Updated September 2026
Selling a Waterford Amberley Court condo at Worthington in Bonita Springs? See the 11 recorded sales at a $199,500 median, how we price by plan and floor, the $4,860 dues edge over Cavendish Court and what you disclose. Get your free valuation or call Jesse direct at (239) 898-6072.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
Sell your Waterford Amberley Court condo 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.
Waterford Amberley Court is a 120-unit, two-story condominium association of 11 buildings on Amberley Court inside Worthington Country Club, the gated, bundled golf community in Bonita Springs, Florida. Lee County Property Appraiser records show 11 qualified Amberley sales in the 12 months from September 2025 through August 2026, at a $199,500 median and $2,254,250 in total volume. This page is how McGreevy and Comisar price, prepare, market and negotiate an Amberley sale, built from those recorded sales, the club’s 2026 fee schedules and the association’s own public filings.
Want a number now? Use the free Waterford Amberley Court valuation form on this page, or call Jesse direct at (239) 898-6072, text or call. For a deeper look at value alone, read what your Waterford Amberley Court condo is worth today. Buying instead? Start with our guide to buying a condo in Waterford Amberley Court, or call Marc at (239) 287-5873.
McGreevy and Comisar price a Waterford Amberley Court condo against Amberley’s own recorded sales, plan by plan and floor by floor, not against a Worthington or ZIP-code median. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group from a Bonita Springs office about 15 minutes from the Worthington gate.
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, a short drive up I-75 to the Worthington entrance on Bonita Grande Drive.
Recent Waterford Amberley Court record (last 12 months, September 2025 through August 2026): 11 Amberley units recorded qualified sales with the Lee County Property Appraiser · $2,254,250 in total volume · highest sale $247,000, recorded February 2026 · lowest sale $160,000, recorded July 2026 · median $199,500, about $181 per heated square foot. Days on market and the sale-to-list ratio exist only in the Southwest Florida MLS: across the 11 Amberley condos sold through it in the 12 months from 29 Sep 2025 to 29 Sep 2026, the median listing sold in 52 days at 91.8% of its final list price.
Why this matters to an Amberley seller. The Worthington-wide median over the same 12 months was $360,000, and Wedgewood carriage condos two streets away sell near $400,000. An agent or a portal estimate that leans on either number is describing a different product. Your buyers compare your unit with the other 119 Amberley units and with the same four floor plans at Waterford-Worthington Way and Waterford-Cavendish Court.
Honors and recognition:
Before you hire anyone to list your condo, compare the agents who work 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 Amberley condo? Request your free Waterford Amberley Court valuation and call Jesse direct at (239) 898-6072. Buying in Worthington? Call Marc at (239) 287-5873 and see how we represent buyers in Bonita Springs.
Our Amberley file is public-record work. In the last 12 months we tracked every qualified sale recorded on the 120 Amberley parcels, and we went back to 2016 to see the full cycle. We read the county cost card for every unit to map its plan, floor, square footage and view; we pulled the City of Bonita Springs permits for every Amberley roof; and we read the association’s Sunbiz filings, the DBPR condominium records and the club’s 2026 fee schedules, rental forms and open house rules. That is why the prices on this page are split by plan and floor, not averaged.
Selling a Waterford Amberley Court condo differs from selling elsewhere in Worthington in four ways: two sister associations sell the identical floor plans, every buyer must accept full bundled club dues, the buildings date from 1991 to 1993, and every sale needs an association Certificate of Approval and a $150 resale application.
Amberley shares its four Waterford floor plans, 1,076 to 1,312 square feet, with Waterford-Worthington Way and Waterford-Cavendish Court. A buyer can stand in two identical units a few hundred meters apart and compare them on dues, roof date and view. In 2026 the three associations charge $4,860, $6,188 and $7,712 in neighborhood dues (2026 HOA Fee Schedule, retrieved 26 Sep 2026). Amberley’s number is the lowest of the three, and that is a selling point we put in front of every buyer.
Worthington describes itself as a “member-owned bundled community” that “eliminates equity fees,” and every owner is a golf member (Worthington CC Membership, retrieved 26 Sep 2026). An Amberley buyer who never plays still pays master dues of $13,058 a year and a $1,000 food and beverage minimum (2026 Fee Schedule). Your buyer is someone who has already chosen club life at the lowest entry price inside the gate.
The county dates Building 1 to 1991, Buildings 2 to 5 to 1992 and Buildings 6 to 11 to 1993. That is after Hurricane Andrew but before the first statewide Florida Building Code took effect on March 1, 2002 (Florida Building Commission effective dates, retrieved 26 Sep 2026). Buyers and their insurers look at the October 2009 tile roofs, window protection and the association’s master policy before they look at your kitchen.
Every Worthington resale needs an HOA Certificate of Approval from the neighborhood association, and the Amberley association charges a $150 resale application (Purchaser’s Packet, retrieved 26 Sep 2026). New owners pay a $12,500 capital contribution at purchase, or $1,306 if they already own in Worthington. Open houses run only on weekend afternoons, registered in advance. A listing that is not set up for this trail loses weeks after the contract is signed.
A Waterford Amberley Court seller needs eight facts before choosing a list price. Each is sourced in the sections below, from Lee County recorded sales, the club’s 2026 fee schedules, City permits and Florida statutes, and each is current to September 2026.
Why Sell Your Waterford Amberley Court Condo With McGreevy and Comisar?
What Makes Selling a Waterford Amberley Court Condo Different?
Key Takeaways for a Waterford Amberley Court Seller
Is Now a Good Time to Sell a Waterford Amberley Court Condo?
Which Recent Waterford Amberley Court Sales Matter Most to Your Price?
How Does Waterford Amberley Court Compare With the Other Worthington Condos for a Seller?
Waterford Amberley Court vs Waterford-Cavendish Court: Which Will Your Buyer Choose?
How Do We Price a Waterford Amberley Court Condo?
How Do We Market a Waterford Amberley Court Condo?
How Do We Negotiate a Waterford Amberley Court Contract?
What Does It Cost to Sell a Waterford Amberley Court Condo?
What Must a Waterford Amberley Court Seller Disclose Under Florida Law?
Do Florida’s Milestone Inspection and SIRS Laws Affect a Waterford Amberley Court Sale?
How Do the 2009 Roofs Affect a Waterford Amberley Court Sale?
What Will Your Buyer Pay to Own a Waterford Amberley Court Condo?
How Do Flood Zone and Insurance Affect Selling at Waterford Amberley Court?
Which Rules Affect a Waterford Amberley Court Sale?
How Long Does It Take to Sell a Waterford Amberley Court Condo?
What Should Your Listing Say About Life at Waterford Amberley Court?
How Do You Get a Free Waterford Amberley Court Valuation?
What Do Sellers Say About Working With McGreevy and Comisar?
Why Does a Waterford Amberley Court Specialist Matter When You Sell?
Are You Also Buying Your Next Home in Southwest Florida?
Frequently Asked Questions, Seller Edition: Selling a Waterford Amberley Court Condo
Sources and Authoritative References
Your Waterford Amberley Court Listing Team, and How to Reach Us Today
Now is a workable time to sell a Waterford Amberley Court condo if you list for the season. The 12-month median of $199,500 sits about 35% below the 2022 peak but about 31% above 2020, and 10 of the last 11 Amberley sales recorded between October and May.
Data updated: September 2026 (Lee County Property Appraiser recorded qualified sales, retrieved 26 Sep 2026)
Eleven Amberley units recorded qualified sales from September 2025 through August 2026. The 12-month window is the first with 10 or more sales, so it carries the headline median. Qualified sales are the arm’s-length transfers the county uses for valuation; foreclosures, family transfers and similar non-market deeds are left out (LeePA Last Qualified Sale layer, retrieved 26 Sep 2026).
Window (ending August 2026) | Qualified sales | Median sale | Range | Total volume | Median $/sq ft |
|---|---|---|---|---|---|
12 months (Sep 2025 to Aug 2026) | 11 | $199,500 | $160,000 to $247,000 | $2,254,250 | $181 |
24 months (Sep 2024 to Aug 2026) | 13 | $221,250 | $160,000 to $308,000 | $2,837,250 | $181 |
36 months (Sep 2023 to Aug 2026) | 16 | $227,500 (mean of $225,000 and $230,000) | $160,000 to $320,000 | $3,697,250 | $186 |
60 months (Sep 2021 to Aug 2026) | 43 | $285,000 | $160,000 to $389,000 | $11,860,550 | $244 |
Longer windows reach back into the 2022 and 2023 peak, which is why their medians rise. For pricing, the 12-month window matters most, because it is what your buyer’s appraiser will pull.
Calendar-year medians appear only where a year has 10 or more sales; thinner years are listed sale by sale.
Calendar year | Qualified sales | Median or sales |
|---|---|---|
2020 | 10 | $152,500 (mean of $150,000 and $155,000) |
2021 | 21 | $182,500 |
2022 | 16 | $306,500 (mean of $305,000 and $308,000); high $389,000 in April |
2023 | 7 | $375,000, $364,000, $345,000, $320,000, $320,000, $315,000, $300,000 |
2024 | 3 | $308,000, $285,000, $255,000 |
2025 | 4 | $275,000, $195,000, $187,500, $179,000 |
2026 (January to August) | 8 | $247,000, $230,000, $230,000, $225,000, $221,250, $199,500, $180,000, $160,000 |
The story in that table is a fast rise in 2021 and 2022, a thin and still-high 2023, a near stall in 2024 with only three qualified sales, and a reset since late 2025 that brought buyers back at lower prices.
The county records prices, not reasons. As context rather than proven cause, four pressures line up with the timing: higher Florida insurance costs after Hurricane Ian in September 2022; the 2022 and 2025 condominium laws that made buyers wary of every older condo, even where, as here, the milestone and SIRS rules do not apply (Florida House analysis, SB 4-D; HB 913 summary, retrieved 26 Sep 2026); Amberley’s own dues rising 34% from 2024 to 2026; and master dues rising from $12,910 in 2025 to $13,058 in 2026. The same pullback shows at the other two Waterford associations, so this reads as a product-wide reset, not an Amberley problem.
Amberley’s 11 recorded sales in the last 12 months ran from $160,000 to $247,000, and where your unit lands depends on its plan, floor, view and condition. Get your free Waterford Amberley Court valuation, read what your Amberley condo is worth, or call Jesse direct at (239) 898-6072. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Buying instead? Call Marc at (239) 287-5873 and see how we represent buyers in Bonita Springs.
The Waterford Amberley Court sales that matter most to your price are the 11 qualified sales recorded in the last 12 months, read against your own plan, floor and view. They ran from $160,000 in late July 2026 to $247,000 in February 2026, and the in-season sales set the ceiling.
Data updated: September 2026 (Lee County Property Appraiser recorded qualified sales, retrieved 26 Sep 2026)
Recorded | Price | Season |
|---|---|---|
October 17, 2025 | $195,000 | Early season |
November 7, 2025 | $179,000 | Early season |
December 31, 2025 | $187,500 | Season |
February 5, 2026 | $247,000 | Peak season |
March 20, 2026 | $225,000 | Peak season |
March 27, 2026 | $230,000 | Peak season |
April 14, 2026 | $180,000 | Late season |
May 15, 2026 | $199,500 | Late season |
May 20, 2026 | $230,000 | Late season |
May 27, 2026 | $221,250 | Late season |
July 31, 2026 | $160,000 | Summer |
Source: LeePA Last Qualified Sale layer, retrieved 26 Sep 2026.
The three sales at $225,000 and above all recorded between February and May. The two lowest, $160,000 and $179,000, recorded in late July and early November, at the edges of the season. When we price your unit, we match each of these sales to its plan, floor and view from the county cost card, and we show you which ones a buyer’s appraiser is likely to use.
The 2025 LeePA market value across all 120 units has a median of $209,851 and runs from $166,012 to $234,269 (LeePA cost cards, retrieved 26 Sep 2026). By plan, the county’s medians are $166,945 for the 1,076-square-foot ground interior, $210,135 for the 1,222-square-foot ground end, $210,460 for the 1,204-square-foot upper interior and $222,811 for the 1,312-square-foot upper end. A lender will not use the county value, and neither do we when we price, but it is a fair check on whether a portal estimate is in the right range.
Waterford Amberley Court sellers compete most directly with the two other Waterford associations, which sell the same plans. Amberley’s 24-month median of $221,250 and $181 per square foot sit between Waterford-Cavendish Court and Waterford-Worthington Way, with the lowest dues of the three. The Wedgewood carriage condos are a different, garage product.
Data updated: September 2026 (Lee County Property Appraiser recorded qualified sales; club 2026 HOA Fee Schedule; City of Bonita Springs permits, retrieved 26 Sep 2026)
Association | Units | 24-month sales | 24-month median | Median $/sq ft | 2026 dues | Dues plus $13,058 master | Last full re-roof found | Parking |
|---|---|---|---|---|---|---|---|---|
Waterford Amberley Court | 120 | 13 | $221,250 | $181 | $4,860 | $17,918 | October 2009, concrete tile | Carport |
Waterford-Worthington Way | 92 | 10 | $247,500 (mean of $245,000 and $250,000) | $201 | $6,188 | $19,246 | September 2008, tile | Carport |
Waterford-Cavendish Court | 72 | 11 | $200,000 | $177 | $7,712 | $20,770 | October 2008, tile | Carport |
Wedgewood-Sherburne | 116 | 13 | $401,000 | $263 | $5,700 | $18,758 | April to July 2011, tile | Detached garage |
Wedgewood-Fountain | 120 | 9 | 9 sales, $350,000 to $450,000 | 9 sales, no median | $5,080 | $18,138 | July to September 2025, tile | Garage |
Sources: sales from the LeePA Last Qualified Sale layer; dues from the 2026 HOA Fee Schedule; master dues from the 2026 Fee Schedule; roofs from the City of Bonita Springs permit portal, all retrieved 26 Sep 2026. The 24-month window is the shortest in which most of the five associations reach 10 sales.
For the whole-community view, with estate homes, villas and all five condo associations side by side, see our guide to selling a home in Worthington Country Club. Owners in the sister associations have their own seller guides for Waterford-Cavendish Court and Waterford-Worthington Way, built the same way.
Waterford Amberley Court and Waterford-Cavendish Court sell the same four Waterford plans in two-story carport buildings with their own pool, pickleball and tennis, so a buyer who tours one usually tours the other. Amberley wins on dues and choice; Cavendish wins on newer buildings and a higher golf-view share.
Data updated: September 2026 (Lee County Property Appraiser recorded qualified sales; club 2026 HOA Fee Schedule; Sunbiz, retrieved 26 Sep 2026)
Decision factor | Waterford Amberley Court | Edge for an Amberley seller | |
|---|---|---|---|
Units and buildings | 120 units, 11 buildings | 72 units, 6 buildings | More units means more competing listings at Amberley |
Built | 1991 to 1993 | 1994 to 1995 | Cavendish, slightly newer |
Floor plans | Same four, 1,076 to 1,312 sq ft | Same four, 1,076 to 1,312 sq ft | Even |
Views | 57% golf, 43% lake | 67% golf, 33% lake | Cavendish for golf buyers; Amberley for lake buyers |
2026 neighborhood dues | $4,860 | $7,712, the highest in Worthington | Amberley, $2,852 a year lower |
All-in with $13,058 master dues | $17,918 a year | $20,770 a year | Amberley |
Dues change, 2024 to 2026 | +34% | +53% | Amberley |
Last full re-roof found | October 2009, concrete tile | October 2008, tile | Amberley, one year newer |
12-month qualified sales | 11 sales, $199,500 median | 7 sales: $225,000, $215,000, $200,000, $190,000, $180,000, $180,000, $180,000 | Even |
24-month median and $/sq ft | $221,250, $181 (13 sales) | $200,000, $177 (11 sales) | Amberley, slightly higher |
Sources: LeePA Last Qualified Sale layer, 2026 HOA Fee Schedule, Sunbiz, N94000001381 and the City permit portal, retrieved 26 Sep 2026.
A buyer will usually choose Waterford Amberley Court if carrying cost is the first filter, if they want the widest choice of units, or if they prefer a lake view: Amberley has five lake-view buildings. At the same price per foot, $2,852 a year in lower dues adds up to more than $28,000 over a decade. A buyer will usually choose Waterford-Cavendish Court if a newer building, a higher share of golf views and a smaller six-building association matter more than the dues line. Cavendish sellers have their own Cavendish Court seller guide.
Buyers who tour Amberley usually tour Cavendish the same week. We put the dues line, the all-in carrying cost and the roof dates in the listing packet, so the buyer compares the two on paper before they compare the kitchens. For a golf-view Amberley unit in Buildings 1 to 6, we also show that the view the Cavendish buyer is paying extra dues for is available here.
McGreevy and Comisar price a Waterford Amberley Court condo from Amberley’s recorded sales in the first window with ten or more sales, matched to your plan, floor and view, then adjusted for condition, the dues comparison and the season. We never price from a portal estimate or the Worthington-wide median.
Automated portal estimates such as the Zestimate average nearby sales by square foot and ZIP code. Inside Worthington that blends a $200,000 Waterford condo with $400,000 Wedgewood carriage homes and estate homes near $800,000. An automated model also cannot see whether your unit is upstairs or down, faces the golf course or a lake, or has an updated kitchen. We use recorded prices, which are public and verifiable, and we show you every comparable we use.
The county’s cost cards give us the plan and floor for every unit, and its 2025 values put an upstairs two-bedroom about $43,500 above the same plan downstairs, because the upstairs plan is 128 square feet larger. We start with sales of your own plan, then widen to the other plans with a per-foot adjustment.
Buildings 1 to 6 look onto the golf course and Buildings 7 to 11 onto a lake, according to the view code on each cost card (LeePA cost card, 13010 Amberley Ct #212, retrieved 26 Sep 2026). Some buyers pay for fairway views; others prefer the quieter lake side. We price the view against recorded sales on the same side of the street.
Kitchens, baths, flooring, air-conditioning age and the porch finish move an Amberley price more than anything else a seller controls. We walk your unit and set it against the condition of the units that sold, so an updated end unit is not priced off a dated interior.
Because a buyer can buy the same plan at Cavendish Court for $2,852 more in annual dues, or at Worthington Way for $1,328 more, your dues advantage supports your price. We use it as an argument, not as a reason to price above your own association’s sales.
We check how many Amberley and other Waterford units are listed against you, and when. A unit priced for February and listed in July competes with the one summer sale in the record, at $160,000.
McGreevy and Comisar market a Waterford Amberley Court condo to buyers who already want bundled club life at the lowest entry price in Worthington. That means professional photography of the unit and the view, a listing packet built around the fee stack and roof dates, targeted digital exposure, registered weekend open houses and our own buyer database.
We photograph the unit, the screened porch and the view it faces, and we use aerial footage of the course and the Amberley loop so an out-of-state buyer understands where the building sits. For a lake-view unit, we shoot at the hour the water looks best; for a golf-view unit, we show the fairway, not the carport.
Our Amberley packet carries the 2026 fee stack, the October 2009 roof permit numbers, the two-story SIRS answer, the flood zone, the rental rules and the club’s approval steps. A buyer who reads it before the first showing arrives with fewer objections and a clearer budget.
We place your listing in the Southwest Florida MLS and in front of the buyers searching for Bonita Springs golf condos, with copy that names Worthington, the bundled club and the Amberley amenities. Seasonal buyers from the Midwest and the Northeast begin searching in the fall, and we time the launch to meet them.
Worthington allows open houses on Saturday and Sunday from 1:00 to 4:00 p.m., registered by the Thursday before at 3:30 p.m., with one sign no larger than 2 by 2 feet (Open House Guidelines, retrieved 26 Sep 2026). We register every open house and staff it ourselves.
Many Worthington buyers are already inside the gate, trading a condo for a villa or buying a second unit to rent. We contact the buyers in our database who have asked about Waterford condos before the listing goes public, and we market to the Worthington owners who pay the lower $1,306 capital contribution on a second purchase.
McGreevy and Comisar negotiate a Waterford Amberley Court contract at the partner level, not through an assistant. The points that decide an Amberley deal are the $12,500 capital contribution, the inspection and insurance findings, the association approval clock, and what furniture and carts go with the unit.
The 2026 fee schedule lists the $12,500 capital contribution as due from the new owner at purchase (2026 Fee Schedule). Some buyers ask the seller to cover it. We treat that request as a price concession and show you the net effect before you answer.
A buyer’s inspector will look inside the unit; the buyer’s insurer will ask about the roof, windows and wind protection. We gather the 2009 roof permit numbers, any wind-mitigation report and the association’s insurance information before listing, so an insurance quote does not stall the deal.
Every sale needs the $150 resale application and an HOA Certificate of Approval. We build the approval time into the closing date and start the paperwork as soon as the contract is signed.
Many Amberley buyers want to arrive in December to a furnished condo. Furniture and a golf cart can be sold with the unit, valued separately so they do not complicate the buyer’s appraisal. A private cart is personal property, and the new owner sets up their own cart arrangement with the club.
What you need | Listing with McGreevy and Comisar | Selling by owner | Instant cash offer |
|---|---|---|---|
Price set against Amberley’s recorded sales by plan and floor | Yes, in writing with comparables | You set it yourself | The buyer sets it |
Club buyers and our database | Yes | Only buyers who find you | One buyer |
Weekend open houses under club rules | Registered and staffed | Your own time | None |
Certificate of Approval and resale application coordinated | Yes | Your job | Varies |
Negotiation of capital contribution and inspection items | Partner-level | Your job | Take it or leave it |
Your net | Our goal is the highest net after costs | Saves commission, often loses on price | Speed, usually at a discount |
Selling a Waterford Amberley Court condo 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. On a $199,500 sale, the deed stamps come to $1,396.50.
Data updated: September 2026 (Florida Department of Revenue; Worthington 2026 Fee Schedule, retrieved 26 Sep 2026)
Cost | Who customarily pays | 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; buyer or seller, as a term of the sale | Set in the buyer’s 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 |
Association estoppel certificates | Seller, for the condominium and master associations | Fees governed by statute | |
Resale application | Buyer | $150 | |
Capital contribution | Buyer new to Worthington | $12,500; $1,306 if the buyer already owns in Worthington | |
Prorated dues and property taxes | Split at closing by date | $1,215 a quarter Amberley dues; $13,058 a year master dues; 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). Your listing agreement and your contract now spell out whether you will contribute to the buyer’s agent. We walk you through the choices before you list, in writing, and we do not publish a standard rate because there is none.
At the $199,500 12-month median, documentary stamp tax on the deed is $1,396.50. At the $247,000 high, it is $1,729. At the $160,000 low, it is $1,120.
You do not pay the buyer’s capital contribution, the buyer’s $150 resale application, or dues after closing. If your buyer asks you to cover the capital contribution, we show you the net effect first. For a net sheet at your likely price, call Jesse direct at (239) 898-6072, or start with the free Amberley valuation form. Buyers reading this can see the other side of the ledger in our Amberley buyer’s guide.
A Waterford Amberley Court seller must disclose known material defects, deliver Florida’s flood disclosure and property tax summary, and deliver the condominium documents Chapter 718 requires. Because Amberley is a condominium, the Chapter 720 homeowners’ association disclosure summary does not govern the sale; the condominium package does.
Florida law requires a residential seller to disclose facts that materially affect value and are not readily observable to the buyer. At Amberley the usual subjects are past water intrusion from a unit above or a porch, air-conditioning and water-heater condition, and any open or expired interior permit. Write down what you know and let the buyer’s inspector confirm the rest.
Since October 1, 2025, a seller of residential property must give the buyer a flood disclosure at or before the contract, stating whether the seller has filed a flood-damage insurance claim or received federal disaster assistance for flood damage (Section 689.302, Florida Statutes, retrieved 26 Sep 2026). It applies at Amberley even though the association sits 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 your current taxes, because a sale can reset the assessment (Section 689.261, Florida Statutes). A long-held Amberley unit under the Save Our Homes cap can carry a much lower tax bill than the buyer’s first one.
Section 720.401 does not govern condominium associations (Section 720.401, Florida Statutes). For a condo resale, Section 718.503 requires the unit owner to give the buyer the declaration, articles, bylaws, rules, the association’s most recent year-end financial information and the frequently asked questions document, and it gives the buyer the right to cancel within 7 days, excluding weekends and legal holidays, after receiving them or before closing, whichever comes first (Section 718.503, Florida Statutes, retrieved 26 Sep 2026). Amberley’s documents are not posted publicly, so we ask you to download them from the owner portal before listing.
Amberley owners are also members of the Worthington master association, whose Year 2024 Master Declaration carries the club-wide rules on leasing, pets and maintenance (Year 2024 Master Declaration, retrieved 26 Sep 2026). Which master documents travel with a condo sale is a question for your closing agent or real estate attorney, and we route it there early rather than guess.
The Amberley association and the master association each issue an estoppel certificate stating what is owed on your unit at closing. Florida law sets how fast a condominium association must respond and caps what it may charge (Section 718.116). We order both 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.
Florida’s milestone inspection and structural integrity reserve study (SIRS) laws do not apply to Waterford Amberley Court, and that is one of the strongest facts an Amberley seller has. Both apply only to buildings three habitable stories or higher, and the county records all 120 units on floor 1 or floor 2.
The milestone inspection applies to a building “three habitable stories or more in height as determined by the Florida Building Code” (Section 553.899, retrieved 26 Sep 2026). The SIRS is required “for each building on the condominium property that is three habitable stories or higher in height” (Section 718.112). The state regulator describes the same thresholds (Florida DBPR, Condominium Inspections, retrieved 26 Sep 2026).
Ordinary statutory reserves still apply, and because no SIRS is required, owners may vote to waive or reduce them. As an association of 120 units, Amberley must also post its official records on a website or app (Section 718.111); for Amberley that is the Frontsteps owner portal.
Waterford Amberley Court’s roofs were replaced in October 2009 with concrete tile on all 11 buildings and the pool house, under City permits 09BOS-TRA02630 through 09BOS-TRA02641. In 2026 they are about 17 years old, and buyers and insurers will ask about them, so the seller who answers first sells with fewer surprises.
The permits were issued on October 16, 2009, each described as a concrete tile re-roof, covering 13000 through 13090 Amberley Court and the pool house at 13045, all finaled (Bonita Springs permit portal, retrieved 26 Sep 2026). We found no later roof permit in the City portal or in the county’s permit feed (LeePA parcel record with permits, retrieved 26 Sep 2026).
Roof age drives the association’s master insurance premium, which flows into dues, and the size of any future roof assessment. The association’s roof reserve and any re-roof plan are not published. For comparison, Waterford-Worthington Way and Waterford-Cavendish Court re-roofed in 2008, a year earlier than Amberley, and Wedgewood-Fountain re-roofed all 30 of its buildings in 2025.
We put the permit numbers in the listing packet, ask the association for the current reserve figures you can share, and price your unit against Amberley sales that already carried the same roof. The roof is the same for every unit in the association, so it affects your price only against other associations, not against your neighbors.
Your Waterford Amberley Court buyer will pay $13,058 in 2026 Worthington master dues plus $4,860 in Amberley dues, $17,918 a year or about $1,493 a month, before the $1,000 food and beverage minimum. At purchase, a buyer new to Worthington also pays a one-time $12,500 capital contribution.
Data updated: September 2026 (Worthington 2026 Fee Schedule and 2026 HOA Fee Schedule, retrieved 26 Sep 2026)
Layer | 2026 amount | How it is billed |
|---|---|---|
Master association dues | $13,058 a year ($1,088 a month) | Operating $8,957, business capital $501, capital reserves $3,600 |
Amberley neighborhood dues | $4,860 a year | $1,215 a quarter, due January 1, April 1, July 1 and October 1 |
Food and beverage minimum | $1,000 a year | Spent at club outlets |
Capital contribution | $12,500 once, at purchase | $1,306 for an existing Worthington owner |
Resale application | $150 | Plus an HOA Certificate of Approval |
Sources: 2026 Fee Schedule; 2026 HOA Fee Schedule; Purchaser’s Packet, retrieved 26 Sep 2026.
A buyer’s first year at Amberley runs about $31,418 in club and association charges, and about $18,918 a year after that including the minimum. The same buyer at Cavendish Court would pay $20,770 a year in dues alone. Putting both numbers side by side helps an Amberley seller hold price.
Amberley does not publish its budget, reserve schedule, insurance program or any special-assessment history; the club says each association’s documents sit on the Frontsteps owner portal (club Real Estate files, retrieved 26 Sep 2026). As the seller, you can download them and give them to your buyer, which is faster and more convincing than a buyer chasing them through the office.
Flood zone helps a Waterford Amberley Court seller: the association sits in FEMA Zone X, an area of minimal flood hazard, so a lender will not require flood insurance, and Citizens exempts condo unit-owner policies from its flood mandate. Insurance questions center on the master policy and the 1990s build.
Data updated: September 2026 (FEMA National Flood Hazard Layer; Lee County Property Appraiser hazard layers, retrieved 26 Sep 2026)
FEMA’s National Flood Hazard Layer returns Zone X, with no base flood elevation, at 13090 Amberley Court on FIRM panel 12071C0678F dated August 28, 2008 (FEMA NFHL, Flood Hazard Zones; FIRM Panels layer, retrieved 26 Sep 2026). The county’s evacuation layer puts Amberley in Zone C, surge zone 3 (LeePA Evacuation Zones layer).
An Amberley buyer insures the interior, contents and liability on an HO-6 condo unit-owner policy; the association’s master policy insures the buildings as the declaration defines them. Citizens has said condominium units insured under a condo unit-owner form no longer need flood coverage (Citizens Property Insurance, retrieved 26 Sep 2026). Your buyer can still choose it.
Hurricane Ian in September 2022 brought 8 to 12 feet of inundation to coastal Bonita Springs and North Naples (NHC, Ian, retrieved 26 Sep 2026), but no primary source reports Ian damage at Amberley, and no Ian-era restoration or roof permits appear on Amberley Court. The flood disclosure still asks about your own claims history.
The rules that affect a Waterford Amberley Court sale are the association’s Certificate of Approval, Worthington’s open house and sign rules, the club-wide leasing rules an investor buyer inherits, and the pet and carport rules every buyer asks about. Each is set out in the club’s public documents.
Every sale needs an HOA Certificate of Approval and the Amberley $150 resale application (Purchaser’s Packet). We submit the application promptly and build the approval time into the closing date.
Leases must run at least 30 consecutive days except in February, and a unit’s club privileges can transfer to tenants no more than four times a calendar year. The rental packet goes to the club at least 30 days before occupancy, the association has up to 20 days to review it, and the General Manager then has 7 days (Rental Forms, rev. 6/15/25, retrieved 26 Sep 2026). If your unit is leased, a buyer will want the lease and its end date up front.
Owners may keep a dog or cat up to 25 pounds; renters and guests may not keep pets. Carports are not “fully enclosed structures,” so no trucks, boats or trailers. Only licensed drivers may drive golf carts. We put these rules in the listing packet so a buyer is never surprised after the contract.
How long a Waterford Amberley Court condo takes to sell depends on price and season. Days on market come only from the Southwest Florida MLS, and over the last 12 months (closings 29 Sep 2025 to 29 Sep 2026) the 11 Amberley condos sold there took a median of 52 days, quicker than the 93-day median across all 25 Waterford condo closings in that window. The county record shows 10 of the last 11 sales recorded between October and May.
Data updated: September 2026 (Lee County Property Appraiser recorded qualified sales, retrieved 26 Sep 2026)
The only summer sale in the last 12 months, in late July 2026, was also the lowest at $160,000. Listing by early November catches the season’s first buyers, and a unit priced right in January and February meets the most buyers.
After acceptance come the buyer’s inspection and insurance quote, the resale application and Certificate of Approval, the estoppel certificates from both associations, the buyer’s financing if any, and the closing. On a cash sale with the documents ready, that sequence is shorter.
A Waterford Amberley Court listing should say that every owner is a full golf member of Worthington Country Club, that the association has its own pool cabana, pickleball court and tennis court, and that the Worthington entrance sits under a mile from I-75. Those three facts sell the lifestyle before the unit.
An Amberley owner has an 18-hole, par-72 course renovated by Ron Garl in 2018, five Har-Tru tennis courts, three bocce courts, a resort pool, a fitness center and the clubhouse dining rooms, with no equity fee (club Membership page; GolfPass, retrieved 26 Sep 2026).
The club’s Spring and Summer 2026 newsletters list Amberley among the associations with their own pool cabana and pickleball court, with the pickleball key picked up at the HOA office (The Eagle, Spring 2026; The Eagle, Summer 2026, retrieved 26 Sep 2026). Worthington Way owners have neither pickleball nor a local tennis court, so this is worth a line in your listing.
The Worthington entrance on Bonita Grande Drive is about 0.9 miles from I-75 Exit 116, about 14 minutes from Bonita Beach Park and about 28 minutes from Southwest Florida International Airport by free-flow estimates (OSRM, retrieved 26 Sep 2026). Midtown at Bonita, across Bonita Beach Road, broke ground in November 2025.
You get a free Waterford Amberley Court 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 unit against Amberley’s recorded sales for your plan, floor and view and send you the comparables in writing.
The valuation form sits at the top of this page. Open the free Waterford Amberley Court valuation form, give us your unit number and a line about its updates, and Jesse will come back to you with a price range, the recorded 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.
For a deeper read before you call, our Waterford Amberley Court home value page walks through what moves an Amberley price, plan by plan. The community-wide view is on our Worthington home valuation page.
Your unit number, whether it is a two-bedroom or three-bedroom plan, the age of your air-conditioning system and water heater, any window or door protection, and anything you have updated. If you have a wind-mitigation report or a four-point inspection, send it.
A written price range built from Amberley’s recorded 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 showing the deed stamps and other seller costs at your likely price.
Sellers say McGreevy and Comisar price condos soundly, keep them informed and sell in markets other agents find hard. Jesse McGreevy is a top-reviewed Waterford Amberley Court listing agent, and so is Marc Comisar: read every review on our verified Google reviews page.
★★★★★ “Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond.” Verified Google review
★★★★★ “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
The first review above is the one we think of when an Amberley owner calls. A condo seller in a tough condo market needs a price that meets the market as it is, not as it was in 2022, and a plan to answer the buyer’s worries about roofs, reserves and insurance before they are raised. That is the same work an Amberley listing needs, and it starts with the 11 recorded sales in the last 12 months.
A Waterford Amberley Court specialist matters because an Amberley price turns on details a generalist averages away: which plan and floor you own, which side of the street you face, how your dues compare with two sister associations, and how to answer the roof and SIRS questions before a buyer asks.
We know that Amberley re-roofed in October 2009 and its sister associations in 2008, that every Worthington condo building is two stories, that Amberley’s dues are $2,852 below Cavendish Court’s, and that 68 Amberley units face the golf course and 52 face a lake. We tracked the sales, read the filings and pulled the permits because a buyer’s agent will ask about each of them.
Jesse McGreevy leads listings and seller strategy; Marc Comisar leads buyer representation. Both work Amberley and every other Worthington neighborhood, and both carry the same credentials:
Each Worthington neighborhood has its own seller guide. Condo owners at Waterford-Cavendish Court, Waterford-Worthington Way, Wedgewood-Sherburne and Wedgewood-Fountain can read theirs, and so can owners of the Estate Homes and Villas.
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 Waterford Amberley Court, Worthington Country Club, 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 Amberley valuation.
Many Waterford Amberley Court sellers are also buyers, moving up to a Wedgewood carriage home or a villa inside Worthington, or leaving for 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.
An owner who already owns in Worthington and buys another home inside the gate pays the $1,306 existing-owner capital contribution instead of $12,500 (2026 Fee Schedule). That makes a move from an Amberley condo to a garage unit or a villa cheaper inside the gate than outside it. Our Worthington Country Club buyer’s guide covers every neighborhood from the buyer’s side.
We price and list your Amberley condo 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 valuation form and a call to Jesse at (239) 898-6072.
These are the questions Waterford Amberley Court owners ask before they sell, answered from Lee County Property Appraiser recorded sales, the club’s 2026 fee schedules and resale rules, City permits and Florida statutes. For a price on your own unit, call Jesse at (239) 898-6072.
Choose an agent who prices from Amberley’s own recorded sales by plan and floor and who knows the club’s approval steps. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and work every Worthington neighborhood.
In the last 12 months, Amberley units recorded qualified sales from $160,000 to $247,000 at a $199,500 median. Your plan, floor, view and condition place you in that range; call Jesse at (239) 898-6072 for a figure built on your unit.
Eleven, recorded as qualified sales from September 2025 through August 2026, for $2,254,250 in total volume.
$247,000, recorded February 5, 2026. The lowest in the same 12 months was $160,000, recorded July 31, 2026.
Down from the peak. The 2022 calendar-year median was $306,500 and the 12-month median is $199,500, still above the 2020 median of $152,500.
The county does not record reasons. Higher insurance costs after Ian, Florida’s condominium safety laws, and rising dues all line up with the timing, and the same pullback shows at the other two Waterford associations.
If you list for the season, yes. Ten of the last 11 sales recorded between October and May, and the in-season sales set the high end of the range.
List by late October or early November to meet the season’s first buyers. The single summer sale in the last 12 months was also the lowest.
The median is 52 days on market, from the 11 Amberley condos that closed through the Southwest Florida MLS in the 12 months to 29 Sep 2026. Pricing from the last 12 months and listing in season shorten it most.
Usually. The county values an upstairs two-bedroom about $43,500 above the same plan downstairs, because the upstairs plan is 128 square feet larger.
It depends on the buyer. Buildings 1 to 6 face the golf course and 7 to 11 face a lake; we price your view against recorded sales on the same side.
Your negotiated commission, deed stamps at $0.70 per $100, customary title and closing charges, estoppel fees and any agreed credits. On a $199,500 sale, deed stamps are $1,396.50.
The 2026 fee schedule lists it as due from the new owner at purchase. Any different split is a negotiated term of your contract.
Yes. Every Worthington sale needs an HOA Certificate of Approval, and the Amberley association charges a $150 resale application.
No. Section 720.401 does not govern condominiums. As a condo seller you deliver the Chapter 718 documents under Section 718.503; your closing agent confirms the package.
The declaration, articles, bylaws, rules, the latest financial report and budget, the frequently asked questions document, insurance declarations and the roof permit numbers.
Yes. Florida’s flood disclosure applies to every residential sale, whatever the flood zone. Answer it from your own claims and assistance history.
Not for a lender in Zone X, and Citizens exempts condo unit-owner policies from its flood mandate. A buyer can still choose it.
No. Both apply only to buildings three habitable stories or higher, and every Amberley building is two stories.
No. The association owns the roof. City permits show concrete tile re-roofs on all 11 buildings in October 2009, and we put those permit numbers in your listing packet.
Only where the numbers work. Fresh paint, lighting and a deep clean pay back; a full kitchen rarely does. We compare your unit with the recorded sales before you spend.
Yes, on Saturday or Sunday from 1:00 to 4:00 p.m., registered by the Thursday before at 3:30 p.m., with one sign no larger than 2 by 2 feet.
Yes, subject to the lease. The tenant holds the club privileges for the lease term, and a buyer will want the lease and its end date up front.
Yes. At $4,860 in 2026, your dues are $1,328 below Worthington Way’s and $2,852 below Cavendish Court’s for the same plans.
Similar price per foot, $181 against $177 over 24 months, with Amberley $2,852 a year cheaper in dues and one year newer on its roofs.
Worthington Way sold at a $247,500 24-month median and $201 a foot, with higher dues and no local tennis or pickleball.
The 2025 LeePA market values run from $166,012 to $234,269 across Amberley, with a $209,851 median. It is a check, not a price.
Automated estimates blend Waterford, Wedgewood and estate-home sales and cannot see your plan, floor or view. We price from recorded Amberley sales.
It passes with the deed. Your buyer becomes the member and pays the capital contribution and dues from closing.
You can, but you will run the pricing, open house registration, approval paperwork and negotiation yourself. The comparison table on this page sets out the trade-offs.
Yes. Many Amberley owners are seasonal. We handle showings, the association paperwork and a remote closing with the title company.
Your price less commission, deed stamps, title, estoppel fees and any credits. Call Jesse at (239) 898-6072 for a net sheet at your likely price.
Use the free valuation form on this page or call Jesse direct at (239) 898-6072, text or call.
Every figure on this page traces to one of these public sources. We cite primary records first: the county, the city, the state, FEMA and the club’s own documents. No brokerage or listing portal is used as a source.
These are the governing, financial and hazard documents a Waterford Amberley Court seller should have ready for a buyer, each linked to the authority that publishes it. The association’s declaration, bylaws, rules, budget and reserve schedule are not posted publicly; download them from the owner portal or request them through the HOA office at (239) 495-2278.
Document | Publisher | Link |
|---|---|---|
2026 HOA Fee Schedule, all nine neighborhood associations | Worthington Country Club | |
2026 Fee Schedule and approved master budget | Worthington Master Association | |
Year 2024 Master Declaration with Certificate of Amendment | Worthington Country Club | |
Purchaser’s Packet (map, rules, fees, contacts) | Worthington Country Club | |
Open House Guidelines (rev. 2026) | Worthington Country Club | |
Rental Forms and leasing rules (rev. June 15, 2025) | Worthington Country Club | |
Rules and Regulations (rev. Aug. 2025) | Worthington Country Club | |
2025 Taxing District Millage Book | Lee County Property Appraiser | |
Evacuation Zone C fact sheet | Lee County Emergency Management | |
Revised Preliminary Flood Insurance Study (Dec. 4, 2025) | Lee County / FEMA | |
SB 4-D condominium safety bill analysis (2022) | Florida House of Representatives | |
Florida Building Code effective dates | Florida Building Commission |
Your Waterford Amberley Court 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 with verified Google reviews.
Read Jesse’s profile at Jesse McGreevy and Marc’s at Marc Comisar, or learn more about McGreevy and Comisar and our team.
Selling an Amberley condo? Start with the free Waterford Amberley Court 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.
Nothing on this page is legal, tax or insurance advice, and no figure on this page is an appraisal.
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.
McGreevy and Comisar, Best Realtor for Waterford Amberley Court. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.