Updated September 2026
Sell your Worthington villa with a price built from villa sales only: 13 recorded sales at a $537,500 median, lake versus golf frontage, roof and wind documents, Chapter 720 disclosure and club approval handled. Get your free valuation or call Jesse direct at (239) 898-6072.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
Sell your Worthington villa with the #1 Team in Southwest Florida since 2012. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales.
The Villas at Worthington are 152 detached, one-story villa homes in two homeowners’ associations inside Worthington Country Club, the gated, 799-residence bundled golf community in Bonita Springs, Florida. Lee County Property Appraiser records show 13 qualified villa sales in the 12 months from September 2025 through August 2026, $6.85 million in volume, a $537,500 median and a $720,000 high. This page is how McGreevy and Comisar price, prepare, market and negotiate the sale of a Worthington villa, built from those recorded sales, the club’s 2026 fee schedules, its architectural criteria and its resale rules.
Want a number now? Use the free Worthington villa valuation form on this page, or call Jesse direct at (239) 898-6072, text or call. Buying a villa instead? Call Marc at (239) 287-5873 and read our guide to buying a villa at Worthington.
McGreevy and Comisar price a Worthington villa against villa sales only, not against a Worthington median that blends $200,000 Waterford condos with $900,000 estate homes. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, and they tracked every recorded Worthington Villas sale for ten years before writing this page.
Data updated: September 2026 (Lee County Property Appraiser recorded qualified sales, retrieved 26 Sep 2026)
We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, with over $2.5 billion sold as a team with our Domain Realty Group colleagues and over $900 million in personal sales between Jesse and Marc. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, about 15 minutes from Worthington’s main gate on Bonita Grande Drive. Jesse leads listings and seller strategy; Marc leads buyer representation, which means the person pricing your villa also hears every week what villa buyers are asking for.
Recent Worthington Villas record (last 12 months, September 2025 through August 2026): 13 villas recorded qualified sales with the Lee County Property Appraiser · $6,854,025 in villa dollar volume · highest villa sale $720,000, a golf-frontage Villas I home on Bridgeford Avenue recorded in October 2025 · median sale $537,500 · median $306 per heated square foot. In the last 12 months we tracked every one of those 13 sales parcel by parcel, matched each to its block, its frontage and its pool, and read them against the 22 villa sales of the last 24 months. Days on market and the sale-to-list ratio exist only in the Southwest Florida MLS; its pull of 29 Sep 2026 counts 16 villa closings in the last 12 months (29 Sep 2025 to 29 Sep 2026), at a median of 113 days on market and a median 96.2% of final list price.
Honors and recognition:
Before you hire anyone, compare the agents who actually list 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. You can also read more about McGreevy and Comisar and our team.
Selling your Worthington villa? Request your free Worthington villa valuation or read what your Worthington villa is worth today, and call Jesse direct at (239) 898-6072. Buying a villa? Call Marc at (239) 287-5873 and start with our Worthington villa buyer’s guide or how we represent buyers in Bonita Springs. Selling a different kind of Worthington home? Our Worthington Country Club seller’s guide covers all nine neighborhoods.
Selling a Worthington villa differs from selling a generic Bonita Springs home in four ways: the comparable set is 152 nearly identical detached villas, the roof belongs to you and drives the buyer’s insurance quote, every buyer must accept full bundled club dues, and every sale needs a villa association Certificate of Approval before closing.
Every Worthington villa is one story, has an attached garage, sits on a lot of about 7,000 to 13,800 square feet and has between 1,543 and 1,998 heated square feet, with a median of 1,758, per our count of the Lee County Property Appraiser’s September 2026 roll (LeePA parcel roll, retrieved 26 Sep 2026). With so little variation in size, the features that do vary, a pool, a lake or fairway view, a newer roof, an updated kitchen, decide the price. That is good news for a seller who has documented them and bad news for one who has not.
The master declaration makes each owner responsible for maintaining, repairing, replacing and repainting the home and roof, section 11.1 (Year 2024 Master Declaration, retrieved 26 Sep 2026). Every villa first appeared on the tax roll between 1990 and 1995, before the first statewide Florida Building Code took effect on March 1, 2002 (Florida Building Commission). A villa buyer’s insurer will ask the roof’s age before anything else, so a documented re-roof in the approved Mediterranean tile is worth more here than a new backsplash.
Worthington is a member-owned bundled club, and the club says that as a “member-owned bundled community, Worthington eliminates equity fees” (Worthington CC Membership, retrieved 26 Sep 2026). Every villa buyer pays $13,058 in 2026 master dues and a $1,000 food and beverage minimum whether they golf or not (2026 Fee Schedule). Your villa therefore competes with Highland Woods homes, Wedgewood carriage homes and Worthington’s own estate homes, not with non-golf inventory down Bonita Beach Road.
Every Worthington resale needs an HOA Certificate of Approval from the neighborhood association, and new owners pay a $12,500 capital contribution at closing, or $1,306 if they already own in Worthington (Purchaser’s Packet; 2026 Fee Schedule, retrieved 26 Sep 2026). There are no for-sale signs on lots, and open houses run only on weekend afternoons under the club’s rules (Open House Guidelines). A villa listing that is not set up for that trail loses weeks after the contract is signed.
A Worthington Villas seller needs eight facts before choosing a list price, and each is sourced in the sections below.
Why Sell Your Worthington Villa With McGreevy and Comisar?
What Makes Selling a Worthington Villa Different?
Key Takeaways for a Worthington Villas Seller
Is Now a Good Time to Sell a Worthington Villa?
What Have Worthington Villas Sold For Over the Last Five Years?
How Do Worthington Villa Prices Compare With Other Worthington Neighborhoods?
Worthington Villas vs Worthington Estate Homes: Which Market Will Your Buyer Come From?
How Do We Price a Worthington Villa?
How Do We Market a Worthington Villa?
How Do We Negotiate a Worthington Villa Contract?
Which Recent Worthington Villa Sales Matter Most to Your Price?
What Does It Cost to Sell a Worthington Villa?
What Must a Worthington Villa Seller Disclose Under Florida Law?
How Do Flood Zone and Wind Affect Selling a Worthington Villa?
What Will Your Buyer Pay to Own a Worthington Villa?
What Is Different About Selling a Villas I Home or a Villas II Home?
Which Worthington Villas Rules Affect a Sale?
How Long Does It Take to Sell a Worthington Villa?
How Do You Get a Free Worthington Villa Valuation?
What Do Sellers Say About Working With McGreevy and Comisar?
Why Does a Worthington Villas Specialist Matter When You Sell?
Are You Also Buying Your Next Home in Southwest Florida?
Frequently Asked Questions, Seller Edition: Selling a Worthington Villa
Sources and Authoritative References
Your Worthington Villas Listing Team, and How to Reach Us Today
Now is a workable time to sell a Worthington villa if it is priced against villa sales: 13 villas recorded qualified sales in the 12 months through August 2026, about 8.6% of the 152 homes, at a $537,500 median. That is below the 2024 run, when every villa sale cleared $605,000, but close to the $550,000 five-year median.
Data updated: September 2026 (Lee County Property Appraiser recorded qualified sales, retrieved 26 Sep 2026)
The Lee County Property Appraiser recorded 13 qualified Worthington Villas sales from September 2025 through August 2026 for $6,854,025, a median of $537,500, a low of $360,000 and a high of $720,000, with a median of $306 per heated square foot (LeePA parcel roll; LeePA Last Qualified Sale layer, retrieved 26 Sep 2026). “Qualified” is the property appraiser’s test for an arm’s-length sale; one January 2025 villa deed at $200,000 was coded unqualified and is excluded. Across all of Worthington, 57 homes recorded qualified sales in the same window for $22.04 million, so the villas were 13 of 57 sales and about 31% of the dollar volume.
A single 12-month window can mislead in a neighborhood of 152 homes, so we show every window from 12 to 60 months. The 12-month window is the first with ten or more sales, so it carries the headline median.
Window ending August 2026 | Qualified villa sales | Median | Low | High | Median $ per heated sq ft | Dollar volume |
|---|---|---|---|---|---|---|
12 months (Sep 2025 to Aug 2026) | 13 | $537,500 | $360,000 | $720,000 | $306 | $6,854,025 |
24 months (Sep 2024 to Aug 2026) | 22 | $543,750 (mean of $537,500 and $550,000) | $360,000 | $720,000 | $300 | $11,896,525 |
36 months (Sep 2023 to Aug 2026) | 29 | $550,000 | $360,000 | $760,000 | $315 | $16,342,025 |
60 months (Sep 2021 to Aug 2026) | 53 | $550,000 | $360,000 | $760,000 | $311 | $30,088,425 |
The county record shows what sold and for how much, not why. The context buyers describe, which we offer as context and not as a proven cause, is carrying cost. Every villa predates the 2002 building code, so insurance on an older roof has become a larger line; Villas I’s neighborhood dues rose 15.8% for 2026; master dues rose again; and Southwest Florida had more resale inventory to choose from after the 2022 to 2024 run. The two lowest-priced 2026 sales above $360,000, at $395,525 and $422,000, were lake-frontage Villas I homes without a pool, and the county record does not show their condition. A low deed often reflects a home that needs a roof or a full update.
Worthington Villas have sold at a $550,000 median over the last 60 months across 53 qualified sales, from $360,000 to $760,000, with a median of $311 per heated square foot. The peak was calendar 2024, when all seven villa sales closed between $605,000 and $760,000; the last 12 months show a $537,500 median.
Data updated: September 2026 (Lee County Property Appraiser recorded qualified sales, retrieved 26 Sep 2026)
Calendar year | Villa sales | Median or listed prices |
|---|---|---|
2019 | 13 | $320,000 median |
2021 | 13 | $337,000 median |
2022 | 16 | $556,500 median |
2023 | 7 | No median; $462,500 to $675,000 |
2024 | 7 | No median; $605,000 to $760,000 |
2025 | 14 | $550,000 median |
2026, January to August | 7 | No median; $360,000 to $625,000 |
Of the 22 villa sales in the last 24 months, 21 match a parcel on the September 2026 roll; the August 2026 sale had not yet posted. The 11 lake-frontage villas sold at a $550,000 median; the 10 golf-frontage villas sold at $526,250, the mean of $515,000 and $537,500. The county’s values point the same way: the median just value of a lake-frontage villa is $461,043 against $443,799 for a golf-frontage villa (LeePA Just Value layer, retrieved 26 Sep 2026). On the villa side of Worthington, a lake view is not a discount, and eight of those 21 matched sales had a private pool.
Your villa’s price is set by the villa sales above, adjusted for your frontage, pool, roof date and updates, not by the $360,000 Worthington median. Get a free Worthington villa valuation or read what your Worthington villa is worth, and call Jesse direct at (239) 898-6072. Buying a villa instead? Call Marc at (239) 287-5873 and see how we represent buyers in Bonita Springs.
Worthington Villas sit between the Estate Homes and the Wedgewood carriage homes on every yardstick a seller cares about. On 24 months of county-recorded sales, villas traded at a $543,750 median and $300 per heated square foot, with the lowest 2026 neighborhood dues in Worthington at $2,612 to $2,988 a year.
Data updated: September 2026 (Lee County Property Appraiser recorded qualified sales, September 2024 to August 2026; 2026 HOA Fee Schedule, retrieved 26 Sep 2026)
Neighborhood | Homes | Type | 2026 neighborhood dues | 24-month qualified sales | 24-month median | Median $ per heated sq ft |
|---|---|---|---|---|---|---|
Worthington Villas | 152 | Detached villa | $2,612 to $2,988 | 22 | $543,750 | $300 |
Estate Homes | 127 | Detached home | $3,120 to $3,420 | 18 | $787,500 | $348 |
Wedgewood-Sherburne | 116 | Condo, 4-unit buildings | $5,700 | 13 | $401,000 | $263 |
Wedgewood-Fountain | 120 | Condo, 4-unit buildings | $5,080 | 9 | No median (9 sales, $350,000 to $450,000) | Not printed |
Waterford Amberley Court | 120 | Condo | $4,860 | 13 | $221,250 | $181 |
Waterford-Worthington Way | 92 | Condo | $6,188 | 10 | $247,500 | $201 |
Waterford-Cavendish Court | 72 | Condo | $7,712 | 11 | $200,000 | $177 |
Sales and price per square foot are our analysis of Lee County Property Appraiser recorded qualified sales; dues from the 2026 HOA Fee Schedule. The Estate Homes median is the mean of $775,000 and $800,000; the villa median is the mean of $537,500 and $550,000; the Waterford-Worthington Way median is the mean of $245,000 and $250,000.
Per square foot, a villa sold for about 14% less than an estate home and about 14% more than a Wedgewood-Sherburne carriage home. Per year, a villa carries lower neighborhood dues than any condo in Worthington, because the owner, not the association, insures and maintains the building. That is the line we lead with in a villa listing: a detached house at close to carriage-home carrying cost. It also tells you who your second-best buyer is: a Wedgewood owner who wants a detached home without leaving the club, and who pays only the $1,306 existing-owner capital contribution to move.
Worthington Villas and the Worthington Estate Homes are the only detached homes behind Worthington’s gate, so a villa seller’s closest competition is often the estate home a few streets away. Villas win on price, dues and upkeep; estate homes win on space, four-bedroom plans, lot size and pools. The same master dues and club apply to both.
Data updated: September 2026 (Lee County Property Appraiser roll and recorded qualified sales; 2026 HOA Fee Schedule, retrieved 26 Sep 2026)
What a buyer weighs | Worthington Villas | Edge for a villa seller | |
|---|---|---|---|
Homes | 152 (Villas I 86, Villas II 66) | 127 (Single Family I 70, Single Family II 57) | Even |
Heated square feet | 1,543 to 1,998, median 1,758 | 1,872 to 3,416, median 2,225 | Estate homes |
Bedrooms | 2 or 3 | 2 to 4 (10 four-bedroom homes) | Estate homes, for families |
Median lot | 7,466 sq ft | 10,250 sq ft | Estate homes |
Private pool | 44% (67 homes) | 88% (112 homes) | Estate homes |
Frontage | 93 golf, 59 lake | 99 golf, 28 lake | Villas, for lake buyers |
2026 neighborhood dues | $2,612 to $2,988 | $3,120 to $3,420 | Villas |
Master dues, F&B minimum, capital contribution | $13,058, $1,000, $12,500 | Same | Even |
24-month median sale | $543,750 (22 sales) | $787,500 (18 sales) | Villas, about $244,000 lower |
12-month sales | 13, median $537,500 | 7, from $580,000 to $945,000 | Villas, deeper sale record |
Median $ per heated sq ft, 24 months | $300 | $348 | Villas, for value buyers |
Median county just value | $450,704 | $646,654 | Villas, lower tax base |
Roof rule | Mediterranean theme, approved beige and sand tile palette | Like-for-like concrete tile replacement | Even |
How we use this when we list your villa. A buyer who tours an estate home and a villa in the same afternoon is choosing between about 470 more square feet and a larger lot on one side, and about $244,000 in price on the other. We put the side-by-side in the listing packet and lead with what the villa buyer keeps: a detached house, a garage, a lake or fairway view, lower dues and less roof to replace. For a buyer who does not need a fourth bedroom, that trade usually favors the villa. Our estate-home colleagues’ page, the Worthington Estate Homes seller’s guide, makes the same comparison from the other side.
Who should choose which. A buyer who is two people, rarely hosts for weeks at a time, wants a lake view and wants the lowest carrying cost for a house in the club will usually choose a villa, and that is the buyer we market your villa to first. A buyer who needs four bedrooms or three baths, wants a pool without adding one, or wants a lot of about a quarter acre will usually choose an estate home, and we price your villa so that the $244,000 gap reads as the value it is. A lake-frontage villa with a pool is, in our view, the best value in Worthington, and a listing should say so.
McGreevy and Comisar price a Worthington villa from recorded villa sales first, then adjust for frontage, pool, roof age, plan and updates, and the season. We never price a villa from a portal estimate, the Worthington community median or an estate-home comparable, because each of those overstates or understates a villa by six figures.
Automated portal estimates such as the Zestimate average nearby sales by square foot and location. Inside Worthington’s gate that blends a $200,000 Waterford condo, a $400,000 Wedgewood carriage home, a $540,000 villa and a $790,000 estate home, four products that share a club but not a buyer. An automated model also cannot see your roof permit date, your impact windows, whether your lanai faces a fairway or a lake, or that you added a pool with ARC approval. We use recorded prices, which are public and verifiable, and we show you every comparable we use.
We start with the 13 villa sales of the last 12 months, the first window with ten or more, and read them against the 22 sales of the last 24 months. We never mix in estate homes or Wedgewood carriage homes as comparables, only as context.
Villas I is mostly lake frontage and Villas II almost entirely golf. Over 24 months, lake villas sold at a $550,000 median and golf villas at $526,250, so we price the view you actually have, and we look at where on the lake or the fairway it sits.
A villa roof is the owner’s, and the ARC requires a Mediterranean tile from the approved beige or sand palette on replacement (ARC Criteria, Criterion 23, retrieved 26 Sep 2026). We pull the City of Bonita Springs permit file to date your roof and any window or shutter work, and a current wind-mitigation report shows the buyer’s insurer what it is pricing.
Only 67 of 152 villas have a private pool, so a pool villa has fewer direct competitors. The ARC criteria name three villa models, the Hampton, the Aston and the Innisbrook, but no public source lists every plan, so we match your plan to the county sketch rather than trusting a model name, and we price kitchen, bath, flooring and air-conditioning updates against the villa sales that had them.
We read the active and pending villa listings in the MLS against your home before we set a number, and we time the launch to the season. Where a nearly identical villa is already listed, we price to be the one a buyer tours first.
McGreevy and Comisar market a Worthington villa to the buyers most likely to pay for it: bundled-club buyers comparing Worthington with Highland Woods, Worthington condo owners ready to move to a detached home, and seasonal buyers from our own database, using photography, video and drone footage, a listing packet built for the club, and open houses run to the club’s rules.
A villa sells on its view and its light. We shoot the lanai and the water or fairway behind it at the right time of day, fly a drone to show the lake chain or the back-nine holes the villa faces, and walk the plan on video so an out-of-state buyer understands the courtyard, the garage and the flow before they fly in.
Our villa listing packet carries the 2026 fee stack for your association, the roof permit and wind-mitigation report, the ARC approvals for any pool, courtyard or awning, the frontage, the county’s pool and square-footage record, the club summary and the villa-versus-estate-home and villa-versus-Highland Woods comparisons from this page. A buyer’s agent who has that packet on day one writes a cleaner offer.
Worthington allows open houses Saturday and Sunday from 1:00 to 4:00 p.m., registered with the administration office by 3:30 p.m. the Thursday before, with one sign no larger than 2 feet by 2 feet and none on the golf-course side (Open House Guidelines, retrieved 26 Sep 2026). We register every open house on time and staff it ourselves.
McGreevy and Comisar negotiate every Worthington villa contract ourselves, partner to partner, and we do not hand offers to an assistant. On a villa, the terms that move your net most are the capital contribution, the roof and insurance contingency, the association approval clock, and what furniture and golf cart convey with the home.
The club’s 2026 fee schedule lists the $12,500 capital contribution as due from a new owner, or $1,306 if the buyer already owns in Worthington (2026 Fee Schedule, retrieved 26 Sep 2026). Some buyers ask the seller to cover it. We treat that request as a price concession, show you the net effect in dollars, and answer it with the villa’s lower dues rather than a reflex yes.
A villa buyer’s inspector writes a four-point report and the buyer’s insurer reads it. If your roof is older, we get the roof question answered before the inspection, with a permit date and, where it helps, a roofer’s letter, so the negotiation is about price and not about whether the buyer can insure the home at all.
The villa association’s Certificate of Approval must be issued before closing. We start the application with the buyer’s agent the day the contract is signed, order the estoppel certificates from the master and villa associations at the same time, and write a closing date that leaves room for both.
Question | List with McGreevy and Comisar | Sell by owner | Sell to an instant cash buyer |
|---|---|---|---|
Price basis | Villa sales only, adjusted for frontage, pool, roof | Owner’s estimate | Buyer’s model, discounted for its margin and risk |
Buyer pool | MLS, portals, our database, club buyers | Whoever finds the listing | One buyer |
Club paperwork | We run the approval, estoppels and open-house rules | Owner runs it | Buyer runs it, often on its timeline |
Signs and open houses | Registered weekend open houses, no lot signs | Same rules, no MLS reach | Not needed |
Negotiation | Partner-level, both principals | Owner against the buyer’s agent | Take it or leave it |
Who it suits | Most villa owners | An owner with a buyer already in hand | An owner who values speed over price |
The recent Worthington Villas sales that matter most to your price are the 13 recorded in the last 12 months, from $360,000 to $720,000 at a $537,500 median, read against the 22 sales of the last 24 months. Within those, the sales that share your frontage, pool status and roof age matter most of all.
Data updated: September 2026 (Lee County Property Appraiser recorded qualified sales, retrieved 26 Sep 2026)
Recorded | Price |
|---|---|
October 2025 | $537,500 |
October 2025 | $720,000 |
November 2025 | $639,000 |
November 2025 | $550,000 |
December 2025 | $515,000 |
December 2025 | $615,000 |
January 2026 | $550,000 |
January 2026 | $422,000 |
March 2026 | $460,000 |
May 2026 | $395,525 |
May 2026 | $625,000 |
June 2026 | $465,000 |
August 2026 | $360,000 |
Thirteen villa sales totaled $6,854,025 at a $537,500 median. Three of the four highest, $720,000, $639,000 and $615,000, recorded between October and December 2025, in the first months of the season.
The 24-month window adds nine villa sales recorded from September 2024 through August 2025: $685,000 (September 2024), $550,000 (January 2025), $537,500 (March 2025), $500,000 and $630,000 (April 2025), $515,000, $525,000 and $550,000 (May 2025), and $550,000 (August 2025). Together with the 13 above, that is 22 sales at a $543,750 median, the mean of $537,500 and $550,000.
Selling a Worthington villa costs the brokerage commission you negotiate, Florida documentary stamp tax on the deed at $0.70 per $100 of price, the title and closing charges customary in Lee County, association estoppel fees, and any repairs or credits you agree to. The buyer, not the seller, pays the club’s $12,500 capital contribution unless your contract says otherwise.
Data updated: September 2026 (Florida Department of Revenue; Worthington 2026 Fee Schedule, retrieved 26 Sep 2026)
Cost | Who customarily pays in a villa sale | Amount or basis | Source |
|---|---|---|---|
Brokerage commission | Seller, under the listing agreement | Negotiable; set in writing before listing | Your listing agreement |
Buyer’s agent compensation | Negotiated; may be paid by the buyer or offered by the seller | Set in the buyer’s written agreement and the contract | Your contract |
Documentary stamp tax on the deed | Seller, by Lee County custom | $0.70 per $100 of the sale price | |
Owner’s title insurance policy | Seller in most Lee County sales, by custom; negotiable | Florida promulgated title rates | Your closing agent |
Estoppel certificates, master and villa associations | Seller | Fees governed by statute | |
Capital contribution | Buyer new to Worthington | $12,500; $1,306 for an existing Worthington owner | |
Prorated dues and property taxes | Split at closing by date | Master $13,058; Villas I $2,988 or Villas II $2,612; 2025 millage 12.7970 |
Since August 2024, offers of buyer-agent compensation no longer appear in the MLS, and buyers sign a written agreement with their own agent before touring (NAR, The Facts, retrieved 26 Sep 2026). For a villa seller, that means your listing agreement and your contract spell out whether you will contribute to the buyer’s agent, as a term to negotiate like any other. We walk you through the choices in writing before you list, and we do not publish a standard rate because there is none.
On a villa selling at the 12-month median of $537,500, documentary stamp tax on the deed at $0.70 per $100 is $3,762.50. At the $720,000 high of the last 12 months it is $5,040; at the $360,000 low it is $2,520 (Section 201.02, Florida Statutes, retrieved 26 Sep 2026).
You do not pay the buyer’s capital contribution, and you do not pay the club’s dues after closing. The Purchaser’s Packet lists a $150 resale application fee only for the five condominium associations; whether Villas I or Villas II charge one is not published, so we confirm it with the HOA office on every villa listing. Call Jesse direct at (239) 898-6072 for a net sheet built on villa sales, or start with the free villa valuation form.
A Worthington villa seller must disclose known material defects, deliver Florida’s flood disclosure and property tax summary, and present the section 720.401 homeowners’ association disclosure summary before the contract is signed. The villa associations are Chapter 720 homeowners’ associations, so the condominium resale package under Chapter 718 does not apply to a villa sale.
Florida law requires a residential seller to disclose facts that materially affect the home’s value and are not readily observable to the buyer. On a Worthington villa the usual subjects are roof leaks and roof age, past water intrusion, window and door condition, pool equipment, and any open or expired permit. Write down what you know and let the buyer’s inspector confirm the rest.
Since October 1, 2025, Florida requires a seller of residential property to give the buyer a flood disclosure at or before the contract, stating whether the seller has filed a flood-damage insurance claim and whether the seller has received federal disaster assistance for flood damage (Section 689.302, Florida Statutes, retrieved 26 Sep 2026). The form applies to a villa even though every villa is in FEMA Zone X, so answer it from your own records.
Florida also requires a property tax disclosure summary telling the buyer not to rely on the seller’s current taxes, because a sale can reset the assessment (Section 689.261, Florida Statutes). A long-held villa under the Save Our Homes cap can carry a taxable value well under its $450,000-range just value, and a buyer who learns late that their first bill will be higher is a buyer who renegotiates.
For a home in a mandatory homeowners’ association, section 720.401 requires that a prospective buyer be presented with a disclosure summary before signing the contract. If the summary is not provided first, the buyer may cancel by written notice within 3 days after receiving it or before closing, whichever comes first, and that right cannot be waived (Section 720.401, Florida Statutes, retrieved 26 Sep 2026). On a villa resale, it is the seller’s side that supplies it. Our villa contracts carry the summary as a signed addendum so the cancellation right never opens. This is the same split our Worthington villa buyer’s guide explains from the buyer’s side.
Both the master association and your villa association will issue estoppel certificates stating what is owed at closing, under the response times and fee limits of section 720.30851. We order them as soon as the contract is signed. Florida presumes a real estate licensee is a transaction broker unless another relationship is agreed in writing (Section 475.278, Florida Statutes); we explain the relationship in writing at the listing appointment. None of this section is legal advice; your closing agent or a Florida real estate attorney confirms the documents for your sale.
Flood zone helps a Worthington villa seller and wind is the question to answer. Every villa sits in FEMA flood Zone X, minimal flood hazard, in Lee County evacuation Zone C, and we found no public record of the villas flooding in Irma, Ian, Helene or Milton. Every villa is also a pre-2002 home in a 160 mph wind zone.
Data updated: September 2026 (FEMA National Flood Hazard Layer; Lee County Property Appraiser hazard layers, retrieved 26 Sep 2026)
All of Worthington is in Zone X on FEMA panel 12071C0678F, effective August 28, 2008, and no Worthington residential parcel falls inside a Special Flood Hazard Area (FEMA National Flood Hazard Layer; LeePA Flood Zones layer, retrieved 26 Sep 2026). A lender will not require flood insurance on a Zone X villa, and Bonita Springs is a Community Rating System Class 5 community, worth 25% off NFIP flood premiums (FEMA CRS list, April 2025).
Florida phases in a flood-coverage requirement for Citizens personal residential policies: $400,000 and up in replacement cost from January 1, 2026, and all remaining residential policies from January 1, 2027 (Section 627.351, Florida Statutes). Condo unit-owner policies are exempt (Citizens Property Insurance); villa owners on Citizens are not. A Zone X flood policy is typically inexpensive, and we tell buyers so before they ask.
The county’s building-code layer puts all of Worthington at a 160 mph design wind speed inside the wind-borne debris region (LeePA Wind layer, retrieved 26 Sep 2026). On a villa built from 1990 to 1995, roof age, roof-to-wall connections and shutters or impact glass decide the buyer’s premium. Bahama shutters are allowed on villas under the ARC criteria, and a current wind-mitigation form credits them.
Your buyer will pay $13,058 in 2026 master dues, neighborhood dues of $2,988 in Villas I or $2,612 in Villas II, and a $1,000 food and beverage minimum: $17,046 a year in Villas I and $16,670 in Villas II, plus a one-time $12,500 capital contribution if they are new to Worthington.
Data updated: September 2026 (Worthington 2026 Fee Schedule and 2026 HOA Fee Schedule, retrieved 26 Sep 2026)
Line (2026) | Villas I | Villas II |
|---|---|---|
Master association dues | $13,058 ($1,088 a month) | $13,058 ($1,088 a month) |
Neighborhood association dues | $2,988 ($249 a month) | $2,612 ($653 a quarter) |
Food and beverage minimum | $1,000 | $1,000 |
Total recurring | $17,046 (about $1,421 a month) | $16,670 (about $1,389 a month) |
Capital contribution, new owner, once | $12,500 | $12,500 |
Sources: 2026 Fee Schedule and approved master budget; 2026 HOA Fee Schedule, retrieved 26 Sep 2026.
In 2025 Villas I billed $215 a month ($2,580 a year) and Villas II $655 a quarter ($2,620 a year) (2025 Association Assessment Spreadsheet, retrieved 26 Sep 2026). For 2026 Villas I rose to $249 a month, up 15.8%, while Villas II edged down to $653 a quarter. Master dues rose 1.1%, from $12,910 to $13,058. No public document explains the Villas I increase; a Villas I seller should expect the question and we answer it with the full stack against condo dues of $4,860 to $7,712.
The Villas I and Villas II budgets, reserve schedules and any special assessments are not published; they sit with the associations and behind the club’s owner portal. A buyer will ask for the current neighborhood budget, recent board minutes and the estoppel figures. We request them from the HOA office at (239) 495-2278 before we list, so the answers are in the packet.
Selling a Villas I home and selling a Villas II home differ in frontage, age and dues. Villas I has 86 homes, built mostly in 1991 and 1992, mostly on lakes, with 2026 dues of $2,988; Villas II has 66 homes, built mostly in 1993 and 1994, almost all on the golf course, with dues of $2,612.
Data updated: September 2026 (Lee County Property Appraiser roll; 2026 HOA Fee Schedule, retrieved 26 Sep 2026)
Villas I | Villas II | |
|---|---|---|
Homes | 86 (Blocks 3, 4, 5 and 6) | 66 (Blocks 8 and 9) |
Streets | Southampton Dr 13000 to 13381; Bridgeford Ave 13400 to 13471 | Southampton Dr 13400 to 13761 |
Frontage | 33 golf, 53 lake | 60 golf, 6 lake |
Median heated sq ft | 1,748 | 1,760 |
Private pools | 35 (41%) | 32 (48%) |
Main build years | 1991 and 1992 | 1993 and 1994 |
2026 neighborhood dues | $2,988 | $2,612 |
Neighborhood rental fee | $0 | $150 per lease |
Median county just value | $453,894 | $447,316 |
The Worthington Villas rules that affect a sale are the association’s buyer approval, the club’s sign and open-house rules, the ARC approval needed for any pre-listing exterior work, the leasing rules an investor buyer inherits, and the 25-pound pet limit that narrows the buyer pool.
Every Worthington resale needs an HOA Certificate of Approval from the neighborhood association (Purchaser’s Packet, retrieved 26 Sep 2026). We start the application with the buyer the day the contract is signed.
No for-sale or for-rent signs are allowed on lots. Open-house signs are allowed only under the club’s guidelines, one sign no larger than 2 feet by 2 feet, on weekend afternoons registered in advance.
Any repaint, even trim or an entry door, needs ARC approval and a 2-foot test patch in an earth-tone color, and a red or orange painted driveway must then be repainted an approved color or paved (ARC Criteria 8 and 9, retrieved 26 Sep 2026). Approvals are valid for one year. Plan the approval time before you plan the listing date.
Leases must run at least 30 consecutive days, except in February, and no longer than one year; the villa must be furnished; and a home’s club privileges can pass to tenants at most four times a calendar year (Master Declaration, section 8; Rental Forms). Short-term platforms are prohibited.
Owners may keep a household pet such as a dog or cat weighing no more than 25 pounds; renters may not keep pets. For a buyer with a larger dog this is a deal-breaker in every Worthington neighborhood, so we screen for it before a showing, not after an offer.
How long a Worthington villa takes to sell depends on price, condition and season. Days on market come only from the Southwest Florida MLS, where the 16 villas that closed over the last 12 months (29 Sep 2025 to 29 Sep 2026) took a median of 113 days; the county record shows that 11 of the last 13 villa sales recorded between October and May.
Data updated: September 2026 (Lee County Property Appraiser recorded qualified sales, retrieved 26 Sep 2026)
Of the 13 villa sales recorded in the last 12 months, 11 recorded between October and May, and three of the four highest recorded between October and December 2025. The club’s winter calendar of dinners, dances and member-guest events runs November through April (The Eagle, Spring 2026, retrieved 26 Sep 2026). A villa listed by early November is in front of the whole seasonal market.
Inspection and insurance quotes in the first days; the villa association’s approval application and the master and villa estoppel requests right after; the buyer’s appraisal and loan approval if financed; then closing. A cash villa sale with clean documents can close in about 30 days; a financed sale usually takes longer.
An undocumented roof, an unpermitted courtyard roof or pool, an unapproved exterior color, a missing estoppel, and a buyer who learns about the $12,500 capital contribution late. Each of those is fixable before the listing goes live, and that is where we spend the first week.
You get a free Worthington villa valuation by filling in the short form on this page or calling Jesse McGreevy at (239) 898-6072. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price your villa against recorded villa sales only and send you the comparables in writing.
The valuation form sits at the top of this page. Open the free Worthington villa valuation form, give us your address and a line about your roof and updates, and Jesse will come back with a price range, the villa sales that support it, and the fee and approval steps your buyer will face. Or call Jesse direct at (239) 898-6072, text or call. Confidential conversations are welcome.
For a deeper read before you call, our Worthington villa home value page walks through every adjustment we make, and the community-wide Worthington home valuation guide shows how the villas sit against the other eight neighborhoods.
A written price range built from villa sales in the first window with ten or more sales, the specific comparables with recording dates and prices, the 2026 fee stack your buyer will see, and a net sheet with the documentary stamp tax and your other costs at your likely price. Buying your next home at the same time? Call Marc at (239) 287-5873 and see how we represent buyers in Bonita Springs.
Sellers say McGreevy and Comisar price accurately, keep them informed and follow through until the sale closes. Jesse McGreevy is a top-reviewed Worthington Villas listing agent, and so is Marc Comisar: read every review on our verified Google reviews page.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
★★★★★ “Marc made an extremely stressful time of selling my parents’ house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation.” Verified Google review
The third review above is a family selling a parent’s house, and that is a common Worthington villa sale: a long-held villa, an original roof, a garage full of golf clubs and a family managing it from out of state. The work in a sale like that is the same every time. We date the roof from the permit file, get a wind-mitigation report, decide with the family what furniture and cart convey, clear the ARC file, and price the villa against the villa sales that looked like it, not the ones with a new kitchen and a pool. The first review above is the other half of the job: a price recommendation the seller could rely on. A villa priced off estate-home sales sits all season; a villa priced off the right 13 sales does not.
A Worthington Villas specialist matters because the price, the paperwork and the buyer are specific to these 152 homes: a tight comparable set, owner-held roofs under a Mediterranean tile palette, a Chapter 720 disclosure, a villa association approval on every sale, and a buyer choosing between your villa, an estate home and Highland Woods. A generalist averages those away.
Jesse McGreevy leads listings and seller strategy; Marc Comisar leads buyer representation. Both work Worthington’s villas and every other bundled club in Bonita Springs and Estero, and both carry the same credentials:
Each Worthington neighborhood now has its own seller’s guide, built the same way from its own recorded sales: the Worthington Estate Homes seller’s guide, the Wedgewood-Sherburne seller’s guide, the Wedgewood-Fountain seller’s guide and the Waterford Amberley Court seller’s guide. Our Worthington Country Club seller’s guide covers all nine together.
If you are thinking, “I need someone to sell my house in Bonita Springs, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in the Villas at Worthington, The Brooks, Bella Terra, Corkscrew Shores, Grandezza, Wildcat Run, West Bay Club, Pelican Sound, Shadow Wood, or Miromar Lakes, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently. Call Jesse direct at (239) 898-6072 or start with the free Worthington villa valuation; buyers, call Marc at (239) 287-5873 or read how we represent buyers in Bonita Springs.
Many Worthington villa sellers are also buyers, moving up to an estate home, down to a Wedgewood carriage home, or out to another club, and McGreevy and Comisar handle both sides so the sale and the purchase close on one calendar. Marc Comisar leads buyer representation; call him at (239) 287-5873.
We price and list your villa first, write your purchase offer with a sale contingency or a timed closing, and line up both closings so you move once. See how we represent buyers in Bonita Springs, or start the selling side with the free villa valuation form and a call to Jesse at (239) 898-6072.
These are the questions Worthington Villas owners ask before they sell, answered from Lee County Property Appraiser recorded sales and parcel records, the club’s 2026 fee schedules, resale rules and architectural criteria, and Florida statutes. For a price on your own villa, call Jesse at (239) 898-6072.
The best listing agent for a Worthington villa prices it against villa sales only, knows the club’s resale and ARC process, and markets to bundled-club buyers. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group, the #1 team in Southwest Florida since 2012.
Your villa’s value starts with the 13 villa sales of the last 12 months, at a $537,500 median, and adjusts for frontage, pool, roof date and updates. Use the valuation form at the top of this page or call Jesse at (239) 898-6072 for a written range.
Thirteen villas recorded qualified sales from September 2025 through August 2026, about 8.6% of the 152 homes, totaling $6,854,025. Calendar 2025 had 14 villa sales and calendar 2024 had seven.
The highest in the last 12 months was $720,000, a golf-frontage Villas I home on Bridgeford Avenue recorded in October 2025. The five-year high is $760,000, recorded in February 2024.
Down from the 2024 peak and close to the five-year level. All seven 2024 villa sales closed between $605,000 and $760,000; the 12-month median is $537,500 against a 60-month median of $550,000.
Late October or early November. Three of the four highest villa sales of the last 12 months recorded between October and December 2025, as the seasonal buyers arrived.
The county does not record time on market; the Southwest Florida MLS does, and its 16 villa closings from 29 Sep 2025 to 29 Sep 2026 show a median of 113 days, with sellers getting a median 96.2% of final list price. We pull the current villa figure for every valuation.
Lake villas, recently. Over 24 months the 11 lake-frontage villa sales had a $550,000 median and the 10 golf-frontage sales $526,250, and the county’s median just value is also higher for lake villas.
A pool widens your buyer pool because only 67 of 152 villas have one and adding one takes ARC approval within tight setbacks. Eight of the 21 villa sales we matched to parcels over 24 months had a pool, and we price yours against those.
They are close. The county’s median just value is $453,894 in Villas I and $447,316 in Villas II, so frontage, pool and condition matter more than the association.
No, but the buyer’s insurer will price on roof age, so a documented roof date and a current wind-mitigation report widen your buyer pool on a 1990s villa.
Yes, on almost every villa. Florida insurers must credit documented wind-resistant features, and buyers get quotes before they commit, so a current report speeds the sale.
Only with ARC approval. Every repaint needs approval and a 2-foot test patch in an earth-tone color, and a red or orange driveway must then be repainted or paved, so plan the approval time first.
The commission you negotiate, documentary stamp tax on the deed at $0.70 per $100, title and closing charges, and estoppel fees from the master and villa associations. At the $537,500 median the deed stamps are $3,762.50.
The club’s 2026 fee schedule lists the $12,500 capital contribution as due from the new owner, or $1,306 if the buyer already owns in Worthington. Any other split is a negotiated contract term.
Yes. Every Worthington resale needs an HOA Certificate of Approval from the neighborhood association, and we start the application with the buyer the day the contract is signed.
The Purchaser’s Packet lists a $150 resale application fee only for the five condominium associations. Whether Villas I or Villas II charge one is not published, so we confirm it with the HOA office on every listing.
Yes. A villa is in a mandatory homeowners’ association, so the buyer must be presented with the disclosure summary before signing; if not, the buyer may cancel within 3 days of receiving it or before closing.
Yes. Florida’s flood disclosure applies to residential sales regardless of flood zone; you answer whether you have filed a flood claim or received federal flood assistance.
No. Those laws apply to condominium buildings of three or more habitable stories. Villas are one-story detached homes in Chapter 720 homeowners’ associations.
A lender will not require it in Zone X. A buyer on a Citizens policy needs flood coverage if the villa’s replacement cost is $400,000 or more in 2026, and on every residential policy from January 1, 2027.
Saturday and Sunday from 1:00 to 4:00 p.m., registered with the administration office by 3:30 p.m. the Thursday before, one sign no larger than 2 feet by 2 feet, and none on the golf-course side.
Often. Many villa buyers are seasonal owners who want to arrive ready for winter, and a rental villa must be furnished under club rules. We value the furniture separately and decide with you.
Against villa sales, not estate homes. On 24-month medians an estate home sold for $787,500 and a villa for $543,750, at $348 and $300 per heated square foot, so an estate-home comparable overstates a villa.
A Highland Woods single-family home is about five years newer and more often has a pool, on a smaller lot. Highland Woods charges $13,812.79 in 2026 club dues and a $10,000 capital contribution, against Worthington’s $13,058 plus villa dues and $12,500.
You can, but you still need the association approval, the open-house rules and a price set against a thin set of villa sales. Most owners net more with an agent who brings bundled-club buyers.
A long time on market usually means the price was set against the wrong comparables or the roof question was left open. We re-price against villa sales only and relaunch with new photography, drone footage and a documented roof.
Yes. An existing Worthington owner pays the $1,306 capital contribution instead of $12,500 on a second or replacement home, and we sequence both closings so you move once.
Yes. The lease stays in force and the tenant holds the club privileges until it ends, so we give buyers the lease dates up front.
A tile from the ARC’s approved beige or sand palette, or another compatible tile the ARC approves, so the villas keep their Mediterranean theme.
No. Worthington does not allow for-sale signs on lots; open-house signs are allowed only under the club’s guidelines.
Worthington is in Lee County taxing district 017 at a 2025 total of 12.7970 mills, and a sale can reset the assessment, so the buyer’s bill may be higher than yours.
Use the Home Valuation form at the top of this page or call Jesse McGreevy at (239) 898-6072. You get a written range, the villa sales behind it and a net sheet.
Every source below is a primary record, a government agency, the club itself, a statute or a non-brokerage publication; no real estate brokerage or listing portal is cited. Sale figures on this page are our own analysis of Lee County Property Appraiser recorded qualified sales.
These are the governing, financial and hazard documents a Worthington villa seller should have ready for a buyer, each linked to the authority that publishes it. The Villas I and Villas II budgets, reserve schedules, minutes and neighborhood declarations are not posted publicly; request them through the HOA office at (239) 495-2278.
Document | Publisher | Link |
|---|---|---|
Year 2024 Master Declaration with Certificate of Amendment | Worthington Master Association (Lee County Instrument 2024000311875) | |
ARC Architectural and Aesthetic Criteria (rev. December 2024), with the villa roof tile list | Worthington Country Club | |
2026 HOA Fee Schedule, all nine neighborhood associations | Worthington Country Club | |
2026 Fee Schedule and approved master budget | Worthington Master Association | |
2025 Association Assessment Spreadsheet | Worthington Country Club | |
Purchaser’s Packet (map, rules, fees, contacts) | Worthington Country Club | |
Open House Guidelines (rev. 2026) | Worthington Country Club | |
Rules and Regulations (rev. August 28, 2025) | Worthington Country Club | |
Rental Forms and leasing rules (rev. June 15, 2025) | Worthington Country Club | |
Section 720.401, Florida Statutes (HOA disclosure summary) | Florida Legislature | |
Section 689.302, Florida Statutes (flood disclosure) | Florida Legislature | |
2025 Taxing District Millage Book (district 017) | Lee County Property Appraiser | |
CRS Eligible Communities (April 2025) | FEMA | |
Florida Building Code effective dates | Florida Building Commission |
Your Worthington Villas listing team is Jesse McGreevy and Marc Comisar of McGreevy and Comisar, based at 24031 S Tamiami Trl #101 in Bonita Springs. Jesse leads listings and seller strategy and Marc leads buyer representation, and both are top-reviewed Bonita Springs realtors who price every Worthington villa against villa sales only.
Read Jesse’s profile at Jesse McGreevy and Marc’s at Marc Comisar, or learn more about McGreevy and Comisar and our team. For the full neighborhood picture, read our Worthington Villas guide.
Selling a Worthington villa? Start with the free Worthington villa 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.
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). Licenses: Jesse McGreevy SL3101296 · Marc Comisar BK3060671.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Market data from Lee County Property Appraiser recorded sales, pulled September 2026; days on market and sold-to-list from the Southwest Florida MLS, pulled 29 Sep 2026. Nothing on this page is legal, tax or insurance advice, and no figure on this page is an appraisal.
McGreevy and Comisar, Best Realtor for Worthington Villas Sellers. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.