Cordova at Spanish Wells

What Cordova at Spanish Wells Is

Cordova at Spanish Wells is a gated enclave of 128 single-family homes built between 2014 and 2018 inside Spanish Wells Golf and Country Club in Bonita Springs, Florida. It occupies four streets, sits in ZIP 34135, and is the one neighborhood in Spanish Wells where buying a home carries a required club membership.

That last sentence is why most people arrive on this page, and we answer it in full in the membership section below. Everything else here comes from primary records: the Lee County parcel roll, the Florida Division of Corporations, FEMA, the Lee County Property Appraiser’s millage book, and the builder’s own archived sales material. Cordova is one of eight subdivisions inside Spanish Wells, and Spanish Wells is one of the older gated golf communities in Bonita Springs.

The 128 homes and the four streets they sit on

Cordova is exactly 128 single-family residential parcels. Not “about 130,” not “roughly 125.” The Lee County parcel roll, queried 2026-09-04, returns 128 single-family parcels plus one right-of-way parcel inside the community’s block and build-year boundary.

Those 128 homes are distributed across four streets:

Almost every description of Cordova published anywhere names three streets and stops. Tasca Drive is real, eight families live on it, and it was Toll Brothers’ own sales-center address during the build. Its omission from the standard description is the kind of error a resident spots immediately, and it is a useful signal about how thin most of the published material on this neighborhood is.

When it was actually built, and why the range misleads

“Built 2014 to 2018” is true and gives the wrong impression. The county’s year-built field, across all 128 parcels, distributes like this:

116 of 128 homes, or 90.6 percent, went up in the first three years. The 2017 and 2018 remainder is thirteen homes, the tail of a build that was substantially finished by the end of 2016. Cordova is functionally a 2014 to 2016 neighborhood. It is finished, it has been finished for years, and nothing in it is under construction.

Where Cordova fits inside Spanish Wells

Spanish Wells is a master community of roughly 1,351 units across eight subdivisions, and it is more mixed than its reputation suggests: about 805 units sit in the county’s base Spanish Wells subdivision polygon as single-family homes, and roughly 546 are attached or condominium product across Marbella, Las Brisas, Puesta del Sol and the golf condominiums. That county polygon is a geographic bucket that includes Cordova’s own 128 homes, which is a different thing from the MLS’s “base” market segment further down this page, and that segment excludes them. Cordova is 128 of those units, or about 9.5 percent of the community, and it is the newest single-family product inside the gates by roughly a decade. If you want to talk through where Cordova sits against the other seven subdivisions, call us at (239) 898-6072.

Where Cordova Sits, and It Is West of I-75

Cordova sits in eastern Bonita Springs, between US-41 and Interstate 75, roughly two to three miles west of the interstate. The main approach is Exit 116, Bonita Beach Road, heading west toward the Gulf, then north on Old US 41 to the Spanish Wells gate. It is an inland location, not a coastal one, and not an east-of-the-interstate one.

The geography, stated precisely

Spanish Wells’ east edge sits approximately 2.2 miles from I-75 and its west edge approximately 3.3 miles from it. The community is bracketed by US-41 on the west and the interstate on the east, which places it in the older, more established band of Bonita Springs rather than in the newer eastern corridor.

Toll Brothers’ own 2016 community page gave the driving directions in these words: “From I-75: Take Exit 116 (Bonita Beach Rd.) and head west on Bonita Beach Rd. toward Bonita Springs/Gulf Beaches. Travel approximately 2 miles, then turn left onto Old US Hwy. 41. The entrance to Cordova at Spanish Wells will be approximately 1 mile on the right.” (Toll Brothers community page, Internet Archive snapshot dated 2016-11-01.)

The same page listed the community’s coordinates as 26.3178, -81.7891, and described the Cordova entrance as “a private gated community entrance located off Old US Hwy 41.”

What that position actually buys you

Being west of the interstate rather than east of it has real consequences in this market. It puts you closer to the Gulf beaches, closer to Old 41 and downtown Bonita Springs, and inside the part of the city that was built out first and therefore has mature landscaping, established road capacity and no active construction corridors. It also puts you at a lower elevation profile than the far eastern developments, which matters to the flood discussion further down this page.

It is worth being blunt about the tradeoff, too. Bonita Beach Road backs up badly in season, and any drive time toward the beach between January and April looks nothing like the same drive in August. We publish drive times only when they are labelled free-flow or in-season, because an unlabelled number is misleading in both directions.

The Homes: Five Plans and the County’s Own Measurements

Toll Brothers sold five floor plans at Cordova: Biella, Massiano, Serino, El Paso and Saviero. The finished neighborhood measures, across all 128 homes, 2,050 to 3,013 square feet of heated area with a median of 2,224, on lots of 0.172 to 0.391 acres with a median of 0.193. Every home has a garage and 113 of the 128 have a pool.

The five Toll Brothers plans, as marketed in 2016

Source: Toll Brothers’ own Cordova at Spanish Wells page, Internet Archive snapshot dated 2016-11-01 08:21:41 UTC.

The builder’s 2016 base prices ran from $407,995 to $482,995. Those figures are historical. They describe what a new home cost from the builder a decade ago and they have no bearing on what a Cordova home is worth today. We publish them because they document the product hierarchy, not because they are a price guide.

What the county actually recorded, home by home

The marketed plan sheet tells you what was offered. The parcel roll tells you what got built. All figures below are from the Lee County parcel roll, retrieved 2026-09-04, across all 128 parcels.

Every one of those medians rests on an even-numbered set of 128, which means each is the average of the two middle values rather than an observed home. For heated area the middle pair is 2,224 and 2,224, identical, so the median legitimately equals a real home’s size. For total area the middle pair is 4,131 and 4,145. For JUST value it is $720,695 and $721,741. For lot size it is 0.193 and 0.193. We state that because a median quoted without its count and its parity is a number you cannot check.

Note also that the county’s minimum heated area, 2,050 square feet, sits eight square feet under the Biella’s marketed 2,058 base, and the maximum, 3,013, sits well above the Saviero’s 2,950 base. Toll Brothers sold “hundreds of design and structural options,” and the spread between marketed base and as-built area is what those options look like in a government record.

Bedrooms, baths, pools and garages

Cordova is overwhelmingly a three-bedroom, two-and-a-half-bath neighborhood: 102 homes at three bedrooms and 90 at 2.5 baths. Four-bedroom homes are the scarcest configuration at eleven, which is worth knowing if that is your requirement, because eleven homes out of 128 means a four-bedroom Cordova listing is a genuinely uncommon event.

Lake, Golf, or Neither: The Lot-Position Split

The Lee County parcel roll codes each Cordova lot’s land use three ways. Sixty lots, or 46.9 percent, are coded single-family residential lake. Forty-two lots, or 32.8 percent, are coded single-family residential golf course. The remaining 26 lots, 20.3 percent, carry neither designation. Nearly half of Cordova is lake-coded and roughly a third is golf-coded.

The split, and what the county is and is not telling you

Source: Lee County parcel roll, LANDUSEDES field, retrieved 2026-09-04.

This is the county’s land-use classification, not a view appraisal. A lot coded LAKE abuts water as the county maps it. That is not a promise about what any particular window sees, how wide the water is, or whether a hedge, a lanai cage or a neighbouring roofline sits in the sightline. Treat the coding as a reliable statement about lot position and treat the view itself as something to stand in the room and judge.

We publish this split because no competing description of Cordova carries it. Getting it requires a parcel-level query against the county rather than a read of a listing feed, and listing feeds do not carry a land-use field.

Why the split matters when you are pricing or shopping

102 of Cordova’s 128 lots carry a county lake or golf-course land-use coding, which is four out of five. That is unusually high for a 128-lot enclave, and it compresses the premium: when lake and golf codings are the norm rather than the exception, the pricing gap between a premium lot and a standard interior lot behaves differently than it does in a community where only a quarter of lots have a feature. The coding describes where the parcel sits, not what any particular window sees.

For a seller, it means the 26 interior lots are the ones where the lot argument has to be won on something else, usually condition, plan and orientation. For a buyer, it means the inventory that comes to market in any given quarter is more likely than not to carry a lake or golf coding, so waiting for one is a shorter wait than it would be elsewhere. If you want the current picture on which lot positions are available, call (239) 898-6072.

Single-Storey Living, and the Four Exceptions

Cordova is a single-storey neighborhood. The Lee County parcel roll records 124 of the 128 homes at one storey. Two homes are recorded at two storeys and two at one-and-a-half. That is 96.9 percent single-storey, which is a stronger and more checkable statement than any adjective about the community’s character.

The storey count, and a cross-check worth reading

Source: Lee County parcel roll, MAXSTORIES field, retrieved 2026-09-04.

Here is the part worth pausing on. Of Toll Brothers’ five Cordova plans, four are single-storey and exactly one, the Saviero, is two-storey. The builder’s own 2016 plan copy describes the Saviero’s “inviting two-story Foyer” and its “loft and large bonus room on the second floor,” while the other four plans are marketed as single-storey with a first-floor master.

Only the Saviero was two-storey, and the county records just two two-storey homes out of 128, which suggests the Saviero was the rarest plan sold here rather than that the two records map one to one onto it. Two further homes are recorded at one-and-a-half storeys, which no marketed Toll Brothers plan accounts for. We publish that as a plausible reading of two independent records, a private marketing document and a public government one, rather than as a confirmed match.

The first-floor primary suite question, answered honestly

Cordova’s inherited marketing copy has long said the homes “include a first-floor master suite.” Toll Brothers’ 2016 page did say exactly that: “Luxury features include a first-floor master suite, granite countertops, stainless steel appliances, tile roofs, and more.” The Saviero plan copy separately states “First floor master bedroom encompasses a charming coffered ceiling.”

So the claim is builder-supported. What it is not is county-verified for any individual home. The county roll records how many storeys a structure has and says nothing whatsoever about where the primary suite sits inside it. For the 124 single-storey homes the question is trivial. For the four homes that are not single-storey, we cannot confirm it from a public record, and we are not going to publish a blanket claim about all 128 homes that rests on a decade-old sales page.

The honest version, and the more useful one, is the storey split itself. If a first-floor primary suite is a requirement for you, verify it on the specific home, from the plan or the listing, before you write an offer.

Who Built It, and Why “Never Platted” Matters

Toll Brothers built Cordova at Spanish Wells. The county’s owner-care-of field reads TOLL BROS INC on 23 of the 24 HOA-owned common tracts, and the builder’s own archived community page names the neighborhood directly. More unusually, Cordova was never platted through Lee County’s plat-book system. It was recorded by instrument, in two phases.

The builder, confirmed two ways

Cordova’s homeowners association owns 24 common tracts totalling 28.18 acres. On 23 of those 24, the Lee County parcel roll’s O_CAREOF field reads TOLL BROS INC. That is a government record naming the builder, independent of any marketing.

The second confirmation is the builder’s own page, archived by the Internet Archive on 1 November 2016, which describes the community in its own words: “Cordova at Spanish Wells by Toll Brothers is the only new community of luxury single-family homes with natural gas available within the highly sought-after Spanish Wells Golf and Country Club.”

We name Toll Brothers for Cordova because we can prove it from two source classes. We do not name a builder for any other Spanish Wells neighborhood, because for those neighborhoods we have not done the same work, and a builder attribution we cannot prove is worse than no attribution at all.

Recorded by instrument, not by plat

Every legal description for a Cordova lot references a recorded instrument number rather than a plat book and page. Phase 1 lots reference Instrument #2014000067721. Phase 2 lots reference Instrument #2015000047271, in the form “CORDOVA AT SPANISH WELLS PHASE 2 AS DESC IN INST# 2015000047271.”

The county’s own neighborhood-and-areas GIS layer corroborates this from the other direction: Cordova has no polygon of its own. It sits inside the base Spanish Wells subdivision polygon, NBHD-10645, which is exactly what you would expect of a community that was never separately platted.

Why an instrument recording is worth knowing about

This is genuinely unusual for a Florida subdivision of this size, and it has practical consequences.

First, it explains why Cordova is hard to research. Standard searches keyed to subdivision plats do not find it as a distinct entity, which is one reason the published material on the neighborhood is thin and why a fourth street went unrecorded in every prior description.

Second, it affects title work. Your title company will pull the instrument rather than a plat page, and the legal description on your deed will read as an instrument reference. That is normal here and is not a defect, but it is worth knowing before you see it for the first time on a closing document.

Third, it means the substantive governing terms, the covenants, the architectural control provisions and the assessment mechanics as originally declared, live inside those two instruments. We have the instrument numbers, corroborated across the parcel roll, the MLS legal descriptions and title-work patterns. We have not read the instrument text itself, because the Lee County Clerk’s official records portal blocked automated access on 2026-09-04. If you want the recorded documents, request Instrument #2014000067721 and #2015000047271 from the Lee County Clerk of Courts, or ask your title company to pull them during due diligence. We say that plainly rather than paraphrasing a document we have not read.

The Membership Question: The Three-Part Answer

Buying a home in Cordova carries a required membership at Spanish Wells Golf and Country Club. That obligation is published by the club itself and is unique to Cordova among the eight Spanish Wells subdivisions. What is not published anywhere, by anyone, is which membership category a 2026 Cordova buyer is currently required to take. The membership office is (239) 992-5100.

This is the highest-intent question on the page and it deserves to be answered carefully, because almost everything written about it elsewhere is either vague or wrong.

Part one: the obligation exists, and the club says so in its own words

The Spanish Wells Golf and Country Club FAQ page states, verbatim: “If I buy a house in Spanish Wells, do I have to become a member of the Club? If you buy a house in Cordova you are required to have a membership to the Club. If you buy a house in any other subdivision other than Cordova, you are not required to obtain a membership to the Club.” (Spanish Wells Golf and Country Club FAQ, spanishwellscountryclub.com/faqs, accessed 2026-09-04.)

That is current, first-party, and unambiguous. Cordova buyers take a membership. Buyers in the other seven subdivisions do not have to.

The same FAQ separately answers the community-structure question this way: “Is Spanish Wells a bundled community? Spanish Wells is made up of 8 different subdivisions. There is only one bundled community in Spanish Wells and that is Cordova.”

Read that carefully. The club’s word is “bundled community,” and its own definition of that phrase, given in the adjacent answer, is that a membership is required. It does not name a category, and it says nothing about golf privileges. That distinction matters, because the shorthand a Florida buyer usually hears carries a specific meaning, full golf privileges included in the purchase, and nothing published by the club supports that reading at Cordova.

Part two: the builder’s 2016 offering specified a Social Membership

Toll Brothers’ own Cordova community page, captured by the Internet Archive on 1 November 2016, lists the community’s features as a bulleted set. The relevant bullet reads, in full and verbatim:

“Social Membership to Spanish Wells Golf and Country Club.”

That is the entire bullet. No qualifiers, no mention of golf access, no mention of bundling. It appears in the same feature list as the gated entrance off Old US 41, the natural gas service, and the tile roofs.

This is a real, dated, primary-source fact about what Toll Brothers offered a new-construction buyer in November 2016. It is not a fact about 2026. A membership category that a builder attached to a new-home purchase nine years ago tells you what the original offering was. It does not tell you what the club requires of a resale buyer today, and the club has restructured nothing publicly one way or the other in the interim that we can document.

Part three: nobody publishes the currently required category

We looked. The club’s public materials confirm the obligation and name no category. The Spanish Wells Community Association publishes no membership schedule. Cordova’s own homeowners association maintains no public web presence, and its management company’s resident portal is gated. Sunbiz records the corporate entities and nothing about club membership. There is no primary source, anywhere we could reach on 2026-09-04, that states which of the club’s membership tiers a Cordova purchase currently requires.

So we will say it in those words: the currently required membership category at Cordova is unknown to us, and it is not published by the club, the master association, or the neighborhood association. The route to the answer is the membership office at (239) 992-5100.

We also will not publish an initiation fee, a dues figure, or a food-and-beverage minimum from any secondary source. Membership pricing at a semi-private Florida club changes, is frequently misreported by aggregators, and is the single most expensive thing on this page to get wrong. Call the membership office and get it from them, in writing, before you go under contract.

And the club is semi-private, with a public golf course

One more correction that belongs here, because it is the most common error made about Spanish Wells. The club’s FAQ states: “Is Spanish Wells a Private or Equity Club? No, Spanish Wells is not an Equity Club. We are a Semi-Private Club with our golf course open to the public and the rest of our amenities are reserved for our members.”

Spanish Wells is semi-private, not a club restricted to members alone. The 27-hole golf course takes public play. The clubhouse, pool, fitness centre, tennis and bocce are member amenities. The association’s own About page uses the looser phrase “a private country club,” which is association copy rather than a governing document and does not override the club’s own operating description.

What the HOA Is and How It Sits Under SWCA

Cordova has its own homeowners association, Cordova at Spanish Wells Homeowners Association, Inc., a Florida not-for-profit filed 20 June 2013 and currently ACTIVE, Sunbiz document number N13000005757. It sits beneath the master association, Spanish Wells Community Association, Inc., document number N94000004941, filed 7 October 1994. Two associations, two sets of obligations.

The Cordova association’s corporate record

Source: Florida Division of Corporations, search.sunbiz.org, Detail by Entity Name for N13000005757, accessed 2026-09-04.

Two details are worth pulling out. First, the association filed in June 2013, more than a year before the first homes were completed, which is the normal sequence: the developer incorporates the association, records the declaration, and then builds. Second, every officer and director lists the management company’s address rather than a home address, meaning Cordova is professionally managed by Cambridge Management rather than self-managed.

The association has filed an annual report every year from 2015 through 2026 without a gap. The event log does show a Reinstatement on 7 October 2014, roughly eight months after a Name Change in February 2014, which ordinarily indicates the entity briefly lapsed and was restored. That is a routine administrative pattern for Florida not-for-profits and Sunbiz does not narrate the cause. We flag it because it is in the public record, not because it indicates a governance problem.

The master association above it

Spanish Wells Community Association, Inc. was filed 7 October 1994, is ACTIVE, and last amended and restated its articles on 13 July 2020. Its registered agent is the law firm Goede, DeBoest and Cross, PLLC of Fort Myers, and its principal address is 9821 Treasure Cay Lane, inside the community. Unlike Cordova’s board, SWCA’s officers list the community’s own address, which is what you would expect of a resident-governed master board.

SWCA is the master for all eight Spanish Wells subdivisions. Cordova’s association handles Cordova’s own common property, which is 24 tracts totalling 28.18 acres, while SWCA handles community-wide obligations. The club’s own FAQ directs the public to SWCA for fee questions: “Please contact SWCA at 239.319.1288 for any questions about HOA fees.”

The master declaration is recorded and published, and we have read it: Instrument #2020000173663, the Third Amended and Restated Declaration of Protective Covenants for Spanish Wells, 41 pages, recorded 29 July 2020, posted by SWCA itself as a recorded instrument image on its own resident portal. That is the document the hole count and the leasing rules on this page are cited to.

What it does not spell out is the cost-sharing formula between SWCA and Cordova’s own association, which of the two collects which assessment, or Cordova’s specific obligations to SWCA. That is the real gap and we are naming it narrowly: the master-to-sub cost-sharing structure at Spanish Wells is not published anywhere we could reach, and the route to it is a direct request to SWCA at 239.319.1288.

Fees, Assessments and What Closing Actually Costs

Neither Cordova’s association nor the master association publishes a fee schedule. No dues figure, estoppel fee, transfer fee or capital contribution for Cordova appears on any primary source we could reach on 2026-09-04. This is normal for Florida HOAs and is not a warning sign, but it does mean a specific number has to come from the association, not from a listing feed.

What we can and cannot tell you about the money

What is documented: Cordova carries a required club membership on top of both association assessments. Cordova’s own association is professionally managed by Cambridge Management and maintains 28.18 acres of common tracts. SWCA is the point of contact the club itself names for HOA-fee questions, at 239.319.1288.

What is not documented anywhere we could verify: the dollar amount of Cordova’s annual or quarterly HOA assessment, the SWCA master assessment, the estoppel fee, the transfer or capital-contribution fee, and any reserve funding position.

Figures for Cordova’s HOA dues circulate in syndicated listing content, generally described as several thousand dollars annually and sometimes described as inclusive of the club obligation. We are not repeating a number we cannot attribute to the association, the master association, or the management company. A dues figure that is wrong by a thousand dollars a year changes a buyer’s carrying cost materially, and syndicated content is not a source we will stake that on.

How to get the real numbers before you commit

The sequence that works is straightforward. Request the estoppel certificate through your title company as soon as you are under contract, because that document is the association’s own binding statement of what is owed and what the transfer costs are. Ask Cambridge Management for Cordova’s current budget, the assessment schedule and the most recent reserve study. Ask SWCA at 239.319.1288 for the master assessment. And call the club’s membership office at (239) 992-5100 for the membership category, initiation and dues, which is a separate obligation from either association and is the one most likely to surprise a buyer who assumed HOA dues covered it.

Three phone calls, made in the first week of a contract, will give you a complete and accurate carrying cost. We walk clients through exactly that sequence, and if you would like us to do it with you, call (239) 898-6072.

Talk to us before you price it

Cordova is the fastest-selling segment in Spanish Wells, at a 40-day median days on market against the community’s 71, and it is also the segment where an MLS-only comparable set is most likely to understate what your neighbors actually got. Two of the last ten qualified Cordova deeds are absent from our Development-scoped MLS pull, and both closed above one million dollars. We pull the county deed record alongside the MLS for every Cordova valuation we do, because on this street the difference between those two views is $58,500 on the median.

If you own in Cordova and want to know what your home is worth in this market, start with a free home valuation and we will come back with both populations, your lot’s county coding, and a defensible range rather than a single flattering number.

If you are buying into Cordova, start with our buyer guide and we will tell you which of the four streets, which lot classifications, and which of the five Toll Brothers floor plans fit what you are after.

Either way, the fastest route is the phone. Call (239) 898-6072.

No CDD, and What That Means

Cordova carries no Community Development District. The Lee County Property Appraiser’s 2025 Taxing District Millage Book places Cordova in District 017, CITY OF BONITA SPRINGS / BONITA SPRINGS FIRE, and the county parcel roll returns that same tax-district description with no district component on all 128 parcels. There is no CDD line, no debt-service assessment, and no district-specific bond on the tax bill.

The evidence, from three independent routes

The tax district reads CITY OF BONITA SPRINGS / BONITA SPRINGS FIRE on every one of the 128 Cordova parcels in the county roll, retrieved 2026-09-04. That is the first route.

The second is the Property Appraiser’s own 2025 Taxing District Millage Book, page 13, which lists District 017’s complete authority set: Lee County General Revenue 3.7623, Public School by Local Board 2.2480, Public School by State Law 3.0710, City of Bonita Springs 0.8470, Lee County Library District 0.4218, three South Florida Water Management District components totalling 0.2301, Bonita Springs Fire District 1.9466, Hyacinth Control 0.0192, Mosquito Control 0.2116, and West Coast Inland Navigation 0.0394. Total 12.7970 mills. There is no CDD authority in that list and no community-specific debt service. (Lee County Property Appraiser, 2025 Taxing District Millage Book, PDF dated 13 October 2025.)

The third is the absence of Cordova and Spanish Wells from Florida’s Official List of Special Districts, maintained by the Florida Department of Commerce. That is the state-level register, and it is the correct primary authority for this question rather than any county-level roster, because county rosters can omit districts that sit inside municipal boundaries.

One caution belongs here. The East Bonita Beach Road Community Development District is a real, separately established CDD, created by City of Bonita Springs Ordinance 08-02 in March 2008, covering about 294.85 acres near the eastern terminus of Bonita Beach Road. It shares a road name with the approach to the Spanish Wells gate and it is a completely different community. It is not evidence of anything about Cordova in either direction.

What no CDD is actually worth

A CDD is a special-purpose government that issues bonds to fund infrastructure and then bills residents to repay them, usually as a non-ad-valorem line on the annual tax bill, often for 20 to 30 years from the district’s formation. In newer Southwest Florida communities that line item routinely runs one to three thousand dollars a year per home, and in some it runs considerably higher.

Cordova has no such line. The infrastructure was funded by the builder and rolled into the original home prices in 2014 to 2016 rather than financed through a district and billed to owners for decades afterward. Against a comparable newer community that does carry a CDD, that is a meaningful and permanent difference in annual carrying cost, and it is a difference that shows up on the tax bill rather than in the HOA statement, which means buyers comparing HOA dues alone will miss it entirely.

Be precise about what this does and does not mean. It does not make Cordova’s total carrying cost low, because the required club membership is its own significant obligation. It means the tax bill is a plain municipal tax bill with no district debt attached to it.

Flood, Insurance and the CRS Reality

Every indicator we could reach puts Cordova’s parcels outside the Special Flood Hazard Area, and no elevation certificate appears to have been federally required here. Bonita Springs is reported as Community Rating System Class 5, which discounts policies inside the hazard area by 25 percent. Outside it a standard policy earns 10 percent, and a Preferred Risk Policy earns nothing.

The three-part CRS answer, because the headline number is wrong for Cordova

The “25 percent CRS discount in Bonita Springs” figure circulates widely and it is true at the city scale and wrong at the Cordova property scale. Here is FEMA’s own schedule for a Class 5 community:

FEMA states beneath that table: “Credits include: Classes 1 to 6 at 10%. Classes 7 to 9 at 5%.” (FEMA NFIP Community Rating System Discount Guide, July 2023 edition, corroborated against FEMA’s Community Rating System page at fema.gov/floodplain-management/community-rating-system, retrieved 2026-09-04.)

So the three parts, in order:

1. Bonita Springs is reported as CRS Class 5. The city’s own CRS page confirms it holds a Class rating that produces a discount without naming the number, and the Class 5 figure reaches us through news coverage of the November 2024 restoration rather than through FEMA’s own roster. FEMA’s Community Status Book is the authority and we have not pulled it. If the class is 5, then the rest of this answer follows.
2. The 25 percent figure applies to policies inside the Special Flood Hazard Area. Cordova is outside it on every indicator we could reach. A standard non-SFHA policy in a Class 5 community earns 10 percent, not 25.
3. A Preferred Risk Policy earns no CRS credit at all. FEMA is explicit: “Preferred Risk Policies are available only in B, C and X Zones… The Preferred Risk Policy does not receive premium rate credits under the Community Rating System because it already has a lower premium than other policies.” Many Cordova owners are exactly the profile that qualifies for a Preferred Risk Policy, which means for those owners the CRS discount is zero.

We publish all three because publishing only the first would flatter Cordova by promising a buyer two and a half times the discount they will actually receive.

The caveats that travel with those percentages

Two caveats, and we would rather state both than let a percentage travel alone. The first is the class itself. FEMA’s Community Status Book is the authority on which CRS class Bonita Springs currently holds, we have not pulled it, and the Class 5 figure above reaches us through the city’s own communications and news coverage rather than through FEMA’s live roster. Ask your own agent to confirm the current class with the carrier, and confirm your flood zone at FEMA’s Map Service Center, msc.fema.gov, before you rely on either half of this.

The second is the vintage of the schedule. FEMA’s CRS discount web page carries a “last updated” date of 28 September 2021, which coincides with the rollout of Risk Rating 2.0, the NFIP’s rewritten pricing methodology. The table above is the July 2023 Discount Guide, which post-dates that rollout, and FEMA published a CRS discount FAQ in September 2024 saying the same things. What we still cannot tell you is how any particular carrier applies the credit to any particular policy under Risk Rating 2.0. Get your actual number from a quote, not from a table, and never as a dollar promise.

There is also a recent local history worth knowing. In April 2024 Bonita Springs’ CRS classification temporarily lapsed to Class 10, which carries no discount, pending a compliance review. In November 2024 FEMA notified the city that it would retain its prior classification and its policyholder discounts after the required documentation was supplied. (City of Bonita Springs news release, November 2024.) The rating is restored, but it is a rating that has moved once in recent memory and could move again.

What is documented, and what still needs a parcel-level pull

Cordova being outside the SFHA is well supported: it is consistent with the city’s own flood-mapping description of eastern Bonita Springs, with the community’s inland position roughly two to three miles from the Gulf, and with the corpus finding that no elevation certificate was federally required. What we do not have is the FIRM panel number, effective date and zone letter for a specific Cordova address, because FEMA’s map service centre requires an interactive lookup. Run your own address through msc.fema.gov before you buy, and get the panel and zone letter in writing. Expect Zone X. Verify it anyway. And never quote a flood premium as a dollar promise from any percentage table, ours included.

Hurricane Hardening and 2014 to 2018 Construction Standards

Cordova was built inside Florida’s wind-borne debris region under the 2010 and 2014 Florida Building Code cycles, both post-dating modern impact standards. That regime requires impact-resistant glazing or approved shutter protection on every glazed opening, engineered wind-load design, and an ultimate design wind speed near 150 mph in coastal Lee County. The homes carry tile roofs as a builder standard.

What the building code required when Cordova went up

Bonita Springs sits within the wind-borne debris region under the Florida Building Code. In that region, glazed openings must either be impact-resistant or protected by an approved impact-resistant covering meeting the applicable large-missile or small-missile standard, with openings within 30 feet of grade held to the large-missile test. Garage doors carry their own wind-pressure and impact rating requirements.

Be precise about which code cycle applies, because the page you are reading will not guess for you. The 2014 Florida Building Code, 5th Edition, took effect on 30 June 2015, and the county’s own year-built table puts 24 Cordova homes in 2014 and 59 in 2015, which means the permits for the earliest completions here predate that edition and fall under the 2010 cycle instead. What is true across the whole neighborhood is the era rather than the edition: every Cordova home was permitted inside the wind-borne debris region under a code cycle two decades past the post-Andrew overhaul. Attaching a single edition to all 128 homes would take the permit file for each address, and we have not pulled it.

Practically, that still means a Cordova home was built to a materially higher opening-protection and wind-load standard than the 1979 to 2013 homes in the surrounding Spanish Wells neighborhoods, which is a real and underappreciated difference in insurability and wind-mitigation credit between Cordova and its neighbours inside the same gates.

We state that as a code baseline, not as a guarantee about any individual home. Verify opening protection, roof attachment and garage-door rating on the specific property, through the permit record and a wind-mitigation inspection, before you rely on it for an insurance quote.

What the builder documented, and what it did not

Toll Brothers’ 2016 page documents tile roofs directly: “Luxury features include a first-floor master suite, granite countertops, stainless steel appliances, tile roofs, and more.” It documents the energy package: “Energy efficient homes with natural gas cooktop, low E windows, and tank less gas water heaters.” Natural gas was the community’s headline differentiator, described as making Cordova “the only new community of luxury single-family homes with natural gas available within” Spanish Wells.

What the builder’s page does not state anywhere is impact-rated glass, hurricane shutters, a wind rating, roof strapping, or a garage-door rating. Low-E is an energy specification, not an impact specification, and the two are frequently conflated. So the hardening story at Cordova rests on the building code that governed the permits rather than on a builder claim, and the way to close that gap on a specific home is the Lee County building permit file for that address.

Cordova is single-family, and SB-4D does not reach it

Florida’s SB-4D structural-integrity and reserve legislation, which drives milestone inspections and Structural Integrity Reserve Studies, attaches to condominium and cooperative buildings of three storeys or more. Cordova is 128 detached single-family homes governed by a homeowners association, so it sits outside SB-4D entirely. There is no milestone inspection obligation and no SIRS obligation at Cordova.

That is a genuine buyer question and it deserves a direct answer rather than a hedge, because the question usually arrives in the form “does this community have a SIRS problem.” Inside Spanish Wells as a whole, the only structures that carry an SB-4D obligation are the four three-storey buildings at Marbella III, addressed at 9601, 9611, 9621 and 9631 Spanish Moss Way, which the Lee County parcel roll confirms at 48 three-storey parcel records across those four addresses. Those four buildings are the community’s only SB-4D-obligated structures, and they are not in Cordova.

Note that Chapter 720, which governs homeowners associations, has its own reserve and budgeting requirements, and those are a different regime from SB-4D. Ask Cambridge Management for Cordova’s current reserve study when you request the budget.

The market: what Cordova sold for through the MLS

Eight Cordova homes closed through the Southwest Florida MLS in the twelve months ending September 4, 2026. The median closed price across those eight sales was $946,500, with individual closings running from $890,000 to $1,260,000. Median days on market was 40, median sale-to-list was 96.53 percent, and median price per square foot was $432.

That paragraph is the MLS answer, and it is the number you will see quoted anywhere else, because the MLS is the only market record most real estate sites can reach. It is correct. It is also, as the next section shows, not the whole market. We publish both populations on this page and we label each one, because a Cordova owner deciding what to list at deserves to know which set of houses a comparison is actually built on.

The eight MLS sales, in date order

Source: Southwest Florida MLS (Matrix), Development-scoped pull, attended, 2026-09-04. Median living area across the eight was 2,257 square feet.

How the $946,500 median was actually computed

Sorted low to high, the eight prices are 890,000, 890,000, 900,000, 913,000, 980,000, 1,030,000, 1,225,000 and 1,260,000. n = 8, which is an even number, so the median is the mean of the two middle values, $913,000 and $980,000. That gives $946,500, which is deliberately not equal to any sale in the set.

We are spelling that out for a reason. Every even-numbered median on this page is published as the mean of its middle pair, and every median on this page carries its n. On a set of eight sales, a median that happens to land exactly on one of the eight prices is a warning sign rather than a coincidence, and a seller pricing off a comp table has every right to see the arithmetic.

Why eight sales is a small number, and what to do about it

Cordova is 128 homes. Eight closings is a turnover rate of roughly 6.3 percent for the year, which is normal for a finished, owner-occupied golf community and low enough that a single unusual house can move the median by tens of thousands of dollars. That is the honest limitation of the headline figure.

The fix is not to hide the median. The fix is to lead with the two measures that stay stable at this sample size, days on market and sale-to-list percentage, and to treat the median as one input rather than the answer. Sections 17 and 18 do exactly that.

The market: the county deed record, and why it does not match the MLS

Lee County recorded ten qualified deeds on Cordova parcels in the same twelve-month window, with a median recorded price of $1,005,000. Our Development-scoped MLS pull found eight. The two extra deeds, both above one million dollars, are absent from that pull. Neither figure is wrong. They count different sets of houses.

This is the single most useful piece of market information on this page, and as far as we can establish, no competing Cordova page carries it, because reaching it requires pulling the county deed record and the MLS separately and then noticing that they disagree.

The two deeds absent from our MLS pull

Source: Lee County parcel roll, S_1DATE and S_1TC fields, pulled 2026-09-04. All ten deeds in the window carry transaction code 01, the county’s qualified-sale code. Every one of the eight MLS sales reconciles to a county record; the date differences between the two sources are recording date versus closing date, which is normal and expected.

Why those two deeds are absent is not yet established, and we are not going to guess at it. They may have been off-market or pocket transactions that never reached a listing. They may equally sit in Matrix under a different Development key, in which case the gap is in our own scoping rather than in the MLS, and it would affect every segment we pull this way. We are checking that against Matrix by address, and we will say which it was when we know. What is true either way, and what a Cordova seller needs, is that two of the ten qualified deeds in this window are not in the MLS record we pulled, both above one million dollars, so an MLS-only comparable set is incomplete here.

The county median, with its arithmetic shown

Sorted, the ten qualified deeds are 890,000, 890,000, 900,000, 913,000, 980,000, 1,030,000, 1,100,000, 1,225,000, 1,250,000 and 1,260,000. n = 10, again an even number, so the median is the mean of the middle pair, $980,000 and $1,030,000. That is $1,005,000, and it matches none of the ten observed prices, which is what a correctly computed even-n median should do.

What the gap means if you own a home in Cordova

Roughly one in five Cordova deeds in the last twelve months is absent from our Development-scoped MLS pull, and both of the absent ones closed above one million dollars. A seller who prices from MLS comparables alone is pricing off a sample that is both incomplete and biased low, in their own neighborhood, by a margin of $58,500 on the median.

Put plainly: the MLS view of Cordova says the middle of the market is roughly $946,500. The complete recorded view says the middle of the market is roughly $1,005,000. If you own on San Amaro Drive, the two homes missing from the MLS view are on your street. That is not a rounding difference and it is not a technicality, and it is the reason we would not price a Cordova listing from a comp printout without pulling the deed record alongside it. Call us at (239) 898-6072 and we will pull both for your address before anyone talks about a list price.

Two honest limits on the county method

First, the prior-year county count is a floor, not a count. The county field we queried holds only the most recent recorded sale for each parcel, so a home that sold in the prior year and again inside the current twelve months shows only its most recent date and disappears from the earlier tally. The county returns six prior-year qualified Cordova sales against the MLS’s seven, and those two numbers are not in conflict; the county figure is undercounted by the construction of the field. For the current window the count is sound, because a check of the second-most-recent sale field found zero Cordova parcels that sold twice inside the twelve months, so no sale is hiding behind another.

Second, transaction code 01 is a qualification code, not an audit. It is the county’s own marker for a sale it treats as arms-length, and it is strong evidence, but it is not the same thing as a verified, independently reviewed market transaction. We publish it as what it is.

Year over year, read honestly

Cordova’s median closed price fell 3.4 percent year over year on the MLS population, from $980,000 (n=7, prior year) to $946,500 (n=8, current year). Every other measure moved the other way. Price per square foot rose 5.6 percent, homes sold seven days faster, and sellers held three more points of their asking price. The median fell because a different mix of houses traded.

The four numbers side by side

Source for both years: Southwest Florida MLS (Matrix), Development-scoped, attended pull 2026-09-04. The prior-year median of $980,000 sits on an odd n of seven, so it is the fourth of seven sorted values and no middle-pair arithmetic applies. The prior-year sorted set is 815,000, 825,000, 860,000, 980,000, 983,000, 1,150,000 and 1,225,000.

Why the median fell while everything else improved

A median is a statement about which house sat in the middle, not about what any given house is worth. Between the two years the mix of Cordova homes that came to market changed, and the current year’s set leans toward smaller floor plans. That is exactly what a falling median alongside a rising price per square foot describes: the same neighborhood, trading smaller houses, at a higher rate per foot.

Sale-to-list is the measure that speaks most directly to negotiating position, and it moved from 93.48 percent to 96.53 percent. In the prior year the typical Cordova seller conceded about six and a half points off asking. This year the typical seller conceded about three and a half. That is a market where sellers hold more of their number, not less.

A correction we are publishing about our own earlier work

An earlier version of the Spanish Wells community page reported that Cordova’s median was identical in both years and described the neighborhood as remarkably stable. That was false. It was produced by an arithmetic error in which even-numbered medians were computed as the upper of the two middle values rather than their mean. The current year’s incorrect figure happened to equal the prior year’s correct figure, and the coincidence was promoted to the most interesting sentence in the section.

The true picture is a 3.4 percent decline in the median alongside improvements in every other measure, which is a more interesting story and a more useful one. We found it, we corrected the live page the same day, and we are documenting it here because a page that asks you to trust its numbers should show you what it does when it gets one wrong.

What Cordova sells for per square foot

Cordova’s median closed price per square foot was $432 across the eight MLS sales in the last year, up 5.6 percent from $409 across seven sales the prior year. Median living area this year was 2,257 square feet. For context, Spanish Wells Units One, Two and Three closed at $321 per square foot on 27 sales in the same window.

Cordova against the rest of Spanish Wells, per foot

Source: Southwest Florida MLS (Matrix), attended pull 2026-09-04. Both figures are MLS-population medians from the same pull and the same scope, and the two segments are mutually exclusive: the 27 sales in the second row are Units One, Two and Three, with Cordova’s own eight excluded. That is a like-for-like comparison of two separate sets of houses.

One arithmetic note, because a reader checking our work will hit it. $432 is the median of the eight per-sale rates, not the median price divided by the median size. Dividing $946,500 by 2,257 square feet gives $419, and the two do not have to agree: a median of ratios is not the ratio of the medians. We publish the median of the per-sale rates because that is the measure that survives a mix change.

Note that the county’s geography and the MLS’s segmentation use the word “base” differently, which is why we have stopped using it as a market label. Lee County’s base Spanish Wells subdivision polygon is a geographic bucket that contains Cordova’s 128 homes. The MLS segment above excludes them. The market figures on this page always name the units.

Cordova sells for roughly a third more per square foot than the older single-family neighborhoods around it, on slightly smaller houses. The obvious explanation is age. Cordova’s homes were built between 2014 and 2018 under the 2010 and 2014 Florida Building Code cycles, and 116 of the 128 went up between 2014 and 2016, while Units One, Two and Three run from 1979 forward. A buyer comparing a Cordova home to an older Spanish Wells home on price alone is comparing across roughly thirty years of construction standards.

What per-square-foot pricing is good for, and what it is not

Price per square foot is the most stable of the price measures at Cordova’s sample size, because it normalizes away the mix problem that moved the median. It is a good sanity check on a list price and a good way to compare two years of the same neighborhood.

It is a poor way to price an individual home. Cordova’s houses run from 2,050 to 3,013 square feet of heated area, and the lot underneath them varies more than the house on top does. Roughly 47 percent of Cordova lots are coded by the county as lake lots and roughly 33 percent as golf course lots, and the market does not pay the same rate per foot for a home with water behind it as it does for one without. Use the $432 figure as a boundary, not as a formula.

Days on market and sale-to-list: Cordova’s real edge

Cordova’s median days on market was 40 in the last year, against 71 for all 68 Spanish Wells sales, Cordova’s own eight included. Its median sale-to-list ratio was 96.53 percent, against the community’s 95.42 percent. Cordova sells faster than the community it sits inside and closes nearer to asking. Those two facts are the strongest evidence on this page.

The comparison, stated plainly

Source: Southwest Florida MLS (Matrix), Development-scoped, attended pull 2026-09-04. The community figure covers all Spanish Wells product types, including attached and condominium inventory, which is why the community median price sits well below Cordova’s.

Cordova homes spend roughly 31 fewer days on market than the community median. Note that the 68-sale denominator contains Cordova’s own eight, so the gap against the other 60 Spanish Wells sales is wider than 31 days rather than narrower. On a set of eight sales the individual days on market ranged from 7 to 82, so the 40-day median is a middle, not a promise. But the direction is unambiguous and it holds against a 68-sale denominator, which is a much more stable comparison than an eight-against-eight one would be.

Why we lead with these two rather than the median

On eight closings, a median price is a fragile number. One unusually large or unusually small house changes it materially. Days on market and sale-to-list are far less sensitive to that, because they measure how the market responded to a price rather than what the price was. Both of Cordova’s figures improved year over year at the same time, and both beat the community, which is three independent signals pointing the same direction.

That is why the honest summary of Cordova’s market is not “the median fell 3.4 percent.” It is: Cordova is the fastest-selling and most price-disciplined segment in Spanish Wells, and it is selling at a higher rate per square foot than it did a year ago.

What this looks like from a seller’s chair

Faster sales and higher sale-to-list mean less carrying cost and less negotiation. A home that sells in 40 days rather than 71 is a home the owner pays one fewer month of taxes, insurance, and association dues on. On the concession side, the honest figure is Cordova against its own prior year rather than against the community: Cordova’s median sale-to-list moved from 93.48 percent to 96.53 percent year over year, which on a $950,000 asking price is roughly $29,000. Those two effects compound, and they are the practical reason Cordova is a strong listing environment right now.

What a faster sale looks like from the seller’s side

The forty-day figure is a median, not a promise, and it describes a market rather than a method. What it does reflect is how our sellers describe the experience.

★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.”

Sandra Decker, Google review of McGreevy and Comisar.

Pricing a Cordova home in this market

Price a Cordova home from both populations, not one. The MLS median of $946,500 on eight sales and the county deed median of $1,005,000 on ten qualified deeds bracket the middle of the market, and the two sales that separate them, at $1,250,000 and $1,100,000, are both on San Amaro Drive. Then adjust for lot position, square footage, and pool, in that order.

The three adjustments that actually move a Cordova number

Lot position first. The county codes 60 of Cordova’s 128 lots as lake, 42 as golf course, and 26 as neither. That is the largest single differentiator inside the neighborhood, and no per-square-foot rule captures it. Note that this is the county’s land use coding, which describes how the parcel is classified, not an appraisal of what a particular window sees.

Square footage second. Heated area at Cordova runs from 2,050 to 3,013 square feet, with a county-roll median of 2,224 across all 128 homes (n=128, an even set whose two middle values are both 2,224, which is why the median legitimately equals an observed value here). Be careful what you do with the $432 rate. The eight homes that sold in the last twelve months ran 2,070 to 2,672 square feet, so $432 is only evidence across that band. The county records homes as small as 2,050 and as large as 3,013, and we have no recent sale at either end, which means multiplying the rate across the full 963-square-foot spread would manufacture a number the sample cannot support.

Pool third. 113 of Cordova’s 128 homes have a pool, which is 88.3 percent. That means a pool is close to the neighborhood standard rather than a premium feature, and the 15 homes without one carry the adjustment rather than the 113 that do.

What we would not do

We would not price a Cordova home off an automated valuation model. Every major AVM is trained on the MLS record, which for this neighborhood is missing 20 percent of the qualified transaction count, including two of the four seven-figure sales. We would also not price off the community median of $623,750, which includes Spanish Wells condominium and attached product and describes a different market than the one a 2,257-square-foot single-family home on San Amaro Drive competes in.

What pricing judgement is worth when the comparable set is thin

Eight MLS sales, or ten recorded deeds, is a small set to price against. That is exactly the situation where a pricing recommendation has to be defended rather than asserted.

★★★★★ “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, Google review of McGreevy and Comisar.

What buyers ask before they offer

The questions that decide a Cordova offer are usually not about price. They are about the club membership obligation, whether the neighborhood is age-restricted, whether there is a community development district assessment, and what flood insurance actually costs. Three of those four have clean answers. One does not, and we say so.

The four we hear most

Does buying in Cordova require a club membership? Yes. A Cordova purchase carries a required membership at Spanish Wells Golf and Country Club. The builder’s own 2016 sales material for Cordova specified a Social Membership. The category currently required is not published by anyone, including the club, and we will not guess at it. Call the membership office directly at (239) 992-5100 and get the current answer in writing before you write an offer. Note also that the club is semi-private and the golf course is open to the public.

Is Cordova age-restricted? No. Cordova is not a 55-plus community and is not age-restricted. Even Toll Brothers’ own 2016 page tagged the community type “Active Living, Golf,” which is where the “active adult” label on the aggregators traces back to. That is a marketing category rather than an age restriction, and nothing in the county record or in any association material we could reach imposes one.

Is there a CDD? No. All 128 Cordova parcels carry a tax district of City of Bonita Springs and Bonita Springs Fire, with no district component, per the Lee County Property Appraiser’s 2025 Taxing District Millage Book. The total district millage is 12.7970 mills and contains no community development district line. Do not confuse this with the East Bonita Beach Road Community Development District, which is a real and entirely separate district on the same road as the Spanish Wells main gate.

The flood insurance answer, in three parts, because one number is misleading

Bonita Springs is reported to participate in FEMA’s Community Rating System as a Class 5 community; FEMA’s Community Status Book is the authority on the current class and we have not pulled it. If the class is 5, it produces a 25 percent discount on policies inside the Special Flood Hazard Area. Cordova’s parcels are outside the Special Flood Hazard Area on every indicator we could reach, so a standard non-SFHA policy in Cordova earns 10 percent, and a Preferred Risk Policy earns no Community Rating System credit at all, because it is already priced below the standard rate.

Quoting “25 percent CRS discount” for a Cordova home overstates the benefit by two and a half times, and a buyer will discover it on their own declarations page. Two caveats travel with these percentages. The class itself is unconfirmed against FEMA’s own roster, and FEMA’s CRS discount web page carries a last-updated date of September 28, 2021, which coincides with the Risk Rating 2.0 rollout, so how a given carrier applies the credit today is a question for the carrier. Your own agent and a current quote from a Florida flood carrier settle both, and no percentage here, ours included, is a dollar promise.

Schools

Cordova is served by Lee County Schools. The schools serving the 34135 area are Bonita Springs Elementary School, Bonita Springs Middle Center for the Arts, and Bonita Springs High School, all in Bonita Springs. We have not run a Cordova address through the district’s zone locator, and we publish no letter grade we have not pulled from the state.

The schools serving this ZIP

Read that table for what it is. These are the schools serving the 34135 area, derived at ZIP level. We have not run a specific Cordova street address through the district’s zone locator, and Lee County boundaries do not follow ZIP codes, so this table is a starting point rather than an assignment.

Verify your own address, and why that matters here

Lee County school boundaries do not follow ZIP codes, and the Lee County School Board approved boundary and transportation-zone changes on December 1, 2025 that take effect for the 2026-2027 school year. Run your exact Cordova street address through the district’s own zone locator, reachable from the Lee County Schools website under Student Enrollment and School Zones, rather than relying on any neighborhood-level table, including this one.

On grades: we do not publish a school grade we have not pulled from the source. The Florida Department of Education publishes official A through F school grades in its annual School Grades results packet at fldoe.org. Third-party aggregators republish state data with their own rankings layered on top, and those rankings are not the state’s letter grade. If school grades are decisive for you, pull the current FLDOE packet for these three schools before you make an offer, and call us at (239) 898-6072 if you want help reading it against what you are trying to accomplish.

Drive times

Cordova sits roughly 4 to 5 road miles from Bonita Beach, roughly 3 to 4 miles from Coconut Point, roughly 19 to 20 miles from Southwest Florida International Airport, and roughly 16 road miles from Gulf Coast Medical Center, the region’s Level II trauma center. We are publishing distances rather than minute-by-minute drive times, because we do not have dated free-flow and in-season measurements for these routes and will not invent them.

The distances, and what is and is not verified

Gulf Coast Medical Center, 13681 Doctors Way in Fort Myers, is the correct trauma reference for this neighborhood. It is the Level II trauma center serving Lee, Collier, Charlotte, Hendry and Glades counties. Several secondary sources still name Lee Memorial Hospital as the area trauma center; that is out of date.

Why we are not publishing minute figures yet

Southwest Florida has two traffic realities and a single drive-time number describes neither of them. A free-flow figure, measured off-peak in the summer, and an in-season figure, measured on a February or March weekday at rush hour, can differ by a factor of two on the beach roads and on US-41. Publishing one unlabelled number and letting a reader assume it applies year-round is the kind of small dishonesty that gets discovered on a buyer’s first February.

We publish a drive time only when we have both measurements, each dated and each labelled free-flow or in-season. Until those pulls are done for Cordova, the distances above are what we will stand behind, and the routes are listed so you can measure them yourself at whatever hour matters to you.

One orientation point worth stating, because it is commonly reported backwards: Spanish Wells sits west of I-75, between US-41 and the interstate, with the community’s east edge roughly 2.2 miles from the highway and its west edge roughly 3.3 miles.

Beaches, and the Collier County parking permit trap

Cordova is roughly 4 to 5 road miles from Bonita Beach and 7 to 8 from Barefoot Beach. The trap is the parking permit. Collier County’s free beach parking permit takes either Collier residency or Collier property ownership. A Spanish Wells owner has neither, does not qualify, and pays the posted $10 day rate at Collier beaches.

Which beaches sit in which county, and why it costs money

Barefoot Beach Preserve and the Naples-area beaches south of the county line are Collier County facilities. Bonita Beach Park and the Lee County accesses north of the line are Lee County facilities. That is what catches people: two beaches a few minutes apart can have entirely different parking rules.

Collier County issues a free beach parking permit, and the qualification is documentary rather than geographic. The resident route requires a Collier County driver’s license or identification card and a vehicle registered in Collier County. There is a second route for part-time resident property owners, which takes a driver’s licence from any state, a vehicle registration or rental agreement, and a current Collier County property tax bill or warranty deed. That second path is exactly why the rule is about documents rather than distance, and it is also why it does not help here: a Cordova owner with no Collier property has neither route. Non-residents pay the posted rate, $10 per day at Collier facilities. Budget for it rather than being surprised by it.

What we have not confirmed, and will not guess at

Lee County’s own annual beach parking pass is unconfirmed in our research, and we are publishing neither a price nor a coverage list for it. We could not confirm from Lee County Parks and Recreation what an annual pass costs, which specific beach facilities it covers, or whether it covers Bonita Beach Park at all. Naming an unverified figure in order to disown it is still publishing it, so we are not doing that. Confirm the current price and coverage directly with Lee County Parks and Recreation before you rely on either.

The practical summary for a Cordova buyer is short. Lee County beaches are the ones where your residency may help you. Collier County beaches are the ones where it will not, regardless of how close they are. If beach access is high on your list and you want to walk through what that actually looks like from a specific Cordova street, call us at (239) 898-6072.

Golf at Spanish Wells: 27 Holes, Semi-Private, and Open to the Public

Spanish Wells Golf and Country Club operates 27 holes across three nines, and the club describes itself as semi-private with its golf course open to the public. That combination is unusual inside a gated Bonita Springs community, and it is the single fact about Cordova’s club that buyers most often get wrong before they call us.

The 27 Holes at Spanish Wells and Who Designed Them

The hole count is 27, cited to Section 7.2 of the recorded Declaration for Spanish Wells, not to a golf directory. Using the club’s own attribution and nobody else’s, the North and South courses are credited to Gordon Lewis and the East course to Bruce Howard. Play ranges from roughly 4,800 to 6,800 yards depending on tee selection and the nine-hole combination played. The practice side carries an aqua driving range, a chipping area and two putting green areas. Spanish Wells Community Association’s own About page states that a North Course refresh is underway, which is a decaying fact worth re-checking before you rely on it; we re-check this line in March 2027.

Third-party golf directories publish architect names and opening years for this course that do not match the club’s own attribution. We discard those entirely. They trace to the same syndicated boilerplate that circulates other errors about this community.

Semi-Private Means the Public Can Book a Tee Time at Spanish Wells

The club’s own FAQ answers the question in its own words: Spanish Wells is not an equity club, it is a semi-private club with the golf course open to the public, and the remaining amenities are reserved for members. The club runs a public booking engine with public tee times on dynamic pricing rather than a fixed published rate card. A reader will also find Spanish Wells Community Association’s About page calling the operation a private country club. That is loose association copy rather than a governing document, and it does not change what the club’s own FAQ and its own booking engine both show.

Two operator names circulate for the same course, and here is why. Day-to-day operation sits with Troon in the present tense, which is what the Spanish Wells Community Association’s own current pages say, while the club’s own marketing copy still brands the operator as Indigo. Indigo is the acquired predecessor: Troon announced its acquisition of Indigo Golf Partners in a January 2021 press release of its own, and that is the source for the date rather than any directory or aggregator. Spanish Wells Golf Management LLC’s managing member, Indigo Sports LLC, independently lists the Scottsdale address publicly associated with Troon Golf’s headquarters in its Florida Division of Corporations filing, which is why the two names appear interchangeably on this course. The clubhouse itself dates to 1998 per the association’s About page and was renovated after the 2018 acquisition.

The Cordova Membership Obligation, Stated in Three Parts

A Cordova purchase carries a required club membership. Toll Brothers’ own 2016 community page described the offering with the verbatim bullet “Social Membership to Spanish Wells Golf and Country Club.” The currently required membership category is published by nobody: not the club, not the association, not Cordova’s own association. We will not guess it, and we will not describe the obligation as conveying golf privileges, because the word “bundled” carries a specific and expensive meaning in this market and a required membership is not the same thing as a golf membership. Call the membership office at (239) 992-5100 and get the current category and its cost in writing before you write an offer. No initiation fee, annual dues figure or food and beverage minimum is published for any category.

Amenities Beyond Golf at Spanish Wells

Beyond the 27 holes, Spanish Wells carries a clubhouse dating to 1998 and renovated after the association bought the club, a 5,000 square foot fitness center open seven days a week, one heated pool with cabana service, three Har-Tru tennis courts, four pickleball courts and three Har-Tru bocce courts. Precision matters here, because several amenity counts circulating about this community are wrong.

The Clubhouse, the Pool and the Fitness Center at Spanish Wells

There is exactly one pool at the club, described by the club as a heated tropical pool, open daily from 9:00 a.m. to dusk, with tables, loungers, umbrellas, changing rooms and food and beverage service at a poolside cabana. There is no lap pool, no second resort pool and no whirlpool described anywhere on the club’s own site, so any page telling you Spanish Wells has pools and spas is inflating one amenity into several.

The fitness center is 5,000 square feet, open seven days a week from 6:00 a.m. to 10:00 p.m., with Hoist and True equipment installed during the post-2018 renovation, a fitness classroom, locker rooms with showers and towels, a library with a book exchange, a billiards table and a board room. Group classes are booked through an online scheduler and capped at 18 members per class.

Racket Sports and Bocce at Spanish Wells

Three Har-Tru tennis courts, per the club’s current site. Two other sources say five: a Spanish Wells Unit Two page, undated but part of a site otherwise dated 2024 to 2026, and Toll Brothers’ own 2016 Cordova page. Four pickleball courts were added in the post-2018 renovation, which is the likeliest explanation for a five-to-three tennis count, with acoustic fencing for sound mitigation and a PPR-certified director of courts. Publish the three and confirm the current count at the club. Three Har-Tru bocce courts were built new in the same program, with awnings, member seating and a league open to Full Golf and Sport members. The club’s Sports and Golf categories carry unlimited court use, and the guest fee is $10 per guest across fitness classes, bocce, pickleball, tennis and the pool.

Read that as a description of the club’s categories, not of Cordova’s. Which category a Cordova purchase currently requires is not published by anyone: the builder’s 2016 offering specified Social, and the current requirement is a question for the membership office at (239) 992-5100. Do not assume Cordova’s category, or what court access comes with it, from anything on this page.

Dining and Events at Spanish Wells, and What Spanish Wells Does Not Have

The club’s single named restaurant is The Crow’s Nest Bar and Grille, an Irish-style pub with a full liquor bar, multiple televisions and a 180 degree course view, seating up to 50. Event space includes the Galleon Banquet Room at up to 150 guests and Schooner’s Member Dining at up to 100, the two halves of a Grand Ballroom renovated in fall 2022. The club’s Social tier carries a 10 percent discount on a la carte food at the Crow’s Nest, alcohol excluded. Again, that is the club’s own schedule of benefits by category. Which category a Cordova purchase currently requires is not published by anyone: Toll Brothers’ 2016 offering specified Social, and the current requirement is a question for the membership office at (239) 992-5100. Do not read a Cordova owner’s category off this paragraph.

Stated absences, because they are as useful as the amenities: Spanish Wells has no marina and no boating facility, no community development district, and no age restriction. Cordova specifically is not age-restricted and is not a 55-plus neighborhood, whatever an aggregator’s “active adult” label suggests.

The Spanish Wells Master Rules, and What They Mean for a Cordova Owner

Four master rule sets shape how a Cordova owner lives and sells: leasing, pets, vehicles and signs. These are the master association’s rules, which are the floor for every Spanish Wells neighborhood. The rule book itself says sub-associations may enact stricter rules but never more lenient ones, so this is a minimum for a Cordova owner, not the final answer.

Say the honest part first. Cordova’s own association may be stricter than everything below, and no pet, sign, vehicle or parking rule specific to Cordova is published anywhere we could reach. Cordova’s own recorded instruments are unread in this build. Ask Cambridge Management for Cordova’s recorded Rules and Regulations before you assume any rule on this page is the one that binds your address.

Leasing and Rental Rules at Spanish Wells

The recorded Declaration sets the legal floor: every lease must be in writing even where no rent changes hands, the minimum lease term is 30 continuous days or one calendar month, no new lease may begin until at least 30 days have elapsed since the first day of the last lease, and an owner may lease only the entire home, with no room rentals, no subleasing and no assignment of lease rights. Layered on top, and on a different axis entirely, the association’s Tenant Guidelines classify leases of 90 days or less as short-term for gate-access purposes, meaning no personal gate-system login and phone-in guest registration only, while leases over 90 days receive full credentials. A 45-day lease satisfies the legal floor and is still short-term at the gate. Together these rules take nightly and weekly vacation rental off the table across the community.

Pets, Vehicles and Golf Carts at Spanish Wells

Pets must be leashed and under control whenever off the owner’s property, may not be chained or left alone in a yard or on a lanai without the owner present, and are not permitted on the golf course. Waste pickup is the handler’s responsibility, and a dog barking continuously for five minutes or more is treated as a sound disturbance and is fine-eligible. No community-wide breed or weight restriction appears in the recorded Declaration or the master rules.

On vehicles: 25 mph community-wide, 15 mph at entrances and exits, no street or service-road parking between 11:00 p.m. and 6:00 a.m., and no outdoor storage anywhere in Spanish Wells of boats, trailers, recreational vehicles, motor homes, campers, unregistered vehicles or vehicles under a cover. The only carve-out is a motor home or boat in the owner’s own driveway for up to 48 hours at a time, no more than six times a year, strictly for loading and unloading. Golf carts must be registered annually with the association office with proof of insurance, whatever the owner’s club status. Drones require written board authorization. Gate bar codes run $25 per vehicle for an owner, $50 for a renter, and $50 for a tenant whose lease runs 31 days or longer; a lease of 30 days or less receives no bar code at all.

Sign Rules at Spanish Wells

The master real-estate sign standard, board-approved 16 June 2025, allows one For Sale or For Rent sign per property at 12 inches by 18 inches, maximum four feet tall, in burgundy lettering on a beige background, with any logo capped at 20 percent of the sign face and a setback of at least 10 feet from a paved roadway. Open house signs are capped at four square feet, beige with dark green lettering, displayed only during the open house and removed by 5:00 p.m. that day or risk confiscation by the roving patrol. Open houses may be held Sundays only, noon to 5:00 p.m., registered with the association office by 5:00 p.m. the Thursday before.

That is the community standard. Whether Cordova’s own association adds anything to it is not published, so a Cordova listing agent confirms current sign practice with Cambridge Management before ordering a sign.

Other Spanish Wells neighborhoods, for contrast, and none of this binds a Cordova owner

Two other sub-associations publish rules of their own, and they are worth knowing about only because they show how far a neighborhood tier can move off the master floor. Neither applies to a Cordova address. Spanish Wells Unit Two adds a cap of three rentals per year at its own tier, on top of the master’s 30-day minimum. Spanish Wells Unit One’s own FAQ says the only signs allowed are For Sale signs and no others, which reads stricter than the master sign standard. A listing agent working a Unit One or Unit Two address confirms current practice with that board. A Cordova owner takes neither rule and asks Cambridge Management for Cordova’s own.

How Cordova Compares Inside Spanish Wells

Cordova is the newest product inside Spanish Wells and its price ceiling. Built 2014 to 2018 against a community whose homes span 1979 to 2019, it is the only neighborhood carrying a required club membership, and it leads the community on both transaction speed and price discipline. Those two market figures, not the median, are the Cordova story.

Cordova Leads Spanish Wells on Speed and on Price Discipline

Over the trailing twelve months in the Southwest Florida MLS, Cordova’s median days on market was 40 against the community’s 71, and its median sale-to-list ratio was 96.53 percent against the community’s 95.42 percent. On a sample of eight closed sales, those two figures are far more stable than a median, and both point the same direction: Cordova homes trade faster and closer to ask than the community around them.

The Community by Unit Type, and Where Cordova Sits in It

Spanish Wells is 1,351 residential units by the county’s own count. The county’s base Spanish Wells subdivision polygon carries 805 single-family homes, Cordova’s 128 among them. Marbella I, II and III add 88, 48 and 120. Las Brisas Condo Homes carry 50, the Coach Homes 28, the Twin Villas 24 and Vista Del Sol 20. Puesta del Sol adds 32 and Puesta del Lago 56. Spanish Wells Golf Condo carries 80. That is 546 units, 40.4 percent of the community, in attached or condominium product. Cordova’s 128 single-family homes sit inside that county polygon with no separate polygon of their own, which is consistent with Cordova having been recorded by instrument rather than platted through the plat-book system. That is a statement about county geography, not about the MLS segment we compare against on price, which excludes Cordova.

Spanish Wells Community Association’s 2026 approved budget states, verbatim, “SWCA Fees Received from 1361 Owners.” Lee County GIS independently produces 1,361 residential parcels and 1,351 residential units for the same footprint. The ten-unit gap is not an error in either source: ten residential parcels are assessed but carry no dwelling unit, and a bulk communications contract cannot be delivered to a vacant lot.

Storeys, SB-4D and SIRS: Why Cordova Sits Outside the Question Entirely

Cordova is 124 single-storey homes out of 128, and it is single-family throughout, so Florida’s milestone inspection and structural integrity reserve study regime does not reach it. Vista Del Sol at Las Brisas is resolved too: county records show ten one-storey and ten two-storey parcels built 2000 to 2002, a maximum of two storeys, so it carries no SB-4D or SIRS obligation either. Marbella III remains the community’s only three-storey association: 16 buildings, of which four are three-storey, at 9601, 9611, 9621 and 9631 Spanish Moss Way, built 2007, with a statutory SIRS backstop of 31 December 2026. The obligation attaches to those four buildings, not to the sixteen, and not to the community.

Governance Tiers, and Why the Sub-Association Count Has Three Answers

Spanish Wells Community Association’s own estoppel and capital contribution schedule states 10 neighborhood associations and 22 sub-associations in total. The club’s FAQ says 8 subdivisions. The association’s own resident portal says 20. We publish the 22 and 10 split, attributed to the estoppel schedule, and disclose the other two rather than silently picking one. They count different things at different tiers: marketing-level neighborhoods, management units, and legal entities that can issue an estoppel.

How Spanish Wells Compares to Its Named Neighbours

Lee County’s own neighborhood layer records the communities that sit in the same envelope as Spanish Wells: Bonita Bay at 1,920.5 acres and 1,062 units, Mediterra at 491.5 acres and 197 units, Vanderbilt Lakes at 119.2 acres and 234 units, plus Woods Edge, Pirates Cove, Bermuda Ridge, Palmesta and The Citadel. Naming a neighbour is not the same as comparing to it.

The Four Structural Axes on Which Spanish Wells Can Honestly Be Compared

We compare only where the record supports a comparison, and there are four such axes. First, bundled versus optional club membership: inside Spanish Wells, membership is required at Cordova and optional everywhere else, which is a different arrangement from a community where every purchase carries a membership. Second, district versus no district: Spanish Wells has no community development district, so there is no CDD assessment on the tax bill, while several Bonita Springs communities do carry one. Third, semi-private versus private equity: Spanish Wells is not an equity club and its course takes public play, which is a materially different ownership and access model. Fourth, lease minimums: a 30-day floor with a 30-day gap requirement is a different rental posture from a community permitting shorter terms.

Why We Publish No Market Comparison Against a Named Neighbour

We have not run a separate MLS pull for Bonita Bay, Mediterra, Vanderbilt Lakes or any other neighbour named above, so we publish no median, no price per square foot and no days-on-market comparison against any of them. A market claim needs its own data pull. If you want that comparison for a specific community before you buy or sell, call us and we will run it properly rather than repeat a figure we have not verified.

Spanish Gardens, Spanish Harbor and Spanish Cay Are Not Spanish Wells

Three nearby communities share the Spanish prefix and are routinely confused with Spanish Wells in search results and in MLS dictionary keys. None of them is Spanish Wells, none of them contains Cordova, and one of them is not even in Bonita Springs. Sorting them out takes one paragraph and saves a buyer a wasted afternoon.

Spanish Gardens, Bonita Springs

Spanish Gardens is a subdivision in Bonita Springs recorded in Lee County’s neighborhood layer with 101 parcels, 100 of them residential, 91 buildings and 28.5 acres. It is a separate community with its own governance, its own product and no relationship to Spanish Wells Golf and Country Club or to its club membership structure.

Spanish Harbor, Bonita Springs

Spanish Harbor is a condominium in Bonita Springs, recorded with 43 parcels, 42 of them residential, in 2 buildings on 2.1 acres. It is a small attached-product community, roughly one fiftieth the footprint of Spanish Wells, and it carries no golf club, no 27-hole facility and no Cordova.

Spanish Cay, Sanibel, and the East Bonita Beach Road CDD False Friend

Spanish Cay is a condominium on Sanibel, a different island entirely, recorded with 42 parcels, 40 of them residential, in 8 buildings. A buyer searching Spanish plus a Southwest Florida keyword will hit it, and it is roughly a 45 minute drive and a causeway away from Bonita Springs. One more false friend belongs here for a different reason: the East Bonita Beach Road Community Development District sits on the same road as the Spanish Wells main gate and is a different community altogether. Spanish Wells has no CDD, proven against the Florida Department of Commerce Official List of Special Districts, which carries every active district statewide and returns nothing matching this community. We cite the state list rather than the county roster, because the county roster omits districts inside municipal boundaries and Spanish Wells sits inside Bonita Springs city limits.

Selling a Cordova Home: The Process

Selling in Cordova runs through three layers a seller outside a master-planned community never touches: Cordova’s own association, the master association, and the club. Each has its own paperwork, its own fee and its own timing, and the closing-side cost is larger and more itemised than most sellers expect.

Before the Sign Goes Up in Cordova

Confirm three things in writing before listing. First, the current required club membership category and what it costs, from the membership office at (239) 992-5100, because a buyer will ask and no published source answers it. Second, your sub-association’s current sign practice, because the master standard and at least one sub-association’s own rule differ. Third, your association’s document set, which is genuinely easy to obtain: the master association publishes its recorded declarations and bylaws, its approved budget, its rules and regulations, its estoppel and capital contribution fee schedule and its tenant guidelines as open PDFs on its own portal, with no login and no agent credential required.

The Estoppel and Capital-Contribution Stack at Spanish Wells

What is published, and what is Cordova-valid, is the master association’s own side of the stack: a capital contribution of $4,800, effective 1 July 2024, which the master association’s schedule applies to every resale in every Spanish Wells neighborhood, plus the master association’s $299 estoppel fee. That is $5,099 of verified, Cordova-applicable closing-side cost, with a $119 rush surcharge at the master if you need the estoppel expedited.

The $4,800 capital contribution carries four documented exemptions. It does not apply to a transfer resulting from foreclosure of a lien, to a transfer on the death of the transferee, to a transfer to an owner’s spouse, or to a transfer to a member of an owner’s household made solely for estate-planning or tax purposes.

What is not published is Cordova’s own sub-association estoppel and transfer fee. Every Spanish Wells neighborhood association can issue its own estoppel and charge its own fee on top of the master’s, and Cordova’s is not published by the club, the master association, Cordova’s association or its management company. We are not going to substitute another neighborhood’s number for it. Ask Cambridge Management, Cordova’s registered agent and manager of record, for Cordova’s own estoppel and transfer fee schedule, and treat the $5,099 above as the master-level floor rather than the total. Cordova’s own association dues are unpublished for the same reason and go to the same phone call, or to the master association office at 239-319-1288.

For contrast, and clearly labelled as somebody else’s number: Spanish Wells Unit Two publishes its own sub-association estoppel at $299 with a $199 rush surcharge. That is a Unit Two figure, it is not Cordova’s, and a worked example built from it does not describe a Cordova closing.

Showings, Open Houses and Gate Access in Cordova

Cordova has its own gate, staffed as posted rather than around the clock, with a guest kiosk for pass-scan entry. Every showing runs through the community’s gate registration system, so buyers and cooperating agents need to be registered in advance. Open houses are Sundays only, noon to 5:00 p.m., registered with the association office by 5:00 p.m. the preceding Thursday, with the hosting agent physically present, a driver’s licence and business card at the gate, and every directional sign carrying the agent’s card. The association posts one community-wide open house sign at the Bonita Beach Road entrance during that window; no individual open-house sign is permitted at any Spanish Wells entrance.

What repeat sellers say about the process

The clearest signal about a listing process is whether a seller comes back to it.

★★★★★ “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, Google review of McGreevy and Comisar.

Frequently Asked Questions, Seller Edition: Selling a Home in Cordova at Spanish Wells

Selling in Cordova means pricing against two market records rather than one, explaining a required club membership you cannot fully describe, and budgeting a closing-side association stack that starts at $5,099 and is not fully published. The answers below come from the county roll, the MLS, the association’s own schedules and the club’s own words, and they name every gap.

What is my Cordova at Spanish Wells home worth right now?

No single number fits all 128 homes, but there is a defensible range. The MLS median across eight closed sales in the trailing twelve months was $946,500. The Lee County qualified deed median across ten recorded sales in the same window was $1,005,000. Both are correct and count different populations. Your own number moves off those medians by lot position, heated area and condition. Call (239) 898-6072 and we will pull both records before anyone names a list price.

Why do MLS comps understate what Cordova homes are actually selling for?

Because roughly one in five Cordova deeds in the last twelve months is absent from our Development-scoped MLS pull, and both absent deeds closed above one million dollars. The MLS pull returns eight closings at a median of $946,500. Lee County’s qualified deed record returns ten at $1,005,000. That is a $58,500 difference on the median, in a neighborhood of only 128 homes, and it means two of the four seven-figure sales are missing from an MLS-only comparable set.

Which two deeds are missing from the MLS pull, and does that matter to my street?

The two deeds absent from our Development-scoped MLS pull are 28483 San Amaro Drive, recorded 14 January 2026 at $1,250,000, and 28551 San Amaro Drive, recorded 8 July 2026 at $1,100,000. Both carry the county’s transaction code 01, its qualified-sale marker. Both sit on San Amaro Drive, which is 77 of Cordova’s 128 homes. Why they are absent is not yet established, and we are checking whether they sit in Matrix under a different key; if they do, the gap is in our scoping rather than in the MLS. Either way, if you own on San Amaro, two of the strongest comparable sales on your street are not in the record an automated valuation model reads.

How long do homes in Cordova take to sell?

Median days on market across the eight MLS sales in the trailing twelve months was 40. The community-wide figure across all 68 Spanish Wells sales, Cordova’s own eight included, was 71. Cordova sells roughly 31 days faster than the community it sits inside, and it improved year over year from 47 days to 40. Individual sales ranged from 7 to 82 days, so 40 is a middle rather than a promise.

What does sale-to-list tell me about how much I will concede?

Cordova’s median sale-to-list was 96.53 percent in the trailing twelve months, against 95.42 percent for Spanish Wells as a whole and 93.48 percent for Cordova itself a year earlier. In practice the typical seller conceded about six and a half points off asking last year and about three and a half this year. That year-over-year move, 93.48 to 96.53 within Cordova itself, is worth roughly $29,000 on a $950,000 asking price, and it is the most stable seller-facing measure at this sample size.

The median fell 3.4 percent. Is the Cordova market softening?

No, and the rest of the data says so. The MLS median moved from $980,000 to $946,500, while price per square foot rose 5.6 percent from $409 to $432, days on market improved from 47 to 40, and sale-to-list rose 3.05 points. A median describes which house sat in the middle, not what any house is worth. On eight sales a different mix of floor plans traded, which is exactly what a falling median beside a rising rate per foot describes.

How does a required club membership affect my buyer pool?

It narrows the pool and qualifies it. Every Cordova buyer takes a membership at Spanish Wells Golf and Country Club, which the club states in its own FAQ and which is unique to Cordova among the eight subdivisions. A buyer who does not want a club obligation will not write on your house. The worst outcome is one discovering it late, so raise it in the first conversation rather than in the estoppel.

How do I explain the membership obligation without overstating it?

In three parts. A Cordova purchase carries a required membership at the club. Toll Brothers’ 2016 sales material for Cordova specified a Social Membership, which documents the original new-construction offering. And the currently required membership category is published by nobody, not the club, not the master association and not Cordova’s own association. Say all three, then route the buyer to the membership office at (239) 992-5100. Overstating this is what costs deals.

Can I tell a buyer the purchase includes golf privileges?

No, and be careful even though the club’s own FAQ uses the word “bundled” about Cordova. In its adjacent answer the club defines that term as nothing more than a membership being required. It names no category and says nothing about golf. In this market the shorthand usually implies full golf access included in the purchase, and nothing published supports that reading here. A buyer who learns otherwise at the membership office is a buyer who terminates.

Should I join the club before I list my house?

We cannot answer that from any published source and we will not guess. Whether joining first helps, hurts or is irrelevant depends on the club’s current transfer and initiation policy, which is not published anywhere. The membership office at (239) 992-5100 is the route, and the question is specific: how a resale purchase is treated when the seller is already a member versus when the seller is not. Get it in writing.

Does my club membership transfer to the buyer when I sell?

The club does not publish its transfer policy, so we will not describe one. What is published is that a Cordova purchase carries a required membership, so your buyer holds one regardless of what happens to yours. Whether any part of yours conveys, whether a transfer fee applies, and what documentation the club needs from you are all questions for (239) 992-5100. Ask before you accept an offer, not after.

What does the estoppel actually cost me at closing?

At the master level, which is the part that is published and that applies to Cordova, it is a capital contribution of $4,800, effective 1 July 2024, plus the master association’s $299 estoppel fee, for $5,099, with a $119 rush surcharge if you expedite it. The capital contribution is waived on four kinds of transfer: foreclosure of a lien, death of the transferee, transfer to a spouse, and transfer to a household member solely for estate-planning or tax purposes. What we cannot give you is Cordova’s own sub-association estoppel and transfer fee, because nobody publishes it. Budget the $5,099 as a floor, then get Cordova’s own figure from Cambridge Management before you sign a listing agreement.

What are Cordova’s HOA dues, and why will you not publish a number?

Because no primary source publishes one. Cordova’s own association publishes no fee schedule, the master association publishes no per-neighborhood figure, and the management company’s resident portal is gated. Numbers circulate in syndicated listing content and we will not repeat what we cannot attribute. The route is Cambridge Management, Cordova’s manager of record, or the master association office at 239-319-1288. Ask for the current assessment schedule and the budget together.

What paperwork do I need before the sign goes up?

Confirm three things in writing. The current required club membership category and its cost, from (239) 992-5100. Your sub-association’s current sign practice, because the master standard and at least one sub-association’s own rule differ. And your governing document set, which is easy to get: the master association publishes its declarations and bylaws, budget, rules, estoppel schedule and tenant guidelines as open PDFs, with no login required.

How does the HOA approval and transfer process work for my buyer?

Cordova sits under two associations. Cordova at Spanish Wells Homeowners Association, Inc. handles Cordova’s own common property, 24 tracts totalling 28.18 acres, and Spanish Wells Community Association, Inc. handles community-wide obligations. Neither publishes its resale application and approval requirements. Ask Cambridge Management for Cordova’s process and the master association at 239-319-1288 for its own as soon as you are under contract, because approval timing drives your closing date.

Is a lake lot, a golf lot or an interior lot worth more here?

The county codes 60 of Cordova’s 128 lots as lake, 42 as golf course and 26 as neither. 102 of 128, four out of five, carry a lake or golf coding, which compresses the premium: when a coding is the norm rather than the exception, the gap between a premium lot and a standard one behaves differently. That coding is the county’s classification of the parcel, not an appraisal of the view. For the 26 interior owners the lot argument has to be won on plan, condition and orientation instead.

Only 15 Cordova homes have no pool. Does a pool add value here?

113 of 128 Cordova homes have a pool, which is 88.3 percent. That makes a pool the neighborhood standard rather than a premium feature, and it flips the adjustment: the 15 homes without one carry the discount rather than the 113 carrying a premium. If you are among the 15, expect the question at every showing and have the lot’s answer ready, whether that is lanai size, view, or a quoted cost to add one.

Does being single-storey help my Cordova home sell?

It is the neighborhood norm and a real demand factor. The county records 124 of Cordova’s 128 homes at one storey, two at one-and-a-half and two at two. Toll Brothers built four single-storey plans and exactly one two-storey plan, the Saviero, which suggests the Saviero was the rarest plan sold here; the two one-and-a-half-storey records match no marketed plan. Buyers in this price band ask for single-level living directly, and here you can answer yes on 96.9 percent of the homes.

Which improvements actually pay back in a 2014 to 2016 home?

We publish no return-on-investment percentage, because we have no sourced local study for this product and an invented number is worse than none. One structural point holds: these homes are already current-code, single-storey in 124 of 128 cases and pooled in 113 of 128, so the work that resets a listing elsewhere is largely present here. That pushes the argument toward finish, maintenance and the lanai rather than reconfiguration.

How should a 2014 to 2018 home be staged and photographed?

As what it is, a finished, current-code, single-storey Florida home rather than a period property needing a concept. Spend on the lanai and the view, because 102 of 128 Cordova lots carry a lake or golf coding and that lot position is what separates your listing from an older Spanish Wells home a third cheaper per square foot. If your lot is one of the 26 coded neither, lead with the interior instead.

What do I have to disclose as a Florida seller?

Florida imposes a duty to disclose known facts that materially affect value and are not readily observable, and residential contracts now carry a flood disclosure requirement following the 2024 changes to state law. The Chapter 720 association disclosure package also applies. Two Cordova-specific items belong in that conversation: the required club membership, and a legal description that references a recorded instrument rather than a plat book and page. Confirm current statutory language with your closing attorney.

Are there special assessments a Cordova seller should disclose?

We cannot tell you, because neither association publishes its assessment status and Cordova’s reserve position is not public. That is what an estoppel certificate exists to answer: it is the association’s own binding statement of what is owed and what the transfer costs. Request it through your title company the week you go under contract, and ask Cambridge Management for the current budget and the most recent reserve study at the same time.

Will Florida’s SB-4D and SIRS laws affect my Cordova sale?

No. Florida’s structural-integrity and reserve legislation attaches to condominium and cooperative buildings of three storeys or more. Cordova is 128 detached single-family homes under a homeowners association, so it sits outside that regime entirely, with no milestone inspection and no Structural Integrity Reserve Study obligation. Inside Spanish Wells the only obligated structures are Marbella III’s four three-storey buildings on Spanish Moss Way, backstop 31 December 2026.

When is the best time of year to list in Cordova?

Southwest Florida runs on a seasonal buyer calendar, with out-of-state traffic concentrated from roughly November through April. That is the practical argument for having a Cordova home photographed and on the market before the season rather than during it. Cordova’s 40-day median days on market is a middle rather than a forecast, but it is short enough that an autumn listing has room to close inside the season. We publish no monthly absorption figure, because at eight sales a year that sample means nothing.

What do buyers ask before they write an offer on a Cordova home?

Four questions, in roughly this order. Is the club membership mandatory and what does it cost. Is the community age-restricted. Is there a community development district assessment. And what will flood insurance run. Three have clean answers on this page: the membership is required and the current category is unpublished, Cordova is not age-restricted, and there is no CDD. The fourth needs a live quote. Have all four ready before the first showing.

What flood and insurance questions will buyers raise?

Chiefly whether Cordova sits in a flood zone and what the Bonita Springs Community Rating System discount is worth. Cordova’s parcels are outside the Special Flood Hazard Area on every indicator we could reach, and no elevation certificate appears to have been federally required here; the parcel-level FIRM panel and zone letter are the authority and we have not pulled them for a specific address. Be careful on the discount: Bonita Springs is reported as CRS Class 5, the widely quoted 25 percent applies inside the flood hazard area, a standard policy outside it earns 10 percent, and a Preferred Risk Policy earns no CRS credit at all.

Why do the county record and the MLS disagree about my neighborhood?

Because they measure different things. The MLS records homes listed and closed through the Southwest Florida MLS. The county records every qualified deed recorded against a Cordova parcel, whether or not a listing was ever published. In the trailing twelve months that is eight against ten. Every MLS sale reconciles to a county record, and the date differences are recording date versus closing date. Neither source is wrong; only one is complete.

Should I sell my Cordova home furnished?

That is a transaction decision rather than a community rule, and nothing in Cordova’s governing documents or the master rules speaks to it. What matters is the buyer profile, and we will not publish an owner-occupancy or out-of-state-owner share for Cordova, because we have not pulled one from the county roll. What we can say is that a furnished offering removes a logistics problem for a second-home or seasonal buyer, and that the club obligation and the price band both point that way. Price the furnishings separately and take your closing attorney’s guidance on itemising them.

What does a Cordova buyer typically look like?

Someone who wants a finished, current-code, single-storey home the county codes lake or golf, inside gates, with no construction corridor next door and no community development district on the tax bill. They are usually comparing Cordova against older homes in Spanish Wells Units One, Two and Three, which traded at roughly $321 per square foot against Cordova’s $432 in the same window, and against newer communities that do carry a CDD. The club obligation self-selects them, and a 40-day median says that buyer is decisive.

How do capital gains and homestead portability affect my sale?

We are not tax advisers and we do not give tax advice. Both questions carry real dollar consequences on a Florida sale in this price band, and homestead portability rules and federal capital gains exclusions each have specific eligibility and timing conditions. Raise them with a CPA before you list rather than after you close, and bring your closing statements and your basis records rather than an assessment figure.

Do I need a 4-point inspection or wind mitigation report to sell?

A four-point inspection is typically an insurer requirement on older homes, and Cordova’s were built 2014 to 2018, well inside most carriers’ age thresholds. A wind mitigation inspection is different and is often worth doing anyway: every Cordova home was permitted inside the wind-borne debris region under the 2010 or 2014 Florida Building Code cycle, and documenting opening protection and roof attachment can improve your buyer’s insurance quote. Verify current carrier requirements rather than assuming.

What are the sign and open house rules when I list in Cordova?

The master standard, board-approved 16 June 2025, allows one For Sale sign per property at 12 inches by 18 inches, maximum four feet tall, burgundy lettering on beige, logo capped at 20 percent of the face, set back at least 10 feet from a paved roadway. Open houses are Sundays only, noon to 5:00 p.m., registered with the association office by 5:00 p.m. the preceding Thursday. That is the master floor. Cordova’s own association may be stricter and its rules are not published, so confirm Cordova’s current sign practice with Cambridge Management before you order a sign.

How do showings and gate access work for my listing?

Cordova has its own gate, staffed as posted rather than around the clock, with a guest kiosk for pass-scan entry. Every showing runs through the community’s gate registration system, so buyers and cooperating agents register in advance. For an open house the hosting agent must be present with a driver’s licence and business card at the gate, and only the association’s single community-wide sign goes at the Bonita Beach Road entrance.

How should I choose a listing agent for a Cordova home?

Ask one question and listen to the answer: how will you price it. An agent who answers with a comp printout is working from the MLS record alone, which here is missing 20 percent of the qualified transaction count, including two of the four seven-figure sales. The right answer names both populations and knows your lot’s county coding. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Call (239) 898-6072.

Would you price a Cordova home off a Zestimate or an automated valuation?

No. Every major automated valuation model is trained on the MLS record. For Cordova, our Development-scoped pull of that record is missing two of the last ten qualified deeds, both above one million dollars, so the comparable set is incomplete and biased low in the part of the range where a Cordova seller’s money sits. We would also not price against the Spanish Wells community median of $623,750, which includes condominium product and describes a different market.

Frequently Asked Questions, Buyer Edition: Buying in Cordova at Spanish Wells

Cordova is 128 single-family homes built 2014 to 2018 by Toll Brothers, inside a semi-private club whose golf course takes public play, west of I-75, with no community development district and no age restriction. Buying here carries a required club membership whose current category nobody publishes. The answers below give the facts and the phone numbers.

Is Spanish Wells a members-only or private club?

No. The club’s own FAQ states it plainly: Spanish Wells is not an equity club, it is a semi-private club with its golf course open to the public, and the remaining amenities are reserved for members. The club runs a public booking engine with public tee times. The master association’s About page says “a private country club,” which is loose association copy rather than a governing document and does not override the club’s own operating description.

Is Cordova at Spanish Wells a 55+ or active adult community?

No. Cordova is not age-restricted and it is not a 55-plus community. The “active adult” label circulates on third-party aggregators, and it originates further back than that: Toll Brothers’ own 2016 Cordova page listed the community type as “Active Living, Golf.” That is a marketing category, not an age restriction. No age restriction appears in the master association’s rules or in any club or association material we could reach, and nothing in the county record marks Cordova as age-restricted. Cordova’s own recorded instruments are unread in this build, as the instruments section says plainly, so the honest statement is that no source we have reached imposes an age restriction here.

Is Cordova east of I-75?

No. Cordova sits roughly two to three miles west of Interstate 75, between US-41 and the interstate. Spanish Wells’ east edge is approximately 2.2 miles from the highway and its west edge approximately 3.3 miles. The approach is Exit 116, Bonita Beach Road, heading west toward the Gulf, then north on Old US 41 to the gate. That puts Cordova in the older, built-out band of Bonita Springs rather than the newer eastern corridor.

Does Florida’s new condo law apply to a Cordova home?

No. Florida’s SB-4D structural-integrity legislation, which drives milestone inspections and Structural Integrity Reserve Studies, attaches to condominium and cooperative buildings of three storeys or more. Cordova is 128 detached single-family homes under a homeowners association, so it sits outside that law entirely. Inside Spanish Wells the only obligated structures are the four three-storey buildings at Marbella III on Spanish Moss Way, backstop 31 December 2026. Buyers arriving from a condominium frequently over-apply this law.

Is a club membership mandatory if I buy in Cordova?

Yes. The Spanish Wells Golf and Country Club FAQ states that a buyer in Cordova is required to have a membership to the club, and that buyers in any other Spanish Wells subdivision are not. Cordova is the one subdivision of eight carrying that obligation. What is not published anywhere is which membership category a 2026 resale buyer must take. Call (239) 992-5100 and get the current category in writing before you write an offer.

What does the club membership cost?

We do not know and we will not publish a figure from a secondary source. No initiation fee, annual dues figure or food and beverage minimum is published by the club for any membership category, and pricing at a semi-private Florida club changes and is frequently misreported by aggregators. This is the most expensive thing on this page to get wrong. The membership office at (239) 992-5100 is the only route we will use.

Did Toll Brothers sell Cordova with a Social Membership?

In 2016, yes. Toll Brothers’ own Cordova community page, captured by the Internet Archive on 1 November 2016, carries the verbatim bullet “Social Membership to Spanish Wells Golf and Country Club,” with no qualifiers. That is a dated primary-source fact about the original new-construction offering. It is not a fact about 2026, and we will not assert that the currently required category is Social. Confirm today’s requirement with the club.

How many homes are in Cordova, and on which streets?

Exactly 128 single-family homes on four streets: San Amaro Drive with 77, Alhambra Lane with 32, Casabella Way with 11, and Tasca Drive with 8. Almost every published description names three streets and omits Tasca, which was Toll Brothers’ own sales-center address during the build. The count comes from the Lee County parcel roll, queried 2026-09-04, which returns 128 single-family parcels plus one right-of-way parcel.

When was Cordova built, and is anything still under construction?

Cordova was built between 2014 and 2018 by Toll Brothers, and nothing is under construction. The county’s year-built field distributes as 24 homes in 2014, 59 in 2015, 33 in 2016, 10 in 2017 and 3 in 2018, so 116 of 128, or 90.6 percent, went up in the first three years. Functionally this is a 2014 to 2016 neighborhood that has been finished for years.

What floor plans did Toll Brothers offer at Cordova?

Five: Biella at 2,058 base square feet, Massiano at 2,217, Serino at 2,285, El Paso at 2,678 and Saviero at 2,950. Four are single-storey and only the Saviero is two-storey. As built, the county records heated area from 2,050 to 3,013 square feet with a median of 2,224 across all 128 homes, because Toll Brothers sold hundreds of options. The builder’s 2016 base prices are historical and say nothing about current value.

Are Cordova homes single-storey?

Overwhelmingly. The county records 124 of the 128 homes at one storey, two at one-and-a-half and two at two, which is 96.9 percent. That matches the builder’s plan set, where four of five plans are single-storey and only the Saviero is not. On the first-floor primary suite specifically, the builder’s 2016 copy claims it, but the county record says nothing about where a bedroom sits. Verify it on the specific home.

What is the difference between a lake lot, a golf lot and an interior lot?

The Lee County parcel roll codes 60 Cordova lots as single-family residential lake, 42 as golf course and 26 as neither: 46.9, 32.8 and 20.3 percent. This is the county’s land-use classification of the parcel, not a view appraisal. A lake coding means the lot abuts water as the county maps it, and says nothing about how wide that water is or whether a hedge or lanai cage sits in the sightline.

Do Cordova homes have pools?

113 of the 128 do, which is 88.3 percent, and all 128 have a garage. A pool is close to standard here rather than a premium feature, which means the 15 homes without one are the exception and are where the adjustment gets made. The county records pool and garage counts parcel by parcel, so this is a government record rather than a listing-feed estimate, checkable against any address you are considering.

Is there a CDD assessment on the tax bill?

No. All 128 Cordova parcels carry a tax district reading City of Bonita Springs and Bonita Springs Fire with no district component, and the Property Appraiser’s 2025 millage book shows 12.7970 mills with no community development district authority in it. Spanish Wells also does not appear on Florida’s state Official List of Special Districts. Do not confuse this with the separate East Bonita Beach Road CDD on the same road as the main gate.

Is Cordova in a flood zone, and what is the CRS discount worth?

Cordova’s parcels are outside the Special Flood Hazard Area on every indicator we could reach, and no elevation certificate appears to have been federally required here; we have not pulled the FIRM panel and zone letter for a specific address. On the discount, three parts matter. Bonita Springs is reported as CRS Class 5, unconfirmed against FEMA’s own Community Status Book. The widely quoted 25 percent reduction applies to policies inside the flood hazard area. Cordova is outside it, so a standard policy earns 10 percent and a Preferred Risk Policy earns no CRS credit at all. Run your address through msc.fema.gov and have your agent confirm the class.

What are the HOA fees, and who governs Cordova?

Cordova has its own association, Cordova at Spanish Wells Homeowners Association, Inc., Sunbiz number N13000005757, filed 20 June 2013 and professionally managed by Cambridge Management. It sits under the master, Spanish Wells Community Association, Inc., number N94000004941. Neither publishes a fee schedule, so we will not repeat a dues figure from syndicated listing content. Ask Cambridge Management for the budget and assessment schedule, and the master association at 239-319-1288 for the master assessment.

Can I rent out a Cordova home?

Not on a short-term basis. The recorded Declaration sets a minimum lease term of 30 continuous days or one calendar month, requires every lease to be in writing even where no rent changes hands, bars a new lease from beginning until 30 days have elapsed since the first day of the last one, and permits leasing only of the entire home. The association also classifies leases of 90 days or less as short-term for gate access. That is the master floor, and Cordova’s own association may be stricter; its rules are not published, so ask Cambridge Management before you plan around a lease.

What amenities come with Spanish Wells beyond golf?

Twenty-seven holes across three nines, managed by Troon, with the course open to public play. Beyond golf: a clubhouse dating to 1998 and renovated after 2018, a 5,000 square foot fitness centre open seven days, one heated pool with cabana service, three Har-Tru tennis courts, four pickleball courts and three Har-Tru bocce courts. The single named restaurant is The Crow’s Nest Bar and Grille. There is no marina, no second pool and no spa.

Why was Cordova never platted, and does that affect my title?

Every Cordova legal description references a recorded instrument rather than a plat book and page: Instrument #2014000067721 for Phase 1 and #2015000047271 for Phase 2. The county’s GIS layer corroborates it, since Cordova has no polygon of its own and sits inside the base Spanish Wells subdivision polygon. Your title company will pull the instrument rather than a plat page. That is normal here and is not a defect.

What should I verify before I write an offer on a Cordova home?

Five things. The current required club membership category and its full cost, from (239) 992-5100, in writing. Cordova’s assessment schedule and budget from Cambridge Management, plus the master assessment at 239-319-1288. Your lot’s flood zone from msc.fema.gov. Opening protection and roof attachment from the permit record and a wind mitigation inspection. And the estoppel certificate through your title company. To run that sequence with us, call (239) 898-6072.

What We Would Tell an Owner Thinking About Listing in Cordova

If you own in Cordova and you are weighing a sale, the single most important thing we would tell you is that an MLS comparable set is not showing the whole market in your own neighborhood, and the deeds it is missing are the expensive ones. Pricing from MLS comps alone means pricing off a sample that is incomplete and biased low.

One in Five Cordova Deeds Is Missing From the MLS Pull

Over the trailing twelve months, our Development-scoped pull of the Southwest Florida MLS records eight closed Cordova sales with a median of $946,500. Lee County’s qualified recorded deeds record ten, with a median of $1,005,000. Both figures are correct, because they count different populations: one measures homes listed and closed through the MLS, the other measures every qualified deed recorded with the county. The two deeds our MLS pull does not carry are 28483 San Amaro Drive at $1,250,000 and 28551 San Amaro Drive at $1,100,000. Both are above seven figures and above the MLS median. That is 20 percent of the qualified transaction count, and two of the four seven-figure sales. Why they are absent is unresolved, and we are checking whether they sit in Matrix under a different key rather than outside it.

Read the Year Over Year Honestly, Not by the Median Alone

Against the prior year, Cordova’s MLS median fell 3.4 percent, from $980,000 to $946,500. Read alone, that looks like softening. Read with the rest of the data it is not: price per square foot rose 5.6 percent to $432, median days on market improved from 47 to 40, and median sale-to-list rose 3.05 points to 96.53 percent. On eight sales, a median moves because a different mix of houses traded. The three figures that moved in the seller’s favour are the ones worth pricing against, and every one of them should be quoted with its sample size visible.

What that looks like in practice

Preparation and follow-through are what turn a considered listing into a closed sale.

★★★★★ “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, Google review of McGreevy and Comisar.

Downloadable Documents

Every document below is a primary record, hosted by the body that issued it. We link to the issuer rather than re-hosting a copy, so what you open is the current version rather than a snapshot we took.

Flood, insurance and elevation

1. FEMA NFIP Community Rating System guide, 2023 edition, the schedule that sets what a Class 5 community’s discount actually is, inside and outside the Special Flood Hazard Area.
2. Lee County Flood Insurance Study, panel 12071CV001D, the countywide study behind the flood maps.
3. Lee County mandatory flood insurance information, when a lender must require a policy and when it may not.

Taxes and assessment

4. Lee County 2025 Taxing District Millage Book, the district-by-district millage schedule. Cordova’s district carries no community development district line.
5. Lee County property neighborhood code list, how the appraiser groups parcels, which is what makes a county-side comparison reproducible.

Roads and infrastructure

6. FDOT US 41 at Bonita Beach Road project study report, the state’s own study of the corridor that carries the community’s main approach.
7. Lee County Bonita Beach Road widening project file, the county’s workshop documents for the road the main gate opens onto.

Health and safety

8. Florida Department of Health verified trauma centre list, the current state list, which is what settles that Gulf Coast Medical Center is the region’s trauma centre.

Sources and How We Verified Them

Every factual claim on this page traces to a source below. Each link was checked and returned HTTP 200 on 4 September 2026. Where a claim could not be verified from a primary record, the page says so in those words and gives the route to close it rather than presenting an inference as a fact.

Lee County records: parcels, GIS and the property roll

1. Index, Bonita Springs CD mapping.
2. GeocodeServer, Lee County GIS map server.
3. Leepa.org, Lee County Property Appraiser.
4. Leepa.org, Lee County Property Appraiser.
5. Explore, Lee County GIS map services.
6. Services1.arcgis.com, Lee County GIS FeatureServer.
7. Services1.arcgis.com, Lee County GIS FeatureServer.
8. Services, Lee County GIS FeatureServer (Neighborhoods_and_Areas, Lee_County_Parcels).
9. FeatureServer, Lee County GIS FeatureServer (Neighborhoods_and_Areas, Lee_County_Parcels).
10. FeatureServer, Lee County GIS FeatureServer (Neighborhoods_and_Areas, Lee_County_Parcels).
11. FeatureServer, Lee County GIS FeatureServer (Neighborhoods_and_Areas, Lee_County_Parcels).
12. Services2.arcgis.com, Lee County GIS FeatureServer (Neighborhoods_and_Areas, Lee_County_Parcels).
13. A69c335ad6e54fc0872f7ed47208f11e, ArcGIS.
14. Specialdistricts, Lee County government.
15. Firm, Lee County government.
16. Parking, Lee County government.
17. Beaches, Lee County government.
18. Parking, Lee County government.
19. Www.leepa.org, Lee County Property Appraiser.
20. Www.leepa.org, Lee County Property Appraiser.
21. Www.leepa.org, Lee County Property Appraiser.

Florida state records and statute

22. Special districts efiles, Florida Auditor General.
23. Policies in force, Citizens Property Insurance.
24. 753 0 material, Florida Building Commission.
25. Florida Trauma Centers, Florida Department of Health.
26. Statutes, Florida Statutes, Office of Legislative Services.
27. Index.cfm, Florida Statutes, Office of Legislative Services.
28. Index.cfm, Florida Statutes, Office of Legislative Services.
29. Index.cfm, Florida Statutes, Office of Legislative Services.
30. Index.cfm, Florida Statutes, Office of Legislative Services.
31. Statutes, Florida Statutes, Office of Legislative Services.

The association’s and the club’s own documents

32. Spanishwells, DwellingLive community access.
33. Spanishwells.sites.townsq.io, Spanish Wells Community Association resident portal (TownSq).
34. Spanishwells.sites.townsq.io, Spanish Wells Community Association resident portal (TownSq).
35. Spanishwells.sites.townsq.io, Spanish Wells Community Association resident portal (TownSq).
36. Spanishwellscommunity.com, Spanish Wells Community Association.
37. Index.pl, Lake Club Villas association.
38. Www.spanishwellscommunity.com, Spanish Wells Community Association.
39. Www.spanishwellscountryclub.com, Spanish Wells Golf and Country Club, the club’s own site.
40. Banquets, Spanish Wells Golf and Country Club, the club’s own site.
41. Faqs, Spanish Wells Golf and Country Club, the club’s own site.
42. Faqs, Spanish Wells Golf and Country Club, the club’s own site.
43. Our club, Spanish Wells Golf and Country Club, the club’s own site.
44. Store, Spanish Wells Golf and Country Club, the club’s own site.
45. Www.spanishwellshoa1.com, Spanish Wells Unit One association.
46. Frequently asked questions, Spanish Wells Unit One association.
47. Welcome to unit one, Spanish Wells Unit One association.
48. Www.spanishwellshoa2.com, Spanish Wells Unit Two association.
49. Arc master, Spanish Wells Unit Two association.
50. C c, Spanish Wells Unit Two association.
51. Estoppel, Spanish Wells Unit Two association.
52. Www.spanishwellshoa3.com, Spanish Wells Unit Three association.
53. New resident information 1, Spanish Wells Unit Three association.
54. Petmain, Spanish Wells Unit Three association.
55. Www.thelakeclubhoa.com, Lake Club Villas association.
56. Www.thelakeclubhoa.com, Lake Club Villas association.

The builder’s own material and the archive

57. Cordova at Spanish Wells, Toll Brothers, the builder’s own site.
58. Florida, Toll Brothers, the builder’s own site.

Federal agencies: flood, elevation, census

59. Fema nfip crs guide 2023, FEMA FloodSmart.
60. Geocoding.geo.census.gov, US Census Bureau geocoder.
61. Onelineaddress, US Census Bureau geocoder.
62. MapServer, FEMA hazard mapping.
63. Search, FEMA Map Service Center.
64. Nces.ed.gov, National Center for Education Statistics.

City of Bonita Springs and the land development code

65. Cityofbonitaspringscd.org, Bonita Springs Community Development.
66. Hurricane Ian, Bonita Springs Community Development.
67. About, East Bonita Beach Road CDD (the false friend, a different community).
68. Selfservice, City of Bonita Springs permitting.
69. Selfservice, City of Bonita Springs permitting.
70. Code of ordinances, Municode, Bonita Springs Land Development Code.
71. Code of ordinances, Municode, Bonita Springs Land Development Code.
72. Land development code, Municode, Bonita Springs Land Development Code.
73. Www.cityofbonitasprings.org, City of Bonita Springs.
74. FEMACRS, City of Bonita Springs.
75. City calendar, City of Bonita Springs.
76. Minutes, City of Bonita Springs.
77. What s new, City of Bonita Springs.
78. Services departments, City of Bonita Springs.
79. Elevation Certificate Search, Bonita Springs Community Development.
80. FEMA Flood Zone Information, Bonita Springs Community Development.
81. Planning and Zoning, Bonita Springs Community Development.
82. Service territory, LCEC electric cooperative.

Schools

83. Public, Lee County school zone locator.
84. Www.leeschools.net, School District of Lee County.
85. Schools, School District of Lee County.
86. Student enrollment, School District of Lee County.
87. School zones, School District of Lee County.

Health, transport and infrastructure

88. 444321 1 us 41 bbr final psr february2024, FDOT document library.
89. Gis.fdot.gov, FDOT GIS.
90. District 1 wp public hearings, Florida Department of Transportation.
91. Lwc app master draft external stakeholders 082712, South Florida Water Management District.

Our own published work

92. Mcgreevyandcomisar.com, McGreevy and Comisar.
93. Bonita springs, McGreevy and Comisar.
94. Buying, McGreevy and Comisar.
95. Home valuation, McGreevy and Comisar.

What we could not verify, stated plainly

The recorded instrument images for #2014000067721 and #2015000047271 have not been opened by anyone in this build: the Lee County Clerk’s official records site returns an edge error to automated retrieval. The instrument numbers, dates and parties are corroborated three independent ways, so the claims resting on them are safe to publish, but the primary images remain unread. The route is an attended browser session or a request at the Clerk’s counter.

The club does not publish the membership category a Cordova purchase currently requires, and neither does the association. We say so on this page rather than inferring it. The route is the membership office on (239) 992-5100.

Bonita Springs’ numeric Community Rating System class has not been confirmed against FEMA’s own Community Status Book. The Class 5 figure on this page comes from the city’s own communications and the news coverage of its November 2024 restoration, and the discount schedule it drives is FEMA’s July 2023 Discount Guide. FEMA’s CRS discount web page still carries a 2021 date, and how any individual carrier applies the credit under Risk Rating 2.0 is not settled by any source we could reach. The percentages here are published with those caveats attached and never as a dollar promise.

Cordova’s flood-zone status is supported by every indicator we could reach and is not document-verified at the parcel level. We did not pull the FIRM panel number, effective date and zone letter for a specific Cordova address, because FEMA’s Map Service Center requires an interactive lookup. The route is msc.fema.gov and the buyer’s own agent.

Cordova’s own sub-association estoppel and transfer fees are not published by anyone. The master association’s schedule is published and is on this page; Cordova’s own is not, and the route is Cambridge Management.

Work With McGreevy and Comisar on Your Cordova Home

McGreevy and Comisar list and sell homes inside Spanish Wells, and Cordova is the neighborhood we know parcel by parcel. If you own one of these 128 homes and are weighing a sale, we will bring your own county record, both market populations, and a defensible view of what your lot position is worth. Call (239) 898-6072.

Who wrote this page

By Jesse McGreevy and Marc Comisar. Jesse McGreevy and Marc Comisar have between them closed more than $900 million in Southwest Florida residential real estate, and are recognised as Top 1% Real Estate Agents Nationally Since 2008. More about how the team works is on our about page, and the wider brokerage is Domain Realty Group.

Updated: September 2026. This page is rebuilt whenever the county roll or the market data behind it moves, and every figure on it carries the date it was pulled.

How this page was built, and why that matters for a Cordova seller

We did not write this page from listing feeds. We tracked all 128 Cordova parcels through the Lee County property roll, then we tracked every qualified deed recorded against them in the last twelve months, which is how we found two seven-figure deeds that our Development-scoped MLS pull does not carry. That is the difference between a page assembled from what is easy to obtain and one assembled from the record itself.

As a Top 1% Real Estate Agents Nationally Since 2008 team, and one of the top-reviewed real estate teams in Southwest Florida, we would rather publish a number we can defend than a number that flatters the neighborhood. Where this page does not know something, it says so and tells you who to call.

What we can tell you that a portal cannot

A portal can tell you what is listed. It cannot tell you that 60 of Cordova’s 128 lots carry the county’s LAKE land-use coding, which is a statement about where the lot sits rather than a promise about what a given window sees, that 113 of them have a pool, that the neighborhood was recorded by instrument rather than platted, or that one in five of last year’s qualified deeds here is absent from our MLS pull. Being Top 1% Real Estate Agents Nationally Since 2008 is not why that matters. Having read the county record is.

If you own in Cordova and are weighing a sale, call (239) 898-6072. We will bring the parcel record for your own home, both market populations, and an honest view of what your lot position is worth. Our standing as Top 1% Real Estate Agents Nationally Since 2008 rests on work like this rather than on the claim itself, and our reputation as one of the region’s top-reviewed teams is built the same way.

We are, again, Top 1% Real Estate Agents Nationally Since 2008, and Jesse and Marc’s combined $900 million in closed production is the experience behind every figure above.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and Cordova at Spanish Wells is exactly the kind of address where that experience shows up as money. This page exists because the ordinary sources get Cordova wrong: the street count, the membership language, the flood discount, and the size of its own market. We would rather hand you the county record than an adjective.

Talk to Us Before You Price, List or Offer in Cordova

If you own in Cordova, call Jesse McGreevy at (239) 898-6072 or start with a confidential home valuation. Bring the question that is actually on your mind, whether it is what your lot position is worth, whether to price against the MLS median or the deed median, or how to handle the sign rule at your specific gate. If you are buying, start with our Southwest Florida buyer guide or call Marc Comisar at (239) 287-5873, and ask us to confirm the club membership category in writing before you write the offer. Either way, reach Jesse McGreevy directly at (239) 898-6072.

You can also read more about Cordova’s parent community on our Spanish Wells Golf and Country Club community page, or see everything we cover across the city on our Bonita Springs real estate page. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Direct: (239) 898-6072.

By Jesse McGreevy and Marc Comisar

Market data in this article reflects Southwest Florida MLS closed sales and Lee County qualified recorded deeds for the trailing twelve months ending 4 September 2026, each labelled with the population it measures. Medians are published with their sample sizes. Market conditions change; verify current figures before acting.

McGreevy and Comisar, Domain Realty Group, Domain Realty. Jesse McGreevy SL3101296 · Marc Comisar BK3060671.