Woods Edge

Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty

McGreevy and Comisar are the team Woods Edge owners call first when it is time to sell, and the team buyers use to sort out which of the six Woods Edge associations, rental rules and building-safety rules come with a home before they write an offer. Top 1% Real Estate Agents Nationally Since 2008, #1 Team in Southwest Florida since 2012, and our office is about five and a half miles up Tamiami Trail from the Woods Edge gate.

Woods Edge is a gated community of 364 homes in six sections on the west side of US 41 in Bonita Springs, Florida, about three-quarters of a mile south of Bonita Beach Road and right at the Collier County line. It holds 78 single-family villas on Hidden Lake Drive and 286 condominiums in five associations: Carriage Homes at Woods Edge, The Preserve at Woods Edge, The Carlysle, Bermuda Lago and Bermuda Ridge, all under one master association, Diamond Ridge.

This guide is built from the public record: the Lee County Property Appraiser's roll dated October 11, 2026, every Lee County recorded sale through September 25, 2026, the recorded plats and the 1996 master declaration, the Florida Division of Corporations filings for all seven associations, FEMA's own flood map at every building, the Lee County evacuation and school layers and FDOT's plan for the US 41 and Bonita Beach Road intersection. Every figure carries its source and date, and where a record does not exist we say so.

Why McGreevy and Comisar Are the Best Realtor for Woods Edge

If you're searching for the best realtor for Woods Edge in Bonita Springs, whether you're ready to sell your Woods Edge home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008. Domain Realty Group has sold $2.5B+ in real estate across 4,000+ transactions, Jesse and Marc personally have over $900 million in sales, and we are the #5 real estate team in Florida (RealTrends 2026). Comparing agents across the city? Start with our guide to the best real estate agents in Bonita Springs.

Recent Woods Edge track record: In the 12 months to September 25, 2026 we tracked every qualified sale in the Lee County record for all six Woods Edge sections. The county recorded 14 home sales, all resales, from $250,000 to $550,000, at a median of $340,000, or $243.28 per square foot of county heated area: 12 condominiums at a $335,000 median and 2 villas at $495,000 and $550,000.

Honors and recognition:

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

Selling your Woods Edge home? See our Woods Edge seller guide, get a free Woods Edge home valuation, or call Jesse direct at (239) 898-6072.

Buying a home in Woods Edge? Read our Woods Edge buyer guide, call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers in Southwest Florida. To see homes for sale across the city, browse Bonita Springs on DomainRealtyGroup.com.

McGreevy and Comisar is a top-reviewed Woods Edge realtor. Read the five-star reviews on Google.

Key Takeaways: What Should Woods Edge Buyers and Sellers Know?

Woods Edge buyers and sellers in Bonita Springs should know eight facts from the public record before they price, offer or list: what the six sections are, who governs each one, what the homes have recorded, which rules travel with each section, what FEMA's map shows, which evacuation zone applies, where the schools are and what FDOT plans at the corner.

• Woods Edge holds 364 homes: 78 single-family villas and 286 condominiums in five associations, built from 1997 to 2007, inside one gate.
• One master association, Diamond Ridge (filed in 1989 as the Woods Edge Property Owner's Association), runs the roads, gates, lakes and preserve; each section has its own association and manager on top.
• Lee County recorded 14 home sales in the 12 months to September 25, 2026, at a $340,000 median, from $250,000 to $550,000.
• The villas recorded a $637,500 median over 60 months; the condominiums a $335,000 median over the last 12.
• Rental rules differ by section: The Preserve's association says it permits weekly rentals, while Bermuda Ridge's recorded declaration bars leases under 30 days.
• FEMA maps every Woods Edge home in the shaded Zone X, outside the high-risk flood zone, on panel 12071C0658G.
• Lee County places all of Woods Edge in evacuation Zone B.
• FDOT approved a redesign of the US 41 and Bonita Beach Road intersection in July 2025, and the project is now in design.

Table of Contents

• What Is Woods Edge in Bonita Springs, and Where Is It?
• What Is It Like to Live in Woods Edge?
• What Do Woods Edge Homes Sell For?
• How Do the Six Woods Edge Sections Compare, Home by Home?
• Which Woods Edge Section Sells Most Often, and When Do Sales Close?
• How Did Woods Edge Begin?
• Does Woods Edge Have an HOA?
• What Are the Woods Edge Rules, Section by Section?
• What Does It Cost to Own in Woods Edge?
• What Does a Year of Owning a Woods Edge Home Cost? Worked Examples
• Can You Rent Out a Woods Edge Home?
• What Flood Zone Is Woods Edge In?
• Did Woods Edge Flood in Hurricane Ian?
• How Do Insurance and Hurricane Rules Affect Woods Edge Homes?
• What Evacuation Zone Is Woods Edge?
• What Schools Serve Woods Edge?
• Where Are the Nearest Hospitals and Emergency Rooms to Woods Edge?
• How Far Is Woods Edge From the Beach, Naples and the Airport?
• What Is Near Woods Edge: Beaches, Parks and Recreation?
• What Is Being Built or Planned Near Woods Edge?
• Woods Edge vs Vanderbilt Lakes: Which Fits Your Priorities?
• Why Buy in Woods Edge? Honest Pros and Cons
• Thinking of Selling Your Woods Edge Home? List With the #1 Team in Southwest Florida Since 2012
• Your Local Real Estate Experts
• Frequently Asked Questions, Buyer Edition: Woods Edge
• Frequently Asked Questions, Seller Edition: Woods Edge
• What We Could Not Verify
• Sources
• Downloadable Documents

What Is Woods Edge in Bonita Springs, and Where Is It?

Woods Edge is a gated community of 364 homes in the City of Bonita Springs, ZIP 34134, on the west side of US 41 between Bonita Beach Road and the Collier County line. It began as a 1988 Lee County development of regional impact, and its homes were built from 1997 to 2007 in six sections around lakes and a preserve.

Data updated: October 2026 (county roll October 11, 2026; Lee County road and zoning layers read October 17, 2026).

Getting there

The main entry is Lake Shore Drive off US 41, about 0.7 mile south of Bonita Beach Road, reached past the commercial frontage on Trails Edge Boulevard. A second way out runs along Woods Edge Parkway, a Collier County maintained road with a 100-foot right of way, west to Vanderbilt Drive. The Carriage Homes association's own directions put it simply: from Naples, "Woods Edge Parkway is the first traffic signal you encounter as you enter Lee County."

The six sections

Which city, which county

All 373 roll records of the six sections are in Lee County taxing district 017, City of Bonita Springs and Bonita Springs Fire, so the City sets the zoning and issues the permits. The streets inside the gate are private, maintained by the master association, and the homes are zoned RPD, a residential planned development, on the county zoning layer.

Not part of Woods Edge

Bermuda Pointe, on Bermuda Pointe Circle off Woods Edge Parkway, is a separate community. So are the office and retail parcels on Trails Edge Boulevard and Woods Edge Circle, which belong to the commercial side of the same 1988 development. Search results for "Woods Edge" also mix in businesses and places elsewhere in Florida that share the name, so search "Woods Edge Bonita Springs".

What Is It Like to Live in Woods Edge?

Living in Woods Edge in Bonita Springs means a gated, low-rise setting of lakes and preserve a short drive from Bonita Beach, City Hall and North Naples, with no golf course, marina or master clubhouse. Each condominium section runs its own pool, and the villas are single-family homes with garages on a private loop.

Data updated: October 2026 (county roll October 11, 2026; association websites read October 17, 2026; OSRM drive times run October 17, 2026).

Lakes and preserve

The 1992 Woods Edge plat dedicated the lakes, a seasonal marsh and a preservation tract to the master association. The Carriage Homes association describes "A 20 acre preserve" along its north and west lines and lists the wildlife that lives in it: "bobcats, raccoons, armadillos, alligators, otters and snakes." On the 2026 roll, every unit in Carriage Homes, The Preserve, The Carlysle and Bermuda Lago carries the county's lake flag, as do 31 of the 82 villa records.

Are the Woods Edge lakes for boating or swimming?

No. The 1992 plat dedicates the lake tracts for "preservation and drainage", so they are stormwater lakes in the master association's water management system; they do not connect to the Gulf and there is no boat launch inside the gate. Lee County's watershed layer places Woods Edge in the Imperial River watershed. The lakes do working duty: the Carriage Homes association pumps its irrigation from the adjacent lake before dawn on Tuesdays and Sundays across 15 zones, and The Preserve's association runs irrigation on Mondays, Wednesdays and Fridays from 3 to 5 a.m. The Carriage Homes association also cuts back Brazilian pepper and melaleuca along the preserve edge, both listed as invasive by the state.

Pools, clubhouse and grounds

• Carriage Homes has a single-story clubhouse and a pool that, by the association's own undated news post, it recently refurbished.
• The Preserve describes "a large heated pool".
• The villa replat sets aside a landscape and recreation tract.
• Grounds, irrigation from the lakes and pest control are run section by section.

Garages and storage

The roll carries a garage on all 78 villas and on every unit in Carriage Homes, Bermuda Lago and Bermuda Ridge. The Preserve and The Carlysle units carry none.

Owners who live here

127 of the 364 homes carry a Florida homestead exemption on the 2026 roll, so about one in three are an owner's primary residence. The share differs by section: 37 of 78 villas, 27 of 72 Carriage Homes, 24 of 60 Carlysle units, 21 of 68 Bermuda Ridge, 16 of 60 Bermuda Lago and 2 of 26 at The Preserve.

Day to day

Bonita Springs City Hall and NCH's medical offices on Bonita Beach Road are 1.4 to 1.7 miles away, about 4 minutes. The Promenade at Bonita Bay is 2.6 to 2.9 miles, Bonita Beach Park 3.6 to 3.9 miles and Coconut Point in Estero 6.4 to 6.7 miles. Bonita Springs Utilities supplies water and FPL supplies power.

Which Woods Edge roads are private, and who maintains them?

Lee County's road centerline layer codes the streets inside the gate as private: Lake Shore Drive (60-foot right of way), Hidden Lake Drive (35 feet), Carriage Homes Drive, Diamond Drive, Bermuda Lago Court and most of Trails Edge Boulevard and Foley Road. The master declaration gives Diamond Ridge "the duty to maintain the roads, associated drainage, signage and any street lighting", so repaving and street lights are a master-association cost, not a City one. Outside the gate, Woods Edge Parkway is maintained by Collier County on a 100-foot right of way and runs west to Vanderbilt Drive, US 41 is a state road and Bonita Beach Road is a county road.

Is there public transit past Woods Edge?

LeeTran Route 600 runs along US 41 between Coconut Point Mall and the Creekside Transfer Center in Collier County, with timepoints at US 41 and Bonita Beach Road and at US 41 and Wiggins Pass, seven days a week. The schedule dated November 2024 lists an adult fare of $1.50, $0.75 discounted, and free rides for children 6 and under.

Thinking of Selling a Woods Edge Home? Start With the Recorded Sales

Before any listing appointment we pull the Woods Edge recorded sales for your own section, the stories and garage your unit has, and the rules a buyer will ask your association about. Request a free Woods Edge home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or start with how we represent buyers. You are working with Top 1% Real Estate Agents Nationally Since 2008.

What Do Woods Edge Homes Sell For?

Woods Edge homes in Bonita Springs recorded 14 qualified sales in the 12 months to September 25, 2026, at a median of $340,000, from $250,000 to $550,000, or $243.28 per square foot of county heated area. All 14 were resales: 12 condominiums and 2 villas.

Data updated: October 2026 (Lee County recorded sales, DOR-qualified, through September 25, 2026; county roll October 11, 2026).

The window ladder, all six sections

We pulled every qualified recorded sale of an improved parcel in the six sections, anchored to the newest sale in the county file (September 25, 2026).

By section

A section's median is printed only where a window holds 10 or more sales; under 10, we give the sales themselves.

Every sale in the last 12 months

The trend since 2019

Prices rose from the mid-$200,000s in 2019 to 2021 to about $400,000 in 2022 and 2023, then eased to the mid-$300,000s, the same path most Southwest Florida condominiums took after 2023. The yearly medians mix villas and condominiums, so read them as a direction, not a price for one home.

What the MLS adds

Days on market, list-to-sale ratios, active listings and months of supply for Woods Edge come from the Southwest Florida MLS, and no MLS pull for this community was on file when we wrote this guide: Information not available at time of publishing (checked 2026-10-10).

What the roll says the homes are worth

The 2026 roll's median just value runs from $195,102 at The Preserve to $496,531 for the villas. Just value is the county's assessment for tax purposes, not a price; the recorded sales above are the better guide. For your own home, request a free Woods Edge home valuation.

How Do the Six Woods Edge Sections Compare, Home by Home?

The six Woods Edge sections in Bonita Springs differ in almost every way a buyer measures: Woods Edge Villas are detached single-family homes of about 1,700 square feet, The Preserve holds 983 to 997 square foot two-bedroom condominiums, The Carlysle has six-story buildings and Bermuda Ridge is the only section with no lake flag on the roll.

Data updated: October 2026 (Lee County Property Appraiser roll dated October 11, 2026, homes only, read October 17, 2026).

The section census from the county roll

We read every one of the 364 home records on the 2026 roll and grouped them by section. Heated area is the county's heated square footage, which runs a little different from the living area a listing prints.

The villa lake count reads 31 of the 82 villa records, because the roll also carries the section's four common tracts. On the other five sections the lake and garage flags are set on every unit or on none, so the building, not the unit, decides them.

How the condominium buildings are laid out

The 286 Woods Edge condominiums stand in 25 buildings, and the roll's coordinates put every unit of a building on one point, which is how we counted them.

The Carriage Homes association describes the same thing in its own words: "nine two story buildings containing eight units each and a single story club house" on a 6.2 acre site along Lake Shore Drive.

What are the Woods Edge Villas like?

The villas are the only single-family section: 78 detached homes with garages on Hidden Lake Drive, a private loop off Lake Shore Drive. PenMac Development Corporation recorded the villa replat, Plat Book 64, Pages 28 and 29, on July 19, 1999, after Lee County's commissioners approved it on July 8, 1999. The developer's company was later renamed Hidden Lakes at Woods Edge, LLC on the state record, which is why listings still call the section Hidden Lakes at Woods Edge; the owners' association kept the Woods Edge Villas name. On the roll 73 of the 78 homes have three bedrooms, 48 are one-story and 30 two-story, and the heated area runs 1,438 to 2,143 square feet. Most were finished in 2002 and 2003 (19 and 34 homes), with 25 more from 1999 to 2001.

What is Carriage Homes at Woods Edge like?

Carriage Homes is the oldest section and the one with its own clubhouse. PenMac Development Corporation built its nine buildings from 1997 to 2001, the Phase III declaration (Official Records Book 3176, Page 3833) adding three buildings of 24 units on Tract G of the Woods Edge plat. Half the units are two-bedroom and half three-bedroom, from 1,377 to 1,662 square feet, and every unit carries a garage and a lake flag on the roll. The association's grounds page describes "A 20 acre preserve" on the north and west lines, a building arc with north and south entrances onto Lake Shore Drive, and 15 irrigation zones watered from the adjacent lake.

What is The Preserve at Woods Edge like?

The Preserve is the smallest and newest of the low-rise sections: 26 two-bedroom condominiums of 983 to 997 square feet in three two-story buildings, declared by HighMac, Inc. on February 4, 2004 (Official Records Book 4192, Page 2644). Its units carry no garage flag. The county record shows 18 first sales from the developer, by our tool's estimate, at a $164,850 median. Only 2 of its 26 units carry a homestead exemption, the lowest share in Woods Edge, which fits an association that says it permits weekly rentals.

What is The Carlysle like?

The Carlysle is the tallest section: 60 three-bedroom condominiums of 1,519 square feet each in two six-story buildings of 30 units, completed in 2007 on Trails Edge Boulevard. Every unit carries the lake flag and none a garage flag. Because the buildings have three or more habitable stories, Florida's structural integrity reserve study and milestone inspection laws apply here. Its association, The Carlysle Condominium Association, Inc., was filed in 2007 and merged with a separate Carlysle property owners' association in 2011, according to the state record.

What is Bermuda Lago like?

Bermuda Lago is 60 two-bedroom condominiums of 1,271 to 1,383 square feet in four three-story buildings of 15 units, declared by B.L. Devco, Inc. on November 19, 1998 (Official Records Book 3048, Page 3258) and finished one building a year from 1998 to 2001. Every unit carries a garage flag and a lake flag on the roll. At three habitable stories the buildings fall under the same state building-safety laws as The Carlysle.

What is Bermuda Ridge like?

Bermuda Ridge is 68 condominiums in seven two-story buildings, declared by B.R. Devco, Inc. in February 1998 (Official Records Book 2921, Page 3739), 40 with two bedrooms and 28 with three, from 1,223 to 1,353 square feet, built from 1998 to 2000. Every unit has a garage flag on the roll and none a lake flag. In 2012 FEMA issued a letter of map amendment covering all seven buildings on Diamond Drive under the old flood map; the 2022 map shows them in shaded Zone X.

Which Woods Edge Section Sells Most Often, and When Do Sales Close?

Woods Edge in Bonita Springs recorded 78 qualified home sales in the 60 months to September 25, 2026, about 21 for every 100 homes, but the pace runs from 13 per 100 in the villas to 30 per 100 at Bermuda Lago. Most sales close from February to May, when seasonal buyers are in Southwest Florida.

Data updated: October 2026 (Lee County recorded sales, DOR-qualified, 60 months to September 25, 2026; county roll October 11, 2026).

Sales for every 100 homes, by section

We divided each section's qualified sales in the 60-month window by its number of homes on the roll. A higher figure means more homes come up for sale, so a buyer has more to choose from and a seller has more recent comparables.

The villas turn over least often and carry the highest homestead share, so a villa seller is usually one of few sellers in a given year: the county recorded 2 villa sales in each of 2025 and 2026 to date and none in 2024.

Sales by year and section since 2019

The low 2024 count may be partly a recording effect: after Hurricane Ian many Lee County deeds carried transfer codes that keep them out of the qualified set, so a year with few qualified sales is not always a year with few closings.

Which months Woods Edge sales close in

44 of the 78 sales, 56 percent, were recorded from January to May, and March, April and May alone account for 36. That is the closing date on the deed, so the contracts were usually signed a month or two earlier, in the winter. This is a county-record pattern; days on market come from the MLS and are not in this count.

What sold below and above the range

The lowest qualified Woods Edge sale in the 60 months was $240,000, a Carriage Homes unit in May 2023 that recorded far below its neighbors that year. The highest was $810,000, a three-bedroom villa of 1,703 square feet in July 2022, at the top of the 2022 peak. Both are real recorded sales, and both show why we price a home against its own section and its own year, not against a Woods Edge average.

How Did Woods Edge Begin?

Woods Edge began on October 27, 1988, when Lee County approved the Woods Edge development of regional impact by Resolution Z-88-156: 366 homes, retail and office space and a hotel allocation on about 114 acres along US 41. The Woods Edge plat followed in 1992, the master declaration in 1996 and the homes from 1997 to 2007.

Data updated: October 2026 (Lee County DRI file; Lee County Clerk plats and Official Records, read October 17, 2026).

The development order

Lee County's file for the "Diamond Ridge DRI fka Woods Edge DRI" records the 1988 approval, amendments in 1997 (Z-97-017) and 1999 (Z-99-020), and totals of 235,000 square feet of retail, 135,000 of other commercial space, 120 hotel units and 366 residential units. The City of Bonita Springs extended the build-out date to August 14, 2004. Six sections were built, holding 364 homes.

The plats

The Woods Edge plat, Plat Book 49, Pages 50 through 56, was recorded in 1992 by Shore Woods Investment Corporation, with Johnson Engineering as surveyor. It laid out the commercial tracts on US 41, the multi-family tracts and the lakes and preserve. The villa replat, Plat Book 64, Pages 28 and 29, was recorded on July 19, 1999 by PenMac Development Corporation.

Woods Edge becomes Diamond Ridge

In 1996 Diamond Ridge Properties, Ltd. recorded the master declaration for "Diamond Ridge (formerly Woods Edge)" at Official Records Book 2718, Page 4078, and the Woods Edge Property Owner's Association filed its new name, Diamond Ridge Master Property Owner's Association, the same year. The homes, the plats and the MLS still use the Woods Edge name.

The sections, oldest first

Does Woods Edge Have an HOA?

Woods Edge has a master association and six section associations. The master, Diamond Ridge Master Property Owner's Association, Inc., runs the roads, gates, lakes and preserve and is managed by Alliant Property Management; the villas belong to a homeowners' association and each condominium has its own condominium association.

Data updated: October 2026 (Florida Division of Corporations records and the associations' own sites, read October 17, 2026).

The associations on the state record

What the master association does

The 1996 declaration gives the master association "the duty to maintain the roads, associated drainage, signage and any street lighting", the entry features and the water management system, and it splits the master budget "equally among all Lots or Tracts." A condominium's share passes through its own association, so a condominium owner pays one assessment that includes the master's share. The president of each section association sits on the master board, according to the Carriage Homes association.

How does voting and budgeting work in the master association?

The 1996 master declaration gives one vote to each lot or tract after turnover. A tract that was later divided into condominium units or homesites votes through its own section association, so a condominium owner's voice in Diamond Ridge runs through the section board, whose president sits on the master board. The master budget is prepared each year and "allocated equally among all Lots or Tracts", and a subdivided tract's share is divided "based on the square footage of each such parcel". Regular master assessments are payable quarterly in advance unless the board provides otherwise, and fines and owner-caused costs can become individual assessments secured by a lien.

When does the Woods Edge master declaration run out?

It does not run out on its own. The declaration runs 25 years from its recording in June 1996 and then extends automatically in 10-year periods. The first 25 years ended in June 2021, so by the declaration's own term it is in its first 10-year extension, to June 2031, and it renews again unless the owners record a change. The Carriage Homes association describes the same arrangement: the residential and commercial sides "are tied together by a declaration that is to stay in force for a period of 25 years from the date of inception, June 1996".

How do the Woods Edge gates work?

The gates are run by the master association through Alliant Property Management. By the Carriage Homes association's FAQ, a guest calls the resident from the directory at the front gate and the resident opens it from the phone, residents enter with a master code at each gate, and gate openers are sold through Alliant. The Preserve's FAQ sends gate and remote questions to Alliant as well. We do not print any code.

Name traps on the state record

Several Florida associations share the Woods Edge or Carlysle name and have nothing to do with this community: a Woods Edge condominium association in Gainesville, a dissolved Woods Edge owners' association with an Ohio address and The Carlysle at Bay Colony in Naples. Check the document number above, not the name.

What Are the Woods Edge Rules, Section by Section?

The rules a Woods Edge owner lives under in Bonita Springs come from two layers: the 1996 master declaration, which covers vehicles, boats, preserves and exterior changes in every section, and the section's own declaration and rules, which set leasing, pets and grills and differ from one association to the next.

Data updated: October 2026 (OR 2718/4078; OR 2921/3739; association websites read October 17, 2026).

Master rules for every section

• No structure, alteration or exterior color change without written architectural approval under the master declaration.
• Commercial vehicles, campers, motor homes, recreational vehicles, boats and boat trailers are not allowed outside designated areas; no parking on lawns.
• No activity that alters the natural state of a preserve or wetland area.

Carriage Homes at Woods Edge

• Pets are a dog or a cat under 25 pounds, one per unit, by the association's rules.
• Leases go to the manager and are approved by the board each year.
• Upper units may use electric grills only; gas grills stay 10 feet from the building.

Bermuda Ridge

The recorded declaration bars any lease shorter than 30 days, requires association approval of leases and sales, and allows up to two small household pets. Amendments may have changed these terms since; the association's current documents control.

The Preserve at Woods Edge

The association's own site says The Preserve "is one of very few Condominiums west of US 41 that permits weekly rentals." Ask the association for its current leasing rules and registration process before you buy for rental income.

The villas, The Carlysle and Bermuda Lago

Their current rules were not posted on a public page we could read. Ask each association for its declaration, rules and leasing application.

What vehicle and parking rules apply across Woods Edge?

The master declaration sets the vehicle rules for every section. An inoperable vehicle, one not driven for three weeks, may not be stored on the property, and neither may a vehicle too tall for a residential garage. Commercial vehicles, campers, motor homes, recreational vehicles, boats and boat trailers are prohibited except in designated areas, nobody parks on a lawn, and a vehicle in breach can be towed after 24 hours' posted notice. A section can add its own rules on top: Carriage Homes asks owners not to leave a garage door open and unattended for more than 20 minutes and keeps guest parking for guests.

Who can own a Carriage Homes unit, and how often can the occupant change?

The Carriage Homes Phase III declaration makes a transfer subject to the association's approval and limits the form of ownership: an individual, co-owners with a designated primary occupant, or a trust or entity with a primary occupant. The primary occupant may change no more than once in 12 months except on death or disability, and the declaration states that no time-share estates are created. A buyer using an LLC or a trust should read this section before writing the offer.

How often can a Bermuda Ridge unit be leased?

As recorded in 1998, the Bermuda Ridge declaration bars a lease shorter than 30 days, requires 20 days' written notice of a lease and gives the board 20 days to decide, and, in Section 13.2, says no unit may be leased more often than five times in a calendar year. A sale also needs board approval, with a processing fee "not to exceed the maximum amount allowed by law". Later amendments may have changed any of these terms, and under Florida law a rental amendment binds only owners who agreed to it and owners who bought after it passed.

What Florida law adds

A condominium amendment that bans rentals or changes the rental term binds only owners who vote for it and owners who buy after it passes (section 718.110(13), Florida Statutes). A condominium association may charge no more than $150 per applicant to screen a buyer or tenant (section 718.112(2)(k)); the villas' homeowners' association falls under Chapter 720, which sets no such cap. No declaration we read contains an age restriction.

What Does It Cost to Own in Woods Edge?

The cost of owning in Woods Edge comes down to property tax in City district 017, one association assessment that includes the master's share, insurance and upkeep. No Woods Edge association publishes its assessment on a public page we could read, so the estoppel certificate is the reliable source for the fee.

Data updated: October 2026 (2026 Taxing District Millage Book; DBPR estoppel fee notice; association sites).

Property taxes

Every home is in Lee County taxing district 017. The Lee County Property Appraiser's 2026 millage book shows 12.7942 mills adopted for 2026, against 12.7970 in 2025: $1,279.42 of tax for each $100,000 of taxable value, before non-ad valorem charges. A long-held homestead's assessment is capped; it resets toward just value the year after a sale.

Association fees

The fees are not published in any public record we could read. The estoppel certificate states the current assessment, any special assessment and any transfer or capital contribution. Florida caps the estoppel fee at $299, plus $119 for expedited delivery and up to $179 if the account is delinquent, under the state's 2026 adjustment. The master declaration lets the master board levy a special assessment for unbudgeted repairs without a member vote, so ask about planned projects.

Insurance

Every Woods Edge home is in FEMA's shaded Zone X, so a lender does not require flood insurance, though it is available. Condominium owners insure the interior under their own policy; each association insures its buildings. Ask the association for its certificate of insurance, including whether it carries flood coverage on the buildings. Citizens raised its 2026 rates for condominium associations by an average 7.7 percent for multiperil policies and 14.1 percent for wind-only policies.

Building safety in the taller buildings

Florida requires a structural integrity reserve study and, at 30 years, a milestone inspection for condominium buildings of three or more habitable stories. That covers The Carlysle (six stories) and Bermuda Lago (three stories). Ask for the reserve study and the funding plan; they shape the budget.

When are the Woods Edge milestone inspections due?

Under the Department of Business and Professional Regulation's rule, a condominium building of three or more habitable stories needs a milestone inspection when it reaches 30 years of age (25 if the local official requires it) and every 10 years after, and associations that existed on July 1, 2022 needed a structural integrity reserve study by December 31, 2025, reported to the state within 45 days. Applied to the roll's years built, The Carlysle's two 2007 buildings reach 30 in 2037 (2032 under a 25-year rule), and Bermuda Lago's four buildings, completed from 1998 to 2001, reach 30 one a year from 2028. Carriage Homes, The Preserve and Bermuda Ridge are two-story buildings, and the villas are single-family homes, so the three-story trigger does not apply to them.

What Does a Year of Owning a Woods Edge Home Cost? Worked Examples

A year of owning a Woods Edge home in Bonita Springs starts with an ad valorem tax line that ran from about $2,500 at The Preserve to about $5,900 for a villa on the 2026 roll's median taxable values, at the 12.7942 mills adopted for City district 017. Association assessments and insurance are added on top and come from each home's own documents.

Data updated: October 2026 (2026 roll taxable values; Lee County Property Appraiser 2026 Taxing District Millage Book, read October 17, 2026).

The ad valorem line at each section's median taxable value

Taxable value is the roll's value after exemptions, so a homesteaded unit and a non-homesteaded unit next door can carry very different bills. The table applies the 2026 adopted millage to each section's median taxable value on the roll; it is arithmetic on the county's own figures, not a bill.

Non-ad valorem charges, such as the City's stormwater and the solid waste line, are billed on top and differ by unit type; each parcel's tax bill shows them.

What makes up the 12.7942 mills

District 017 is the City of Bonita Springs with Bonita Springs Fire. Of the 12.7942 mills adopted for 2026, the City's own levy is 0.8411 mills and Bonita Springs Fire's is 1.9999; the rest is Lee County, the school board and the other countywide authorities listed in the millage book. The proposed rate had been 12.8217 and the rolled-back rate 12.7874. No community development district or other special district appears on any Woods Edge roll record.

Why the tax changes after you buy

A homestead's assessed value grows by no more than 3 percent a year or the change in the consumer price index, whichever is lower, under section 193.155, Florida Statutes, and a non-homestead residence's by no more than 10 percent a year for non-school levies under section 193.1555. Both caps end with a sale: on the January 1 after you buy, the county resets the assessed value toward just value. That is why a long-held unit's taxable value can sit well below a recent sale price, and why a buyer should estimate from the price, not from the seller's bill.

Worked example: for every $100,000 of taxable value, 12.7942 mills is $1,279.42. A buyer whose Carriage Homes unit is assessed at $300,000 after the reset, with no exemption, would carry an ad valorem line of 3 x $1,279.42 = $3,838.26. With a homestead exemption the taxable value, and the bill, are lower; the Lee County Property Appraiser's office sets the exemption amounts.

Buyer closing taxes at Woods Edge prices

A buyer who finances pays two state taxes on the mortgage: documentary stamps of $0.35 per $100 of the loan (section 201.08) and the nonrecurring intangible tax of 2 mills, $2 per $1,000 (section 199.133).

A condominium association may also charge up to $150 per applicant to screen a buyer, so two buyers screened at the cap pay $300. Lender, title and recording charges are set by the providers you choose and are not printed here.

What the association and insurance lines depend on

No Woods Edge association posts its assessment publicly, so we print no fee. What we can say from the documents: a condominium owner pays one assessment to the section association that includes the master's share, a villa owner pays the villa association and the master, and either can face a special assessment, which the master board may levy for unbudgeted repairs without a member vote. A condominium owner's own policy covers the interior; the association's master policy covers the building, and Florida law requires the association to insure the buildings at replacement cost determined at least every 36 months (section 718.111(11)). Ask for the estoppel certificate, the current budget and the certificate of insurance before you set a monthly number.

Can You Rent Out a Woods Edge Home?

Woods Edge homes can be rented within each section's rules, the City's rules and Florida law, and the rules differ more here than in most communities: one association says it permits weekly rentals, another's recorded declaration sets a 30-day minimum, and a third approves every lease each year.

What to check first

• The section's declaration and current leasing rules, including minimum lease term and how often a unit can be leased.
• The association's lease application and any screening fee (capped at $150 per applicant for a condominium).
• The City of Bonita Springs rental requirements, and Florida's vacation rental license for stays under 30 days rented more than three times a year.

Section by section

What Flood Zone Is Woods Edge In?

Every Woods Edge home is in FEMA's shaded Zone X, the 0.2 percent annual chance flood area, outside the special flood hazard area, on panel 12071C0658G, effective November 17, 2022. We tested every building's location against FEMA's own flood map, not the county copy, and no Woods Edge building falls in Zone AE or VE.

Data updated: October 2026 (FEMA National Flood Hazard Layer, flood zones, panels, map revisions and map amendments, read October 17, 2026).

Flood zone by section

Map revisions and FEMA letters

FEMA's layer shows no letter of map revision inside Woods Edge. It lists three determination letters, all issued under the old map: a 2012 letter of map amendment covering all seven Bermuda Ridge buildings on Diamond Drive, a 2015 letter of map amendment on one villa lot and a 2017 letter of map revision based on fill on another villa lot. Each removed the structures from the old floodplain; all three predate the 2022 map, FEMA marks them "Not incorporated," and the current map shows those buildings in shaded X anyway.

What shaded X means

Shaded Zone X is outside the 1 percent annual chance floodplain. A federally backed lender does not require flood insurance there, but flooding can still happen outside the mapped floodplain, and a flood policy in shaded X usually costs less than in Zone AE. FEMA's Risk Rating 2.0 prices each building on its own features.

Ground elevation

The USGS 3DEP elevation service reads the ground at about 7.8 feet NAVD88 at a Hidden Lake Drive point and about 11.8 to 12.2 feet at points in the other sections. Ground is not floor height; an elevation certificate, where one exists, records the floor.

Did Woods Edge Flood in Hurricane Ian?

We found no public record of Ian floodwater entering Woods Edge homes, and no record that it did not. The City of Bonita Springs reported more than 12 feet of storm surge and winds over 155 mph citywide on September 28, 2022, and the National Hurricane Center's report records 8 to 12 feet of inundation above ground along the Bonita and Estero coast.

What the City recorded

The City's April 2023 Ian progress report counted 19,427 damage assessments citywide: 28 parcels destroyed, 1,332 with major damage, 1,660 with minor damage and 3,796 affected. It does not list damage by neighborhood.

Milton in 2024

The Naples Daily News reported that most Milton damage in Bonita Springs fell in four areas: Hickory Island, Spring Creek, Imperial Shores and the corridor near the Imperial River west of Old 41. Woods Edge was not among them.

Questions to ask about a specific home

• Has water ever entered the unit, the garage or the building's ground floor, and when?
• What did the association repair after Ian, and was there a special assessment?
• Does the association carry flood insurance on the building?
• Is there an elevation certificate for the building?

How Do Insurance and Hurricane Rules Affect Woods Edge Homes?

Insurance in Woods Edge depends on the section: a villa owner insures the whole house, while a condominium owner insures the interior and relies on the association's master policy for the building. The LeePA wind layer gives a 160 mph design wind speed and puts Woods Edge inside the wind-borne debris region, so new windows and doors must be impact-rated or protected.

Villas

The villas were built from 1999 to 2003, so many roofs have been replaced at least once. Insurers ask for the roof's age and permit, a four-point inspection on older homes and a wind mitigation inspection.

Condominiums

Ask each association for its certificate of insurance, its deductible and its reserve study. Three of the five condominium sections were built from 1997 to 2001, before the Florida Building Code took effect in 2002; The Preserve (2004) and The Carlysle (2007) were built under it.

Rates in 2026

Citizens raised its 2026 condominium association rates by an average 7.7 percent (multiperil) and 14.1 percent (wind-only), according to Citizens and the state's Office of Insurance Regulation, while its homeowners rates fell. A master policy increase reaches owners through the budget.

The City's flood discount

The City of Bonita Springs kept its FEMA Community Rating System Class 5 after FEMA's 2024 review, which preserves a discount on National Flood Insurance Program policies; the discount is largest inside the special flood hazard area.

What Evacuation Zone Is Woods Edge?

Lee County places all of Woods Edge in evacuation Zone B, storm surge planning zone 2. Lee County orders evacuations zone by zone, A through E, by the storm's threat, so Woods Edge residents can be told to leave in a strong hurricane even though FEMA's flood map is shaded X. The flood map and the evacuation map answer different questions.

Shelters and alerts

Lee County Emergency Management issues evacuation orders by zone and opens shelters by storm. Sign up for LeeAlert and keep Zone B in your hurricane plan.

What Schools Serve Woods Edge?

The Lee County School District places Woods Edge in elementary Zone Q, middle Zone GG and high South Zone 3, in student study area 2202. Bonita Springs Elementary and Bonita Springs Middle Center for the Arts are under 4 miles away by road, and Bonita Springs High is about 7.

Data updated: October 2026 (Lee County school site locator layers and OSRM drive times, October 17, 2026).

The nearest public schools

The three zoned schools on the state register

The Florida Department of Education's school list for Lee County (district 36) carries the three schools Woods Edge is zoned for. Bonita Springs Elementary, school number 0121, is at 10701 Dean Street SE; Bonita Springs Middle Center for the Arts, 0611, is at 10141 West Terry Street; and Bonita Springs High, 0841, is at 25592 Imperial Parkway. The district reports that one study area, 2202, covers all six sections: we checked it at the villa loop on the north end and at Bermuda Ridge on the south end, and both returned the same three zones. The district's 2025 to 2026 school grades report says Lee County earned its highest point total in a decade; per-school letters did not load when we read it, so we print none.

How assignment works

Lee County assigns students through zones and a choice process, so the school a student attends depends on the application as well as the address. The district's 2026 to 2027 enrollment plan places Bonita Springs High in South Zone sub-zones 2 and 3. Woods Edge is in Lee County, so the Collier County schools across Woods Edge Parkway are not the zoned schools. Confirm an address with the district's enrollment office.

Where Are the Nearest Hospitals and Emergency Rooms to Woods Edge?

The nearest full hospital to Woods Edge is NCH North Naples Hospital, 4.2 to 4.5 miles and 8 to 9 minutes by road across the county line. NCH's freestanding emergency department in Bonita Springs, at 24040 South Tamiami Trail, is 5.2 to 5.6 miles and about 10 minutes.

NCH's Bonita Immediate Care clinic at 28410 Bonita Crossings Boulevard, off US 41 just south of Bonita Beach Road, closed permanently on May 1, 2026, according to WGCU. Bonita Springs Fire Control and Rescue serves Woods Edge.

How Far Is Woods Edge From the Beach, Naples and the Airport?

Woods Edge is 3.6 to 3.9 miles by road from Bonita Beach Park, 8 to 9 minutes, and 20.7 to 21.0 miles from Southwest Florida International Airport, about half an hour. Downtown Naples is about 13 miles south on US 41, and City Hall and the Promenade at Bonita Bay are each under 3 miles away.

Data updated: October 2026 (OSRM road routing from three points across Woods Edge, free-flow times, October 17, 2026).

Season traffic from January to April adds time on US 41 and Bonita Beach Road.

What Is Near Woods Edge: Beaches, Parks and Recreation?

Woods Edge has no beach or boat access of its own; its open space is the lakes and the preserve inside the gate. Three Gulf beaches are within about 6 miles by road, Bonita Beach, Barefoot Beach and Delnor-Wiggins Pass, and each has its own parking rules and fees in the 2026 season.

Bonita Beach

Lee County closed the Bonita Beach Park lot on September 8, 2026 for hurricane restoration work, with pedestrian access through Bonita Beach Access 1. Lee County's Bonita Beach Accesses 2 through 9 on Hickory Boulevard are free to park. Our Bonita Beach parking guide tracks the season's closures.

Barefoot Beach Preserve

Collier County charges $10 to park without a Collier County resident beach parking permit; a Woods Edge address is in Lee County, so plan on the fee.

Delnor-Wiggins Pass State Park

$6 per vehicle, paid at kiosks from September 28, 2026; open 8 a.m. to sunset. A maintenance dredge at Wiggins Pass, from September 25, 2026, brings periodic closures of one parking lot.

What Is Being Built or Planned Near Woods Edge?

The largest project near Woods Edge is FDOT's redesign of the US 41 and Bonita Beach Road intersection, 0.7 mile north of the Woods Edge entrance. On July 25, 2025 FDOT granted location and design concept acceptance for a partial displaced left turn, and the project is now in design; no construction date is posted.

What FDOT plans at the corner

The northbound and southbound left turns on US 41 will cross to the outside of opposing traffic so they can move at the same time as the through traffic. The plan adds a new roadway in the northeast quadrant linking US 41 to Arroyal Road and a 12-foot shared-use path through the intersection. The City of Bonita Springs has selected a design consultant for the intersection.

What the earlier FDOT study weighed

FDOT's study compared several designs before it chose the partial displaced left turn, including an overpass and a no-build option, and held a public hearing on March 26, 2024 after workshops in April 2023. The City's notice for that hearing listed crosswalks with a pedestrian hybrid beacon, a new transit stop and 12-foot shared-use paths on every approach among the features under study, and said FDOT was mailing notices to owners within at least 300 feet of the project. The project page lists the study's final engineering, noise, pond siting and relocation reports. The project page gives its limits as the intersection itself and the immediate surrounding area, which begins about 0.7 mile north of the Woods Edge entrance on US 41; Woods Edge owners also keep the Woods Edge Parkway route west to Vanderbilt Drive.

The land along US 41

The remaining Woods Edge development land fronts Trails Edge Boulevard along US 41 and is zoned for commercial planned development. New office or medical buildings there would sit outside the residential gate.

City-wide

Bonita Springs voters approved a $35 million bond for the Bonita Estero Rail Trail in August 2026, with more than 68 percent voting yes, according to WINK News; about 5.8 miles of the corridor are in Bonita Springs.

Woods Edge vs Vanderbilt Lakes: Which Fits Your Priorities?

Vanderbilt Lakes is the closest comparable community, another gated Bonita Springs community west of US 41 and south of Bonita Beach Road, entered from Vanderbilt Drive. It is larger and older, with more single-family homes; Woods Edge is smaller, newer and mostly condominiums.

When Woods Edge fits better

Woods Edge fits a buyer who wants a newer condominium, a lake view and a garage in many sections, a choice of rental rules, or a single-family villa with a garage near $500,000 to $650,000 in recent years.

When Vanderbilt Lakes fits better

Vanderbilt Lakes fits a buyer who wants a larger single-family home, for whom the $800,000 median of its 13 home sales is in range, or the lowest condominium price point of the two.

Also nearby in the city: Paloma, a gated D.R. Horton community of single-family homes and condominiums.

How does Woods Edge compare with Spring Lakes?

Spring Lakes is the other end of the same school zones: east of US 41 beside I-75, it draws the same elementary Zone Q, middle Zone GG and high South Zone 3, but it is a mostly single-family community of the late 1980s to 2005 and most of its homes sit in FEMA's Zone AE.

Read the price line with the product in mind: Spring Lakes' figures are mostly detached houses, and Woods Edge's mostly condominiums. The flood line is where the two differ most for a buyer with a mortgage, because a federally backed lender requires flood insurance in Zone AE and not in shaded X.

Why Buy in Woods Edge? Honest Pros and Cons

The pros and cons of Woods Edge come straight from the public record: the location, the price range and the flood map on one side, and the layered associations, unpublished fees and building ages on the other. Weigh both against the specific home and its section.

Pros

• A $340,000 median across 14 sales in 12 months, with a single-family option in the villas.
• Gated, with lakes and a preserve owned by the master association.
• FEMA's shaded Zone X at every building, so flood insurance is not lender-required.
• Bonita Beach about 4 miles, NCH North Naples about 4.5 miles, City Hall about 1.5.
• Garages in four of the six sections.
• A choice of rental rules across sections.

Cons

• Two layers of association, and no public fee figures; you need the estoppel certificate.
• Evacuation Zone B despite the shaded X flood map.
• Three condominium sections predate the 2002 Florida Building Code.
• The Carlysle and Bermuda Lago carry reserve study and inspection costs under Florida's building-safety law.
• US 41 and Bonita Beach Road traffic, and a planned intersection rebuild once construction is funded.
• No golf, marina or master clubhouse.

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

Selling a Woods Edge home in Bonita Springs well means pricing it against the Lee County record for its own section, having the estoppel certificate, the association's insurance certificate and, for The Carlysle or Bermuda Lago, the reserve study ready before a buyer asks. McGreevy and Comisar, the #1 team in Southwest Florida since 2012, build every Woods Edge listing around those steps.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 11, 2026).

If you're searching for the best Woods Edge listing agent, or thinking, 'I need to sell my condo in Woods Edge...', you are choosing between a team that reads the market from a portal and a team that reads it from the record. Jesse McGreevy and Marc Comisar price a Woods Edge home against the recorded sales of its own section, set the association's rules and documents beside it, and put the insurance and reserve answers in front of the buyer before the buyer asks. Top 1% Real Estate Agents Nationally Since 2008. Call Jesse direct at (239) 898-6072 for a confidential conversation.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 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

Woods Edge sales in the last 12 months

In the last 12 months we tracked every recorded Woods Edge sale: 14 qualified home sales to September 25, 2026, from $250,000 to $550,000, at a $340,000 median, all resales. Over 60 months the record holds 78 sales at a $378,000 median.

Section and size move a Woods Edge price. In the year, Carriage Homes units of about 1,380 to 1,660 square feet sold for $315,000 to $350,000, The Carlysle's 1,519-square-foot units for $345,000 and $400,000, and the two villas for $495,000 and $550,000.

Sellers and buyers describe the same things in their reviews: a team that knows the area and stays with you to the closing.

★★★★★ "My husband and I worked with Marc Comisar for several months in 2014, when we were planning our move to Florida from Connecticut. He was extremely responsive to all of our numerous emails and phone calls and worked very hard to get us into a home that we absolutely love!! In addition, Marc recently worked with my sister (also coming here from Connecticut), and she will be moving into our community later this month." Verified Zillow review

★★★★★ "Our experience with Marc as our agent was exceptional! He is very knowledgeable, respectful and delivered as promised. He attracted the right buyer to our condo. We would highly recommend him." Verified Zillow review

Our Woods Edge seller guide covers pricing by section, the association documents a buyer asks for, and the insurance and reserve records that shape an offer. See how we sell homes across the area on our Bonita Springs seller guide.

What Is Your Woods Edge Home Worth? Get a Free Valuation in 60 Seconds.

Start with our free home valuation: Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation, and we will follow up with a Woods Edge number built on the recorded sales of your section and size. For the Woods Edge walk-through, read our Woods Edge home valuation guide, and for the wider city picture our Bonita Springs home valuation page.

Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.

Seller closing costs at the Woods Edge median

In Lee County the seller customarily pays the deed documentary stamp tax of $0.70 per $100 of the price and the owner's title policy premium at Florida's promulgated rate ($5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000); the contract controls.

The title premium is $575.00 on the first $100,000 and $1,200.00 on the $240,000 above it. The association's estoppel fee is added at closing, capped at $299 before the expedited and delinquency add-ons. Commission and closing-agent fees are set by agreement and are not printed here.

Do I need an estoppel letter to sell in Woods Edge?

Yes. Your section's association issues an estoppel certificate stating the assessment, any amounts owed and any special assessment, and the master association's share is included or certified alongside it. Order it early; a condominium sale may also need the association's approval of the buyer.

How long does a Woods Edge home take to sell?

Days on market come from the Southwest Florida MLS and are not in the county record: Information not available at time of publishing (checked 2026-10-10). The county record shows a steady pace: 14 recorded sales in the 12 months to September 25, 2026 and 78 in 60 months.

Talk to Us First

Before you list a Woods Edge home, talk to us about its section, its building and its paperwork. Call Jesse direct at (239) 898-6072, or get a free home valuation at https://mcgreevyandcomisar.com/home-valuation.

Your Local Real Estate Experts

McGreevy and Comisar are the team behind this Woods Edge guide, and our headquarters is right here in Bonita Springs, on Tamiami Trail. Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, Jesse McGreevy and Marc Comisar price from the public record and advise on both sides of a Woods Edge sale.

Awards and recognition

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 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
• #5 real estate team in Florida (RealTrends 2026)

How to reach us

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

You can also read more about McGreevy and Comisar.

Our team

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

★★★★★ "My family and I moved to florida for over three years. In those three years Marc Comisar was always helping our family looking for homes. We had a few transactions with Marc and every deal went smoothly and perfectly according to the contract! I would referral Marc to everyone out there whose looking for a Real Estate agent. Thank you Marc!" Verified Zillow review

Selling a Woods Edge home? Call Jesse direct at (239) 898-6072. Buying in Woods Edge? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. Ready to look? Start with buying a home in Woods Edge or our Bonita Springs buyer guide.

Frequently Asked Questions, Buyer Edition: Woods Edge

Buyers ask whether Woods Edge in Bonita Springs is gated, which sections it holds, what homes sell for, what the associations allow, what FEMA's map shows and which schools serve it. The answers below come from the Lee County record, the associations, the City of Bonita Springs and state and federal sources. For your own purchase, call Marc at (239) 287-5873.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll October 11, 2026; FEMA and school district layers read October 17, 2026).

Where is Woods Edge in Bonita Springs?

On the west side of US 41, about 0.7 mile south of Bonita Beach Road, at the Collier County line, in ZIP 34134.

Is Woods Edge a gated community?

Yes. The gate has a directory call box for guests, and the master association runs it.

What neighborhoods are in Woods Edge?

Six: Woods Edge Villas (Hidden Lakes at Woods Edge), Carriage Homes at Woods Edge, The Preserve at Woods Edge, The Carlysle, Bermuda Lago and Bermuda Ridge.

Is Hidden Lakes at Woods Edge the same as Woods Edge Villas?

Yes. The plat and the association use Woods Edge Villas; the MLS and many listings use Hidden Lakes.

Is Diamond Ridge the same as Woods Edge?

Diamond Ridge is the master association's name since 1996 and the name of the development order; the community and its plats are Woods Edge.

How many homes are in Woods Edge?

364: 78 single-family villas and 286 condominiums.

When were the homes built?

From 1997 to 2007, beginning with Carriage Homes and ending with The Carlysle.

How big are the homes?

From 983 square feet of county heated area at The Preserve to 2,143 in the villas; The Carlysle's units are 1,519.

What do Woods Edge homes sell for?

Lee County recorded 14 home sales in the 12 months to September 25, 2026, at a $340,000 median, from $250,000 to $550,000.

What do the condominiums sell for?

12 condominium sales in the 12 months, at a $335,000 median, from $250,000 to $400,000.

What do the villas sell for?

10 sales over 60 months at a $637,500 median; the two most recent, in April 2026, were $495,000 and $550,000.

What is the price per square foot?

$243.28 per square foot of county heated area for the 14 sales of the last 12 months.

How much are the HOA fees?

They are not published in any public record we could read. The estoppel certificate states the current assessment.

Is there a master association fee?

Yes. The master association bills each lot or tract; for a condominium it is part of the association's budget.

Do the condominiums have garages?

Carriage Homes, Bermuda Lago and Bermuda Ridge units have garages on the roll; The Preserve and The Carlysle units do not.

Which units face a lake?

Every unit in Carriage Homes, The Preserve, The Carlysle and Bermuda Lago, and 31 villa records.

Can I rent my unit?

It depends on the section. The Preserve's association says weekly rentals are permitted; Bermuda Ridge's declaration sets a 30-day minimum; Carriage Homes approves leases each year.

Are pets allowed?

By section: Carriage Homes allows one dog or cat under 25 pounds; Bermuda Ridge's declaration allows up to two small pets. Ask the other associations for their rules.

Can I keep a boat or RV?

Not outside designated areas, under the master declaration.

Is Woods Edge in a flood zone?

Every home is in FEMA's shaded Zone X, outside the high-risk flood zone.

Do I need flood insurance?

A federally backed lender does not require it in shaded Zone X; it is available and optional.

What evacuation zone is Woods Edge?

Lee County Zone B.

Did Woods Edge flood in Hurricane Ian?

We found no public record either way. Ask the association what it repaired after Ian.

Does The Carlysle need a reserve study?

Yes. Florida requires a structural integrity reserve study for condominium buildings of three or more stories, and The Carlysle has six.

What schools serve Woods Edge?

Elementary Zone Q, middle Zone GG and high South Zone 3: Bonita Springs Elementary, Bonita Springs Middle Center for the Arts and Bonita Springs High.

How close is the hospital?

NCH North Naples Hospital is 4.2 to 4.5 miles by road.

How far is the beach?

Bonita Beach Park is 3.6 to 3.9 miles, 8 to 9 minutes.

Who provides water and power?

Bonita Springs Utilities and FPL.

Is there a clubhouse or golf course?

No master clubhouse and no golf course. Carriage Homes has its own clubhouse, and each condominium section has a pool.

Is Woods Edge age-restricted?

No age restriction appears in the declarations we read.

What is changing at US 41 and Bonita Beach Road?

FDOT approved a partial displaced left turn design in July 2025; it is in design.

Who built Woods Edge?

Several developers built it in stages. Shore Woods Investment Corporation recorded the master plat in 1992 and Diamond Ridge Properties, Ltd. the master declaration in 1996. PenMac Development Corporation built Carriage Homes and the villas, B.R. Devco, Inc. declared Bermuda Ridge, B.L. Devco, Inc. declared Bermuda Lago and HighMac, Inc. declared The Preserve; The Carlysle followed in 2007.

Is Bermuda Pointe part of Woods Edge?

No. Bermuda Pointe is a separate community on Bermuda Pointe Circle off Woods Edge Parkway. The six Woods Edge sections are Woods Edge Villas, Carriage Homes, The Preserve, The Carlysle, Bermuda Lago and Bermuda Ridge, and Bermuda Lago and Bermuda Ridge are the only two Bermuda names inside the gate.

Is The Carlyle the same as The Carlysle?

"Carlyle" is a common misspelling; the recorded name and the association are The Carlysle. Do not confuse it with The Carlysle at Bay Colony, a separate tower in Pelican Bay, Naples, with its own association.

Is there a CDD in Woods Edge?

No. Every Woods Edge roll record sits in Lee County taxing district 017, the City of Bonita Springs and Bonita Springs Fire, and none carries a community development district or other special district. The master and section associations bill their own assessments, which are not taxes.

Is Woods Edge in Naples?

No. Woods Edge is in the City of Bonita Springs, Lee County, ZIP 34134, right at the Collier County line. Woods Edge Parkway, its southern road, is a Collier County maintained road, which is why some maps blur the line; the homes themselves are all in Lee County.

Can I walk to restaurants from Woods Edge?

The Preserve's association describes its community as "within walking distance to a variety of restaurants" and close to several major grocery stores, along the US 41 frontage. The commercial parcels on Trails Edge Boulevard and Woods Edge Circle sit between the homes and US 41.

What FEMA map panel covers Woods Edge?

Lee County panel 12071C0658G, effective November 17, 2022. The Collier County panel 12021C0183J, effective February 8, 2024, also touches the edge at the county line. Neither shows a letter of map revision inside Woods Edge.

What wind speed must Woods Edge buildings meet?

The Lee County Property Appraiser's hazard layer gives a design wind speed of 160 mph and places Woods Edge inside the wind-borne debris region, so new or replacement windows and doors must be impact-rated or protected by approved shutters.

Do the two-story Woods Edge condominiums need a reserve study?

Not under the state's three-story trigger. Florida's structural integrity reserve study and milestone inspection laws apply to condominium buildings of three or more habitable stories, which in Woods Edge means The Carlysle and Bermuda Lago. Carriage Homes, The Preserve and Bermuda Ridge are two-story buildings, though each association still keeps its own reserves.

Can a Woods Edge condominium association change the rental rules after I buy?

It can amend its rules, but under section 718.110(13), Florida Statutes, an amendment that bans rentals, changes the rental term or limits how often a unit can be rented applies only to owners who consent to it and to owners who buy after it takes effect. The villas' homeowners' association falls under Chapter 720 instead.

Is there a bus to Woods Edge?

Yes. LeeTran Route 600 runs on US 41 past the Woods Edge frontage, between Coconut Point Mall and the Creekside Transfer Center, seven days a week, with an adult fare of $1.50 on the November 2024 schedule.

Do the condominiums have their own pools?

Each condominium association runs its own amenities. Carriage Homes has a pool and a single-story clubhouse, with posted rules of dawn to dusk hours, a bathing load of 20 persons and no lifeguard; The Preserve describes "a large heated pool". There is no master pool or clubhouse.

Which Woods Edge section has the most owner-occupied homes?

By homestead exemption on the 2026 roll, the villas: 37 of 78 homes, 47.4 percent. The Carlysle follows at 40.0 percent, Carriage Homes at 37.5, Bermuda Ridge at 30.9, Bermuda Lago at 26.7 and The Preserve at 7.7.

Which Woods Edge condominiums are three-bedroom?

Every unit at The Carlysle (60), half of Carriage Homes (36 of 72) and 28 of the 68 at Bermuda Ridge. Bermuda Lago and The Preserve are all two-bedroom on the roll.

How do I tour Woods Edge homes?

Call Marc at (239) 287-5873 or start with our Woods Edge buyer guide.

Frequently Asked Questions, Seller Edition: Woods Edge

These are the questions Woods Edge sellers ask us, answered from the county record, the association documents and Florida law. For your own home, call Jesse McGreevy at (239) 898-6072; you are working with Top 1% Real Estate Agents Nationally Since 2008.

What is my Woods Edge home worth?

It depends on the section, the building, the size and the condition. The county recorded 14 sales in the last 12 months at a $340,000 median. Request a free valuation for your number.

How many Woods Edge homes sold last year?

14 qualified home sales in the 12 months to September 25, 2026.

What was the highest sale last year?

$550,000 in April 2026, a 2001 villa of 2,138 square feet.

What was the lowest?

$250,000 in July 2026, a 997-square-foot unit at The Preserve.

Which section sold the most?

Carriage Homes, with 6 of the 14 sales.

Does my section matter?

Yes. Sections differ in size, stories, garages, rental rules and building-safety duties, and buyers compare within the section first.

How long will it take to sell?

MLS days on market were not available for this guide: Information not available at time of publishing (checked 2026-10-10). The county shows 14 sales in the last year.

Do I need an estoppel certificate?

Yes, from your section's association, covering the master association's share as well.

Does my buyer need association approval?

In several sections, yes; the declaration sets the approval process and the timeline. A condominium may charge up to $150 per applicant to screen.

What will my buyer ask about insurance?

The association's certificate of insurance, its deductible and whether the building carries flood coverage.

Do I need the reserve study to sell at The Carlysle or Bermuda Lago?

Have it ready. Florida's building-safety law makes it part of what a condominium buyer receives.

Does the shaded X flood zone help my sale?

It removes the lender's flood insurance requirement, which buyers notice.

Will the evacuation zone hurt my sale?

Zone B is common across coastal Bonita Springs; buyers ask, and the answer is on the county map.

Who pays title insurance in Lee County?

The seller customarily pays for the owner's policy; the contract controls.

What will I pay at closing?

At the $340,000 median, deed stamps of $2,380.00 and an owner's title premium of $1,775.00, plus the estoppel fee, commission and closing-agent fees.

When is the best time to list?

Southwest Florida's seasonal buyers arrive from January to April. We prepare the home and the documents before then.

Can I sell with a tenant in place?

Yes, subject to the lease and the association's rules; the buyer takes the unit subject to it.

Can I sell my unit furnished?

Yes. A furnished condominium is common here; list what conveys in the contract.

Will my homestead transfer?

No. The buyer's taxes reset on the purchase price, but Florida's portability can carry part of your benefit to your next Florida homestead.

Will the US 41 intersection work affect my sale?

Not yet; the project is in design. We show buyers FDOT's approved plan.

How do you price a Woods Edge home?

Against the county sales in the same section, adjusted for size, floor, view, garage and condition.

Do I need to disclose anything about flooding?

Florida's section 689.302 requires a residential seller to disclose known flood insurance claims and federal flood assistance on the statutory form, whatever the flood zone.

Can I sell my villa without the condominium rules?

Yes. The villas are single-family homes under a homeowners' association, so the condominium screening cap and building-safety rules do not apply; your buyer still receives the villa association's estoppel certificate and the master association's share.

Does a lake view add value?

Buyers pay attention to it, and most condominium units here face a lake. The county record does not price the view separately, so we compare sales of similar units in the same section.

Does a garage add value?

In Woods Edge the sections with garages and the sections without them are different products. We price a unit against its own section first.

Does the floor matter in a two-story building?

Upper and lower units differ in stairs, ceilings and grill rules. We compare sales of the same position where the record allows.

Should I update my unit before selling?

Fix what inspectors and insurers flag first: roof questions go to the association, while the unit's water heater, air conditioning, electrical panel and windows are yours.

What if my association has a special assessment?

The estoppel certificate shows it, and the contract decides who pays. Disclose it early so a buyer prices it in.

Can I sell to an investor?

Yes, within your section's leasing rules. An investor reads those rules first, so have them ready.

Do you sell Woods Edge homes off-market?

Yes. We offer discreet off-market exposure to our qualified-buyer database when a seller needs privacy.

Which Woods Edge section sells for the most per square foot?

Over the 60 months to September 25, 2026, the villas: a $363.70 median per square foot of county heated area on 10 sales. Among the condominiums, Bermuda Ridge led at $294.96 on 12 sales, then Bermuda Lago at $272.14, The Carlysle at $250.82 and Carriage Homes at $238.46 over 36 months.

In which months do Woods Edge homes sell?

Of the 78 qualified sales in 60 months, 44 were recorded from January to May and 36 in March, April and May alone; September had one. The deed date trails the contract by weeks, so the buyers who closed in spring mostly agreed terms in winter.

What documents will a Woods Edge condominium buyer ask me for?

Expect requests for the declaration, bylaws, rules and current budget, the association's certificate of insurance, the estoppel certificate, any special assessment notice and, at The Carlysle and Bermuda Lago, the structural integrity reserve study. Having them ready before you list keeps the buyer's review period short.

How many times a year can a Bermuda Ridge unit be rented?

As recorded in 1998, the declaration allows no more than five leases in a calendar year and none shorter than 30 days. A buyer who plans to rent will check the current documents, because a later amendment may have changed the terms for owners who bought after it.

Does my villa need association approval to sell?

The villas fall under the Woods Edge Villas Homeowner Association and the master association. Ask the villa association for its current transfer requirements and order the estoppel certificate from both associations or a combined one; the master's share must be paid through closing either way.

Is the low 2024 sale count a warning sign?

Not by itself. The county recorded 9 qualified Woods Edge sales in 2024 against 16 in 2025 and 11 in 2026 to September 25. Some post-Ian deeds carry transfer codes outside the qualified set, so the qualified count can undercount closings in a recovery year.

What sold highest in Woods Edge in the last five years?

A three-bedroom villa of 1,703 square feet recorded at $810,000 in July 2022. Among the condominiums the top 60-month sale was $449,000, a three-bedroom Carriage Homes unit in August 2023.

Who do I call to sell my Woods Edge home?

Call Jesse direct at (239) 898-6072.

What We Could Not Verify

These Woods Edge facts are not in any public record we could read in October 2026; we name them so you know to ask.

• Association assessments for the master association and all six sections: not published; the estoppel certificate states them.
• Current leasing and pet rules for the villas, The Carlysle and Bermuda Lago: not posted publicly.
• Whether each association carries flood insurance on its buildings: ask for the certificate of insurance.
• MLS days on market, list-to-sale ratios, active and pending listings: Information not available at time of publishing (checked 2026-10-10).
• Ian and Milton damage by building inside Woods Edge: no public record located.
• Special assessment history: not public; ask each association for its minutes and budgets.

Sources

Every fact on this page traces to one of these sources, read or queried in October 2026.

1. Lee County Property Appraiser, county roll dated October 11, 2026 and the county sale data file, analysed by McGreevy and Comisar for the six Woods Edge sections, run October 17, 2026 (cited in words).
2. Lee County Property Appraiser, 2026 Taxing District Millage Book: https://www.leepa.org/TaxRoll/Millage%20Books/2026%20Taxing%20District%20Millage%20Book.pdf
3. Lee County Property Appraiser, hazards and wind layer: https://gissvr.leepa.org/gissvr/rest/services/HazardsFloodZones/MapServer
4. Lee County Clerk, Woods Edge plat, Plat Book 49, Page 50: https://or.leeclerk.org/LandmarkWeb/Document/GetDocumentByBookPage/?booktype=P&booknumber=49&pagenumber=50
5. Lee County Clerk, Woods Edge Villas replat, Plat Book 64, Page 28: https://or.leeclerk.org/LandmarkWeb/Document/GetDocumentByBookPage/?booktype=P&booknumber=64&pagenumber=28
6. Lee County Clerk, master declaration for Diamond Ridge (formerly Woods Edge), Official Records Book 2718, Page 4078: https://or.leeclerk.org/LandmarkWeb/Document/GetDocumentByBookPage/?booktype=O&booknumber=2718&pagenumber=4078
7. Lee County Clerk, Bermuda Ridge declaration, Official Records Book 2921, Page 3739: https://or.leeclerk.org/LandmarkWeb/Document/GetDocumentByBookPage/?booktype=O&booknumber=2921&pagenumber=3739
8. Lee County Clerk, Bermuda Lago declaration, Official Records Book 3048, Page 3258: https://or.leeclerk.org/LandmarkWeb/Document/GetDocumentByBookPage/?booktype=O&booknumber=3048&pagenumber=3258
9. Lee County Clerk, Carriage Homes Phase III declaration, Official Records Book 3176, Page 3833: https://or.leeclerk.org/LandmarkWeb/Document/GetDocumentByBookPage/?booktype=O&booknumber=3176&pagenumber=3833
10. Lee County Clerk, The Preserve at Woods Edge declaration, Official Records Book 4192, Page 2644: https://or.leeclerk.org/LandmarkWeb/Document/GetDocumentByBookPage/?booktype=O&booknumber=4192&pagenumber=2644
11. Lee County, Essentially Built-Out Agreement for Diamond Ridge DRI fka Woods Edge DRI: https://results.leegov.com/Home/DownloadFile/981249765
12. Florida Division of Corporations, entity search "Woods Edge": https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults?inquiryType=EntityName&searchTerm=WOODS%20EDGE%20M
13. Florida Division of Corporations, entity search "Carlysle": https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults?inquiryType=EntityName&searchTerm=CARLYSLE
14. Florida Division of Corporations, entity search "Preserve at Woods Edge": https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults?inquiryType=EntityName&searchTerm=PRESERVE%20AT%20WOODS%20EDGE
15. Florida Division of Corporations, entity search "Carriage Homes at Woods": https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults?inquiryType=EntityName&searchTerm=CARRIAGE%20HOMES%20AT%20WOODS
16. Carriage Homes at Woods Edge Condominium Association: http://www.chwe.info/
17. Carriage Homes at Woods Edge, association page: http://www.chwe.info/chwe/page.html?page_id=25
18. Carriage Homes at Woods Edge, grounds: http://www.chwe.info/chwe/page.html?page_id=8
19. Carriage Homes at Woods Edge, renters page: http://www.chwe.info/chwe/page.html?page_id=37
20. Carriage Homes at Woods Edge, FAQs: http://www.chwe.info/chwe/page.html?page_id=29
21. The Preserve at Woods Edge Condominium Association: https://www.tpweca.com/
22. The Preserve at Woods Edge, FAQ: https://www.tpweca.com/p/Frequently-Asked-Questions
23. Florida Statutes, section 718.110 (condominium amendments): https://www.flsenate.gov/Laws/Statutes/2025/718.110
24. Florida Statutes, section 718.116 (condominium estoppel): https://www.flsenate.gov/Laws/Statutes/2026/718.116
25. Florida Statutes, section 720.30851 (HOA estoppel): https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.30851.html
26. Florida DBPR, estoppel certificate fees: https://www2.myfloridalicense.com/lsc/documents/ESTOPPEL_CERTIFICATE_FEES.pdf
27. Florida DBPR, condominium milestone inspections and structural integrity reserve studies: https://condos.myfloridalicense.com/inspections/
28. FEMA National Flood Hazard Layer: https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer
29. FEMA National Flood Hazard Layer, letters of map amendment (layer 34): https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer/34
30. USGS 3DEP elevation point query service: https://epqs.nationalmap.gov/v1/docs
31. City of Bonita Springs, FEMA Community Rating System: https://www.cityofbonitasprings.org/FEMACRS
32. City of Bonita Springs, Hurricane Ian progress report: https://www.cityofbonitasprings.org/news/what_s_new/hurricane_ian_progress_report
33. City of Bonita Springs, stormwater and drainage: https://www.cityofbonitasprings.org/services___departments/public_works/stormwater__drainage
34. National Hurricane Center, Hurricane Ian report: https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf
35. Naples Daily News, Hurricane Milton left its mark on Bonita Springs (October 25, 2024): https://www.naplesnews.com/story/news/local/2024/10/25/hurricane-milton-left-its-mark-on-bonita-springs-damaging-homes-beaches/75824736007/
36. Citizens Property Insurance, 2026 rate and rule changes: https://www.citizensfla.com/-/20260430-2026-rate-and-rule-changes
37. Florida Office of Insurance Regulation, Citizens consent order 2026-14: https://floir.gov/docs-sf/default-source/orders/property-and-casualty/2026/2026-14-citizens-property-insurance-corporation-402559-26-fo.pdf
38. Lee County evacuation zones layer: https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/NewEvacZones_PublishAGOL/FeatureServer/0
39. Lee County Emergency Management, Zone B sheet: https://www.leegov.com/publicsafety/Documents/Emergency%20Management/ZONE%20B.pdf
40. Lee County road centerline layer: https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/RoadCenterline/FeatureServer/0
41. Lee County water franchise layer: https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/WaterFranchise/FeatureServer/0
42. Lee County electric territories layer: https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/Electric_Territories/FeatureServer/0
43. Lee County watersheds layer: https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/Watersheds/FeatureServer/0
44. Lee County DCD zoning layer: https://gismapserver.leegov.com/gisserver910/rest/services/Layers/DCD_Zoning/MapServer/7
45. Lee County School District, student enrollment plan 2026 to 2027: https://www.leeschools.net/common/pages/GetFile.ashx?key=c5aKDQZk
46. Lee County School District, school zones: https://www.leeschools.net/student_enrollment/school_zones
47. Lee County school site locator map service: https://www.schoolsitelocator.com/server/rest/services/ssl_IM/MapServer
48. NCH, Bonita Springs locations: https://locations.nchmd.org/fl/bonita-springs/
49. NCH, emergency services: https://nchmd.org/services/emergency-services/
50. WGCU, NCH Bonita Immediate Care set to close (April 15, 2026): https://www.wgcu.org/health/2026-04-15/nch-bonita-immediate-care-is-set-to-close-permanently
51. Lee Health, Bonita Health Center: https://www.leehealth.org/locations/find-a-location/bonita-health-center
52. Bonita Springs Fire Rescue: https://www.bonitafire.org/
53. Lee County Parks, Bonita Beach Accesses: https://www.leegov.com/parks/beaches/bonitabeachaccess
54. Gulf Coast News, Lee County beach parking closures from September 8 (2026): https://www.gulfcoastnewsnow.com/article/hurricane-ian-restoration-lee-county-beach-parks-parking/73594151
55. Collier County Parks, Barefoot Beach Preserve: https://www.collierparks.com/Parks-and-Beaches/Beaches/Barefoot-Beach-Preserve
56. Florida State Parks, Delnor-Wiggins Pass State Park: https://www.floridastateparks.org/parks-and-trails/delnor-wiggins-pass-state-park
57. FDOT District One, US 41 at Bonita Beach Road study 444321-1: https://www.swflroads.com/project/444321-1
58. City of Bonita Springs, US 41 at Bonita Beach Road PD&E study notice (March 5, 2024): https://www.cityofbonitasprings.org/news/what_s_new/public_hearing_scheduled_for_u_s_41_at_bonita_beac
59. City of Bonita Springs, what's new: https://www.cityofbonitasprings.org/news/what_s_new
60. WINK News, Bonita Springs voters approve $35 million for Bonita Estero Rail Trail (August 19, 2026): https://www.winknews.com/news/lee/bonita-springs-voters-approve-35-million-for-bonita-estero-rail-trail-here-s-what-comes/article_a53f17c2-ee3f-4ce0-8407-3c1baab40ea9.html
61. OSRM routing service (drive distances): https://router.project-osrm.org/
62. McGreevy and Comisar, Bonita Springs guide (parent hub): https://mcgreevyandcomisar.com/bonita-springs
63. McGreevy and Comisar, Vanderbilt Lakes guide (comparison rows): https://mcgreevyandcomisar.com/neighborhoods/vanderbilt-lakes
64. Florida Division of Corporations, entity search "Bermuda Lago": https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults?inquiryType=EntityName&searchTerm=BERMUDA%20LAGO
65. Florida Division of Corporations, entity search "Bermuda Ridge": https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults?inquiryType=EntityName&searchTerm=BERMUDA%20RIDGE
66. FEMA National Flood Hazard Layer, flood hazard zones (layer 28): https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer/28
67. LeeTran, Route 600 schedule (November 2024): https://www.leegov.com/leetran/Documents/Route%20600%20112024.pdf
68. Florida Statutes, section 193.155 (homestead assessment limitation): https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0100-0199/0193/Sections/0193.155.html
69. Florida Statutes, section 193.1555 (non-homestead residential assessment limitation): https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0100-0199/0193/Sections/0193.1555.html
70. Florida Statutes, section 201.08 (documentary stamp tax on notes and mortgages): https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0200-0299/0201/Sections/0201.08.html
71. Florida Statutes, section 199.133 (nonrecurring intangible tax): https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0100-0199/0199/Sections/0199.133.html
72. Florida Statutes, section 718.111 (condominium association insurance): https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.111.html
73. Florida Statutes, section 553.899 (milestone inspections): https://www.flsenate.gov/Laws/Statutes/2025/553.899
74. Florida Division of Corporations, entity search "Hidden Lakes at Woods": https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults?inquiryType=EntityName&searchTerm=HIDDEN%20LAKES%20AT%20WOODS
75. FEMA National Flood Hazard Layer, FIRM panels (layer 3): https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer/3
76. McGreevy and Comisar, Spring Lakes guide (comparison rows): https://mcgreevyandcomisar.com/neighborhoods/spring-lakes-bonita-springs
77. Florida Department of Education, Lee County school list: https://web03.fldoe.org/schools/schoolreport.asp?id=36

Downloadable Documents

These Woods Edge documents are published by the Lee County Clerk, Lee County, the City of Bonita Springs, the Florida Legislature and state and federal agencies. Each link opens the issuer's own copy.

Market data from the Lee County Property Appraiser and the county sale file, pulled October 2026. McGreevy and Comisar, Best Realtor for Woods Edge. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.