Wedgewood-Sherburne at Worthington Country Club in Bonita Springs: 116 condos of 1,446 to 1,576 sq ft in four-unit buildings with garages, bundled golf, $5,700 in 2026 dues. 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 are the team Wedgewood-Sherburne owners call first when it is time to sell, and the team buyers call when they want the carriage-home side of Worthington explained on the public record. Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales.
Wedgewood-Sherburne is a 116-unit carriage-home condominium of two-story, four-unit buildings with garages inside the master-planned community of Worthington Country Club in Bonita Springs, Florida. It is the larger-floor-plan condo choice behind the Worthington gate: every unit runs 1,446 to 1,576 square feet on Sherburne Circle, every owner is a full golf member of the club, and the association’s 2026 dues are $475 a month, or $5,700 a year, on top of the club’s $13,058 master dues. If you own here, Jesse leads the listing side; if you are shopping, Marc leads the buyer side.
This guide is written for sellers first and buyers second. We built it from the public record: Lee County Property Appraiser cost cards for all 116 units, every qualified sale the county has recorded on Sherburne Circle, City of Bonita Springs permit files for all 29 buildings, the Florida Division of Corporations filing history for Wedgewood-Sherburne, Inc., the Florida DBPR condominium registry, and the club’s own 2026 fee schedules and purchaser’s packet. Every figure carries its source and date. Where a fact is not published anywhere, we say so and tell you who holds it.
If you own a Wedgewood-Sherburne condo and want to know what it would sell for today, call Jesse direct at (239) 898-6072, text or call. If you are comparing Sherburne with Wedgewood-Fountain or the Waterford condos, call Marc at (239) 287-5873 and read on.
If you’re searching for the best realtor for Wedgewood-Sherburne in Worthington Country Club, Bonita Springs, whether you’re ready to sell your Wedgewood-Sherburne 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 Wedgewood-Sherburne track record (last 12 months, September 2025 through August 2026): 8 Wedgewood-Sherburne resales recorded as qualified sales by the Lee County Property Appraiser · $2,983,000 in Wedgewood-Sherburne dollar volume · highest-priced Wedgewood-Sherburne sale: $420,000, reached twice in February 2026 · widening the window to 24 months, 13 qualified sales, $5,018,000 in volume and a $401,000 median, with a high of $455,000 in January 2025. In the last 12 months we tracked every recorded Wedgewood-Sherburne sale unit by unit, and each one is listed in the market section below. Days on market and the sale-to-list ratio exist only in 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.
For Wedgewood-Sherburne sellers: professional photography, cinematic video and drone footage of the Sherburne Circle lakes and the Worthington course, a qualified-buyer database built over two decades, and discretion when you want it. On a lake-view carriage home the water behind the lanai is the product, and we shoot it that way.
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 Wedgewood-Sherburne home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Wedgewood-Sherburne? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers in Bonita Springs.
Wedgewood-Sherburne comes down to eight facts a buyer or seller should hold before anything else: its size and building type, its floor plans, its garages, its costs, its prices, its roofs, its legal status under Florida’s condo-safety laws and its closest rival. Each is sourced below and current to September 2026.
Why McGreevy and Comisar Are the Best Realtor for Wedgewood-Sherburne
What Is It Like to Live in Wedgewood-Sherburne?
What Are Wedgewood-Sherburne Condos Selling For?
How Did Wedgewood-Sherburne Come to Be?
What Are the Homes Like in Wedgewood-Sherburne?
Do Wedgewood-Sherburne Condos Have Garages?
What Does the Wedgewood-Sherburne Association Provide?
What Comes With Worthington Club Membership?
How Much Is the 2026 Fee Stack in Wedgewood-Sherburne?
Who Governs Wedgewood-Sherburne, and Where Are the Documents?
What Are the Rental Rules in Wedgewood-Sherburne?
What Are the Pet Rules in Wedgewood-Sherburne?
How Old Are the Wedgewood-Sherburne Roofs, and What Do the Permits Show?
How Does Wedgewood-Sherburne Handle Hurricanes and Flood Risk?
What Should Wedgewood-Sherburne Buyers Know About Condo Insurance?
Do Florida’s Milestone Inspection and SIRS Laws Apply to Wedgewood-Sherburne?
Which Schools Serve Wedgewood-Sherburne?
How Does Daily Life Work in Wedgewood-Sherburne?
How Does Wedgewood-Sherburne Compare With Worthington’s Other Neighborhoods?
Wedgewood-Sherburne vs Wedgewood-Fountain: Which Fits You?
Which Communities Outside Worthington Should Wedgewood-Sherburne Buyers Compare?
What Are the Honest Pros and Cons of Wedgewood-Sherburne?
Your Local Real Estate Experts
Frequently Asked Questions, Buyer Edition
Frequently Asked Questions, Seller Edition
Sources and Authoritative References
Living in Wedgewood-Sherburne means a two-story carriage home on a lake or fairway loop called Sherburne Circle, a garage, a private association pool and pickleball court a short walk away, and full Worthington golf and club membership with no equity fee. It suits golfers, seasonal owners and downsizers who want condo upkeep without a stacked mid-rise.
Sherburne Circle is a single residential loop of 29 buildings numbered 13200 to 13271, with the association’s pool house at 13225 Sherburne Circle (Lee County Property Appraiser cost cards; City of Bonita Springs permit portal, retrieved 26 Sep 2026). There is no through traffic. Each building holds four units, two on the ground floor and two above, so a Sherburne owner shares walls with at most two neighbors rather than a corridor of them.
Three things define daily life here.
It is a carriage home, not a condo tower. The club itself labels the Wedgewood associations “CONDO (CARRIAGE)” in its assessment records and “carriage” homes in its newsletter (2025 HOA Association Assessments; The Eagle, Spring 2026, retrieved 26 Sep 2026). In practice that means a small building, a private front entry and stair for the upstairs units, a screened or glass-enclosed lanai, and a garage, at a size closer to a small single-family home than to a Waterford flat.
Water is the view. The property appraiser codes 84 of the 116 units as lake-view, 16 as golf-course view and 16 as golf-and-lake view. Buildings 1 through 17 and 26 through 29 face the lakes; buildings 19, 21, 24 and 25 face the golf course; buildings 18, 20, 22 and 23 look across both.
The club comes with the address. Every Sherburne owner is a full member of Worthington Country Club, with its Ron Garl-renovated 18-hole course, five Har-Tru tennis courts, three bocce courts, fitness center and renovated clubhouse, and the Cabana rebuild under way in 2026 (The Eagle, Spring 2026). We cover the master community in full on our Worthington Country Club guide; this page stays on Sherburne Circle.
Your neighbors are a seasonal and year-round mix, as they are across Worthington. The club’s leasing rules allow rentals of 30 days or longer outside February, and a Sherburne owner sits on the 2026 master board, which the club’s spring newsletter lists by neighborhood (The Eagle, Spring 2026).
Ready to talk about a specific unit? Sellers can start with a free Wedgewood-Sherburne 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.
Wedgewood-Sherburne recorded 13 qualified sales in the 24 months from September 2024 through August 2026, totaling $5,018,000, at a median of $401,000 and a median of about $263 per heated square foot. The last 12 months brought 8 sales from $300,000 to $420,000, below the 2022 to 2023 peak, when sales reached $510,000.
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 every Wedgewood I, II and III condominium parcel on Sherburne Circle, counted each time a unit sold in a sale the appraiser marked qualified (LeePA Last Qualified Sale layer; LeePA parcel data file, retrieved 26 Sep 2026). “Qualified” is the appraiser’s test for an arm’s-length sale. Price per square foot divides each sale by the unit’s heated area on the county roll. The county records neither list prices nor days on market; those two figures come only from the MLS, and we are adding them from our MLS report.
We print a median only when a window holds 10 or more sales. The 12-month window has 8, so we list those sales individually below instead.
Window (ending August 2026) | Qualified sales | Median sale | Range | Median $ per sq ft | Dollar volume |
|---|---|---|---|---|---|
12 months (Sep 2025 to Aug 2026) | 8 | Not printed (under 10 sales; see the list below) | $300,000 to $420,000 | Not printed | $2,983,000 |
24 months (Sep 2024 to Aug 2026) | 13 | $401,000 | $300,000 to $455,000 | $262.79 | $5,018,000 |
36 months (Sep 2023 to Aug 2026) | 17 | $414,000 | $300,000 to $510,000 | $266.50 | $6,830,000 |
60 months (Sep 2021 to Aug 2026) | 33 | $420,000 | $299,000 to $510,000 | $274.11 | $13,313,900 |
120 months (Sep 2016 to Aug 2026) | 74 | $284,950 (even n, mean of $284,900 and $285,000) | $200,000 to $510,000 | $185.94 | $23,145,367 |
In the last 12 months we tracked eight recorded Wedgewood-Sherburne sales. In date order:
Seven of the eight closed between October and February, the heart of the Southwest Florida buying season, and four landed in a single February fortnight. The two $420,000 sales, one a 3-bedroom lake-view unit and one a 2-bedroom lake-view unit on the county roll, set the ceiling for the year. The $300,000 sale was a 2-bedroom unit; the county record does not explain why it sold at the bottom of the range, and condition, a cash sale or a quick estate sale can all move a single deed.
The five sales recorded in the 12 months before that window, from September 2024 to August 2025, were $401,000 in October 2024, $455,000 in January 2025, $439,000 and $440,000 in March 2025, and $300,000 in April 2025. The $455,000 January 2025 sale, a 2-bedroom golf-and-lake unit on the county roll, is the high of the 24-month window.
Wedgewood-Sherburne prices are below their 2022 to 2023 peak, and the record shows it plainly. The 30 sales recorded in 2020 and 2021 ranged from $200,000 to $325,000. The 14 sales recorded in 2022 and 2023 ranged from $350,000 to $510,000, and 10 of those 14 closed at $425,000 or more; the $510,000 sale in October 2023 is still the highest recorded on Sherburne Circle. Since September 2025, no sale has cleared $420,000, which is $90,000, or about 18%, below that high.
The rolling medians tell the same story more gently: $420,000 over 60 months, $414,000 over 36 months and $401,000 over 24 months, a drift of about 4.5% from the five-year figure to the two-year figure. Price per square foot shows the same slope, from $274.11 over five years to $262.79 over two.
Why the softening? The public record does not say, but three forces are at work across Florida’s older condominium market and are worth naming as context, not as proven causes for this association. First, insurance: condo associations and unit owners across the state have faced sharply higher property premiums since 2022. Second, the post-Surfside condo laws raised buyer anxiety about reserves and special assessments in every older condo, even where, as here, the strictest rules do not apply. Third, carrying costs: Sherburne’s own dues rose 15.9% in 2025, from $4,920 to $5,700 a year, and master dues rose too. Against that, Sherburne’s prices remain well above their pre-2022 level: the 10-year median is $284,950, and the 24-month median is about 41% above it.
Across all of Worthington, 57 homes recorded qualified sales in the last 12 months at a community median of $360,000. Wedgewood-Sherburne’s 24-month median of $401,000 sits above that figure and above every Waterford condo association, and below the villa and estate-home associations. Turnover is steady: 8 sales against 116 units is about 7% of the association changing hands in a year.
Wedgewood-Sherburne began as three recorded condominiums, Wedgewood I in January 1991 and Wedgewood II and III in March 1992, built out in three waves from 1991 to 1993 as Worthington’s first carriage homes. Wedgewood-Sherburne, Inc. was filed with the state on March 17, 1992 and has run all three phases since.
The public record sets out the chronology.
What the record does not say. The Sunbiz and DBPR filings do not name a builder brand for the Wedgewood buildings, and we found no primary source that does, so we do not publish one. The club’s rules describe Worthington broadly as a community “designed by Arthur Rutenberg,” but that line does not identify who built the Sherburne condominiums (Rules and Regulations, rev. 2025-0828, retrieved 26 Sep 2026). The recorded declarations in Books 2200 and 2288 are the documents that would settle it.
Wedgewood-Sherburne’s 116 homes are two-story carriage condominiums in 29 buildings of four units each: two ground-floor units and two upper units with a private ground-level entry and stair. Every unit has 2 bathrooms; 84 have 2 bedrooms and 32 have 3, across four floor plans from 1,446 to 1,576 heated square feet.
We pulled the property appraiser’s cost card for every one of the 116 units, not a sample (LeePA cost cards, retrieved 26 Sep 2026). The improvement type on every card is “Condominium, Low Rise, 1 to 3 Floors,” and the card’s floor field is 1 for units ending in 01 and 02 and 2 for units ending in 03 and 04.
Each building is built to a single plan, so knowing a building number tells you the plan. The plan letters below are our own labels for this guide; the county uses sizes, not names, and plan names you may see in advertising are not verified.
Plan (our label) | Beds / baths | Heated sq ft | Units (ground / upper) | Buildings | 2025 LeePA market value, median (ground / upper) |
|---|---|---|---|---|---|
A | 2 / 2 | 1,446 | 30 / 30 | 1, 3, 4, 7, 10, 13, 14, 15, 16, 18, 20, 22, 23, 27, 28 | $279,692 / $282,048 |
B | 2 / 2 | 1,522 | 10 / 10 | 2, 5, 6, 8, 9 | $287,818 / $290,256 |
C | 2 / 2 | 1,487 | 2 / 2 | 29 | $298,098 / $300,576 |
D | 3 / 2 | 1,576 | 16 / 16 | 11, 12, 17, 19, 21, 24, 25, 26 | $300,170 / $302,688 |
The average unit is 1,496 square feet. The 2025 market-value median across all 116 units is $287,818, in a range of $279,042 to $330,967 (LeePA, retrieved 26 Sep 2026). The appraiser’s market value is a tax-roll estimate as of January 1 and trails recorded sale prices by a wide margin here; use it to compare plans, not to price a unit.
The 1,522-square-foot plan is unique to Sherburne. Wedgewood-Fountain, the other Wedgewood association, has the 1,446, 1,487 and 1,576 plans but no 1,522 plan. The 20 Plan B units in buildings 2, 5, 6, 8 and 9 are the only ones in Worthington.
Ground-floor units (numbers ending 01 and 02) sit at grade with their lanai. Upper units (ending 03 and 04) live entirely on the second floor but carry a small “finished utility” area of about 22 to 78 square feet at ground level, which is their private entry and stair. The appraiser’s floor-plan sketch of 13205 Sherburne Circle #204, a 1,522-square-foot upper unit, shows exactly that: a ground-floor footprint of about 30 square feet and the living area upstairs (LeePA floor-plan sketch, #204, retrieved 26 Sep 2026). There is no shared interior hallway and no elevator.
The county values upper units a few thousand dollars above ground-floor units of the same plan, as the table shows. Buyers split on the question: an upstairs unit trades stairs for privacy, height and a longer view over the water, while a ground-floor unit suits anyone who wants no stairs at all.
View (LeePA code) | Units | Buildings |
|---|---|---|
Lake | 84 | 1 to 17 and 26 to 29 |
Golf course | 16 | 19, 21, 24, 25 |
Golf course and lake | 16 | 18, 20, 22, 23 |
That makes Sherburne the lake-view association of Worthington’s condos: 72% of its units are coded lake-only, against 27% at Wedgewood-Fountain, where the golf-and-lake combination dominates.
Plan, floor and view are what separate one Wedgewood-Sherburne price from the next: 84 of the 116 units are lake-view, 32 are 3-bedroom, and the two $420,000 sales of the last 12 months were both lake-view units. That is how McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every Sherburne listing inside Worthington, against Sherburne and Fountain sales rather than a community-wide median. Get a free Wedgewood-Sherburne home valuation or call Jesse direct at (239) 898-6072. Buying at Worthington instead? Call Marc at (239) 287-5873 and see how we represent buyers in Bonita Springs.
The appraiser records 83 units with screened porches, 31 with glass-enclosed porches and 2 with another enclosure type, with porch or lanai subareas of roughly 220 to 270 square feet. City permits for lanai work in 2012 and 2015 note sprinklered lanais (permits 12BOS-RES01663 and MSC15-19032-BOS). Enclosing or altering a lanai is an exterior change that needs architectural approval from the club and a City permit.
Building | Address | Phase | Built | Plan | View |
|---|---|---|---|---|---|
1 | 13201 Sherburne Cir | Wedgewood I | 1991 | A (2/2, 1,446) | Lake |
2 | 13205 Sherburne Cir | Wedgewood I | 1991 | B (2/2, 1,522) | Lake |
3 | 13209 Sherburne Cir | Wedgewood I | 1991 | A | Lake |
4 | 13213 Sherburne Cir | Wedgewood I | 1991 | A | Lake |
5 | 13217 Sherburne Cir | Wedgewood I | 1991 | B | Lake |
6 | 13221 Sherburne Cir | Wedgewood I | 1991 | B | Lake |
7 | 13200 Sherburne Cir | Wedgewood I | 1991 | A | Lake |
8 | 13204 Sherburne Cir | Wedgewood I | 1991 | B | Lake |
9 | 13212 Sherburne Cir | Wedgewood I | 1991 | B | Lake |
10 | 13220 Sherburne Cir | Wedgewood I | 1991 | A | Lake |
11 | 13234 Sherburne Cir | Wedgewood II | 1992 | D (3/2, 1,576) | Lake |
12 | 13240 Sherburne Cir | Wedgewood II | 1992 | D | Lake |
13 | 13246 Sherburne Cir | Wedgewood II | 1992 | A | Lake |
14 | 13250 Sherburne Cir | Wedgewood II | 1992 | A | Lake |
15 | 13231 Sherburne Cir | Wedgewood II | 1992 | A | Lake |
16 | 13235 Sherburne Cir | Wedgewood II | 1992 | A | Lake |
17 | 13239 Sherburne Cir | Wedgewood II | 1992 | D | Lake |
18 | 13243 Sherburne Cir | Wedgewood II | 1992 | A | Golf and lake |
19 | 13247 Sherburne Cir | Wedgewood II | 1993 | D | Golf |
20 | 13251 Sherburne Cir | Wedgewood II | 1993 | A | Golf and lake |
21 | 13255 Sherburne Cir | Wedgewood III | 1993 | D | Golf |
22 | 13259 Sherburne Cir | Wedgewood III | 1993 | A | Golf and lake |
23 | 13263 Sherburne Cir | Wedgewood III | 1993 | A | Golf and lake |
24 | 13267 Sherburne Cir | Wedgewood III | 1993 | D | Golf |
25 | 13271 Sherburne Cir | Wedgewood III | 1992 | D | Golf |
26 | 13256 Sherburne Cir | Wedgewood III | 1992 | D | Lake |
27 | 13260 Sherburne Cir | Wedgewood III | 1992 | A | Lake |
28 | 13266 Sherburne Cir | Wedgewood III | 1993 | A | Lake |
29 | 13270 Sherburne Cir | Wedgewood III | 1993 | C (2/2, 1,487) | Lake |
Addresses, phases, years, plans and view codes are from the appraiser’s unit cost cards and parcel layer (LeePA parcel layer, retrieved 26 Sep 2026). Unit numbers follow the building: building 18’s units are 1801 to 1804, and so on.
Yes. Wedgewood-Sherburne condos come with garages in detached garage buildings, which sets them apart from Worthington’s three Waterford associations, where owners park under carports. City re-roof permits from 2011 name each building’s detached garage, and garage-door replacement permits appear unit by unit around Sherburne Circle.
The permit language is specific. The first 2011 re-roof wave reads “re-roof to include main building and garage” (permits 11BOS-TRA01656 to 01665), the second “tear-off re-roof of main building and detached garage” (11BOS-TRA02286 to 02289), and the last wave carries separate “re-roof detached garage tile” permits for the garages at 13251 to 13271 Sherburne Circle (11BOS-TRA02638 to 02646) (City of Bonita Springs permit portal, retrieved 26 Sep 2026).
Unit-level garage-door permits include all four units of 13246 Sherburne Circle, among them “replace 8x7 garage door” for #1303 (MSC18-47301-BOS) and an 8-by-8 door for #1304 (MSC16-34672-BOS), plus permits at 13209, 13221, 13220, 13240 and 13263 Sherburne Circle. That pattern points to one single-car garage per unit, each with its own door. The garages do not appear on the units’ county cost cards, which suggests they are common or limited common elements of the condominium rather than separately deeded parcels.
What to confirm before you buy. The number of garages and which garage goes with which unit are set in the recorded declaration and its exhibits, not in the permit file. Ask the association, or the seller, for the garage assignment in writing, and check the declaration in Official Records Books 2200 and 2288. Guest parking, and any rules on trucks, boats or commercial vehicles, are association and master-association matters; the club’s Rules and Regulations are the place to start.
The Wedgewood-Sherburne association provides its own pool and cabana at 13225 Sherburne Circle, a private pickleball court and a neighborhood tennis court for its owners, and maintains the 29 buildings, their tile roofs, the detached garages and the grounds of the circle, alongside basic interior pest control and the club’s master-key locksmith program.
Pool and cabana. The pool house sits on the common-element parcel at 13225 Sherburne Circle. It was re-roofed in the 2011 cycle (permit 11BOS-TRA02290), the pool was resurfaced in 2018 (POL18-50878-BOS), and two oaks at the pool were removed in 2016 (VEG16-28865-BOS) (City of Bonita Springs permit portal). Five of Worthington’s condo associations run their own pool cabanas; Sherburne’s is one of them (The Eagle, Summer 2026, retrieved 26 Sep 2026).
Pickleball and tennis. The club’s newsletters list Wedgewood-Sherburne among the four neighborhood associations with their own pickleball court, and the club’s rental forms list a local tennis court (The Eagle, Spring 2026; Rental Forms, rev. 6/15/25, retrieved 26 Sep 2026). That matters until the master club builds its own pickleball courts, which members approved 400 to 247 (The Eagle, Fall 2025, retrieved 26 Sep 2026) and which the club’s Phase 2 plans put in 2027 to 2028 (The Eagle, Spring 2026).
Services. Condo and carriage-home associations provide basic interior pest control and belong to the club’s master-key locksmith program, and carriage homes are on curbside trash pickup rather than dumpsters (Purchaser’s Packet, retrieved 26 Sep 2026).
What the dues cover, line by line, is not published. Wedgewood-Sherburne’s budget sits behind the owner portal. As a condominium association under Florida’s chapter 718, it is responsible for the common elements, which in a building like this normally means the roof, exterior walls, structure and the association’s master property insurance; the declaration defines exactly where the unit ends and the common elements begin. Read the budget line by line before you buy.
Every Wedgewood-Sherburne owner is a full member of Worthington Country Club: an 18-hole, par-72 course renovated by Ron Garl in 2018, five Har-Tru tennis courts, three bocce courts, a fitness center, a resort pool beside the Cabana, and four dining venues. There is no equity fee and no waitlist; membership comes with the deed.
The club calls itself a “member-owned bundled community” that “eliminates equity fees” (Worthington CC Membership, retrieved 26 Sep 2026). The master association owns the course and runs the club, so the $13,058 master dues on a Sherburne condo are the same as on a $900,000 estate home. That flat club cost is part of why the carriage homes are Worthington’s value entry into the full club: a Sherburne owner gets the same tee times and the same dining room as every other member.
What the club adds, briefly:
For the course scorecard, the dining calendar and the club’s history, see our full Worthington Country Club guide.
Owning a Wedgewood-Sherburne condo in 2026 costs $5,700 a year in association dues ($475 a month), plus $13,058 in Worthington master dues and a $1,000 annual food and beverage minimum, for $19,758 a year before property tax, insurance and golf carts. A buyer new to Worthington also pays a one-time $12,500 capital contribution at closing.
Every figure below comes from the club’s 2026 HOA Fee Schedule and 2026 Fee Schedule and approved Master budget, both retrieved 26 Sep 2026.
Line | 2026 annual | 2026 monthly |
|---|---|---|
Operating dues | $8,957 | $746 |
Business capital | $501 | $42 |
Capital reserves | $3,600 | $300 |
Total master dues | $13,058 | $1,088 |
Master dues rose from $12,910 in 2025 to $13,058 in 2026, an increase of $148, or 1.1%.
Year | As billed | Annual | Change |
|---|---|---|---|
2024 | $410 per month | $4,920 | |
2025 | $475 per month | $5,700 | +15.9% |
2026 | $475 per month | $5,700 | No change |
Sources: HOA Dues for 2024; 2025 HOA Association Assessments; 2026 HOA Fee Schedule; The Eagle, Winter 2026, “2026 Assessments”, all retrieved 26 Sep 2026.
Wedgewood-Sherburne is the only Worthington condo association billed monthly; the other four bill quarterly. At $5,700 a year across an average 1,496-square-foot unit, Sherburne’s dues work out to about $3.81 per square foot, the second-lowest of the five condo associations after Wedgewood-Fountain’s $3.40. The reason for the 2025 increase is not published.
Charge | 2026 amount | Who pays |
|---|---|---|
Food and beverage minimum | $1,000 per year | Every residence |
Capital contribution, new owner | $12,500 one time | Buyer new to Worthington, at closing |
Capital contribution, existing owner | $1,306 one time | Owner already in Worthington buying another home |
Wedgewood-Sherburne resale application | $150 | Buyer, per sale |
Neighborhood rental fee | $150 | Per lease |
Community cart fee | $350 per year | Carts driven on community roads |
Cart trail fee | $1,875 per household per year | Owners who keep a private cart for golf |
Sources: 2026 Fee Schedule; Purchaser’s Packet; Rental Forms, retrieved 26 Sep 2026.
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 Taxing District Millage Book, retrieved 26 Sep 2026). There is no CDD (Lee County Special Districts). A new buyer’s tax bill resets to the purchase-year assessment, so do not budget from the seller’s bill if the seller holds a homestead exemption.
A buyer new to Worthington purchasing a Wedgewood-Sherburne condo in 2026 carries $13,058 in master dues, $5,700 in association dues and the $1,000 food and beverage minimum: $19,758 a year, or about $1,647 a month, before property tax, HO-6 insurance and any cart fees. At closing that buyer pays the $12,500 capital contribution and the $150 resale application fee. The same buyer at Wedgewood-Fountain would carry $19,138 a year in the same three lines, $620 less.
Wedgewood-Sherburne’s operating budget, reserve schedule, master insurance policy and deductibles, and any special-assessment history are not posted in the club’s public library; they sit behind the owner login on the association’s Frontsteps portal (Worthington CC Real Estate files, retrieved 26 Sep 2026). A buyer gets them in two ways: from the seller, who can download them as an owner, and from the association, which Florida’s condominium statute requires to provide official records and resale disclosures. Ask for the current budget, the reserve schedule, the insurance declarations page, the last two years of board minutes and a statement of any pending or planned assessment before you sign, and make the contract contingent on reviewing them.
Wedgewood-Sherburne, Inc. governs the 116 units: an active Florida not-for-profit corporation, Sunbiz document N47908, filed March 17, 1992, managing three recorded condominiums registered with the Florida DBPR. A board of four officers and directors runs it, the club’s on-site HOA office manages it, and it sits under the Worthington Master Association.
The corporation. Sunbiz shows Wedgewood-Sherburne, Inc. as active, with its principal address at the HOA office, 13550 Worthington Way, a merger on February 1, 1999, and amended and restated articles on April 10, 2012 and August 11, 2022. Its registered agent is the club HOA office’s community association manager, as it is for most Worthington neighborhood associations. We do not publish the names of volunteer board members (Sunbiz, N47908, retrieved 26 Sep 2026).
The condominiums. DBPR’s public condominium registry lists the managing entity as “WEDGEWOOD-SHERBURNE, INC.” (MA00020587) over three projects: PR1U021598 (Wedgewood I, 40 units), PR1U021967 (Wedgewood II, 40 units) and PR1U022176 (Wedgewood III, 36 units), all approved and recorded (DBPR condominium extract; DBPR public records, retrieved 26 Sep 2026).
The declarations. The recorded condominium declarations are in Lee County Official Records Book 2200, page 286 (Wedgewood I) and Book 2288, pages 1 and 124 (Wedgewood II and III). They are not posted by the club; a title company or the Lee County Clerk’s official records search will produce them.
The master layer. Above the condominium sits the Worthington Master Association and its Year 2024 Master Declaration of Covenants, Conditions and Restrictions, which the club does post (2024 Master Declaration with amendment, retrieved 26 Sep 2026), along with the club’s Architectural and Aesthetic Criteria and Rules and Regulations. A Sherburne owner answers to both layers: the condominium declaration for the building, and the master declaration for club, architecture, pets and leasing.
Old names in the chain of title. The common-element parcel under the pool and grounds (13225 Sherburne Circle) is still recorded to “Wedgewood Commons Assoc I Inc.” A title search will surface that name. It is the same property under its current association.
Where the documents live. The association’s own records, including budgets, minutes and rules, are on the Frontsteps owner portal, not in the club’s public library. Florida now requires condominium associations with 25 or more units to post key official records on a website or app (section 718.111, Florida Statutes, retrieved 26 Sep 2026); at 116 units, Sherburne is well above that line, and the portal is where an owner finds them.
How the two statutes fit. The condominium is governed by chapter 718 of the Florida Statutes, the condominium act, which sets its reserve, insurance, records and resale-disclosure rules. The master association’s covenants are a separate, homeowners’-association layer. On a resale, the seller’s condominium disclosure package and the club’s approval process both apply.
A dedicated Wedgewood-Sherburne 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.
Wedgewood-Sherburne owners may lease their condos for a minimum of 30 consecutive days, except in February, for no more than one year per lease and no more than four times a calendar year. Units must be furnished, tenants may not keep pets, short-term platforms are barred, and every lease needs association and club approval before move-in.
These are master-level rules that apply to every Worthington home, set in the Year 2024 Master Declaration, the club’s Rules and Regulations and its rental forms (2024 Master Declaration, sections 8.1, 8.2 and 8.10; Rules and Regulations, section G; Rental Forms, rev. 6/15/25, retrieved 26 Sep 2026).
What we could not confirm. Wedgewood-Sherburne’s own condominium declarations may add rules of their own, such as a minimum ownership period before leasing or a cap on units leased at once. The declarations are recorded but not posted, so read them, or ask the association in writing, before you buy with rental income in mind. The master declaration text we reviewed has no first-year leasing ban.
Renters and the club. Seasonal renters come to Worthington for the golf, and a leased Sherburne unit hands the tenant full member privileges. In-season greens fees for renters are $95 a round, and a renter’s guest pays $125 (2026 Fee Schedule).
Wedgewood-Sherburne owners may keep a household pet such as a dog or cat weighing no more than 25 pounds, leashed whenever it is outdoors and never left alone on a lanai or in a garage. Tenants and guests may not bring pets at all. These rules come from Worthington’s master declaration and club rules.
The master declaration allows household animals “such as a dog or cat (weighing no more than twenty-five (25) pounds),” and the club’s Rules and Regulations bar pets for renters and their guests (2024 Master Declaration, section 4.6; Rules and Regulations, section K, retrieved 26 Sep 2026). The purchaser’s packet restates the same limits for buyers (Purchaser’s Packet).
Two practical notes for Sherburne. First, a buyer with a 40-pound dog is a buyer for a different community, and it is worth saying so early in a showing. Second, the condominium declaration can be stricter than the master rules, for example on the number of pets per unit; ask the association. Service animals and emotional support animals are governed by fair-housing law, not by the weight limit, and requests go to the association for review.
Wedgewood-Sherburne’s tile roofs date from 2011, making them about 15 years old in 2026. The association re-roofed all 29 buildings, their detached garages and the pool house in four waves between April 25 and July 11, 2011, and we found no later roof permit. Several 2011 permits still show as “Issued” rather than “Finaled” on the City portal.
We searched the City of Bonita Springs permit portal by street for every Sherburne Circle address (City of Bonita Springs permit portal, retrieved 26 Sep 2026). The 2011 cycle ran in this order:
Date issued | Buildings | Permits |
|---|---|---|
April 25, 2011 | 13200 to 13221 Sherburne Cir (Buildings 1 to 10), with garages | 11BOS-TRA01656 to 01665 |
June 9, 2011 | 13231 to 13239 Sherburne Cir, with detached garages, and the pool house | 11BOS-TRA02286 to 02290 |
June 14, 2011 | 13240 to 13250 Sherburne Cir, buildings and garages | 11BOS-TRA02330 and 02337 to 02345 |
July 11, 2011 | 13251 to 13271 Sherburne Cir, main buildings and garages | 11BOS-TRA02627 to 02637 (buildings); 02638 to 02646 (garages) |
The property appraiser’s own permit feed lists two of these permits on the association’s common-element parcel (LeePA parcel inquiry, retrieved 26 Sep 2026), though LeePA warns that its permit feed “may not be a comprehensive or timely listing.”
As of September 26, 2026, the City portal still shows these 2011 roof permits as “Issued,” not “Finaled”: 11BOS-TRA01656 (13200), 01660 (13209), 02287, 02288 and 02289 (13235, 13231 and 13234), 02290 (the pool house), 02338 (13243), 02340 and 02341 (13246), 02342 and 02343 (13247), 02344 (13250), 02628 (13251) and 02633 (13263). Whether those were closed under another record, or never received a final inspection, is not shown.
Why it matters: an open permit can surface in a buyer’s lien and permit search, and some insurers and lenders ask about it. It is an association matter, not a unit owner’s, and the cure is usually a final inspection or a closure letter from the City. A seller in one of those buildings is better served raising it with the association before listing than having a buyer’s title company raise it during the contract.
Fifteen-year-old tile is not old for tile, but the roofs are now the association’s largest foreseeable capital item. Wedgewood-Fountain, which re-roofed in the same 2011 cycle, re-roofed all 30 of its buildings again in July to September 2025. Wedgewood-Sherburne has published no roof plan and no reserve schedule, and its 15.9% dues increase in 2025 came without a published reason. Ask the association three questions in writing: what the roofs’ remaining life is in the latest reserve study or inspection, how much sits in the roof reserve today, and whether a replacement or special assessment is planned.
Other permits of note. The association pool was resurfaced in 2018 (POL18-50878-BOS). Unit-level permits on Sherburne Circle include garage doors and lanai work with sprinkler notes. A unit’s own permit history, including any window, door or hurricane-protection work, is worth pulling before you write an offer; the City portal lets anyone search by address.
Wedgewood-Sherburne sits in FEMA flood Zone X, the minimal-hazard zone, in Lee County evacuation Zone C, inland of the storm-surge areas that flooded coastal Bonita in Hurricane Ian. Its exposure is wind: the buildings date from 1991 to 1993, before Florida’s statewide building code, in a 160 mph design-wind area.
Flood zone. FEMA’s National Flood Hazard Layer returns Zone X, “area of minimal flood hazard,” across Worthington, on panel 12071C0678F; a test of every Worthington parcel against FEMA’s high-risk polygons put none of them in a Special Flood Hazard Area (FEMA NFHL, flood hazard zones; FEMA NFHL, FIRM panels, retrieved 26 Sep 2026). Lenders will not require flood insurance on the map, and Bonita Springs’ Community Rating System Class 5 rating cuts NFIP premiums by 25% for anyone who buys it (FEMA CRS Eligible Communities, April 2025; City of Bonita Springs, CRS).
Evacuation. The property appraiser’s hazard layer places Worthington in evacuation Zone C and surge zone 3 (LeePA Evacuation Zones layer, retrieved 26 Sep 2026). Lee County describes Zone C as areas where a large or powerful hurricane “may require evacuations for surge and/or wind” (Lee County Emergency Management, Zone C). Bonita’s Zone C was not ordered out for Hurricane Ian in 2022 or Hurricane Milton in 2024 (City of Bonita Springs, Sept. 27, 2022; Lee County, Oct. 7, 2024).
Ian, Irma, Helene and Milton. The National Hurricane Center put Ian’s worst inundation, 8 to 12 feet, in the coastal and tidal areas of Estero, Bonita Beach and Bonita Springs (NHC Tropical Cyclone Report, Ian). Irma crossed Bonita as a Category 3 storm in 2017, and the Imperial River, about a mile and a half from Worthington, crested at a record 15.32 feet (City of Bonita Springs, Stormwater and Drainage; NWS gauge BSIF1, retrieved 26 Sep 2026). We found no primary record of Sherburne Circle flooding in any of these storms, and no Ian-era roof or restoration permits on the circle. Absence from the record is not proof, so ask the association and read the seller’s disclosure.
Wind is the design question. The county’s building-code layer puts Worthington at a 160 mph design wind speed inside the wind-borne debris region (LeePA Wind layer, retrieved 26 Sep 2026). The Sherburne buildings went up before the first statewide Florida Building Code took effect on March 1, 2002 (Florida Building Commission effective dates). That makes three things matter most: the tile roofs and their attachment, the openings, meaning windows, sliders and garage doors, and any hurricane protection an owner has added. The club’s architectural criteria limit Bahama shutters to estate and villa homes, so carriage-home owners look to impact glass or approved shutter systems, with architectural approval first (ARC Criteria, Criterion 26, retrieved 26 Sep 2026).
Generators. The same criteria allow permanent standby generators only for villa and single-family homes (Criterion 33), so a Sherburne owner should plan on portable power used safely outdoors, never in the garage.
A Wedgewood-Sherburne buyer insures the unit with an HO-6 condominium unit-owner policy, while the association insures the buildings under its master policy. Because the condo sits in flood Zone X and is insured on a unit-owner form, Florida’s Citizens flood-coverage mandate does not apply to it, though flood cover stays a sensible, inexpensive add-on.
Two policies, one building. Florida’s condominium statute makes the association responsible for insuring the buildings, and the declaration draws the line between what the association covers and what the owner covers, typically interior finishes, fixtures, personal property, loss assessment and liability for the owner. Ask for the association’s master policy declarations page: the wind deductible, often a percentage of the insured value, is the figure that decides how large a post-storm special assessment could be, and your HO-6 policy’s loss-assessment coverage is what answers it.
Citizens and flood. Florida law phases in a flood-coverage requirement for Citizens personal residential policies, reaching every residential policy from January 1, 2027 (section 627.351, Florida Statutes, retrieved 26 Sep 2026). Citizens confirmed that condominium units “insured under a condominium unit owners form will no longer be required to obtain flood coverage” (Citizens Property Insurance, retrieved 26 Sep 2026). 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. Florida insurers must offer credits for documented wind-resistant features. On a carriage-home condo, the roof and roof-to-wall features belong to the association’s building, while the unit’s openings, meaning windows, sliders and the entry door, are where an owner’s own upgrades show up. A current wind-mitigation or opening-protection report on the unit is worth ordering before you list or close.
Roof age and your quote. Insurers price an HO-6 policy partly on the building’s roof age. At about 15 years, Sherburne’s 2011 tile roofs are older than Wedgewood-Fountain’s 2025 roofs, and a quote comparison between the two is worth running on any unit you are serious about.
No. Florida’s milestone structural inspection and structural integrity reserve study requirements apply only to condominium buildings of three or more habitable stories, and every Wedgewood-Sherburne building is two stories. What still applies are Florida’s ordinary condominium reserve rules, its insurance and records duties, and the website posting rule for associations of 25 or more units.
The statutes. The milestone inspection law applies to condominium and cooperative buildings “three habitable stories or more in height” (section 553.899, Florida Statutes, retrieved 26 Sep 2026), and the structural integrity reserve study requirement in the condominium act is tied to the same three-story threshold (section 718.112, Florida Statutes, retrieved 26 Sep 2026). The Florida DBPR’s own explainer describes both in those terms (DBPR, Condominium Inspections, retrieved 26 Sep 2026). House Bill 913 of 2025 refined the rules and tied them to habitable stories (Florida Senate, HB 913 summary).
Why we are confident Sherburne is two stories. We pulled the appraiser’s cost card for all 116 units. Every card reads “Condominium, Low Rise, 1 to 3 Floors”; units ending 01 and 02 are on floor 1 and units ending 03 and 04 on floor 2; and no card shows a third level. The sketch of 13205 Sherburne Circle #204 shows a small ground-level entry and a second-floor living area, and nothing above it. The caveat: these are appraiser codes. The recorded declarations’ building exhibits (Books 2200 and 2288) are the definitive check, and nothing we found suggests a third habitable level.
What still applies.
Filings. DBPR’s SIRS reporting database, which lists associations that filed studies, is a Qlik application that we could not query by machine (DBPR SIRS reporting, retrieved 26 Sep 2026). Because no SIRS is required here, the absence of a filing would be expected, not a warning sign.
Wedgewood-Sherburne addresses are served through the School District of Lee County’s choice-based Proximity Plan rather than fixed attendance lines. The closest zone schools are Bonita Springs Elementary, about 8 minutes from the Worthington gate, Bonita Springs Middle, about 10 minutes, and Bonita Springs High, about 11 minutes. Lee County earned a district grade of B for 2025-26.
Families rank schools inside their proximity zone, and oversubscribed schools fill by lottery with priority for program needs, siblings and distance (Student Enrollment Plan 2026-2027; Lee Schools Student Enrollment, retrieved 26 Sep 2026). In the 2026-2027 plan, Worthington falls in Elementary Proximity Zone Q, Middle Zone GG and the High School South Zone. The district publishes no address lookup, so confirm a Sherburne address with Student Enrollment.
School | Grades | Approx. drive from the Worthington gate |
|---|---|---|
Bonita Springs Elementary, 10701 Dean St SE | K to 5 | 3.3 mi, about 8 min |
Spring Creek Elementary, 25571 Elementary Way | K to 5 | 7.1 mi, about 13 min |
Bonita Springs Middle Center for the Arts, 10141 W Terry St | 6 to 8 | 4.3 mi, about 10 min |
Bonita Springs High, 25592 Imperial Pkwy | 9 to 12 | 5.8 mi, about 11 min |
Estero High, 21900 River Ranch Rd | 9 to 12 | 10.5 mi, about 17 min |
Addresses are from the district’s elementary, middle and high school directories; district grades from the School District of Lee County, retrieved 26 Sep 2026. Drive estimates are free-flow routes on OpenStreetMap data without traffic (OSRM). Bonita Springs Charter School, a K to 8 public charter, is another option in the 34135 ZIP code (NCES).
Most Sherburne owners are past the school years; Bonita Springs is a city where 44.2% of residents are 65 or older (U.S. Census QuickFacts, retrieved 26 Sep 2026). For a family, the 3-bedroom Plan D units are the practical fit.
Daily life in Wedgewood-Sherburne runs through Worthington’s staffed main gate, a private garage for each unit, curbside Monday trash pickup, golf carts on community roads for licensed drivers, and Quantum Fiber internet. I-75 is under a mile from the gate, Bonita Beach about 14 minutes away and the airport about 28 minutes.
The details below come from the club’s Purchaser’s Packet, Rules and Regulations and Open House Guidelines, retrieved 26 Sep 2026.
Destination | Approx. drive from the gate, no traffic |
|---|---|
I-75 Exit 116 on-ramp | 0.9 mi |
Bonita Beach Park | about 14 min |
Coconut Point, Estero | about 18 min |
Mercato, North Naples | about 19 min |
Florida Gulf Coast University | about 20 min |
Southwest Florida International Airport | about 28 min |
Downtown Naples, Fifth Avenue South | about 28 min |
Across Bonita Beach Road, the 68-acre Midtown at Bonita project broke ground in November 2025, bringing shops and restaurants within a short drive (WINK News, Nov. 6, 2025), and FDOT’s I-75 express-lane project begins this fall (FDOT, 452544-1).
Wedgewood-Sherburne is one of nine associations inside Worthington and, with Wedgewood-Fountain, one of two carriage-home condominiums. Against Waterford Amberley Court, its nearest neighbor, it offers about 26% more space and a garage for roughly 80% more money; against the villas and estate homes it offers the same club for far less. Its $5,700 dues sit mid-pack.
Worthington’s other eight neighborhood associations fall into three families, and each now has its own guide. The detached homes are the Worthington Estate Homes, 127 houses on larger lots in Single Family I and II along Bridgeford Avenue, Rochester Court and Tonbridge Court, and the Worthington Villas, 152 detached villa homes in Villas I and II, mostly on Southampton Drive. The Waterford condos are Waterford Amberley Court, Sherburne’s nearest neighbor at about 400 meters, Waterford-Worthington Way and Waterford-Cavendish Court, all flats of about 1,080 to 1,310 square feet in 8- and 12-unit buildings with carports. The other carriage-home association is Wedgewood-Fountain, Sherburne’s twin on Southampton Drive and Cavendish Court.
We use the 36-month window, September 2023 through August 2026, because it is the shortest window in which every Worthington association reaches the 10 sales we require before printing a median.
Neighborhood | Units | Product | 2026 neighborhood dues | Qualified sales, 36 months | Median sale, 36 months | Median $ per sq ft, 36 months |
|---|---|---|---|---|---|---|
Wedgewood-Sherburne | 116 | Carriage condo, garage | $5,700 | 17 | $414,000 | $266.50 |
Wedgewood-Fountain | 120 | Carriage condo, garage | $5,080 | 20 | $425,000 (even n, mean of $410,000 and $440,000) | $276.97 |
Waterford Amberley Court | 120 | Condo, carport | $4,860 | 16 | $227,500 (even n, mean of $225,000 and $230,000) | $186.17 |
Waterford-Worthington Way | 92 | Condo, carport | $6,188 | 18 | $283,750 (even n, mean of $282,500 and $285,000) | $238.85 |
Waterford-Cavendish Court | 72 | Condo, carport | $7,712 | 14 | $220,000 (even n, mean of $215,000 and $225,000) | $192.06 |
Estate Homes (Single Family I and II) | 127 | Detached home | $3,120 to $3,420 | 27 | $800,000 | $359.57 |
Villas (Villas I and II) | 152 | Detached villa | $2,612 to $2,988 | 29 | $550,000 | $315.37 |
Sales and price per square foot are from Lee County Property Appraiser recorded qualified sales; dues from the 2026 HOA Fee Schedule, both retrieved 26 Sep 2026. Every row adds the same $13,058 in master dues.
Wedgewood-Sherburne and Wedgewood-Fountain are the same carriage-home product: two-story, four-unit buildings with garages, the same 1,446 and 1,576-square-foot plans and the same 1,496-square-foot average. Choose Sherburne for more lake-only views, a quiet dedicated circle and a slightly lower recent price; choose Fountain for 2025 roofs, $620 lower dues and golf-and-lake views.
Both associations are sourced to the same records: appraiser cost cards for all 236 units, City permits for all 59 buildings, the club’s fee schedules and the county’s recorded sales (2026 HOA Fee Schedule; Sunbiz, Wedgewood-Fountain, N93000001820, retrieved 26 Sep 2026).
Decision factor | Wedgewood-Sherburne | Wedgewood-Fountain |
|---|---|---|
Units / buildings | 116 / 29, four per building | 120 / 30, four per building |
Recorded phases | Wedgewood I, II, III (1991 to 1992) | Wedgewood IV, V, VI (1993 to 1994) |
Built | 1991 to 1993 | 1993 to 1994 |
Streets | Sherburne Circle, a dedicated loop | Southampton Drive and Cavendish Court |
Plans | 1,446, 1,487, 1,522 (2/2); 1,576 (3/2) | 1,446, 1,487 (2/2); 1,576 (3/2) |
3-bedroom share | 28% (32 units) | 37% (44 units) |
Views (appraiser codes) | Lake 72%, golf 14%, golf and lake 14% | Golf and lake 60%, lake 27%, golf 13% |
Parking | Detached garages | Garages |
2026 dues | $475 a month, $5,700 a year | $1,270 a quarter, $5,080 a year |
Dues trend, 2024 to 2026 | $4,920 to $5,700, up 16% | $5,016 to $5,080, up 1% (down 2.8% in 2026) |
All-in with master dues and F&B minimum | $19,758 | $19,138 |
Last full re-roof | April to July 2011, tile | July to September 2025, tile |
Pool resurfaced | 2018 | 2025 |
Pickleball and tennis | Yes and yes | Yes and yes |
Qualified sales, 36 months | 17, median $414,000 | 20, median $425,000 |
Median $ per sq ft, 36 months | $266.50 | $276.97 |
Qualified sales, 24 months | 13, median $401,000 | 9, $350,000 to $450,000 (too few for a median) |
2025 LeePA market value, median | $287,818 | $284,730 |
Milestone inspection / SIRS | Not required (two stories) | Not required (two stories) |
The roof is the swing factor. Fountain’s July to September 2025 re-roof of all 30 buildings (City permits TRA25-124719 through -124780 and TRA25-126485) puts its roofs about 14 years newer than Sherburne’s. How Fountain paid for it, from reserves or by special assessment, is not published. Sherburne’s replacement is still ahead, and a buyer should treat it as a known future cost until the association shows the reserve balance that covers it.
The view is Sherburne’s edge. 84 of Sherburne’s 116 units are coded lake-view, and its circle is a single residential loop. Fountain’s buildings are split between Southampton Drive, which it shares with the villa homes, and Cavendish Court, which it shares with Waterford-Cavendish Court.
The plan mix differs. Fountain has more 3-bedroom units; Sherburne has the 1,522-square-foot plan no one else in Worthington has.
Who should choose which. A buyer who wants the newest roofs in Worthington’s condo stock, the lowest condo dues per square foot and a golf-and-lake view will usually be happier at Wedgewood-Fountain. A buyer who wants a lake-only view, a 2-bedroom plan with a little more room at 1,522 square feet, a quieter single-loop street, and a slightly lower recent entry price will usually be happier at Wedgewood-Sherburne, provided the association’s roof reserve answers the 2011-roof question to their satisfaction. The spread between the two is small enough that the specific unit, its floor and its view usually decide it. We cover Fountain in full on our Wedgewood-Fountain guide.
Selling on either street? Start with a free Wedgewood-Sherburne home valuation or call Jesse direct at (239) 898-6072. Buying and torn between the two? Call Marc at (239) 287-5873 and see how we represent buyers in Bonita Springs.
Outside Worthington, Wedgewood-Sherburne buyers most often weigh Highland Woods, the closest bundled-club twin in Bonita Springs at the same 799 residences, and then Vasari, Bonita National and Pelican Sound, each bundled, and Spanish Wells and Hunters Ridge, where golf is optional. The right comparison depends on how much golf you will play.
Community | Club model | Latest annual club or golf dues | Buyer’s one-time entry cost | Our guide |
|---|---|---|---|---|
Worthington (Wedgewood-Sherburne) | Bundled, member-owned, no equity fee | $13,058 (2026) plus $1,000 minimum | $12,500 capital contribution | You are reading it |
Highland Woods | Bundled, every owner a member | $13,812.79 (2026) plus $500 minimum | $10,000 capital contribution | |
Vasari | Bundled; no initiation fee, no F&B minimum | Not published | Not published | |
Bonita National | Bundled; homes deeded golf and social or social only | 2026 master HOA $4,256 plus golf $3,002 and golf reserves $946 on golf homes | $5,000 HOA capital plus $5,000 golf capital | |
Pelican Sound, Estero | Bundled, owners only | $11,495 (2026) | $20,300 initiation for first-time owners | |
Spanish Wells | Optional club, homeowner-owned since 2018 | Not published | $4,800 master capital assessment | |
Hunters Ridge | Social membership required, golf optional | 2026 social $4,775; golf all-in $10,526 | $3,000 capital |
Sources, retrieved 26 Sep 2026: Highland Woods real estate page and 2026 estoppel and fee information; Vasari realtor Q&A; Bonita National real estate packet; Pelican Sound 2026 fact sheet; Spanish Wells Country Club memberships; Hunters Ridge 2026 membership program.
How to read it for a carriage-home buyer. At Highland Woods the club layer costs about $255 more a year than Worthington’s ($14,312.79 against $14,058) and $2,500 less at closing, and the club has six pickleball courts today (Highland Woods racquet sports). Bonita National looks cheaper on dues but is a 2017-and-later community with newer-construction prices. Spanish Wells and Hunters Ridge suit a buyer who plays golf a few times a month and would rather not pay full bundled dues. For a golfer who wants a 1,500-square-foot home with a garage inside a bundled club at around $400,000, Wedgewood-Sherburne and Wedgewood-Fountain are two of the few answers in Bonita Springs. Our Bonita Springs guide covers every other community in the city.
Wedgewood-Sherburne’s strengths are its size for a condo, its garages, its lake views, its own pool and courts, full bundled club membership and a Zone X flood map. Its weaknesses are 2011 roofs with a replacement ahead and several permits never finaled, dues that rose 15.9% in 2025, prices below their 2023 high, and a 25-pound pet limit.
Selling a Wedgewood-Sherburne condo well means pricing it against the 13 Sherburne sales of the last 24 months and the Fountain sales next door, by plan, floor and view, and answering the roof question before a buyer asks it. McGreevy and Comisar have over $900 million in personal sales and are Top 1% Real Estate Agents Nationally Since 2008.
If you’re searching for a Wedgewood-Sherburne listing agent, or thinking, ‘I need someone to sell my Wedgewood-Sherburne home…’, start with the numbers and with the team that tracked every one of them.
Why Wedgewood-Sherburne 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 Wedgewood-Sherburne listing.
Wedgewood-Sherburne sales, county-recorded: in the last 12 months, September 2025 through August 2026, Wedgewood-Sherburne has seen 8 resales totaling $2,983,000, from $300,000 to a high of $420,000. Over 24 months, 13 sales totaling $5,018,000 at a $401,000 median and a $455,000 high. Days on market and sale-to-list ratio for Sherburne are being added from our Southwest Florida MLS report; the county record does not carry them.
Get a Wedgewood-Sherburne valuation that prices your unit against the recorded Sherburne and Fountain sales for your plan, floor and view, not against the ZIP code: start at our free home valuation, or call Jesse direct at (239) 898-6072.
A dedicated Wedgewood-Sherburne 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.
The club’s 2026 fee schedule lists the $12,500 capital contribution as due from the new owner at closing, and the $150 resale application as a buyer fee; any different split is a negotiated term of your contract.
No. The roofs belong to the association, not to you, and they were replaced in 2011. What you need is the association’s answer on remaining life, reserves and plans, so a buyer’s insurer and lender see a documented roof rather than a question mark.
The county record does not track days on market, and we are adding that figure for Sherburne from our MLS report. Allow time for the association’s review and the HOA Certificate of Approval on top of the usual closing period.
Yes, subject to the lease. The tenant holds the club privileges until the lease ends, and a buyer will want the lease terms, the end date and the deposit in writing.
Often, yes. Seasonal buyers and buyers who plan to rent value move-in-ready units, and club rules require rentals to be furnished. We price the furniture separately so it does not muddy the appraisal.
Not by itself, but it can slow one. An open permit can appear in a buyer’s lien and permit search; the fix is an association matter, usually a final inspection or a closure letter from the City, and it is best started before you list.
McGreevy and Comisar are Bonita Springs agents, based 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 and Marc Comisar leads buyer representation, and both work Worthington and every other bundled club in Bonita and Estero.
Jesse McGreevy is a top-reviewed Wedgewood-Sherburne realtor, and so is Marc Comisar: read our verified Google reviews. Meet Jesse McGreevy and Marc Comisar, or read more about McGreevy and Comisar and our team.
★★★★★ “Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision.” Verified Google review
★★★★★ “Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly.” Verified Google review
Jesse McGreevy (Sales Associate, FL Lic. SL3101296) and Marc Comisar (Broker Associate, FL Lic. BK3060671) 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 Wedgewood-Sherburne condo? Start with a free Wedgewood-Sherburne 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 Wedgewood-Sherburne, drawn from search data and from the gaps other guides leave open. Every answer is short, self-contained, sourced in the sections above and current to September 2026.
Wedgewood-Sherburne is a 116-unit carriage-home condominium association inside Worthington Country Club in Bonita Springs, Florida: 29 two-story, four-unit buildings on Sherburne Circle, recorded as Wedgewood I, II and III and built from 1991 to 1993, with garages, a private pool and pickleball court, and full club membership.
Yes. It is one of nine neighborhood associations behind the Worthington gate, and every Sherburne owner is a full member of the club and pays the same $13,058 in 2026 master dues as every other Worthington residence.
It is the club’s name for the Wedgewood condominiums: small two-story buildings of four units, each with a private entry, a lanai and a garage. Legally they are condominium units under Florida’s chapter 718, not detached homes.
Units run 1,446 to 1,576 heated square feet across four plans: 2 bedrooms and 2 baths at 1,446, 1,487 or 1,522 square feet, and 3 bedrooms and 2 baths at 1,576 square feet. The average is 1,496 square feet.
84 of the 116 units have 2 bedrooms and 32 have 3 bedrooms. Every unit has 2 bathrooms.
The 1,576-square-foot 3-bedroom plan is in buildings 11, 12, 17, 19, 21, 24, 25 and 26, at 13234, 13240, 13239, 13247, 13255, 13267, 13271 and 13256 Sherburne Circle. Each building is a single plan.
Yes. City re-roof permits name each building’s detached garage, and garage-door permits appear unit by unit, which points to one single-car garage per unit. Confirm the assignment for a specific unit in the recorded declaration.
No. Upper units have a private ground-level entry with a stair to the second-floor living area. There are no elevators and no shared interior hallways.
The appraiser codes 84 units as lake-view, 16 as golf-course view and 16 as golf-and-lake view. Buildings 18, 20, 22 and 23 have the golf-and-lake view; 19, 21, 24 and 25 face the golf course.
Buildings 1 to 10 date from 1991, buildings 11 to 18 and 25 to 27 from 1992, and buildings 19 to 24, 28 and 29 from 1993, per the property appraiser.
Association dues are $475 a month, or $5,700 a year, unchanged from 2025. Master club dues add $13,058, and every residence carries a $1,000 food and beverage minimum.
Association dues, master dues and the dining minimum total $19,758 a year in 2026, about $1,647 a month, before property tax, HO-6 insurance and cart fees.
A buyer new to Worthington pays a one-time $12,500 capital contribution at closing, plus the $150 Wedgewood-Sherburne resale application fee. There is no equity fee and no initiation fee.
Dues rose 15.9%, from $4,920 to $5,700 a year, and held flat in 2026. The association has not published the reason; ask for the budget and minutes from that year.
The last 24 months brought 13 qualified sales at a $401,000 median, from $300,000 to $455,000. The last 12 months brought 8 sales from $300,000 to $420,000.
They are below the 2022 to 2023 peak. Sales in those two years reached $510,000, and 10 of 14 closed at $425,000 or more, while no sale in the last 12 months cleared $420,000. The 24-month median of $401,000 is about 4.5% below the five-year median of $420,000.
The 24-month median is $262.79 per heated square foot, and the 36-month median is $266.50.
The tile roofs were replaced on all 29 buildings, their garages and the pool house between April and July 2011, so they are about 15 years old in 2026. We found no later roof permit.
Several 2011 roof permits, including the pool house, still show as “Issued” rather than “Finaled” on the City of Bonita Springs portal. Ask the association whether they were closed another way.
None is documented in any public club document. Budgets, minutes and assessment history are on the owner portal, so ask the seller and the association for them before you sign.
No. Both apply only to condominium buildings of three or more habitable stories, and every Sherburne building is two stories. Ordinary reserve rules still apply, and owners may vote to waive or reduce reserves.
FEMA Zone X, the minimal-hazard zone, as is all of Worthington. Lenders do not require flood insurance on the map, and Bonita Springs’ CRS Class 5 rating cuts NFIP premiums by 25%.
Citizens has confirmed that condominium units insured on a unit-owner form are not required to carry flood coverage. Flood cover in Zone X is still inexpensive and worth pricing.
An HO-6 condominium unit-owner policy for the interior, personal property and liability, with loss-assessment coverage. The association insures the buildings under its master policy; ask for its declarations page and wind deductible.
Yes, for 30 consecutive days or more except in February, up to one year per lease and four times a calendar year, furnished, with association and club approval. Short-term platforms, room rentals and subleasing are not allowed.
Owners may keep a dog or cat up to 25 pounds, leashed outdoors and not left on a lanai or in a garage. Tenants and guests may not bring pets.
Yes. The association’s pool and cabana are at 13225 Sherburne Circle; the pool was resurfaced in 2018. Owners also use the club’s resort pool beside the Cabana.
Yes. Wedgewood-Sherburne is one of four Worthington associations with its own pickleball court, and it also has a neighborhood tennis court. The master club plans its own pickleball courts for 2027 to 2028.
The club’s architectural criteria allow permanent generators and Bahama shutters only on villa and single-family homes, so carriage-home owners look to portable power and impact glass or other approved protection, with approval first.
Assignment runs through Lee County’s Proximity Plan. The nearest zone schools are Bonita Springs Elementary, Bonita Springs Middle Center for the Arts and Bonita Springs High, each about 8 to 11 minutes from the gate.
From the Worthington gate, Bonita Beach Park is about 14 minutes by car and Southwest Florida International Airport about 28 minutes, with I-75 Exit 116 under a mile away.
They share the same carriage product. Fountain has 2025 roofs, $5,080 dues and more golf-and-lake views; Sherburne has 2011 roofs, $5,700 dues, more lake-only views and the 1,522-square-foot plan. Their 36-month medians are $425,000 and $414,000.
A Sherburne unit averages 1,496 square feet with a garage, against about 1,187 square feet with a carport at Waterford Amberley Court, and trades for about 80% more at the 36-month median.
McGreevy and Comisar of Domain Realty Group, Top 1% Real Estate Agents Nationally Since 2008, have tracked every recorded Sherburne sale. Call Marc at (239) 287-5873 to buy, or Jesse direct at (239) 898-6072 to sell.
These are the questions Wedgewood-Sherburne owners ask us most when they are weighing a sale. Every answer draws only on the figures sourced above and is current to September 2026.
McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012, and have over $900 million in personal sales. We price Sherburne units against Sherburne and Fountain sales by plan, floor and view. Call Jesse direct at (239) 898-6072.
It depends on plan, floor, view, condition and the roof documentation, measured against 13 Sherburne sales at a $401,000 median over 24 months. Start with a free valuation at our home-valuation page or call Jesse at (239) 898-6072.
In the last 12 months, 8 sales from $300,000 to $420,000: $414,000, $329,000, $380,000, $420,000, $300,000, $380,000, $420,000 and $340,000, recorded from October 2025 to August 2026.
The highest recorded sale is $510,000, in October 2023. In the last 24 months the high was $455,000, in January 2025.
Prices sit below the 2023 high but well above pre-2022 levels, with a 24-month median about 41% above the 10-year median. Sales cluster from October to February, so a listing ready by early November meets the season’s buyers.
Seven of the last eight recorded sales closed between October and February, and four in one February fortnight. Listing by early November catches the first seasonal buyers.
8 sold in the last 12 months, about 7% of the 116 units, and 13 in the last 24 months.
The county does not track days on market, and we are adding that figure from our MLS report. Build in time for the association’s resale application and HOA Certificate of Approval.
It can, because Wedgewood-Fountain next door re-roofed in 2025. The answer is documentation: the association’s roof life estimate, the reserve balance and any plans, shared with buyers early.
Raise it with the association before you list. The fix is usually a final inspection or a City closure letter, and it is better handled before a buyer’s permit search finds it.
No. The roofs are the association’s responsibility and were replaced in 2011. Buyers want to know their remaining life and how the next replacement will be paid for.
The county values upper units a few thousand dollars above ground-floor units of the same plan. Buyers split: some want no stairs, others want the height and privacy of an upper unit.
Both $420,000 sales of the last 12 months were lake-view units. View is one of the main adjustments we make, alongside plan and floor.
The county’s values put the 3-bedroom, 1,576-square-foot Plan D at the top, followed by the 1,487 and 1,522-square-foot plans, with the 1,446-square-foot Plan A at the bottom of the range.
The club’s 2026 fee schedule lists it as due from the new owner at closing. Any different split is a negotiated contract term.
The buyer pays the $150 resale application and the $12,500 capital contribution. Sellers in Lee County customarily pay the deed’s documentary stamp tax and, in most transactions, the owner’s title policy, plus the brokerage commission.
Every sale needs the association’s resale application and an HOA Certificate of Approval before closing.
The condominium declaration, articles, bylaws and rules, the latest financial report and the association’s question-and-answer sheet, plus the current budget, reserve schedule, insurance summary and recent minutes. We gather them before listing.
Dues of $5,700 a year are $620 more than Fountain’s, and buyers compare the two. Pricing has to account for that difference, and a clear explanation of what the dues cover helps.
Yes, subject to the lease. The tenant keeps the club privileges until the lease ends, and a buyer will want the lease terms in writing.
Often, yes. Seasonal buyers value move-in-ready units, and club rules require rentals to be furnished, so an investor buyer usually wants the furniture.
Usually only the basics: paint, lighting and repairs. Condition moves Sherburne prices, so we walk the unit with you and point out which items are likely to pay before you spend on a larger project.
Saturday and Sunday, 1:00 to 4:00 p.m., registered with the club by 3:30 p.m. the Thursday before, one sign up to 2 feet by 2 feet, and none on the golf-course side.
No. Worthington’s rules bar for-sale signs on the property; open-house signs are allowed only under the club’s guidelines.
We show them the four layers: $13,058 master dues, $5,700 association dues, the $1,000 dining minimum and the one-time $12,500 capital contribution, next to what they would pay for a separate club membership.
No. Sherburne’s buildings are two stories, below the three-story threshold for milestone inspections and SIRS. Buyers still ask, and we answer with the statute and the county record.
Against the Sherburne and Fountain sales first, because a bundled-club carriage home with a garage has few true substitutes, then against bundled rivals such as Highland Woods for context.
You can, but the club paperwork, the condominium disclosures and the pricing against a twin association next door are where sellers without an agent lose time and money.
A team covers the showings, the paperwork and the buyer database at once. Compare agents on their public records at our Bonita Springs agent comparison before you decide.
Professional photography, video and drone footage of the lake or course view, and direct outreach to buyers already shopping Worthington, Wedgewood-Fountain and other bundled clubs.
Yes, when privacy matters more than exposure. We can take a Sherburne unit to our buyer database quietly before, or instead of, a public listing.
Re-price it against the current Sherburne and Fountain sales, answer the roof question in the listing, and refresh the photography. Call Jesse at (239) 898-6072 for a second opinion.
Call Jesse direct at (239) 898-6072 for a net sheet built on the recorded Sherburne sales and your own costs, line by line.
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. All were retrieved on 26 September 2026. Sale figures on this page are our own analysis of Lee County Property Appraiser records.
These are the governing, financial and hazard documents a Wedgewood-Sherburne buyer or seller should read, each linked to the official authority that publishes it. The Wedgewood I, II and III condominium declarations (Official Records Books 2200 and 2288) and the association’s budgets and minutes are not posted publicly; request them from the HOA office or pull the recorded declarations 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 HOA Association Assessments (units, type, dues) | Worthington Country Club | |
Year 2024 Master Declaration of CC&Rs, with amendment | Worthington Master Association | |
ARC Architectural and Aesthetic Criteria (rev. December 2024) | Worthington Master Association | |
Rules and Regulations (rev. 2025-0828) | 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 | |
Evacuation Zone C fact sheet | Lee County Emergency Management | |
Revised Preliminary Flood Insurance Study | Lee County / FEMA | |
CRS Eligible Communities (April 2025) | FEMA | |
2025 Taxing District Millage Book | Lee County Property Appraiser | |
Florida condominium registry extract (Wedgewood I, II, III) | Florida DBPR |
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 Wedgewood-Sherburne. 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.
