Waterford Amberley Court at Worthington Country Club in Bonita Springs: 120 condos in 11 two-story buildings, bundled golf, $4,860 in 2026 association dues and no SIRS requirement. Call McGreevy and Comisar at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Jesse McGreevy and Marc Comisar sell and buy Waterford Amberley Court condos for owners who want a price built on recorded sales, not a ZIP-code guess. Sellers first: Waterford Amberley Court is a 120-unit, two-story condominium association of 11 buildings inside the master-planned community of Worthington Country Club in Bonita Springs, Florida. It is the oldest and largest of Worthington’s three Waterford condominium associations, and it carries the lowest Waterford neighborhood dues in 2026 at $4,860 a year, on top of $13,058 in master dues that include full golf membership. In the last 12 months, 11 units recorded qualified sales at a $199,500 median.
This guide is written for owners thinking about selling first and for buyers second. We built it from the public record: the Lee County Property Appraiser’s cost card for every one of the 120 units, every recorded qualified sale since 2016, the City of Bonita Springs permit file for every roof on Amberley Court, the Florida Division of Corporations and DBPR condominium filings, and the club’s own 2026 fee schedules. Where a fact is not published, we say so and tell you who holds it.
If you own on Amberley Court and want to know what your unit would sell for today, call Jesse direct at (239) 898-6072, text or call. If you are comparing Amberley Court with the other Worthington condos, call Marc at (239) 287-5873.
If you’re searching for the best realtor for Waterford Amberley Court in Worthington Country Club, Bonita Springs, whether you’re ready to sell your Waterford Amberley Court 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 Waterford Amberley Court track record (last 12 months, September 2025 through August 2026): 11 Waterford Amberley Court resales recorded as qualified sales by the Lee County Property Appraiser · $2,254,250 in total dollar volume · highest-priced Waterford Amberley Court sale: $247,000, recorded February 2026 · median sale $199,500, about $181 per heated square foot. In the last 12 months we tracked every recorded Waterford Amberley Court sale unit by unit, and each one is listed in the market section below. Average days on market and the sale-to-list ratio come only from the Southwest Florida MLS; those two figures are being added from our MLS report, and the county-recorded prices above do not depend on them.
Why the association matters for pricing: Amberley Court shares its four floor plans with Waterford-Worthington Way and Waterford-Cavendish Court, yet the three associations carry 2026 dues of $4,860, $6,188 and $7,712. A buyer’s all-in carrying cost moves the price a buyer will pay, so we price Amberley units against Amberley sales first and the other two Waterford associations second.
Honors and recognition:
Before you hire anyone, compare the agents who actually sell here. 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 Waterford Amberley Court home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Waterford Amberley Court? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers in Bonita Springs.
Waterford Amberley Court comes down to eight facts a buyer or seller should hold before anything else: its size, its buildings, its costs, its prices, its roofs, its condo-law status, its flood risk and its closest rival. Each is sourced in the sections below and current to September 2026.
Why McGreevy and Comisar Are the Best Realtor for Waterford Amberley Court
What Is It Like to Live in Waterford Amberley Court?
What Are Waterford Amberley Court Condos Selling For?
How Does Waterford Amberley Court Compare With the Other Worthington Condos?
How Did Waterford Amberley Court Come to Be?
What Are the Floor Plans and Buildings at Waterford Amberley Court?
What Does Waterford Amberley Court Include, and What Comes From the Master Club?
What Are the Waterford Amberley Court Dues and Fees in 2026?
Who Governs Waterford Amberley Court, and What Is on File?
When Were the Waterford Amberley Court Roofs Replaced?
Can You Rent Out a Waterford Amberley Court Condo?
What Are the Pet, Parking and Vehicle Rules at Waterford Amberley Court?
What Flood Zone Is Waterford Amberley Court In, and How Has It Fared in Storms?
How Does Insurance Work for a Waterford Amberley Court Condo?
Do Florida’s Milestone Inspection and SIRS Laws Apply to Waterford Amberley Court?
Which Schools Serve Waterford Amberley Court Addresses?
What Is Daily Life Like at Waterford Amberley Court: Gate, Carts, Trash and Internet?
How Far Is Waterford Amberley Court From Beaches, Hospitals and the Airport?
What Is Being Built Near Waterford Amberley Court?
What Are the Other Neighborhoods Inside Worthington?
Waterford Amberley Court vs Waterford-Cavendish Court: Which Fits You?
Which Communities Outside Worthington Should Waterford Amberley Court Buyers Compare?
What Are the Honest Pros and Cons of Waterford Amberley Court?
Your Local Real Estate Experts
Frequently Asked Questions, Buyer Edition
Frequently Asked Questions, Seller Edition
Sources and Authoritative References
Waterford Amberley Court is a quiet cul-de-sac of 11 two-story condominium buildings on Amberley Court, where every owner is a full golf member of Worthington Country Club. Owners get their own pool cabana, a pickleball court and a local tennis court, carport parking, and a gated, staffed entrance a short drive from I-75.
The street runs from 13000 to 13090 Amberley Court, and the association’s pool house sits at 13045 Amberley Court in the middle of the loop (LeePA parcel fabric, retrieved 26 Sep 2026). Buildings 1 through 6 look onto the golf course and Buildings 7 through 11 look onto a lake, according to the view codes on each unit’s county cost card (LeePA cost card, 13010 Amberley Ct #212, retrieved 26 Sep 2026). The nearest other Worthington neighborhood is Wedgewood-Sherburne, about 400 meters away centroid to centroid.
Daily life is shaped by the master club. Worthington describes itself as a “member-owned bundled golf community, where every homeowner has golf privileges” (Worthington Country Club, retrieved 26 Sep 2026). That means an Amberley owner walks or carts to an 18-hole, par-72 course renovated by Ron Garl in 2018, five Har-Tru tennis courts, three bocce courts, a resort pool with a cabana bar, a fitness center open 5:00 a.m. to 10:00 p.m., and the clubhouse dining rooms, with no equity fee (club Membership page, retrieved 26 Sep 2026).
On Amberley Court itself, the local amenities belong to the association. The club’s Spring and Summer 2026 newsletters list Waterford Amberley Court among the associations that run their own pool cabana and pickleball court, and owners pick up the pickleball key at the HOA office (The Eagle, Spring 2026; The Eagle, Summer 2026, retrieved 26 Sep 2026). The club’s rental forms list a local swimming pool, local cabana and local tennis court for Amberley (Rental Forms, rev. 6/15/25, retrieved 26 Sep 2026).
Who lives here? Worthington does not publish owner demographics, and we do not guess at them. What the public record does show is a product that suits a seasonal owner, a golfer who wants a lock-and-leave flat, or a first-time Worthington buyer who wants the club at the lowest entry price inside the gates. Bonita Springs as a whole is an older city: the U.S. Census puts the median age at 52.8 and the share of residents 65 and over at 44.2% (U.S. Census QuickFacts, retrieved 26 Sep 2026).
Waterford Amberley Court condos sold for a $199,500 median across 11 qualified sales recorded by the Lee County Property Appraiser in the 12 months from September 2025 through August 2026. Sales ran from $160,000 to $247,000, about $181 per heated square foot, for $2,254,250 in total volume, well below the 2022 peak.
Data updated: September 2026 (Lee County Property Appraiser recorded qualified sales, retrieved 26 Sep 2026)
The 12-month window is the first with at least 10 sales, so it carries the headline median. Longer windows add older, higher sales, which is why their medians rise. Each figure below counts qualified sales only, the arm’s-length transfers the county uses for valuation, and excludes foreclosures, family transfers and similar non-market deeds (LeePA Last Qualified Sale layer, retrieved 26 Sep 2026).
Window (ending August 2026) | Qualified sales | Median sale | Range | Total volume | Median $/sq ft |
|---|---|---|---|---|---|
12 months (Sep 2025 to Aug 2026) | 11 | $199,500 | $160,000 to $247,000 | $2,254,250 | $181 |
24 months (Sep 2024 to Aug 2026) | 13 | $221,250 | $160,000 to $308,000 | $2,837,250 | $181 |
36 months (Sep 2023 to Aug 2026) | 16 | $227,500 (mean of $225,000 and $230,000) | $160,000 to $320,000 | $3,697,250 | $186 |
60 months (Sep 2021 to Aug 2026) | 43 | $285,000 | $160,000 to $389,000 | $11,860,550 | $244 |
In the last 12 months we tracked every recorded Waterford Amberley Court sale, and there were 11. Here they are in date order, from the county’s qualified-sale file:
Recorded | Price |
|---|---|
October 17, 2025 | $195,000 |
November 7, 2025 | $179,000 |
December 31, 2025 | $187,500 |
February 5, 2026 | $247,000 |
March 20, 2026 | $225,000 |
March 27, 2026 | $230,000 |
April 14, 2026 | $180,000 |
May 15, 2026 | $199,500 |
May 20, 2026 | $230,000 |
May 27, 2026 | $221,250 |
July 31, 2026 | $160,000 |
Ten of the 11 recorded between October and May. The single summer sale, in late July, was also the lowest price of the year. That pattern is common across Worthington, and it is the main timing lesson for a seller: list before the season, not after it.
Waterford Amberley Court prices rose sharply in 2021 and 2022, peaked in 2022 and 2023, and have since fallen back. Calendar-year medians are shown only where a year has 10 or more sales; thinner years are shown as their full sale list or range.
Calendar year | Qualified sales | Median or sales |
|---|---|---|
2020 | 10 | $152,500 (mean of $150,000 and $155,000) |
2021 | 21 | $182,500 |
2022 | 16 | $306,500 (mean of $305,000 and $308,000); high $389,000 in April |
2023 | 7 | $375,000, $364,000, $345,000, $320,000, $320,000, $315,000, $300,000 |
2024 | 3 | $308,000, $285,000, $255,000 |
2025 | 4 | $275,000, $195,000, $187,500, $179,000 |
2026 (January to August) | 8 | $247,000, $230,000, $230,000, $225,000, $221,250, $199,500, $180,000, $160,000 |
Read plainly, the numbers say three things. First, today’s 12-month median of $199,500 is about 35% below the 2022 median of $306,500, and the per-square-foot median has dropped from $244 over five years to $181 over the last 12 months. Second, the 12-month median is still about 31% above the 2020 median of $152,500, so owners who bought before 2021 are generally ahead. Third, the market went quiet in between: only three qualified sales recorded in all of 2024.
The county records the prices; it does not record the reasons. As context, not as proven cause, four pressures line up with the timing. Florida insurance costs rose after Hurricane Ian in September 2022. Florida’s 2022 condominium safety law (SB 4-D) and its 2025 follow-up (HB 913) changed how buyers view every older condo, even where, as here, the milestone and SIRS rules do not apply (Florida House analysis, SB 4-D; HB 913 summary, retrieved 26 Sep 2026). Amberley’s own neighborhood dues rose from $3,624 in 2024 to $4,860 in 2026, a 34% increase (2024 HOA dues; 2026 HOA Fee Schedule, retrieved 26 Sep 2026). And master dues keep climbing, from $12,910 in 2025 to $13,058 in 2026. The same pullback shows up in the other two Waterford associations, which is consistent with a product-wide reset rather than anything specific to Amberley.
The county’s own view of value agrees with the recent sales. The 2025 LeePA market value across all 120 units has a median of $209,851 and runs from $166,012 to $234,269 (LeePA cost cards, retrieved 26 Sep 2026).
Waterford Amberley Court is the largest and least expensive to carry of Worthington’s five condominium associations, and it trades in the Waterford price band of roughly $180 to $200 per square foot. The two Wedgewood associations sell larger units with garages for about twice the price, while Waterford-Worthington Way commands a per-foot premium.
The yardstick below is the 24-month window (September 2024 through August 2026), the shortest window in which most of the five associations reach 10 sales. Wedgewood-Fountain recorded only nine, so we show its range instead of a median. Dues are the club’s 2026 neighborhood dues, before master dues.
Association | Units | Built | Mean unit size | 2026 neighborhood dues | 24-month sales | 24-month median | Median $/sq ft (24 months) |
|---|---|---|---|---|---|---|---|
Waterford Amberley Court | 120 | 1991 to 1993 | 1,187 sq ft | $4,860 | 13 | $221,250 | $181 |
92 | 1994 to 1995 | 1,184 sq ft | $6,188 | 10 | $247,500 (mean of $245,000 and $250,000) | $201 | |
72 | 1994 to 1995 | 1,182 sq ft | $7,712 | 11 | $200,000 | $177 | |
116 | 1991 to 1993 | 1,496 sq ft | $5,700 | 13 | $401,000 | $263 | |
120 | 1993 to 1994 | 1,496 sq ft | $5,080 | 9 | 9 sales, $350,000 to $450,000 | 9 sales, no median |
Sources: sales from the LeePA Last Qualified Sale layer; units, years and sizes from LeePA cost cards and the parcel fabric; dues from the 2026 HOA Fee Schedule, all retrieved 26 Sep 2026.
Three points stand out. Amberley and Cavendish sell the same four floor plans at almost the same price per foot, yet Cavendish owners pay $2,852 more a year in neighborhood dues. Worthington Way’s $201 per foot is the Waterford premium, although it is the only Waterford association with no local tennis or pickleball. And the Wedgewood carriage units, at about 1,500 square feet with garages and curbside trash, are a different product entirely, which is why their medians sit near $400,000.
Waterford Amberley Court carries the lowest 2026 neighborhood dues of Worthington’s three Waterford associations, $4,860 a year, and that single fact changes what a buyer can pay and what a seller can ask. Before you list or offer, get the numbers for your exact plan, floor and view.
Waterford Amberley Court began as the first condominium phases of Worthington Country Club. Waterford I was recorded in December 1990, Waterford II in October 1991 and Waterford III in March 1992, and the buildings went up from 1991 to 1993, alongside the 1991 golf course, before residents took control of the club in 1994.
Worthington’s master association, Worthington Master Association, Inc., was incorporated on February 7, 1990 (Sunbiz, N36503, retrieved 26 Sep 2026). Three months later, on May 14, 1990, a for-profit company called Waterford of Worthington Developments, Inc. was filed at the club’s address; it was voluntarily dissolved on January 7, 2000 (Sunbiz, L72462, retrieved 26 Sep 2026). The name of the parent developer or brand is not established in any public record we found, so we do not name one.
The Florida Division of Condominiums lists three condominiums under one managing entity, “Waterford Amberly Court Condo Assn Inc” (DBPR number MA00020520), all shown as approved and recorded (DBPR condominium public records; DBPR Condo_CW extract, retrieved 26 Sep 2026):
Condominium | DBPR project | Units | Recorded | Declaration (Official Records) | Buildings |
|---|---|---|---|---|---|
Waterford I, A Condominium | PR1U021586 | 32 | December 19, 1990 | OR 2193, page 1463 | 1, 2, 3 |
Waterford II, A Condominium | PR1U021864 | 48 | October 18, 1991 | OR 2253, page 1784 | 4, 5, 6, 7 |
Waterford III, A Condominium | PR1U022101 | 40 | March 31, 1992 | OR 2288, page 305 | 8, 9, 10, 11 |
The declaration book and page references come from the legal descriptions on the county roll, for example “WATERFORD I OR 2193 PG 1463 UNIT 2-202” (LeePA parcel fabric, retrieved 26 Sep 2026).
Each Waterford phase originally sat under a “Waterford Commons” association. The association that runs Amberley Court today, Waterford Amberley Court Condominium Association, Inc., was filed on March 17, 1992 and recorded a merger on January 27, 1999 (Sunbiz, N47906, retrieved 26 Sep 2026). The Waterford Commons associations all show as inactive by merger on Sunbiz (Sunbiz search, Waterford Commons, retrieved 26 Sep 2026). One trace of the old structure remains: the Waterford I to III common-element parcel, including the pool house at 13045 Amberley Court, is still recorded in the county’s name index to “Waterford Commons Assn I Inc.”
The golf course opened in 1991 on a Gordon G. Lewis design, and the community was turned over to residents in 1994 (GolfPass course profile; Bonita & Estero Magazine, Sept. 1, 2017, retrieved 26 Sep 2026). Amberley Court is therefore part of the original build of Worthington, and its oldest building, Building 1 at 13000 Amberley Court, dates to 1991.
Waterford Amberley Court has four floor plans in 11 two-story buildings: two-bedroom, two-bath units of 1,076 and 1,204 square feet and three-bedroom, two-bath units of 1,222 and 1,312 square feet. The larger plan of each pair sits upstairs. Eight buildings hold 12 units and three hold 8.
We mapped every one of the 120 units from its Lee County Property Appraiser cost card. Unit numbers combine the building number and the unit, so unit 212 is Building 2, unit 12, and each building has its own street address (LeePA cost card, 13010 Amberley Ct #212; LeePA parcel record, #212, retrieved 26 Sep 2026).
Plan | Floor | Bedrooms / baths | Heated sq ft | Units | 2025 LeePA market value, median |
|---|---|---|---|---|---|
Ground interior | 1 | 2 / 2 | 1,076 | 38 | $166,945 |
Ground end | 1 | 3 / 2 | 1,222 | 22 | $210,135 |
Upper interior | 2 | 2 / 2 | 1,204 | 38 | $210,460 |
Upper end | 2 | 3 / 2 | 1,312 | 22 | $222,811 |
Across all 120 units, 76 are two-bedroom, two-bath (63%) and 44 are three-bedroom, two-bath (37%). The mean unit is about 1,187 square feet. The county’s values show why floor matters: an upper-floor two-bedroom is appraised about $43,500 above the same plan downstairs, because the upstairs plan is 128 square feet larger.
Building | Address | Condominium | Units | Built (county) | View |
|---|---|---|---|---|---|
1 | 13000 Amberley Ct | Waterford I | 8 | 1991 | Golf course |
2 | 13010 Amberley Ct | Waterford I | 12 | 1992 | Golf course |
3 | 13020 Amberley Ct | Waterford I | 12 | 1992 | Golf course |
4 | 13030 Amberley Ct | Waterford II | 12 | 1992 | Golf course |
5 | 13040 Amberley Ct | Waterford II | 12 | 1992 | Golf course |
6 | 13046 Amberley Ct | Waterford II | 12 | 1993 | Golf course |
7 | 13050 Amberley Ct | Waterford II | 12 | 1993 | Lake |
8 | 13060 Amberley Ct | Waterford III | 12 | 1993 | Lake |
9 | 13070 Amberley Ct | Waterford III | 12 | 1993 | Lake |
10 | 13080 Amberley Ct | Waterford III | 8 | 1993 | Lake |
11 | 13090 Amberley Ct | Waterford III | 8 | 1993 | Lake |
In a 12-unit building, the ground floor has two three-bedroom end units (xx01 and xx06) and four two-bedroom interior units (xx02 to xx05), and the second floor mirrors it (ends xx07 and xx12, interiors xx08 to xx11). In an 8-unit building, each floor runs three-bedroom, two-bedroom, two-bedroom, three-bedroom.
The county’s view codes put 68 units (Buildings 1 to 6) on the golf course and 52 units (Buildings 7 to 11) on a lake. That 57% golf share is the lowest of the three Waterford associations; Waterford-Worthington Way is 74% golf and Waterford-Cavendish Court 67%. One quirk: the cost cards for the five lake-view buildings show an “actual/effective year built” of 2021, while their subarea year is 1993. No 2020 to 2022 structural permit explains it, and the same flag appears on the lake-view buildings at the other two Waterford associations, so we read it as an appraisal-model recoding, not new construction. The buildings date to 1993.
115 of the 120 units carry a screened “condo porch” on the county card, typically about 90 to 150 square feet, and 4 carry a glass-enclosed “condo lanai.” City permit records show lanai fire sprinklers in at least some units, including a 2012 permit at 13046 Amberley Ct #606 to verify sprinkler coverage, and a replaced fire alarm control panel in Building 1 in 2020 (Bonita Springs permit portal, permits 12BOS-COM01675 and FIRE20-73361-BOS, retrieved 26 Sep 2026). The club reminds residents that many condo buildings have local, bell-only fire alarms that are not monitored, so an alarm alerts the building but does not call the fire department (The Eagle, Summer 2026, retrieved 26 Sep 2026).
Amberley Court is a carport community. No unit’s cost card shows a garage, and the City permit portal has no garage-door permits on the street. About 35 of the 120 legal descriptions, mostly in Waterford I, carry an assigned parking space, written as “PK-SP” followed by the unit number. The club’s rules say condominium carports are not “fully enclosed structures,” so trucks, boats and similar vehicles cannot be kept in them (Purchaser’s Packet, retrieved 26 Sep 2026). There are no private pools; the association pool at the cabana serves all 120 units.
Waterford Amberley Court owners get two layers of amenities. The neighborhood association supplies a private pool cabana, a pickleball court and a local tennis court for Amberley owners only. The Worthington master association supplies everything else, from the 18-hole golf course to the clubhouse, fitness center and main pool, for every Worthington owner.
Club membership comes with every Amberley deed through the master association, which describes Worthington as a “member-owned bundled community” that “eliminates equity fees” (club Membership page, retrieved 26 Sep 2026). The master layer includes:
The full club picture, with tees, courts, dining and the social calendar, is on our Worthington Country Club guide.
Owning at Waterford Amberley Court in 2026 costs $13,058 in Worthington master dues plus $4,860 in neighborhood dues, $17,918 a year or about $1,493 a month, before the $1,000 annual food and beverage minimum. A new owner also pays a one-time $12,500 capital contribution to the master association at purchase.
Layer | 2026 amount | How it is billed | Source |
|---|---|---|---|
Master association dues | $13,058 a year ($1,088 a month) | Operating $8,957, business capital $501, capital reserves $3,600 | |
Waterford Amberley Court neighborhood dues | $4,860 a year | $1,215 a quarter, due January 1, April 1, July 1 and October 1, with a 10-day grace period | |
Food and beverage minimum | $1,000 a year | Spent at club outlets | |
Capital contribution, new owner | $12,500 once, at purchase | $1,306 for an existing Worthington owner buying another home inside the gates | |
Resale application | $150 | Plus an HOA Certificate of Approval on every sale |
A buyer’s first year at Amberley Court therefore runs about $31,418 in club and association charges: $13,058 master dues, $4,860 neighborhood dues, the $1,000 food and beverage minimum and the $12,500 capital contribution, plus the $150 application. Every year after, the recurring figure is about $18,918 including the minimum.
Year | Quarterly | Annual | Change |
|---|---|---|---|
2024 | $906 | $3,624 | |
2025 | $1,164 | $4,656 | +28.5% |
2026 | $1,215 | $4,860 | +4.4% |
Sources: 2024 HOA dues schedule, 2025 association assessment spreadsheet and 2026 HOA Fee Schedule, retrieved 26 Sep 2026. The reason for the 28.5% step in 2025 is not published. Even after it, Amberley’s $4,860 is the lowest of the three Waterford associations, about $4.09 per square foot of unit a year against $5.23 at Worthington Way and $6.52 at Cavendish Court.
All from the 2026 Fee Schedule and Rental Forms, retrieved 26 Sep 2026.
Waterford Amberley Court does not publish its budget, reserve schedule, insurance program or any special-assessment history. The club’s public real estate library of 395 files contains no association-specific declaration, rules, budget or reserve study for Amberley, and the club says each association’s documents are posted on the Frontsteps Residents Portal behind an owner login (club Real Estate files, retrieved 26 Sep 2026). What the dues pay for is not itemized either. The club’s documents do confirm that condo associations provide basic interior pest control and the Master Key locksmith program; building insurance, exterior maintenance, reserves, water and sewer are not stated publicly.
A buyer gets these documents in three ways: ask the seller to deliver the association’s current budget, most recent financial report, reserve schedule, insurance declarations, rules and recorded declaration as a condition of the contract; request the association’s estoppel certificate, which states dues, balances and any pending assessments; and call the HOA office at (239) 495-2278. We make this request on day one of every Amberley contract.
Budgeting a sale or a purchase? Sellers can get a free home valuation or call Jesse direct at (239) 898-6072 for a net sheet. Buyers can call Marc at (239) 287-5873 and read how we represent buyers in Bonita Springs.
Waterford Amberley Court Condominium Association, Inc. governs the 120 units. The Florida not-for-profit corporation (document N47906) was filed in 1992, is active, and is run through Worthington’s on-site HOA office rather than an outside management company. It restated its articles in 2013 and 2022 and was reinstated in December 2022.
Item | Record |
|---|---|
Name | Waterford Amberley Court Condominium Association, Inc. |
Document number / FEI | N47906 / 65-0345041 |
Filed | March 17, 1992 |
Status | Active |
Principal and mailing address | 13550 Worthington Way, Bonita Springs 34135 (since January 10, 2022) |
Registered agent | “Worthington Country Club HOA,” 13550 Worthington Way |
Key filings | Merger January 27, 1999; Amended and Restated Articles July 1, 2013; Restated Articles January 10, 2022; Reinstatement December 12, 2022 |
Annual reports | Every year from 1995 to 2021, then April 28, 2023; February 7, 2024; February 25, 2025; March 13, 2026 |
Source: Sunbiz, N47906, retrieved 26 Sep 2026. Five officers and directors are on file, all in care of the HOA office; they are private individuals and we do not publish their names.
No 2022 annual report appears on the filing list, and the association was reinstated on December 12, 2022. That pattern fits an administrative dissolution for a missed annual report, cured within the same year. Sunbiz does not state the reason, and the association has filed on time every year since. For a buyer, it is a paperwork question worth one line in the document review, not a red flag on its own.
Unlike Worthington’s other four condo associations, which name the community association manager individually as registered agent, Amberley names the HOA office itself. The association is self-managed through the on-site Worthington HOA office, which has a CAM and HOA manager, an HOA assistant, and the Frontsteps portal for dues, work orders and documents. The office is open Monday to Friday, 8:00 a.m. to 4:00 p.m., with an after-hours emergency line at (239) 446-6427 (Purchaser’s Packet, retrieved 26 Sep 2026).
Waterford Amberley Court is a condominium association, so Chapter 718 of the Florida Statutes governs its reserves, records and budgets (s. 718.112, F.S., retrieved 26 Sep 2026). The Worthington master association sits above it with its own recorded documents and budget. Florida regulates homeowners’ associations separately under Chapter 720; which chapter governs the master association is set by its recorded governing documents, which are not posted publicly. A buyer reviews both layers: the condominium documents for the unit and the master documents for the club.
Waterford Amberley Court’s roofs were replaced in October 2009 with concrete tile on all 11 buildings and the pool house, under City of Bonita Springs permits 09BOS-TRA02630 through 09BOS-TRA02641, all finaled. We found no later roof permit, so in 2026 the roofs are about 17 years old.
The permits were issued on October 16, 2009 and each is described as a “CT RE-ROOF,” concrete tile, covering 13000 through 13090 Amberley Court and the pool house at 13045 (Bonita Springs permit portal, retrieved 26 Sep 2026). We searched both the City portal and the county’s permit feed, which the Property Appraiser warns “may not be a comprehensive or timely listing,” for any later roof work on Amberley Court and found none (LeePA parcel record with permits, retrieved 26 Sep 2026).
Roof age drives two things a buyer cares about: the insurance premium on the association’s master policy, which flows into dues, and the size of any future roof assessment. The club’s documents do not publish Amberley’s roof reserve or any plan to re-roof. For comparison, Waterford-Worthington Way and Waterford-Cavendish Court were both re-roofed in 2008, a year earlier than Amberley, and Wedgewood-Fountain re-roofed all 30 of its buildings in 2025.
No special assessment is documented in the club’s public newsletters from Summer 2025 to Summer 2026 or in the fee schedules. That is not proof none exists, which is why the estoppel certificate and the association’s minutes belong in every buyer’s review.
Roof questions before you list or buy? Sellers, start with a free valuation or call Jesse direct at (239) 898-6072; buyers, call Marc at (239) 287-5873 and see how we represent buyers in Bonita Springs.
Waterford Amberley Court owners can rent their condos under Worthington’s club-wide leasing rules: each lease must run at least 30 consecutive days, except in February, and a unit’s club privileges can transfer to tenants no more than four times a calendar year. Tenants receive the owner’s club privileges for the lease term.
The rental packet goes to the club at least 30 days before occupancy, with 60 days preferred. The neighborhood association has up to 20 days to review it, and the General Manager then approves or disapproves within 7 days. The owner must be in good standing with both the master and the neighborhood association (Rental Forms, rev. 6/15/25, retrieved 26 Sep 2026).
Rental charge | Amount |
|---|---|
Master association rental application | $100 |
Club Amenities Transfer Fee, 1-month lease | $300 |
Club Amenities Transfer Fee, more than 1 and up to 3 months | $400 |
Club Amenities Transfer Fee, more than 3 and up to 12 months | $500 |
Waterford Amberley Court association rental fee | $150 |
Rental processing fee (2026 Fee Schedule) | $350 |
When an owner leases, the owner gives up club use for that period, and renters and their guests may not keep pets. Whether Amberley’s own declaration adds a minimum ownership period before a first lease is not published; ask for the declaration and rules before you buy a unit to rent.
Waterford Amberley Court follows Worthington’s club-wide rules: owners may keep a dog or cat up to 25 pounds, renters and guests may not keep pets, carports cannot store trucks or boats, and only licensed drivers may drive golf carts. The association’s own rules sit behind the owner portal.
Waterford Amberley Court sits in FEMA flood Zone X, an area of minimal flood hazard, and in Lee County evacuation Zone C with storm-surge zone 3. None of Worthington’s roughly 800 residential parcels falls inside a FEMA Special Flood Hazard Area, so a lender will not require flood insurance on an Amberley unit.
FEMA’s National Flood Hazard Layer returns Zone X, with no base flood elevation, at a point on the Waterford condos (folio 10354464, 13090 Amberley Court) and at every other point tested across Worthington, on FIRM panel 12071C0678F dated August 28, 2008 (FEMA NFHL, Flood Hazard Zones; FIRM Panels layer, retrieved 26 Sep 2026). The nearest Special Flood Hazard Area is a Zone AE polygon toward the Imperial River, about 250 meters from the northwest edge of Worthington. A Revised Preliminary Flood Insurance Study for Lee County is dated December 4, 2025, and FEMA’s preliminary layer shows no new flood-zone polygons at the Worthington points (Lee County FIS; FEMA Preliminary NFHL, retrieved 26 Sep 2026).
The county’s evacuation layer returns Zone C, surge zone 3 (LeePA Evacuation Zones layer, retrieved 26 Sep 2026). Lee County describes Zone C as areas where “a large and/or powerful hurricane from the Gulf may require evacuations for surge and/or wind,” evacuated later than Zones A and B (Lee County, Zone C, retrieved 26 Sep 2026). The county’s wind layer puts Worthington at a 160 mph design wind speed and inside the wind-borne debris region, which is why opening protection and roof-to-wall connections matter on insurance inspections (LeePA Wind layer, retrieved 26 Sep 2026).
Bonita Springs holds a FEMA Community Rating System Class 5 rating, worth a 25% discount on NFIP flood policies in the city, which FEMA kept after a 2024 review (City of Bonita Springs, FEMA CRS, retrieved 26 Sep 2026).
Waterford Amberley Court owners insure in two layers: the association’s master policy covers the buildings as defined in the declaration, and each owner carries a condo unit-owner policy, called an HO-6, for the interior, contents and liability. Unlike a single-family HO-3 policy, an HO-6 on Citizens is exempt from Florida’s flood-coverage mandate.
A detached Worthington home, such as an estate home or villa, is insured on an HO-3 homeowner policy that covers the whole structure. An Amberley unit owner does not insure the building shell; the association does, and the division of what each policy covers is set by the declaration and Chapter 718. Amberley’s master insurance carrier, limits and deductibles are not published, so a buyer asks for the association’s insurance declarations page before signing.
Florida now requires Citizens personal-lines policyholders to carry flood coverage on a phased schedule, reaching all remaining personal residential policies on January 1, 2027 (s. 627.351, F.S., retrieved 26 Sep 2026). Citizens has said that condominium units insured under a condominium unit owners form no longer need to obtain flood coverage (Citizens Property Insurance, retrieved 26 Sep 2026). An Amberley buyer on an HO-6 can still choose flood coverage, and many do in Florida, but it is not required by Citizens or by a lender in Zone X. Citizens also applies a 20% rule: a primary residence is not eligible for a new Citizens policy if a private insurer offers comparable coverage for no more than 20% above the Citizens premium.
The Amberley buildings went up in 1991 to 1993, after Hurricane Andrew but before the first statewide Florida Building Code took effect on March 1, 2002 (Florida Building Commission effective dates, retrieved 26 Sep 2026). Insurers treat such buildings as pre-code unless components have been replaced under a later edition. The 2009 tile roofs post-date the 2002 code, which helps the master policy. For a unit owner, the useful documents are the association’s most recent wind-mitigation inspection, any opening-protection records, and the roof permit numbers listed on this page.
Florida’s milestone inspection and structural integrity reserve study (SIRS) laws do not apply to Waterford Amberley Court. Both apply only to buildings three habitable stories or higher, and all 11 Amberley buildings are two stories: the county records 60 units on floor 1, 60 on floor 2, and none higher.
The milestone inspection applies to a building “three habitable stories or more in height as determined by the Florida Building Code” (s. 553.899, F.S., retrieved 26 Sep 2026). The SIRS is required “for each building on the condominium property that is three habitable stories or higher in height” (s. 718.112, F.S., retrieved 26 Sep 2026). The state regulator describes the same thresholds (Florida DBPR, Condominium Inspections, retrieved 26 Sep 2026).
We pulled the county cost card for all 120 Amberley units. Every card gives a floor of 1 or 2, every building has both, and the complex is coded “Condominium, Low Rise, 1 to 3 Floors.” The recorded declaration building exhibits (OR 2193/1463, 2253/1784 and 2288/305) are the formal check, and nothing in the county sketches or City permits suggests a third habitable level. The state’s SIRS database runs in an app we could not query by machine, and no SIRS would be expected for two-story buildings (DBPR SIRS reporting, retrieved 26 Sep 2026).
For a buyer, the practical point is that Amberley avoids the engineering-report costs that have driven special assessments at taller Florida condos, but the reserve question does not go away: ask whether owners have voted to waive or reduce reserves, and how much sits in the roof reserve.
Waterford Amberley Court addresses fall under the School District of Lee County’s Proximity Plan, where families rank schools inside their zone. The Bonita Springs schools sit in elementary Zone Q, middle Zone GG and the South high school sub-zone 2; the nearest are Bonita Springs Elementary, Bonita Springs Middle and Bonita Springs High.
Lee County assigns seats by choice and lottery, not fixed boundaries, with priority for students within 2 miles and for the nearest school (Student Enrollment Plan 2026-2027, retrieved 26 Sep 2026). We found no public address-to-zone lookup, so confirm the zone for your address with district Student Enrollment; new-student registration for 2027-28 runs November 16, 2026 to January 7, 2027 (Lee Schools Student Enrollment, retrieved 26 Sep 2026).
School | Grades | Approximate drive from the Worthington entrance |
|---|---|---|
Bonita Springs Elementary, 10701 Dean St SE | K to 5 | 3.3 miles, 8 minutes |
Spring Creek Elementary, 25571 Elementary Way | K to 5 | 7.1 miles, 13 minutes |
Pinewoods Elementary, Estero | K to 5 | 9.9 miles, 16 minutes |
Bonita Springs Middle Center for the Arts, 10141 W Terry St | 6 to 8 | 4.3 miles, 10 minutes |
Bonita Springs High, 25592 Imperial Pkwy | 9 to 12 | 5.8 miles, 11 minutes |
Estero High, 21900 River Ranch Rd | 9 to 12 | 10.5 miles, 17 minutes |
School addresses are from the district’s elementary, middle and high school directories; drive times are free-flow estimates from the OSRM router with no traffic, retrieved 26 Sep 2026. The district earned a “B” for 2025-26 (School District of Lee County, July 2026, retrieved 26 Sep 2026). Bonita Springs Charter School, a public K to 8 charter at 25380 Bernwood Drive, enrolled 1,287 students in 2024-25 (NCES, retrieved 26 Sep 2026).
Daily life at Waterford Amberley Court runs through Worthington’s staffed gate, the on-site HOA office and a few condo-specific routines: carport parking, dumpster trash collection instead of curbside pickup, and fiber internet. Most errands start at the main entrance on Bonita Grande Drive, less than a mile from I-75.
Sources: Purchaser’s Packet and The Eagle, Summer 2026, retrieved 26 Sep 2026.
Bonita Springs Utilities, a member-owned cooperative, serves the City of Bonita Springs with water and wastewater, although we have not confirmed Worthington’s service at the parcel level (Bonita Springs Utilities, retrieved 26 Sep 2026). Worthington sits inside the city and most likely in tax district 017, which carried a total of 12.7970 mills for 2025 (LeePA 2025 Millage Book, retrieved 26 Sep 2026). Voters approved a $35 million rail-trail bond on August 18, 2026, which may add debt millage to future bills (official ballot, retrieved 26 Sep 2026). There is no CDD at Worthington (Lee County Special Districts, retrieved 26 Sep 2026).
Waterford Amberley Court is about 0.9 miles from I-75 Exit 116 at the Worthington entrance, about 14 minutes from Bonita Beach Park, 14 minutes from NCH North Naples Hospital and 28 minutes from Southwest Florida International Airport, by free-flow estimates with no traffic.
Destination | Approximate drive |
|---|---|
I-75 Exit 116 at Bonita Beach Road | 0.9 miles |
Bonita Springs fire station, 27701 Bonita Grande Dr | 0.6 miles, 3 minutes |
Bonita Beach Park | 7.1 miles, 14 minutes |
NCH North Naples Hospital (311 beds, 24-hour emergency) | 7.9 miles, 14 minutes |
NCH freestanding emergency department, Bonita | 8.6 miles, 15 minutes |
Lee Health Coconut Point Emergency Department | 9.6 miles, 17 minutes |
Coconut Point, Estero | 9.9 miles, 18 minutes |
Mercato, North Naples | 10.4 miles, 19 minutes |
FGCU | 11.6 miles, 20 minutes |
Lovers Key State Park | 11.9 miles, 23 minutes |
Downtown Naples, 5th Avenue South | 17.9 miles, 28 minutes |
RSW, Southwest Florida International Airport | 19.6 miles, 28 minutes |
Downtown Fort Myers | 27.2 miles, 36 minutes |
Drive times are OSRM estimates from the Worthington entrance on Bonita Grande Drive (OSRM, retrieved 26 Sep 2026); peak-season traffic adds time. Hospital details: AHCA FloridaHealthFinder, NCH North Naples, NCH Bonita locations, Lee Health Coconut Point ED. The Bonita Springs Fire Control and Rescue District carries an ISO rating of 2 (Bonita Fire, retrieved 26 Sep 2026).
Three projects will change the drive to Waterford Amberley Court: Midtown at Bonita, a 68-acre mixed-use center across Bonita Beach Road from the Worthington entrance road; the I-75 express-lane project that starts construction this fall; and the East Terry Street stormwater and pathway project that ends at Bonita Grande Drive.
For an Amberley owner, the likely effect is more shopping within a mile and years of construction traffic at the Bonita Beach Road interchange.
Waterford Amberley Court is one of nine neighborhood associations inside Worthington Country Club, which together hold 799 residences: 279 estate homes and villas on platted lots and 520 condominium units in five condo associations. Each neighborhood sets its own dues, building type and price band on top of the shared club.
The other eight neighborhoods, and how they differ from Amberley:
The full picture of all nine, with the club, the course and the master fee stack, is on our Worthington Country Club guide.
Waterford Amberley Court and Waterford-Cavendish Court sell the same four Waterford floor plans in two-story carport buildings with their own pool and pickleball, so the choice comes down to cost, age, size and setting. Amberley is larger, older and $2,852 a year cheaper in 2026 dues; Cavendish is smaller, newer and more golf-facing.
Decision factor | Waterford Amberley Court | Waterford-Cavendish Court |
|---|---|---|
Units and buildings | 120 units, 11 buildings | 72 units, 6 buildings |
Built | 1991 to 1993 | 1994 to 1995 |
Floor plans | 1,076 to 1,312 sq ft, same four plans | 1,076 to 1,312 sq ft, same four plans |
Two-bed / three-bed mix | 76 / 44 | 48 / 24 |
Views | 57% golf, 43% lake | 67% golf, 33% lake |
2026 neighborhood dues | $4,860 | $7,712 (highest in Worthington) |
All-in with $13,058 master dues | $17,918 a year | $20,770 a year |
Dues change, 2024 to 2026 | +34% | +53% |
Local amenities | Pool cabana, pickleball, tennis | Pool cabana, pickleball, tennis |
Last full re-roof found | October 2009, concrete tile | October 2008, tile |
12-month qualified sales | 11 sales, $199,500 median | 7 sales: $225,000, $215,000, $200,000, $190,000, $180,000, $180,000, $180,000 |
24-month median and $/sq ft | $221,250, $181 (13 sales) | $200,000, $177 (11 sales) |
Sunbiz record | N47906, reinstated December 2022 | N94000001381, annual reports every year 1995 to 2026 |
Sources: LeePA Last Qualified Sale layer, 2026 HOA Fee Schedule, Sunbiz, N94000001381 and the City permit portal, retrieved 26 Sep 2026.
Choose Waterford Amberley Court if carrying cost is your first filter, you want the widest choice of units (120 against 72), or you prefer a lake view: Amberley has five lake-view buildings. At the same price per foot, $2,852 a year in lower dues is real money over a decade of ownership.
Choose Waterford-Cavendish Court if you want a newer building, a higher share of golf views and a smaller association of six buildings, and you are comfortable with the highest neighborhood dues in Worthington. Ask why Cavendish dues rose 53% between 2024 and 2026; the reason is not published, and the answer may tell you whether reserves are already funded.
For either one, ask for the roof reserve balance. Both associations are on 2008 to 2009 tile roofs, and neither publishes a replacement plan.
Comparing the two for a sale or a purchase? Sellers can get a free valuation or call Jesse direct at (239) 898-6072; buyers can call Marc at (239) 287-5873 and see how we represent buyers in Bonita Springs.
Waterford Amberley Court buyers usually compare Worthington with other Bonita Springs and Estero golf communities where the club is part of ownership. The closest match is Highland Woods, also 799 homes and bundled, followed by Pelican Sound, Vasari and Bonita National, with Hunters Ridge and Spanish Wells as optional-club alternatives.
Community | Club model | Latest published annual club or master dues | One-time buyer charge |
|---|---|---|---|
Worthington (Waterford Amberley Court) | Bundled, no equity fee | $13,058 master + $4,860 neighborhood (2026) | $12,500 capital contribution |
Bundled, every owner a member | $13,812.79 club dues + $500 F&B minimum (2026) | $10,000 capital contribution | |
Pelican Sound, Estero | Bundled, owner-only | $11,495 annual assessment (2026) | $20,300 initiation for first-time owners, or $11,495 resale capital fee for returning owners |
Vasari | Bundled, no initiation fee, no F&B minimum | Not published | Not published |
Bonita National | Bundled, deeded Golf and Social or Social | $4,256 master HOA plus other lines; golf homes add $3,002 golf dues (2026) | $5,000 HOA capital from Aug. 1, 2026, plus $5,000 golf capital |
Hunters Ridge | Mandatory social, optional golf | $4,775 social; $10,526 golf total (2026) | $50,000 golf initiation unless attached to the home |
Spanish Wells | Optional club | Not published on reachable pages | $4,800 capital assessment |
Sources: Highland Woods 2026 estoppel information, Pelican Sound 2026 fact sheet, Vasari Country Club, Bonita National real estate packet, Hunters Ridge 2026 fees and Spanish Wells Unit Two HOA, retrieved 26 Sep 2026.
The Waterford condo is the reason a budget buyer looks at Worthington at all. Highland Woods carries slightly higher club dues and a lower capital contribution; Pelican Sound charges a much larger first-time initiation. For a buyer who wants full golf membership at the lowest total cost of entry, an Amberley condo is one of the lowest-priced ways into a bundled Bonita club that we track. Our Highland Woods guide sets out that community’s fees line by line.
Waterford Amberley Court’s strengths are full golf membership at an entry price near $200,000, the lowest Waterford dues and no SIRS requirement. Its weaknesses are 17-year-old roofs with no published reserve, 1990s pre-code construction, carports rather than garages, and prices that are still resetting from the 2022 peak.
Weighing it up for a sale or a purchase? Sellers can get a free valuation or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 and see how we represent buyers in Bonita Springs.
If you’re searching for a Waterford Amberley Court listing agent, or thinking, “I need someone to sell my Waterford Amberley Court home…”, start with the recorded numbers and the three things that set an Amberley price: floor, view and the carrying cost a buyer compares against the other two Waterford associations. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales.
Why Waterford Amberley Court 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 Amberley listing.
Waterford Amberley Court sales, last 12 months (county-recorded qualified sales, September 2025 through August 2026): In the last 12 months Waterford Amberley Court has seen 11 resales, $2,254,250 in total volume, a $199,500 median, a $247,000 high and a $160,000 low, about $181 per heated square foot. Average days on market and the sale-to-list ratio for these sales are being added from our Southwest Florida MLS report.
Get a Waterford Amberley Court valuation that prices your unit against sales of your own plan, floor and view, not the whole ZIP code: start at our free home valuation, or call Jesse direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873 and see how we represent buyers in Bonita Springs.
(239) 898-6072, text or call.
A dedicated Waterford Amberley Court 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.
In the last 12 months, Amberley units recorded qualified sales from $160,000 to $247,000 at a $199,500 median. Your plan, floor, view and condition place you within that range; call Jesse at (239) 898-6072 for a figure built on your unit.
The 2026 fee schedule lists the capital contribution as due from the new owner at purchase. Any different split is a negotiated term of your contract.
No repair is required to sell. A clean wind-mitigation record, the 2009 roof permit numbers and any interior updates help a buyer’s insurance quote and price, so we gather them before listing.
Yes. Every Worthington sale needs an HOA Certificate of Approval, and the Amberley association charges a $150 resale application.
Yes, subject to the lease. The tenant holds the club privileges until the lease ends, and a buyer will want the lease terms and end date up front.
Ten of the last 11 recorded sales closed between October and May, so listing in the fall catches the season’s buyers.
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 Waterford Amberley Court and every other Worthington neighborhood.
Jesse McGreevy is a top-reviewed Waterford Amberley Court realtor, and so is Marc Comisar: read our verified Google reviews. Learn more about McGreevy and Comisar and our team, or read the profiles of Jesse McGreevy and Marc Comisar.
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Verified Google review
★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” 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 Waterford Amberley Court condo? Start with a free 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 Waterford Amberley Court. Every answer is short, matches the sourced sections above and is current to September 2026.
Waterford Amberley Court is a 120-unit condominium association of 11 two-story buildings on Amberley Court inside Worthington Country Club in Bonita Springs, Florida. It covers three recorded condominiums, Waterford I, II and III, built from 1991 to 1993.
Waterford Amberley Court runs from 13000 to 13090 Amberley Court inside the gates of Worthington Country Club, which sits south of Bonita Beach Road and just east of I-75 in the City of Bonita Springs.
Waterford Amberley Court has 120 units in 11 buildings: eight 12-unit buildings and three 8-unit buildings (Buildings 1, 10 and 11).
Yes. The county cost cards place every one of the 120 units on floor 1 or floor 2, and every building has both floors.
Waterford Amberley Court has four plans: two-bedroom, two-bath units of 1,076 square feet downstairs and 1,204 upstairs, and three-bedroom, two-bath end units of 1,222 square feet downstairs and 1,312 upstairs.
Waterford Amberley Court has 76 two-bedroom, two-bath units and 44 three-bedroom, two-bath units.
The county roll dates Building 1 to 1991, Buildings 2 to 5 to 1992 and Buildings 6 to 11 to 1993.
Sixty-eight units in Buildings 1 to 6 carry a golf-course view code on the county roll, and 52 units in Buildings 7 to 11 carry a lake view.
No. Waterford Amberley Court is a carport community, and about 35 units in the legal records carry an assigned parking space.
Yes. Every Worthington owner is a golf member through the master association, which the club’s membership page describes as a member-owned bundled community with no equity fee.
Waterford Amberley Court’s 2026 neighborhood dues are $1,215 a quarter, or $4,860 a year, on top of $13,058 in Worthington master dues, for about $17,918 a year before the $1,000 food and beverage minimum.
The dues are not itemized publicly. Club documents confirm basic interior pest control and the Master Key locksmith program; insurance, maintenance and reserves are set out in the association’s budget on the owner portal.
Yes. A new Worthington owner pays a one-time $12,500 capital contribution to the master association in 2026, or $1,306 if already an owner inside the gates.
Waterford Amberley Court recorded 11 qualified sales in the 12 months through August 2026 at a $199,500 median, from $160,000 to $247,000.
The median was about $181 per heated square foot over both the last 12 months and the last 24 months of recorded sales.
Prices are down from the peak. The 2022 calendar-year median was $306,500 and the 12-month median is $199,500, although that is still above the 2020 median of $152,500.
In dues, yes: $4,860 against $7,712 in 2026. In price, the two are close, with 24-month medians of $221,250 and $200,000.
No. Both laws apply only to buildings three habitable stories or higher, and all Amberley buildings are two stories.
Yes. Ordinary statutory reserves apply, although owners of non-SIRS buildings may vote to waive or reduce them. Ask for the current reserve schedule.
City permits show concrete tile re-roofs on all 11 buildings and the pool house in October 2009, and we found no later roof permit.
None is documented in the club’s public newsletters or fee schedules, but that is not proof none exists; the estoppel certificate and minutes will show any assessment.
FEMA Zone X, an area of minimal flood hazard, on panel 12071C0678F. No Worthington parcel sits in a Special Flood Hazard Area.
A lender does not require it in Zone X, and Citizens exempts condo unit-owner policies from its flood mandate. You may still choose to buy it.
Lee County evacuation Zone C, storm-surge zone 3.
An HO-6 condo unit-owner policy for the interior, contents and liability. The association’s master policy insures the buildings as defined in the declaration.
Yes, under Worthington’s rules: leases of at least 30 consecutive days except in February, and no more than four transfers of club privileges a year.
No. Only owners may keep pets, a dog or cat up to 25 pounds.
Yes. The association has its own pool cabana at 13045 Amberley Court, along with a pickleball court and a local tennis court.
Yes. Amberley has its own pickleball court, and owners pick up the key at the HOA office. Club-level pickleball courts are planned for 2027 to 2028.
Condo trash goes to a dumpster, collected on Mondays plus Thursdays in season.
Lee County uses a choice-based Proximity Plan; the nearest schools are Bonita Springs Elementary, Bonita Springs Middle Center for the Arts and Bonita Springs High.
About 7.1 miles, or 14 minutes without traffic, to Bonita Beach Park.
About 19.6 miles, or 28 minutes without traffic, to Southwest Florida International Airport.
The association is self-managed through Worthington’s on-site HOA office, which also serves as its registered agent.
Association documents are on the Frontsteps owner portal. Buyers should request the declaration, budget, reserve schedule, insurance and rules from the seller or the HOA office at (239) 495-2278.
These are the questions Waterford Amberley Court owners ask us before they list. The answers match the figures above; for a number on your own unit, call Jesse direct at (239) 898-6072.
Eleven units recorded qualified sales from September 2025 through August 2026, at a $199,500 median and $2,254,250 in total volume.
The highest was $247,000, recorded in February 2026.
The lowest was $160,000, recorded in July 2026, the only summer sale of the year.
Eleven recorded in the last 12 months, 13 in the last 24 months and 16 in the last 36 months.
The county records prices, not reasons. As context, insurance costs, Florida’s condo-law reforms and higher dues all rose over the same period, and the same reset shows up across Worthington’s Waterford associations.
Usually. The county’s 2025 values put the upstairs two-bedroom plan about $43,500 above the downstairs plan, which is 128 square feet smaller.
The public record does not isolate a view premium. We compare recorded sales of the same plan in golf-view and lake-view buildings when we price your unit.
The county does not record days on market. That figure comes from the Southwest Florida MLS and is being added from our MLS report; call us for the current number.
Sale-to-list is an MLS figure, not a county one, and we are adding it from our MLS report.
In the fall. Ten of the last 11 recorded sales closed between October and May.
No. The roofs belong to the association and were replaced in October 2009; we share the permit numbers with buyers.
Often. We tell them early that all Amberley buildings are two stories, so the SIRS and milestone inspection laws do not apply.
Yes. Every sale needs an HOA Certificate of Approval, and the association charges a $150 resale application.
The 2026 fee schedule lists it as due from the new owner at purchase; any other split is negotiated in your contract.
Yes, subject to the lease, which the buyer will want to see.
Your deed, the latest dues statement, any lease, wind-mitigation or insurance records for the unit, and the association’s documents from the owner portal.
Yes, on Saturday or Sunday from 1:00 to 4:00 p.m., registered with the club by the Thursday before at 3:30 p.m., with one small sign.
Yes. At $4,860 in 2026, Amberley’s dues are the lowest of the three Waterford associations for the same floor plans, which lowers a buyer’s monthly cost.
Worthington Way sold at a higher 24-month median of $247,500, the mean of $245,000 and $250,000 across its 10 sales, and about $201 per square foot, against Amberley’s $221,250 and $181.
Cavendish recorded a $200,000 24-month median at about $177 per square foot, close to Amberley’s $221,250 and $181.
The 2025 LeePA market values across Amberley run from $166,012 to $234,269, with a median of $209,851. Your unit’s card is on the Property Appraiser’s site.
No. The county value is a mass-appraisal estimate; buyers pay for plan, floor, view, condition and timing.
Not for a lender in Zone X, and Citizens exempts condo unit-owner policies from its flood mandate.
Membership stays with the unit and passes to the buyer, who pays the capital contribution at purchase.
We price by plan, floor and view, lead with the lowest Waterford dues and the no-SIRS status, photograph the golf or lake view, and reach buyers comparing all three Waterford associations.
Yes. Many Amberley owners are seasonal, and we handle showings, paperwork and the club approval while you are away.
Your net depends on price, payoff and closing costs. Call Jesse at (239) 898-6072 for a net sheet built on recorded Amberley sales.
Yes. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales.
Yes. We tracked every qualified sale the county recorded at Amberley since 2016, and the last 12 months are listed on this page.
A dedicated seller page is coming. Until then, use our free home valuation or call Jesse direct.
Sometimes. We walk the unit with you and recommend only the updates that recorded sales suggest a buyer will pay for.
Start at our free home valuation or call Jesse direct at (239) 898-6072, text or call.
Every figure on this page traces to one of these public sources. We cite primary records first: the county, the city, the state, FEMA and the club’s own documents. No brokerage or listing portal is used as a source.
These are the governing, financial, legal and hazard documents a Waterford Amberley Court buyer or seller should read, each linked to the official authority that publishes it. The association’s declaration, bylaws, rules, budget and reserve schedule are not posted publicly; request them from the seller or the HOA office at (239) 495-2278, or pull the recorded declarations (OR 2193/1463, 2253/1784 and 2288/305) from the Lee County Clerk.
Document | Publisher | Link |
|---|---|---|
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 (map, rules, fees, contacts) | Worthington Country Club | |
Rental Forms and leasing rules (rev. June 15, 2025) | Worthington Country Club | |
Open House Guidelines (rev. 2026) | Worthington Country Club | |
The Eagle newsletter, Summer 2026 (local HOA news) | Worthington Country Club | |
Evacuation Zone C fact sheet | Lee County Emergency Management | |
Revised Preliminary Flood Insurance Study (Dec. 4, 2025) | Lee County / FEMA | |
2025 Taxing District Millage Book | Lee County Property Appraiser | |
SB 4-D condominium safety bill analysis (2022) | Florida House of Representatives | |
Florida Building Code effective dates | Florida Building Commission | |
Student Enrollment Plan 2026-2027 | School District of Lee County | |
Hurricane Ian Tropical Cyclone Report | National Hurricane Center |
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 Waterford Amberley Court. 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.
