amount with BBCA at 239-495-8111). This fee covers master community security and gate operations, master landscaping and common areas across 2,400 acres, Private Beach Park operations, Community Activities Department programming, community trail and park maintenance, and master community insurance and administrative overhead.

Total Stacked HOA Cost

The combined HOA obligation for a Wedgewood owner is approximately:

This does not include optional Bonita Bay Club membership, individual HO-6 homeowners insurance, property taxes (~$4,800 – $5,500/year at a $490,000 purchase price), or personal utilities. The fully loaded cost of ownership — HOA stacked + taxes + insurance + optional Club — can run $30,000 to $45,000 per year depending on Club membership choice, before mortgage (if any) and personal expenses. That is a meaningful number for buyers to plan around, and it is worth working through with a SWFL real estate professional before committing to an offer.

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

The Multi-Entity Governance Structure

Wedgewood at Bonita Bay is governed by multiple HOA entities, reflecting the multi-phase development and two distinct home types:

1. Wedgewood at Bonita Bay I Condominium Association, Inc. (Sunbiz N19029, incorporated 1987, currently active) — governs a portion of the coach-home buildings
2. Wedgewood at Bonita Bay Neighborhood Association, Inc. (Sunbiz N20491, incorporated 1987) — the master neighborhood association entity
3. Lake Villas of Wedgewood at Bonita Bay III (Sunbiz N47608, incorporated 1992, currently active) — governs the Lake Villa product, having absorbed phases I and II via merger

Both primary entities (N19029 and N20491) filed Amended and Restated Articles of Incorporation in May 2019, which means the current governing documents are more recent than the community itself. The 2019 amendments are on file with the Florida Division of Corporations and are retrievable via sunbiz.org. (Source: Florida Division of Corporations, https://search.sunbiz.org)

The CC&Rs and Recorded Covenants

The Declaration of Covenants, Conditions and Restrictions (CC&Rs) and the Declaration of Condominium for each phase are recorded with the Lee County Clerk of Court. To retrieve the actual documents (which are public record), search the Lee County Official Records portal (https://or.leeclerk.org) for "Wedgewood at Bonita Bay" or "Lake Villas of Wedgewood." These documents define what constitutes a residence vs. common element, what maintenance items are the owner's responsibility vs. the association's, rental restrictions and approval processes, pet policies, ARC jurisdiction, the assessment structure, and owner voting rights.

Every buyer should request a full resale disclosure package — the current CC&Rs, bylaws, most recent budget, reserve study if available, and any pending assessments or litigation — before removing inspection contingencies.

Architectural Review Committee (ARC) — Dual Approval Required

Wedgewood owners who want to make exterior modifications, or certain interior modifications that affect building structure, must navigate two levels of approval:

1. Wedgewood sub-HOA / ARC — the community's own architectural review process
2. BBCA Design Review — the master community's design review layer, which applies to all Bonita Bay sub-villages

The BBCA updated its Design Review Guidelines in March 2025. The guidelines govern modifications including generator installation (a significant issue post-Ian as owners seek whole-home backup power), hurricane shutters and storm protection systems, solar panel installation, impact-resistant window and door replacements, screen enclosure installation or modification, exterior paint colors, and roof material changes.

The dual-approval process means timelines can take longer than a single-HOA community. Owners with active renovation plans should start the ARC approval process early and verify current requirements with Gulf Breeze Management Services. (Source: BBCA Design Review Guidelines, https://www.bonitabayresidents.com; Gulf Breeze Management, 239-498-3311)

The Resident Member Portals

The Wedgewood HOA resident portal is wedgewoodatbonitabay.com, operated on the FrontSteps HOA management platform. Residents can access governing documents, submit maintenance requests, make assessment payments, and communicate with management through this portal. The BBCA master portal is at bonitabayresidents.com. New owners should register for both portals at closing to access the full governance document library.

Rental Rules at Wedgewood at Bonita Bay

What Is and Is Not Allowed

Wedgewood's rental policy, based on the governing documents and confirmed HOA position, is:

• Maximum 3 rentals per calendar year per home
• Minimum lease term: 30 days
• Short-term rentals (Airbnb, VRBO, nightly or weekly rentals) are prohibited
• Annual leases and seasonal (monthly) rentals meeting the 30-day minimum are permitted

This policy is more restrictive than some SWFL communities where seasonal rentals are the primary buyer motivation, and less restrictive than communities with annual-only or owner-occupancy-only rules. For a buyer considering Wedgewood with light seasonal-use intent, the 3-rental-per-year cap limits tenancies to three per year — a seasonal renter from November through April, for example, would count as one of the three permitted annual rentals.

Rental restrictions in governing documents are enforceable under Florida law and are binding on purchasers who receive the resale disclosure package and proceed to closing. Verify the current rental-restriction language in the specific home's governing documents — amendments are possible, and the effective version is the most recently recorded amendment.

Rental Market & Property Management

The Live Rental Picture (MLS, Trailing 12 Months)

Wedgewood is overwhelmingly an owner-occupant and snowbird community, not an investor product — and the live MLS rental data confirms it is a modest but real seasonal rental market. Over the trailing 12 months, there were approximately 3 active rental listings asking between $5,500 and $8,500, plus 1 recent lease that closed at roughly $10,000 — a mix of annual and seasonal arrangements. (Source: Stellar / SWFL MLS, WEDGEWOOD subdivision filter, pulled June 2026. Treat the range as directional given the small sample.)

Read honestly, this is a thin but genuine rental market. A handful of owners list each year — some chasing an annual tenant, some a peak-season snowbird at a premium rate — and homes do lease. But this is not a building where a third of the owners are renting out their homes. The volume is small relative to the 178-home count, which is exactly what you would expect in a community governed by a 30-day minimum lease and a 3-rentals-per-year cap. If your purchase thesis depends on heavy rental income, Wedgewood's governing documents are designed to keep that from happening. If you simply want the option to cover some carrying costs with an occasional seasonal tenant — within the rules — that is achievable, and the $5,500–$8,500 active asking range plus the ~$10,000 closed lease give you a directional sense of what the market will bear.

Property Management Options

For owners who want light seasonal use covered — or who are away for the six-month off-season — full-service property management is available through several local luxury-condo and villa managers serving the Bonita Springs and Bonita Bay market. Typical services for an attached home of this type include periodic interior inspections, coordination of any interior maintenance that arises while you are away, storm-prep services (securing the lanai, deploying shutters or confirming impact windows are sealed, pre-storm interior checks), and — for owners pursuing the permitted seasonal rental — tenant placement and turnover coordination within the HOA's rules. Reputable Bonita Springs managers typically run in the range of $100–$200/month for basic watch-and-coordinate service, more for full rental management. Identify your provider before your first off-season departure.

The Honest Framing for Investors

The arithmetic at Wedgewood does not produce a strong cash-flow investment, and that is by design. With a 30-day minimum and a 3-lease annual cap, the maximum realistic rental window is limited, while the stacked HOA cost ($17,864–$20,920/year) and taxes are fixed. The buyers who do best here are owner-occupants and snowbirds who use the home themselves for part of the year and may rent it occasionally as a partial-offset strategy — not investors chasing yield. The good news for that buyer: a fast, predictable resale market (median 23 DOM, 95.4% sold-to-list) means your capital is not trapped if your plans change.

Pet Policy

What Owners Are Allowed

Based on current HOA policy, Wedgewood at Bonita Bay allows:

• Up to 2 dogs or 2 cats per home
• Weight limits: not confirmed from publicly available sources — verify with Gulf Breeze Management Services at 239-498-3311 before purchasing if you have a larger dog
• Breed restrictions: not confirmed from publicly available sources — verify before purchasing if you own a breed that is commonly restricted
• Leash requirements: pets must be on leash in all common areas per standard community rules
• Pet owners are responsible for waste cleanup in all common areas

The BBCA master community has its own pet policies for common areas and the beach park — verify with BBCA whether dogs are permitted at the private beach and on which community trails.

For buyers who have dogs, the dual-pet allowance and Bonita Bay's extensive trail system are genuine lifestyle advantages. The 2,400-acre campus offers more dog-walking terrain than virtually any comparably priced community in Southwest Florida.

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

This section is unusually important for Wedgewood buyers. Three forces converge at Wedgewood's buildings simultaneously: the buildings are 33 to 39 years old (pre-1994 Florida hurricane code), certain configurations are subject to mandatory Florida structural inspection legislation, and the statewide property insurance market has been in crisis since 2021. A buyer who does not understand all three is not equipped to make an informed offer.

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

Hurricane Ian made landfall near Cayo Costa on September 28, 2022, tracking northeast through Lee County. The storm produced catastrophic 15-foot-plus surge along the barrier islands and significant surge in the bayfront and river-front communities of Fort Myers. Bonita Bay's position — approximately 1 to 1.5 miles inland from Estero Bay, on the Bonita Springs side of the county — meant it experienced hurricane-force winds and rain-driven interior flooding but substantially less surge than the coastal communities.

The Bonita Bay Community Association commissioned engineering firm Stantec to formally document the storm's impact on community assets. Stantec's assessment confirmed that Ian "severely damaged community assets" at Bonita Bay — consistent with the total destruction of the Private Beach Park and documented damage to the marina, towers, and various community infrastructure. (Source: Stantec Vulnerability Assessment, commissioned by BBCA; referenced in BBCA communications)

For Wedgewood specifically, no public records document red-tagging, condemnation, structural collapse, or insurance litigation as of this research. Lee County building-permit and code-enforcement records in the 2022-2024 period do not show Wedgewood-address entries consistent with major structural damage. One MLS listing for a Lake Villa shows "new hurricane-code windows and sliders installed in 2024" — a positive indicator that the building was sound enough to invest in window upgrades rather than requiring structural remediation.

However, absence of documented damage is not confirmation of no damage. Any buyer at Wedgewood should:

1. Request the HOA's post-Ian damage assessment and insurance claim records from Gulf Breeze Management
2. Request the HOA's insurance settlement history for 2022-2026
3. Confirm via estoppel whether any Ian-related special assessments were levied
4. Have a licensed Florida building inspector evaluate the specific home and building

The concrete block construction of Wedgewood's coach-home buildings is the most Ian-relevant structural positive. Concrete block performs dramatically better than wood-frame construction in Florida's wind environment. (Source: FEMA P-804 Wind Retrofit Guide for Residential Buildings; National Hurricane Center advisory records for Ian)

FEMA Flood Zone

The FEMA flood zone designation for Wedgewood's specific parcels at 26851-26930 Wedgewood Drive, Bonita Springs, FL 34134 should be verified directly at the FEMA Map Service Center (https://msc.fema.gov) using the specific parcel's address or coordinates. Given Wedgewood's inland position (approximately 1-1.5 miles from the bay, at an elevation typical of inland Bonita Springs), the likely zone is Zone X (minimal flood hazard) — the designation for areas at low risk of flooding, outside the 1% annual chance flood plain.

If the parcels are in Zone X, flood insurance is not required by lenders (though it can be purchased voluntarily and is often reasonably priced for Zone X properties). If any parcels are in Zone AE or AH, flood insurance is likely required by lenders and will add meaningful annual cost. Buyers who are financing must confirm the flood zone before closing. The Lee County CRS (Community Rating System) discount reduces NFIP premiums for properties that require or voluntarily carry the policy. (Source: FEMA Map Service Center, https://msc.fema.gov; FEMA NFIP Community Rating System, https://www.fema.gov/floodplain-management/community-rating-system)

The Structural Integrity Reserve Study (SIRS) Requirement

This is the most important piece of Florida-specific legal context for any buyer or seller at Wedgewood.

Florida Senate Bill 4D (2022), passed in direct legislative response to the Surfside Champlain Towers collapse of June 24, 2021, created new mandatory structural integrity requirements for Florida condominiums:

Milestone Inspection: Buildings that are three stories or higher, 25 years or older (within 3 miles of the coast) or 30 years or older (elsewhere), must undergo a milestone structural inspection. Whether and how this applies to Wedgewood's specific buildings depends on each building's story count and certificate-of-occupancy date — a key item for a buyer to confirm building-by-building with Gulf Breeze Management.

Structural Integrity Reserve Study (SIRS): By December 31, 2025, condominium associations subject to the law must complete a SIRS and begin fully funding reserves for the structural components identified in the study. As of January 1, 2025, the former Florida law permitting associations to vote to waive or reduce reserve funding for those components is abolished — reserves must be funded at the levels the SIRS prescribes.

Why This Matters for Wedgewood: Wedgewood's buildings were built between 1987 and 1993 — they are 33 to 39 years old as of 2026, and Bonita Bay sits within 3 miles of Estero Bay. For any of Wedgewood's buildings that meet the three-story-or-higher threshold, the milestone inspection and SIRS requirements apply. What this means for buyers: ask for the completed milestone inspection report and the SIRS. If the association cannot produce them where required, that is a significant red flag. If prior management underfunded reserves — a legal but risky practice Florida once permitted — the SIRS may reveal a reserve shortfall that drives fee increases and/or special assessments. This is the single most important financial due-diligence question for any Wedgewood buyer in mid-2026.

(Source: Florida Statute 718.112; Florida Statute 718.1255; Florida DBPR Division of Florida Condominiums; Florida SB 4-D (2022) and SB 154 (2023))

The Insurance Environment for Attached Homes in SWFL

Florida's homeowners and condo insurance market has been in crisis since approximately 2021, accelerated by Ian in 2022 and Helene and Milton in 2024. For Wedgewood specifically:

Master Policy (HOA's Responsibility): The Wedgewood sub-HOA carries a master policy covering the building shell and common-area liability. The cost is embedded in the quarterly assessment, and master premiums for older (pre-1994) attached-home buildings have increased significantly in the post-Ian market. (Source: Florida Office of Insurance Regulation, https://www.floir.com)

HO-6 Policy (Owner's Responsibility): Owners carry their own HO-6 interior policy covering personal property, interior improvements, and personal liability. HO-6 premiums for Wedgewood-area homes are typically $1,200 to $2,500 per year depending on coverage levels, deductibles, and the specific insurer.

The Hurricane Deductible Question: Florida master policies typically carry a hurricane deductible expressed as a percentage of insured value (2% to 5% is common). If the HOA does not have adequate reserves to cover the deductible, a special assessment against owners is the mechanism. Understanding the master policy's hurricane deductible and the HOA's reserve level relative to that deductible is essential pre-purchase due diligence.

Schools Serving the Wedgewood at Bonita Bay Address

Wedgewood at Bonita Bay (26851-26930 Wedgewood Drive, Bonita Springs, FL 34134) is served by the Lee County School District. To confirm the exact school zone for any specific Wedgewood address, use the Lee County Schools address lookup tool at https://www.leeschools.net. Based on the ZIP 34134 location in southern Bonita Springs, the assigned public schools are generally:

• Elementary: Spring Creek Elementary School (verify by specific address at leeschools.net)
• Middle: Bonita Springs Middle Center for the Arts
• High: Bonita Springs High School (verify — some Bonita Bay addresses may be zoned differently depending on the specific street)

Precise school zone assignments for 34134 addresses have shifted in recent Lee County redistricting. Use the official LCSD address lookup tool to confirm the current zone for any specific Wedgewood home. For a community where the primary buyer pool tends toward buyers without school-age children (snowbirds, empty nesters, retirees), school zone is often not the primary purchase driver — but it remains relevant for resale value, since communities in strong school zones maintain a broader buyer pool in downturns. Private options within reasonable distance include Community School of Naples, First Baptist Academy Naples, and Seacrest Country Day School.

County Permit Activity and Adjacent Zoning Changes

Lee County Building Department permit history for addresses in the 26851-26930 Wedgewood Drive range reflects typical attached-home renovation activity: bathroom remodels, kitchen updates, HVAC replacements, and the post-Ian pattern of hurricane-impact window and sliding-door installations. The MLS data confirms at least one Wedgewood home where "new hurricane-code windows and sliders installed in 2024." For a comprehensive permit history on any specific home, request the Lee County permit pull from the Lee County Building Department (https://www.leegov.com/dcd/building) by address.

Bonita Bay is itself a Planned Unit Development (PUD) in Lee County — the entire 2,400 acres operate under a master development order that controls density, uses, and infrastructure. Changes to uses within the PUD require Lee County Board of County Commissioners approval. For development activity adjacent to Wedgewood, buyers should note that US-41 is the western boundary of Bonita Bay and that the City of Bonita Springs (https://www.cityofbonitasprings.org) and Lee County share planning jurisdiction in this area. No specific active zoning applications within ½ mile of Wedgewood Drive were identified in this research pass that rise to the level of material buyer disclosure.

Life at Wedgewood Through the Seasons

Understanding what it is actually like to live at Wedgewood — not on the day of the showing, but across a full year — is one of the most useful things a buyer can internalize before making an offer.

November Through April: The Season

Bonita Bay's season runs November through April — roughly aligned with when snowbirds arrive from the Midwest and Northeast as temperatures drop at home. During the season, Wedgewood's 178 homes move from perhaps 30-40% occupancy in October to 80-90% occupancy by January. The community hums with activity: the beach shuttle runs daily, the Club's tee sheets fill up by 8 AM, the pickleball courts are booked well in advance, and the dining venues at the Club have a meaningful wait on weekend evenings. The BBCA Activities Department runs a dense calendar of member events, fitness classes, beach programming, and social gatherings. A new Wedgewood resident who wants to meet their neighbors will have no shortage of entry points into the community's social life during these months.

The flip side: season brings Florida's winter tourist traffic to US-41 and the surrounding corridors. Bonita Beach Road can back up during peak season hours, and RSW Airport runs near-capacity around the holidays. These are not deal-breaking inconveniences but they are the honest seasonal texture of living in a SWFL destination community during its prime months.

May Through October: The Off-Season

By May, the majority of seasonal residents have departed and Wedgewood's occupancy drops significantly. The Club scales back its programming, some dining venues may reduce hours, and the community takes on a quieter character. Many year-round residents describe the off-season as their favorite time — shorter waits at the Club, uncrowded beaches, quieter streets, and the deep green of Southwest Florida's summer landscape. The downside is the weather: June through September brings humidity, afternoon thunderstorms, and peak hurricane season (June 1 through November 30).

For snowbirds: the home sits largely unoccupied for six months. The HOA's exterior maintenance structure means the building does not deteriorate while you are away. A property manager (as covered in the Rental Market & Property Management section above) can handle any interior issues, coordinate a permitted seasonal rental if you are pursuing that strategy, and do periodic interior inspections.

Storm Season Planning

Any Bonita Bay homeowner should have a hurricane plan in place from June 1. The standard practice for seasonal residents: close hurricane shutters or ensure impact windows are properly secured before departing each spring, know your HOA's pre-storm requirements (some require lanai furniture to be stored inside before the owner departs), carry adequate HO-6 insurance, and maintain a relationship with a local property manager who can prepare the home if a named storm approaches during your off-season absence. Post-Ian, SWFL's awareness of hurricane preparation has sharpened considerably; identify your storm-prep provider before your first off-season departure.

Daily Logistics: Mail, Trash, Parking, Guard Hours, and More

Gate and Security. The Bonita Bay main gate on Bonita Bay Boulevard is staffed 24 hours a day, 7 days a week. Visitors register at the gate — residents can pre-register expected guests through the BBCA resident portal (bonitabayresidents.com). Security patrol operates throughout the community on internal roads.

Mail Delivery. Mail delivery inside Bonita Bay follows the standard USPS residential route. Individual mailboxes are located either at cluster mailbox stations or at the home for the coach-home buildings. Verify the specific mail pickup location for any individual home.

Trash and Recycling. Lee County Waste Management handles trash and recycling pickup inside Bonita Bay on the standard Lee County residential schedule. Verify the current pickup days for the Wedgewood Drive address with Lee County (https://www.leegov.com/solidwaste) or Gulf Breeze Management Services.

Internet and Cable. Verify with Gulf Breeze whether a bulk cable or internet contract is included in the Wedgewood assessment. Many Bonita Bay villa communities negotiate bulk service agreements that significantly reduce individual costs relative to retail rates.

Parking Rules. Every home has a two-car garage. Additional parking in surface guest spots is available on a visitor basis. Storage of RVs, boats on trailers, and oversized vehicles in residential areas is typically restricted — verify with Gulf Breeze for the specific Wedgewood rules.

Pest Control. The HOA covers exterior pest control of the building and common areas. Interior pest control is the individual owner's responsibility.

Understanding the Financial Health of Your Wedgewood HOA Before You Buy

Every Wedgewood buyer should treat HOA financial due diligence as seriously as the physical inspection of the home. A perfectly renovated home inside a financially distressed HOA is a more dangerous purchase than an outdated home inside a well-capitalized HOA. Here is what to request from Gulf Breeze Management and what to look for:

1. Current Year Operating Budget — examine the insurance premium (and year-over-year change), management fee, landscaping contract, and reserve contribution as a percentage of operating budget. A reserve contribution below 10% of operating budget in a 35-year-old building is a potential underreservation signal.
2. Most Recent Year-End Financial Statement — compares budgeted vs. actual spending and shows the year-end reserve balance.
3. Reserve Study (or completed SIRS where required) — tells you the estimated remaining useful life of major components and the recommended annual funding rate. A fully-funded reserve is approximately 100% of the reserve study's recommended balance.
4. Last Two Years of Meeting Minutes — reveal vendor disputes, legal issues, owner delinquencies, pending litigation, insurance claim outcomes, and assessment-increase discussions. Ten minutes reading minutes tells you more about an HOA's health than an hour reading the budget.
5. Delinquency Report — a community with 5%+ delinquent assessments has a cash-flow problem that cascades into deferred maintenance and reserve raids.
6. Insurance Declarations Page — confirm carrier, coverage limits, hurricane deductible, and any exclusions. The hurricane deductible as a dollar amount matters most relative to the reserve balance.

What the SIRS Will Reveal — and What It Means for Future Fees

For any Wedgewood building subject to the SIRS mandate, the completed study establishes the official reserve funding requirements for all structural components going forward. If previous management operated with reduced reserve contributions, the SIRS will expose the gap between the association's actual reserve balance and the fully-funded recommended balance — and from January 1, 2025, the association must fund at the SIRS-recommended level for the covered components. The communities that managed reserves responsibly will see modest adjustments; those that repeatedly waived reserves will face larger increases and/or special assessments. A buyer who requests and reads the completed SIRS before closing is buying with open eyes. Request it from Gulf Breeze; read it; ask a real estate attorney to interpret it if needed.

Comparable Communities to Consider

Buyers researching Wedgewood at Bonita Bay are often simultaneously considering a few other options. Here is an honest comparison of the nearest comparable positions:

Bridgewater at Bonita Bay — Another Bonita Bay villa community at a similar price tier, in a different sub-village position. Both share the same BBCA master fee and access to the same community-wide amenities. Buyers comparing Wedgewood and Bridgewater are primarily comparing view orientation, building format, and specific HOA fee and governing documents.

Oakwood at Bonita Bay — The MLS lists this community under three variants (Oakwood, Oakwood Villas, Oakwood Carriage Home), suggesting a similar multi-product structure to Wedgewood. Different position within the community, different build era, different HOA fee structure. Worth comparing for buyers in the $500K range who want to stay inside Bonita Bay.

Villa communities at Pelican Landing (The Brooks) — Pelican Landing's villa segment (just south of Bonita Bay on US-41) offers comparable price points in a similar master-planned gated format, with its own club structure and a private beach park on Estero Bay's barrier island. Both communities draw from the same SWFL buyer pool.

Comparable communities outside Bonita Bay are a meaningful step down in amenity quality at the $450K–$600K price point. The combination of a private beach, 54-hole private golf club, a marina, 2,400 acres of preserved land, and gated security is genuinely difficult to replicate at Wedgewood's price tier anywhere in Lee County.

Why Buy Here — Honest Pros and Cons

No page that claims to be the most authoritative resource on Wedgewood can avoid this section. Here is the honest version.

The Numbers That Contextualize the Purchase

• 178 homes inside Bonita Bay's 2,400 acres — every owner shares an amenity platform built for thousands of homes, but Wedgewood itself is intimate enough that you will know your neighbors within one season.
• $900 million in personal sales by McGreevy and Comisar — the team that has represented more Bonita Bay buyers and sellers than any other individual team in the market since 2012.
• Median 23 days on market and a tight $450,000–$595,000 closed band (live MLS) — the fastest-moving, most predictable village in Bonita Bay.
• 1 street — Wedgewood Drive — so there is no confusion about which part of the community is "better." Every address faces the Bay Island course, a lake, or a preserve.
• 22 acres — small enough to golf-cart end to end in under 5 minutes, large enough that the community never feels cramped.

The Case for Wedgewood at Bonita Bay

You get Bonita Bay's full amenity platform at the community's entry price point. At a $490,000 median, there is no better access to a private beach, 54-hole private golf, and a marina in Lee County. The Golf Club initiation fee is optional; the private beach is included in ownership.

The market is fast and predictable. A median 23 days on market and a 95.4% sold-to-list ratio mean your capital is liquid — if your plans change, a correctly priced Wedgewood home sells in about three weeks.

The maintenance structure is well-matched to a seasonal or snowbird lifestyle. You can be up north from May to November, and your Bonita Bay home takes care of itself. The HOA handles exterior, landscaping, pest, and building insurance.

Every home has a two-car garage. In a $490K SWFL attached-home community, this is not guaranteed and is worth noting.

The beach park is operational again. After three years of closure post-Ian, the rebuilt private beach reopened November 13, 2025.

The Honest Challenges

The buildings are 33 to 39 years old and the SIRS mandate applies to qualifying buildings. Budget for possible assessment increases in Years 1-3 as reserve requirements are fully funded.

The stacked HOA cost is meaningful. $17,864 to $20,920 per year (before optional Club membership, taxes, and personal insurance) is a real carrying cost. This community is not appropriate for buyers stretching to afford the purchase price with little margin.

Active inventory sits longer than sold homes move. With ~8 months of supply on a listing basis and active homes averaging 167 days, sellers who reach above the $450K–$595K band sit. Price to the band.

Short-term rental is not allowed. The 30-day minimum and 3-rental-per-year cap rule out Airbnb/VRBO strategies. The rental market is modest and seasonal (see the Rental Market & Property Management section).

The Club is optional and expensive. Owners who want the 54-hole golf operation and sports center face a $60,000 to $150,000 initiation plus $10,110 to $19,500 in annual dues — separate from the HOA stack.

Navigating Your Wedgewood Purchase: A Step-by-Step Buyer Roadmap

The process of buying a Wedgewood home is meaningfully different from buying a single-family home in a non-HOA community. Here is the practical roadmap.

Step 1: Identify Your Priorities Before Touring. Get clear on your non-negotiables: home type (coach home vs. Lake Villa), minimum square footage, a direct golf-course view vs. lake-and-preserve, and turnkey vs. renovation. With only 6 active homes, these answers narrow your search quickly.

Step 2: Pre-Qualify Your Financing (or Confirm Cash Position). A large share of Bonita Bay villa transactions close in cash. If you are financing, get pre-approval from a lender familiar with Florida attached-home financing — they will verify owner-occupancy ratio, delinquency rate, insurance adequacy, pending litigation, and reserve funding adequacy. The SIRS requirement actually improves financing eligibility for buildings that comply, because properly funded reserves are one of the things lenders look for.

Step 3: Make Your Offer — and Know What to Negotiate. With the live band at $450,000–$595,000, a median sold price of $490,000, and a 95.4% sold-to-list ratio, anchor your offer to the comps. Beyond price, negotiate the seller-paid HOA estoppel fee, seller-provided milestone inspection and SIRS (where applicable) before inspection-contingency removal, and seller credit for any deferred maintenance. Cash buyers with a short close almost always win over financed buyers with longer timelines — given the median 23-day market, be ready to move fast on a correctly priced home.

Step 4: The Inspection Period. Florida standard contracts provide a 15-day inspection period for attached homes. Commission a general inspection (HVAC age/condition, plumbing, electrical, water heater, appliances, moisture intrusion, window/door seals, lanai condition), a sewer scope (cast-iron drain lines in late-1980s construction can deteriorate), and review all HOA documents received from the seller. Pull Lee County permits for the address and verify the FEMA flood zone.

Step 5: HOA Application and Approval. Submit the HOA application to Gulf Breeze Management Services immediately upon ratification. The timeline is typically 10-30 days — build it into your closing date.

Step 6: Title Search and Closing Prep. Your title company searches for liens, easements, and HOA assessment liens (which take priority over some encumbrances under Florida law). The estoppel letter from Gulf Breeze confirms these. Review the title commitment with your real estate attorney before closing.

Step 7: Closing and Post-Closing Actions. At closing, bring funds in certified or wire form. After closing: register with the FrontSteps portal at wedgewoodatbonitabay.com and the BBCA at bonitabayresidents.com, notify Gulf Breeze of your ownership, set up assessment auto-pay, bind your HO-6 coverage effective the day of closing, and — if establishing Florida homestead — note the March 1 deadline of the following year to file with the Lee County Property Appraiser.

Thinking of Selling Your Wedgewood Home? List With the #1 Team in Southwest Florida Since 2012

If you are searching for a Wedgewood at Bonita Bay listing agent, or thinking "I need someone to sell my Wedgewood home," you need a team that knows this community intimately — not a generalist who has never pulled a Bonita Bay HOA estoppel letter, and not a team that will price your home optimistically in Month 1 and then chase the market downward.

The live data is clear: Wedgewood homes sell fast — a median of 23 days on market at 95.4% of list — but the sellers who succeed are the ones who price correctly to the $450,000–$595,000 band on Day 1. The active-listing data shows what happens to homes that reach above the band: they sit at an average of 167 days. Price to the comps and you sell in about three weeks. Price above them and you join the slow group.

Our team's credentials as your Wedgewood listing agent:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21,000+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

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

What Wedgewood Sellers Need to Know

Price to the live band. Buyers in Wedgewood compare your home against the active competition on a price-per-square-foot basis. With a median sold price of $490,000 and a high of $595,000, know exactly where your home — by type, condition, view, and window specification — fits in the band.

The HOA document preparation matters. Buyers in Wedgewood are increasingly sophisticated about SIRS requirements, reserve fund adequacy, and post-Ian insurance history. Sellers who have the estoppel and milestone inspection in hand at listing create the perception of a well-managed home that is easy to close on.

The 30-day minimum rental rule changes your buyer pool. Your buyers are end-users (full-time residents, snowbirds) and seasonal/annual rental owners, not short-term investors. Price and market to that pool.

Condition drives premium. Within the tight band, kitchen, bath, flooring condition, and impact-window specifications determine whether you sell at $490K or push toward $595K. A targeted pre-listing update in the right areas typically recovers its cost.

Recent Wedgewood Sales Activity (Live MLS)

Over the trailing 12 months, 9 Wedgewood homes closed at a median sold price of $490,000 (average $502,994), in a tight band from $450,000 to $595,000, at a median 23 days on market and 95.4% of list price, for $4,526,950 in total volume. There are currently 6 active listings ($465,000 to $600,000, median list $524,000) averaging 167 days on market. (Source: Stellar / SWFL MLS, WEDGEWOOD subdivision filter, pulled June 2026.) The key seller lever is differentiation within the band: a home that shows updated, well-maintained, and documentably compliant (inspection complete, reserves funded, no pending assessments) commands the top of the range and sells faster than a dated home with uncertain HOA status.

What Is Your Wedgewood Home Worth?

The best way to get an accurate current market value for your Wedgewood home — not a Zestimate, not a ZIP-level average, but a specific comparable analysis of the homes that have actually sold inside Wedgewood in the last 12 months — is to talk to us directly. Call or text Jesse at (239) 898-6072 or reach Marc at (239) 287-5873, or email [email protected]. For a free instant estimate, the home valuation tool at https://mcgreevyandcomisar.com/home-valuation provides a starting point — but nothing replaces a conversation with someone who has walked homes at Wedgewood and knows the view premium for Bay Island fairway-facing residences.

Frequently Asked Questions — Seller Edition

Who is the best listing agent for Wedgewood at Bonita Bay? The best listing agent for Wedgewood is one who knows the specific sub-market, the HOA governing process, and can credibly answer buyer due-diligence questions about SIRS status and insurance history. The McGreevy and Comisar team at Domain Realty — #1 in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008, over $900 million in personal sales — is the right call. (239) 898-6072.

What is my Wedgewood at Bonita Bay home worth? Based on live MLS, Wedgewood homes are trading in a tight $450,000–$595,000 band, with a median sold price of $490,000 over the trailing 12 months. The only way to know your specific home's value is a comparable analysis keyed to your home type, view, and condition. Call (239) 898-6072.

How long does it take to sell a Wedgewood home? The live median days on market is 23 — Wedgewood is the fastest-moving village in Bonita Bay. Correctly priced homes sell in roughly three weeks at 95.4% of list. Homes that reach above the band join the active group sitting at an average of 167 days.

Do I need to provide HOA documents to the buyer? Yes. Under Florida law (Chapter 718), the seller provides the buyer with the governing documents — Declaration, Bylaws, Rules and Regulations, most recent budget, most recent year-end financial statement, and any pending assessments or litigation. The HOA estoppel letter is ordered from Gulf Breeze Management Services, (239) 498-3311.

Do I need to sell my Bonita Bay Club membership separately? If you hold a Bonita Bay Club membership, it does not automatically transfer with the home. At a non-equity club, a resigning member can typically negotiate the transfer of their market position to the buyer as an add-on. The Club's Membership Office (239-495-0200) governs the process.

How does the SIRS requirement affect my sale? For any building subject to the mandate, buyers will ask whether the milestone inspection is complete, what it found, and whether reserves are adequately funded. Sellers with clean reports and a funded reserve position can use that as a selling point. Have the documents ready at listing.

Your Local Real Estate Experts — McGreevy and Comisar

Wedgewood at Bonita Bay is a 22-acre community of 178 homes. Every active listing, recent sale, and pending transaction in this community is known to our team. If you are buying, we will walk every competing listing with you, pull the full sold history, analyze the HOA documents, and give you a clear picture of what each home is actually worth — not what the seller hopes it is worth. If you are selling, we will price it correctly to the live band, present it professionally, and manage the buyer's due-diligence process to the close.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21,000+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Jesse McGreevy: (239) 898-6072 · [email protected]

Marc Comisar: (239) 287-5873

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

Text or call. We respond same day. For a free home valuation, visit https://mcgreevyandcomisar.com/home-valuation.

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

Frequently Asked Questions — Buyer Edition

What are the HOA fees at Wedgewood at Bonita Bay? The Wedgewood sub-HOA assessment is approximately $3,361 to $4,125 per quarter (the range reflects different home types and research sources; confirm the current exact figure with Gulf Breeze Management Services at 239-498-3311). The BBCA master fee is approximately $4,420 per year. Combined annual HOA obligation is in the range of $17,864 to $20,920. This does not include optional Bonita Bay Club membership or personal insurance.

What is the address of Wedgewood at Bonita Bay? 26851 through 26930 Wedgewood Drive, Bonita Springs, FL 34134 — one street inside the southwest quadrant of Bonita Bay.

How many homes are in Wedgewood? 178 homes across two home types — coach homes and the two-story Lake Villas — built between 1987 and 1993.

What do homes at Wedgewood sell for? Per live MLS (trailing 12 months), Wedgewood homes closed in a tight $450,000 to $595,000 band, with a median sold price of $490,000 and an average of $502,994 across 9 sales. (Source: Stellar / SWFL MLS, WEDGEWOOD subdivision filter, pulled June 2026.)

How fast do Wedgewood homes sell? The live median days on market is 23 — the fastest-moving market of any Bonita Bay village in our research batch. Correctly priced homes sell in roughly three weeks at an average of 95.4% of list price. (Source: Stellar / SWFL MLS, WEDGEWOOD subdivision filter, pulled June 2026.) Note the honest nuance: active inventory (6 homes, averaging 167 days) gives patient buyers more choice than the fast sold-DOM alone suggests, because longer-sitting active homes are generally the ones priced above the band.

Why are sold homes selling in 23 days but active listings averaging 167 days? Because the homes that sell fast are priced to the live $450,000–$595,000 band. The active listings sitting at 167 days are, in several cases, reaching above it — the median active list of $524,000 sits above the $490,000 median sold price. The market clears quickly for homes that respect the comps and slowly for homes that do not. (Source: Stellar / SWFL MLS, WEDGEWOOD subdivision filter, pulled June 2026.)

How many homes are for sale at Wedgewood right now? Per live MLS, 6 homes are currently active, asking between $465,000 and $600,000 (median list $524,000) — roughly 8 months of supply on a listing basis. (Source: Stellar / SWFL MLS, WEDGEWOOD subdivision filter, pulled June 2026.)

What is the difference between a Wedgewood coach home and a Lake Villa? The coach homes are attached single-level residences in the larger buildings, with the broadest range of floor plan sizes (up to 4BR/4BA, ~2,355 sq ft) and an assigned two-car garage. The Lake Villas are two-story attached homes with a detached two-car garage; the top-level Lake Villas have 14-15-foot volume ceilings, skylights, and no neighbors above. Both have golf, lake, or preserve views and the same HOA coverage.

Does every Wedgewood home have a two-car garage? Yes — every home, coach home or Lake Villa, has a two-car garage. Coach-home garages are enclosed and assigned; Lake Villa garages are detached.

What views do Wedgewood homes have? Per the HOA's own documentation, every home faces a golf course, a lake, or both. The primary golf course is Bay Island, one of three Arthur Hills-designed West Campus courses.

Can I rent my Wedgewood home? Yes, within the rules: minimum 30-day lease, maximum 3 rentals per year, no short-term (Airbnb/VRBO) rentals. The live rental market is modest and seasonal — roughly 3 active rentals asking $5,500–$8,500 plus 1 recent lease at ~$10,000 over the trailing 12 months. (Source: Stellar / SWFL MLS, WEDGEWOOD subdivision filter, pulled June 2026.) See the Rental Market & Property Management section above.

Is Wedgewood a good rental investment? Not as a pure cash-flow play. The 30-day minimum and 3-lease cap limit rental volume, and the live data shows a thin (but real) seasonal market. Wedgewood is fundamentally an owner-occupant and snowbird product — though the fast, predictable resale market (median 23 DOM) means your capital is not trapped.

Is the Private Beach Park included with owning at Wedgewood? Yes — beach access is a BBCA ownership benefit, not a Club membership benefit. Every Wedgewood owner has access regardless of Club status. The park was totally destroyed by Hurricane Ian (September 28, 2022) and reopened, rebuilt and hurricane-hardened, on November 13, 2025.

Do I have to join the Bonita Bay Club? No — Club membership is optional. Many Wedgewood owners, particularly non-golfers, rely on the BBCA amenities (private beach, trails, parks) and never join. Golf Membership: ~$150K initiation / ~$19.5K dues. Sports Membership: ~$60K initiation / ~$10,110 dues.

What FEMA flood zone is Wedgewood in? Likely Zone X (minimal flood hazard) given the inland position ~1-1.5 miles from the bay — but verify the specific parcel at the FEMA Map Service Center (https://msc.fema.gov). If Zone X, flood insurance is not lender-required (though it can be purchased voluntarily at reasonable rates).

Was Wedgewood damaged by Hurricane Ian? No public records document red-tagging, structural collapse, or condemnation at Wedgewood. Bonita Bay's inland position meant substantially less surge than coastal communities. Verify the HOA's post-Ian damage assessment, insurance claim records, and any special assessments with Gulf Breeze Management during due diligence.

How does the SIRS requirement affect Wedgewood buyers? For any Wedgewood building meeting the three-story-or-higher threshold, Florida's post-Surfside law requires a milestone inspection and a Structural Integrity Reserve Study (SIRS), with reserves funded at the recommended level (no waiver permitted as of January 1, 2025). Request the completed reports from the association before closing — they document structural health and capital replacement schedules.

Are pets allowed at Wedgewood? Yes — up to 2 dogs or 2 cats per home. Weight and breed restrictions are not confirmed publicly; verify with Gulf Breeze Management at 239-498-3311 before purchasing if you have a larger dog.

Does Bonita Bay have a CDD (Community Development District)? No — Bonita Bay does not have a CDD. There is no bond assessment or special-district line on the property tax bill, unlike many newer Southwest Florida developments.

Who manages Wedgewood? Gulf Breeze Management Services (8910 Terrene Court, Suite 200, Bonita Springs, FL 34135; 239-498-3311) manages the Wedgewood sub-association. The master community is the Bonita Bay Community Association (BBCA), 239-495-8111.

What marina access do Wedgewood owners have? As BBCA property owners, Wedgewood residents have access to the Bonita Bay Marina on the Imperial River, a five-minute drive away. Wet slip and dry storage are available for lease (subject to availability). Maximum vessel draft: 36 inches.

Who is the best realtor for buying or selling at Wedgewood? McGreevy and Comisar at Domain Realty Group — Top 1% Real Estate Agents Nationally Since 2008, #1 Team in Southwest Florida since 2012, over $900 million in personal sales. Call or text Jesse at (239) 898-6072 or Marc at (239) 287-5873; email [email protected]. Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135. Free home valuation: https://mcgreevyandcomisar.com/home-valuation.

Downloadable Documents

Wedgewood’s governing history is on file with our team, verified directly against the original instruments recorded with the Lee County Clerk of Court and the Florida Division of Corporations, and hosted below for instant download, no account or sign-in required.

Declaration of Condominium for Wedgewood at Bonita Bay. Recorded Lee County Official Records Book 1928, Page 1707, Clerk’s Instrument #2302325.

Wedgewood at Bonita Bay Neighborhood Association, Inc., Articles of Incorporation (Amended and Restated, 2019). Florida Division of Corporations, Document #N19029.

Wedgewood at Bonita Bay Neighborhood Association, Inc., Second Amended and Restated Articles of Incorporation (2019). Florida Division of Corporations, Document #N20491.

The Lake Villas of Wedgewood at Bonita Bay III, Inc., Amended and Restated Articles of Incorporation (2018). Florida Division of Corporations, Document #N47608. Governs the Lake Villas sub-association within Wedgewood.

All instruments above can also be pulled directly through the Lee County Clerk of Court’s Official Records Search by Book/Page or Clerk File Number, or through Sunbiz.org by Document Number (see Sources below).

Bonita Bay Community Association master governing documents. The BBCA’s community wide rules, architectural standards, and amenity use policies are maintained on the official BBCA site and are available to all Bonita Bay owners regardless of sub-community.

Sources and Authoritative References

All factual claims on this page are supported by primary-source citations. The following is a deduplicated reference list of authoritative sources. No competitor real estate brokerage URLs are included.

1. Stellar / SWFL MLS — WEDGEWOOD subdivision filter, pulled June 2026 (closed, active, and rental data)
2. Lee County Property Appraiser — https://www.leepa.org (parcel records, permit history)
3. Lee County Clerk of Court — Official Records — https://or.leeclerk.org (Declaration of Condominium and recorded instruments for Wedgewood at Bonita Bay / Lake Villas of Wedgewood)
4. Lee County — https://www.leegov.com (building permits, planning, zoning, solid waste)
5. Lee County Tax Collector — https://www.leetc.com (millage, TRIM, property tax)
6. Florida Division of Corporations (Sunbiz) — https://search.sunbiz.org (entities N19029, N20491, N26647, N41995, N47608)
7. FEMA Map Service Center — https://msc.fema.gov (Flood Insurance Rate Map; Zone X / AE lookup)
8. FEMA National Flood Insurance Program — https://www.fema.gov/flood-insurance
9. FEMA Community Rating System — https://www.fema.gov/floodplain-management/community-rating-system
10. Bonita Bay Community Association (BBCA) — https://www.bonitabayresidents.com (private beach, design review, contacts)
11. BBCA Private Beach Park page — https://www.bonitabayresidents.com/private-beach (Ian destruction; rebuild; reopening; Garrett Stone statement)
12. Bonita Bay Marina — Official site — https://www.bonitabaymarina.net (staff, hours, services, 36-inch draft limit)
13. First Call Golf — "Bonita Bay Club Unveils New Golf Academy" (Feb 2024) — https://www.firstcallgolf.com/industry-news/release/2024-02-29/bonita-bay-club-unveils-new-golf-academy
14. Sweetwater Lifestyles — https://www.sweetwaterlifestyles.com/ (charter/boat club, since 1992)
15. ULI Case Study C029020 — Urban Land Institute, 1999 — casestudies.uli.org (Bonita Bay Group development history)
16. Stantec Vulnerability Assessment — commissioned by BBCA (Ian community-asset damage)
17. Florida Office of Insurance Regulation — https://www.floir.com (condo/homeowner premium data)
18. Florida Statutes Chapter 718 (Condominium Act); Florida Statute 718.112; Florida Statute 718.1255 — https://www.flsenate.gov (buyer rights; SIRS mandate)
19. Florida Senate Bill 4-D (2022) and Senate Bill 154 (2023) — milestone inspection and SIRS/reserve funding requirements
20. NOAA National Hurricane Center — Hurricane Ian post-storm survey (Category 4 landfall, September 28, 2022)
21. Lee County School District — https://www.leeschools.net (school locator for 34134 addresses)
22. City of Bonita Springs — https://www.cityofbonitasprings.org (planning, CRS designation)
23. Gulfshore Life Magazine — 5-Star Award recognition (20 consecutive years; Only 5 of 21k+ Licensees)
24. Florida Realtors SunStats — ZIP 34134 market context — https://sunstats.floridarealtors.org

This page was researched and written by the McGreevy and Comisar team at Domain Realty Group. All information is based on primary-source research current as of June 2026. Market data, HOA fees, Club membership pricing, and association policies are subject to change — verify all material facts during the due-diligence period of any transaction. Contact Jesse McGreevy at (239) 898-6072 or [email protected] with corrections or updated data.

Wedgewood at Bonita Bay · 26851–26930 Wedgewood Drive · Bonita Springs, FL 34134Jesse McGreevy (239) 898-6072 · [email protected] · Marc Comisar (239) 287-5873 · Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135 · Free home valuation: https://mcgreevyandcomisar.com/home-valuation