The Villas at Worthington Country Club in Bonita Springs: 152 detached villa homes of about 1,550 to 2,000 sq ft, bundled golf, 2026 neighborhood dues of $2,612 to $2,988. Call McGreevy and Comisar at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
The Villas at Worthington is a 152-home neighborhood of detached, one-story villa homes inside the master-planned community of Worthington Country Club in Bonita Springs, Florida. It is the middle rung of Worthington’s ladder: a detached house with its own garage and lot, bundled golf, and the lowest neighborhood dues behind the gate. We are Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, and we wrote this guide for Worthington Villas sellers first and buyers second. Jesse leads listings and seller strategy; Marc leads buyer representation. We mapped all 152 villa parcels on the Lee County Property Appraiser’s roll, tracked every recorded villa sale for ten years, and read the club’s declaration, architectural criteria, rental forms and 2026 fee schedules line by line.
If you own a villa on Southampton Drive or Bridgeford Avenue and want to know what it would sell for this season, call Jesse direct at (239) 898-6072, text or call. If you are weighing a Worthington villa against an estate home or another Bonita Springs golf club, call Marc at (239) 287-5873 and read on.
McGreevy and Comisar are the best realtor choice for the Villas at Worthington because we price a villa against villa sales, not against a Worthington-wide median that blends $200,000 condos with $900,000 estate homes. Worthington Villas traded at a $537,500 median across 13 recorded sales in the last 12 months, and we know every one of them.
If you’re searching for the best realtor for the Villas at Worthington in Worthington Country Club, Bonita Springs, whether you’re ready to sell your Worthington Villas home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
Recent Worthington Villas track record (last 12 months, September 2025 through August 2026): 13 Worthington Villas homes recorded qualified sales with the Lee County Property Appraiser · $6.85 million in villa dollar volume · highest-priced villa sold: $720,000, a golf-frontage Villas I home on Bridgeford Avenue recorded in October 2025 · median sale $537,500 · median of $306 per heated square foot. In the last 12 months we tracked every recorded Worthington Villas sale parcel by parcel, and each one is in the market section below. Days on market and the sale-to-list ratio come only from the Southwest Florida MLS, and those two figures are being added from our MLS report for this page; the county-recorded prices above do not depend on them.
Honors and recognition:
Before you hire anyone, compare the agents who actually sell in this market. We publish that comparison ourselves: the best real estate agents in Bonita Springs, compared on the public record, with sales volume, years licensed and verified reviews side by side.
Selling your Worthington Villas home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Worthington Villas? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers in Bonita Springs.
The Villas at Worthington come down to eight facts a buyer or seller should hold before anything else: what the homes are, how many there are, what they sell for, what they cost to carry, what the rules allow, and how they compare. Each is sourced below and current to September 2026.
Why McGreevy and Comisar Are the Best Realtor for the Villas at Worthington
What Is It Like to Live in the Villas at Worthington?
What Are Worthington Villas Selling For?
How Did the Villas at Worthington Come to Be?
Which Streets and Blocks Make Up Worthington Villas?
What Are the Homes Like in Worthington Villas?
What Do Worthington Villas Owners Get From the Master Club?
What Does It Cost to Own a Worthington Villa? The 2026 Fee Stack
Who Governs Worthington Villas, and Which Documents Apply?
What Are the Architectural Rules for Worthington Villas?
Can You Rent Out a Worthington Villa?
What Are the Pet Rules in Worthington Villas?
How Do Worthington Villas Hold Up in Hurricanes and Floods?
What Should Worthington Villas Buyers Know About Insurance?
Do Florida’s Condo Safety Laws Apply to Worthington Villas?
How Old Are the Roofs, and How Do You Check Permits?
Which Schools Serve Worthington Villas Addresses?
What Is Daily Life Like in Worthington Villas: Gates, Carts, Parking, Trash, Mail and Internet?
What Are the Other Neighborhoods Inside Worthington?
How Do Worthington Villas Compare With Other Worthington Neighborhoods?
Worthington Villas vs Worthington Estate Homes: Which Fits You?
How Do Worthington Villas Compare With Highland Woods and Other Bonita Communities?
What Are the Honest Pros and Cons of Buying a Worthington Villa?
Your Local Real Estate Experts
Frequently Asked Questions, Buyer Edition
Frequently Asked Questions, Seller Edition
Sources and Authoritative References
Living in the Villas at Worthington means a detached, one-story home with a garage and a small private lot, backing onto a fairway or a lake, inside a gated 799-residence golf club where every owner is a member. It suits golfers and seasonal owners who want a house, not a condo, without the size or price of an estate home.
The club describes Worthington as a “member-owned bundled golf community, where every homeowner has golf privileges,” set around “several scenic lakes” (Worthington Country Club, retrieved 26 Sep 2026). The club’s own real estate page sorts its housing into three families: estate homes, villas, and condominiums and carriage homes (Worthington CC Real Estate, retrieved 26 Sep 2026). The villas are the middle family, and the one most buyers underestimate.
A house, not a unit. Every one of the 152 villa parcels is coded by the Lee County Property Appraiser as a single-family residence (DOR code 01) with one building on its own lot, one story, and an attached garage (LeePA parcel roll, retrieved 26 Sep 2026). The recorded master declaration names the two neighborhoods “Villa I, Detached Villas” and “Villa II, Detached Villas” (Master Declaration of CC&Rs, 2024, retrieved 26 Sep 2026). There are no shared walls, no one above you and no condominium association insuring your roof.
The view is the neighborhood. Villas I wraps a chain of lakes on the west and center of the community; Villas II runs almost entirely along the east holes of the golf course. The club’s color-coded community map shows Villas I in purple around Lakes 7 through 12 and Villas II in dark green along holes 5 through 8 and Lake 16 (Purchaser’s Packet, p. 1, retrieved 26 Sep 2026).
The club is the town square. Villa owners share the same clubhouse, Ron Garl-renovated course, five Har-Tru tennis courts, bocce, fitness center and Cabana pool as every other Worthington owner. The villa associations do not run a neighborhood pool of their own; the club lists association pools only for the five condo and carriage-home associations. Members logged 45,042 rounds through 2025 year to date (The Eagle, Winter 2026, retrieved 26 Sep 2026), so the course is busy in season.
It is seasonal. Of the 13 villa sales recorded in the last 12 months, 11 were recorded between October and May. The winter calendar of wine dinners, dinner dances, member-guest events and leagues runs November through April (The Eagle, Spring 2026, retrieved 26 Sep 2026), and the rental rules are written for seasonal owners.
Who lives here. A typical villa buyer is a couple who wants two bedrooms and a den or three bedrooms, a garage for the car and the golf cart, a lanai on the water, and a lot small enough that the association’s landscape crew handles most of it. The villa is also the step up for a Worthington condo owner who wants a detached home without leaving the club; an existing Worthington owner pays a $1,306 capital contribution instead of $12,500 when buying a second or replacement home (2026 Fee Schedule, retrieved 26 Sep 2026).
For the whole-community picture, the club, the course and all nine neighborhoods, start at our Worthington Country Club guide. This page stays on the villas.
Worthington Villas recorded 13 qualified sales in the 12 months from September 2025 through August 2026, totaling $6.85 million, at a median of $537,500. Sales ran from $360,000 to $720,000, and the median price per heated square foot was $306. The villa median sits below its 2024 high but near its five-year level.
Data updated: September 2026 (Lee County Property Appraiser recorded qualified sales, retrieved 26 Sep 2026)
These are recorded deed prices from the Lee County Property Appraiser for the 152 parcels in plat Blocks 3, 4, 5, 6, 8 and 9, the blocks that make up Villas I and II. “Qualified” is the property appraiser’s test for an arm’s-length sale; one January 2025 deed at $200,000 was coded unqualified and is excluded. The county does not record days on market, list price or concessions; those come only from the MLS, and we add them from our MLS report.
Window (ending August 2026) | Qualified sales | Median | Low | High | Median $ per heated sq ft | Note |
|---|---|---|---|---|---|---|
12 months (Sep 2025 to Aug 2026) | 13 | $537,500 | $360,000 | $720,000 | $306 | Odd n |
24 months (Sep 2024 to Aug 2026) | 22 | $543,750 | $360,000 | $720,000 | $300 | Even n, mean of $537,500 and $550,000 |
36 months (Sep 2023 to Aug 2026) | 29 | $550,000 | $360,000 | $760,000 | $315 | Odd n |
60 months (Sep 2021 to Aug 2026) | 53 | $550,000 | $360,000 | $760,000 | $311 | Odd n |
The 12-month window is the first with ten or more sales, so it carries the headline median. Dollar volume was $6,854,025 over 12 months, $11,896,525 over 24 months and $30,088,425 over 60 months.
Recorded | Price |
|---|---|
October 2025 | $537,500 |
October 2025 | $720,000 |
November 2025 | $639,000 |
November 2025 | $550,000 |
December 2025 | $515,000 |
December 2025 | $615,000 |
January 2026 | $550,000 |
January 2026 | $422,000 |
March 2026 | $460,000 |
May 2026 | $395,525 |
May 2026 | $625,000 |
June 2026 | $465,000 |
August 2026 | $360,000 |
Thirteen sales against 152 homes is about 8.6% of the neighborhood changing hands in a year. Across all of Worthington, 57 homes recorded qualified sales in the same 12 months for $22.04 million, so the villas were 13 of the 57 sales and about 31% of the dollar volume.
Villa prices ran a full cycle in five years. In calendar 2021 the 13 recorded villa sales had a $337,000 median. In 2022 the 16 sales had a $556,500 median, a jump of about 65%. Calendar 2023 had only seven sales, so we list them rather than print a median: $462,500, $495,000, $510,000, $540,000, $545,000, $620,000 and $675,000. Calendar 2024 also had seven, and every one closed between $605,000 and $760,000: $605,000, $619,000, $640,000, $660,000, $685,000, $699,000 and $760,000. That was the high-water mark. In 2025 the 14 sales had a $550,000 median, and the seven sales recorded from January through August 2026 were $360,000, $395,525, $422,000, $460,000, $465,000, $550,000 and $625,000.
So the Worthington villa market is below its 2024 level. The 12-month median of $537,500 is about $12,500 under the 60-month median of $550,000, and the highest villa sale of the last 12 months, $720,000, is $40,000 under the $760,000 recorded in 2024. Over ten years the gain is still large: the 120-month median is $395,000, and in 2019 the 13 villa sales had a $320,000 median.
Why prices eased. The county record shows what sold and for how much, not why. The context buyers and sellers describe, which we offer as context rather than fact, is carrying cost. Every villa predates the 2002 Florida Building Code, so homeowners insurance on an older roof has become a larger line; Villas I’s neighborhood dues rose 15.8% for 2026; master dues rose again; and Southwest Florida had more resale inventory to choose from after the 2022 to 2024 run. Florida’s post-Surfside condominium reforms and rising condo dues have pressured condo prices elsewhere in Worthington more directly; they do not apply to the villas, which are not condominiums, and some buyers leaving the condo market look at a detached villa instead. The two lowest 2026 sales, $395,525 and $422,000, were lake-frontage homes in Villas I without a pool; the county record does not show their condition, and a low deed price can reflect a home that needs a roof or a full update.
Of the 22 sales in the last 24 months, 21 match a parcel on the September 2026 roll (the August 2026 sale had not yet posted to it). The 11 lake-frontage villas sold at a $550,000 median; the 10 golf-frontage villas sold at a $526,250 median, the mean of $515,000 and $537,500. The county’s own values point the same way: the median just value of a lake-frontage villa is $461,043 against $443,799 for a golf-frontage villa (LeePA parcel roll, retrieved 26 Sep 2026). On the villa side of Worthington, a lake view is not a discount. Eight of those 21 matched sales had a private pool.
The Lee County Property Appraiser’s just value for all 152 villas runs from $399,952 to $507,752, with a median of $450,704; the Villas I median is $453,894 and the Villas II median $447,316. Just value is a tax-roll estimate as of January 1 and typically trails market prices, so it is useful for comparing villas with each other, not for pricing one.
Selling a villa this season? Get a free valuation built on villa sales only or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and see how we represent buyers in Bonita Springs.
The Villas at Worthington were platted with the original Worthington Country Club in 1990, and Worthington Villas Association I, Inc. was incorporated on November 6, 1990. Villas II followed with the 1992 replats, incorporated September 2, 1992. Most Villas I homes were built in 1991 and 1992, most Villas II homes in 1993 and 1994.
The public record lays out the chronology.
A note on dates. The club says its homes “were all constructed between 1991 and 1994” (Worthington CC Real Estate). The county roll shows 10 villas first on the roll in 1990 and one in 1995. We use the county’s 1990 to 1995 range when we cite data. No villa has been rebuilt: every parcel still has its original single building.
What the record does not say. The amended and restated articles of 2011 and 2012 are on file with the state, but the Florida Division of Corporations’ document images were offline for scheduled maintenance until September 28, 2026 when we checked, so we have not read them. The villa associations’ own declarations and bylaws sit behind the club’s member login. We say what the master documents say, and we flag where a villa-level document could add to it.
Your villa’s price is set by the 13 villa sales in the market section above, not by Worthington’s $360,000 community median, and by whether your home backs onto a lake or a fairway, has a pool and carries a newer roof. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every Worthington Villas listing against villa sales only. Get a free Worthington Villas home valuation, or call Jesse direct at (239) 898-6072. Buying a villa at Worthington instead? Call Marc at (239) 287-5873 and see how we represent buyers in Bonita Springs.
Worthington Villas covers 152 lots in six plat blocks: Villas I is Blocks 3, 4, 5 and 6 (86 lots) and Villas II is Blocks 8 and 9 (66 lots). Villas I is Southampton Drive 13000 to 13381 plus Bridgeford Avenue 13400 to 13471; Villas II is Southampton Drive 13400 to 13761. Four primary sources agree on the split.
How we confirmed it. The master declaration, section 1.26, gives “Villa I, Detached Villas, consisting of eighty-six (86) Lots” and “Villa II, Detached Villas, consisting of sixty-six (66) Lots” (Master Declaration). The club’s 2025 assessment spreadsheet lists 86 and 66 units, both typed “HOA” (2025 Association Assessment Spreadsheet, retrieved 26 Sep 2026). On the county roll, Blocks 3, 4, 5 and 6 hold 34, 17, 20 and 15 lots, which sum to 86, and Blocks 8 and 9 hold 34 and 32, which sum to 66; no other combination of Worthington’s ten blocks reproduces those counts. The club’s color-coded map places Villas I and Villas II exactly where those blocks sit.
Association | Block | Lots | Plat | Addresses |
|---|---|---|---|---|
Villas I | 3 | 34 | PB 45 | Southampton Dr 13001 to 13301 (28); Bridgeford Ave 13400 to 13470 (6) |
Villas I | 4 | 17 | PB 45 | Southampton Dr 13000 to 13160 |
Villas I | 5 | 20 | PB 45 | Southampton Dr 13170 to 13370 |
Villas I | 6 | 15 | PB 45 | Bridgeford Ave 13401 to 13471 (8); Southampton Dr 13311 to 13381 (7) |
Villas II | 8 | 34 | Replat PB 49 | Southampton Dr 13401 to 13761 |
Villas II | 9 | 32 | Replat PB 49 and PB 50 | Southampton Dr 13400 to 13740 |
Total | 152 |
Three address traps. First, the 14 Bridgeford Avenue homes numbered 13400 to 13471, east of Worthington Way, are Villas I, not estate homes; the rest of Bridgeford Avenue (13000 to 13390) is Single Family I. Second, Southampton Drive addresses with a unit number, such as 139xx Southampton Dr #xxxx, are Wedgewood-Fountain condominiums, not villas. Third, 13771 and 13781 Southampton Drive are estate homes in Single Family II at the mouth of Tonbridge Court. A listing that calls any of those three a “villa” is wrong, and it changes the dues, the rules and the comparable sales.
Getting in and out. Visitors use the staffed main gate on Bonita Grande Drive; owners also have a residents-only gate on Bonita Beach Road (Purchaser’s Packet). Villas II, on the east end of Southampton Drive, sits along the back nine; Villas I is closer to the Bonita Grande side and the clubhouse.
Worthington Villas are one-story, Mediterranean-themed detached homes of 1,543 to 1,998 heated square feet, with a median of 1,758, mostly 3 bedrooms and 2 baths, each with an attached garage. Lots run about 7,000 to 13,800 square feet, 44% of the homes have a private pool, and 93 back onto the golf course.
All figures in this section are our own counts from the Lee County Property Appraiser’s September 2026 roll export for the 152 villa parcels (LeePA parcel roll; field definitions in the same file), retrieved 26 Sep 2026.
Group | Homes | Smallest | Median | Largest | Mean |
|---|---|---|---|---|---|
All villas | 152 | 1,543 | 1,758 | 1,998 | 1,760 |
Villas I | 86 | 1,543 | 1,748 | 1,998 | 1,750 |
Villas II | 66 | 1,608 | 1,760 | 1,926 | 1,772 |
Sixty villas have 1,500 to 1,749 heated square feet and 92 have 1,750 to 1,999. None reaches 2,000. Total area under roof, which adds the garage and lanai, runs from 2,267 to 4,279 square feet with a median of 2,991. The tight clustering reflects a small set of builder models.
The club’s architectural criteria name three villa models. The Hampton and the Aston have an indented side privacy courtyard that owners may screen or roof in; the Innisbrook has no courtyard but offers an optional side kitchen slider and patio that may be caged (ARC Criteria, rev. December 2024, Criterion 28, retrieved 26 Sep 2026). No public source lists every villa model or its square footage, so on a showing we match the plan to the county’s sketch and the permit file rather than trust a listing’s model name.
Bed and bath | Villas I | Villas II | Total |
|---|---|---|---|
2 bedrooms, 2 baths | 18 | 25 | 43 |
3 bedrooms, 2 baths | 67 | 41 | 108 |
3 bedrooms, 2.5 baths | 1 | 0 | 1 |
No villa has four bedrooms or a third full bath. The county counts dens as non-bedrooms, so a “2 plus den” plan shows on the roll as a 2 and 2. For a buyer who needs four bedrooms, the answer inside Worthington is the estate homes.
Every one of the 152 villas is one story, and every one has an attached garage; the roll shows no carports. Driveways are the owner’s to maintain under the master declaration, and the club’s criteria require red or orange painted driveways to be repainted an approved color or paved when the villa is next repainted.
Sixty-seven of the 152 villas have a private pool, or 44%: 35 of 86 in Villas I (41%) and 32 of 66 in Villas II (48%). Forty-one of the 93 golf-frontage villas and 26 of the 59 lake-frontage villas have one. No new pool was pending on the roll. An owner can add a pool with ARC approval: the pool deck may extend no more than 3 feet beyond the width of the villa, with 10-foot side and rear setbacks and at least 25 feet from a lake (ARC Criterion 1).
Villa lots run from 6,983 to 13,787 square feet, with a median of 7,466, or about 0.16 to 0.32 acre. A typical interior lot is about 55 to 63 feet wide and 127 feet deep. The largest is 13470 Bridgeford Avenue at 0.32 acre.
Golf frontage | Lake frontage | |
|---|---|---|
Villas I | 33 | 53 |
Villas II | 60 | 6 |
All villas | 93 | 59 |
These counts use the county’s parcel-level frontage field. A separate land-use class field labels 133 villas “golf course” and 19 “lake,” but that is a use class, not a measurement of what the lot backs onto. Villas I is mostly a lake neighborhood; Villas II is almost entirely golf.
Year first on the roll | Villas I | Villas II | Total |
|---|---|---|---|
1990 | 10 | 0 | 10 |
1991 | 38 | 0 | 38 |
1992 | 29 | 14 | 43 |
1993 | 6 | 27 | 33 |
1994 | 3 | 24 | 27 |
1995 | 0 | 1 | 1 |
The median villa was built in 1992. Every villa predates the first statewide Florida Building Code, effective March 1, 2002 (Florida Building Commission, retrieved 26 Sep 2026).
“The Villa I and II communities have a Mediterranean theme. As roofs are replaced, this theme will be maintained,” the ARC criteria state. Exterior colors are earth tones; reds, pinks, blues, aqua, purples and blacks are not acceptable as main colors, and any repaint needs ARC approval and a 2-foot test patch (ARC Criteria 9 and 23). The result is a streetscape of sand, beige and stucco tones under barrel-style tile, more uniform than the estate-home streets.
A Worthington Villas owner gets the full Worthington Country Club membership that comes with every home: golf on the 18-hole Garl-renovated course, five Har-Tru tennis courts, three bocce courts, the fitness center, the Cabana pool and four dining venues. The villa associations add landscape maintenance, not a separate pool or clubhouse.
What the master club includes. Master dues of $13,058 a year for 2026 are made up of $8,957 in operating dues, $501 in business capital and $3,600 in capital reserves (2026 Fee Schedule and approved budget, retrieved 26 Sep 2026). That buys golf with no separate golf dues or initiation, the club’s racquet and fitness program, and social membership. The club’s membership page says a “member-owned bundled community, Worthington eliminates equity fees” (Worthington CC Membership, retrieved 26 Sep 2026).
The course. The par-72 layout plays from 4,574 to 6,730 yards over eight tee sets, with a 72.2 rating and 136 slope from the Black tees (Florida State Golf Association, retrieved 26 Sep 2026). The 2018 Garl renovation rebuilt greens to USGA specifications with TifEagle Bermuda, regrassed fairways with Celebration Bermuda and installed new irrigation (Worthington CC Golf, retrieved 26 Sep 2026). For the 93 golf-frontage villas, that renovation is the view from the lanai.
Racquets, fitness and pool. Five Har-Tru courts are equipped for day and night play; new club pickleball courts are part of Phase 2 improvements planned for 2027 to 2028 (The Eagle, Spring 2026). The villa associations have no pickleball court of their own; four condo associations do. The fitness center is open 5:00 a.m. to 10:00 p.m. daily, and the Cabana pool and spa are being rebuilt under a Peacock and Lewis renovation the members approved in 2026 (The Eagle, Winter 2026).
Dining. Members dine at the Cabana, the Pub, the Windsor Dining Room and the Crown Room, and every residence carries a $1,000 annual food and beverage minimum (Worthington CC Membership; Events, retrieved 26 Sep 2026).
What the villa associations add. Under the ARC criteria, the individual associations handle “mowing, mulching, edging, tree, and palm trimming and pesticide application,” while owners replace dead plants, and large plants, trees and palms need ARC approval (ARC Criterion 18(a)). The master declaration puts the house, the roof and the driveway on the owner (sections 11.1 and 4.5), and pest control is the owner’s cost: “All Single Family Homes & Villas are responsible for their own pest control expenses” (Purchaser’s Packet, p. 5). The club lists neighborhood pools only for the five condo and carriage-home associations, so a villa owner swims in a private pool or at the club Cabana.
What is not published. The Villas I and Villas II budgets are not posted, so the exact scope of what the neighborhood dues buy, beyond landscape care, is a question for the HOA office before you write an offer.
Owning a Worthington villa in 2026 costs $13,058 in master dues, plus neighborhood dues of $2,988 in Villas I or $2,612 in Villas II, plus a $1,000 food and beverage minimum: $17,046 a year in Villas I and $16,670 in Villas II. A buyer new to Worthington also pays a one-time $12,500 capital contribution.
Every figure in this section comes from the club’s 2026 Fee Schedule and approved master budget and 2026 HOA Fee Schedule, retrieved 26 Sep 2026.
Line (2026) | Villas I | Villas II |
|---|---|---|
Master association dues | $13,058 ($1,088 a month) | $13,058 ($1,088 a month) |
Neighborhood association dues | $2,988 ($249 a month) | $2,612 ($653 a quarter) |
Food and beverage minimum | $1,000 | $1,000 |
Total recurring | $17,046 (about $1,421 a month) | $16,670 (about $1,389 a month) |
Charge | 2026 amount | Who pays |
|---|---|---|
Capital contribution, new owner | $12,500 | Buyer new to Worthington, at closing |
Capital contribution, existing owner | $1,306 | Worthington owner buying a second or replacement home |
Rental application fee | $100 | Per lease |
Rental processing fee | $350 | Per lease |
Club Amenities Transfer Fee | $300 to $500 by lease length | Per lease |
Neighborhood rental fee | $0 in Villas I, $150 in Villas II | Per lease |
Community cart fee | $350 a year | Carts driven on community roads |
Cart trail fee | $1,875 a year | Households that keep a private cart |
In 2025 Villas I billed $215 a month ($2,580 a year) and Villas II $655 a quarter ($2,620 a year) (2025 Association Assessment Spreadsheet). For 2026 Villas I rose to $249 a month, an increase of 15.8%, while Villas II edged down to $653 a quarter, a 0.3% decrease. No public document explains the Villas I increase. Master dues rose from $12,910 to $13,058, or 1.1%.
The Villas I and Villas II budgets, reserve schedules, insurance on any common property, and any special assessments are not published; they sit behind the club’s owner portal and in the associations’ own records. Before you write an offer, ask the seller for the current neighborhood budget, the last two years of board minutes and an estoppel certificate from both the master and the villa association, which states dues owed and any pending assessment. We request those documents on every villa we represent.
Property tax is separate. Worthington sits in Lee County taxing district 017, City of Bonita Springs and Bonita Springs Fire, at a 2025 total of 12.7970 mills applied to taxable value (LeePA 2025 Millage Book, retrieved 26 Sep 2026). There is no community development district (Lee County Special Districts, retrieved 26 Sep 2026).
Selling? We put the full 2026 fee stack in front of every villa buyer; start with a free Worthington Villas valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 for the association documents on any villa, and see how we represent buyers in Bonita Springs.
Worthington Villas are governed by two Florida not-for-profit homeowners’ associations, Worthington Villas Association I, Inc. and Worthington Villas Association II, Inc., under the Worthington Master Association and its recorded master declaration. Both villa associations are active, managed from the on-site HOA office at 13550 Worthington Way.
Villas I | Villas II | |
|---|---|---|
Document number | N40686 | N50675 |
Filed | November 6, 1990 | September 2, 1992 |
Status | Active | Active |
Last event | Amended and restated articles, February 10, 2011 | Amended and restated articles, April 5, 2012 |
Annual reports | Current through 2026 | Current through 2026 |
Principal address | 13550 Worthington Way, HOA office | 13550 Worthington Way |
Registered agent | The HOA office’s community association manager | The HOA office’s community association manager |
Sources: Sunbiz, N40686; Sunbiz, N50675, retrieved 26 Sep 2026. Each association’s volunteer officers are listed on Sunbiz; we do not publish private owners’ names.
The layers of documents. Three layers govern a villa. The master declaration of covenants, conditions and restrictions, amended and restated in 2024, sets the club-wide rules on use, pets, leasing and maintenance (Master Declaration). The club’s Rules and Regulations, revised in August 2025, add the day-to-day rules (Rules and Regulations, retrieved 26 Sep 2026), and the ARC criteria govern anything on the outside of the house. Below those sit each villa association’s own articles, declaration, bylaws and rules, which the club keeps behind its member login.
Which Florida law applies. The villa associations are homeowners’ associations under Chapter 720, Florida Statutes, not condominium associations under Chapter 718. That matters for disclosures (a Chapter 720 seller gives the buyer the statutory HOA disclosure summary, not a condominium’s question-and-answer sheet and budget package), for insurance, and for the post-Surfside building-safety laws discussed below.
One master association, one office. The Worthington Master Association is self-managed, and the HOA office serves all nine neighborhood associations, open Monday to Friday from 8:00 a.m. to 4:00 p.m. (Purchaser’s Packet). Seven of the nine associations, including both villa associations, list that office’s manager as registered agent, so a villa buyer deals with one staff for club, master and neighborhood paperwork.
Worthington Villas owners need written ARC approval for any exterior change, and the villa rules are more specific than the estate-home rules: a Mediterranean roof tile palette, earth-tone colors, courtyard enclosure specifications, awning approval from the villa association first, and driveway colors. Approvals are valid for one year.
The rules below come from the club’s ARC Architectural and Aesthetic Criteria, revised December 2024, retrieved 26 Sep 2026.
Why this matters to a seller. A buyer’s inspector will note an unpermitted courtyard roof or a non-approved tile. Before we list a villa, we check the ARC file and the City permit file together, so the buyer’s questions have answers on day one.
Yes, a Worthington villa can be rented, with limits: leases must run at least 30 consecutive days, except in February, and no longer than one year; the home must be furnished; a home’s club privileges can pass to tenants at most four times a calendar year; and renters may not keep pets. Short-term platforms are prohibited.
The master declaration sets a 30-consecutive-day minimum and a one-year maximum per lease, expressly covers Airbnb and VRBO-type stays, and bars room rentals and subleasing; leases need Board approval, which may be delegated to the neighborhood association (Master Declaration, section 8). The club’s rules add that rentals must be furnished and allow at most four rentals per calendar year (Rules and Regulations, section G). The Rental Forms state that leases must run at least 30 consecutive days “except in February” (Rental Forms, rev. 6/15/25, retrieved 26 Sep 2026).
The villa-specific difference. Villas I charges no neighborhood rental fee; Villas II charges $150 per lease. Both pay the club’s $100 application fee, $350 processing fee and a $300 to $500 Club Amenities Transfer Fee depending on lease length. The rental packet is due at least 30 days before occupancy, with 60 preferred.
What we could not confirm. No first-year leasing ban appears in the master declaration. The villa associations’ own declarations were not available online, so a neighborhood-level restriction cannot be ruled out; ask the HOA office in writing before you buy a villa to rent.
Club privileges. When a villa is leased, the owner’s club privileges pass to the tenant for the lease term. An owner who rents for the season is giving up golf for those months.
Worthington Villas owners may keep household pets such as a dog or cat weighing no more than 25 pounds, leashed outdoors and never left on a lanai or in a garage. Renters and their guests may not keep pets at all. The rules are club-wide, set in the master declaration and the club’s Rules and Regulations.
The master declaration permits household animals “such as a dog or cat (weighing no more than twenty-five (25) pounds),” section 4.6, and the Rules and Regulations, section K, add the leash and lanai rules (Master Declaration; Rules and Regulations).
For a buyer with a larger dog, this is a deal-breaker, and it applies in every Worthington neighborhood. For a seller, it is worth knowing that the rule narrows the buyer pool slightly; we screen for it before a showing, not after an offer. Service and support animals are governed by federal and state fair-housing law rather than the weight limit, and the association’s process for them is a question for the HOA office.
Worthington Villas sit in FEMA flood Zone X, minimal flood hazard, and in Lee County evacuation Zone C, inland of the storm-surge areas that flooded in Hurricane Ian. We found no public record of the villas flooding in Irma, Ian, Helene or Milton. The design risk is wind: every villa is a pre-2002 home in a 160 mph wind zone.
Flood zone. All of Worthington is in Zone X on FEMA panel 12071C0678F, effective August 28, 2008. For the parent guide we tested every Worthington residential parcel against FEMA’s high-risk flood polygons and none fell inside a Special Flood Hazard Area (FEMA National Flood Hazard Layer; LeePA Flood Zones layer, retrieved 26 Sep 2026). Lenders do not require flood insurance on a Zone X villa. The nearest high-risk zone is toward the Imperial River, northwest of the community.
Evacuation. The county’s hazard layer returns evacuation Zone C and surge zone 3 across Worthington (LeePA Evacuation Zones layer). Lee County evacuates Zone C after Zones A and B (Lee County Emergency Management, Zone C, retrieved 26 Sep 2026). For Hurricane Ian in 2022, Bonita Springs Zone C was not ordered out (City of Bonita Springs, Sept. 27, 2022), and for Milton in 2024 the county ordered Zones A and B only.
The storms. Ian’s 8 to 12 feet of surge hit coastal Bonita and Estero (NHC, Ian); Irma made landfall near Marco Island in 2017 and the city called itself one of the hardest-hit communities in the state, mainly from rainfall flooding along the Imperial River (NHC, Irma; City of Bonita Springs, Stormwater, retrieved 26 Sep 2026). Helene and Milton brought 3 to 6 feet of surge to the coast in 2024 (NHC, Helene; NHC, Milton). None of those reports names Worthington. Absence from the record is not proof a home never took water, so ask the seller’s disclosure and the association.
Wind. The county’s building-code layer puts all of Worthington at a 160 mph design wind speed inside the wind-borne debris region (LeePA Wind layer, retrieved 26 Sep 2026). On a villa built from 1990 to 1995, roof age, roof-to-wall connections and shutters or impact glass decide both the insurance premium and the buyer’s comfort.
Flood discount. Bonita Springs is a Community Rating System Class 5 community, worth 25% off NFIP flood premiums (FEMA CRS list, April 2025; City of Bonita Springs, Nov. 21, 2024).
A Worthington villa is insured like a house, on a homeowners (HO-3 type) policy that covers the whole structure, because the owner, not an association, maintains and re-roofs the villa. That makes roof age, a wind-mitigation report and, on Citizens, a flood policy the three insurance questions to answer before closing.
HO-3, not HO-6. A condominium owner in Waterford or Wedgewood carries an HO-6 unit-owner policy because the condo association insures the building. A villa owner does not have that arrangement: the master declaration makes each owner responsible for maintaining, repairing, replacing and repainting the home and roof, section 11.1 (Master Declaration). Budget for a full dwelling policy.
The Citizens flood requirement. Florida law phases in a flood-coverage requirement for Citizens personal residential policies: $400,000 and up in replacement cost from January 1, 2026, and all remaining residential policies from January 1, 2027 (Section 627.351, Florida Statutes, retrieved 26 Sep 2026). Condo unit-owner policies are exempt (Citizens Property Insurance); villa owners are not. A Zone X flood policy is typically inexpensive, and the city’s CRS discount applies on top. A primary residence is not eligible for a new Citizens policy if a private insurer offers comparable coverage within 20% of the Citizens premium, so shop the private market first.
Wind-mitigation credits. Florida insurers must offer discounts for documented roof-deck attachment, roof-to-wall connections, roof shape and opening protection. A villa’s hip roof, if it has one, and any shutters or impact glass should be on a current wind-mitigation form. Bahama shutters are allowed on villas under the ARC criteria.
Roof age drives the quote. Many carriers price or decline on roof age. We pull the City permit file on every villa to date the roof, as the next section explains.
No. Florida’s milestone structural inspections and Structural Integrity Reserve Studies apply to condominium and cooperative buildings three or more habitable stories tall. Worthington Villas are one-story, detached single-family homes in Chapter 720 homeowners’ associations, so neither requirement reaches them. The rules shape the condo market around them, not the villas.
What the laws require. After the 2021 Surfside collapse, Florida required a milestone inspection at 30 years, and every 10 years after, for condominium buildings of three or more habitable stories, and a Structural Integrity Reserve Study for those same buildings (Florida DBPR, Condominium Inspections, retrieved 26 Sep 2026). House Bill 913 in 2025 tied the rules to habitable stories and raised the reserve-item threshold (Florida Senate, HB 913 summary), and the 2022 reforms bar condominium associations from waiving reserves on inspected items from December 1, 2024 (Florida House analysis, SB 4-D; DBPR reform timeline).
Why they do not reach the villas. Those rules sit in the condominium chapter and apply to condominium buildings. The villas are not a condominium: each owner holds fee title to a platted lot and the house on it, and the associations are Chapter 720 homeowners’ associations. The villas are also one story, below the three-story trigger even if they were condos.
What still matters. A villa buyer’s version of the “reserves” question is personal: the roof, the pool, the air conditioner and the exterior paint are the owner’s to fund. Whether the villa associations themselves keep reserves for any common items is set in their own budgets, which are not published; ask for them. And because condo reforms have raised dues and assessments in older condo buildings across Southwest Florida, some Worthington condo owners move to a villa to take control of their own building costs.
Worthington Villas roofs are the owner’s responsibility, and the public roll does not record when a roof was replaced. With villas built from 1990 to 1995, most original roofs are past typical tile underlayment life, so the roof date on a City of Bonita Springs permit is the first fact to confirm on any villa.
Where the record is. The Lee County Property Appraiser’s roll gives the year a building first appeared on the tax roll, not the year of a re-roof, and the property appraiser’s parcel pages did not return permit history for our automated fetch. Worthington is inside the City of Bonita Springs, so re-roof, window, pool and generator permits are issued by the City’s community development department (City of Bonita Springs Community Development, retrieved 26 Sep 2026). We pull the permit history on every villa we list or show.
What a re-roof must look like. The ARC criteria require replacement roofs on villas to keep the Mediterranean theme and use a tile from the approved beige or sand palette, or a compatible tile the ARC approves (ARC Criterion 23). A villa owner cannot switch to shingle or metal to save money.
What to ask a seller. The permit number and final inspection date for the roof; the tile product used; any window, door or shutter permits; the pool permit if a pool was added after 1995; and a current four-point and wind-mitigation report. For a seller, having those ready shortens the buyer’s insurance scramble and protects the price.
Worthington Villas addresses are served by the School District of Lee County’s choice-based Proximity Plan rather than fixed boundaries. The nearest options are Bonita Springs Elementary, about 8 minutes from the gate, Bonita Springs Middle Center for the Arts, about 10 minutes, and Bonita Springs High, about 11 minutes. Lee County earned a district grade of B for 2025-26.
School | Grades | Address | Approx. drive from the gate |
|---|---|---|---|
Bonita Springs Elementary | K to 5 | 10701 Dean St SE, Bonita Springs | about 8 min |
Spring Creek Elementary | K to 5 | 25571 Elementary Way, Bonita Springs | about 13 min |
Bonita Springs Middle Center for the Arts | 6 to 8 | 10141 W Terry St, Bonita Springs | about 10 min |
Bonita Springs High | 9 to 12 | 25592 Imperial Pkwy, Bonita Springs | about 11 min |
Estero High | 9 to 12 | 21900 River Ranch Rd, Estero | about 17 min |
Families rank schools within their proximity zone, and oversubscribed schools fill by lottery with priority rules (Student Enrollment Plan 2026-2027; Lee Schools Student Enrollment, retrieved 26 Sep 2026). Addresses are from the district’s elementary, middle and high school directories; district grades from the School District of Lee County. Confirm a specific villa address’s zone with Student Enrollment.
Most villa households are retirees and seasonal owners, but the schools still matter at resale: a younger buyer shopping for a detached home with a garage in Bonita Springs will ask.
Daily life in Worthington Villas runs through a staffed main gate, barcodes for owner vehicles, your own garage and driveway for parking, golf carts driven only by licensed drivers, Quantum Fiber internet, and city water and sewer from Bonita Springs Utilities. The HOA office handles association questions on weekdays.
Besides the two villa associations, Worthington Country Club holds seven more neighborhood associations: the Estate Homes (Single Family I and II), three Waterford condominium associations and two Wedgewood condominium associations. Together with the Villas they make up Worthington’s nine associations, all sharing one gate, one club and one master association.
The club calls them “nine distinct local communities within our gates” (Worthington CC Real Estate), counting the two villa associations and the two estate-home associations as pairs. Here is how the rest of Worthington relates to the villas.
The villa’s place in the ladder. A Wedgewood carriage home is the closest in size to a villa, at 1,446 to 1,576 square feet against the villas’ 1,543 to 1,998, but it is a condominium with shared walls and an association that insures the building. The Estate Homes are the next step up in size and price. The villa is the only detached home in Worthington under about 1,900 square feet.
A dedicated Worthington Villas seller page is coming with full HOA fee schedules, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.
Worthington Villas sit between the Estate Homes and the Wedgewood carriage homes on every yardstick: size, price, price per square foot and dues. On 24 months of county-recorded sales, the villas traded at a $543,750 median and $300 per heated square foot, with the lowest neighborhood dues in Worthington at $2,612 to $2,988.
Neighborhood | Homes | Type | 2026 neighborhood dues | 24-month qualified sales | 24-month median | Median $ per heated sq ft, 24 months |
|---|---|---|---|---|---|---|
Worthington Villas | 152 | Detached villa | $2,612 to $2,988 | 22 | $543,750 | $300 |
Estate Homes | 127 | Detached home | $3,120 to $3,420 | 18 | $787,500 | $348 |
Wedgewood-Sherburne | 116 | Condo, 4-unit buildings | $5,700 | 13 | $401,000 | $263 |
Wedgewood-Fountain | 120 | Condo, 4-unit buildings | $5,080 | 9 | No median (9 sales, $350,000 to $450,000) | Not printed |
Waterford Amberley Court | 120 | Condo | $4,860 | 13 | $221,250 | $181 |
Waterford-Worthington Way | 92 | Condo | $6,188 | 10 | $247,500 | $201 |
Waterford-Cavendish Court | 72 | Condo | $7,712 | 11 | $200,000 | $177 |
Sales and price per square foot are our analysis of Lee County Property Appraiser recorded qualified sales, September 2024 to August 2026; dues from the 2026 HOA Fee Schedule. The Estate Homes median is the mean of $775,000 and $800,000; the villa median is the mean of $537,500 and $550,000; the Waterford-Worthington Way median is the mean of $245,000 and $250,000.
How to read it. Per square foot, a villa costs about 14% less than an estate home and about 14% more than a Wedgewood-Sherburne carriage home. Per year, a villa carries lower neighborhood dues than any condo in Worthington, because the owner, not the association, insures and maintains the building. That is the villa’s pitch in one line: a detached house at close to carriage-home carrying cost.
Worthington Villas and the Worthington Estate Homes are the only detached homes behind Worthington’s gate. Choose a villa for a lower price, the lowest dues and less house to maintain; choose an estate home for more space, four-bedroom options, a larger lot and a private pool on most homes. Both carry the same master dues and club.
Decision factor | Worthington Villas | Worthington Estate Homes |
|---|---|---|
Homes | 152 (Villas I 86, Villas II 66) | 127 (Single Family I 70, Single Family II 57) |
Heated square feet | 1,543 to 1,998, median 1,758 | 1,872 to 3,416, median 2,225 |
Bedrooms | 2 or 3 | 2 to 4 (10 four-bedroom homes) |
Median lot | 7,466 sq ft | 10,250 sq ft |
Private pool | 44% (67 homes) | 88% (112 homes) |
Golf and lake frontage | 93 golf, 59 lake | 99 golf, 28 lake |
2026 neighborhood dues | $2,612 to $2,988 | $3,120 to $3,420 |
Master dues, F&B minimum, capital contribution | $13,058, $1,000, $12,500 | Same |
24-month median sale | $543,750 (22 sales) | $787,500 (18 sales) |
12-month sales | 13, median $537,500 | 7, from $580,000 to $945,000 |
Median $ per heated sq ft, 24 months | $300 | $348 |
Median county just value | $450,704 | $646,654 |
Roof rule | Mediterranean theme, approved beige and sand tile palette | Like-for-like concrete tile replacement |
Our detailed guide | You are reading it |
Sources: LeePA parcel roll and recorded sales; 2026 HOA Fee Schedule; ARC Criteria, retrieved 26 Sep 2026.
What the gap buys. On the 24-month medians, an estate home costs about $244,000 more than a villa. For that money a buyer gets about 470 more square feet at the median, a lot about 2,800 square feet larger, twice the odds of a pool, and the only four-bedroom plans in Worthington. The recurring cost gap is small: $132 to $808 a year in neighborhood dues.
Who should choose which. Choose a Worthington villa if you want a detached home with a garage and water or fairway view, you are two people who rarely need a third bedroom, you want the lowest carrying cost for a house in the club, or you are moving up from a Worthington condo. Choose an estate home if you need four bedrooms or three baths, want a pool without adding one, host family for weeks at a time, or want a larger lot on Bridgeford Avenue, Rochester Court or Tonbridge Court. If you want a pool and a lake view at the lower price, a lake-frontage villa with a pool is the best value we see in Worthington.
Own a villa and thinking about moving up to an estate home, or the other way round? Get a free valuation of your current home or call Jesse direct at (239) 898-6072. Shopping both? Call Marc at (239) 287-5873 and see how we represent buyers in Bonita Springs.
Outside Worthington, the closest match for a Worthington villa is a single-family home in Highland Woods, Bonita Springs’ other 799-residence bundled golf club. Highland Woods homes are about five years newer, similar in size, on smaller lots, more often have pools and cost slightly more on the county roll; the club charges higher dues but a lower entry fee.
Worthington Villas | Highland Woods single-family | |
|---|---|---|
Parcels compared | 152 | 232 |
Year built | 1990 to 1995 (median 1992) | 1996 to 2001 (median 1997) |
Median heated sq ft | 1,758 | 1,746 |
Median lot | 7,466 sq ft | 5,793 sq ft |
Private pool | 44% | 60% |
Frontage | 93 golf, 59 lake | 217 golf, 15 lake |
Median county just value | $450,704 | $498,068 |
2026 club dues | $13,058 master + $2,612 to $2,988 neighborhood | $13,812.79 club dues |
Food and beverage minimum | $1,000 | $500 |
Buyer capital contribution | $12,500 | $10,000 |
Course | 18 holes; Lewis 1991, Garl renovation 2018 | 18 holes, Gordon Lewis, opened 1995 |
Our guide | You are reading it |
Highland Woods figures are from the county roll for single-family parcels with a Highland Woods legal description, and from the club’s real estate page and 2026 estoppel and fee information; course from GolfPass, retrieved 26 Sep 2026. We did not verify that every Highland Woods single-family parcel is fully detached.
The trade. A Worthington villa gives you a bigger lot, more lake frontage and a lower county value for about the same living area; a Highland Woods home gives you a newer build year, more pools and nearly all-golf frontage, plus six pickleball courts today (Highland Woods racquet sports). A buyer who wants a hurricane-era home with the newest possible roof leans Highland Woods; a buyer who wants a lake lot and I-75 two minutes away leans Worthington.
Other names buyers mention. Hunters Ridge has a villa product too, but it is much smaller on the county roll (a median of about 1,428 square feet on 2,875-square-foot lots), which points to attached homes, and golf there is optional (Hunters Ridge 2026 membership and fees). Spanish Wells offers optional golf and a $4,800 capital assessment (Spanish Wells Unit Two HOA); Pelican Sound in Estero is bundled at $11,495 in 2026 with a $20,300 first-time initiation (Pelican Sound 2026 fact sheet). For every community in the city, see our Bonita Springs guide.
A Worthington villa’s strengths are a detached home at the lowest neighborhood dues in Worthington, bundled golf, a Zone X flood map, lake or fairway frontage on every lot and quick I-75 access. Its weaknesses are age, since every villa dates from 1990 to 1995, modest size, a 25-pound pet limit, and full golf dues whether or not you play.
Weighing the trade-offs on a specific villa? Sellers can start with a free Worthington Villas home valuation or call Jesse direct at (239) 898-6072; buyers can call Marc at (239) 287-5873 and read how we represent buyers in Bonita Springs.
Selling a Worthington villa well means pricing it against the 13 villa sales of the last 12 months, not against Worthington’s condo-heavy community median, and presenting the roof, frontage and pool the way villa buyers compare them. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 with over $900 million in personal sales.
If you’re searching for a Worthington Villas listing agent, or thinking, “I need someone to sell my Worthington Villas home…”, start with the numbers and the team behind them.
Why sellers hire McGreevy and Comisar:
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida, and we bring that buyer database to every Worthington villa we list.
Worthington Villas sales, last 12 months (county-recorded, September 2025 to August 2026): In the last 12 months Worthington Villas has seen 13 qualified resales totaling $6.85 million, at a $537,500 median, from $360,000 to $720,000, with a median of $306 per heated square foot. Eleven of the 13 were recorded between October and May. Days on market and the sale-to-list ratio are being added from our Southwest Florida MLS report; the county does not record them.
What makes selling a villa different. Four things separate a Worthington villa sale from a generic Bonita Springs sale. First, the comparable set is small and specific: 22 villa sales in 24 months, and lake villas have outsold golf villas on median price. Second, the roof is the owner’s, so the buyer’s insurer will ask its age before anything else, and a documented re-roof in the approved Mediterranean tile is worth more here than a new kitchen. Third, every sale needs an HOA Certificate of Approval from the villa association, and the buyer pays a $12,500 capital contribution to the club unless they already own in Worthington, so the buyer’s closing costs are higher than they expect. Fourth, the buyer pool is bundled-club buyers; a villa competes with Highland Woods homes and Wedgewood carriage homes, not with non-golf Bonita inventory.
Get a villa-specific valuation that prices your home against villa sales only, adjusted for lake or golf frontage, pool, roof date and updates: start at our free home valuation, or call Jesse direct at (239) 898-6072.
(239) 898-6072, text or call.
Buying a villa rather than selling one? Call Marc at (239) 287-5873 and see how we represent buyers in Bonita Springs.
A dedicated Worthington Villas seller page is coming with full HOA fee schedules, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.
Seller quick answers for Worthington villas. Six questions villa owners ask us most before they list.
No. Over 24 months, the 11 lake-frontage villas sold at a $550,000 median and the 10 golf-frontage villas at $526,250, and the county’s just values also run higher for lake villas.
The club’s 2026 fee schedule lists it as due from the new owner, or $1,306 if the buyer already owns in Worthington; any other split is a negotiated contract term.
No, but the buyer’s insurer will price on roof age, so a documented roof date and a wind-mitigation report widen your buyer pool on a 1990s villa.
Yes. The lease stays in force and the tenant holds the club privileges until it ends; buyers who want the villa for the coming season will ask about the dates.
Villas I dues rose 15.8% to $2,988 for 2026, still the second-lowest in Worthington; we present the full fee stack so buyers see it against condo dues of $4,860 to $7,712.
Call Jesse at (239) 898-6072 for a net sheet built on villa sales, your payoff, commission, documentary stamp tax and association estoppel fees.
Sellers who have worked with us describe the process the same way. ★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review
McGreevy and Comisar are Bonita Springs-based agents, with an office at 24031 S Tamiami Trl #101, who lead Domain Realty Group and have been Top 1% Real Estate Agents Nationally Since 2008. Jesse McGreevy leads listings and seller strategy; Marc Comisar leads buyer representation. Both work Worthington’s villas and every other bundled club in Bonita and Estero.
Jesse McGreevy is a top-reviewed Worthington Villas realtor, and so is Marc Comisar: read our verified Google reviews. You can read more about McGreevy and Comisar and our team.
★★★★★ “He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money.” Verified Google review
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).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Selling a Worthington villa? Start with a free Worthington Villas home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and see how we represent buyers in Bonita Springs.
These are the questions buyers ask most about the Villas at Worthington, answered from the Lee County Property Appraiser’s roll and recorded sales, the club’s 2026 fee schedules, its master declaration and its architectural criteria. Every answer matches the sections above and is current to September 2026.
The Villas at Worthington are 152 detached, one-story villa homes in two homeowners’ associations, Villas I and Villas II, inside Worthington Country Club, a gated bundled golf community in Bonita Springs, Florida. They were built from 1990 to 1995 on Southampton Drive and part of Bridgeford Avenue.
There are 152 villas: 86 in Villas I and 66 in Villas II. The recorded master declaration, the club’s assessment spreadsheet and the county roll all give the same counts.
Detached. The master declaration calls both neighborhoods “Detached Villas,” and every villa parcel is coded as a single-family residence with one building on its own lot.
Villas I (86 homes, Blocks 3 to 6) was built mainly in 1991 and 1992, sits mostly on lakes, and bills $2,988 a year in 2026 dues. Villas II (66 homes, Blocks 8 and 9) was built mainly in 1993 and 1994, sits almost entirely on the golf course, and bills $2,612.
Villas I covers Southampton Drive 13000 to 13381 and Bridgeford Avenue 13400 to 13471. Villas II covers Southampton Drive 13400 to 13761. Southampton Drive addresses with a unit number are Wedgewood-Fountain condos, not villas.
Villas run from 1,543 to 1,998 heated square feet, with a median of 1,758. Total area under roof, including garage and lanai, has a median of 2,991 square feet.
Most villas have 3 bedrooms and 2 baths (108 homes); 43 have 2 bedrooms and 2 baths and one has 3 bedrooms and 2.5 baths. No villa has four bedrooms. Plans with a den show as 2 bedrooms on the county roll.
Sixty-seven of the 152 villas, or 44%, have a private pool: 41% in Villas I and 48% in Villas II. The villa associations have no neighborhood pool; owners also use the club’s Cabana pool.
Yes. All 152 villas have an attached garage and a private driveway, and none has a carport.
Villa lots run from 6,983 to 13,787 square feet, with a median of 7,466, about 0.16 to 0.32 acre. A typical interior lot is about 55 to 63 feet wide and 127 feet deep.
Both. Ninety-three villas back onto the golf course and 59 onto a lake. Villas II is almost all golf frontage; Villas I is mostly lake frontage.
The county roll shows villas first on the tax roll from 1990 to 1995, with a median of 1992. The club’s summary says 1991 to 1994. No villa has been rebuilt.
In the 12 months from September 2025 through August 2026, 13 villas recorded qualified sales at a $537,500 median, from $360,000 to $720,000, per the Lee County Property Appraiser. The 24-month median was $543,750 on 22 sales.
The highest was $720,000 for a golf-frontage Villas I home on Bridgeford Avenue, recorded in October 2025. The highest villa sale in the last five years was $760,000, recorded in 2024.
Villa prices are below their 2024 level, when all seven recorded sales closed between $605,000 and $760,000. The 12-month median is $537,500, against a 60-month median of $550,000 and a 120-month median of $395,000.
In 2026 Villas I dues are $249 a month, or $2,988 a year, and Villas II dues are $653 a quarter, or $2,612 a year. Both are paid on top of $13,058 in master dues.
The recurring 2026 stack is $17,046 a year in Villas I and $16,670 in Villas II: master dues, neighborhood dues and the $1,000 food and beverage minimum. Property tax, insurance and golf cart fees are extra.
A buyer new to Worthington pays a one-time $12,500 capital contribution in 2026. A buyer who already owns in Worthington pays $1,306. There is no equity or initiation fee.
Yes. Every Worthington home, villas included, carries full club membership with golf privileges through the $13,058 master dues. There are no separate golf dues.
The villa associations handle mowing, mulching, edging, tree and palm trimming and pesticide application under the ARC criteria. Owners pay to replace dead plants, and large plantings need ARC approval. Pest control inside the home is the owner’s cost.
The owner. The master declaration makes each owner responsible for maintaining, repairing, replacing and repainting the home and roof, and the replacement tile must come from the villas’ approved Mediterranean palette.
The ARC pre-approves Crown Roof Tiles Sanibel in Sandhill, New Florida Blend, Sequoia, Barkwood, American Oak and Madera Blend, and Eaglelite Palm Beach and Florida Blend, all in a beige or sand theme. Other compatible tiles may be approved.
Yes, with ARC approval. The pool deck may extend no more than 3 feet beyond the villa’s width, with 10-foot side and rear setbacks and at least 25 feet from a lake.
Yes. Permanent generators are allowed on villas and single-family homes with a buried fuel tank, a landscaped screen, ARC approval and a City permit.
Yes. Leases must run at least 30 consecutive days, except in February, and no more than one year, the home must be furnished, and it may be rented at most four times a year. Villas I charges no neighborhood rental fee; Villas II charges $150.
Owners may keep a dog or cat of up to 25 pounds, leashed outdoors and not left on a lanai or in a garage. Renters and their guests may not keep pets.
Worthington Villas are in FEMA Zone X, minimal flood hazard, on panel 12071C0678F. No villa sits in a Special Flood Hazard Area, so lenders do not require flood insurance on the map.
A lender will not require it in Zone X. If your homeowners policy is with Citizens, Florida law requires flood coverage on dwellings with a replacement cost of $400,000 or more in 2026 and on all residential policies from January 1, 2027.
A full homeowners policy on the dwelling, the HO-3 type, because the owner maintains and re-roofs the villa. A condo unit-owner (HO-6) policy does not fit a detached villa.
No. Milestone inspections and structural integrity reserve studies apply to condominium buildings of three or more habitable stories. The villas are one-story detached homes in Chapter 720 homeowners’ associations.
Lee County assigns students by choice within proximity zones. The nearest options are Bonita Springs Elementary, about 8 minutes from the gate, Bonita Springs Middle Center for the Arts, about 10 minutes, and Bonita Springs High, about 11 minutes.
On 24-month medians, an estate home sold for $787,500 and a villa for $543,750. Estate homes are about 27% larger inside at the median, sit on lots of about 10,250 square feet and have pools 88% of the time; villas carry lower dues.
A Highland Woods single-family home is about five years newer, similar in size, on a smaller lot and more often has a pool. Highland Woods charges $13,812.79 in 2026 club dues with a $10,000 capital contribution, against Worthington’s $13,058 master dues plus villa dues and $12,500.
The I-75 Exit 116 on-ramp is about 0.9 miles from the gate, Bonita Beach Park about 14 minutes and Southwest Florida International Airport about 28 minutes in free-flowing traffic. NCH North Naples Hospital is about 14 minutes away.
McGreevy and Comisar, who lead Domain Realty Group, are Top 1% Real Estate Agents Nationally Since 2008 with over $900 million in personal sales, and they track every recorded Worthington villa sale. Call Marc at (239) 287-5873 to buy or Jesse at (239) 898-6072 to sell.
These are the questions Worthington Villas owners ask before they sell, answered from the county’s recorded villa sales, the club’s 2026 fee schedules, resale rules and architectural criteria, and our own practice listing homes in Bonita Springs bundled golf communities. For a price on your own villa, call Jesse at (239) 898-6072.
The best listing agent for a Worthington villa prices it against villa sales only, knows the club’s resale and ARC process, and markets to bundled-club buyers. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group, the #1 team in Southwest Florida since 2012.
Your villa’s value starts with the 13 villa sales of the last 12 months, at a $537,500 median, then adjusts for frontage, pool, roof date and updates. Request a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072.
Thirteen villas recorded qualified sales from September 2025 through August 2026, totaling $6.85 million, from $360,000 to $720,000, at a $537,500 median and $306 per heated square foot.
Thirteen villas recorded qualified sales in the last 12 months, about 8.6% of the 152 homes. In calendar 2025 there were 14, in 2024 seven and in 2022 sixteen.
Eleven of the 13 villa sales in the last 12 months were recorded between October and May. Listing by late October or early November puts a villa in front of the first wave of seasonal buyers.
Over 24 months, the 11 lake-frontage villa sales had a $550,000 median and the 10 golf-frontage sales a $526,250 median. The county’s just values also run higher for lake villas, at a $461,043 median against $443,799.
A pool widens the buyer pool, because only 44% of villas have one and adding one needs ARC approval within tight setbacks. Eight of the 21 villa sales we matched to parcels over 24 months had a pool; we price the pool against those specific sales.
The county’s median just value is $453,894 in Villas I and $447,316 in Villas II, close enough that frontage, pool and condition matter more than the association. Villas I is mostly lake frontage and Villas II mostly golf.
Five of the seven villa sales recorded from January through August 2026 were under $470,000, including $395,525 and $422,000 for lake villas without pools. The county record does not show condition, and a lower deed price often reflects a home that needs a roof or updates.
Yes. All seven villa sales in 2024 closed between $605,000 and $760,000, while the 12-month median is now $537,500, about $12,500 under the 60-month median of $550,000.
Villas I dues rose 15.8% to $2,988 for 2026, still among the lowest in Worthington and far below condo dues of $4,860 to $7,712. We show buyers the full stack so the increase reads in context.
The club’s 2026 fee schedule lists the $12,500 capital contribution as due from the new owner, or $1,306 if the buyer already owns in Worthington. Who ultimately bears it can be negotiated in the contract.
Yes. Every Worthington resale requires an HOA Certificate of Approval from the neighborhood association. We start that paperwork with the buyer as soon as a contract is signed.
The club’s purchaser’s packet lists a $150 resale application fee only for the five condo and carriage-home associations. Whether Villas I or Villas II charge one is not published, so we confirm it with the HOA office on every listing.
Expect requests for estoppel certificates from the master and villa associations, the villa association’s budget and recent minutes, the roof permit and final inspection, a wind-mitigation report, any ARC approvals for pools or courtyards, and the Chapter 720 disclosure summary.
No, but roof age drives the buyer’s insurance quote on a 1990s villa in a 160 mph wind zone. A documented roof date and a current wind-mitigation report can lower that quote and widen the buyer pool.
Yes, on almost every villa. Florida insurers must credit documented wind-resistant features, and buyers get quotes before they commit, so a current report on hand speeds the sale.
Only with ARC approval: every repaint, even trim or an entry door, needs approval and a 2-foot test patch in an earth-tone color, and a red or orange driveway must then be repainted or paved. Plan for the approval time before you list.
No. Worthington does not allow for-sale signs on lots. Open-house signs are allowed only under the club’s guidelines, and listing exposure comes from the MLS, marketing and the gate’s open-house list.
Open houses are allowed Saturday and Sunday from 1:00 to 4:00 p.m., registered with the administration office by 3:30 p.m. the Thursday before, with one sign no larger than 2 feet by 2 feet and none on the golf-course side.
Yes. Many villa buyers are seasonal owners who want to arrive ready for winter, and a rental villa must be furnished under club rules, so furniture can add appeal. Whether to include it is a pricing decision we make with you.
Price a villa against villa sales, not estate homes. On 24-month medians an estate home sold for $787,500 and a villa for $543,750, at $348 and $300 per heated square foot, so an estate-home comp overstates a villa’s value.
We present the 2026 stack in three lines: $13,058 master dues that include golf, villa dues of $2,612 or $2,988, and the $1,000 food and beverage minimum, plus the $12,500 capital contribution once. Against separate club dues elsewhere, bundled golf reads as value.
Some will, for the detached home, the lake view and the club’s social life, but every owner pays full master dues. The strongest buyers are golfers and club people comparing Worthington with Highland Woods, and we market to them first.
A seller’s costs include the brokerage commission, Florida documentary stamp tax on the deed at $0.70 per $100 of price, title and closing charges, and any association estoppel fees. The buyer, not the seller, pays the capital contribution unless the contract says otherwise.
In Lee County the seller customarily pays documentary stamp tax on the deed, the owner’s title policy in most transactions and association estoppel fees, plus the commission. Your net sheet from us lists each line for your price.
County records do not track time on market, so that figure comes from the Southwest Florida MLS, and we are adding it to this page from our MLS report. We pull the current villa figure for every valuation.
You can, but you still need the HOA Certificate of Approval, the open-house rules and a price set against a thin set of villa sales. Most owners net more with an agent who brings bundled-club buyers.
Yes. For owners who want privacy, we can market a villa quietly to our Domain Realty Group buyer database before, or instead of, a public listing, while still meeting the club’s resale approval process.
Yes. We coordinate the HOA Certificate of Approval, the estoppel requests from the master and villa associations, and the capital contribution terms with the buyer, the associations and the closing agent.
A private cart is personal property you can sell to your buyer or keep. The buyer then sets up their own cart arrangement with the club, including the $350 community cart fee and, if they keep a private cart for golf, the $1,875 trail fee for 2026.
A long time on market usually means the price was set against the wrong comparables or the roof question was left open. We re-price against villa sales only and relaunch with new photography, drone footage and a documented roof and wind-mitigation report.
Yes. Call or text Jesse at (239) 898-6072 and we will send you each recorded Worthington villa sale as it posts to the county record.
Every source below is a primary record, a government agency, the club itself or a non-brokerage publication; no real estate brokerage or listing portal is cited. Sale figures on this page are our own analysis of Lee County Property Appraiser records.
These are the official documents a Worthington Villas buyer or seller should read, each linked at its publisher.
Document | Publisher | Link |
|---|---|---|
Year 2024 Master Declaration of CC&Rs, with Certificate of Amendment | Worthington Master Association | |
ARC Architectural and Aesthetic Criteria (rev. December 2024), including the villa roof tile list | Worthington Country Club | |
2026 HOA Fee Schedule, all nine neighborhood associations | Worthington Country Club | |
2026 Fee Schedule and approved master budget | Worthington Master Association | |
2025 Association Assessment Spreadsheet | Worthington Country Club | |
Purchaser’s Packet (community map, rules, fees, contacts) | Worthington Country Club | |
Rules and Regulations (rev. August 28, 2025) | Worthington Country Club | |
Rental Forms and leasing rules (rev. June 15, 2025) | Worthington Country Club | |
Open House Guidelines (rev. 2026) | Worthington Country Club | |
Evacuation Zone C fact sheet | Lee County Emergency Management | |
CRS Eligible Communities (April 2025) | FEMA | |
2025 Taxing District Millage Book (district 017) | Lee County Property Appraiser |
Market data from Lee County Property Appraiser recorded sales, pulled September 2026; Southwest Florida MLS figures are being added. McGreevy and Comisar, Best Realtor for the Villas at Worthington. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
