Woodlake is Bonita Bay's first single-family neighborhood in Bonita Springs: 108 homes on 113 lots platted in 1985, original homes beside rebuilds, with 18 recorded resales since September 2024 at a $1,750,000 median. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the #1 real estate team in Southwest Florida selling and buying homes in Woodlake. Woodlake is a single-family estate neighborhood inside the master-planned community of Bonita Bay in Bonita Springs, Florida. It was Bonita Bay’s first single-family neighborhood: 113 platted lots on Woodlake Drive, Lakepointe Way and Royalfern Court, recorded in 1985 as Bonita Bay Unit One, where original late-1980s homes now sit beside new custom rebuilds. Whether you’re ready to sell your Woodlake estate home or buy your next one, we’re the team that delivers: Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, and over $900 million in personal sales between Jesse McGreevy and Marc Comisar.
The Lee County qualified-deed record shows 18 Woodlake resales in the 24 months since September 2024 at a median of $1,750,000, ranging from $1,212,500 to $5,945,000, and seven of them in the last 12 months. That spread is the Woodlake story in one line: an original 1980s home and a new rebuild on the next lot can differ by more than $4 million. If you are buying or selling here, our comparison of the best real estate agents in Bonita Springs shows how local agents stack up on the public record.
This guide is built from the Lee County Property Appraiser parcel roll and qualified-sale file (dated September 2026), the recorded Plat of Bonita Bay Unit One and the 1985 Declaration of Protective Covenants and Restrictions for Woodlake at Bonita Bay, the Bonita Bay Community Association’s recorded master Declaration and public pages, FEMA’s National Flood Hazard Layer, Lee County’s evacuation layer, the City of Bonita Springs and the Southwest Florida MLS figures pulled in September 2026. Where the public record stops, we say so and name the document that answers the question.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
McGreevy and Comisar are the best realtor for Woodlake because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Woodlake market read built from every qualified Woodlake deed, the recorded plat, the 1985 Woodlake Declaration and FEMA’s own flood layer.
If you’re searching for the best realtor for Woodlake in Bonita Bay, Bonita Springs, whether you’re ready to sell your Woodlake home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
That matters in Woodlake for a specific reason. Woodlake does not trade as one market. In the 24-month county record, the 14 qualified sales of homes built from 1987 to 1991 ran from $1,212,500 to $2,500,000, while the three sales of homes built in 2015, 2024 and 2025 recorded $2,000,000, $5,945,000 and $4,800,000. A listing agent who prices a Woodlake home off the neighborhood median, or off a Bonita Bay average, can miss by millions in either direction.
Recent Woodlake track record (last 12 months): In the last 12 months Woodlake has seen 7 resales in the Lee County qualified-deed record (December 2025 through the newest recorded Woodlake deed, August 5, 2026), totaling $14,269,500, and the highest-priced Woodlake sale in that window was $4,800,000. The Southwest Florida MLS, September 2026 pull shows five Woodlake closings in the 12 months to September 30, 2026 with a median of 47 days on market and a median sale-to-list ratio of 98.1%. We tracked every qualified deed, and we will walk you through each one.
Honors and recognition:
Selling your Woodlake home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Woodlake? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Woodlake at Bonita Bay, section by section. Each link below jumps to its part of this guide, from the market snapshot and the recorded Woodlake Declaration to the flood record, the comparison with Creekside, the seller section and the sources behind every figure.
Living in Woodlake means owning a detached estate home and its land inside Bonita Bay’s gates: large homesites under a mature tree canopy, lake and wooded views, golf-course frontage on part of Woodlake Drive, and three streets that carry no through traffic. Woodlake homes range from original late-1980s ranch homes to custom homes completed in 2025.
Woodlake is a single-family estate neighborhood of 108 homes on the county roll (112 parcels in all, including three vacant lots) on three streets, Woodlake Drive, Lakepointe Way and Royalfern Court, inside the gated community of Bonita Bay in Bonita Springs, FL 34134. The Bonita Bay Community Association’s own street table assigns all three streets to Woodlake (BBCA Street and Neighborhoods). Woodlake Drive carries 96 of the 108 homes, Royalfern Court 7 and Lakepointe Way 5. The streets curve through a mix of lakefront and wooded-privacy homesites, with mature live oaks, sabal palms and other native trees providing a canopy that takes decades to grow and cannot be replicated in a newly developed community.
Because Woodlake was developed first, before any other single-family neighborhood in Bonita Bay, its lots were platted generously. The recorded Woodlake Declaration sets a minimum of 2,500 square feet of enclosed living area for Lots 1 through 26 of Block A and 2,000 square feet for every other lot, front setbacks of 25 or 35 feet depending on the lot, and 15-foot side and 20-foot rear setbacks. The Woodlake residents’ own website describes the neighborhood’s “large lots and mature landscaping and beautiful lakes” (Woodlake residents’ website).
Woodlake is not on Bonita Bay’s western waterfront edge facing Estero Bay; that position belongs to the community’s eight high-rise towers on Bonita Bay Boulevard. Woodlake is an interior neighborhood, part of the first platted unit of the community, and the Woodlake Declaration reserves a 20-foot maintenance and landscaping easement along the portions of Lots 5 through 27 of Block A that adjoin the Bonita Bay golf course. That puts a stretch of Woodlake Drive on the golf course and the rest of the neighborhood on lakes, preserve and wooded lots.
Every Woodlake homeowner automatically becomes a member of the Bonita Bay Community Association (BBCA), which maintains “grounds, roads, streetlights, lake and storm water management, plus all of our recreational parks including the Private Beach,” runs the Community Patrol and staffs the Design Review Department (BBCA Community Association). The BBCA’s January 2026 brochure describes about 2,400 acres, 3,346 residences and 12 miles of walking and biking paths (BBCA Media Brochure, January 2026).
Separately from BBCA membership, Woodlake residents have the option, not the obligation, to join the Bonita Bay Club, a separate, member-owned club with five championship golf courses on two campuses, 16 Har-Tru tennis courts and 15 pickleball courts (BBCA, Bonita Bay Club). The Club is not part of the home purchase; you pay for it only if you join.
The realistic Woodlake buyer wants land, privacy, a private pool and outdoor living space inside a gated master community, with the option of golf and no obligation to pay for it. Two buyer types show up in the county record. One buys an original late-1980s home, in the 24-month window at $1,212,500 to $2,500,000, and lives in it, renovates it or replaces it. The other buys a new custom home, which has recorded $3,895,000 to $5,945,000 in the qualified Woodlake deeds since 2022. Woodlake serves both, often on the same street.
Every Bonita Bay home, Woodlake included, is equipped with Fiber-To-The-Home technology, and Hotwire’s Fision TV+ service delivers television, according to the BBCA’s own description of the community (BBCA Style of Living). For buyers who work remotely or stream heavily, fiber delivered at the community level is a practical advantage. Whether the service fee is part of the master assessment or billed separately is not published; it appears in the association documents provided in the sale.
Woodlake’s 108 homes inside Bonita Bay recorded seven qualified resales in the last 12 months, from $1,212,500 to $4,800,000, and one new home was listed at $5,499,000 on the September 2026 MLS pull date. Sellers: start with a free Woodlake home valuation or call Jesse direct at (239) 898-6072. Buyers: call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida, so you hear about the next Woodlake home before it reaches the portals.
Data updated: September 2026. Woodlake home prices come from two records on this page: the Lee County qualified-deed file, which runs through September 2026 and is our primary recent-sales source, and the Southwest Florida MLS, September 2026 pull. County deed records are through September 2026, so every figure below names its window and its source.
The Lee County Property Appraiser’s qualified-sale file (DOR-qualified, improved sales only, index built September 29, 2026) shows 18 Woodlake sales in the 24 months since September 2024, the first window with ten or more sales. The county tool’s builder-direct test (a parcel’s first qualified sale within a year of its year built) flags none of the 18, so all count as resales here, even though two of them were new homes completed in 2024 and 2025.
Woodlake, Lee County qualified deeds | Sales | Median | Low | High | Volume |
|---|---|---|---|---|---|
24 months since September 2024 | 18 | $1,750,000 | $1,212,500 | $5,945,000 | $38,537,000 |
Last 12 months (since September 2025) | 7 | $1,700,000 | $1,212,500 | $4,800,000 | $14,269,500 |
The 24-month median is the mean of the middle pair (n = 18, even), and both middle sales were recorded at $1,750,000. The 12-month median is the fourth of seven sales, an observed deed at $1,700,000 (n = 7, odd). The newest recorded Woodlake sale in the county file is dated August 5, 2026.
Because the last 12 months hold fewer than ten sales, here they are individually, by recording date:
Recorded | Street | Home on the county roll | Qualified deed price |
|---|---|---|---|
December 2025 | Woodlake Drive | built 1987, 3,006 sq ft | $1,750,000 |
January 2026 | Woodlake Drive | built 1990, 2,898 sq ft | $1,615,000 |
January 2026 | Woodlake Drive (3733) | new home, completed 2025 | $4,800,000 |
January 2026 | Woodlake Drive (3978) | coded vacant on the roll | $1,400,000 |
February 2026 | Woodlake Drive (3821) | built 1991, 2,916 sq ft | $1,212,500 |
May 2026 | Woodlake Drive (3821) | built 1991, 2,916 sq ft | $1,700,000 |
August 2026 | Woodlake Drive | built 1988, 2,941 sq ft | $1,792,000 |
The same home at 3821 Woodlake Drive recorded two qualified sales three and a half months apart, at $1,212,500 in February 2026 and $1,700,000 in May 2026, a 40% difference. The deed file does not say what changed between the two sales, so we do not assign a cause; it does show how widely condition and presentation can move a Woodlake price.
Split the 24-month record by the age of the home and the two Woodlake markets appear:
Woodlake, 24 months since September 2024 | Sales | Median | Range | Median price per heated sq ft |
|---|---|---|---|---|
Homes built 1987 to 1991 | 14 | $1,725,000 | $1,212,500 to $2,500,000 | $561 |
Homes built 2015 to 2025 | 3 | $4,800,000 | $2,000,000 to $5,945,000 | n/a (thin sample) |
Parcel coded vacant at the time of the roll | 1 | $1,400,000 | single sale | n/a |
The 14 original-era sales have an even count, so their median is the mean of the middle pair, $1,700,000 and $1,750,000. The highest Woodlake deed in the window, $5,945,000 in October 2024, is a home completed in 2024 with 5,453 heated square feet, the largest on the Woodlake roll.
Two vacant Woodlake lots also recorded qualified land sales in the same period, at $1,785,000 (November 2024) and $1,540,000 (September 2025). For an owner of an original home, those land sales are the floor that sits under every negotiation: a buyer who plans to rebuild is pricing the lot, and the county record says Woodlake lots alone have traded near $1.5 to $1.8 million.
The Southwest Florida MLS, September 2026 pull (Development BONITA BAY, the 12 months to September 30, 2026) records five closed Woodlake sales:
The county file and the MLS disagree here, and the reasons are worth understanding. First, coverage: the county recorded seven qualified Woodlake deeds in the 12 months to September 30, 2026 and the MLS closed set holds five, so two county sales never appear in the MLS figures. Second, price: for one January 2026 Woodlake Drive closing (3978), the county deed records consideration of $1,400,000, while the Southwest Florida MLS, September 2026 closed set carries that closing at $4,535,000. The county records deed consideration while the MLS records the reported closing price, and a new home delivered on a lot can produce a deed for the land alone. We publish the deed figure as the sale price and never average the two. That is why the MLS median ($1,792,000) sits above the county’s 12-month median ($1,700,000).
The Southwest Florida MLS, September 2026 pull puts the median Woodlake sale-to-list ratio at 98.1% across its five closings and shows one active listing. In the June 2026 pull the average ratio was 97.9% across four closings and two listings were active; one of those listings is gone.
The yardstick below is each village’s Lee County qualified-deed median in the window named beside it (the first window with ten or more sales), with the Southwest Florida MLS, September 2026 median alongside. Data updated: September 2026.
Bonita Bay single-family village | Homes (county) | Built | Median heated sq ft | County window: sales, median | MLS Sep 2026: closed, median, DOM |
|---|---|---|---|---|---|
Woodlake | 108 | 1985 to 2025 | 3,231 | 24 mo: 18, $1,750,000 | 5, $1,792,000, 47 |
103 | 1991 to 2002 | 3,777 | 24 mo: 13, $2,000,000 | 6, $2,047,500, 22 | |
35 | 1990 to 1997 | 2,231 | 36 mo: 12, $1,237,500 | 6, $1,237,500, 6 | |
27 | 1993 to 1999 | 2,240 | 60 mo: 12, $975,000 | 3, $950,000, 11 |
Woodlake carries the widest range of the four and the highest single deed ($5,945,000), while Creekside carries the higher 24-month county median. Woodlake’s MLS median runs higher than its county median because five MLS closings is a thin sample that includes a $4,800,000 sale and the $4,535,000 reported price described above.
For a buyer, the takeaway is that Woodlake offers two entry points. An original home in the county’s 24-month record sold for a median of $1,725,000, and a buyer who wants to renovate or rebuild is paying, in large part, for the lot and the address. A finished new home has recorded $4,800,000 to $5,945,000 in the county record since late 2024. With one active listing on the September 2026 pull date, choice is thin; when a desirable home comes to market correctly priced, decisive buyers win.
For a seller, the record is your strongest argument and your sharpest discipline. The new-home deeds create a reference point every buyer’s agent will cite, but an original home competes against the lot value and the cost of renovation, not against the new-home price. We tracked every one of the 18 qualified Woodlake deeds in the last 24 months for this guide, and we price against the comparable set that actually fits the home: its year, size, lot, view, flood zone and condition. If you want 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. Sellers can start with a free Woodlake home valuation; buyers can read how we represent buyers in Southwest Florida.
For historical grounding: a Naples Daily News retrospective published January 15, 2006 recalled that Bonita Bay’s first model homes opened in 1986, that one 3,000-square-foot 1986 model was priced at $320,000 when completed that summer, and that Snell Homes’ first Bonita Bay model was a 2,900-square-foot home in Woodlake. The same article reported that “resale homes in Woodlake, the site of Snell’s first single-family model in Bonita Bay, are now approaching the $1 million mark” (Naples Daily News archive, January 15, 2006). Twenty years later, original Woodlake homes record $1.2 to $2.5 million and new homes $3.9 to $5.9 million in the county deed file.
Woodlake came to be as the first single-family neighborhood of Bonita Bay, the 2,400-acre community the Bonita Bay Group began in the mid-1980s. Its lots were recorded in 1985 in the Plat of Bonita Bay Unit One (Plat Book 36, Pages 101 to 112), and its Declaration is dated April 3, 1985. The story of Woodlake is the story of Bonita Bay’s beginning.
In the early 1980s the Bonita Bay Group set out to build a master-planned community that paired estate living with golf, a marina, private Gulf beach access and a commitment to preserving natural land; the BBCA still describes a community where less than half of the available land is developed (BBCA Style of Living; Phoenix Bay Ventures, Bonita Bay Group legacy). The Woodlake residents’ website describes the neighborhood as “the first single family neighborhood in Bonita Bay” and says the first house was completed in 1985 (Woodlake residents’ website); the county roll agrees, dating the oldest Woodlake home to 1985.
The Declaration of Protective Covenants and Restrictions for Woodlake at Bonita Bay was made on April 3, 1985 by the original developer entity, Bonita Bay Properties, Inc., and recorded in Lee County Official Records Book 1778 at Page 3609 (Clerk’s instrument 1930051). It covers “All of Blocks A, B and C and All of Tracts G, H, J, K, L, and M in BONITA BAY UNIT ONE, as recorded in Plat Book 36, Pages 101 through 112,” and defines the lots as the “one hundred and thirteen (113) platted lots in Blocks A, B, and C.” The Declaration supplements the community-wide Declaration of General Protective Covenants and Restrictions for Bonita Bay recorded the same year in Official Records Book 1778, which was later restated; the current master Declaration is Lee County Instrument 2011000142834, recorded June 22, 2011.
Today’s county roll shows 112 Woodlake parcels on those 113 lots, because one owner combined two lots (Lots 35 and 36 of Block C) into a single homesite, exactly as the Declaration anticipates when “two or more Lots are acquired and used as a single building site.”
A Naples Daily News retrospective from January 2006 recalled the first Bonita Bay model homes of 1986: luxury features for the era, an average living space of about 3,000 square feet, volume and tray ceilings, two-sided fireplaces, breakfast nooks, barrel-tile roofs, pools and spas, and floor plans that played up lake, preserve and golf course views. It identified Snell Homes’ first Bonita Bay model as a 2,900-square-foot home in Woodlake (Naples Daily News archive, January 15, 2006).
The county roll confirms how quickly the first generation filled in: 14 Woodlake homes carry a 1986 year built, 20 carry 1987, 23 carry 1988, 10 carry 1989 and 9 carry 1990. By 1995, 82 of today’s 108 homes had been built.
The Woodlake residents’ website calls the current period “Woodlake 2.0”: “During the past several years, Woodlake has begun a rebirth through the development of new homes featuring the latest architectural styles and finishes representative of Southwest Florida” (Woodlake residents’ website). The county roll measures it. Of the 108 homes on the roll, 26 were built in 2004 or later, and 20 of those were completed from 2019 through 2025: 3 in 2019, 1 in 2020, 2 in 2021, 4 in 2022, 4 in 2023, 2 in 2024 and 4 in 2025.
The qualified deed record shows what those homes are worth. New Woodlake homes recorded qualified deeds of $3,895,000 (March 2022), $3,925,000 (June 2022), $4,495,000 (November 2022), $4,695,000 (August 2023), $5,945,000 (October 2024) and $4,800,000 (January 2026). Meanwhile, Woodlake parcels without a current home on the roll traded for $1,290,000 to $1,785,000 in qualified deeds from January 2024 to January 2026. The practical implication: Woodlake is not a museum piece. A buyer today can choose between an original late-1980s home on a large wooded lot and a new custom home on the next lot, and the new construction has lifted the value of the land under every home in the neighborhood.
Woodlake’s homes are custom single-family residences, so there is no standard floor plan or production builder’s spec sheet to describe. What they share is the Woodlake Declaration’s rules on size, height, garages and roofs, and the county roll’s record of two generations of homes: 82 built from 1985 to 1995 and 26 from 2004 to 2025.
The founding generation of Woodlake homes was designed for what Florida estate living looked like in the late 1980s: largely single-story plans spreading across generous lots, tile roofs, stucco over block, and broad indoor-outdoor living with covered lanais, screened enclosures, pools and spas. The 1986 model homes described by the Naples Daily News featured volume and tray ceilings, two-sided fireplaces and breakfast nooks. In the 24-month county record, 14 of these homes, all built from 1987 to 1991, sold for a median of $1,725,000, or about $561 per heated square foot.
Many original homes have been substantially updated over the years, and buyers should expect a wide range of condition: some are largely original, others have new roofs, impact windows, updated kitchens and baths, new pool equipment and generators. Condition is the single biggest reason two original Woodlake homes of similar size can record prices hundreds of thousands of dollars apart.
The rebuilt homes are a different product: larger (the 2024 home that recorded $5,945,000 has 5,453 heated square feet, the largest on the Woodlake roll), and built to the current Florida Building Code and City of Bonita Springs flood rules. They have recorded $3,895,000 to $5,945,000 in qualified Woodlake deeds since 2022. The one Woodlake listing on the September 2026 MLS pull, a new home at $5,499,000, was offered at $1,346 per square foot.
The presence of active rebuilding also creates a pathway most established neighborhoods cannot offer: a buyer can purchase an original home or a cleared lot, hire a custom builder, and build a new estate home in one of Bonita Bay’s most established addresses, subject to BBCA design review and a City of Bonita Springs permit.
These are recorded covenants, and the BBCA’s design review applies on top of them. Read the Declaration itself before planning any addition or rebuild.
A Woodlake home comes with membership in the Bonita Bay Community Association and access to everything the association owns: three waterside parks, the Private Beach on the Gulf, 12 miles of walking and biking paths, 24-hour gated entry with Community Patrol, and resident programming. Club golf, tennis, fitness and dining are separate and optional.
Bonita Bay is gated, and the BBCA runs a Community Patrol inside the gates (BBCA Community Association). Guest and vendor access procedures are set by the association and delivered with the association documents.
The BBCA operates three parks (BBCA, the parks of Bonita Bay):
Twelve miles of walking and biking paths connect Bonita Bay’s neighborhoods, parks and amenities (BBCA Media Brochure, January 2026; BBCA trails map). The Woodlake Declaration itself reserves the right of Bonita Bay owners to use walkways and bicycle paths built on Woodlake’s buffer tracts K, L and M.
The BBCA says residents host more than 30 clubs, and that the Bocce, Pickleball and Bicycle clubs “all together total upwards of 1,000 members” (BBCA Resident Clubs). The BBCA also describes Bonita Bay as the largest gated community in Southwest Florida to obtain a Blue Zones Recognized Community designation (BBCA Style of Living), and it lists its Audubon certification and grounds awards in its 2026 awards summary. For a buyer thinking about quality of life over a 10 to 20 year ownership horizon, that walkable, social infrastructure is a documented asset rather than a marketing slogan.
The Bonita Bay Private Beach is a BBCA-owned Gulf-front facility off Hickory Boulevard, outside the community gates, and it comes with every Woodlake home whether or not the owner joins the Club. Hurricane Ian destroyed the original facility in September 2022; the BBCA rebuilt it in concrete with breakaway walls and reopened it on November 13, with a shuttle from the community.
The BBCA’s own account is plain: the beach facility sustained “total destruction during Hurricane Ian” (BBCA Private Beach). The association rebuilt rather than patched, with concrete construction and breakaway walls that let surge water pass through. The BBCA’s January 2026 brochure calls the newly developed Private Beach facility “a premier gathering place and a central lifestyle amenity,” with concierge services such as chair and umbrella set up, a catering kitchen and pavilion reservations (BBCA Media Brochure, January 2026).
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. The beach comes with the address.
The Bonita Bay Marina sits on the Imperial River inside the community with direct access to Estero Bay and the Gulf of Mexico. It is a semi-private, full-service marina created and owned by a group of resident investors, with 326 dry storage spaces for boats up to 36 feet and 98 wet slips for vessels up to 16,000 pounds.
The BBCA describes the marina’s ships store, boat launch, bait, fuel and on-site repair, with fees for services (BBCA, Bonita Bay Marina and Backwater Jacks). Backwater Jacks, the waterfront restaurant at the marina, is open for dining to all residents (BBCA realtor and buyer resources). The BBCA’s brochure notes that the Marina and the Club “operate as separately owned and managed member-exclusive entities” (BBCA Media Brochure, January 2026); Spotlight News reported that resident investors bought the marina and restaurant in 2013 (Spotlight News). Slip and storage fees are not published, and availability should be confirmed in writing before a boat becomes a reason to buy.
The Bonita Bay Club is a separate, member-owned private club inside Bonita Bay, and membership is optional for Woodlake owners. The Club says it “is a separate entity within the community of Bonita Bay,” and it does not publish its initiation fees or dues on its public website.
No. The BBCA tells buyers that those who “wish to further engage in golfing or other sporting activities” can consider joining the Club (BBCA realtor and buyer resources), and the Club describes itself as a separate entity (Bonita Bay Club, Our Community). Bonita Bay Club membership is optional and separate from home ownership. The Club does not publish initiation fees or dues on its public website; the Club’s membership office provides the current schedule.
The Club’s five championship courses are split across two campuses: three Arthur Hills courses (Bay Island, Marsh and Creekside) at the Bonita Springs campus inside Bonita Bay, and two Tom Fazio courses (Cypress and Sabal) at the Naples campus (BBCA, Bonita Bay Club; Bonita Bay Club, golf). Members bought the Club from the developer in 2010 (Business Observer, April 2, 2010), and a 2026 Club release reported that members approved a $110 million clubhouse project in May 2026 (Hunter PR, Club release).
The Club’s sports and wellness offerings include 16 Har-Tru tennis courts and 15 pickleball courts, a Lifestyle Center and member dining (Bonita Bay Club, Lifestyle Center; Bonita Bay Club, dining).
The Club does not publish its membership categories, initiation fees or dues publicly, and figures that circulate online come from third-party sites rather than the Club. Ask the Club’s membership office for the current schedule, and confirm any waiting list, before golf becomes a primary factor in a Woodlake purchase. How a selling member’s membership ends or transfers is set by the Club’s own membership documents, which are not public.
What non-Club members still get: everything in the BBCA section above, including the Private Beach, the three parks, 12 miles of paths, the resident clubs, Backwater Jacks and gated entry with Community Patrol. A Woodlake household that chooses not to join the Club still lives in one of the best-amenitied private communities in Southwest Florida.
Woodlake owners pay the Bonita Bay Community Association master assessment, and Bonita Bay has no CDD. No Woodlake neighborhood association was found on the public record, and the 1985 Woodlake Declaration does not create one. The BBCA does not publish its master assessment or resale charges on its public website, so the real numbers come from the estoppel certificate and the disclosure summary in the sale.
Bonita Bay Community Association does not publish its master assessment or resale charges on its public website. Every owner pays the master assessment plus any neighborhood or condominium association assessment. Current figures, including any charge due at closing, appear in the estoppel certificate and the §720.401 disclosure summary provided in the sale (Section 720.401, Florida Statutes).
The BBCA (Florida not-for-profit corporation, document N07041, active, filed January 10, 1985) operates as a homeowners’ association under Chapter 720, Florida Statutes. Its assessment funds the common areas and roads, streetlights, lake and stormwater management, the three parks, the Private Beach, the Community Patrol, the Design Review Department and community programming (BBCA Community Association). The dollar amount is not published.
No Woodlake neighborhood association tied to Bonita Bay appears on the Florida Division of Corporations register; name searches in September 2026 returned only unrelated entities, including a “Woodlake Association, Inc.” filed in 1974, eleven years before Bonita Bay’s first plat, and a Woodlake owners’ association in St. Augustine. The recorded Woodlake Declaration is consistent with that finding: it creates no neighborhood association and instead gives the Declarant, the community association and “any Lot OWNER” the right to enforce it. Some Bonita Bay estate villages pay only the master assessment, but confirm in the estoppel certificate whether any Woodlake-level charge exists before you are bound.
Club membership is optional and separate from home ownership, and the Club does not publish its initiation fees or dues. It is a cost only if you choose to join.
Bonita Bay has no Community Development District and no special taxing district. Lee County’s list of special districts names nearby CDDs, including Bay Creek, Bayside Improvement, the two Brooks of Bonita Springs districts, Bonita Landing and Saltleaf, but no district for Bonita Bay (Lee County special districts). The Bonita Springs Fire Control and Rescue District on that list is an independent fire district covering the area, not a Bonita Bay district. There is no CDD bond or CDD operations line on a Woodlake tax bill.
Property taxes are set by the City of Bonita Springs, Lee County and the other taxing authorities on the Lee County bill; the parcel’s TRIM notice from the Lee County Tax Collector itemizes every line for a specific home, and the Lee County Property Appraiser shows the assessed value and any homestead exemption. Insurance (homeowners, wind and flood) is the other major carrying cost and is covered in the flood section below.
The recorded 2011 master Declaration contains a buyer-paid resale reserve assessment, and a later BBCA written statement describes a different formula; no recorded amendment reconciling the two has been located. We therefore do not publish either figure as the current charge. The estoppel certificate states what is due at a Woodlake closing.
The real cost of owning a Woodlake home is the master assessment, property taxes, insurance, utilities and the upkeep of a large single-family lot, plus Club dues only if you join. None of the association or Club figures is published, and insurance depends on the specific house, so we list the lines a Woodlake budget must cover and where each number comes from.
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 association number, and many buyers stop the math there. Here is the complete list, with the document that answers each line:
Budget line | Where the current number comes from |
|---|---|
BBCA master assessment | The estoppel certificate and §720.401 disclosure summary in the sale |
Any Woodlake-level charge | The estoppel certificate (no Woodlake association found on the public record) |
Resale charge at closing | The estoppel certificate |
Property taxes | The Lee County Tax Collector bill and TRIM notice for the parcel |
Homeowners and wind insurance | Quotes on the specific address, driven by roof age, wind mitigation features and construction |
Flood insurance | Quotes driven by the home’s elevation against the base flood elevation, shown on an elevation certificate |
Electric, water and sewer | Florida Power and Light and Bonita Springs Utilities, billed to the owner |
Lawn, pool, landscaping and exterior upkeep | Owner’s responsibility on a single-family lot |
Bonita Bay Club | Optional; the Club’s membership office |
The point of this list is honesty, not discouragement. The buyers who thrive in Woodlake enter the purchase with a clear view of carrying costs and a lifestyle reason that justifies them: the land, the canopy, the beach, the parks, the option of golf, and the privacy of a large homesite inside a gated master community. Order the estoppel early and get insurance quotes during your inspection period, not after closing.
Woodlake homes are governed by two layers of recorded covenants: the 1985 Woodlake Declaration (Official Records Book 1778, Page 3609), which sets the neighborhood’s lot, size, garage, roof and tree rules, and the master Declaration for Bonita Bay, currently Lee County Instrument 2011000142834, with the BBCA By-Laws and the association’s Rules and Regulations and Design Guidelines.
The Lee County Clerk’s search portals block automated access, so a buyer or title agent retrieves these by book and page or instrument number at the Clerk.
Under §9.2 of the master Declaration, no improvement may be built, altered, planted or removed without prior written BBCA approval; submittals run in two stages; unapproved work can be removed at the owner’s cost, including the association’s attorney fees; and the association’s standards may be stricter than city or county codes. The BBCA’s professionally staffed Design Review Department administers it for every neighborhood, Woodlake included (BBCA Community Association). All exterior modifications, new construction, additions, pools, lanai enclosures, fences, landscape changes and exterior color changes in Woodlake need that approval before work begins, separately from the City permit.
The detailed Design Guidelines are not public. Buyers planning to renovate, add on or rebuild should make BBCA design review the first step, before engaging contractors or applying for City permits.
Woodlake is not a 55-and-over community. Neither the 1985 Woodlake Declaration nor the recorded master Declaration’s provisions summarized on this page set an age restriction, the BBCA’s public pages describe none, and the Woodlake Declaration’s only use restriction is detached single-family residential use. Families with children do buy in Woodlake.
If an age restriction ever mattered to a purchase or sale, it would have to appear in recorded documents, so confirm it in the documents delivered with the sale rather than relying on marketing.
A Woodlake owner can lease the home subject to the Bonita Bay governing documents. The recorded master Declaration sets no minimum lease term, no cap on leases and no lease approval, but binds every tenant to the governing documents; the Woodlake Declaration adds only that an accessory building may not be leased apart from the whole premises. In practice Woodlake is owner-occupied, with no MLS rental records.
The master Declaration’s leasing language provides that “any lease of a Unit shall provide or be deemed to provide that the tenant and all occupants of the leased Unit are bound by” the governing documents. Day-to-day use rules sit in the BBCA Rules and Regulations, which are not public. That is not the same as “no rental restrictions”: read the Rules and Regulations before you sign a lease.
The Southwest Florida MLS, September 2026 pull returned no Woodlake rental record, active or leased in the 12 months to September 30, 2026, and the June 2026 pull showed the same. Woodlake is bought to be lived in, used seasonally or held as a part-year residence, not as a yield-maximizing rental investment. We do not invent a rental rate where none exists. For a buyer, that owner-occupancy is a feature: stable, engaged neighbors and streets that are not churning through short-term tenants.
No public Bonita Bay document we reviewed authorizes nightly or weekly rentals, and the absence of any MLS rental history in Woodlake is consistent with owner occupancy. Treat short-term renting as not available until the current Rules and Regulations say otherwise in writing.
Pet rules at Woodlake come from the BBCA Rules and Regulations, not from the recorded Declarations: neither the master Declaration nor the 1985 Woodlake Declaration contains a pet provision. As a single-family neighborhood, Woodlake carries none of the building-level weight or breed limits a condominium tower may impose.
Each Bonita Bay park lists a pet water station (BBCA, the parks of Bonita Bay), and the 12 miles of paths are a daily dog-walking route for many residents. The Woodlake residents’ website keeps a pets resource page (Woodlake residents’ website, pets). Keep dogs leashed and away from lake edges, where alligators live. Under federal fair housing law, properly documented assistance animals are protected regardless of any pet rule. Confirm the current pet rules in the association documents delivered during your inspection period.
Hurricane Ian made landfall on September 28, 2022 and was the most damaging storm in Bonita Bay’s history: the BBCA’s Private Beach facility was destroyed, Club course bridges were left undrivable, and surge came up the Imperial River into Bonita Springs neighborhoods. No primary source documents structural flood damage inside Woodlake itself.
The National Hurricane Center’s report is the official record of Ian (NHC Tropical Cyclone Report, Hurricane Ian). Inside Bonita Bay, the Club’s October 13, 2022 update described a flooded cart barn, tennis courts and lighting in rough shape, and course bridges on Bay Island and Marsh that were “structurally undrivable” (Bonita Bay Club, Hurricane Ian update). The BBCA’s Private Beach sustained total destruction and was rebuilt. In the wider city, WUSF reported that Ian’s surge came up the river and flooded homes along the river and creeks (WUSF, October 1, 2022); the City tracks its recovery on its Hurricane Ian page.
Woodlake is an interior neighborhood, not a waterfront one on Estero Bay or the Imperial River. No news report, public filing or government record we found documents structural flood damage to Woodlake homes, and we do not speculate beyond that. What we can say is that the post-Ian rebuild wave in Woodlake is visible on the county roll: ten homes carry year-built dates of 2023 through 2025, built under the City’s current flood rules. Any buyer of an individual home should ask for the seller’s disclosure, insurance claim history and repair permits, because the storm’s effect on a specific house is a property-level question.
The City of Bonita Springs recorded destructive coastal surge, tornadoes and wind damage from Milton in October 2024 (City of Bonita Springs, Tropical Storm Milton); the official records are the NHC reports for Helene and Milton. We found no primary source documenting Helene or Milton damage specific to Woodlake.
Woodlake sits partly in FEMA Zone AE and partly in shaded Zone X: of nine Woodlake address points we measured, six returned Zone AE (base flood elevation 9 feet at five, 10 feet at one) and three returned shaded Zone X, all on FIRM panel 12071C0652G effective November 17, 2022, inside the City of Bonita Springs and Lee County Evacuation Zone A.
On September 29, 2026 we geocoded nine Woodlake address points with the US Census geocoder, seven on Woodlake Drive, one on Lakepointe Way and one on Royalfern Court, and queried FEMA’s National Flood Hazard Layer (FEMA NFHL):
Address point | FEMA zone | Static base flood elevation (NAVD88) | FIRM panel |
|---|---|---|---|
3613 Woodlake Dr | X, shaded (0.2% annual chance, coastal) | none | 12071C0652G |
3668 Woodlake Dr | X, shaded (0.2% annual chance, coastal) | none | 12071C0652G |
3712 Lakepointe Way | AE, coastal floodplain | 9 feet | 12071C0652G |
3726 Royalfern Ct | X, shaded (0.2% annual chance, coastal) | none | 12071C0652G |
3733 Woodlake Dr | AE, coastal floodplain | 9 feet | 12071C0652G |
3818 Woodlake Dr | AE, coastal floodplain | 9 feet | 12071C0652G |
3874 Woodlake Dr | AE, coastal floodplain | 9 feet | 12071C0652G |
3929 Woodlake Dr | AE, coastal floodplain | 9 feet | 12071C0652G |
3978 Woodlake Dr | AE, coastal floodplain | 10 feet | 12071C0652G |
All nine points fall in the City of Bonita Springs political area (NFIP community 120680), and all nine are effective November 17, 2022. No unshaded minimal-hazard Zone X was found anywhere in Bonita Bay, so no Woodlake lot should be assumed to sit outside the flood hazard map; even the shaded X points are in the 0.2% annual chance coastal area.
Flood zones are set per structure and per parcel, and the geocoder places points on the street in front of each address, not on the house. Confirm the zone for a specific home with an elevation certificate and the FEMA or City flood map for that address. Flood insurance is federally required for a federally backed mortgage on a structure in an AE zone (Lee County mandatory flood insurance information); in shaded Zone X it is not federally required, but it is widely carried after Ian.
FEMA’s Letter of Final Determination dated September 2, 2026 sets a March 2, 2027 effective date for a revision affecting six unincorporated Lee County panels (0576, 0577, 0578, 0579, 0581 and 0583); none is Woodlake’s panel (Lee County, 2026 FEMA map changes; FEMA Letter of Final Determination). The countywide Flood Insurance Study volume in that series lists the City of Bonita Springs as community 120680 (FIS Volume 1). Check the address again in 2027.
The City of Bonita Springs holds Community Rating System Class 5, a 25% discount on NFIP flood insurance policies, and FEMA confirmed on November 21, 2024 that the City keeps its rating after the post-Ian review (City of Bonita Springs CRS; City release). The City also notes that each foot a home is elevated above the required base flood elevation cuts the annual flood premium by nearly 50%, and each foot below it doubles the rate (City flood protection information). That rule is the single biggest reason a new, elevated Woodlake home and an original late-1980s home on the next lot can carry very different flood premiums. City floodplain rules are in Ordinance 22-05.
Lee County’s evacuation layer returns Zone A (surge zone 1) at all nine Woodlake address points we tested (Lee County evacuation zones). Zone A is the first area ordered to evacuate and is often ordered for any named storm coming from the Gulf (Zone A fact sheet).
We do not publish premium estimates, because the only reliable number is a quote on the specific address. The variables that move a Woodlake premium most are (1) wind mitigation features documented in a wind mitigation inspection, (2) roof age and condition, (3) the home’s elevation relative to the base flood elevation, shown on an elevation certificate, (4) the zone at the structure itself, AE or shaded X, and (5) coverage amount and carrier. NFIP building coverage is capped at $250,000, so buyers of multi-million-dollar Woodlake homes typically look at excess flood coverage above it. Get quotes from independent Florida-licensed agents during your inspection period. Florida’s My Safe Florida Home program offers hardening grants to eligible homesteaded owners.
Woodlake families choose Lee County public schools within their proximity zones rather than being placed at a single school by address: under the district’s most recent published plan, nearby options include Spring Creek Elementary, Bonita Springs Middle and Bonita Springs High. Woodlake is not age-restricted, and families do buy here. Confirm an address’s zones with the School District of Lee County before relying on them.
Bonita Bay families rank Lee County public schools within their proximity zone; nearby options include Spring Creek Elementary, Bonita Springs Middle and Bonita Springs High. Confirm an address’s zone with the School District of Lee County. Under the district’s most recent published plan (2025-2026), the elementary proximity zone that holds the Bonita Springs schools is Zone Q (Bonita Springs, Pinewoods, San Carlos, Spring Creek and Three Oaks elementary schools), the middle proximity zone is Zone GG (Bonita Springs Middle and Three Oaks Middle), and high school uses the South residential choice zone with sub-zones (2025-2026 Student Enrollment Plan). The School Board approved the 2026-2027 plan on December 1, 2025 (School District of Lee County, school zones); use the district’s school zone locator for a specific Woodlake address.
School sites: Bonita Springs High and Bonita Springs Middle, which continues its arts application program.
Families also consider private schools in Naples and Lee County, including Community School of Naples and Seacrest Country Day School. For primary-resident families the proximity zones above are the starting point.
Building permits for Woodlake homes are issued by the City of Bonita Springs Community Development Department, not by Lee County, because Bonita Bay lies inside the incorporated City of Bonita Springs (incorporated in 1999). Exterior work also needs Bonita Bay design review approval before the City permit is pulled, and a Woodlake rebuild must also satisfy the Woodlake Declaration.
Three layers of approval apply to most Woodlake projects: (1) the Woodlake Declaration’s own size, height, garage, roof, setback and tree rules, (2) BBCA Design Review under §9.2 of the master Declaration, and (3) a City of Bonita Springs building permit for structural, roofing, electrical, plumbing, mechanical, pool and similar work (City of Bonita Springs, apply for a building permit; City Community Development). The City’s online services guide covers its Citizen Access permit portal (how to use online services). Fire plan review for applicable work runs through the fire district’s application (Bonita Springs Fire application), demolition debris falls under the City’s recycling plan form (City construction debris plan), and substantial improvement of a home in the flood zone follows the City’s 50% rule (City substantial improvement toolkit).
The 50% rule matters more in Woodlake than almost anywhere in Bonita Bay. An owner who plans a major renovation of an original AE-zone home should expect the City to test the project’s cost against the home’s value; above the threshold, the whole home must be brought up to current flood elevation rules, which is one reason so many Woodlake owners choose to rebuild rather than remodel.
Woodlake is surrounded by the rest of Bonita Bay: the Bonita Bay Club’s Bonita Springs golf campus, lakes and preserve inside the gates, the community’s buffer tracts, and the US 41 commercial corridor along Bonita Bay’s eastern edge. Zoning and land use are set by the City of Bonita Springs, which maps Bonita Bay as a planned development area.
The City’s Zoning District Map Book shows zoning districts by map sheet within city limits, and the Future Land Use Element of the City Comprehensive Plan sets the policy framework. Zoning ordinances and resolutions are indexed on the City site (zoning ordinances; zoning resolutions). Inside Woodlake, the recorded plat and the Woodlake Declaration fix the use as detached single-family homes on the 113 platted lots, with Tracts K, L and M held as landscaped buffers. Because Bonita Bay is built out, the practical questions for a Woodlake buyer are rebuilds on neighboring lots and changes on the Club campus and along US 41, not new subdivisions.
Daily life at Woodlake runs on City of Bonita Springs services: Florida Power and Light for electricity, Bonita Springs Utilities for water and sewer, Waste Management curbside collection, and the Bonita Springs Fire Control and Rescue District for fire and emergency response, with the Bonita Bay Community Association handling roads, gates, patrol and common grounds.
The Woodlake Declaration requires every home to have an enclosed garage for two to four cars with automatic door closers, so parking is at the home, not on a shared deck. EV charging goes in the owner’s own garage, subject to a City of Bonita Springs electrical permit.
Bonita Bay is a gated community. Guest and vendor access procedures, resident credentials and contractor rules are set by the association and delivered with the association documents.
Woodlake sits inside Bonita Bay on the west side of US 41 in Bonita Springs, ZIP 34134, between Estero to the north and North Naples to the south, with Interstate 75 reached from Bonita Beach Road and Southwest Florida International Airport to the north in Fort Myers. Shopping, medical care and the Gulf beaches are all a short drive.
Drive times depend heavily on season and time of day along US 41, so we do not publish minute figures; test the drives that matter to you during a winter visit.
Woodlake compares with Bonita Bay’s other neighborhoods on land, price and product: it is the community’s original single-family estate neighborhood, with the widest price range of the single-family villages (county deeds from $1,212,500 to $5,945,000 in 24 months) and fee-simple ownership, where the eight towers offer condominium living with elevation and views.
High-rise towers: eight towers on Bonita Bay Boulevard (Horizons, Vistas, Estancia, Tavira, Azure, Esperia South, Seaglass and Omega) with condominium ownership, bay and Gulf views and lock-and-leave convenience, subject to Florida’s condominium structural and reserve laws.
Single-family estate villages: Woodlake and Creekside, each with more than 100 homes, private pools and lanais and fee-simple land.
Smaller single-family villages: Riviera, 35 homes on one cul-de-sac, and Bay Harbor, 62 homes, both at lower price points on the county record.
Villas and patio homes: Arbor Strand, 27 detached homes on two streets, and the other villa neighborhoods, for buyers who want a detached home with less land to keep.
Coach homes and carriage homes: the two-story condominium neighborhoods, at the entry price points of Bonita Bay.
Buyers choosing between Woodlake and a tower are choosing between ownership models. What Woodlake trades away: a high-floor bay view, a staffed lobby and an amenity deck. What Woodlake offers that towers cannot: land, a private pool and outdoor estate, no shared walls or elevators, a garage for two to four cars, and no exposure to condominium structural-integrity reserve assessments. Woodlake is the choice for buyers drawn to the Bonita Bay lifestyle who want the feel, and the land, of a true estate home.
Pelican Landing, another Bonita Springs community to the north, has its own beach and amenity model. Mediterra, another Bonita Bay Group community to the south, pairs two Tom Fazio courses with a Naples club culture. Woodlake’s combination of a large, mature homesite, an optional rather than mandatory club, and Bonita Bay’s three parks and Private Beach is the differentiator.
Woodlake and Creekside are Bonita Bay’s two large single-family estate villages, 108 and 103 homes. Woodlake is older and more varied, with original late-1980s homes beside new rebuilds (1985 to 2025) and the widest price range in Bonita Bay; Creekside’s homes are newer and more uniform (1991 to 2002, median 3,777 square feet) and trade in a tighter band around $2,000,000.
Data updated: September 2026. County deed records are through September 2026. The table uses the Lee County qualified-deed file (index built September 29, 2026) and the Southwest Florida MLS, September 2026 pull.
Decision factor | Woodlake | Creekside |
|---|---|---|
Homes (county roll) | 108 single-family (112 parcels incl. 3 vacant lots) | 103 single-family |
Streets | Woodlake Dr, Lakepointe Way, Royalfern Ct | Creekview Dr, Oak Hammock Ct, Osprey Nest Ct, Pond Apple Ct, Red Oak Ct |
Year built (county) | 1985 to 2025 (26 homes built 2004 or later) | 1991 to 2002 |
Heated sq ft (county) | 2,179 to 5,453, median 3,231 | 2,947 to 6,498, median 3,777 |
County sales, 24 months since Sept 2024 | 18, median $1,750,000 | 13, median $2,000,000 |
County price range, same window | $1,212,500 to $5,945,000 | $1,650,000 to $2,545,000 |
MLS Sep 2026: closed, median, median DOM | 5, $1,792,000, 47 days | 6, $2,047,500, 22 days |
MLS Sep 2026: median $ per sq ft | $609 | $521 |
Active listings, Sep 2026 pull | 1, at $5,499,000 | none |
Plat | Bonita Bay Unit One (Plat Book 36) | Bonita Bay Units 9, 27, 30 |
Neighborhood declaration | Woodlake Declaration, 1985 (OR 1778, Page 3609) | master Declaration only on the public record |
Village association on Sunbiz | not found | not found |
FEMA zone at measured points | AE (BFE 9 to 10 ft) and shaded X | AE (BFE 10 ft) |
Choose Woodlake if you want the widest range of choices, from an original late-1980s home on a large wooded lot to a new rebuild, if you are considering building your own home on one of Bonita Bay’s first homesites, or if a shaded Zone X lot matters to you. Be prepared to price each home on its own, because the spread runs from about $1.2 million to nearly $6 million. Choose Creekside if you want a 1990s estate home in a consistent price band, a golf village beside the Creekside course and Spring Creek, and a market where 13 sales in two years give a clear read on value. Buyers who want a smaller detached home with less land should also look at Arbor Strand and Riviera.
Selling in Woodlake and weighing where to move next inside Bonita Bay? Get a free Woodlake home valuation or call Jesse direct at (239) 898-6072; for the buying side, call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Owning in Woodlake means a large homesite under a mature canopy in Bonita Bay’s first neighborhood, with an optional club and no CDD, balanced against flood-zone exposure on most lots, unpublished association costs, original homes that may need capital work, and active rebuilding on neighboring lots. As Top 1% Real Estate Agents Nationally Since 2008, we would rather you make the right decision than the fast one.
Land that cannot be replicated. Woodlake’s homesites were platted in 1985 with 25 to 35 foot front setbacks and 15-foot side setbacks, and the lots alone have recorded qualified land sales of $1,540,000 and $1,785,000 in the last two years.
Mature tree canopy, protected by covenant. The Woodlake Declaration requires written approval to remove any tree four inches or more in diameter and any oak, which is why nearly four decades of growth still shade the streets.
Two ways in. An original home recorded a median of $1,725,000 in the 24-month county record; a new home has recorded up to $5,945,000. Few gated neighborhoods offer both on the same street.
New construction lifting the whole neighborhood. Twenty homes completed from 2019 through 2025 have reset the neighborhood’s ceiling and the value of the land under every original home.
Club access that is optional, not mandatory. If golf is not your priority, you do not pay a club initiation to live in Woodlake.
No CDD. There is no Community Development District or special taxing district line on a Bonita Bay tax bill.
Private Beach, parks and paths. The BBCA’s Private Beach, three waterside parks and 12 miles of paths come with the address.
Most measured Woodlake points are in Zone AE. Six of the nine address points we measured returned Zone AE, and even the three shaded Zone X points are in the 0.2% annual chance coastal area. Get an elevation certificate for the specific home.
Insurance costs are material. An original late-1980s home below today’s elevation standards can carry very different flood premiums than a new elevated home next door. Budget from quotes, not averages.
Original homes need capital. Homes built from 1985 to 1995 are 30 to 40 years old; roofs, windows, HVAC, pool equipment and electrical may need attention, and a major remodel can trigger the City’s 50% substantial improvement rule.
Construction on your street. Rebuilding is good for long-term values; in the short term it means construction traffic and noise near active builds.
Association costs are not published. The master assessment and any resale charge appear only in the estoppel certificate.
Thin inventory and no rental market. With one active listing on the September 2026 MLS pull and no MLS rental records in the 12 months to September 30, 2026, choice is limited and a rental strategy has no demonstrated market rate.
If you’re searching for a Woodlake listing agent, or thinking, ‘I need someone to sell my Woodlake home…’, start with the record: 18 qualified Woodlake deeds in 24 months at a $1,750,000 median, seven in the last 12 months from $1,212,500 to $4,800,000, and a 47-day MLS median. McGreevy and Comisar price, prepare and market Woodlake homes from that record, not from a Bonita Bay average.
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: the Woodlake Declaration, the BBCA master Declaration, design review approvals, the estoppel certificate, flood-zone and elevation data, and storm repair history. Pricing requires a real-time read of the gap between original homes, lot value and new construction.
Our credentials as your Woodlake listing agent:
In the last 12 months Woodlake has seen 7 resales in the Lee County qualified-deed record, at $1,750,000, $1,615,000, $4,800,000, $1,400,000, $1,212,500, $1,700,000 and $1,792,000, for $14,269,500 in volume. Over the 24-month window the record shows 18 resales and $38,537,000 in volume. The Southwest Florida MLS, September 2026 pull shows a median of 47 days on market for its five closings in the 12 months to September 30, 2026, and a median sale-to-list ratio of 98.1%.
Four things. First, the two-market problem: an original home is priced against the other original homes and against the lot value, not against the $4.8 to $5.9 million new-home deeds. Second, the rebuild buyer: for many original homes the most motivated buyer is someone who plans to renovate or rebuild, so the lot, the view, the flood zone at the structure and the Declaration’s setbacks and size rules are part of the pitch. Third, condition dominates in a late-1980s home, so the roof, windows, wind mitigation report and permit history set the price as much as square footage. Fourth, Bonita Bay’s open house and sign rules are specific: open houses need 72 hours’ notice to the BBCA with the listing agreement, run Monday to Saturday 9 to 5 and Sunday 1 to 4, use the BBCA sign standard, and allow no SOLD signs (BBCA Open House Guidelines).
Seasonal timing matters. The Southwest Florida market’s buyer traffic builds through the winter season; listing ahead of it gives maximum visibility to buyers who began researching online months earlier.
Pre-listing documentation saves weeks. The estoppel certificate, design review approvals, storm repair documentation, elevation certificate, wind mitigation report and City permit history are the materials sophisticated buyers ask for immediately. Having them organized before listing prevents deal-killing surprises.
Start with a free Woodlake home valuation, or use our Bonita Bay home valuation page. Or talk to Jesse direct: (239) 898-6072, text or call.
Buying rather than selling? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Price it from the 14 qualified sales of homes built from 1987 to 1991 in the 24 months since September 2024, which ran from $1,212,500 to $2,500,000 at a $1,725,000 median, and check it against recent Woodlake land sales of $1,540,000 and $1,785,000. Then adjust for size, condition, roof, windows, lot, view and the flood zone at the structure.
The Southwest Florida MLS, September 2026 pull shows a median of 47 days on market for Woodlake’s five closings in the 12 months to September 30, 2026, and a median sale-to-list ratio of 98.1%. Correctly priced homes move; homes priced off the new-construction deeds sit.
The Bonita Bay Community Association estoppel certificate, the §720.401 disclosure summary, your wind mitigation and four-point reports, roof documentation, your elevation certificate, City of Bonita Springs permit history, any design review approvals and any post-Ian repair records. Having them ready at listing shortens the buyer’s review and protects your price.
BBCA membership passes to the buyer automatically at purchase, and no Woodlake neighborhood association was found on the public record. Any approval step would come from the governing documents, which we read at listing so nothing surprises your closing date.
Club membership is optional and separate from the home, so it neither blocks nor completes the sale. How a member’s own membership ends or transfers is set by the Club’s membership documents, which are not public; ask the Club’s membership office before you list.
Woodlake owners and buyers work directly with Jesse McGreevy and Marc Comisar, the McGreevy and Comisar team at Domain Realty, whose office at 24031 S Tamiami Trl #101 in Bonita Springs is a short drive from the Bonita Bay gates. For this Woodlake guide we read the recorded plat, the 1985 Woodlake Declaration, the master Declaration and every qualified Woodlake deed in the Lee County record before writing a word.
McGreevy and Comisar are the Domain Realty team behind this Woodlake guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate, with over 45 years of combined direct real estate experience. You can read how the team was built on our about the McGreevy and Comisar team page. We tracked all 26 qualified Woodlake deeds recorded since September 2021 for this update, and we measured the flood zone at nine Woodlake addresses ourselves rather than repeating a map summary.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the full record is below:
Woodlake is a neighborhood where specifics decide the price: whether the home is original, renovated or new; whether the lot is on the golf course, a lake or preserve; whether the structure sits in Zone AE or shaded Zone X; how old the roof is; and what the Declaration allows a buyer to build. Buyers moving from out of state often decide from photos, video and documents before they visit, so the listing has to explain the lot, the flood record, the covenants and the association layers in plain language. That is the work we do on every Bonita Bay listing.
McGreevy and Comisar is a top-reviewed Woodlake realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review
★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Christopher Dietz, verified Google review
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Katharine Shea, verified Google review
Selling a Woodlake home? Get a free Woodlake home valuation, or call Jesse direct at (239) 898-6072.
Buying in Woodlake? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. Buyers focused on Bonita Bay can also start at our Bonita Bay buyer guide.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida real estate professionals with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Video walkthroughs, market updates and community tours are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around Woodlake, see our Bonita Bay guide, our Bonita Springs guide and our guides to the single-family villages Creekside and Riviera.
The best Woodlake buyers we work with ask the most questions before the offer and the fewest after closing. Order the estoppel early, get insurance quotes during your inspection period, and use the disclosure periods Florida law provides. There is no obligation and no cost for an initial conversation.
The buyer questions below are the ones we hear most about Woodlake at Bonita Bay, answered from the county record, the recorded plat and Declarations, the BBCA’s public pages, FEMA’s flood layer and the Southwest Florida MLS pulls cited on this page. Each answer names its source window so it can be checked.
Woodlake at Bonita Bay is a single-family estate neighborhood inside the gated master-planned community of Bonita Bay in Bonita Springs, FL 34134, and it was the first single-family neighborhood developed in Bonita Bay. Its 113 platted lots in Blocks A, B and C of Bonita Bay Unit One were recorded in 1985 and sit on Woodlake Drive, Lakepointe Way and Royalfern Court. The county roll shows 108 homes built from 1985 to 2025.
The Woodlake Declaration defines 113 platted lots. The Lee County roll today shows 112 parcels, because two lots were combined into one homesite: 108 homes coded single-family, 3 vacant lots and 1 parcel with another use code, a home completed in 2017 on the combined lots. Woodlake Drive holds 96 of the 108 homes.
Seven qualified Woodlake resales were recorded in the Lee County deed file in the 12 months since September 2025, from $1,212,500 to $4,800,000, with a $1,700,000 median and $14,269,500 in volume. The Southwest Florida MLS, September 2026 pull shows five Woodlake closings in the 12 months to September 30, 2026; two county-recorded sales in that window never appeared in the MLS figures.
In the 24 months since September 2024, the county recorded 18 qualified Woodlake sales at a $1,750,000 median, from $1,212,500 to $5,945,000. Original homes built from 1987 to 1991 sold for a median of $1,725,000, while homes built in 2015, 2024 and 2025 recorded $2,000,000, $5,945,000 and $4,800,000. Year, size, lot, flood zone and condition decide where a home lands.
The Southwest Florida MLS, September 2026 pull shows a median of 47 days on market for Woodlake’s five closings in the 12 months to September 30, 2026, a moderate pace for a single-family market at this price. The one active listing on that pull, a new home at $5,499,000, had been on the market 176 days. Correctly priced homes move; homes priced ahead of the market sit.
Woodlake. The Woodlake residents’ website describes it as the first single-family neighborhood in Bonita Bay and says the first house was completed in 1985, which matches the oldest year built on the county roll. A 2006 Naples Daily News retrospective identified Snell Homes’ first Bonita Bay model as a 2,900-square-foot home in Woodlake.
Three streets: Woodlake Drive (96 homes), Royalfern Court (7 homes) and Lakepointe Way (5 homes), all in Bonita Springs, FL 34134. The Bonita Bay Community Association’s street table assigns all three to Woodlake, and the recorded Plat of Bonita Bay Unit One lays them out as Blocks A, B and C.
Heated living area on the county roll runs from 2,179 to 5,453 square feet, with a median of 3,231. The Woodlake Declaration sets minimums of 2,500 square feet of enclosed living area on Lots 1 through 26 of Block A and 2,000 square feet elsewhere. Lots are large by Bonita Bay standards, with 25 to 35 foot front setbacks, 15-foot side setbacks and 20-foot rear setbacks.
Woodlake owners pay the Bonita Bay Community Association master assessment, which the BBCA does not publish on its public website. No Woodlake neighborhood association was found on the public record, and the 1985 Woodlake Declaration creates none. Current figures, including any charge due at closing, appear in the estoppel certificate and the §720.401 disclosure summary provided in the sale.
No Woodlake association tied to Bonita Bay appears on the Florida Division of Corporations register. A “Woodlake Association, Inc.” on that register was filed in 1974, before Bonita Bay existed, and is not tied to this neighborhood. The recorded Woodlake Declaration gives enforcement rights to the Declarant, the community association and any lot owner rather than to a neighborhood association. Confirm any Woodlake-level charge in the estoppel certificate.
The BBCA says it maintains “grounds, roads, streetlights, lake and storm water management, plus all of our recreational parks including the Private Beach,” runs the Community Patrol and staffs the Design Review Department. It also runs resident programming. It does not cover Bonita Bay Club membership, and it does not maintain a Woodlake owner’s own home, pool or landscaping.
No. The Bonita Bay Club describes itself as a separate entity within Bonita Bay, and the BBCA presents membership as an option for residents who want golf or other sports. Owners who do not join still use the Private Beach, the three parks, the 12 miles of paths, the resident clubs, Backwater Jacks and the gated entry with Community Patrol.
The Club does not publish its membership categories, initiation fees or dues on its public website, and figures that circulate online come from third-party sites rather than the Club. The Club’s membership office provides the current schedule. Confirm current costs and any waiting list in writing before golf becomes a primary reason for a Woodlake purchase.
Many Woodlake homes face lakes. The Woodlake Declaration covers lake tracts G and H and Tract J, which owners, tenants and guests may use for limited recreation, and part of Block A adjoins the golf course. Interior lots offer wooded privacy. The view a specific home has is a lot-level question best answered by the plat and a site visit.
Yes, subject to approvals. Most Woodlake homes already have pools, and lot sizes accommodate additions within the Declaration’s setbacks. Any new pool, lanai enclosure or exterior improvement needs BBCA design review approval under §9.2 of the master Declaration before work begins, and a City of Bonita Springs permit.
Detached single-family use only; one home and one small one-story accessory building per lot; a 35-foot height limit; an enclosed garage for two to four cars with automatic closers; a 5-in-12 minimum roof slope in tile, cedar, slate or metal; written approval to remove trees four inches or more in diameter or any oak; no gasoline or diesel boats on the lake tracts, and boats under 18 feet. The source is the Woodlake Declaration, Official Records Book 1778, Page 3609.
Mostly, yes. Of nine Woodlake address points we measured on FEMA’s National Flood Hazard Layer, six returned Zone AE with a base flood elevation of 9 or 10 feet and three returned shaded Zone X, the 0.2% annual chance coastal area, all on panel 12071C0652G effective November 17, 2022. Confirm the zone at the structure with an elevation certificate.
No news report, public filing or government record we found documents structural flood damage to Woodlake homes. Community-wide, Ian destroyed the BBCA’s Private Beach facility, which was rebuilt, and left Club course bridges on Bay Island and Marsh undrivable. Ask any seller for the disclosure, insurance claim history and repair permits for the specific home.
No public Bonita Bay document we reviewed authorizes nightly or weekly rentals. The master Declaration sets no minimum lease term but binds every tenant to the governing documents, and day-to-day use rules sit in the BBCA Rules and Regulations, which are not public. The Southwest Florida MLS showed no Woodlake rental records in the June or September 2026 pulls.
The county roll shows 20 Woodlake homes completed from 2019 through 2025, including four in 2025, and the residents’ website calls the period “Woodlake 2.0.” New homes have recorded qualified deeds from $3,895,000 to $5,945,000 since 2022, and the one Woodlake listing on the September 2026 MLS pull was a new home at $5,499,000.
“Woodlake 2.0” is the Woodlake residents’ own name for the neighborhood’s rebuild wave. Their website says that during the past several years Woodlake “has begun a rebirth through the development of new homes featuring the latest architectural styles and finishes,” and the county roll counts 26 homes built in 2004 or later.
Yes. Neither the master Declaration nor the Woodlake Declaration contains a pet provision; pet rules come from the BBCA Rules and Regulations, which are delivered with the association documents. Each Bonita Bay park has a pet water station, and the 12 miles of paths are popular for dog walking. Keep dogs away from lake edges, where alligators live.
Lee County uses proximity-based school choice rather than a single school per address. Under the district’s most recent published plan, nearby options include Spring Creek Elementary, Bonita Springs Middle and Bonita Springs High, and private options in the area include Community School of Naples and Seacrest Country Day School. Confirm an address’s zones with the School District of Lee County.
Southwest Florida International Airport (RSW) is north of Bonita Springs in Fort Myers, reached by US 41 or Interstate 75. Drive times vary widely with season and time of day, so we do not publish a minute figure; test the drive during a winter visit if airport access matters to your plans.
The Bonita Bay Marina is a semi-private, full-service marina on the Imperial River with direct access to Estero Bay and the Gulf, created and owned by resident investors. It has 326 dry storage spaces for boats up to 36 feet and 98 wet slips for vessels up to 16,000 pounds, plus a ships store, launch, fuel and repair. Slip fees are not published.
The Bonita Bay Community Association is the mandatory master association: every owner is a member, pays its assessment and uses its beach, parks, paths and patrol. The Bonita Bay Club is a separate, optional, member-owned club with its own fees covering golf, tennis, pickleball, fitness and dining. The marina is a third, separately owned entity.
Yes. The BBCA describes Bonita Bay as the largest gated community in Southwest Florida to obtain a Blue Zones Recognized Community designation, and it ties resident clubs to Blue Zones principles such as purpose, belonging and moving naturally. The BBCA says residents host more than 30 clubs.
Yes. Woodlake is inside Bonita Bay’s gates, and the BBCA runs a Community Patrol inside the community. Guest and vendor access procedures, resident credentials and contractor rules are set by the association and delivered with the association documents.
Property tax depends on each parcel’s assessed value and exemptions, and Florida’s homestead exemption and assessment cap reduce taxable value for primary residents. At Woodlake’s price levels taxes are a significant annual line. Check the specific parcel on the Lee County Property Appraiser site and its bill with the Lee County Tax Collector; Bonita Bay carries no CDD line.
These additional buyer questions cover Bonita Bay’s overall scale, the nearest emergency care, and Woodlake’s long-term value and livability, answered from the BBCA’s January 2026 brochure, official health system and city sources, and the Lee County deed record cited throughout this page.
About 2,400 acres with 3,346 residences across condominiums, high-rises, coach homes and single-family neighborhoods, according to the BBCA’s January 2026 brochure. The BBCA says less than half of the available land is developed, and it lists 12 miles of walking and biking paths, three waterside parks and a Private Beach.
The NCH Bonita freestanding emergency department is at 24040 S. Tamiami Trail in Bonita Springs, and Lee Health’s Coconut Point freestanding emergency department is at 23450 Via Coconut Point in Estero. The nearest full hospital to the south is NCH North Naples Hospital at 1501 Immokalee Road, Naples.
Finite supply is the core: 113 platted lots, no new land, and covenants that fix single-family use. The county record shows Woodlake lots alone trading at $1,540,000 and $1,785,000, new homes recording up to $5,945,000, and resale prices that climbed from “approaching the $1 million mark” in 2006 to a $1,750,000 median in the latest 24 months.
For buyers who want land, privacy and a mature canopy inside a gated community, yes. Woodlake offers large homesites, an optional rather than mandatory club, the BBCA’s Private Beach, parks and paths, and a neighborhood small enough to feel like a community within a community. Buyers should weigh the flood zone, insurance and ongoing rebuilding nearby.
The seller questions below are the ones Woodlake owners ask us most, answered from the Lee County qualified-deed record, the Southwest Florida MLS pull of September 2026, the recorded Woodlake Declaration and the Bonita Bay governing documents. Every figure names its window, and none of these answers depends on a number that is not published.
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 the 5 Star Award for Customer Satisfaction for 21 straight years from Gulfshore Life Magazine. For this guide we tracked every qualified Woodlake deed, read the 1985 Woodlake Declaration and measured the flood zone at nine Woodlake addresses, and we price each home against the comparable set that actually fits it.
It depends first on which Woodlake market your home belongs to. In the 24 months since September 2024, original homes built from 1987 to 1991 recorded a $1,725,000 median, from $1,212,500 to $2,500,000, while new homes recorded $4,800,000 and $5,945,000 and a 2015 home $2,000,000. Your size, lot, view, flood zone at the structure and condition then place your home within that band.
Seven qualified Woodlake resales were recorded in the 12 months since September 2025: $1,750,000, $1,615,000, $4,800,000, $1,400,000, $1,212,500, $1,700,000 and $1,792,000, for $14,269,500 in volume and a $1,700,000 median. Six of the seven were original-era homes or land; the $4,800,000 sale was a home completed in 2025.
The Southwest Florida MLS, September 2026 pull shows a $1,792,000 median from five closings, while the county’s 12-month median is $1,700,000 from seven deeds. The MLS set misses two county-recorded sales, and for one January 2026 closing the county deed records $1,400,000 of consideration while the MLS carries a $4,535,000 reported closing price. The county records deed consideration; the MLS records the reported closing price.
The 14 qualified sales of homes built from 1987 to 1991 in the 24 months since September 2024 are the core comparable set, at a $1,725,000 median and about $561 per heated square foot. Weight the seven deeds recorded since December 2025 most heavily, then adjust for size, condition, roof, windows, lot and view. The new-home deeds are not comparables for an original home.
For many original Woodlake homes, both, and the lot sets the floor. Two vacant Woodlake lots recorded qualified land sales of $1,785,000 in November 2024 and $1,540,000 in September 2025, and the lowest improved Woodlake deed in 24 months was $1,212,500. A buyer who plans to rebuild prices the lot, its setbacks, its view and its flood zone, so we market those alongside the house.
Usually not a full renovation. The same 1991 Woodlake Drive home recorded $1,212,500 in February 2026 and $1,700,000 in May 2026, which shows how much condition and presentation can move a price, but a major remodel of an AE-zone home can trigger the City of Bonita Springs 50% substantial improvement rule. Targeted repairs, a current roof and wind mitigation report, and strong presentation usually return more than a remodel.
Consider both buyer types. The county record shows Woodlake parcels that changed hands for $1,000,000 to $1,800,000 and later recorded $4,695,000 to $5,945,000 as new homes, so rebuild buyers are an active part of this market. A rebuild buyer values your lot, frontage, view, flood zone and the Declaration’s 35-foot height and setback rules; an owner-occupant values your home’s condition. We market to both at once.
The Southwest Florida MLS, September 2026 pull shows a 47-day median days on market for Woodlake’s five closings in the 12 months to September 30, 2026, with a median sale-to-list ratio of 98.1%. The one active Woodlake listing on the September pull, a new home at $5,499,000, had been on the market 176 days. Pricing against the right comparable set is what keeps a Woodlake home moving.
The Southwest Florida MLS, September 2026 pull puts the median Woodlake sale-to-list ratio at 98.1% across five closings in the 12 months to September 30, 2026. On a multi-million-dollar home, that gap from list price is real money, and it is the reason list price matters: a Woodlake home priced correctly from day one tends to sell near its asking price.
The record supports a seller who prices correctly. Only one Woodlake home was listed on the September 2026 MLS pull date, seven qualified resales were recorded in the last 12 months, and no new land can be added to the 113 platted lots. A seller priced off the right comparable set faces little direct competition; a seller priced off the new-home deeds competes with new construction.
New homes that recorded $3,895,000 to $5,945,000 since 2022 have raised the value of the land under every Woodlake home, and 20 homes completed from 2019 through 2025 show buyers want this address. A buyer compares your original home with a new home on price per square foot, so your home competes on land, canopy, immediate availability and price rather than on finishes.
It can. Woodlake Drive carries 96 of the 108 homes, including the part of Block A that adjoins the golf course under the Declaration’s 20-foot easement, while Royalfern Court (7 homes) and Lakepointe Way (5 homes) are short streets with less traffic. Lake, golf, preserve or wooded frontage usually matters more than the street name, and we price the specific lot.
Views are one of the adjustments we make within the comparable set, because buyers pay for what the lanai faces. The Woodlake Declaration covers lake tracts G and H and Tract J, and Lots 5 through 27 of Block A adjoin the golf course. A lakefront or golf-front lot, especially one suited to a rebuild, commands attention that an interior lot must earn on price.
Yes, through the buyer’s insurance quote. Our nine measured Woodlake points split between Zone AE (base flood elevation 9 or 10 feet) and shaded Zone X, and the City notes that each foot above the base flood elevation cuts the flood premium by nearly 50% while each foot below doubles it. An elevation certificate at listing turns that question into a number buyers can trust.
Yes, if you do not have a current one. Six of the nine Woodlake points we measured are in Zone AE, where flood insurance is required for a federally backed mortgage, so almost every buyer’s lender or insurer will ask. Having the certificate ready lets buyers get flood quotes during the inspection period instead of after, which protects your contract.
Yes. The county roll dates 82 Woodlake homes to 1985 through 1995 and 26 to 2004 or later, and the two groups trade in different bands. For an original home, buyers look at the age of the roof, windows, HVAC, pool equipment and electrical; for a newer home, they compare finishes and elevation with the most recent builds.
Heated living area on the Woodlake roll runs from 2,179 to 5,453 square feet, and original homes in the 24-month county record sold for about $561 per heated square foot at the median. Size matters within each group, but lot, condition and flood zone often move a Woodlake price more than a few hundred square feet, so we never price from square footage alone.
Florida law requires a seller to disclose known facts that materially affect a home’s value. If your Woodlake home had storm damage, disclose it with the repair permits, receipts and any insurance claim records. Documented, permitted repairs build buyer confidence; undisclosed issues found at inspection put the contract at risk.
Yes, under the BBCA’s Open House Guidelines. Open houses need the listing agreement and a request sent to the BBCA with at least 72 hours’ notice, run Monday to Saturday 9 to 5 and Sunday 1 to 4, and use the BBCA sign standard. We handle the notice and scheduling as part of the listing so the open house fits the rules.
Signs follow the BBCA standard under its Open House Guidelines, and SOLD signs are not allowed. Signs are also barred on golf courses, bike paths and certain entrance corners. Because Woodlake sits deep inside the gates, most buyers find a listing online first, so professional photography, video and a clear description of the lot matter more than the sign.
Under §12.13 of the master Declaration, the owner transferring title must obtain and deliver the disclosure summary required by §720.401 of the Florida Statutes. The estoppel certificate from the Bonita Bay Community Association states current assessments and any charge due at closing. We order both early so the buyer’s review does not delay your closing.
The recorded 2011 master Declaration contains a buyer-paid resale reserve assessment, and a later BBCA written statement describes a different formula; no recorded amendment reconciling the two has been located, so we do not publish either as the current charge. The estoppel certificate states exactly what is due at a Woodlake closing and who pays it.
BBCA membership passes to the buyer automatically at purchase, and no Woodlake neighborhood association was found on the public record, so there is no neighborhood approval step on the public record. Any approval requirement would come from the governing documents, which we read at listing so nothing surprises your closing date.
Club membership is optional and separate from the home, so the sale does not depend on it. How a selling member’s membership ends, transfers or is refunded is set by the Club’s own membership documents, which are not public. Ask the Club’s membership office before you list, and tell buyers whether you are a member.
The home and the membership are sold separately, so a Club membership does not convey with a Woodlake home. Some buyers want golf and will ask about the Club’s current membership availability, and others value Woodlake precisely because membership is optional. We present the Club as a choice the buyer makes, not a condition of the purchase.
The Southwest Florida MLS, September 2026 pull showed one active Woodlake listing, a new home at $5,499,000 that had been on the market 176 days, down from two in the June 2026 pull. With 108 homes and one listing, an original Woodlake home priced from the right comparable set faces almost no direct competition from other original homes.
In Lee County the seller customarily pays for the owner’s title insurance policy and the documentary stamp tax on the deed, which is 70 cents per $100 of the price, plus the negotiated commission, prorated property taxes and any amounts the estoppel certificate shows. The purchase contract controls who pays what, and your title company prepares the final net sheet.
That depends on your basis, how long you owned and lived in the home, and your tax situation, so it is a question for your tax advisor rather than a listing agent. Woodlake homes bought decades ago can carry large gains, and new homes carry high construction basis; bring your purchase and improvement records to that conversation early.
Both work. Furnished sales appeal to out-of-state buyers looking for a ready seasonal home, while an unfurnished original home shows its space and lot better to a buyer who plans to renovate or rebuild. We decide with you based on which Woodlake buyer your home is most likely to attract.
Buyer traffic in Southwest Florida builds through the winter season, so many Woodlake sellers prepare in late summer and list ahead of it. The record also shows Woodlake closings through the year: qualified deeds were recorded in December, January, February, May and August in the last 12 months. Correct pricing matters more than the calendar.
Yes. Some Woodlake owners prefer a quiet sale, and with rebuild buyers active in the neighborhood a targeted approach can work. The trade-off is exposure: a home that never reaches the full market may leave money on the table. We lay out both paths with the comparable deeds so you can choose with the numbers in front of you.
For an original home that will be bought to live in, light staging, repairs and professional photography usually pay for themselves. For a home most likely to sell to a rebuild buyer, spend on documentation instead: a survey, an elevation certificate and the lot’s Declaration setbacks. We recommend the approach that fits your home’s likely buyer.
Yes. A Woodlake listing layers the Woodlake Declaration, the master Declaration, BBCA design review, open house and sign rules, flood-zone and elevation questions, and a market split between original homes, lots and new construction. Generic luxury-market knowledge misses those details, and on a multi-million-dollar home each one can move the price.
Every Woodlake fact on this page comes from a recorded plat or instrument, a county, city, state or federal record, the Bonita Bay Community Association or Bonita Bay Club’s own published pages, the Woodlake residents’ website, a named news report, or the Southwest Florida MLS figures pulled in September 2026. Sources were accessed in September 2026 unless a date is shown; recorded instruments are cited by book, page and instrument number in the text.
The Plat of Bonita Bay Unit One (Plat Book 36, Pages 101 to 112, 1985) and the Declaration of Protective Covenants and Restrictions for Woodlake at Bonita Bay (dated April 3, 1985, Official Records Book 1778, Page 3609, Clerk’s instrument 1930051) are public records at the Lee County Clerk of Court, retrieved by book and page. The current master Declaration (Instrument 2011000142834) and BBCA By-Laws (Instrument 2020000126919, corrected by Instrument 2020000134238) are retrieved the same way.
Southwest Florida MLS figures on this page (Woodlake closings, days on market, price per square foot, active listings and rentals) are from the pull dated September 30, 2026; the June 2026 pull is cited only as a dated comparison for its active-listing count and 97.9% average sale-to-list ratio. County deed records are through September 2026.
The official documents below are published by FEMA, Lee County, the City of Bonita Springs, the School District of Lee County and the Bonita Bay Community Association. They are the documents we read for this page, and the ones a Woodlake buyer or seller should read before signing. Each link opens the issuing authority’s own copy.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Flood Insurance Study, Lee County and Incorporated Areas, Volume 1 (12071CV001D) | FEMA, hosted by Lee County | Revision effective March 2, 2027 | Countywide flood study; City of Bonita Springs is NFIP community 120680 | |
Letter of Final Determination to Lee County | FEMA, hosted by Lee County | September 2, 2026 | The 2027 revision of six unincorporated panels, none of them Woodlake’s | |
Ordinance No. 22-05, Flood Hazard Reduction | City of Bonita Springs | 2022 | City floodplain rules that apply to Woodlake permits and rebuilds | |
Substantial improvement and damage toolkit | City of Bonita Springs | Revised May 25, 2024 | How the City applies the 50% rule to flood-zone homes | |
CRS Floodplain Management Plan, FY 2025-26 progress report | City of Bonita Springs | FY 2025-26 | The program behind the Class 5, 25% NFIP discount | |
Evacuation Zone A fact sheet | Lee County Emergency Management | Current posting | What Zone A means and when it evacuates | |
2023 Evacuation Zones and Public Shelters map | Lee County Emergency Management | 2023 | Zones A to E countywide, routes and shelters | |
Mandatory flood insurance information | Lee County DCD | Current posting | When flood insurance is required in AE and VE zones | |
Zoning District Map Book | City of Bonita Springs | July 6, 2011 | Zoning districts by map sheet within city limits | |
Student Enrollment Plan 2025-2026 | School District of Lee County | 2025 | Elementary Zone Q, middle Zone GG and the South high school choice zone | |
Media Brochure, January 2026 | Bonita Bay Community Association | January 2026 | 2,400 acres, 3,346 residences, 12 miles of paths, separately owned Club and Marina | |
Open House Guidelines | Bonita Bay Community Association | Current posting | Open house hours, 72-hour notice, sign standard, no SOLD signs | |
Street and Neighborhoods | Bonita Bay Community Association | Current posting | Woodlake Drive, Lakepointe Way and Royalfern Court in the BBCA street table | |
Neighborhoods map | Bonita Bay Community Association | Current posting | Where Woodlake sits among Bonita Bay’s neighborhoods | |
Tropical Cyclone Report: Hurricane Ian | NOAA National Hurricane Center | 2023 | The official record of Hurricane Ian |
The recorded Woodlake Declaration (Official Records Book 1778, Page 3609) and Plat of Bonita Bay Unit One (Plat Book 36, Pages 101 to 112) are public records at the Lee County Clerk, retrieved by book and page; the master Declaration (Instrument 2011000142834) and BBCA By-Laws (Instrument 2020000126919) are retrieved by instrument number. They also come with the association documents at sale.
Market data from Southwest Florida MLS, pulled September 2026. County sales and parcel records from the Lee County Property Appraiser, dated September 2026. McGreevy and Comisar, Best Realtor for Woodlake. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
