Bonita Bay - Woodlake

McGreevy and Comisar are the #1 real estate team in Southwest Florida selling and buying homes in Woodlake. If you're searching for the best realtor for Woodlake in Bonita Bay, Bonita Springs — whether you're ready to sell your Woodlake estate 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, Woodlake recorded 4 closed sales at a median sold price of $3,117,500 (average $3,061,875; range $1,212,500 to $4,800,000) on a median 25 days on market at a 97.9% average sale-to-list ratio — with just 2 homes currently active ($1,900,000 to $5,499,000). (Source: Stellar / SWFL MLS, Woodlake subdivision filter, pulled June 2026.)

Why McGreevy and Comisar Are the Best Realtor for Woodlake

If you're searching for the best realtor for Woodlake 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 — including $900 million of that volume right here in the Bonita Bay master community — we bring a depth of Bonita Bay estate-home experience no other team can match.

Recent Woodlake track record (trailing 12 months): Woodlake recorded 4 closed sales over the past year, totaling $12,247,500 in sales volume at a median sold price of $3,117,500 (average sold $3,061,875; range $1,212,500 to $4,800,000). Those homes sold at an average of 97.9% of list price with a median 25 days on market — blistering speed for a luxury single-family market north of $3 million. Just 2 homes are currently active ($1,900,000 and $5,499,000; median list $3,699,500) — roughly 6 months of supply, on an average 85 days on market. Read those numbers together and the story is unmistakable: a median sold price above $3 million, a 25-day median days on market, and a 97.9% sale-to-list ratio make Woodlake Bonita Bay's strongest-performing single-family enclave this cycle. In a market this thin and this fast, correct pricing — by lot, by vintage, by renovation status, and by new-construction-vs-resale tier — decides whether you sell at the top of the range or chase the market down. (Source: Stellar / SWFL MLS, Woodlake 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 Woodlake 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 Woodlake? Call Marc at (239) 287-5873 for a personalized buyer consultation.

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

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

Woodlake at Bonita Bay is more than a neighborhood — it is the neighborhood where Bonita Bay itself began. As the Naples Daily News put it: "Woodlake was the first single-family neighborhood to be developed in Bonita Bay." (Source: Naples Daily News, December 4, 2020) The first Snell Homes model broke ground here in 1986, planted on a half-acre homesite in a community that would eventually grow to 2,400 acres, 3,553 residences, and one of the most recognized master-planned addresses in Southwest Florida. Today, Woodlake remains what it has always been: the original — the precedent, the quiet standard by which every other single-family address inside Bonita Bay is measured. It sits within the gated master-planned community in Bonita Springs, Florida — a town that consistently ranks among the most desirable places to live in the country — and carries distinctions no other Bonita Bay neighborhood can claim: the oldest mature tree canopy in the development, some of the largest estate-scale homesites, and the lowest single-family HOA fees in the entire community.

If you are reading this page, you are almost certainly in one of three situations. You are a buyer — primary-residence or snowbird — seriously considering a single-family estate home in Bonita Bay and trying to figure out whether Woodlake's combination of large lots, ranch-and-custom architecture, low HOA cost, optional Club membership, and price point (resale from roughly $1.9M, new construction to $5.5M as of 2026) is the right match for the way you actually want to live. Or you are a current Woodlake owner thinking about selling and trying to understand the current market, what a realistic listing strategy looks like, and whether McGreevy and Comisar is the right team to represent you. Or you are doing preliminary research on Bonita Bay's single-family inventory before narrowing to a specific neighborhood.

This page is long on purpose. It covers everything: the neighborhood's history from the very first Snell Homes model in 1986 through the "Woodlake 2.0" new-construction renaissance happening right now; the HOA fee structure and exactly what it covers at both the Woodlake sub-association and Bonita Bay Community Association (BBCA) levels; the Bonita Bay Club membership tiers and what you get without one; the live MLS picture; the flood-zone reality and what Hurricane Ian actually did (and did not do) to this particular neighborhood; the insurance math for a $2M–$5M estate home; the school zones; the daily logistics; the comparable communities; and a full, uncapped FAQ section covering the questions buyers and sellers actually ask about Woodlake. The best decisions in luxury real estate are made by buyers who understand exactly what they are buying.

Living in Woodlake at Bonita Bay as a Homebuyer

Woodlake is a single-family estate neighborhood of 112 homes on three streets — Woodlake Drive, Lakepointe Way, and Royalfern Court — inside the gated community of Bonita Bay in Bonita Springs, FL 34134. The streets curve through a mix of lakefront and wooded-privacy homesites, with mature live oaks, sabal palms, and bald cypress providing a canopy that takes decades to grow and is simply not replicable in any newly developed community in Southwest Florida. Because Woodlake was developed first — before any other single-family neighborhood in Bonita Bay — it benefited from the most generous land allocation the developer could offer. Half-acre and larger homesites are standard here; many of the same lots in a community developed today would be split in half and priced twice as high. As real estate expert Marybeth Brooks told the Naples Daily News: "With 112 single-family homes, Woodlake is a coveted neighborhood due to the large homesites." (Source: Naples Daily News, December 4, 2020)

The geography matters. Woodlake is not on Bonita Bay's western waterfront edge facing Estero Bay — that position belongs to the community's high-rise towers. Woodlake is inland, centrally positioned within the 2,400-acre development, which gives its residents the wooded interior tranquility of a private woodland setting while still being within walking distance of the Bonita Bay Club's West Campus, the Breezeway pool and bar, the Promenade shops just outside the community gates, and both of Bonita Bay's 24-hour staffed security entrances. Multiple listing descriptions flag this explicitly: Woodlake is "conveniently located within the community — walk to the country club, the fitness center, the Breezeway pool and the Promenade." Walkability of this quality within a 2,400-acre master plan is genuinely rare; Woodlake has more of it than almost any other single-family neighborhood inside the gates.

Every Woodlake homeowner automatically becomes a member of the Bonita Bay Community Association, which owns and operates the community's shared infrastructure: 12+ miles of walking and biking paths winding through preserved land, three waterfront parks along the Imperial River and Spring Creek, the Private Beach Park on Little Hickory Island (Gulf-side, rebuilt hurricane-hardened after Ian and reopened in 2025), 24-hour gated security, fiber-to-the-home internet and cable service via a community bulk contract, and a robust Community Activities calendar with 30+ resident clubs ranging from the 1,000-member bicycle club to bocce leagues to art circles.

Separately from BBCA membership, Woodlake residents have the option — not the obligation — to join the Bonita Bay Club, one of the most complete private membership clubs in Southwest Florida: five championship golf courses, 16 Har-Tru tennis courts, 15 pickleball courts, a 20,000 sq ft Lifestyle Center, a 9,000 sq ft spa with seven treatment rooms, and multiple dining venues. The Club is explicitly non-bundled — you pay for it only if you want it.

What this means for Woodlake's value story: a buyer who joins neither the Golf nor the Sports tier of the Club still has access to a private Gulf beach, three fully equipped waterfront parks, 12+ miles of nature paths, a vibrant social calendar, a full-service marina, Backwater Jacks waterfront restaurant, and 24-hour gated security — all included in HOA dues that are the lowest single-family fee in all of Bonita Bay.

Who buys in Woodlake? The realistic buyer is a couple — often relocating from the Northeast, Midwest, or Canada, or right-sizing from another Bonita Bay address — who wants land, privacy, a private pool, and outdoor living space inside a gateguarded master community, with the option of golf if they want it and no obligation to pay for it if they don't. Woodlake is very much that product. The live MLS confirms it is also one of the fastest-moving and highest-performing single-family enclaves in the entire community — a median 25 days on market and a 97.9% sale-to-list ratio over the trailing year. (Source: Stellar / SWFL MLS, Woodlake subdivision filter, pulled June 2026.)

Market Snapshot — Woodlake (Live MLS) and Bonita Bay Context, 2025–2026

The most recent data gives a layered picture: broad Bonita Bay community-wide numbers are skewed by the volume of condominium and villa product in the development; Woodlake's single-family estate market tells a very different — and much stronger — story.

Woodlake-Specific Sales — Live MLS (Trailing 12 Months)

The most authoritative source for Woodlake activity is the live MLS, filtered to the neighborhood itself. Over the trailing 12 months, the numbers were:

• Closed sales:4
• Total volume:$12,247,500
• Median sold price:$3,117,500
• Average sold price:$3,061,875
• High sale:$4,800,000 · Low sale:$1,212,500
• Median days on market:25 — very fast for a luxury single-family market
• Average sale-to-list ratio:97.9% — very strong; sellers conceding roughly two cents on the dollar
• Active listings:2 ($1,900,000 and $5,499,000; median list $3,699,500) — average 85 days on market, roughly 6 months of supply

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

The story those numbers tell is the headline of this entire page: Woodlake is Bonita Bay's strongest-performing single-family enclave this cycle. A median sold price above $3 million, a 25-day median days on market, and a 97.9% sale-to-list ratio is the kind of three-stat combination you almost never see at this price point — luxury single-family markets above $3M typically sit for many months and concede meaningfully off list. Woodlake did the opposite. The spread between the $1,212,500 low and the $4,800,000 high also tells a buyer or seller the most important thing about this neighborhood: it does not trade as a single number. Vintage (1986 original vs. 2026 new construction), lot, view, flood zone, and renovation status move a Woodlake home's value by millions, not thousands.

What the Live MLS Means for Woodlake Buyers and Sellers

For a buyer, the takeaway is that well-positioned Woodlake homes are competitive — a 97.9% sale-to-list ratio and a 25-day median means the market is not handing out steep discounts on the right homes. With only 2 active listings across a 112-home neighborhood, choice is limited; when a desirable home comes to market correctly priced, decisive buyers win. At the same time, the roughly 6-month active supply gives a disciplined buyer time to complete proper due diligence — pull the FEMA FIRM panel for the specific lot, review the HOA estoppel and reserve documents, and negotiate professionally.

For a seller, the live MLS is your strongest argument and your sharpest discipline. The 97.9% sale-to-list ratio proves correctly priced Woodlake homes sell near ask, fast. But the new-construction comps ($4.5M–$5.5M) create a reference point every buyer's agent will cite, and aspirational pricing against that benchmark without comparable renovation quality is how a home goes from 25 days to 180. We price defensibly against the actual comp set.

If you want current Woodlake listing data, recent sold comps, or a specific home's price history, call or text Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873. We pull the full MLS and LEEPA parcel history for every Woodlake home before recommending a list price.

Bonita Bay Community-Wide Context

For context beyond Woodlake's own data: the broad Bonita Bay community-wide median across all property types runs far below Woodlake's single-family numbers because it blends in lower-per-square-foot condominium and villa inventory. On a single-family basis, Bonita Bay's neighborhoods sold 78 homes in 2025 at an average of approximately $1,844,672 ($509/sq ft). Woodlake's trailing-12-month median sold price of $3,117,500 sits well above that community-wide single-family average — consistent with its position as the original, largest-lot, lowest-fee single-family enclave. (Woodlake-specific figures: Stellar / SWFL MLS, Woodlake subdivision filter, pulled June 2026.)

Bonita Springs City-Wide Backdrop

The broader Bonita Springs luxury market in early 2026 has been characterized by exceptional cash strength — a substantial majority of transactions closing cash, near-zero distressed sales, and a meaningful share of activity above $1 million. The narrative below the headline is a concentration of wealth largely decoupled from the mortgage market. For Woodlake — a second-home, wealth-driven buyer pool — that backdrop is directly relevant: cash buyers dominate, appraisal risk is low, and well-presented homes move.

Price Appreciation in Context

For historical grounding: the first Snell Homes model completed in summer 1986 was priced at approximately $320,000. By the mid-2000s, "resale homes in Woodlake … [were] approaching the $1 million mark" (Source: Naples Daily News Archive, January 15, 2006). By December 2020, the average Woodlake sale price was approximately $1,686,000. By early 2026, new construction was closing at $4.5M–$4.8M and active new builds were listed at $5.5M. That is a 40-year compounding story from $320,000 to $5.5M — driven not by a speculative surge but by the genuinely finite nature of what Woodlake is: 112 homes, three streets, no new land to release.

How Woodlake Came to Be — From Snell Homes' First Model to "Woodlake 2.0"

The story of Woodlake is the story of Bonita Bay.

In the early 1980s, David Lucas and the Bonita Bay Group established what would become one of the signature master-planned communities in Florida. The vision integrated estate living with championship golf, a working marina, private Gulf beach access, and a genuine commitment to natural preservation — more than 1,400 of the 2,400 total acres would be left as parks, lakes, wetlands, and nature preserves.

The first residential product to take shape within those gates was Woodlake. A 1986-era retrospective described the inaugural models: luxury features aspirational for the era, with average living spaces of approximately 3,000 square feet. Jerry Snell, president of Snell Homes, became the builder who launched the neighborhood. A 1986 model delivered roughly 2,900 square feet at a debut price of approximately $320,000 — a figure that today purchases a fraction of a comparable Woodlake home. (Source: Naples Daily News Archive, January 15, 2006)

Why did Bonita Bay Group start with Woodlake? The choice of a single-family neighborhood as the community's first product set the character that has persisted for four decades. Woodlake's large homesites — many approaching or exceeding half an acre — were deliberately sized to attract buyers who wanted land, privacy, and space for pools and outdoor living within a gateguarded environment. As the Naples Daily News noted in 2020: "With 112 single-family homes, Woodlake is a coveted neighborhood due to the large homesites." (Source: Naples Daily News, December 4, 2020)

Construction in Woodlake ran actively from 1986 through the early 2000s. The original plat — Bonita Bay Unit One, Plat Book 36, Pages 101 through 112, Lee County Public Records — encompasses Blocks A, B, and C across Lakepointe Way, Royalfern Court, and Woodlake Drive. (Source: Declaration of Protective Covenants and Restrictions for Woodlake at Bonita Bay, recorded 1985, Lee County OR Book 1778, Pages 3609+)

Woodlake 2.0 — The New Construction Renaissance

Something significant has been happening in Woodlake since 2023 that few listings adequately explain: a new construction renaissance. The combination of (a) the scarcity of large homesites in established gated communities anywhere in Southwest Florida, (b) post-Ian teardown-and-rebuild opportunities, and (c) demonstrated demand from buyers who want Bonita Bay's address and access with new-construction quality has brought Lombardi Homes and Imperial Homes of Naples — two luxury custom builders — into Woodlake in force.

The results speak in the closing data:

• January 2026 — 3733 Woodlake Drive: $4,800,000. New construction by Imperial Homes of Naples. 4,459 sq ft under air. Wide-plank wood floors, chef's kitchen, game/flex room, pool, spa. Sold at approximately 98% of asking.
• January 2026 — 3978 Woodlake Drive: $4,535,000. New construction by Lombardi Homes. 3,882 sq ft under air, 4BR+Den/5BA, pool, spa. Built "significantly above flood elevation for peace of mind." Sold at 100% of asking.
• Active — 3818 Woodlake Drive: $5,499,000. New Lombardi construction, 4,085 sq ft under air / 7,400 sq ft total. Long water view, outdoor fireplace, indoor-outdoor design, 3-car garage.

The residents' community website, woodlake.life, captures this energy — the community informally calls it "Woodlake 2.0." The practical implication: Woodlake is not a museum piece. It is an actively evolving neighborhood where a buyer today can choose between a completely renovated 1988 estate on a half-acre wooded lot at $1.9M or a ground-up custom build at $4.5M–$5.5M — and where new construction sets a price floor that supports every other home in the neighborhood.

The Homes: Architecture, Lot Sizes, and the New Construction Story

Woodlake's 112 homes are custom — which means there is no standard floor plan to describe, no production builder's spec sheet to reference. What they share is a set of era characteristics and lot parameters that define the neighborhood's single-family, estate-home character.

The Original Homes (1986–2000s)

The founding generation of Woodlake homes was designed for what Florida estate living looked like in the late 1980s and early 1990s: single-story, ranch-style architecture, tile roofs, stucco exteriors, broad floor plans spreading horizontally across generous lots rather than stacking vertically. The Bonita Bay Group's design philosophy emphasized indoor-outdoor flow — covered lanais, screened enclosures, pools and spas, outdoor entertainment areas — and the original builders honored it.

Confirmed architectural details from the era (per period retrospective and active MLS data):

• Stories: Primarily 1 story (ranch style); some 2-story custom builds
• Roofs: Barrel tile or flat tile (minimum 5:12 slope per CC&Rs)
• Exterior: Stucco; concrete block / CBS construction
• Windows: Arched design was characteristic of the era; many homes retrofitted with impact glass + shutters
• Interiors: Volume and tray ceilings, two-sided fireplaces, wet bars, breakfast nooks in original Snell models
• Outdoor: Pools and spas standard; covered lanais; outdoor entertainment centers
• Living area range: Approximately 2,500–4,000+ sq ft for original builds
• Lot sizes: Half-acre range is standard; some larger (0.49-acre lots confirmed in LEEPA parcel data)

The Renovated Resale Tier

The bulk of Woodlake's 1986–2000 era homes have been substantially updated — modern kitchens with professional appliances, updated baths, newer HVAC, impact-glass retrofits, new pool equipment, outdoor-kitchen additions, and generator installations are all well-documented in active and recently sold listings. The 3668 Woodlake Drive sale ($2,500,000) is a well-documented example: a 1988 home at 3,298 sq ft "extensively renovated" with a chef's kitchen, impact windows, outdoor kitchen, and a PebbleCrete pool/spa finish.

The 3821 Woodlake Drive double-transaction in 2026 is the sharpest illustration of the renovation premium: the same home sold at $1,212,500 in as-is condition, was renovated, and resold at $1,700,000 a few months later — roughly a 40% value jump. The renovation premium in Woodlake is real, measurable, and supported by buyer behavior.

The New Construction Tier (Woodlake 2.0)

Lombardi Homes and Imperial Homes of Naples build to a different spec entirely: elevated slabs (built "significantly above flood elevation"), all-impact construction (windows, doors, exterior wall systems), professional chef kitchens, great-room open plans, 4–5 bedroom + den configurations, 5-bath layouts, 3-car garages, pool/spa/outdoor-fireplace/outdoor-kitchen packages, and floor-to-ceiling glazed rear walls facing lake or preserve views. These are full ground-up custom builds on Woodlake's large lots, and they have been commanding well over $1,000/sq ft at closing.

The presence of active builders also creates a pathway most established neighborhoods cannot offer: a buyer can purchase a remaining buildable lot (if one becomes available), commission a custom builder, and have a brand-new estate home in one of Bonita Bay's most established addresses — genuinely rare in Southwest Florida's built-out gated luxury market.

The Amenities: What You Get as a Woodlake Homeowner

BBCA Amenities — Included in Your HOA Dues, No Club Membership Required

Every Woodlake homeowner is a member of the Bonita Bay Community Association — the master governing body for the entire 2,400-acre community — and its amenity package is comprehensive.

The Private Beach Park (Little Hickory Island, Gulf-front). This is the BBCA's signature amenity, and it has a story worth telling. Hurricane Ian destroyed it completely in September 2022 — the BBCA's own language is unambiguous: the beach was "totally destroyed." (Source: bonitabayresidents.com/private-beach) The BBCA chose not to patch it but to rebuild it better: hurricane-hardened concrete construction, breakaway walls, removable grills, weather-resistant materials, native dune vegetation, reduced lighting, and a specialized turtle fence to protect nesting sea turtles. Director Garrett Stone described it at reopening: "It is an honor to welcome our residents back to our beloved beach … a place that truly reflects the spirit of Bonita Bay." Access is roughly 10 minutes gate-to-gate, with a seasonal shuttle November through April.

Three Community Parks. Bonita Bay operates three waterfront parks, each with its own character — Estero Bay Park (13 acres with a 5,000-year-old Native American shell mound, an 800-foot boardwalk through coastal mangroves, a Monarch Butterfly Waystation Garden, and a kayak/canoe launch), Riverwalk Park (boat ramp and kayak launch on the Imperial River, plus tennis, pickleball, and basketball), and Spring Creek Park (additional kayak/canoe launch and nature trails). All parks are included in BBCA membership.

The 12-Mile Path Network. Twelve-plus miles of dedicated walking and biking paths connect every neighborhood, park, and amenity in Bonita Bay. Woodlake's central position puts the entire network within a few minutes' walk of your front door.

30+ Resident Clubs. The BBCA Community Activities Department programs a full calendar and supports 30+ formal resident clubs — a 1,000-member bicycle club, bocce leagues, pickleball groups, photography, gardening, art, book groups, fitness, lectures, cooking classes, and group travel. Bonita Bay is a designated Blue Zones Recognized Community, which informs the BBCA's emphasis on social connectivity and active living.

Fiber-to-the-Home Internet and Cable TV. Bonita Bay negotiated a community-wide bulk fiber contract (Hotwire) delivering fiber internet and an IPTV platform, valued at approximately $1,030 annually and bundled into the BBCA master assessment — no separate monthly cable bill.

The Marina. Bonita Bay Marina operates on the Imperial River inside the community gates — 98 wet slips and dry storage for 326 vessels, with fueling, an on-site ships store, BoatCloud launch scheduling, and direct Gulf passage via the Imperial River/Estero Bay waterway. Backwater Jacks, the waterfront restaurant adjacent to the marina, is open to all Bonita Bay residents regardless of Club membership.

24-Hour Gated Security. Two staffed security entrances, operational around the clock, with electronic access credentials for residents and controlled guest registration.

Bonita Bay Club — The Optional Private Membership

The Bonita Bay Club is a completely separate private membership organization that operates within Bonita Bay but is not owned or controlled by the BBCA. Membership is optional; home ownership is required to apply.

What makes the Club unusual is its split-campus structure across two distinct sites:

• West Club (inside Bonita Bay, Bonita Springs): The main clubhouse houses dining, the 20,000+ sq ft Lifestyle Center, the 9,000 sq ft spa with seven treatment rooms, a zero-entry saltwater resort pool, 16 Har-Tru tennis courts, 15 pickleball courts, croquet, bocce, and a full Golf Academy. Three Arthur Hills-designed courses — Bay Island, Marsh, and Creekside — are all on the West Campus. (Source: bonitabayclub.net)
• Naples Club (Bonita Bay East, North Naples): Two Tom Fazio-designed courses — Cypress and Sabal — on a separate property approximately 15 minutes east, certified as the world's first private 36-hole Audubon Cooperative Sanctuary.

Membership Tiers (as of 2025 — verify directly with the Membership Office for current rates):

Important: Club membership does not transfer at home sale. An incoming buyer must apply and be approved for their own membership; golf-tier caps mean availability is not guaranteed. Buyers who want golf should confirm availability and waitlist status before making it a primary factor in a purchase decision. Verify current figures with the Membership Office at (239) 495-0073.

What non-Club-members still get: everything in the BBCA section above — the private Gulf beach, the marina, Backwater Jacks, the three parks, the 12+ miles of paths, the bicycle club, community programming, fiber internet, and 24-hour gates. A Woodlake household that chooses not to join the Club still lives in one of the best-amenitied private communities in Southwest Florida — at the lowest single-family HOA fee in Bonita Bay.

The Bonita Bay Marina — 98 Wet Slips, 326 Dry Storage, Backwater Jacks

The Bonita Bay Marina is one of the lifestyle assets available to Woodlake residents that distinguishes Bonita Bay from essentially every comparable luxury single-family community in Southwest Florida. The marina operates on the Imperial River inside the community gates and is available to Bonita Bay residents and their guests.

Confirmed specifications:

• 98 wet slips on the Imperial River
• 326 dry storage spaces for boats up to 36 feet
• Maximum vessel draft: 36 inches — a hard limit tied to the marina's permitting agreement and the channel depth of the Imperial River approach
• Direct access to Estero Bay and the Gulf of Mexico via the Imperial River
• Fueling, ice, an on-site ships store, BoatCloud digital launch scheduling, and light mechanical coordination
• Hours: 7 days/week, 8:00 AM – 5:00 PM; VHF Channel 72 during operating hours

The 36-inch draft limit is the most important technical specification for boating buyers. It excludes most deep-draft offshore vessels — a 40-foot sport-fisher with a deep keel cannot use the wet slips, while a center-console or express cruiser in the 18–36 foot range typically can. Buyers with specific vessels should verify their draft before counting on marina storage.

Backwater Jacks, the waterfront restaurant on-site at the marina, is open to all Bonita Bay residents regardless of Club membership — a genuine daily-life convenience walkable or cart-accessible from Woodlake. Sweetwater Lifestyles has operated a boat club, charter, and tour service from the marina since 1992, offering sunset cruises, dolphin tours, and fishing charters for residents who want water access without owning a boat. (Source: bonitabaymarina.net)

The Private Beach Park on Little Hickory Island — Destroyed by Ian, Rebuilt Better

About half of Bonita Bay residents name the Private Beach Park as the community's single most popular amenity — above the golf, above the Club, above the marina. The beach is on Little Hickory Island, roughly 10 minutes gate-to-gate from Bonita Bay, with a complimentary seasonal shuttle November through April.

Hurricane Ian "totally destroyed" the Private Beach in September 2022 — the BBCA's own unambiguous language. (Source: bonitabayresidents.com/private-beach) What the BBCA built in response was not a restoration but a rebuild materially superior to what existed before: concrete main building (not wood frame), breakaway walls that allow surge water to pass through, removable grills, weather-resistant materials throughout, native dune vegetation for shoreline stabilization, and reduced lighting with a specialized turtle fence to protect nesting sea turtles. The reopened beach is staffed daily and provides beach chairs, umbrellas, picnic pavilions, grills, showers, restrooms with infant changing stations, and private parking.

Critically for Woodlake buyers: the Private Beach is owned and operated by the BBCA — not the Bonita Bay Club. Beach access is a benefit of property ownership, available to every Woodlake owner whether or not they hold a Club membership. The beach comes with the address. (Source: bonitabayresidents.com/private-beach)

Community Activities, Resident Clubs, and the Blue Zones Story

The BBCA Community Activities Department programs a year-round calendar and supports 30+ formal resident clubs — including a bicycle club with more than 1,000 members (the largest single-community cycling club in Southwest Florida), bocce leagues, pickleball groups, photography, gardening, art, book groups, fitness, lecture series, cooking classes, and group travel. Signature events include the Christmas Tree Lighting, the Easter Egg Hunt, and the Bay Breeze Concert series.

Bonita Bay is a designated Blue Zones Recognized Community — among the largest in Southwest Florida. The Blue Zones framework, derived from research into the world's longest-living populations, informs the BBCA's emphasis on walkable design, social connectivity, and active living. For a buyer thinking about quality of life over a 10–20+ year ownership horizon in Woodlake, that community-wide infrastructure of walkability and engagement is a genuine, documented asset rather than a marketing slogan. Bonita Bay is also certified through Audubon International's Cooperative Sanctuary Program, recognizing its stewardship of the 1,400+ acres of preserved open space within the development.

HOA Fee Bundle — What You Pay and What You Get

The Numbers

Woodlake homeowners pay two association assessments:

Woodlake sub-association fee: approximately $4,735–$5,235 per year (billed by Woodlake Association, Inc., Sunbiz doc #729162). The range likely reflects different lot configurations or assessed values. Buyers should request the estoppel at contract to confirm the exact current figure for the specific lot.

BBCA master association fee: the master community fee for single-family homeowners is approximately $6,265/year all-in, which includes the cable and internet bundle (approximately $1,030 of the total). Some listings report the sub-HOA figure only, some the BBCA-only figure, and some a combined total — request the complete estoppel to see both layers clearly broken out.

Lowest in Bonita Bay: Active listing marketing for Woodlake states accurately that these fees are the "LOWEST FEES within all of Bonita Bay" for single-family homes. For a community offering a private Gulf beach, a world-class marina, 12+ miles of nature trails, 30+ resident clubs, and 24-hour gated security, that is an exceptional value equation.

What Each Fee Layer Covers

BBCA Master Fee Covers: 24/7 staffed gatehouse security at both entrances; community patrol; common-area landscaping on all shared roads, entries, medians, parks, and paths; road and infrastructure maintenance; lake and stormwater management; the Private Beach Park (operations, staffing, shuttle); 12+ miles of recreational path maintenance; three waterfront parks; Community Activities programming; fiber internet and IPTV cable (Hotwire bulk contract); the Design Review Department (ARC administration); Audubon-certified grounds management; reserve contributions; and community management. (Source: bonitabayresidents.com/community-association)

What the BBCA Fee Does NOT Cover: Bonita Bay Club membership; individual home landscaping, pool, or exterior maintenance; individual home property and flood insurance; and individual home utilities (electric, water, sewer — billed directly).

Woodlake Sub-Association Fee Covers: Woodlake is a single-family platted subdivision — not a condominium. The sub-HOA does not cover roofing, exterior insurance, or exterior maintenance on individual homes; it typically covers neighborhood-specific common-area maintenance, reserve contributions for Woodlake-level infrastructure, administration, and community insurance for common elements specific to Woodlake. Individual homeowners are fully responsible for their own home's exterior, roof, pool, and landscaping.

No CDD: Bonita Bay does not have a Community Development District. There is no separate debt-service line on annual property tax bills — a meaningful cost advantage versus many newer Southwest Florida communities that carry 20–30 year CDD bond obligations on top of HOA fees.

Layered Fees — The Complete Ownership Cost Picture

For a buyer building their budget, the complete annual fee picture for a Woodlake homeowner who does not join the Bonita Bay Club:

The combination of low HOA fees and optional Club membership is what makes Woodlake mathematically attractive: a buyer who wants Bonita Bay's community, privacy, and address without the Club's initiation fee and dues carries a materially lower annual cost of ownership than in Bonita Bay's bundled-membership neighborhoods.

Understanding the Full Cost of Ownership: A Realistic 2026 Budget Model

One of the most consistent missteps buyers make when evaluating a Woodlake estate home is underestimating total carrying costs. Listings typically show the list price and a single HOA number — and many buyers stop the math there. Here is the complete annual model for a Woodlake owner who does not join the Bonita Bay Club, on a representative purchase in the $2M–$3M resale range.

Annual Recurring Costs — Woodlake Owner, No Mortgage, No Club Membership

Add Club Membership (If Applicable)

The point of this model is honesty, not discouragement. The buyers who thrive in Woodlake enter the purchase with a clear-eyed view of carrying costs and a lifestyle rationale that justifies them — the land, the canopy, the beach, the marina, the option of golf, and the privacy of a half-acre estate inside a gated master community. Request estoppels from both the BBCA and the Woodlake sub-association before closing to confirm every assessment specific to the home you are buying.

Bonita Bay in Context: How Woodlake Fits the Master Plan

Woodlake is one of 12 single-family neighborhoods inside Bonita Bay's 2,400 acres — and the original one. Understanding where it sits in the community's product hierarchy helps buyers understand both what they are getting and what they are trading away relative to other options.

At the top of the price spectrum: Bonita Bay's high-rise towers on the western bayfront, offering bay views, lobby service, and resort-style amenity decks — but no land, no private pool, no private garage, and condo-style governance and fees.

Across the single-family tier: Bonita Bay's dozen single-family neighborhoods span golf-front, lake-front, and preserve settings across build periods from the 1980s through the 2000s. Bonita Bay single-family homes sold 78 units in 2025 at an average of approximately $1,844,672 ($509/sq ft).

Woodlake's position: the founding single-family neighborhood — the oldest, with the most mature canopy, the largest typical homesites, and the lowest single-family HOA fee. The live MLS puts its trailing-12-month median sold price at $3,117,500, well above the community-wide single-family average, with the strongest current performance of any single-family enclave in the community this cycle. (Source: Stellar / SWFL MLS, Woodlake subdivision filter, pulled June 2026.)

What Woodlake trades away vs. a tower: no high-floor bay view, no concierge lobby, no amenity deck. What Woodlake offers that towers cannot: land, a private pool, a private outdoor estate, no shared walls, no elevator, and the quiet of a 112-home wooded street. Woodlake is the choice for buyers drawn to the Bonita Bay lifestyle who want the feel — and the land — of a true estate home.

CC&Rs, ARC Rules, and Deed Restrictions

The Recorded Declaration

Woodlake at Bonita Bay is governed by the Declaration of Protective Covenants and Restrictions, originally recorded 1985, Lee County Official Records Book 1778, Pages 3609+. The legal scope covers "all of Blocks A, B and C … in Bonita Bay Unit One, as recorded in Plat Book 36, Pages 101 through 112" — 113 platted lots across Lakepointe Way, Royalfern Court, and Woodlake Drive. (Source: Declaration of Protective Covenants, woodlake.life)

Key CC&R Restrictions

• Building setbacks: Front 25–35 ft; rear 20 ft; side 15 ft. Variances possible by written approval.
• Height limit: No structure may exceed 35 feet above finished grade without written approval — which is why Woodlake is single-story homes and mature trees, not towers. The CC&Rs architected that character from the first plat.
• Garages: Every home must have an enclosed garage for not fewer than 2 and not more than 4 automobiles, with automatic closures. Garage entrances may not face a street without approval.
• One structure per lot: One single-family detached home plus one small one-story accessory building per lot; the accessory structure cannot be independently rented or leased.
• Roofing: Minimum 5-in-12 slope; permitted materials include flat or barrel tile, cedar shake, slate, or metal.
• Landscaping and tree removal: Written approval required to remove or alter natural vegetation; trees 4 inches or more in diameter — and any oak species — cannot be removed without written approval unless within 5 feet of an approved structure. This provision is how Woodlake's 35–40 year canopy has been protected for four decades.
• Water body use: Owners may use the internal lake tracts for recreation; gas/diesel-powered watercraft are prohibited and all watercraft must be under 18 feet. (Source: Declaration of Protective Covenants, OR Book 1778, Pages 3609+)

Architectural Review — The BBCA Design Review Process

All exterior modifications, new construction, additions, pool builds, lanai enclosures, fencing, landscape changes, and exterior paint changes in Woodlake must be approved by the BBCA Design Review Department before work begins — separate from any Lee County permit. A resident-authored Building Restrictions Synopsis summarizes the regulations in plain language; one key note: after demolition, new construction must commence within 90 days. Buyers planning to renovate, add to, or rebuild should plan for the BBCA approval process as the first step — before engaging contractors or pulling county permits.

Rental Market & Property Management

Here is what the live MLS shows for Woodlake as a rental market: over the trailing 12 months there were 0 active MLS rental listings and 0 recorded leases in the neighborhood (Source: Stellar / SWFL MLS, Woodlake subdivision filter, pulled June 2026). That is not a data gap — it is the market. Woodlake is an owner-occupant luxury single-family enclave with no active MLS rental market. We will not invent a rental rate where the data does not support one.

What we can say honestly is this: Woodlake is bought to be lived in, used seasonally, or held as a part-year residence — not as a yield-maximizing rental investment. For a buyer evaluating the neighborhood, that owner-occupancy is a feature, not a drawback: it means stable, engaged neighbors and a street that is not churning through short-term tenants. For an investor-minded buyer, it means rental comps are effectively nonexistent and any rental strategy here would be built on private arrangements rather than a demonstrated open-market rate.

If you do intend to lease your Woodlake home, the first step is confirming what the governing documents permit. Woodlake is a deed-restricted single-family community: short-term vacation rentals (nightly/weekly platforms such as Airbnb and VRBO) are not consistent with the community's deed restrictions or character. Annual and seasonal rentals (a 30-day minimum is typical for Bonita Bay communities) are generally permitted, but the specific minimum lease term, any HOA approval requirements, and guest-registration obligations should be confirmed with the BBCA directly (239-495-8111) or via your attorney during due diligence. The Woodlake Declaration also addresses accessory-building usage — it may not be rented independently from the main home.

For owners who do want their home professionally managed for seasonal use, full-service property management is available through several local luxury-home managers. Any lease must comply with the BBCA and Woodlake sub-association rental rules.

Pet Rules

Bonita Bay is a pet-friendly community. The 12-mile path network, the waterfront parks, and the general character of the development make it well-suited for dog ownership. The BBCA's pet policy — specific limits on breed, number, or weight — is contained in the BBCA Rules and Regulations (2021), which requires member portal access to view in full. The woodlake.life residents' website maintains a dedicated Pet Services page listing local veterinarians, grooming, and nearby dog parks, confirming pet ownership is an active part of Woodlake's community life. Buyers with pets should request the BBCA Rules and Regulations as part of the standard HOA document package during due diligence.

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

This section matters more in post-Ian Southwest Florida than almost anywhere in the country. Buyers of Woodlake homes deserve an honest, specific picture of the storm risk profile.

Woodlake's Position in the Ian Story

Hurricane Ian made landfall near Cayo Costa on September 28, 2022 as a Category 4 hurricane with sustained winds of approximately 150–155 mph and a storm surge of 10–20 feet along the immediate coast and barrier islands — the costliest hurricane in Florida history. (Source: National Hurricane Center Tropical Cyclone Report, Hurricane Ian, nhc.noaa.gov)

Bonita Bay, as a community, was in the path, and the impacts were real and documented: the Private Beach Park was totally destroyed; the marina sustained surge damage; the Club's low-lying golf-course infrastructure (cart barn, bridges, tennis) was damaged. But the residential impact varied dramatically by position within the 2,400 acres.

What happened specifically in Woodlake? Woodlake is not a coastal or waterfront neighborhood. It does not sit on Estero Bay, the Imperial River, the barrier-island coast, or any surge-exposed water edge. As the community's original single-family neighborhood, it occupies the interior of the footprint. No news reporting, no real estate disclosures surfaced in this research, and no MLS listings document residential structural flood damage specifically in Woodlake. The damage Woodlake almost certainly experienced was consistent with any wooded interior community in the Lee County corridor: wind, downed trees, and debris — not the coastal surge that destroyed homes on the barrier islands.

One active listing was marketed as the "only home in Bonita Bay available that's not in a flood zone." That cuts both ways: it tells you most Woodlake homes are in a flood zone, and that the determination is parcel-specific. Buyers should pull the FEMA FIRM panel for the specific lot they are considering at msc.fema.gov. Post-Ian new construction in Woodlake is being built "significantly above flood elevation for peace of mind" — the post-Ian norm for all luxury construction in the region.

Helene and Milton (2024)

Neither Hurricane Helene (September 2024) nor Hurricane Milton (October 2024) caused Ian-level impact in the Bonita Springs area, and no Woodlake-specific damage was documented for either storm.

The Bonita Springs CRS Flood-Insurance Discount

NFIP policyholders in Bonita Springs receive a 25% discount on flood insurance premiums through the Community Rating System. The discount survived a credible FEMA challenge in 2024 and was retained — but it can be revisited, so buyers should factor it into long-term insurance modeling. (Source: City of Bonita Springs; FEMA CRS)

Insurance Cost Reality for Woodlake Estate Homes

A complete insurance budget requires individualized quotes from a licensed Florida insurer who can review the specific parcel's flood zone, construction type, roof age, opening protection, and insured value. Directionally:

• Windstorm/hurricane: Premiums scale with dwelling coverage. A $2M–$3M inland, concrete-block home with a newer tile roof and impact glass carries materially lower premiums than an older frame home without impact protection. Expected range for Woodlake: $15,000–$40,000+ annually depending on these factors.
• Flood: NFIP caps at $250,000 structure / $100,000 contents — woefully insufficient for a $2M–$5M estate, so buyers need private excess flood coverage above the NFIP base. In Zone AE, NFIP is mandatory with any federally backed mortgage; in Zone X it is advisable given Ian's demonstration that extreme events can flood Zone X homes.
• Wind-mitigation factors to verify: concrete block (CBS), hip roof, roof age under 10 years, all-impact windows and doors. Post-Ian, many Woodlake owners have upgraded roofs and impact glass — sellers should provide wind-mitigation inspection reports and insurance declarations pages.

BBCA's master insurance covers community-owned common areas only — not individual home structures. Woodlake is single-family; each homeowner carries their own wind, flood, and liability coverage.

Schools by Address

Woodlake at Bonita Bay addresses fall within the Lee County School District, which uses a preference-based open-enrollment system rather than strict geographic attendance zones. (Source: Lee County Schools, leeschools.net)

Zoned public schools for Woodlake-area addresses (34134):

• Elementary: Bonita Springs Elementary (or Spring Creek Elementary depending on exact address — confirm at leeschools.net)
• Middle: Bonita Springs Middle Center for the Arts (specialized arts-integration curriculum)
• High: Bonita Springs High School

Private school options:

• Community School of Naples (PreK–12, independent) — approximately 20 miles south
• First Baptist Academy (Naples area, PreK–12) — approximately 20 miles south
• Seacrest Country Day School (Naples, PreK–12) — approximately 20 miles south

Woodlake is not age-restricted; families with children do purchase here. Boundary assignments can change with redistricting — confirm specific zoning at leeschools.net before relying on this information.

Healthcare and Daily Logistics

Healthcare

Lee Health Coconut Point (outpatient urgent care, imaging, and physician offices) is approximately 5–7 miles north in Estero — convenient for non-emergency needs. Gulf Coast Medical Center (Lee Health) is the primary full-service hospital serving Bonita Bay, approximately 15–20 minutes north — a Level II Trauma Center with comprehensive neuroscience, oncology, cardiovascular, and orthopedic services. NCH in Naples is approximately 20–25 minutes south for Collier County specialist access. (Source: leehealth.org)

Grocery, Shopping, and Dining

Publix is within 1–3 miles along the US-41 corridor; Whole Foods is within approximately 3–5 miles at Coconut Point. The Promenade at Bonita Bay — directly adjacent to the community gates — offers Roy's, DeRomo's, boutiques, galleries, salons, and a Saturday farmers market, walkable from Woodlake via the community paths. Coconut Point Mall (Estero, ~10–15 min), Miromar Outlets (~15–20 min), and Mercato (North Naples, ~20 min) round out the regional options.

Airport

Southwest Florida International Airport (RSW): 13–15 miles north; approximately 15–25 minutes depending on I-75 traffic. For a luxury second-home market, RSW's proximity is exceptional relative to the privacy and exclusivity of the community.

Comparable Communities and Neighborhoods

Buyers considering Woodlake at Bonita Bay typically compare it against:

Other Bonita Bay single-family neighborhoods — Bay Harbor, Creekside, River Ridge, Oakwood, and others inside the gates. Woodlake distinguishes itself by being the oldest, with the most established landscaping, the lowest HOA fees, some of the largest homesites, and central proximity to Club amenities and the Promenade. Woodlake is the one you choose when you want the original.

Bonita Bay towers — completely different product (high-rise condominiums with elevators, building staff, shared amenities, and condo-style governance and fees). The buyer profile is different; Woodlake buyers who want land, a private pool, and no shared walls have their flagship in Woodlake.

Pelican Landing (Bonita Springs) — another western-edge master community with a private beach island via shuttle and bundled golf; HOA fees are generally comparable. A direct single-family comparable; Woodlake/Bonita Bay typically commands a premium for the five-course club, the marina, and overall scale.

West Bay Club (Estero) — gated luxury with beach access by boat and bundled golf; a strong competitor at similar single-family price points.

Pelican Bay (Naples) — the prestige comparison 25 miles south, larger and more urban, with a higher fee burden. Woodlake/Bonita Bay buyers generally prefer the intimacy and nature-forward character of Bonita Springs.

The honest differentiator: No other single-family enclave inside Bonita Bay combines the original-neighborhood prestige, the largest mature canopy, the lowest single-family HOA fee, and — per the live MLS — the strongest current performance (median sold above $3M, 25-day median DOM, 97.9% sale-to-list). (Source: Stellar / SWFL MLS, Woodlake subdivision filter, pulled June 2026.)

Why Buy at Woodlake — Honest Pros and Cons

We do not write marketing copy at McGreevy and Comisar. As Top 1% Real Estate Agents Nationally Since 2008, we would rather you make the right decision than the fast one. Here is an honest assessment.

Genuine Strengths

Land that cannot be replicated. Half-acre estate homesites inside a gated Bonita Springs master community do not exist at new-build prices anymore. Woodlake's lots were platted in 1985 — finite, mature, and irreplaceable.

The lowest HOA fees in Bonita Bay. Single-family dues that include a private Gulf beach, a 400+-berth marina, 12 miles of nature trails, gated security, and fiber internet are an extraordinary value equation.

Mature tree canopy — 35–40 years of growth. Live oaks, slash pines, bald cypress, and sabal palms growing since 1986 — shade, habitat, and aesthetic quality that cannot be planted or accelerated.

Walkability to Club and Promenade. One of the very few Bonita Bay single-family neighborhoods where the Club West Campus, the Breezeway, and the Promenade are a walk or short path-ride from your door.

Club access that is optional, not mandatory. If golf is not your priority, you are not paying a $225,000 initiation to live in Woodlake.

New construction setting a value floor. Lombardi and Imperial closings at $4.5M–$4.8M establish a neighborhood benchmark that supports every resale.

The strongest single-family performance in Bonita Bay this cycle. The live MLS shows a median sold price above $3 million, a 25-day median days on market, and a 97.9% sale-to-list ratio over the trailing year — the kind of three-stat combination rarely seen at this price point. (Source: Stellar / SWFL MLS, Woodlake subdivision filter, pulled June 2026.)

Honest Limitations

Most Woodlake lots are in a FEMA flood zone. The "not in a flood zone" listing exists because it is exceptional. Pull the FEMA FIRM panel for the specific lot before purchase.

Insurance costs are material. A $2M–$5M estate carries $15,000–$40,000+ in annual wind insurance plus flood above that. Budget them explicitly.

The original 1986–1990s homes require capital investment. These are 35–40 year-old structures; roofs, HVAC, impact glass, and pool equipment may need attention. The renovation premium is real — so is the renovation cost.

New construction is happening on your street. "Woodlake 2.0" is good for long-term values; short-term it can mean construction traffic and noise near active builds.

Club membership is separate, optional, and significant in cost. Be honest with yourself about which version of Bonita Bay you actually want before you buy.

Thin inventory, thin rental comps. With 112 homes and only 2 active listings, choice is limited; and with 0 MLS rental records over the trailing year, a rental strategy here is built on private arrangements, not a demonstrated rate. (Source: Stellar / SWFL MLS, Woodlake subdivision filter, pulled June 2026.)

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

If you are searching for a Woodlake at Bonita Bay listing agent, or thinking "I need someone who actually knows this neighborhood to sell my estate home" — you are in the right place.

Woodlake is one of the most specific, nuanced, and high-stakes selling environments in Lee County. The buyer pool is affluent, educated about the community, and represented by agents who know every comparable sale. The documentation stack is layered — BBCA, Woodlake sub-association, ARC approvals, estoppel letters, Club membership disclosures, flood-zone data, Ian repair history. Pricing requires an intimate, real-time read of the resale-versus-new-construction gap. We have been in this market specifically since 2012 as the #1 team in Southwest Florida, and we are Top 1% Real Estate Agents Nationally Since 2008.

Your Listing Agent Credentials

• 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

What Is Your Woodlake Home Worth Right Now?

Over the trailing 12 months, Woodlake recorded 4 closed sales at a median sold price of $3,117,500 (average $3,061,875; range $1,212,500 to $4,800,000), with sellers achieving an average 97.9% of list price in a median 25 days on market. The 2 currently active listings are asking $1,900,000 and $5,499,000 (median list $3,699,500). (Source: Stellar / SWFL MLS, Woodlake subdivision filter, pulled June 2026.) Vintage, lot, view, flood zone, condition, and renovation status each move the number by millions — your specific home may trade very differently from the median.

The only way to know what your home is worth today is to analyze it as itself, not as a neighborhood average. Woodlake is a small, thin market — 112 homes, typically a handful of trades a year — which means the comp dataset is small and precision pricing matters enormously. We pull the LEEPA parcel history and full MLS record for every Woodlake sale before recommending a list price.

Call or text Jesse directly at (239) 898-6072 for a candid conversation about what your home would sell for in the current market. Our office is at 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135.

What It Takes to Sell a Woodlake Home Well

The new-construction comps are your opportunity and your challenge. Lombardi and Imperial closings north of $1,000/sq ft validate the neighborhood at a high level — and set a reference every buyer's agent will cite. Your resale competes on renovation quality, lot, view, flood zone, mature landscaping, and immediate delivery. A skilled listing agent builds that case and prices it defensibly against the actual comp set.

Cash buyers dominate. This is a second-home, wealth-driven pool. Cash moves faster, eliminates appraisal risk, and closes cleanly — market to it explicitly.

Seasonal timing matters. The Southwest Florida luxury market peaks November–April. Listing in September–October gives maximum pre-season visibility to buyers who began researching online months earlier.

Pre-listing documentation saves weeks. The HOA estoppel, ARC approvals, Ian repair documentation, FEMA determination, wind-mitigation report, and permit history are all materials sophisticated buyers ask for immediately. Having them organized before listing prevents deal-killing surprises.

Mini-FAQ: Seller Edition

What is my Woodlake home worth? It depends on vintage, lot, view, square footage, renovation level, flood zone, and current market conditions. Call (239) 898-6072 for a property-specific analysis.

How long will it take to sell? Over the trailing 12 months, the median days on market for closed Woodlake sales was 25 days (Source: Stellar / SWFL MLS, Woodlake subdivision filter, pulled June 2026). Well-priced, move-in-ready homes move fast; aspirationally priced listings sit.

Does the buyer's Club membership affect my sale? The Bonita Bay Club does not transfer; the buyer applies separately. Disclose your current membership status in the listing notes.

What HOA documents do I need to provide? The BBCA budget and reserve study, the Woodlake sub-association equivalent, recent board minutes, ARC approval records, the estoppel, and any pending special-assessment disclosures.

Your Local Real Estate Experts

McGreevy and Comisar are Bonita Bay's resident-expert real estate team at Domain Realty, with offices at 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135 — just minutes from the Bonita Bay main gate. We have watched Bonita Bay's neighborhoods grow from construction through hurricane recovery and into the current market cycle. As Top 1% Real Estate Agents Nationally Since 2008, we bring the deepest track record in Southwest Florida luxury real estate to every Woodlake transaction.

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

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

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

Frequently Asked Questions — Buyer Edition

What is Woodlake at Bonita Bay?

Woodlake at Bonita Bay is a single-family estate-home neighborhood within the gated master-planned community of Bonita Bay in Bonita Springs, FL 34134. Established in 1986 as the very first single-family neighborhood developed inside Bonita Bay, Woodlake consists of 112 estate homes on large private homesites — many approaching or exceeding half an acre — along three streets: Woodlake Drive, Lakepointe Way, and Royalfern Court. (Source: Naples Daily News, December 4, 2020)

How many homes are in Woodlake at Bonita Bay?

Woodlake contains 112 single-family estate homes, making it one of Bonita Bay's most intimate and established neighborhoods.

How many Woodlake homes have sold in the last 12 months?

4 homes closed at Woodlake over the trailing 12 months, totaling $12,247,500 in volume at a median sold price of $3,117,500 (average $3,061,875; range $1,212,500 to $4,800,000), on a median 25 days on market and an average 97.9% of list price. (Source: Stellar / SWFL MLS, Woodlake subdivision filter, pulled June 2026.)

What do Woodlake homes typically sell for?

Over the trailing 12 months the median sold price was $3,117,500, with closings spanning $1,212,500 to $4,800,000 — a band reflecting differences in vintage (1986 original vs. 2026 new construction), lot, view, flood zone, and renovation level. The 2 currently active listings are asking $1,900,000 and $5,499,000 (median list $3,699,500). (Source: Stellar / SWFL MLS, Woodlake subdivision filter, pulled June 2026.)

How long do Woodlake homes take to sell?

The trailing-12-month median days on market for closed sales was 25 days — exceptionally fast for a luxury single-family market above $3M (Source: Stellar / SWFL MLS, Woodlake subdivision filter, pulled June 2026). The active inventory averages 85 days, reflecting homes priced ahead of the market.

What is the first neighborhood built in Bonita Bay?

Woodlake. As the Naples Daily News put it: "Woodlake was the first single-family neighborhood to be developed in Bonita Bay." The first model home was completed by Snell Homes in 1986. (Source: Naples Daily News, December 4, 2020)

What streets are in Woodlake at Bonita Bay?

Three streets: Woodlake Drive, Lakepointe Way, and Royalfern Court, all carrying the Bonita Springs, FL 34134 ZIP code.

What are typical home sizes and lot sizes in Woodlake?

Homes generally range from approximately 2,900 to 4,500+ sq ft under air. Lot sizes are large by Bonita Bay standards — half-acre estate homesites are standard (0.49-acre lots confirmed in LEEPA parcel data), and some are larger. The neighborhood is largely single-story ranch-style with pools, covered lanais, and 2–3 car garages — plus the new-construction tier.

What are the HOA fees for Woodlake at Bonita Bay?

Two layers: the BBCA master fee of approximately $6,265/year (which includes the cable/internet bundle, ~$1,030 value), and a Woodlake sub-association fee of approximately $4,735–$5,235/year. Woodlake carries the lowest single-family HOA fees within all of Bonita Bay. Request an estoppel for the exact combined figure for a specific lot.

Why are Woodlake's HOA fees the lowest in Bonita Bay?

Woodlake is a single-family subdivision where homeowners maintain their own landscaping and pools, so the sub-HOA overhead is minimal. The BBCA master fee is consistent across Bonita Bay single-family neighborhoods, and Woodlake doesn't carry a heavy sub-association layer.

What does the BBCA master fee cover?

24/7 gated security, common-area landscaping, private road upkeep, the Private Beach Park, three waterfront parks, 12+ miles of paths, fiber internet and cable TV, BBCA programming, Design Review (ARC) administration, and reserve contributions. It does NOT cover Bonita Bay Club membership.

Is Bonita Bay Club membership required for Woodlake residents?

No. The Bonita Bay Club is a separate, optional private membership. Residents who do not join still enjoy the private Gulf beach, the marina, Backwater Jacks, three community parks, 12+ miles of trails, 30+ resident clubs, community events, fiber internet, and 24/7 gated security.

What are the Bonita Bay Club membership tiers and costs?

As of 2025: Full Golf — $225,000 initiation + $19,200/yr + $4,500/yr capital; Golf-in-Waiting — $202,500 + $17,280/yr + $4,500/yr (60-member cap); Reserve Golf — $157,000 + $13,440/yr + $4,500/yr; Sports — $90,000 + $9,600/yr + $2,700/yr. Verify current rates with the Membership Office at (239) 495-0073.

Does Woodlake have lake views?

Many homes have lake or water views — listings reference "long tranquil water views" for lakefront-positioned lots; interior lots offer wooded privacy. Lakepointe Way's name signals the lakeside character of that street specifically.

Can I build or add a pool at a Woodlake home?

Yes. Nearly all Woodlake homes have pools, and lot sizes accommodate additions. Any new pool or exterior improvement requires advance BBCA Design Review (ARC) approval before work begins.

What are Woodlake's deed restrictions?

Single-family residential use only; 35-foot height limit; minimum 2-car enclosed garage with automatic closure; 5:12 minimum roof slope (tile, cedar shake, slate, or metal); no gas-powered watercraft on internal lakes; BBCA ARC approval for all exterior modifications; written approval for tree removal; one home plus one small accessory structure per lot. Full Declaration: Lee County OR Book 1778, Pages 3609+.

Is Woodlake at Bonita Bay in a flood zone?

Most Woodlake homes are in a FEMA flood zone — one listing was marketed as the "only home in Bonita Bay … not in a flood zone," which tells you non-flood-zone status is the exception. Pull the FEMA FIRM panel for the specific lot at msc.fema.gov before purchase.

How did Hurricane Ian affect Woodlake?

As an inland wooded neighborhood (not coastal or waterfront), Woodlake's Ian exposure was primarily wind and tree damage, not surge flooding. No specific residential structural flood damage was documented in Woodlake. Community-wide, the Private Beach Park was destroyed and rebuilt, and the marina and low-lying golf infrastructure took damage. Post-Ian new construction in Woodlake is built elevated above base flood elevation.

Are short-term rentals (Airbnb/VRBO) permitted at Woodlake?

No — Woodlake is a deed-restricted single-family community, and short-term vacation rentals are not consistent with its deed restrictions or character. The live MLS shows 0 rental records over the trailing 12 months; Woodlake is an owner-occupant enclave. Annual and seasonal rentals (30-day minimum typical) are generally permitted — confirm the exact term with the BBCA. (Source: Stellar / SWFL MLS, Woodlake subdivision filter, pulled June 2026.)

What new construction is happening in Woodlake?

Lombardi Homes and Imperial Homes of Naples are active. Imperial completed 3733 Woodlake Drive ($4,800,000, January 2026); Lombardi completed 3978 Woodlake Drive ($4,535,000, January 2026) and has 3818 Woodlake Drive listed at $5,499,000 (active).

What is "Woodlake 2.0"?

The informal name the Woodlake residents' community uses for the ongoing wave of new construction and luxury renovation bringing contemporary estate homes into the neighborhood while preserving its original character and canopy.

Are pets allowed in Woodlake at Bonita Bay?

Yes — Bonita Bay is pet-friendly with path access throughout. Specific weight, breed, or number limits are in the BBCA Rules and Regulations (2021); request this document during due diligence.

What schools serve Woodlake?

Lee County public schools: Bonita Springs Elementary (or Spring Creek Elementary depending on address), Bonita Springs Middle Center for the Arts, and Bonita Springs High School. Private options include Community School of Naples, First Baptist Academy, and Seacrest Country Day (Naples area, 20+ miles south). Lee County uses open enrollment; confirm zoning at leeschools.net.

How far is Woodlake from RSW Airport?

Approximately 13–15 miles north; 15–25 minutes by car on I-75 or US-41 — exceptional proximity for a luxury second-home market.

What is the Bonita Bay marina like?

A full-service facility with 98 wet slips and dry storage for 326 vessels, with direct Gulf access via the Imperial River and Estero Bay, charter fishing, sunset cruises, and Backwater Jacks waterfront restaurant on-site. The marina is a resident-accessible amenity separate from Club membership. Contact (239) 495-3222 for slip availability.

What is the difference between the BBCA and the Bonita Bay Club?

The BBCA (Bonita Bay Community Association) is the mandatory master association — all owners pay dues and receive its amenities (beach, parks, paths, security, internet, activities). The Bonita Bay Club is an optional private membership club with separate initiation and dues covering golf, tennis, fitness, spa, and dining.

Is Bonita Bay a Blue Zones community?

Yes — a designated Blue Zones Recognized Community, emphasizing walkable design, social connection, and active-lifestyle programming.

Is Woodlake at Bonita Bay gated?

Yes. Woodlake is inside Bonita Bay's 24-hour staffed security perimeter, with two controlled entrance gates serving the entire community.

What is the typical property tax for a Woodlake home?

Property tax scales with assessed value; Florida's homestead exemption reduces assessed value for primary residents. At Woodlake's price tier, taxes are a meaningful annual line item — confirm the specific parcel with the Lee County Property Appraiser (leepa.org) and a Florida tax professional.

Additional Buyer FAQs: Logistics, Lifestyle, and Long-Term Value

How large is Bonita Bay overall?

2,400 acres with 3,553 total residences across the community. More than 1,400 acres are dedicated to parks, lakes, and natural open space — over half the total land area.

What is the Promenade at Bonita Bay?

An outdoor shopping and dining center directly adjacent to the community gates, with Roy's, DeRomo's, boutiques, galleries, salons, and a Saturday farmers market — walkable from Woodlake via the community paths.

What is the nearest hospital to Woodlake?

Lee Health Coconut Point (Estero, ~5–7 miles) handles outpatient and urgent care; Gulf Coast Medical Center (Lee Health, ~15–20 minutes north) is the nearest full-service, Level II Trauma Center hospital. (Source: leehealth.org)

Is there a Whole Foods or Publix near Woodlake?

Yes — Publix is within 1–3 miles along US-41, and Whole Foods is within approximately 3–5 miles at Coconut Point. Daily grocery runs require no highway driving.

Can I keep a boat at the Bonita Bay marina?

Yes — wet slip and dry storage (up to 36 feet, 36-inch maximum draft) are available to Bonita Bay residents. Contact Bonita Bay Marina at (239) 495-3222 for current availability.

What makes Woodlake a good long-term investment?

Finite supply (112 homes, three streets, no new land), the lowest single-family HOA fees in Bonita Bay, large non-replicable estate homesites, original-neighborhood prestige with a 40-year mature canopy, active new construction setting strong price benchmarks ($4.5M–$5.5M), access to Bonita Bay's world-class infrastructure, and — per the live MLS — the strongest single-family performance in the community this cycle (median sold above $3M, 25-day median DOM, 97.9% sale-to-list). (Source: Stellar / SWFL MLS, Woodlake subdivision filter, pulled June 2026.)

Is Woodlake at Bonita Bay a good place to live?

By nearly every measure: yes. Large private homesites, a mature canopy, Club access without mandate, the lowest single-family HOA fees in Bonita Bay, private Gulf beach access, a marina, 12+ miles of nature trails, 24-hour gated security, walkability to shopping and dining, and roughly 15–25 minutes to RSW — in a neighborhood of 112 estate homes small enough to feel like a community within a community.

A Note on How to Use This Page

We have written this guide to be the most complete, most honest, and most practically useful resource on Woodlake at Bonita Bay available anywhere. Our interest is in representing clients who make informed decisions with confidence. Whether you ultimately buy in Woodlake, in another Bonita Bay single-family neighborhood, or decide Bonita Bay's fee structure is not the right fit, the information here should help you reach that conclusion faster and more clearly.

For every data point we cited as "verify" or "confirm," we mean it. The exact sub-HOA fee, the parcel-specific flood-zone determination, the Ian repair history of a specific home, and several other facts require direct inquiry with the seller, the BBCA, or the Woodlake sub-association. Read the disclosure package when you receive it, pull the FEMA FIRM panel for the specific lot, and ask the seller to confirm in writing whether any special assessments are pending. Call or text Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873 — there is no obligation and no cost for an initial conversation. The goal is clarity, not a commission.

Frequently Asked Questions — Seller Edition

Who is the best listing agent for Woodlake?

McGreevy and Comisar — the #1 Team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales and 20 consecutive years of 5-Star Customer Satisfaction recognition from Gulfshore Life Magazine. We know Bonita Bay's single-family inventory, the BBCA and Woodlake sub-association fee structures, the ARC process, the new-construction-vs-resale gap, and the specific luxury buyer pool. Call or text Jesse at (239) 898-6072.

What is my Woodlake at Bonita Bay home worth in 2026?

Over the trailing 12 months the community's median sold price was $3,117,500 (range $1,212,500 to $4,800,000), at a 97.9% average sale-to-list ratio and a median 25 days on market. Your specific home — its vintage, lot, view, flood zone, and renovation level — may trade very differently from the median. Call Jesse at (239) 898-6072 for a property-specific CMA. (Source: Stellar / SWFL MLS, Woodlake subdivision filter, pulled June 2026.)

How long will it take to sell my Woodlake home?

Over the trailing 12 months, the median days on market for closed Woodlake sales was 25 days — fast for this price tier (Source: Stellar / SWFL MLS, Woodlake subdivision filter, pulled June 2026). Well-priced, move-in-ready homes move quickly; aspirationally priced listings sit.

How does new construction in Woodlake affect my home's value?

New builds at $4.5M–$5.5M validate the neighborhood and support values for renovated resales. Buyers compare you to new construction on price-per-square-foot; you compete on value, mature landscaping, immediate delivery, and established outdoor spaces.

Do I have to disclose Hurricane Ian damage?

Yes. Florida law requires disclosure of all known material defects. Document Ian repairs with permits, receipts, and contractor warranties — disclosure with documentation builds buyer confidence; surprises uncovered during inspection create deal risk.

Does the Club membership transfer with the home?

No. The Bonita Bay Club is non-transferable; buyers apply independently. Clarify in your listing whether you are a current member and note that ownership is required for any membership application.

Should I sell furnished or unfurnished?

Both work. Furnished sales appeal to out-of-state buyers seeking a plug-and-play seasonal home; high-quality, on-brand furnishings can accelerate the sale and justify a modest premium.

What are my closing costs as a seller in Florida?

Seller closing costs in Lee County typically include negotiated commission, title insurance (seller customarily pays), documentary stamps ($0.70 per $100 of sale price), outstanding HOA balances, prorated taxes, and title fees. On a multi-million-dollar Woodlake sale, costs excluding commission scale with price — your agent and title company will provide a net sheet.

Is now a good time to sell at Woodlake?

The live MLS shows a strong, fast market: a median 25 days on market, a 97.9% average sale-to-list ratio, and only 2 active listings across 112 homes. With no new land to release, the long-term supply constraint works in a seller's favor. Well-positioned, well-priced homes sell. (Source: Stellar / SWFL MLS, Woodlake subdivision filter, pulled June 2026.)

Do I need a Bonita Bay specialist to sell my Woodlake home?

Yes. The BBCA and Woodlake document stack, Club membership structure, ARC approval history, Ian disclosure requirements, and the specific luxury buyer pool all require an agent who knows this community specifically. Generic luxury-market knowledge is insufficient for a multi-million-dollar estate in Bonita Bay. We are Top 1% Real Estate Agents Nationally Since 2008 and have sold in Bonita Bay specifically since 2012.

Downloadable Documents

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

Declaration of Protective Covenants and Restrictions for Woodlake at Bonita Bay. Recorded April 17, 1985, Lee County Official Records Book 1778, Pages 3609–3614, Clerk’s Instrument #1930051. Grantor: Bonita Bay Properties, Inc.

Plat of Bonita Bay Unit One. Recorded March 12, 1985, Lee County Plat Book 36, Pages 101–112, Clerk’s Instrument #1914109. This is the original 12-sheet recorded plat covering the Woodlake blocks and tracts referenced in the Declaration.

Both 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 (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 sources or clearly identified secondary sources. Competitor realtor and aggregator URLs are excluded from this reference block.

Primary Government and Official Sources:

• Lee County Property Appraiser: https://www.leepa.org
• Lee County Clerk of Court Official Records: https://or.leeclerk.org (Declaration of Protective Covenants — Woodlake at Bonita Bay, OR Book 1778, Pages 3609+)
• Florida Division of Corporations (Sunbiz): https://search.sunbiz.org (Woodlake Association, Inc., doc #729162; Bonita Bay Community Association, Inc.)
• FEMA Map Service Center (FIRM panels for Woodlake parcels): https://msc.fema.gov
• FEMA Community Rating System: https://www.fema.gov/floodplain-management/community-rating-system
• NOAA National Hurricane Center (Hurricane Ian Tropical Cyclone Report): https://www.nhc.noaa.gov/
• City of Bonita Springs: https://www.cityofbonitasprings.org
• Lee County School District — School Finder: https://www.leeschools.net
• Florida Department of Education: https://www.fldoe.org/

Woodlake and Bonita Bay (Official):

• Woodlake residents' community website: https://woodlake.life/
• Bonita Bay Community Association: https://www.bonitabayresidents.com
• BBCA Community Association: https://www.bonitabayresidents.com/community-association
• BBCA Private Beach: https://www.bonitabayresidents.com/private-beach
• BBCA The Parks: https://www.bonitabayresidents.com/the-parks-of-bonita-bay
• Bonita Bay Club: https://www.bonitabayclub.net
• Bonita Bay Marina: https://www.bonitabaymarina.net

Secondary / News Sources:

• Naples Daily News, December 4, 2020 — Woodlake "first single-family neighborhood … coveted … large homesites" (Marybeth Brooks)
• Naples Daily News Archive, January 15, 2006 — Snell Homes' first Bonita Bay model in Woodlake; resale "approaching the $1 million mark"

Market Data:

• Stellar / SWFL MLS — Woodlake subdivision filter (closed and active sales, rental records; pulled June 2026)

This page was researched and written by the McGreevy and Comisar team at Domain Realty. 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.

Woodlake at Bonita Bay · Woodlake Drive · Bonita Springs, FL 34134Jesse McGreevy (239) 898-6072 · Marc Comisar (239) 287-5873 · 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135