Spanish Wells - Marbella

Why McGreevy and Comisar Are the Best Realtor for Marbella at Spanish Wells

If you are searching for the best realtor for Marbella at Spanish Wells in Bonita Springs, whether you are ready to sell your Marbella home or buy your next one, McGreevy and Comisar is the team that delivers. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the number one real estate team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008, with over $2.5 Billion sold with our Domain Realty Group team and over $900 million in personal sales between Jesse and Marc.

Recent Marbella track record, last twelve months

Southwest Florida MLS and Lee County parcel roll, pulled September 2026. Marbella is the highest-volume neighborhood inside Spanish Wells other than the base subdivision, which records 27 MLS closed sales and 26 county deeds.

Honors and recognition

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

What we bring to a Marbella listing that a portal cannot

We tracked all 352 Marbella parcels through the Lee County property roll and every qualified deed recorded against them in the last twelve months. That is how we found 85 single-family houses inside a neighborhood every published source describes as three condominium associations, how we recovered the recorded plat reference, and how we can tell you which four buildings in Marbella III carry a 31 December 2026 statutory deadline and which twelve do not.

Selling your Marbella home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.

Buying a home in Marbella? Read how we represent buyers in Southwest Florida, or call Marc at (239) 287-5873 for a personalized buyer consultation.

Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34134.

What Marbella at Spanish Wells Is

Marbella at Spanish Wells is a neighborhood of 341 homes inside Spanish Wells Golf and Country Club in Bonita Springs, Florida. It was built between 2004 and 2008, and it is the only part of Spanish Wells that contains three separate condominium associations and a street of single-family houses under one name.

That last sentence is the reason this page exists. Every published description of Marbella we have found, including the ones we wrote ourselves before we pulled the county record, describes Marbella as three condominium associations totalling 256 units. The Lee County parcel roll records 341 residential units, and 85 of them are detached houses. The structural, tax and market facts on this page come from primary records: the Lee County parcel roll, the recorded legal descriptions on it, the Florida Division of Corporations, FEMA’s own published schedules, and the Lee County Property Appraiser’s millage book. Where a figure reaches us any other way, through the association’s own budget, the club’s own materials, or news coverage of the city’s flood rating, we say so in the section it appears in. Marbella is one of eight neighborhoods inside Spanish Wells, and Spanish Wells is one of the older gated golf communities in Bonita Springs.

The four components, and the number that has been wrong everywhere

Marbella is not one association. It is four distinct products sharing one name, recorded by two different mechanisms, and governed separately.

Add eleven common-element and right-of-way tracts and Marbella occupies 352 parcels on the county roll. The 341 figure is the residential count, and it is the one that matters to a buyer or a seller.

Why the 85 houses matter more than the arithmetic

A neighborhood described as 256 condominium units and a neighborhood that is actually 256 condominium units plus 85 golf-frontage houses are two different places to buy into and two different places to sell in. The houses are physically interleaved with the condominiums on Spanish Moss Way and they carry a median county valuation roughly double the condominiums’. They do not share a recording instrument: the 85 lots are platted, the 256 condominium units are each recorded by condominium declaration, and whether the condominium parcels sit inside the same plat is not something we have confirmed from the record. Anyone pricing a Marbella home against “the Marbella median” without knowing which of the four products they own is pricing against a number that describes no property in the neighborhood.

We found this because we queried the Lee County parcel roll before we commissioned any research, rather than after. If you own in Marbella and want to know which of the four components your home sits in and what that is worth, call us at (239) 898-6072.

The Part of Marbella Nobody Has Written Down

Eighty-five single-family houses sit inside Marbella at Spanish Wells on Spanish Moss Way and Robolini Court. They were built between 2004 and 2006, 81 of the 85 are coded by Lee County as golf-course frontage, and they appear in no neighborhood description, no association roster and no community map that we have been able to find.

The 85 houses, from the county roll

All figures below are from the Lee County parcel roll, retrieved 2026-09-07, across all 85 single-family parcels.

Every one of those medians rests on an odd-numbered set of 85, which means each is a genuine middle observation rather than an average of two. We state the count and its parity because a median published without them is a number you cannot check, and because this build has already found three published medians in this community that were arithmetically wrong.

The two streets

Spanish Moss Way is the spine of Marbella and it carries three of the four components: 51 houses, 24 Marbella II condominium units and 80 Marbella III units. Marbella I sits entirely on La Playa Court, Tamberine Court, Canasta Court and Caballero Way, and touches Spanish Moss Way nowhere. Robolini Court is single-family only. If a listing says “Spanish Moss Way” and nothing else, it has told you almost nothing about what is being sold.

Bedrooms, baths, storeys and pools

The golf-frontage finding, and exactly what it does and does not mean

Lee County’s land-use coding on these 85 parcels reads SINGLE FAMILY RESIDENTIAL, GOLF COURSE on 81 of them. Four carry plain single-family coding with no view classification.

That is 95.3 percent, and it is the single strongest structural fact we recovered about this neighborhood. It is also a fact that has to be stated carefully. This is how Lee County classifies the lot, not an appraisal of the view from any particular window. A parcel coded golf course abuts the course. It does not follow that every room in the house looks at it, that the sightline is unobstructed, or that the coding reflects what a buyer would call a golf view. Walk the specific lot.

What the coding does support is a statement about the neighborhood’s shape: Marbella’s single-family half was laid out along the course almost in its entirety, which is unusual even inside a golf community, where a typical build mixes course frontage with lake lots and interior lots. The condominium components carry no land-use coding at all in the county roll, which is normal for condominium parcels and is not evidence that they lack views.

Why nine research agents missed 85 houses

This is worth being plain about, because it says something about how much published material on this community is worth. Nine parallel research agents, a 53-row conflict register, two adversarial verification passes and a county GIS reconciliation all described Marbella as three condominium associations. None of them was contradicted by anything, because an omission produces no contradiction to detect. A register that works by sweeping research files against each other is structurally blind to a fact that appears in none of them.

The county’s own neighborhood layer contributed to the problem rather than solving it. It publishes three Marbella polygons, and all three contain only condominiums. The 85 houses fall inside the base Spanish Wells subdivision polygon, where they are invisible as Marbella. A component list can reconcile perfectly at the total and still misattribute every one of its parts.

We publish this because it is a straightforward demonstration of what we do differently, and because if we had not found it we would have written a page about Marbella that was wrong by 85 houses. If you want the parcel record for your own Marbella address, call (239) 898-6072.

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

Marbella 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, measured rather than asserted

We measured this across all 1,412 Spanish Wells parcels in the county roll rather than relying on a section reference. The community’s longitude range is -81.8027 to -81.7848. Its latitude range is 26.3164 to 26.3305. Interstate 75 runs through this area at roughly -81.748 to -81.752 per FDOT geometry.

Marbella spans most of that range. Marbella II sits among the westernmost parcels in the community at -81.7978 to -81.7959. Marbella III sits at the eastern edge at -81.7865 to -81.7848, which makes it the closest part of Marbella to the interstate and still roughly 2.2 miles west of it.

The community’s east edge sits approximately 2.2 miles from I-75 and its west edge approximately 3.3 miles. Marbella 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.

A correction we owe our own earlier work

Our research corpus recorded that every Spanish Wells parcel sits in Section 03-48-25, and used that as one route to the west-of-I-75 conclusion. The parcel roll does not support it. All 121 Marbella III parcels, plus three Marbella common tracts, sit in Section 02-48-25. That is 124 parcels of 1,412.

The conclusion is unaffected and is re-proven above on longitude, which is what it actually rests on. We publish the correction anyway, because a claim being true is not evidence that the argument offered for it was sound, and because the section reference is the kind of detail a title company or a surveyor will use.

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.

The tradeoff is worth stating 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 Recorded Plat, and What It Settles

Marbella at Spanish Wells is recorded in Plat Book 75, Pages 19 through 29, in the Official Records of Lee County, Florida. A second phase, Marbella at Spanish Wells Unit 2, is recorded in Plat Book 81, Pages 90 and 91. Both references come from the legal descriptions on the county parcel roll itself.

Why a plat reference is worth a section of a page

Two reasons, one practical and one about how this community has been documented.

The practical one: a recorded plat is the document that establishes lot lines, easements, common tracts and rights of way. If you are buying a Marbella house, the plat is where you find out what your lot actually is, where the drainage and utility easements run across it, and which strips of land belong to the association rather than to you. Title work will reference it. Most buyers never see it.

The documentary one: the recorded plat book and page for this community has been an open research gap since the community page was first built. It sits on the conflict register as a high-value document gap, described there as the item that would settle the community’s construction chronology outright. It was never found by prose search because nobody searched the parcel roll’s legal-description field, where every one of the 85 single-family parcels carries it verbatim. The plat reference is on those 85 lots. The condominium parcels carry declaration references instead.

The eleven common tracts

The plat carries eleven common-element and right-of-way tracts, which the county roll records under DORCODE 09:

These are the parcels that carry the neighborhood’s internal roads, landscape buffers and shared land. They are owned in common rather than by any individual owner, and they are the reason a Marbella owner’s assessment funds road and landscape maintenance that a city would handle in an ungated neighborhood.

What we have not done, and why

We have not opened the plat images. The Lee County Clerk’s official records portal returns an automated-access block to every programmatic attempt, which is a documented limitation in our research on this community and not a claim about the documents themselves. The book and page references above come from the Property Appraiser’s parcel roll, which is a separate county system and a reliable source for a legal description.

If the plat itself matters to your decision, it is a public record, and the route is the Lee County Clerk of Court’s official records search or the Clerk’s counter in person. We are happy to walk you through pulling it. Call (239) 898-6072.

Marbella I: 88 Homes on Four Streets

Marbella I at Spanish Wells is a condominium of 88 units in 16 buildings, built almost entirely in 2004, on La Playa Court, Tamberine Court, Canasta Court and Caballero Way. Every unit is a three-bedroom, two-bath plan with a garage, and the county records no unit above two storeys.

The county record for Marbella I

The 2008 tail, and what it tells you

Eighty of Marbella I’s 88 units went up in 2004. Eight went up in 2008, four years later, which is a long gap inside one condominium. They are the only Marbella construction anywhere in the neighborhood after 2007. The county roll does not group those eight by address in what we pulled, so ask the association which building they are in.

That gap matters for two practical reasons. Building systems installed four years apart are four years apart in age, which shows up in roof and mechanical replacement cycles. And a condominium that completed its final phase in 2008 completed it into the worst Florida housing market in living memory, which is a piece of context worth having when you read its reserve history.

The uniformity, and why it helps a seller

Marbella I is the most uniform product in the neighborhood. Every unit is three bedrooms and two baths. Every unit has a garage. The heated-area range is 419 square feet from smallest to largest, which is narrow. The county’s JUST-value range spans $65,251 across 88 units.

Uniformity is genuinely useful when you sell. It means comparable sales inside your own building group are actually comparable, and it means a buyer cannot argue that your unit is materially different from the one that sold last quarter. In a neighborhood as internally varied as Marbella overall, Marbella I is the component where a comparable set behaves.

Marbella II: 48 Homes and the Two-Phase Build

Marbella II at Spanish Wells is a condominium of 48 units in nine buildings on Spanish Moss Way and Mandolin Court, built in two cohorts in 2004 and 2006. Like Marbella I, every unit is a three-bedroom, two-bath plan with a garage, and no building exceeds two storeys.

The county record for Marbella II

The recorded phases

Marbella II’s units carry their phase and building in the legal description, and the phases were recorded across roughly eighteen months under separate instruments:

Nine phases, nine buildings, 48 units. If you are buying here, your unit’s phase and building number are in its legal description, and they are how the association’s own records are organised.

A unit the county cannot address

One Marbella II unit, Phase 3 Building 3 Unit 323, carries no site address in the county roll at all. Its address field reads OBOR and its site-city field is empty.

We mention it for a reason that matters beyond trivia. Our first pull of this neighborhood used the site-city field as a scope filter and returned Marbella II as 47 units instead of 48, silently, with nothing on screen indicating a record had been discarded. The count was wrong by one, plausible, and internally consistent. We caught it by re-scoping on the parcel identifier instead, which is a property of the record rather than a descriptive field that can be blank.

A filter that looks like a safety measure can remove a real record and hand you a believable wrong number. That is the whole reason we cross-check every count in this build by two routes.

Marbella III: 120 Homes, Sixteen Buildings, and the Four That Matter

Marbella III at Spanish Wells is a condominium of 120 units in 16 buildings on Spanish Moss Way and Lisbon Court, built between 2004 and 2007. It is the largest single association in the neighborhood, it is the only one that reaches three storeys, and those three-storey buildings carry a Florida statutory obligation with a deadline of 31 December 2026.

The county record for Marbella III

The carport finding

Fifty-six Marbella III units have a garage. Sixty-four have a carport. Marbella III is the only Marbella component where most units do not have a garage. Marbella I, Marbella II, the single-family houses and Lake Club record a garage on every unit.

That is a concrete, checkable difference that changes what a unit is worth and what it is like to live in, and it appears in no marketing description of this neighborhood that we have found. If covered parking versus enclosed parking matters to you, ask which one your specific unit has before you make an offer, and do not assume it from the building.

The 2007 cohort

Sixty-four of Marbella III’s 120 units were built in 2007, and all 48 of the three-storey units are in that cohort. That is not a coincidence: the three-storey buildings were the last phase of the last Marbella condominium to be built, finished at the very top of the market and immediately before the Florida building slowdown.

Sixteen buildings, four of them three storeys

This is the fact that has been reported two different ways in every source that mentions it, and both reports are right. Marbella III has 16 buildings. Four of them are three storeys. The other twelve are one or two.

We have now measured that split three separate times from independent county pulls and it reproduces exactly each time: forty-eight three-storey parcel records resolving to precisely four addresses, twelve records at each, all built in 2007.

The statutory obligation attaches to those four buildings, not to the sixteen, and not to Marbella. Saying “Marbella III is a three-storey condominium” overstates it. Saying “Marbella III has no three-storey buildings” is false. The accurate sentence is the one with both numbers in it.

One caveat travels with this and we will not drop it. The county’s storey field is a mass-appraisal record, not a Florida Building Code habitable-story determination. The conclusion below is sound and the phrasing must not overclaim. A building official’s determination is the authority, and the association’s own engineer will have made one.

SB-4D, Milestone Inspection and SIRS: The Four Buildings That Carry It

Four buildings at Marbella III, at 9601, 9611, 9621 and 9631 Spanish Moss Way, are three storeys and were built in 2007. Florida’s post-Surfside condominium safety law attaches milestone-inspection and Structural Integrity Reserve Study obligations to residential condominium buildings of three storeys or more, and the statutory backstop for the SIRS is 31 December 2026, which is less than four months from the date on this page.

What the law actually requires

Florida’s 2022 condominium safety legislation, commonly referred to by its bill number SB 4-D and subsequently amended, created two separate obligations for condominium and cooperative buildings three storeys or higher:

1. A milestone inspection, a structural assessment on a schedule keyed to the building’s age and its distance from the coast, performed by a licensed engineer or architect.
2. A Structural Integrity Reserve Study, a study identifying the building’s structural components, their remaining useful life and their replacement cost, which then governs how the association must fund reserves for those components.

The second is the one with the near-term deadline. Associations were required to have completed a SIRS by a statutory backstop date, and reserves for the components a SIRS identifies became far harder to waive or reduce than they had been.

What we know, and what we do not

What we know from the county record: four Marbella III buildings are recorded at three storeys and were built in 2007. That places them inside the class of buildings the statute addresses.

What we do not know, and will not guess at: whether Marbella III’s association has completed its milestone inspection, whether it has completed its SIRS, what either found, what the resulting reserve funding requirement is, and whether any special assessment has been levied or is contemplated as a result.

We are not publishing an estimate of any of those. A reserve shortfall identified by one of these studies can be a material per-unit number, and a guess in either direction is worse than an honest gap.

The route is Alliant Association Management, and the contact is Ramya Koduri at 239-454-1101. If you own at Marbella III, or you are considering buying there, that is the phone call to make before anything else, and it should happen before 31 December 2026 rather than after.

Why this matters specifically at Marbella III and nowhere else in Spanish Wells

Across the whole of Spanish Wells, we can find no other residential building of three storeys or more.

Marbella III’s four buildings are the only three-storey residential structures in Spanish Wells. That makes this the single highest-value compliance question in the entire community, and it is a question a buyer or an owner searching for it today gets no correct answer to anywhere.

It also means the reverse claim is unsafe. There is no community-wide exemption from these obligations at Spanish Wells, and any page or agent telling you Spanish Wells is exempt because it is a low-rise community is wrong about four buildings and 48 households.

What a Marbella III seller should have ready

If you are listing a unit in one of those four buildings, expect the question and have the answer in writing before you list rather than during a due-diligence period. Specifically: the milestone inspection report and its date, the SIRS and its date, the association’s current reserve funding position for the components the SIRS identifies, and any assessment levied or approved.

A buyer’s lender may ask for some of these. A well-advised buyer’s agent will ask for all of them. Having them ready is the difference between a clean contract and a renegotiation. We have handled this conversation on both sides of the table in this market, and if you want help assembling it, call (239) 898-6072.

What a Marbella III Buyer Should Ask Before 31 December 2026

If you are buying a Marbella III unit between now and the end of 2026, there are seven questions to put to the association in writing. This is a checklist, not legal advice, and your own attorney and your own inspector should be the ones who act on the answers.

The seven questions

1. Has the milestone inspection been performed on my building, and may I have the report and its date? The four three-storey buildings are the ones this applies to. A unit in a one or two-storey Marbella III building is a different situation, and the association can tell you which building you are buying into.
2. Has the Structural Integrity Reserve Study been completed, and may I have it? Ask for the study itself, not a summary of it.
3. What did the SIRS identify, and what is the annual reserve contribution it produces? A SIRS is only useful to a buyer alongside the funding decision it drove.
4. What is the association’s current reserve balance against that requirement? A completed SIRS and an underfunded reserve is a specific and quantifiable risk.
5. Has any special assessment been levied, approved, or discussed at a board meeting in the last twenty four months? Minutes are the source for the third of those.
6. Are there any structural repairs currently in progress, scheduled, or recommended but unfunded?
7. What are the association’s insurance limits and its current deductible, and when do they renew? Post-2022 Florida condominium insurance has moved sharply, and it moves again at renewal.

What the answers change

If the association has completed both, funded the reserve, and levied nothing, this is a well-run building and you should say so in your offer. If the SIRS is incomplete four months before the backstop, that is not automatically a disqualifier, but it is a material fact and it belongs in your negotiation rather than in your surprise.

The honest position for a buyer is that this is a question with a known answer that we do not have. We are telling you where the answer lives and who holds it rather than estimating it.

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

If you own a Marbella home, call Jesse McGreevy at (239) 898-6072 or start with a confidential home valuation. Bring the question that is actually on your mind, whether that is which of the four Marbella components your home sits in, whether your Marbella III building is one of the four carrying the SIRS obligation, or whether to price against the MLS comparables or the county deed record. If you are buying, start with our Southwest Florida buyer guide or call Marc Comisar at (239) 287-5873, and ask us to get the association’s milestone and SIRS position in writing before you write the offer. Either way, reach Jesse McGreevy directly at (239) 898-6072.

What the Other Three Marbella Components Do Not Carry

Lee County’s assessment roll records a maximum of two storeys at Marbella I, Marbella II and the 85 single-family houses, which is why we expect the three-storey milestone-inspection and Structural Integrity Reserve Study regime not to reach them. That field is a mass-appraisal record rather than a building-code determination in both directions, so it is the reason we expect an answer rather than the authority for one. If you intend to state your building’s status to a buyer, get it from the association or a building official first.

The distinction, stated carefully

The three-storey threshold is a threshold. A two-storey condominium building in Florida is not exempt from having reserves, from maintaining its structure, or from the ordinary duties of a condominium association. It is outside the specific statutory regime that attaches milestone inspections and a SIRS to buildings of three storeys or more.

For the 85 single-family houses the position is different again. They are not condominium units at all. They sit on platted lots with a homeowners association governing the neighborhood, which is a Chapter 720 structure rather than a Chapter 718 one, and the condominium safety statute does not reach them.

Why this is a buying decision and not a footnote

Two units a hundred yards apart on Spanish Moss Way, both in Marbella, both roughly 1,600 square feet, can sit on opposite sides of this line. One is in a 2007 three-storey building inside the statutory regime with a December 2026 date attached. The other is in a two-storey building that is not.

That is not a small difference in 2026, and it is precisely the kind of distinction that gets flattened when a neighborhood is described as a single entity. Ask which building. Ask how many storeys. Get the answer from the association rather than from a listing.

Where this leaves a Marbella buyer overall

Marbella is a four-product neighborhood in which one product, one association and four buildings carry an obligation the rest do not. That is manageable information, and it is far better to have it than to discover it. Roughly 48 of Marbella’s 341 homes, about 14 percent, sit in those four buildings.

If you want us to tell you which side of that line a specific address falls on, we can do it from the county record in a few minutes. Call (239) 898-6072.

Four Associations, One Name: How Marbella Is Governed

Marbella at Spanish Wells is governed by four separate bodies, not one. Marbella I, Marbella II and Marbella III are each their own condominium association under Florida Chapter 718, and the 85 platted houses sit under a homeowners association structure governed by Chapter 720. We have not pulled a Sunbiz filing for that fourth entity, and we could not confirm its management company either, so treat its existence as inferred from the platted-lot structure rather than as a record we have read. All four sit beneath the Spanish Wells Community Association, the master association for the whole community.

The governance stack, from your front door upward

Three separate levels, three separate sets of documents, and three separate places a cost can come from. The four bodies above are the legal entities; the three levels are how they stack over any one owner, because only one of the four applies to you. A buyer who reads only the master association’s documents has read roughly a third of what binds them.

Why “four associations, one name” is the single most useful sentence on this page

Almost every practical question about Marbella has a different answer depending on which of the four you are in. Reserve obligations differ. Insurance structure differs, because a condominium association insures the building and a homeowners association typically does not. What your assessment covers differs. Whether the three-storey statutory regime applies differs. Even the document you request when you go under contract differs, because a condominium estoppel and a homeowners association estoppel are not the same instrument.

Establish which of the four you are dealing with before you ask any other question. It is on your legal description, and we can read it off the county record for you in a few minutes.

What Chapter 718 gives a condominium buyer that Chapter 720 does not

Florida’s Condominium Act gives a purchaser specific document-delivery rights and, on certain transactions, a rescission period. The Homeowners Association Act has its own disclosure regime and it is a different one. This is a genuine legal distinction with genuine consequences and it is exactly the point where we stop and say: this is a question for a Florida real estate attorney, and we are not one. What we can do is make sure you know which regime you are in before your attorney has to ask.

The management companies

Marbella III’s association is administered by Alliant Association Management, whose contact for this community is Ramya Koduri at 239-454-1101. That is the number for the milestone inspection and Structural Integrity Reserve Study questions in the previous sections.

For Marbella I, Marbella II and the single-family homeowners association, we do not have a management company confirmed from a primary source and we are not going to name one on inference. The reliable route is the association directory held by SWCA, and SWCA’s own office number is 239-319-1288.

The Master Association Above Them: SWCA

The Spanish Wells Community Association governs the entire community above all four Marbella bodies. Its own 2026 approved budget records fees received from 1,361 owners, which is the community-size figure we publish, and it maintains a governance structure that its estoppel schedule describes as 10 neighborhood associations and 22 sub-associations.

The community-size figure, and why several numbers circulate

Three different counts for Spanish Wells circulate, and they are not competing answers to one question. They are answers to three questions.

The gap between 1,361 and 1,351 has a mechanism, and we can name it. Ten parcels in Spanish Wells are assessed as residential and carry no dwelling unit. They are vacant lots, none of them in Marbella, and a bulk communications contract cannot be delivered to a vacant lot. That is the shape of the difference between an assessment population and a billing population.

We stop short of saying the two figures reconcile exactly. Our own parcel-roll count lands one unit below the county’s neighborhood layer on both fields, 1,350 against 1,351 and 1,360 against 1,361, and we publish that one-unit offset rather than reconciling it away. Two counts of ten landing on the same number is the kind of coincidence worth interrogating rather than celebrating, and ours is not demonstrably the same ten the county’s own fields imply.

We publish 1,361 as the community figure, attributed to the association’s own budget, and we note the association’s own wording is “owners” rather than “parcels”.

The 22 and the 10

SWCA’s estoppel and capital contribution fee schedule describes the community as 10 neighborhood associations and 22 sub-associations. Other sources say eight and twenty. Those are not contradictions either: the club’s own FAQ counts marketing-level neighborhoods a buyer would name, the resident portal counts management units, and the estoppel schedule counts legal entities capable of issuing an estoppel certificate.

Marbella accounts for four of those legal entities on its own, which is part of why the community’s own counts differ depending on who is counting.

What SWCA actually does for a Marbella owner

The master association is responsible for community-wide functions: the gates and access control, the main roads inside the community, community-wide landscape and drainage infrastructure, the bulk communications contract, and the rules that apply everywhere regardless of which neighborhood you live in.

Your own association handles what is specific to your buildings or your street. The division between them is set out in the recorded documents rather than by convention, and it is one of the things worth reading before you buy rather than after.

SWCA’s office number is 239-319-1288. One caution on that number: a variant ending 1287 circulates in secondary sources. The correct one, per the association’s own materials, is 1288.

Fees, Assessments and What Closing Actually Costs at Marbella

Neither Marbella’s four associations nor the master association publishes a fee schedule. No dues figure, estoppel fee, transfer fee or capital contribution specific to Marbella I, Marbella II, Marbella III or the Marbella homeowners association appears on any primary source we could reach. This is normal for Florida associations 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 is documented, and what is not

Documented: Marbella owners carry an assessment from their own association plus the SWCA master assessment. Marbella III is administered by Alliant Association Management. SWCA is the point of contact the club itself names for association-fee questions, at 239-319-1288.

Not documented anywhere we could verify: the dollar amount of any Marbella association’s annual or quarterly assessment, the SWCA master assessment amount, the per-association estoppel fee, the transfer or capital-contribution fee, and any reserve funding position for any of the four bodies.

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

What the master association’s own published schedule does show

SWCA’s estoppel and capital contribution schedule is published, and it produces a closing-side cost stack at the master level. That stack carries a base total of $4,800 plus two separate $299 line items, giving $5,398. Rush processing is charged separately, at $119 at the master level. A second rush fee of $199 circulates for this community; it belongs to Spanish Wells Unit Two, a different neighborhood, and it is not a Marbella charge. Marbella’s own rush fee, if it has one, is not published.

Two cautions on those figures, and both matter.

First, the $299 appears twice and is two different charges. Collapsing them into one halves the closing-side cost. We have seen that mistake made.

Second, and specific to this page: that stack is the master-level schedule. Marbella’s own sub-association estoppel and transfer fees are not published by anyone, and they sit on top of it. We are not going to publish a Marbella total by adding a number we do not have to a number we do. What we can tell you is the shape of the bill and where the unpublished piece comes from.

The bar-code and vehicle access schedule

SWCA publishes a three-tier vehicle bar-code schedule: $25 per vehicle for an owner, $50 for a renter, and $50 for a tenant with a 31-day minimum tenancy. A figure of $25 circulates as though it applied to everyone; it applies to owners.

How to get the real numbers before you commit

The sequence that works is straightforward, and at Marbella it is four calls rather than three because of the extra association layer.

1. Request the estoppel certificate through your title company as soon as you are under contract. That document is your association’s own binding statement of what is owed and what the transfer costs are.
2. Ask your own association for its current budget, assessment schedule and most recent reserve study. For Marbella III that is Alliant Association Management, Ramya Koduri, 239-454-1101. For the others, route through SWCA’s directory at 239-319-1288.
3. Ask SWCA at 239-319-1288 for the master assessment and the current estoppel and capital-contribution schedule.
4. Call the club’s membership office at (239) 992-5100 for the membership position that applies to your specific address, which is a separate obligation from either association.

Four 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.

No CDD, and What That Means at Marbella

Marbella carries no Community Development District. The Lee County parcel roll returns the tax-district description CITY OF BONITA SPRINGS / BONITA SPRINGS FIRE, with no district component, on all 352 Marbella 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 first route is the parcel roll itself. That tax-district string appears on every Marbella parcel, and on all 1,412 Spanish Wells parcels we pulled, retrieved 2026-09-07.

The second is the Lee County Property Appraiser’s own 2025 Taxing District Millage Book, 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.

The third is the absence of 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. Spanish Wells is inside Bonita Springs city limits, which is precisely the case a county roster can miss.

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 Marbella 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 twenty to thirty 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.

Marbella has no such line. The infrastructure was funded by the developer and rolled into the original prices in 2004 to 2008 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 shows up on the tax bill rather than in the association statement, which means buyers comparing association dues alone will miss it entirely.

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

Flood, Insurance and the CRS Reality at Marbella

Every indicator we could reach puts Marbella’s parcels outside the Special Flood Hazard Area. 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 Marbella

The “25 percent CRS discount in Bonita Springs” figure circulates widely. It is true at the city scale and wrong at the Marbella 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, retrieved 2026-09-04.)

So the three parts, in order:

1. Bonita Springs is reported as CRS Class 5. The city’s own materials confirm 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.
2. The 25 percent figure applies to policies inside the Special Flood Hazard Area. Marbella 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: “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 Marbella 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 Marbella by promising a buyer up to two and a half times the discount they will actually receive, and for a Preferred Risk Policy holder the whole of it.

The condominium wrinkle, which does not apply to a house

For the 256 Marbella condominium units there is a further layer that a single-family buyer does not face. A condominium association typically carries a master flood policy on the building, and an individual unit owner’s exposure is to contents and to the interior improvements the association’s policy does not cover. The economics of flood insurance for a condominium unit therefore run through the association’s master policy and its deductible, not only through a personal policy.

Ask the association what its master flood policy covers, what its deductible is, and how a deductible is allocated among units in a loss. Then ask your own agent what an HO-6 unit-owner policy needs to cover on top of it. For the 85 houses the question is the ordinary one: your own policy, your own zone, your own elevation.

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. 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 before you rely on either half of this.

The second is the vintage of the schedule. FEMA’s CRS discount page carries a last-updated date of 28 September 2021, which coincides with the rollout of Risk Rating 2.0, the National Flood Insurance Program’s rewritten pricing methodology. The table above is the July 2023 Discount Guide, which post-dates that rollout. 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 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. The rating is restored, and 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

Marbella being outside the Special Flood Hazard Area 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 in this community. What we do not have is the FIRM panel number, effective date and zone letter for a specific Marbella address, because FEMA’s Map Service Center requires an interactive lookup.

Run your own address through the FEMA Map Service Center before you buy, and get the panel and zone letter in writing. Expect Zone X. Verify it anyway.

Hurricane Hardening and 2004 to 2008 Construction Standards

Marbella was built between 2004 and 2008, which places every home in it under the Florida Building Code as it stood after the statewide code took effect in 2002 and after the 2004 hurricane season drove further tightening. That is a materially better structural position than the pre-2002 housing elsewhere in Spanish Wells and a materially older one than Cordova’s 2014 to 2018 build.

Where Marbella sits on the code timeline

Florida adopted a statewide building code that took effect in 2002, replacing a patchwork of local codes, with wind-borne debris and wind-load provisions that were substantially stronger than what preceded them in this part of the state. Subsequent code cycles tightened further.

Marbella is the second-newest housing stock in Spanish Wells and the only substantial body of post-2002-code construction in the community other than Cordova.

What we can and cannot tell you about specific hardening

We can tell you the build years, from the county roll, per parcel. We cannot tell you from any record we hold whether a specific Marbella home has impact glass, whether it has shutters and of what type, whether its roof has been replaced since original construction, or what its wind mitigation report says.

Those are exactly the four things that drive a Southwest Florida insurance quote, and all four are property-specific rather than neighborhood-specific. A wind mitigation inspection is inexpensive, it is the document your carrier will price from, and on a 2004 to 2008 home it frequently pays for itself in the first year’s premium.

Roof age, which is the number that will move your premium

A twenty-year-old roof on a 2004 home and a five-year-old roof on the same 2004 home are different insurance propositions in Florida in 2026, and increasingly they are different insurability propositions. Many Marbella homes are now at or beyond the age where carriers ask hard questions about roof condition.

For the condominium units this runs through the association rather than through you. The association owns the roof. Its replacement schedule, its reserve funding for roofs, and any recent or planned roof project are association questions, and they are among the most financially consequential ones you can ask. For the 85 houses it is your own roof, your own age, your own quote.

Hurricane Ian, and what we will not claim

Hurricane Ian made landfall in Southwest Florida in September 2022 and caused severe damage across Lee County. We have no address-specific damage record for any Marbella home, and we are not going to characterise how the neighborhood fared on the basis of general impressions.

What we can say is what the record supports: Marbella is inland, roughly two to three miles from the Gulf, outside the Special Flood Hazard Area on every indicator we could reach, and built to post-2002 code. Those are structural facts about exposure. They are not a claim about outcomes.

If a specific home’s storm history matters to you, the routes are the seller’s disclosure, the county permit history for that parcel, and the association’s own records for a condominium. We pull permit history as a matter of course on listings we take. Call (239) 898-6072.

The Membership Question at Marbella

Spanish Wells Golf and Country Club is a semi-private club with its golf course open to the public. What we cannot tell you, and will not guess, is what membership obligation attaches to a Marbella purchase, because no association, no club document and no primary source we could reach publishes it for Marbella.

What is established about the club itself

Spanish Wells operates 27 holes across three nines. The club’s own materials describe it as semi-private rather than an equity club, with the golf course open to the public and the remaining amenities reserved for members. It runs a public booking engine with public tee times on dynamic pricing rather than a fixed published rate card.

That is the club. It is a separate entity from every association above, and its obligations are separate obligations.

What is established about Marbella specifically

One neighborhood inside Spanish Wells carries a required club membership on purchase, and it is documented for that neighborhood in its own recorded instruments. We have found no equivalent documented requirement for any Marbella component, and the recorded master Declaration for Spanish Wells contains no mandatory membership covenant at all.

The absence of a documented requirement is not the same as a documented absence. We are telling you we could not find one, not that there is none.

The one call that settles it

The membership office is (239) 992-5100. Ask three questions and get the answers in writing before you write an offer:

1. Is club membership required, optional, or unavailable for a purchaser at this specific Marbella address?
2. If it is required or you intend to take it, what category, and what does that category convey? A membership that conveys social and dining privileges is a different product from one that conveys golf.
3. What are the initiation, the annual dues and the food and beverage minimum for that category, and what transfers to a subsequent buyer?

Why we will not publish a price or a category

No initiation fee, annual dues figure or food and beverage minimum is published for any category by the club, the association, or any source we regard as reliable. Figures circulate. We are not repeating them.

There is a second reason to be careful with the sources here, and it is specific. A club called Spanish Wells Club, in Hilton Head, South Carolina, publishes a full membership rate card online. It is a different club in a different state. Its rates have nothing to do with this community, and a search for “Spanish Wells club membership cost” will find it. Our club’s own site is spanishwellscountryclub.com. If you find a rate card, check which state you are looking at.

Words like “bundled”, “included” and “conveys” carry specific and expensive meanings in this market. A buyer who reads “bundled” and budgets golf dues for a benefit their obligation may not convey has been misled about money, and a seller who advertises it that way has misdescribed their own home. We will name what a document says or we will say we do not know. Here we do not know, and the number to call is (239) 992-5100.

The Market at Marbella: What the MLS Records

Across the trailing twelve months to 4 September 2026, the Southwest Florida MLS recorded 18 closed sales in Marbella at Spanish Wells, with a median closed price of $427,000, a low of $257,750 and a high of $850,000. That is the highest transaction volume of any neighborhood inside Spanish Wells other than the base subdivision, which recorded 27.

Data updated: September 2026.

The MLS figures

Source: Southwest Florida MLS, Development-scoped pull, trailing twelve months to 4 September 2026.

How that median was computed, and why we are telling you

Eighteen is an even number. On an even-numbered set the median is the average of the two middle values, not the upper of the two. Marbella’s eighteen sales produce middle values of $425,000 and $429,000, and their average is $427,000.

We are explicit about this because the figure that first went live on our own community page for Marbella was $429,000, which is the upper middle value rather than the median. It was wrong, it was corrected the same day, and the error ran in the direction that flattered the neighborhood. Every even-numbered segment we published that day was wrong the same way and every odd-numbered one was right.

The cheap check, which costs one line: on an even-numbered set the median must not equal any actual sale price, unless the two middle sales happen to be identical. $429,000 was an actual sale price in that set. That is the tell.

What 103 days on market actually says

Marbella’s median days on market is 103, against a community median of 71 and Cordova’s 40. Marbella is the slowest-selling named segment in Spanish Wells by this measure.

We would rather explain that than bury it. Marbella is the broadest segment in the community by product mix, spanning a $257,750 condominium to an $850,000 house. A median days-on-market figure across four different products is a blended number, and blending a small condominium with a golf-frontage house produces a figure that describes neither accurately.

The 95.39% median sale-to-list ratio is the more useful of the two numbers here. It says that Marbella sellers, on the whole, are getting within about five percent of asking. A long marketing period with a strong sale-to-list ratio usually means pricing that is ambitious at launch rather than a market that will not pay.

Why 18 is the number that makes Marbella worth a page

Eighteen closed sales in twelve months is enough to say something. It is nearly double Las Brisas’s ten and more than double Cordova’s eight, and only the base subdivision trades more. It means a Marbella seller has a genuine comparable set rather than two or three transactions to argue from.

It also means the segmentation matters more here than anywhere else in Spanish Wells, because those eighteen sales are spread across four products. Which of the eighteen are actually comparable to your home is the whole question, and it is the question this page exists to make answerable. Call (239) 898-6072.

The Market at Marbella: The County Deed Record, and a Number You Must Not Misread

Lee County recorded 19 qualified deeds in Marbella over the same twelve months, one more than the MLS pull, with a median of $429,000 on an odd-numbered set. The MLS and the county are measuring different populations and both figures are correct.

Data updated: September 2026.

Read this before you read the number

$429,000 is also the exact figure that was wrong on our community page. It appeared there as the upper middle element of an eighteen-sale MLS set, which is a defect, and it was corrected to $427,000.

The county’s figure of $429,000 is a different number that happens to be equal. Here is the difference laid out, because a reader who has seen the correction will otherwise conclude it was reverted, and a reader who has not will conclude the two sources agree:

Both readings of “the two sources agree” are wrong. They agree on nothing except a coincidence of arithmetic across different sets.

The nineteen qualified deeds

Sorted, the tenth of nineteen is $429,000. That is the median, and on an odd-numbered set a median is required to be an actual observed sale.

The one sale the MLS pull does not carry

The county records nineteen qualified deeds. Our Development-scoped MLS pull records eighteen. Both pulls share the same lowest sale at $257,750 and the same highest at $850,000, which is a useful result on its own: it proves the MLS segment covers all four Marbella components including the houses, rather than only the condominiums.

Exactly one interior sale differs. We can say from the arithmetic that it sits in the upper half of the range, and we are not going to name which one, because that is an inference rather than a measurement. The route to settling it is a Matrix search by address across all nineteen, and we do that as a matter of course on any Marbella valuation we take on.

Do not read this as “the MLS missed a sale.” The most likely explanation is mundane: the county window is keyed on the date a deed was recorded and the MLS window on the date a sale closed, and those differ by days to weeks. A sale closing just outside a window and recording just inside it appears in one set and not the other.

What the two populations mean for a seller

The practical point is not which number is bigger. It is that an MLS comparable set and the county record are two different views of your own neighborhood, and on a page like this one they should both be visible.

We pull both for every Marbella valuation we do. If you want to see what your own home looks like in each, call (239) 898-6072 or start with a free home valuation.

Four Products, Four Price Bands

Marbella’s single median describes no home in Marbella. The county deed record separates cleanly into four price bands by component, and the gap between the cheapest band and the most expensive is roughly a factor of two at the median. This is the most useful market table on this page.

Data updated: September 2026.

The bands, from the county deed record

Every median above carries its sample size and its parity, and every even-numbered one carries the two middle values it was computed from. Three of those samples are under five sales and one is three. A median on three sales is a description of three sales, and we publish it labelled rather than dressed up.

A third appearance of the same two numbers, and why it is not corroboration

Marbella I’s own four-sale county median is $427,000, computed from middle values of $425,000 and $429,000. That is the same pair, and the same result, as the eighteen-sale MLS median for all of Marbella.

That is not two measurements agreeing. Two of Marbella I’s four county sales are the same two transactions that sit in the middle of the MLS’s eighteen. The figures are not independent, they overlap in their inputs, and treating the coincidence as confirmation would be exactly the error this page has already had to correct once.

We flag it rather than remove it, because a reader running the arithmetic will find it and should know we found it first.

What the bands mean in practice

If you own a Marbella III unit, your comparable set is three sales between $280,000 and $310,000, and the two 2026 sales at 9631 Spanish Moss Way are in one of the four three-storey buildings. Your pricing conversation is going to involve the statutory position of your building whether you raise it or not.

If you own a Marbella II unit, you have the most balanced comparable set in the neighborhood: five sales, a $130,000 spread, and a median in the middle of it.

If you own a Marbella I unit, four sales that span $257,750 to $432,500 is a wide range on a uniform product, and the low end is worth understanding before you price against the median.

If you own one of the 85 houses, your comparable set is seven sales between $525,000 and $850,000 and it has nothing to do with the condominium market on the same street. A house priced against “the Marbella median” of $429,000 would be mispriced by roughly $220,000.

That last sentence is the practical reason this page separates the bands. Call (239) 898-6072 and we will tell you which band your address sits in and what the comparables inside it actually did.

Year Over Year at Marbella, Read Honestly

Marbella’s merged county deed median moved from $448,000 in the prior twelve months to $429,000 in the current twelve months, a decline of about 4.2 percent, on a transaction count that rose from 9 to 19. Read those two numbers together rather than separately.

Data updated: September 2026.

The year-over-year table

One caution on the prior-year row. The MLS records the same prior-year Marbella segment at n=9 with a median of $448,000, which is the same count and the same median from a different population. On the current year the two populations differ by one sale, so an exact match on both figures a year earlier is a coincidence we have not been able to rule out or confirm, and by the standard the rest of this page applies it should be interrogated rather than treated as agreement. We have not verified that the two sets contain the same nine transactions.

Why the merged decline is mostly a mix effect

Transaction volume more than doubled. When a sample doubles, the mix of what traded changes, and a median moves for two reasons that look identical on the page: prices changed, or different homes sold.

Here the mix moved. Single-family houses were three of nine sales in the prior year, or 33 percent, and seven of nineteen in the current year, or 37 percent. Condominiums were six of nine and twelve of nineteen. The condominium share fell slightly and the condominium median fell substantially.

The honest summary is that Marbella’s condominium tier softened materially and its single-family tier softened modestly, on samples small enough that a single unusual sale moves the number. That is a less satisfying sentence than “Marbella is down 4.2 percent” and it is the one the data supports.

The prior-year figures are now counts rather than floors

One methodological note, because it changes what the prior-year column is worth. The county parcel roll carries up to four historical sales per parcel rather than one. An earlier pass on this community read only the most recent sale, which meant any property that sold in the prior year and again in the current year vanished from the prior-year tally, so those figures were floors rather than counts.

Reading all four slots resolves it. As a check, Cordova’s prior-year count computed this way is 7, which matches the MLS’s own prior-year count of 7 exactly. The prior-year figures in the table above are counts.

What a seller should take from this

Do not price off a year-over-year percentage on nineteen sales spread across four products. Price off the three to seven sales in your own band, adjusted for what is different about your specific unit, and check them against both the MLS and the county record.

That is what we do on every Marbella valuation. Start with a free home valuation or call (239) 898-6072.

Pricing a Marbella Home in This Market

Pricing at Marbella is harder than anywhere else in Spanish Wells, for a reason that is structural rather than about the market: four products under one name, a blended median that describes none of them, and a price range spanning a condominium tier and a golf-frontage house tier under one name.

What we actually do on a Marbella valuation

1. Establish which of the four components the home is in, from the legal description on the county record rather than from the listing.
2. Pull the comparable set for that component only, from both the MLS and the county deed record.
3. Check the even or odd parity of every median we compute and record both middle values when the count is even.
4. For a Marbella III unit, establish which building and how many storeys, because four of the sixteen buildings carry a statutory obligation with a near-term date and that is a material fact in a negotiation.
5. Pull the parcel record for the specific home: heated area, total area under roof, storeys, bedrooms, baths, garage or carport, pool, and for the houses the land-use coding.
6. Ask the association the four questions in the fees section so the carrying cost in the listing is right rather than approximate.

The garage-or-carport adjustment, which nobody else is making

Fifty-six Marbella III units have a garage and sixty-four have a carport. That is a real difference in utility, in storage, and in what a buyer will pay, and it is invisible in a comparable set built from listing descriptions unless somebody checked.

If you own a Marbella III unit with a garage and your comparable sold with a carport, that is an adjustment in your favour, and it is one you can evidence from the county record rather than argue. We make it. It is the kind of thing that comes out of reading the parcel roll rather than the listing feed.

The lot-coding adjustment on the houses

Eighty-one of the 85 Marbella houses carry Lee County’s golf-course land-use coding and four do not. If you own one of the four, a comparable set drawn from the 81 may not be comparable to you, and it is worth checking the specific lot. The distinction rests on the absence of a land-use code, which the county records as lot position rather than as an appraisal of anything.

We would rather bring a defensible range with the adjustments visible than a single flattering number. A number a seller cannot defend in a negotiation is worth less than a slightly lower number they can.

What repeat sellers say about the process

★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.”

Leslie Foster, Google review of McGreevy and Comisar.

Talk to us before you price it

Marbella is the highest-volume segment in Spanish Wells other than the base subdivision, and it is the one where a blended comparable set is most likely to mislead. If you own here and want to know what your home is worth in this market, start with a free home valuation and we will come back with your component’s comparables from both populations, your own parcel record, and a defensible range.

If you are buying into Marbella, start with our buyer guide and we will tell you which of the four components, which building, and which parking configuration fit what you are after. Either way, the fastest route is the phone. Call (239) 898-6072.

What Buyers Ask Before They Offer at Marbella

The questions that come up on a Marbella showing are consistent, and most of them have answers that are specific to which of the four components you are standing in. Here are the ones we field most often, answered from the record.

Is this a condominium or a house?

Both exist in Marbella, on the same street, under the same plat name. Two hundred and fifty-six units are condominiums in three separate associations. Eighty-five are single-family houses on platted lots. The legal description settles it, and we can read it off the county record in a few minutes.

Which building am I in, and does it have three storeys?

For Marbella III this is the question that matters most in 2026. Four buildings at 9601, 9611, 9621 and 9631 Spanish Moss Way are three storeys. The other twelve are one or two. Ask the association to confirm your building rather than counting floors from the parking lot, because the county’s storey field is a mass-appraisal record rather than a building-code determination.

Garage or carport?

Ask. Do not assume. In Marbella III it is close to a coin flip: 56 garages and 64 carports across 120 units. In Marbella I, Marbella II and the houses, every unit records a garage.

Do I have to join the club?

We do not know for Marbella, and we are not going to guess. One neighborhood inside Spanish Wells carries a documented required membership. We have found no equivalent documented requirement for any Marbella component, and the recorded master Declaration contains no mandatory membership covenant. That is an absence of evidence, not evidence of absence. Call the membership office at (239) 992-5100 and get it in writing before you write an offer.

What is the flood position?

Outside the Special Flood Hazard Area on every indicator we could reach, and expect Zone X. Verify your specific address at the FEMA Map Service Center and get the panel and zone letter in writing. If it is a condominium, ask the association what its master flood policy covers and what the deductible is.

Is there a CDD?

No. The tax district reads CITY OF BONITA SPRINGS / BONITA SPRINGS FIRE with no district component on all 352 Marbella parcels, and Spanish Wells does not appear on Florida’s Official List of Special Districts.

How old is the roof?

For a condominium, the association owns it, and the answer is in the association’s reserve study and replacement schedule. For a house, it is your own and a wind mitigation inspection is the document your carrier will price from. On 2004 to 2008 construction this is the single question most likely to move an insurance quote.

Is Marbella age-restricted?

We have found no age restriction at any Marbella component and none at community level. Applying the same standard we apply to the membership question: that is an absence of a documented restriction rather than a documented absence, and the association’s own rules and regulations are what settle it. Ask for that document.

Rental Rules, Pets and Daily Logistics

Rental and pet rules at Marbella run on three separate axes, and they are easily conflated: the master association’s rules, your own association’s rules, and Florida statute. A restriction can live at any of the three, and the strictest one binds.

The three axes, and why conflating them costs money

The master association sets community-wide minimums and access rules. Your own condominium or homeowners association can be stricter than the master and frequently is. Florida statute sets the floor beneath both and governs things like the process for amending a rental restriction and how it applies to existing owners.

An answer to “can I rent my Marbella unit” that comes from only one of the three is not an answer. We have seen buyers rely on a master-level rule and discover a stricter sub-association rule after closing.

What is documented at the master level

The master association’s schedule of access charges records a 31-day minimum tenancy in its tenant bar-code tier, which is a signal about the shape of the community’s rental posture rather than a complete statement of it. It also charges $50 per vehicle for a renter or a tenant against $25 for an owner.

What is not documented anywhere we could reach is each Marbella association’s own lease minimum, its approval process, its application fee, its cap on the number of leases per year, and whether any of them restrict leasing in the first year of ownership. Those are the questions that actually determine whether a purchase works as a rental, and every one of them is an association question.

Pets

Pet rules in this community sit at the association level and we have no primary-source pet policy for any of Marbella’s four bodies. Weight limits, breed restrictions, numbers per unit and whether pets are permitted for tenants as well as owners are all common variables in Florida condominium rules and all four vary between associations in the same community.

Ask for the rules and regulations document, not a verbal answer, and read the pet section yourself.

Signage, and a rule that is directly operational for a seller

The master association’s rules set the community standard for for-sale signage. At least one Spanish Wells neighborhood association carries its own sign rule that differs from the master’s.

If you are listing in Marbella, confirm the sign practice with your own association before your agent orders a sign. This is a small thing that becomes an irritating thing when a sign has to come down. We check it as a matter of course on listings we take here.

Waste collection, mail and access

Waste and horticulture collection days are set at the neighborhood level in this community and three different collection findings circulate for different parts of it. We will not publish a collection day for Marbella as fact, because we have not confirmed it for Marbella and publishing an unchecked one is the kind of small error that is discovered on a resident’s first week.

Bulk-item pickup runs through the association, and two different phone numbers circulate for it. Get the current one from SWCA at 239-319-1288.

Gate access is controlled by the master association and runs on the vehicle bar-code schedule above. Guest access, contractor access and delivery access are master-level rules and they are worth reading before you move in rather than at the gate.

Schools

Marbella 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 Marbella 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 Marbella 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 1 December 2025 that take effect for the 2026 to 2027 school year. Run your exact Marbella 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. 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 Florida Department of Education 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 from Marbella

Marbella 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 Marbella, 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.

Beaches, and the Collier County Parking Permit Trap

Marbella 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 with no Collier County property 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

The rule that catches people is that two beaches a few minutes apart can sit in different counties and have entirely different parking rules. We are not publishing a beach-by-beach county assignment, because we have not confirmed exactly where the Lee and Collier line falls at the shore and an unconfirmed assignment here changes the advice rather than decorating it. What we can state is the permit rule itself, which is documentary rather than geographic.

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 Marbella 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 Marbella 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 looks like from a specific Marbella address, 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 for a Marbella owner it is the difference between a course you may play and a course you must join to play.

The 27 holes and who designed them

The hole count is 27, cited to Section 7.2 of the recorded Declaration for Spanish Wells rather than 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 with the club before you rely on it.

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

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.

What that means specifically for a Marbella owner

Eighty-one of Marbella’s 85 houses, 95.3 percent, sit on lots Lee County codes as abutting the golf course. That is a statement about where the lot sits, not about the view from any window. Living on a course and having playing privileges on it are separate things, and at a semi-private club they are separated by a membership decision rather than by an address.

The practical position for a Marbella buyer: most of the houses sit on lots the county codes as abutting the course, you can book a public tee time on it like anyone else, and whether you can use the clubhouse, the pool, the fitness centre and the courts depends on a membership category. What that category costs, and whether any obligation attaches to a Marbella purchase, is the call to (239) 992-5100.

The two operator names, and why both appear

Day-to-day operation sits with Troon in the present tense, which is what Spanish Wells Community Association’s own current pages say, while some of 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. 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 of the club by the association.

Amenities Beyond Golf

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

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 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

Three Har-Tru tennis courts, per the club’s current site. Two other sources say five: a Spanish Wells Unit Two page, undated, and a 2016 builder page for a different neighborhood. 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 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. 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 Marbella’s. What category, if any, attaches to a Marbella purchase is not published by anyone and is a question for the membership office at (239) 992-5100.

Dining, events, 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 autumn 2022. The club’s Social tier carries a 10 percent discount on a la carte food at the Crow’s Nest, alcohol excluded.

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. Marbella specifically is not age-restricted.

How Marbella Compares Inside Spanish Wells

Marbella is the highest-volume neighborhood inside Spanish Wells, the broadest by price, and the only one that contains both condominium and single-family product under one plat name. Here is how it sits against the rest of the community on the measures we can source.

Data updated: September 2026.

The community, neighborhood by neighborhood

All figures from the Lee County parcel roll, trailing twelve months to 4 September 2026, qualified recorded deeds. Each median carries the count it was computed from, and we publish no median below three sales.

Two notes on that table, because it mixes two things. The base subdivision’s 498 is derived rather than counted: the county’s neighborhood layer records 815 residential parcels in the base polygon, and this build has identified 317 of them as belonging to Cordova, Lake Club and Marbella’s houses, which have no polygon of their own. 815 less 317 is 498. Our own parcel-roll count of homes coded single-family in that same area is 485, and we publish the 13-parcel difference between the two routes rather than resolving it. And the column adds to the 1,361 owners the association assesses, but that reconciliation is arithmetic rather than evidence: 815 is one of the eleven county figures that produce 1,361 in the first place, so a base row derived by subtracting from it cannot fail to reconcile.

Where Marbella sits

On volume, Marbella leads every neighborhood in the community except the base subdivision. Nineteen qualified deeds against Cordova’s ten, Las Brisas’s twelve and Lake Club’s five. The base subdivision, which is about half again Marbella’s size, trades more: 26 county deeds and 27 MLS closed sales.

On price, Marbella spans the most product tiers under one name. Its $257,750 to $850,000 range overlaps Las Brisas at the bottom and reaches into Lake Club territory at the top. The base subdivision’s range is wider still, $220,000 to $1,100,000, but it is a single-family segment rather than a neighborhood spanning a condominium tier and a golf-frontage house tier under one name. That combination is Marbella’s alone, and it is a direct consequence of its four-product composition.

On age, Marbella is second-newest. Only Cordova is newer, and by a decade.

On statutory exposure, Marbella is alone. It holds the only three-storey residential buildings in the community.

Which neighborhood a buyer should look at

If you want the newest single-family product and can carry a required club membership, the answer is Cordova. If you want the entry price, it is Las Brisas, though that family’s $345,493.50 median blends six components and its Puesta del Sol tier is a materially larger product than the rest. If you want a mature, single-storey villa on a golf or lake lot with the second-oldest housing stock in the community, built 1981 to 2003, it is Lake Club. Only the base subdivision, where the county roll’s earliest build years begin in 1979, is older. If you want the largest single-family homes, it is the base subdivision.

Marbella is the answer when you want choice inside one neighborhood, when a golf-frontage house at $525,000 to $850,000 is the target, or when a condominium in the $250,000 to $430,000 band is. It is also the answer when transaction volume matters to you, because a market with nineteen sales a year is a market you can actually price into.

Five Marbellas in Southwest Florida, and Only One Is This One

There are at least five distinct communities named Marbella within an hour of this one, and three of them carry entries in the same systems agents search. A buyer searching “Marbella” in Southwest Florida will find all of them. Here is how to tell them apart.

The false-friend ring

Only the first is inside Spanish Wells. Only the first is in Bonita Springs. Only the first is the subject of every figure on this page.

Why this is worth a section rather than a footnote

Three of these are entries in the same content systems a real estate professional searches, which means the collision is not only a consumer problem. A comparable pulled on the name “Marbella” without a city, a ZIP and a development filter can silently blend a Fort Myers subdivision and a Naples community into a Bonita Springs condominium’s comparable set, and the resulting number will look entirely plausible.

We check the collision on every pull we do here. It is the same discipline that keeps us from blending the base Spanish Wells subdivision’s $827,500 median into Marbella’s.

The wider Spanish name ring in Bonita Springs

Three nearby communities share the “Spanish” prefix with Spanish Wells and are not Spanish Wells: Spanish Gardens, a Bonita Springs subdivision of 101 parcels; Spanish Harbor, a Bonita Springs condominium of 43 parcels; and Spanish Cay, a condominium on Sanibel, a different island entirely. All three appear near Spanish Wells in a name-ordered search.

And one more that matters for a specific reason: Spanish Wells Club in Hilton Head, South Carolina is a different club in a different state, and it publishes a membership rate card. If you searched for Spanish Wells membership costs and found a price list, check which state you are looking at before you budget from it. Our community’s club is Spanish Wells Golf and Country Club in Bonita Springs, Florida.

Selling a Marbella Home: The Process

Selling in Marbella has three requirements that a generic Bonita Springs listing does not: establishing which of the four components you are in, assembling your association’s documents before you list rather than during due diligence, and pricing against the right comparable band rather than the neighborhood median.

Step one: establish the component, in writing

Your legal description on the county record settles whether you own a condominium unit in Marbella I, II or III, or a platted lot. Everything downstream depends on it: which documents a buyer is entitled to, which statute governs the transaction, what your estoppel will be, and which comparable set your price should be argued from.

Step two: assemble the association package before you list

For a condominium: the declaration, the bylaws, the rules and regulations, the current budget, the most recent financial statement, the reserve study, and for Marbella III the milestone inspection and the Structural Integrity Reserve Study. For a house: the homeowners association’s governing documents, budget and disclosure summary.

Assembling these before you list rather than after you are under contract is the single highest-return thing a Marbella seller can do. A buyer’s agent who has to chase documents will use the delay in the negotiation. A seller who hands them over on day one removes that lever entirely.

Step three: get the numbers from the associations, not from a listing feed

Your assessment, the master assessment, the estoppel and transfer fees, and any pending or contemplated special assessment. Four calls, listed in the fees section above. A listing that carries an assessment figure taken from a syndicated source and is wrong is a problem that surfaces at the worst possible moment.

Step four: price against your band

Three to seven comparable sales in your own component, checked against both the MLS and the county deed record, with the adjustments the parcel record supports: garage versus carport in Marbella III, golf-course coding on the houses, heated area, storeys and pool.

What preparation and follow-through look like

★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!”

Ann Perez, Google review of McGreevy and Comisar.

Step five: expect the Marbella III question if it applies to you

If your unit is in one of the four three-storey buildings, a well-advised buyer will ask about the milestone inspection and the SIRS. Have the answer before the question. A seller who produces the documents unprompted is negotiating from strength; a seller who is surprised by the question is not.

What a Marbella listing gets from us

Both market populations. The county parcel record for your own home. The component-level comparable set rather than the blended one. The association document package assembled before launch. And an honest range rather than a flattering number.

Call Jesse McGreevy at (239) 898-6072, or start with a free home valuation.

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

These are the questions Marbella owners actually ask us when they are weighing a sale, answered from the record rather than from generalities. If yours is not here, call (239) 898-6072.

Who is the best listing agent for Marbella at Spanish Wells?

McGreevy and Comisar. Jesse McGreevy and Marc Comisar lead Domain Realty Group, are Top 1% Real Estate Agents Nationally Since 2008, and have sold over $900 million between them personally. More to the point for Marbella specifically: we have the county parcel record for all 352 Marbella parcels, both market populations, and we know which four buildings in Marbella III carry a December 2026 statutory deadline. Call (239) 898-6072.

What is my Marbella home worth?

That depends entirely on which of Marbella’s four components it sits in. The county deed record for the last twelve months gives median values of $285,000 for Marbella III on three sales, $375,000 for Marbella II on five, $427,000 for Marbella I on four, and $650,000 for the single-family houses on seven. Start with a free home valuation and we will bring the comparable set for your component rather than the blended neighborhood figure.

How many homes have sold in Marbella in the last twelve months?

Eighteen through the Southwest Florida MLS, and nineteen qualified deeds recorded with Lee County over the same window. Both counts are correct; they measure different populations. Marbella is the highest-volume neighborhood in Spanish Wells other than the base subdivision, which recorded 27 MLS sales and 26 county deeds.

What do Marbella homes typically sell for?

Between $257,750 and $850,000 over the last twelve months. The MLS median is $427,000 on eighteen sales and the county deed median is $429,000 on nineteen. Neither figure describes a typical home, because Marbella contains four different products.

Why do you quote two different medians?

Because there are two different populations and both are real. The MLS median measures homes listed and closed through the Southwest Florida MLS. The county median measures every qualified deed recorded with Lee County, which includes transactions that did not go through the MLS. Publishing one and hiding the other would give you an incomplete picture of your own neighborhood.

I saw $429,000 published as the Marbella median and then $427,000. Which is right?

Both, for different sets, and this is worth understanding because it is confusing by accident. $427,000 is the correct MLS median on eighteen sales, computed as the average of the two middle values, $425,000 and $429,000. $429,000 is the correct county median on nineteen deeds, where an odd count makes the middle element an actual sale price. An earlier version of our own community page published $429,000 as the MLS median, which was an arithmetic error, and we corrected it. The two figures being equal is a coincidence, not agreement.

Should I price against the MLS comparables or the county record?

Both, and we bring both. In practice the MLS set is what a buyer’s agent will argue from and the county set is what tells you whether that argument is complete. Where they diverge, that divergence is information rather than a problem.

Does the Marbella III SIRS obligation affect my sale?

If your unit is in one of the four three-storey buildings at 9601, 9611, 9621 or 9631 Spanish Moss Way, yes, materially. A well-advised buyer will ask for the milestone inspection and the Structural Integrity Reserve Study, and the statutory backstop is 31 December 2026. If your unit is in one of the other twelve buildings, the county’s assessment roll records it below three storeys, so we would expect the regime not to reach it. Get that confirmed by the association or a building official before you state it to a buyer, because the county’s storey field is a mass-appraisal record rather than a building-code determination, and a representation about statutory status made in a transaction should not rest on it.

How do I find out whether my building is one of the four?

The four are at 9601, 9611, 9621 and 9631 Spanish Moss Way. Twelve units at each address are recorded at three storeys. Confirm with the association rather than counting floors from the parking lot, because the county’s storey field is a mass-appraisal record and a building official’s determination is the authority. Alliant Association Management, Ramya Koduri, 239-454-1101.

What documents should I have ready before I list?

For a condominium: the declaration, bylaws, rules and regulations, current budget, most recent financial statement, reserve study, and for Marbella III the milestone inspection and SIRS. For one of the 85 houses: the homeowners association’s governing documents, budget and disclosure summary. Assembling these before you list rather than during due diligence is the highest-return preparation a Marbella seller can do.

Does the Marbella HOA have rules about for-sale signs?

The master association’s rules set the community standard, and at least one Spanish Wells neighborhood association carries its own sign rule that differs from the master’s. Confirm the practice with your own association before your agent orders a sign. We check this as a matter of course on listings we take here.

What are the estoppel and transfer fees when I sell?

The master association’s published schedule produces a base of $4,800 plus two separate $299 line items, giving $5,398, with rush processing charged separately at $119 at the master level. Your own Marbella association’s estoppel and transfer fees are not published by anyone and sit on top of that. Request the estoppel through your title company as soon as you are under contract; that document is the association’s own binding statement of what is owed.

Is there a capital contribution my buyer will owe?

The master association’s schedule includes capital contribution charges. The specific amounts applying to a Marbella transfer are in the current schedule, and SWCA at 239-319-1288 is the source. We would rather you get the current figure from the association than take a number off this page that may have moved.

How long do Marbella homes take to sell?

The MLS median days on market for Marbella is 103, against a community median of 71. That is the slowest named segment in Spanish Wells by this measure, and it needs context: a blended figure across a $257,750 condominium and an $850,000 house describes neither. The 95.39 percent median sale-to-list ratio is the more informative number, and it suggests pricing that is ambitious at launch rather than a market that will not pay.

Why is Marbella’s days on market higher than Cordova’s?

Cordova is one product, 128 single-family houses built by one builder in a five-year window, with a required club membership that pre-qualifies its buyer pool. Marbella is four products across a $600,000 price span. A neighborhood with a wider range of product will show a longer blended marketing time almost by construction, because each product is finding a different buyer.

Will my home sell faster if I price it at the neighborhood median?

Almost certainly not, and it may sell slower. The neighborhood median of $429,000 sits between the condominium band and the single-family band. A house priced there would be roughly $220,000 under its own comparables and a Marbella III unit priced there would be roughly $144,000 over its own. Price against your component.

Do I have to sell my club membership separately?

We do not know whether any club membership attaches to a Marbella sale, because no association or club document we could reach publishes it for Marbella. If you hold a membership, ask the club what transfers on a sale, what it costs a buyer, and whether any portion is refundable. Membership office: (239) 992-5100.

What do I have to disclose as a Florida seller?

Florida requires a seller to disclose known facts materially affecting the value of the property that are not readily observable. For a condominium there are additional statutory document-delivery obligations. This is a question for your closing attorney and your listing agreement, not for a web page, and we route it there on every listing we take.

Are there special assessments a Marbella seller should disclose?

If one has been levied or approved by your association, yes, and it is exactly the kind of fact a buyer will discover in the estoppel if you have not disclosed it. We do not have current assessment information for any of Marbella’s four bodies and we will not guess. Ask your association directly, and ask specifically whether anything has been discussed at a board meeting in the last twenty four months.

Does having a garage rather than a carport help my Marbella III sale?

It should, and it is an adjustment most comparable sets miss entirely. Fifty-six of Marbella III’s 120 units have a garage and sixty-four have a carport. If yours has a garage and your closest comparable sold with a carport, that is an adjustment in your favour that you can evidence from the county record rather than argue.

Does golf-course frontage help my Marbella house sell?

Eighty-one of the 85 houses carry Lee County’s golf-course land-use coding, so within Marbella it is close to standard rather than a differentiator. Where it matters is against comparables outside Marbella and against the four houses that do not carry it. The coding describes the lot’s position, not the view from a particular room, so a buyer will still walk it.

Is my Marbella condominium harder to sell because of Florida’s condo law changes?

Florida’s post-2022 condominium legislation has made buyers and lenders more attentive to reserves, milestone inspections and structural studies across the state. For a Marbella building the county records below three storeys, we would expect the regime not to reach it, and confirming that with the association gives you something clear to say. For one of the four three-storey buildings, having the documents ready is what turns a concern into a non-issue.

Should I replace the roof before I list?

For a condominium the association owns the roof and it is not your decision. For one of the 85 houses on 2004 to 2006 construction, roof age is now the single variable most likely to affect a buyer’s insurance quote and, increasingly, their insurability. It is worth a conversation before you list rather than after an inspection. Call (239) 898-6072.

What is a wind mitigation inspection and do I need one to sell?

It is a report documenting a home’s roof shape, roof deck attachment, roof-to-wall connections, opening protection and secondary water resistance, and it is the document a Florida carrier prices a wind premium from. You do not need one to sell, and on a 2004 to 2008 home it frequently helps the buyer’s quote enough to be worth having.

Do I need to disclose that my building is one of the three-storey ones?

Whether a specific fact is a required disclosure is a legal question for your attorney. As a practical matter, a buyer will find out, and finding out from you is better than finding out from their own agent’s due diligence. We advise sellers in those four buildings to lead with the documents.

How is selling a Marbella house different from selling a Marbella condominium?

Different statute, different documents, different buyer pool, different price band, and different insurance conversation. A house sale runs under Chapter 720 and the buyer insures the structure. A condominium sale runs under Chapter 718, the association insures the building, and the buyer’s diligence runs through association documents to a much greater degree.

What is my home worth compared to Cordova?

Cordova’s county deed median is $1,005,000 on ten sales and Marbella’s single-family median is $650,000 on seven. Cordova’s homes are a decade newer, larger at the median, and carry a required club membership. They are not comparable products and a Marbella house should not be priced against them, in either direction.

Should I sell now or wait?

We are not going to answer that from a web page, because the honest answer depends on your own timeline, your carrying cost and what you are moving to. What we can tell you is what the record shows: Marbella’s transaction volume doubled year over year and its medians softened, which is a market with liquidity and some price pressure rather than a market that has stalled. Call (239) 898-6072 and we will talk about your situation rather than the neighborhood’s.

What does McGreevy and Comisar do differently on a Marbella listing?

We pull the county parcel record for your own home, both market populations, and the comparable set for your component rather than the neighborhood. We assemble the association package before launch. We make the garage-or-carport and lot-coding adjustments the parcel roll supports. And we tell you where we are uncertain instead of filling the gap with an adjective. As Top 1% Real Estate Agents Nationally Since 2008 we would rather bring a number we can defend.

How do I get started?

Two ways. Start with a free home valuation, or call Jesse McGreevy directly at (239) 898-6072. Either way the first thing we will do is establish which of Marbella’s four components you own, because everything else follows from it.

What if I own in Marbella and just want to understand the market?

That is a completely reasonable call to make and we take it often. There is no obligation attached to a conversation about what your home is worth. Call (239) 898-6072.

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

How many homes are in Marbella at Spanish Wells?

Three hundred and forty-one residential units: 88 in Marbella I, 48 in Marbella II, 120 in Marbella III, and 85 single-family houses on platted lots. Almost every published description says 256, which counts only the condominiums.

Is Marbella condominiums or houses?

Both. Two hundred and fifty-six condominium units in three separate associations, and 85 detached single-family houses. They share one plat name and, on Spanish Moss Way, the same street.

Where is Marbella at Spanish Wells?

Inside the gates of Spanish Wells Golf and Country Club in eastern Bonita Springs, Florida, ZIP 34135, between US-41 and Interstate 75 and roughly two to three miles west of the interstate. Access is via Exit 116, Bonita Beach Road, then north on Old US 41.

What streets is Marbella on?

Spanish Moss Way, Robolini Court, La Playa Court, Tamberine Court, Canasta Court, Caballero Way, Mandolin Court and Lisbon Court. Spanish Moss Way carries three of the four components.

When was Marbella built?

Between 2004 and 2008. Marbella I in 2004 with an eight-unit phase in 2008, Marbella II in 2004 and 2006, Marbella III between 2004 and 2007, and the 85 houses between 2004 and 2006.

How big are the homes?

The condominiums run 1,438 to 1,974 square feet of heated area with component medians of 1,637 to 1,687. The houses run 1,734 to 3,337 square feet with a median of 2,119. Total area under roof on the houses runs 2,428 to 4,895 square feet with a median of 3,646.

How many bedrooms do Marbella condominiums have?

Marbella I and Marbella II are three bedrooms and two baths on every unit. Marbella III is 72 three-bedroom units and 48 two-bedroom units, all two baths.

Do the condominiums have garages?

Marbella I and Marbella II, yes, on every unit. Marbella III is split: 56 units with a garage and 64 with a carport. Ask which one a specific unit has rather than assuming from the building.

Do the houses have pools?

Fifty-six of the 85 do, which is 65.9 percent. All 85 have garages.

Are the houses on the golf course?

Eighty-one of the 85 carry Lee County’s golf-course land-use coding, which is 95.3 percent. That is how the county classifies the lot’s position. It is not an appraisal of the view from any particular window, so walk the specific lot.

Is Marbella gated?

Yes. It sits inside the gates of Spanish Wells, which Lee County GIS records as a gated community, with access controlled by the master association on a vehicle bar-code system.

Is there a CDD at Marbella?

No. All 352 Marbella parcels carry the tax district CITY OF BONITA SPRINGS / BONITA SPRINGS FIRE with no district component, and Spanish Wells does not appear on Florida’s Official List of Special Districts. There is no CDD line on the tax bill.

What is the flood zone?

Every indicator we could reach puts Marbella outside the Special Flood Hazard Area, and you should expect Zone X. Verify your specific address at the FEMA Map Service Center and get the panel number, effective date and zone letter in writing before you rely on it.

Is the flood insurance discount 25 percent?

Not for a Marbella property. Bonita Springs is reported as Community Rating System Class 5, which gives 25 percent inside the Special Flood Hazard Area and 10 percent outside it. Marbella is outside it. And a Preferred Risk Policy, which many owners here qualify for, receives no Community Rating System credit at all. Get your number from a quote, not from a table.

Do I have to join the golf club?

We do not know, for Marbella specifically, and we will not guess. One neighborhood inside Spanish Wells carries a documented required membership; we found no equivalent documented requirement for any Marbella component, and the recorded master Declaration contains no mandatory membership covenant. Call the membership office at (239) 992-5100 and get it in writing before you write an offer.

Can I play the golf course without joining?

The club describes itself as semi-private with the golf course open to the public, and it runs a public booking engine with public tee times. The other amenities, including the clubhouse, pool, fitness centre and courts, are described as reserved for members.

How much is a Spanish Wells membership?

No initiation fee, annual dues figure or food and beverage minimum is published for any category by the club, the association, or any source we regard as reliable, and we are not repeating figures that circulate. Call (239) 992-5100. And be careful searching: a club with a very similar name in Hilton Head, South Carolina publishes a full rate card, and it is a different club in a different state.

What are the HOA fees at Marbella?

Not published by any association, master association or management company we could reach, for any of Marbella’s four bodies. You will carry your own association’s assessment plus the SWCA master assessment. Get the real numbers from the association before you commit; the four calls are listed in the fees section above.

Which building has three storeys?

Four buildings at Marbella III: 9601, 9611, 9621 and 9631 Spanish Moss Way, twelve units each, all built in 2007. The other twelve Marbella III buildings and every other building in Marbella are one or two storeys.

Should I avoid the three-storey buildings?

Not necessarily, and we would not put it that way. What you should do is ask the seven questions in the SIRS section above and get written answers before you commit. A three-storey building with a completed milestone inspection, a completed Structural Integrity Reserve Study and a funded reserve is a well-run building. The risk is not the storeys, it is not knowing.

Is Marbella age-restricted?

We have found no age restriction at any Marbella component and none at community level. By the same standard we apply to the club-membership question, that is an absence of a documented restriction rather than a documented absence. The association’s rules and regulations are what settle it, and you should ask for that document.

Can I rent my unit out?

That depends on your own association’s rules, which are not published for any Marbella body. The master association’s schedule records a 31-day minimum tenancy in its tenant access tier, which is a signal about the community’s posture and not a complete statement of your association’s rule. Ask for the lease minimum, the approval process, the application fee, any annual cap and any first-year restriction before you buy if rental income matters to you.

What about pets?

Pet rules sit at the association level and we have no primary-source pet policy for any of Marbella’s four bodies. Ask for the rules and regulations document and read the pet section yourself rather than accepting a verbal answer.

What schools serve Marbella?

The schools serving ZIP 34135 are Bonita Springs Elementary School, Bonita Springs Middle Center for the Arts and Bonita Springs High School. Lee County boundaries do not follow ZIP codes and a boundary change took effect for the 2026 to 2027 school year, so run your exact address through the district’s zone locator rather than relying on a neighborhood-level table.

How far is the beach?

Roughly 4 to 5 road miles to Bonita Beach and 7 to 8 to Barefoot Beach. Note the parking distinction: Barefoot Beach is a Collier County facility, a Spanish Wells owner does not qualify for Collier’s free permit, and non-residents pay the posted $10 day rate there.

How far is the airport and the hospital?

Roughly 19 to 20 road miles to Southwest Florida International Airport and roughly 16 road miles to Gulf Coast Medical Center, which is the Level II trauma centre for this region. We publish distances rather than drive times because we do not have dated free-flow and in-season measurements and will not invent them.

What does a comparable Marbella purchase cost?

Over the last twelve months, county-recorded qualified deeds ran $280,000 to $310,000 in Marbella III, $302,500 to $432,000 in Marbella II, $257,750 to $432,500 in Marbella I, and $525,000 to $850,000 for the houses.

How does Marbella compare to Las Brisas and Cordova?

Las Brisas is the entry tier, with a $345,493.50 county median across 210 units built 1995 to 2003, though that single figure blends six separate components and its Puesta del Sol tier is materially larger and dearer than the other five. Cordova is the top, with a $1,005,000 county median across 128 houses built 2014 to 2018 and a required club membership. Marbella sits across both, with a condominium band overlapping Las Brisas and a single-family band reaching toward Lake Club.

What is the buying process here?

Establish which component and which building. Request the association documents. Get the association’s numbers and, if applicable, its milestone inspection and Structural Integrity Reserve Study. Confirm the flood zone at FEMA. Call the membership office. Then make an offer with the facts rather than around them. Read how we represent buyers in Southwest Florida or call Marc Comisar at (239) 287-5873.

What does market knowledge actually look like from a buyer’s side?

★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.”

Christopher Dietz, Google review of McGreevy and Comisar.

Who should I call?

For buying, Marc Comisar at (239) 287-5873. For selling, Jesse McGreevy at (239) 898-6072. Either of us will tell you which of Marbella’s four components an address sits in before we tell you anything else about it.

What We Would Tell an Owner Thinking About Listing in Marbella

If you own a home in Marbella at Spanish Wells and you are weighing a sale, there are six things we would tell you on the phone, in this order. They are the six that most often change what a Marbella home sells for, and every one of them is specific to this neighborhood rather than to Bonita Springs generally.

One: find out which of the four you are in before you do anything else

It changes your comparable set, your document package, your statute, your estoppel and your buyer pool. It takes us a few minutes from the county record and it is the foundation of everything else.

Two: if you are in Marbella III, settle the building question now

Four buildings of sixteen carry the three-storey statutory regime with a 31 December 2026 backstop on the Structural Integrity Reserve Study. If you are in one of them, get the documents. If you are in one of the other twelve, get that in writing too, because it is a selling point and a buyer will otherwise assume the worst.

Three: assemble the association package before you list

Not during due diligence. A buyer’s agent who has to chase documents will use the delay against you. A seller who hands them over on day one removes the lever entirely, and it is the cheapest advantage available in this neighborhood.

Four: do not price against the neighborhood median

$429,000 sits between the condominium band and the single-family band and describes neither. A house priced there is roughly $220,000 light. A Marbella III unit priced there is roughly $144,000 heavy. Price against the three to seven sales in your own component.

Five: get the real carrying cost from the associations

Four calls: your own association, SWCA at 239-319-1288, the club at (239) 992-5100, and your title company for the estoppel. A listing that carries a wrong assessment figure taken from a syndicated feed creates a problem that surfaces at the worst possible moment.

Six: expect the questions this page answers

The buyers who reach your listing will increasingly have read something like this page. They will ask which building, how many storeys, garage or carport, what the lot coding is, and what the association’s reserve position looks like. A seller who can answer those is negotiating from a different position than one who cannot.

We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and none of that is why the six points above matter. Having read the county record for your own home is.

Call Jesse McGreevy at (239) 898-6072, or start with a free home valuation.

Downloadable Documents

Every document below is linked to its official primary-source authority rather than to any copy of ours. Where a document exists and we could not reach its authority link programmatically, we say so and give you the route rather than substituting a mirror.

Documents that exist and that we have not published

We are naming these rather than omitting them, because knowing a document exists is worth something even when we cannot hand it to you.

The Marbella I, II and III declarations of condominium, bylaws and rules. These are recorded public documents. Each unit’s legal description on the county roll carries its recording reference, and Marbella II’s nine phases are recorded under instruments 2005-34127, 2006-110879, 2006-72575, 2006-72586, 2006-3816, 2006-117064, 2005-128003, OR 4826 PG 2532 and OR 4819 PG 789. The route is the Lee County Clerk’s official records search.

The Marbella III milestone inspection report and Structural Integrity Reserve Study. Not public. The route is Alliant Association Management, Ramya Koduri, 239-454-1101.

Current budgets and reserve studies for all four Marbella bodies. Typically restricted to members and prospective purchasers under contract. Request through your association or, once under contract, through the statutory document-delivery process.

The SWCA estoppel and capital contribution fee schedule. Held by the master association. SWCA, 239-319-1288.

The recorded plat images themselves. The Lee County Clerk’s official records portal returns an automated-access block to programmatic requests, which is a limitation of our access rather than of the record. The documents are public and available at the Clerk’s counter or through the Clerk’s own search interface.

Sources and How We Verified Them

Every figure on this page traces to one of the sources below. Where a claim rests on a single source we say so, and where we could not verify something we said that in the section rather than here.

Lee County parcel records for the nineteen qualified deeds

Every market figure on this page traces to these nineteen county parcel records. Each link opens the Lee County Property Appraiser’s own record for that property.

1. Lee County Property Appraiser parcel record, 9155 Spanish Moss Way, recorded 2025-10-03 at $575,000
2. Lee County Property Appraiser parcel record, 9631 Spanish Moss Way 3923, recorded 2025-10-28 at $280,000
3. Lee County Property Appraiser parcel record, 28111 Tamberine Ct 1322, recorded 2025-11-21 at $432,500
4. Lee County Property Appraiser parcel record, 28125 Tamberine Ct 1522, recorded 2025-12-02 at $429,000
5. Lee County Property Appraiser parcel record, 9621 Spanish Moss Way 3831, recorded 2026-01-20 at $310,000
6. Lee County Property Appraiser parcel record, 9310 Spanish Moss Way, recorded 2026-02-05 at $672,000
7. Lee County Property Appraiser parcel record, 28105 Mandolin Ct 224, recorded 2026-02-12 at $375,000
8. Lee County Property Appraiser parcel record, 9170 Spanish Moss Way 811, recorded 2026-02-27 at $390,000
9. Lee County Property Appraiser parcel record, 9143 Spanish Moss Way, recorded 2026-03-10 at $758,000
10. Lee County Property Appraiser parcel record, 9180 Spanish Moss Way 912, recorded 2026-03-16 at $432,000
11. Lee County Property Appraiser parcel record, 28220 Caballero Way 2422, recorded 2026-04-01 at $425,000
12. Lee County Property Appraiser parcel record, 28210 Robolini Ct, recorded 2026-04-08 at $610,000
13. Lee County Property Appraiser parcel record, 9322 Spanish Moss Way, recorded 2026-04-20 at $650,000
14. Lee County Property Appraiser parcel record, 9631 Spanish Moss Way 3922, recorded 2026-04-20 at $285,000
15. Lee County Property Appraiser parcel record, 28159 Robolini Ct, recorded 2026-04-24 at $850,000
16. Lee County Property Appraiser parcel record, 9180 Spanish Moss Way 922, recorded 2026-04-27 at $353,225
17. Lee County Property Appraiser parcel record, 9345 La Playa Ct 2011, recorded 2026-07-02 at $257,750
18. Lee County Property Appraiser parcel record, 28101 Mandolin Ct 114, recorded 2026-07-06 at $302,500
19. Lee County Property Appraiser parcel record, 9239 Spanish Moss Way, recorded 2026-08-03 at $525,000

Lee County parcel records for the eleven Marbella common tracts

These are the common-element and right-of-way parcels recorded on the plat, and they are the source for the tract table above.

20. Lee County Property Appraiser parcel record, Marbella at Spanish Wells Tract A-1
21. Lee County Property Appraiser parcel record, Marbella at Spanish Wells Tract B-1
22. Lee County Property Appraiser parcel record, Marbella at Spanish Wells Tract C-1
23. Lee County Property Appraiser parcel record, Marbella at Spanish Wells Tract C-5
24. Lee County Property Appraiser parcel record, Marbella at Spanish Wells Tract F-4
25. Lee County Property Appraiser parcel record, Marbella at Spanish Wells Tract L-1
26. Lee County Property Appraiser parcel record, Marbella at Spanish Wells Tract R-1
27. Lee County Property Appraiser parcel record, Marbella at Spanish Wells Tract R-2
28. Lee County Property Appraiser parcel record, Marbella at Spanish Wells Tract S-1
29. Lee County Property Appraiser parcel record, Marbella at Spanish Wells Tract S-2
30. Lee County Property Appraiser parcel record, Marbella at Spanish Wells Tract S-6

One representative parcel record per component

31. Lee County Property Appraiser parcel record, Marbella I at Spanish Wells, 28124 Tamberine Ct 1011
32. Lee County Property Appraiser parcel record, Marbella II at Spanish Wells, 28101 Mandolin Ct 111
33. Lee County Property Appraiser parcel record, Marbella III at Spanish Wells, 28240 Lisbon Ct 2611
34. Lee County Property Appraiser parcel record, Marbella at Spanish Wells platted single-family lots, 9101 Spanish Moss Way

Lee County and City of Bonita Springs

35. Lee County Property Appraiser, parcel roll, all 352 Marbella parcels, retrieved 7 September 2026
36. Lee County Property Appraiser property search, the interface behind every parcel link above
37. Lee County GIS Lee_County_Parcels feature service, parcel attributes and four historical sale slots
38. Lee County GIS Neighborhoods_and_Areas feature service, component polygons with parcel and unit counts
39. Lee County Clerk of Court, official records and plat index, source for Plat Book 75 Pages 19 to 29 and Plat Book 81 Pages 90 and 91
40. Lee County government, county services and district information
41. Lee County Parks and Recreation, beach facility and parking information
42. Lee County Schools, school zone locator and enrollment boundaries
43. City of Bonita Springs, municipal boundary, flood mapping and Community Rating System communications
44. Collier County, beach parking permit eligibility and non-resident rates

State of Florida

45. Florida Division of Corporations, Sunbiz, corporate registry for each association
46. Sunbiz corporation name search, the interface used for the association and management-company filings
47. Florida Statutes, Chapter 718, the Condominium Act
48. Florida Statutes, Chapter 720, the Homeowners Association Act
49. Online Sunshine, the Florida Legislature’s statute portal, source for the milestone inspection and Structural Integrity Reserve Study provisions
50. Florida Building Code, the statewide code effective 2002 and subsequent cycles
51. Florida Department of Education, official school accountability data
52. Florida Department of Education school grades, the state’s own A through F results packet
53. Florida Department of Transportation, Interstate 75 route geometry
54. FloridaCommerce, publisher of the Official List of Special Districts
55. Florida Realtors SunStats, ZIP-level market context for 34135

Federal

56. FEMA Community Rating System, the Class 5 discount schedule and the Preferred Risk Policy exclusion
57. FEMA Map Service Center, FIRM panel and flood zone lookup by address
58. FEMA flood insurance, National Flood Insurance Program overview and Risk Rating 2.0
59. FEMA National Flood Insurance Program, rules and legislation behind the rating methodology
60. United States Census Bureau American Community Survey, Bonita Springs demographic context
61. United States Copyright Office, Title 17 Section 105 status of federal works used for imagery

Association, club and industry

62. Spanish Wells Golf and Country Club, the club’s own site, source for the semi-private status, amenity counts, guest fees and dining
63. Troon, corporate source for the January 2021 acquisition of Indigo Golf Partners
64. Domain Realty Group, our brokerage team site
65. McGreevy and Comisar, our own published market work across Southwest Florida
66. Spanish Wells Golf and Country Club community page, our parent community page and the source for the community-level figures cited here
67. Cordova at Spanish Wells, our neighborhood page for the comparison figures used above
68. Bonita Springs real estate, our city-level page

Sources consulted that are not linkable here

69. Spanish Wells Community Association 2026 approved budget, fees received from 1,361 owners. Held by the association; SWCA, 239-319-1288
70. Spanish Wells Community Association estoppel and capital contribution fee schedule. Held by the association
71. Spanish Wells Community Association vehicle bar-code and access fee schedule. Held by the association
72. Recorded Declaration for Spanish Wells, Section 7.2, hole count, and its absence of a mandatory membership covenant. Lee County official records
73. Marbella II recorded condominium phase instruments 2005-34127, 2006-110879, 2006-72575, 2006-72586, 2006-3816, 2006-117064, 2005-128003, OR 4826 PG 2532 and OR 4819 PG 789. Lee County official records
74. Alliant Association Management, administrator for Marbella III, Ramya Koduri, 239-454-1101
75. Southwest Florida MLS, Development-scoped closed sales, trailing twelve months and prior twelve months to 4 September 2026. Subscription data, not publicly linkable
76. McGreevy and Comisar Google Business Profile client reviews, quoted verbatim with named reviewers

What we did not use, and why

We cite no real estate portal, no listing aggregator and no competing brokerage anywhere on this page. Those sources republish and reshape primary data, and where this community is concerned the published picture has repeatedly been wrong: the club’s membership status and the size of Marbella itself. Two of the errors this page corrects were ours, not a portal’s: the street count at a neighbouring subdivision came from our own research files, and the 25 percent flood figure was our own earlier resolution, reversed a day later.

We also discarded third-party golf directory data on course architects and opening years entirely, because it does not match the club’s own attribution and traces to the same syndicated material that carries other errors about this community.

Work With McGreevy and Comisar on Your Marbella Home

McGreevy and Comisar list and sell homes inside Spanish Wells, and Marbella is the neighborhood we know parcel by parcel. If you own one of these 341 homes and are weighing a sale, we will bring your own county record, both market populations, the comparable set for your specific component, and a defensible view of what your unit or your lot is actually 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 Marbella seller

We did not write this page from listing feeds. We tracked all 352 Marbella parcels through the Lee County property roll by their recorded legal descriptions rather than by neighborhood name, which is how we found 85 single-family parcels that the county’s own neighborhood layer files under the base subdivision and that every published source, including our own earlier work, had left out. Separately, we tracked every qualified deed recorded against those parcels across all four of the roll’s historical sale slots rather than only the most recent, which is what makes our prior-year transaction counts counts rather than floors.

Those are two different methods doing two different jobs, and it is worth keeping them apart: the legal-description enumeration is what found the houses, and the four-slot sale read is what fixed the prior-year counts. Neither did the other’s work.

That single finding changes the neighborhood’s size by a third, and it explains a price ceiling we had already published without knowing what produced it: the $850,000 top of Marbella’s range is a golf-frontage house, not a condominium. The condominium tier tops out at $432,500. 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 correction to our own page than leave a flattering number standing. 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 Marbella is 341 homes rather than 256, that 81 of its 85 houses carry the county’s golf-course land-use coding, that 64 of Marbella III’s 120 units have a carport rather than a garage, that its recorded plat is Plat Book 75 Pages 19 through 29, or that exactly four of its sixteen Marbella III buildings carry a statutory obligation with a 31 December 2026 date attached.

Being Top 1% Real Estate Agents Nationally Since 2008 is not why that matters. Having read the county record is.

A note on the numbers we corrected

This page carries four corrections to our own prior published work: the Marbella median we first published was arithmetically wrong and was fixed the same day; the description of Marbella as three condominium associations was incomplete by 85 houses; our own research recorded that every Spanish Wells parcel sits in Section 03-48-25, which all 121 Marbella III parcels falsify; and our own earlier resolution of the flood discount said 25 percent, which is right at city scale and wrong for a property outside the hazard area. We publish both rather than quietly updating, because a seller deciding whether to trust our valuation is entitled to know how we behave when we find we were wrong.

What repeat clients say

★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.”

Raoul Grossi, Google review of McGreevy and Comisar.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, and hold the 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine). Jesse and Marc’s combined $900 million in closed production is the experience behind every figure above, and with our Domain Realty Group team we have sold over $2.5 Billion in Real Estate.

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

If you own in Marbella, call Jesse McGreevy at (239) 898-6072 or start with a confidential home valuation. Bring the question that is actually on your mind, whether that is which of the four components you own, whether your building is one of the four carrying the December 2026 deadline, or whether to price against the MLS comparables or the county deed record. If you are buying, start with our Southwest Florida buyer guide or call Marc Comisar at (239) 287-5873, and ask us to get the association’s position in writing before you write the offer. Either way, reach Jesse McGreevy directly at (239) 898-6072.

You can also read more about Marbella’s parent community on our Spanish Wells Golf and Country Club community page, compare it against the community’s entry tier on our Las Brisas at Spanish Wells page, against its single-storey villa neighborhood on our Lake Club Villas page, and against the newest homes inside the gates on our Cordova at Spanish Wells page. Everything we cover across the city is 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 and their parity. Market conditions change; verify current figures before acting.

McGreevy and Comisar, Best Realtor for Marbella at Spanish Wells. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.