Fort Myers · Florida · 33908

Royal Woods Villas and Condos for Sale in Fort Myers, FL

Royal Woods homes for sale on Royal Woods Drive, Birchwood Lane and Timber Oak Lane: 34 county-recorded sales at a $152,750 median, patio villas and Timberlake condos compared, 2026 taxes, flood facts and schools. Updated October 2026.

Back to Fort Myers

Royal Woods in Fort Myers is 289 homes by the Lee County roll: 193 patio homes and villas on small "condovision" lots in Phase I and Phase II, plus 96 units in Timberlake Condominium No. 1, No. 2 and No. 3, on Royal Woods Drive, Birchwood Lane and Timber Oak Lane. The homes were built 1981 to 1985 in ZIP 33908, unincorporated Lee County, taxing district 071 (San Carlos Fire). Lee County recorded 34 qualified Royal Woods sales at a median of $152,750 in the 12 months through September 25, 2026 (the newest sale in the county file), from $85,500 to $259,500. Royal Woods is one section of our Fort Myers homes for sale and communities guide. Updated October 2026.

Aerial view of the Royal Woods villas and Timberlake condominiums in Fort Myers, Florida — Aerial imagery: USDA NAIP via USGS The National Map.

This page shows live Royal Woods listings, what Royal Woods homes actually sold for on the Lee County record, how the Phase I patio homes, the Phase II villas and the Timberlake condominiums differ in size and price, and the taxes, association documents, flood facts, schools and distances that come with a Royal Woods address. Every figure names its record and date, and every source is listed at the bottom of the page.

By Jesse McGreevy and Marc Comisar, Domain Realty Group. Data updated: October 2026. Call Domain Realty Group at 239-441-2816.

Key takeaways for Royal Woods buyers

Royal Woods is 289 homes on the Lee County roll: 193 patio homes and villas (single-unit parcels on small lots, county use code 01) and 96 condominium units in Timberlake Condominium No. 1, No. 2 and No. 3 (county use code 04), all in Fort Myers, FL 33908.
Lee County recorded 34 qualified Royal Woods sales in the 12 months through September 25, 2026, at a $152,750 median, against 25 sales at $160,000 in the 12 months before that: a median down 4.5 percent on more sales.
Patio homes and villas sold at a $183,000 median (25 sales) and Timberlake condominiums at $128,000 (9 sales) on the same county record. Every one of the 34 sales was a resale.
Every home was built from 1981 to 1985, with a county median year built of 1984. Patio homes and villas run 1,006 to 1,456 heated square feet and the condominiums 869 to 1,181.
Four associations are active on Sunbiz: Royal Woods Association, Inc. (document 756300, filed February 10, 1981) and the Timberlake Condominium No. 1, No. 2 and No. 3 associations (770725, N02999 and N07649).
No dues figure is published by any association. The estoppel certificate under Florida Statutes 718.116 (condominiums) or 720.30851 (homeowners associations) is how a buyer gets the current amount for a specific home.
Taxing district 071 has a 2026 adopted (ACTUAL) rate of 12.8482 mills, about $1,284.82 per $100,000 of taxable value, including 1.9859 mills for the San Carlos Park Fire District.
Every one of 60 sampled Royal Woods parcels is in FEMA Zone AE with an 11.0 foot base flood elevation (panel 12071C0576H, effective November 17, 2022), against a ground elevation of about 5.37 feet at the community point; Lee County places Royal Woods in Evacuation Zone A.
Local news reports flooding in Royal Woods in 2017, 2018, 2024 and 2025, and Lee County has described a Ten Mile Canal weir as planned, not built, as of those reports.

Royal Woods homes for sale right now

Royal Woods homes for sale are linked below, filtered to the Royal Woods subdivision and sorted by price, with separate searches for the villas and patio homes, the Timberlake condominiums and a lowest-price-first view. Data updated: October 2026. Days on market, sale-to-list ratios and active-listing counts come from the MLS and are being added in our next data refresh.

Listing data refreshes from the MLS throughout the day, and a listing shown may already be under contract. Every Royal Woods home is in Fort Myers, FL 33908, so searches for Royal Woods Fort Myers for sale, Royal Woods Fort Myers FL and Royal Woods Drive Fort Myers return the same set. The Timberlake condominium units may appear in the MLS under the Timberlake name, which is why the condo search includes both names.

Ready to tour Royal Woods homes?

Tell us whether you are weighing a Phase I patio home, a Phase II villa with a garage or a Timberlake condominium, and your price range, and a Domain Realty Group agent will set up showings and pull the recent recorded sales on that street. Contact Domain Realty Group, call 239-441-2816, or search all Southwest Florida listings.

What do homes in Royal Woods sell for?

Royal Woods homes sold at a median of $152,750 on the Lee County record across 34 qualified sales in the 12 months through September 25, 2026 (the newest sale in the county file), from $85,500 to $259,500. Patio homes and villas sold at a $183,000 median and Timberlake condominiums at $128,000. The 12 months before that recorded 25 sales at $160,000. Data updated: October 2026. We tracked every qualified Royal Woods sale on the Lee County file, phase by phase and condominium by condominium, to build the tables below.

Lee County recorded sales	Sales	Median	Low	High	Median $ per heated sq ft
12 months, all homes	34	$152,750	$85,500	$259,500	$147
12 months, patio homes and villas	25	$183,000	$85,500	$259,500	$152
12 months, Timberlake condominiums	9	$128,000	$110,000	$140,000	$125
Prior 12 months, all homes	25	$160,000	$80,000	$278,900	$159
Prior 12 months, patio homes and villas	15	$190,000	$130,000	$278,900	$173
Prior 12 months, Timberlake condominiums	10	$96,850	$80,000	$145,000	$105
24 months, all homes	59	$153,000	$80,000	$278,900	$147

Source: Lee County Property Appraiser sale and parcel files, DOR-qualified improved sales over $1,000, index built October 28, 2026; the 12-month window runs September 26, 2025 to September 25, 2026 and the prior window September 26, 2024 to September 25, 2025. No sale in the latest 12 months was builder-direct: every one was a resale. The overall median moved down 4.5 percent, from $160,000 to $152,750, while the number of sales rose from 25 to 34. The condominium median moved the other way, from $96,850 to $128,000, which shows how much a small count can swing a median.

The Royal Woods price trend by year

The calendar-year record shows a small community that trades a few dozen homes in most years. Construction ended in 1985 on the county roll, and the county record shows no builder-direct sale in any year of the series.

Year	Sales	Median	Patio homes and villas (sales / median)	Condominiums (sales / median)	Median $ per heated sq ft
2015	25	$112,000	12 / $133,000	13 / $95,000	$106
2016	20	$116,000	15 / $122,000	5 / $100,000	$111
2017	8	$125,500	4 / $143,500	4 / $118,250	$115
2018	41	$98,000	35 / $96,000	6 / $107,750	$97
2019	35	$141,500	29 / $145,000	6 / $106,500	$121
2020	46	$131,200	36 / $135,250	10 / $109,000	$124
2021	47	$147,000	32 / $159,000	15 / $130,000	$133
2022	5	$245,000	0 / none	5 / $245,000	$228
2023	71	$200,000	59 / $206,000	12 / $174,000	$190
2024	16	$217,500	12 / $221,000	4 / $193,500	$207
2025	33	$152,500	21 / $174,200	12 / $106,850	$146
2026 (to date)	25	$165,000	18 / $198,500	7 / $128,000	$147

Source: Lee County Property Appraiser sale files by calendar year, index built October 28, 2026. The county recorded 5 qualified sales in 2022, all of them condominiums, and none of the patio homes or villas. The busiest year in the series was 2023, with 71 sales (59 patio homes and villas), and the highest yearly median was $245,000 in 2022, a figure set by those 5 condominium sales alone.

What the yearly record shows

Three things stand out in the series. The 2018 median of $98,000 is the low point, in a year with 41 sales. The median then rose in most years through 2021, reached $200,000 in 2023 and $217,500 in 2024, and settled at $152,500 in 2025 and $165,000 for 2026 to date. Small yearly counts (8 sales in 2017, 5 in 2022, 16 in 2024) make single-year medians move sharply, so read the trend across several years rather than any one.

Price bands in the last 12 months

All 34 recorded sales in the latest 12 months closed below $300,000. By band: 2 sales under $100,000, 11 from $100,000 to $149,999 (9 of them Timberlake condominiums), 10 from $150,000 to $199,999, 9 from $200,000 to $249,999, and 2 from $250,000 to $299,999. The $100,000 to $199,999 range held 21 of the 34 sales.

The highest and lowest recent Royal Woods sales

Highest 12-month sales	Recorded	Price	Heated sq ft	Built	Type
6417 Royal Woods Dr	February 11, 2026	$259,500	1,378	1982	Patio home or villa
17342 Birchwood Ln	April 3, 2026	$255,000	1,249	1982	Patio home or villa
6462 Royal Woods Dr	April 1, 2026	$240,000	1,112	1984	Patio home or villa
17348 Birchwood Ln	February 4, 2026	$230,000	1,378	1982	Patio home or villa
6441 Royal Woods Dr	June 12, 2026	$225,000	1,456	1984	Patio home or villa

Lowest 12-month sales	Recorded	Price	Heated sq ft	Built	Type
6366 Royal Woods Dr	March 20, 2026	$85,500	1,176	1981	Patio home or villa
6302 Royal Woods Dr	July 7, 2026	$95,000	1,006	1984	Patio home or villa
6494 Royal Woods Dr, unit 7	April 14, 2026	$110,000	1,076	1985	Timberlake condominium
6498 Royal Woods Dr, unit 2	May 15, 2026	$115,000	922	1985	Timberlake condominium
6496 Royal Woods Dr, unit 7	September 1, 2026	$116,750	1,076	1985	Timberlake condominium

The highest qualified Royal Woods sale anywhere in the county file is $330,000 for 6413 Royal Woods Dr, recorded August 30, 2023, a 1,378 square foot patio home or villa built in 1982. The two lowest 12-month sales were patio homes, not condominiums. The county file does not record a home's condition, so treat any unusually low sale as a question for the listing agent rather than a price signal.

Price per square foot in Royal Woods

County dollars per square foot on this page use heated (living) area from the Lee County roll, not total area under roof. On that basis the 12-month median was $147 per square foot for all homes, $152 for the patio homes and villas and $125 for the condominiums. The calendar-year high was $228 in 2022 (5 condominium sales), followed by $207 in 2024, and the 2026 year to date sits at $147. Because Phase I homes and the larger Phase II villas trade in the same pool, any per-square-foot figure here mixes both.

Royal Woods sales by street and size

Our count of the 34 sales in the county's 12-month list: Royal Woods Drive recorded 19 patio home and villa sales at a $197,000 median and 3 Timberlake condominium sales at $115,000; Birchwood Lane recorded 3 patio home and villa sales at $230,000 and 6 condominium sales at $136,250; Timber Oak Lane recorded 3 patio home sales at $152,500. By heated size, patio homes and villas under 1,100 square feet sold at a $150,000 median (8 sales) and those of 1,300 square feet or more at $220,000 (6 sales).

Royal Woods sales by month

The 34 sales were spread across the year: 9 recorded in October to December 2025, 8 in January to March 2026, 11 in April to June 2026 and 6 in July to September 2026. February and April 2026 each recorded 5 sales. One home, 6425 Royal Woods Dr, recorded two qualified sales inside the window: $207,000 on December 4, 2025 and $215,000 on March 24, 2026.

What the county record cannot show

The county file records the price and the date a deed was recorded. It does not record the asking price, how long the home was listed, its condition, or how many homes are for sale today. Those are MLS fields, and they are being added in our next data refresh; the listing links above show current inventory now.

Royal Woods phases and condominiums compared

Royal Woods is six recorded groups on the Lee County roll: Royal Woods Phase I, two Phase II groups, and Timberlake Condominium No. 1, No. 2 and No. 3. The group decides the lot size, the garage, the floor area and much of the price. The table shows each group as the county records it, queried October 28, 2026. Data updated: October 2026.

Group (county legal)	Recorded instrument	Homes	Heated sq ft	Built	Typical lot	Garage
Royal Woods Phase I	OR Book 1511, Page 907	100	1,006 to 1,204	1981 to 1985	about 0.035 acre	none
Royal Woods Phase II, first group	OR Book 1638, Page 1872	50	1,006 to 1,456	1982 to 1983	about 0.053 acre	30 of 50
Royal Woods Phase II, second group	OR Book 1723, Page 4089	43	1,112 to 1,456	1984 to 1985	about 0.06 acre	all
Timberlake Condominium No. 1	OR Book 1694, Page 531	16	869 to 1,181 (all condos)	1984 to 1985	condominium	not applicable
Timberlake Condominium No. 2	OR Book 1729, Page 1408	40	869 to 1,181 (all condos)	1984 to 1985	condominium	not applicable
Timberlake Condominium No. 3	OR Book 1800, Page 809	40	869 to 1,181 (all condos)	1985	condominium	not applicable
Total		289		1981 to 1985

Source: Lee County Property Appraiser parcel layer, queried by street and legal description on October 28, 2026. The patio homes and villas are single-unit parcels on small lots (county use code 01, 193 parcels) and the Timberlake units are condominium parcels (use code 04, 96 units). Three common-element parcels belong to the community; the county shows them titled to what read as Phase I and Phase II homeowners associations and the master association.

What "condovision" means on the Royal Woods lots

The county's subdivision record labels the Phase I and Phase II lots "A CONDOVISION," a condominium-style division of land into small lots with common elements around them. That legal form explains the lot sizes on the Lee County roll, about 0.035 acre in Phase I and 0.053 to 0.06 acre in Phase II, and why one association collects for shared amenities. The 2026 roll's median lot for the 193 use code 01 parcels is 0.036 acre.

Patio homes and villas, not detached houses

The county codes the 193 Phase I and Phase II parcels as use code 01, which the state's code list calls single family, but the lots are small and the legal form is a condovision. Some homes share walls. We describe them as patio homes and villas, single-unit parcels on small lots, and do not call them detached houses. A listing's own "detached" or "attached" field is the seller's description, so check the building on a showing.

Royal Woods Phase I

Phase I is 100 patio homes recorded under OR Book 1511, Page 907, built 1981 to 1985, with 1,006 to 1,204 heated square feet on lots of about 0.035 acre and no garages. The county splits Phase I by street: 56 homes on Royal Woods Drive, 28 on Timber Oak Lane and 16 on Birchwood Lane. Two-bedroom plans outnumber three-bedroom plans in Phase I by 77 to 23.

Royal Woods Phase II, first group

The first Phase II group is 50 villas recorded under OR Book 1638, Page 1872, built 1982 and 1983, with 1,006 to 1,456 heated square feet on lots of about 0.053 acre. Thirty of the 50 have a garage on the county record. Eight Phase II parcels carry the legal spelling "ROYALWOODS," written as one word, which is why a quick search of the county roll can miss them.

Royal Woods Phase II, second group

The second Phase II group is 43 villas recorded under OR Book 1723, Page 4089, built 1984 and 1985, with 1,112 to 1,456 heated square feet on lots of about 0.06 acre. Every home in this group has a garage on the county record. These are the largest lots and some of the largest floor plans in Royal Woods, and several of the highest 12-month sales were 1984 villas on Royal Woods Drive.

The patio homes and villas by size and bedrooms

Across all 193 use code 01 parcels, the county records a median heated area of 1,138 square feet, a range of 1,006 to 1,456, and 131 two-bedroom and 62 three-bedroom homes. In the latest 12 months, those under 1,100 square feet sold at a $150,000 median on 8 sales, those of 1,200 to 1,299 at $210,000 on 4, and those of 1,300 or more at $220,000 on 6 (our count of the county sale list).

Garages and pools on the county roll

The county shows garages on 30 of 50 homes in the first Phase II group and on all 43 in the second, and none in Phase I; across all 289 homes, about 25 percent carry a garage flag. The roll shows a pool flag on 97 of 289 parcels (34 percent), but the 96 Timberlake units carry that flag for the shared condominium pool, so private pools are rare.

Royal Woods county legal groups and 24-month sales

The county's short legal descriptions group the 289 homes as "ROYAL WOODS" (185 homes, 37 sales in 24 months at a $183,000 median), "TIMBERLAKE" (80 condominium units, 19 sales at $116,750), "TIMBERLAKE #3" (16 units, no sale in 24 months) and "ROYALWOODS" (8 homes, 3 sales at $273,000). Those strings are simply how the county file prints legals: Timberlake Condominium No. 3 is written two ways (24 units as "TIMBERLAKE CONDO #3" and 16 as "TIMBERLAKE #3"), so the per-condominium counts in the table above (16, 40 and 40) are the ones to use.

What are the Timberlake condos in Royal Woods?

Royal Woods' Timberlake condos are the community's 96 condominium units: Timberlake Condominium No. 1 (16 units, OR Book 1694, Page 531), No. 2 (40 units, OR Book 1729, Page 1408) and No. 3 (40 units, OR Book 1800, Page 809), built 1984 and 1985 in two-story buildings, each with its own Sunbiz-registered association. Data updated: October 2026.

Timberlake unit sizes and bedrooms

The Lee County roll records the 96 Timberlake units at 869 to 1,181 heated square feet, with a median of 1,070. Forty-nine are two-bedroom units and 47 are three-bedroom units on the county's bedroom field. The county roll records two stories for the 96 condominium parcels, and its land-view field reads "LAKE" for 96 parcels, matching the condominium count.

Where the Timberlake buildings are

Timberlake Condominium No. 1 and No. 2 are on Birchwood Lane, and No. 3 is on Royal Woods Drive at the 6490 to 6498 addresses, according to the county's parcel records. A property manager's published page for Timberlake No. 3 describes 40 units in five two-story buildings, which matches the county's unit count for that condominium.

Timberlake condo prices on the county record

Lee County recorded 9 Timberlake condominium sales in the 12 months through September 25, 2026, at a $128,000 median, from $110,000 to $140,000, or $125 per heated square foot. The prior 12 months recorded 10 condominium sales at $96,850. In the latest window, Birchwood Lane units sold at a $136,250 median on 6 sales and Royal Woods Drive units at $115,000 on 3 (our count of the county sale list). To compare across the city, see all Fort Myers condos for sale.

Timberlake condo sales since 2015

The condominium series runs from 13 sales at $95,000 in 2015 to a high of 15 sales in 2021 at $130,000. In 2022 the county recorded 5 Timberlake sales at a $245,000 median and no patio home or villa sale at all. The 2023 record shows 12 condominium sales at $174,000, 2024 shows 4 at $193,500, 2025 shows 12 at $106,850, and 2026 to date shows 7 at $128,000.

Do Florida's condominium safety rules reach Timberlake?

Florida's chapter 718 added milestone inspection and structural integrity reserve study rules for condominium buildings of three stories or more, and the county roll records two stories for every Timberlake unit. On that record the rules are not expected to apply, but the height of each building was not confirmed from permit drawings, so ask each Timberlake association in writing and read the declaration.

What to request for a Timberlake unit

Ask the association for the declaration and any amendments, the bylaws and rules, the current budget, the reserve schedule, the last year of board minutes, the master insurance certificate and the estoppel certificate. Florida Statutes 718.111 sets the association's records duties, 718.112 covers bylaws, meetings and budgets, and 718.116 covers assessments and the estoppel certificate.

Who runs Royal Woods?

Royal Woods is governed by a master association, Royal Woods Association, Inc. (Sunbiz document 756300, filed February 10, 1981, active), plus three Timberlake condominium associations, all active on Sunbiz: No. 1 (770725, filed 1983), No. 2 (N02999, filed 1984) and No. 3 (N07649, filed 1985). Data updated: October 2026.

Association	Sunbiz document	Status	Filed	Recent filings
Royal Woods Association, Inc.	756300	Active	February 10, 1981	articles amended October 4, 2001; annual reports April 23, 2024, August 13, 2025 and April 10, 2026
Timberlake Condominium No. 1 Association	770725	Active	October 12, 1983	amended and restated articles February 6, 2018; report June 17, 2026
Timberlake Condominium No. 2 Association	N02999	Active	May 10, 1984	amendment November 4, 2020; report April 25, 2026
Timberlake Condominium No. 3 Association	N07649	Active	February 15, 1985	reinstated May 3, 1988; reports April 30 and September 15, 2026

Source: Florida Division of Corporations (Sunbiz), read October 28, 2026. We do not print the names of officers, directors or registered agents.

The Royal Woods master association

Royal Woods Association, Inc. was filed February 10, 1981, the year the first homes on the county roll were built, and it remains active with annual reports filed in 2024, 2025 and 2026. A property manager's published page describes the Royal Woods association as the master association over Timberlake Condominium No. 3. Sunbiz shows no separate corporation for Phase I or Phase II.

How the phases and condominiums fit together

A property manager's published pages describe a master association, three condominium associations and a homeowners association for the patio homes and villas, and say each home type has its own budget. The county titles common-element parcels to what read as Phase I and Phase II homeowners associations. Whether those are separate entities or names used by the master association was not confirmed in the records we read.

Which Florida law applies to which home

The Timberlake condominiums are governed by chapter 718 of the Florida Statutes. Homeowners associations are governed by chapter 720, including section 720.303 on records and budgets and 720.3085 on assessments and liens. Whether the Phase I and Phase II side is organized under chapter 720 or chapter 718 depends on its recorded documents; the condovision label suggests the question is worth asking.

Why we publish no management company name

Sunbiz addresses for the four associations point to three different management offices, and a different manager still publishes Royal Woods pages, so the current manager could not be confirmed on October 28, 2026. We name no management company. The association's Sunbiz record and the estoppel certificate identify who answers for a specific home.

Unit counts that do not match

A property manager's pages state 284 doors and 120 single-family villas, while the Lee County roll shows 289 homes and 193 patio home and villa parcels. We publish the county count. The manager's figures may count differently or may be out of date, and nothing in the recorded documents we read resolves the difference.

The recorded documents and where to read them

The declarations behind Royal Woods are recorded in the Lee County Clerk's official records at OR Book 1511, Page 907 (Phase I), Book 1638, Page 1872 and Book 1723, Page 4089 (Phase II), and Books 1694, 1729 and 1800 for the three Timberlake condominiums. The instrument images were not read for this page; the Clerk's search by book and page is the public route.

Is Royal Woods a 55+ community?

No recorded age restriction was reviewed for Royal Woods: the recorded declarations were not read for an age rule, so this page states no 55+ rule and makes no promise either way. A property manager's page says there are no age restrictions. Under Florida Statutes 760.29, a 55+ exemption needs recorded documents and published age-verification procedures, so read the declarations before relying on either answer.

Is Royal Woods gated?

No public record or association page we read describes a gate or a guardhouse at Royal Woods. A property manager's amenity list names pools, tennis, shuffleboard, lakes and a clubhouse, not a gate. Absence from a list is not proof, so we describe Royal Woods as not documented as gated and suggest confirming access control during a showing.

Leasing, pets and vehicles

Leasing terms, pet limits and vehicle rules for Royal Woods were not found in any recorded text we read. A property manager's page says pets are welcome with weight limits that differ by subsection, without stating the weights. The declarations at the Clerk's office and the association's current rules are the documents that settle minimum lease terms, approvals and pet limits for a specific home.

Name traps: other Royal Woods and Timberlake places

Several places share the name and are not this community. Royal Wood Golf and Country Club and the Royal Wood Single Family Homes Association (Sunbiz N29208) are in Naples. Villas at Timberlake Condo is in Estero, ZIP 33928, taxing district 316. Royal Woods Condominium Association Inc (Sunbiz N06000001084) is managed from Boca Raton. Royal Woods is also the name of a fictional cartoon town that fills many search questions.

What does it cost to own in Royal Woods?

Royal Woods ownership costs stack in three layers: association assessments, which differ by home type and are not published; Lee County property tax in taxing district 071 at 12.8482 mills for 2026; and insurance, where every sampled parcel sits in FEMA Zone AE. No community development district or golf club applies. Data updated: October 2026.

Cost layer	Amount	Period and source
Association assessments	not published; set separately for patio homes, villas and each Timberlake condominium	Property manager's pages; amount on the estoppel certificate
Property tax, district 071	12.8482 mills, about $1,284.82 per $100,000 of taxable value	Lee County 2026 Taxing District Millage Book, ACTUAL column
San Carlos Park Fire District (inside the total)	1.9859 mills	Same page, ACTUAL column
Community development district	none on the district 071 millage page	Lee County 2026 Taxing District Millage Book
Golf or club membership	none; no golf course in Royal Woods	Property manager's amenity list
Flood insurance	priced per building; required for a federally backed mortgage in Zone AE	FEMA and FloodSmart

Royal Woods association dues

No association publishes a Royal Woods dues figure on a public page, and no budget, estoppel or board minutes were found online on October 28, 2026. A property manager's pages say each home type, condominium, villa and patio home, carries its own budget, so there is no single Royal Woods fee. We print no dollar figure. The estoppel certificate states the current assessment for the exact home.

The estoppel certificate is the document that settles dues

Florida Statutes 718.116 governs assessments and estoppel certificates for the Timberlake condominiums, and 720.30851 governs estoppel certificates for homeowners associations. Either certificate states the current regular assessment, any unpaid amount and any special assessment adopted for the home. Ask for it early in the contract period, along with the current budget, so the monthly cost is known before the inspection deadline.

What the assessment covers

What a Royal Woods assessment pays for, such as grounds care, the pools and clubhouse, or utilities, was not found in any association document we could read. The answer changes how one home compares with another on monthly cost, so read the current budget for the specific association before comparing a patio home, a villa and a Timberlake unit.

Special assessments and capital contributions

No special assessment, capital contribution or transfer fee was found in any public record we read for Royal Woods. A 2018 News-Press story reports the community still dealing with insurance trouble four months after Hurricane Irma and heavy rain, and a 2024 Gulf Coast News report describes the association pumping its retention pond; neither reports an assessment. The estoppel certificate shows any assessment adopted.

Property taxes in taxing district 071

Every Royal Woods home is in Lee County taxing district 071, San Carlos Fire, in unincorporated Lee County, so there is no city millage. The 2026 adopted total is 12.8482 mills, or $1,284.82 per $100,000 of taxable value. The proposed column on the same county page read 13.1725 mills, so the adopted total came in 0.3243 mill lower (our subtraction).

Taxing authority, district 071	2026 mills (ACTUAL)
Lee County general revenue	3.7623
Public school, state law	3.0230
Public school, local board	2.2480
San Carlos Park Fire District	1.9859
Lee County unincorporated MSTU	0.8398
Lee County Library District	0.4218
Lee County Mosquito Control District	0.2096
SFWMD Okeechobee Basin	0.1026
SFWMD district-wide	0.0948
Lee County All Hazards Protection District	0.0693
West Coast Inland Navigation District	0.0394
SFWMD Everglades Construction Project	0.0327
Lee County Hyacinth Control District	0.0190
Total	12.8482

Source: Lee County Property Appraiser, 2026 Taxing District Millage Book (printed October 9, 2026), district 071, page 38 of 104, ACTUAL column. The proposed and rollback columns on the same page read 13.1725 and 13.2003.

The San Carlos Park Fire District rate

The San Carlos Park Fire District line in district 071 is 1.9859 mills in the 2026 ACTUAL column, against 2.2987 proposed, a difference of 0.3128 mill (our subtraction). The fire district's own homestead analysis, dated September 3, 2026, also gives 1.9859 mills as its current rate. Fire service for Royal Woods addresses is the San Carlos Park Fire District on the county roll.

A worked yearly tax example (illustrative)

Take the 2026 roll's median taxable values from the Lee County parcel layer as a stand-in. A Royal Woods patio home or villa at the median taxable value of $128,781 pays about $1,654.60 a year at 12.8482 mills. A Timberlake condominium at the median taxable value of $122,668 pays about $1,576.06. This is an illustration of the rate, not a tax bill.

Line	Patio home or villa	Timberlake condominium
2026 roll median just value	$135,621	$141,471
2026 roll median taxable value	$128,781	$122,668
Ad valorem at 12.8482 mills (taxable x 12.8482 / 1,000)	about $1,654.60	about $1,576.06
Per month	about $137.88	about $131.34

The example leaves out non-ad valorem lines on the tax bill, association assessments, insurance and utilities, and any exemption. A home with a homestead exemption is taxed on a lower value, and a buyer's first bill can differ from the seller's because assessed value resets on a change of ownership. Run the figures with the exact home's tax bill.

How Lee County bills property tax

The Lee County Property Appraiser sets each parcel's value, each taxing authority sets its millage, and the Lee County Tax Collector mails bills in November, with discounts of up to 4 percent for early payment, according to the Tax Collector's guides. Non-ad valorem assessments, such as solid waste, ride on the same bill. Florida Statutes 193.011 lists the factors the appraiser must weigh in setting just value.

Homestead and the Save Our Homes cap

A home used as a permanent residence can qualify for the homestead exemption, and the Save Our Homes cap limits yearly growth in its assessed value. Non-homestead homes, such as second homes and rentals, fall under a separate cap and reset on a change of ownership. The 2026 roll shows 222 of 289 Royal Woods owner mailing addresses in Florida, a postal fact, not a statement about who lives there.

Insurance costs that come with a Royal Woods address

Flood insurance is priced per building under FEMA's Risk Rating 2.0, using the building's own characteristics, and a federally backed mortgage on a building in Zone AE requires it. The standard flood policy can pay up to $30,000 of Increased Cost of Compliance coverage toward bringing a substantially damaged insured building into compliance. Condominium owners should ask what the Timberlake master policy covers and what an HO-6 policy must carry.

What amenities does Royal Woods have?

Royal Woods amenities, according to a property manager's published pages, are two swimming pools, tennis courts with a basketball hoop, shuffleboard, multiple lakes and a clubhouse with a kitchen and a library. There is no golf course, and no guard gate, boat dock, gym or RV storage appears in any document we read.

Pools and clubhouse

The two pools and the clubhouse are shared amenities. The clubhouse is described with a kitchen and a library. Pool hours, guest rules and event bookings were not published in the pages we read, so ask the association for the current rules with the resale documents.

Tennis, basketball and shuffleboard

A property manager's pages list tennis courts with a basketball hoop and shuffleboard courts. The number of courts and their hours were not published. These courts are the community's own; no club membership or separate fee was found in any document we read.

Lakes and the retention pond

The manager's pages mention multiple lakes, and the county roll's land-view field reads "LAKE" for 96 parcels, the same count as the Timberlake condominium units. One retention pond was pumped during Hurricane Helene in 2024, according to a Gulf Coast News report; the flood section below covers that story with its date.

Is there golf at Royal Woods?

No. There is no golf course in Royal Woods, and the manager's amenity list does not include golf. Search results about a Royal Woods golf membership usually concern Royal Wood Golf and Country Club in Naples, an unrelated community with its own club and its own real estate.

Shopping and services nearby

Royal Woods has no shops on its own streets. By straight-line measure from the community's median parcel point, Gulf Coast Town Center is 4.6 miles and the Bell Tower Shops 5.2 miles away, and Florida Gulf Coast University is 5.8 miles away. Drive distances are longer than these straight-line figures.

Is Royal Woods in a flood zone?

Yes. Every one of 60 sampled Royal Woods parcels is in FEMA Zone AE, coastal floodplain, with a base flood elevation of 11.0 feet NAVD88 on flood insurance rate map panel 12071C0576H, effective November 17, 2022. Ground at the community point is about 5.37 feet, and Lee County places Royal Woods in Evacuation Zone A. Data updated: October 2026.

How the flood zone was checked

We tested 60 random Royal Woods parcel points, patio homes, villas and condominium units, against FEMA's National Flood Hazard Layer on October 28, 2026, and all 60 returned Zone AE with an 11.0 foot base flood elevation. A separate 30-parcel check by our research team returned 30 of 30 in Zone AE on panel 12071C0576H. A sample is a screen, not a determination for any single home.

What Zone AE means for a Royal Woods buyer

Zone AE is a special flood hazard area with a published base flood elevation, and the coastal label means the floodplain is shaped by storm tide as well as rain. FloodSmart and FEMA state that a federally backed mortgage on a building in this zone requires flood insurance. Cash buyers are not bound by that rule, but the building carries the same mapped risk.

Ground elevation against the base flood elevation

The USGS 3DEP elevation service gives 5.37 feet for the ground at the Royal Woods community point, from lidar acquired September 1, 2018, about 5.6 feet below the 11.0 foot base flood elevation. Finished floors sit above ground by an amount the public record does not show. Only an elevation certificate for the specific building answers that question.

Royal Woods buildings and the flood map history

Royal Woods homes were built 1981 to 1985. Lee County's flood map history lists its first flood maps in 1984, a countywide update effective August 28, 2008, revised maps along the Ten Mile Canal effective December 7, 2018, and the current countywide maps effective November 17, 2022. Whether any Royal Woods building has been raised was not found in the records we read.

The March 2, 2027 map revision

FEMA's Letters of Final Determination list a Florida revision effective March 2, 2027, with a letter date of September 2, 2026, and its community list names Lee County (Unincorporated Areas), community 125124. Royal Woods is unincorporated Lee County, so the new maps cover its jurisdiction. The affected panel numbers were not confirmed, so check the address again after March 2, 2027.

Royal Woods evacuation zone

Lee County's evacuation zones layer places Royal Woods in Evacuation Zone A, surge zone 1, the first zone ordered to leave when storm surge threatens (layer last edited March 11, 2025). An evacuation zone measures storm surge exposure and is separate from a FEMA flood zone. Check the Florida Know Your Zone tool before each storm season.

The Hendry Creek watershed and the Ten Mile Canal

The county's watershed layer places Royal Woods in the Hendry Creek watershed, sub-watershed He4. Lee County's flood records describe the Ten Mile Canal and Hendry Creek system as carrying stormwater from a large inland area toward the Gulf, so this area can be wet from heavy rain alone, and from surge pushing back up the system.

Flooding reports in Royal Woods, by date

Local news has reported flooding in Royal Woods several times. On August 28, 2017, the News-Press reported a rescue from a sinking vehicle in the Royal Woods community after torrential rain. On January 5, 2018, it reported Royal Woods still dealing with insurance trouble after Hurricane Irma and the rains. On October 4, 2024, Gulf Coast News reported residents describing Royal Woods as the lowest point in Island Park.

The 2024 retention pond report

The October 4, 2024 Gulf Coast News report says the association pumped its retention pond during Hurricane Helene and that its leadership asked the county to clean ditches and the canal, describing the problem as water coming in from elsewhere. The association's leadership said the county warned of a $10,000 fine despite a $4,000 pumping permit, and engineers had suggested a berm.

The 2025 Island Park reports and the planned weir

On August 12, 2025, Gulf Coast News reported Island Park residents describing repeated floods over ten years, and Lee County describing a planned operable weir on the Ten Mile Canal near Page Field, reported at $1.3 million and about 1.5 years from design to construction, plus a planned Iona Drainage District canal widening. A Lee County release dated October 7, 2025 said further improvements were in design and permitting.

Hurricane Ian in September 2022

The National Hurricane Center records Ian's landfall near Cayo Costa on September 28, 2022 at 130 knots, Category 4, after a 140 knot peak offshore. Its report gives surge of 5 to 8 feet above ground along the Caloosahatchee in Fort Myers and 8 to 12 feet in Estero and Bonita Springs. Those are regional values for other places; no official Ian depth for Royal Woods was found.

Hurricanes Helene and Milton in 2024

Helene in September 2024 brought surge to Fort Myers and Naples, according to the Charlotte Harbor National Estuary Program. Milton made landfall at Siesta Key on October 9, 2024 as a Category 3; in Lee County the Florida Department of Environmental Protection recorded a storm tide of 5.86 feet NAVD88 at the Blind Pass sensor and seven coastal structures with major damage, values for the barrier islands, not Royal Woods.

Substantial damage records near Royal Woods

Lee County's substantial damage estimates layer returned no features within one mile of Royal Woods when queried October 28, 2026. That means none was found in the county layer, not that no home was damaged. FEMA's substantial damage rule applies when repairs reach 50 percent of a building's market value, and in an AE zone compliance usually means raising the building to the base flood elevation.

Flood insurance discounts in unincorporated Lee County

Unincorporated Lee County held a Community Rating System Class 5 rating, worth up to 25 percent off flood premiums, and in 2024 FEMA warned it could lose its discounts over substantial damage compliance; a 2024 television report said commissioners completed the paperwork to keep Class 5. The county's class for 2026 was not confirmed on FEMA's list, so ask the insurer which discount applies.

A flood checklist for any Royal Woods home

Look up the address on the FEMA Flood Map Service Center and Lee County's flood tools. Ask the seller for the elevation certificate, the flood insurance history and any record of repairs after Ian, Helene or Milton. Get a flood quote before the inspection deadline. Ask the association for its drainage and pond maintenance records and, for a Timberlake unit, what flood coverage the master policy carries.

Which schools serve Royal Woods addresses?

Royal Woods sits in Lee County elementary proximity Zone O, middle Zone MM and high school South Zone 2, sub-zone 2, for 2026-27 on the district's proximity layer. Lee County assigns students by choice among the schools in each zone, not to one neighborhood school, so families rank choices and seats are not guaranteed. Grades below are the district's 2025-26 results.

How Lee County school choice works

The School District of Lee County's 2026-27 Plan for Student Enrollment uses proximity zones with priority levels and a choice application. For high school, the choice lottery gives first priority to special education needs, siblings and students within two miles, and students living within two miles get no district transportation. This describes the zones, not where any child is assigned; confirm any address with the district's school zone lookup.

Royal Woods school zones and 2025-26 grades

Level	Zone (2026-27)	Schools in the zone	2025-26 grade
Elementary	Proximity Zone O	Heights Elementary	A (prior B)
Elementary	Proximity Zone O	Rayma C. Page Elementary	A
Elementary	Proximity Zone O	Tanglewood Elementary; Villas Elementary	not found in the sources read
Middle	Zone MM	Cypress Lake Middle	A
Middle	Zone MM	Lexington Middle	B (prior C)
High	South Zone 2, sub-zone 2	Cypress Lake High	A (prior B)
High	South Zone 2, sub-zone 2	Fort Myers High	A (prior B)
High	South Zone 2, sub-zone 2	Bonita Springs High; Dunbar High; Estero High	not found in the sources read

Source: The School District of Lee County, 2026-27 Plan for Student Enrollment and 2025-26 school grades report (July 2026); Lee County school proximity zones layer 2026-27. The district's own 2025-26 grade was B, in a report dated July 1, 2026.

School addresses near Royal Woods

The Florida Department of Education lists Heights Elementary at 15200 Alexandria Court, 33908; Rayma C. Page Elementary at 17000 S Tamiami Trail, 33908; Lexington Middle at 16351 Summerlin Road, 33908; Cypress Lake Middle at 8901 Cypress Lake Drive, 33919; Cypress Lake High at 6750 Panther Lane, 33919; and Tanglewood Elementary at 1620 Manchester Boulevard, 33919. Distances to each were not measured for this page.

Grades change every year

Florida school grades are recalculated each year from state assessment results, and several Zone O and South Zone 2 schools moved a grade between 2024-25 and 2025-26. Check the current grades on the Florida Department of Education's school grades page and the district's report before relying on any one year.

Where are the hospitals near Royal Woods?

Royal Woods is about 2.5 straight-line miles from HealthPark Medical Center and its emergency department at 9981 S HealthPark Drive, Fort Myers 33908, and about 2.8 miles from the Gulf Coast Medical Center trauma and emergency center, both Lee Health locations. Driving time varies with traffic and was not measured.

HealthPark Medical Center

HealthPark Medical Center and Emergency Department is at 9981 S HealthPark Drive, Fort Myers, FL 33908, in the same ZIP code as Royal Woods, about 2.5 straight-line miles from the community's median parcel point. Golisano Children's Hospital emergency care is on the HealthPark campus, according to Lee Health.

Gulf Coast Medical Center

The Gulf Coast Medical Center Trauma and Emergency Center is at 13685 Doctors Way, Suite 100, Fort Myers, FL 33912, about 2.8 straight-line miles from the median Royal Woods parcel point. Our research team's earlier measurement from a slightly different point gave 2.7 miles; both are straight-line, not driving, distances.

Where is Royal Woods?

Royal Woods is in south Fort Myers, ZIP 33908, on Royal Woods Drive, Birchwood Lane and Timber Oak Lane in the Island Park area off Island Park Road, in unincorporated Lee County. The whole community fits a footprint of about 0.2 by 0.2 miles centered near 26.4897, -81.8601. Data updated: October 2026.

From the median Royal Woods parcel point (straight-line)	Miles
HealthPark Medical Center	2.5
Gulf Coast Medical Center	2.8
Gulf Coast Town Center	4.6
Bell Tower Shops	5.2
Florida Gulf Coast University	5.8
Fort Myers Beach (Times Square)	6.3
Southwest Florida International Airport (RSW) terminal	7.2
Sanibel Causeway toll plaza	9.3
Downtown Fort Myers (First Street and Hendry Street)	10.7

Source: straight-line distances measured from the community's median parcel point (26.48968, -81.86012) on the Lee County parcel layer, October 28, 2026. Straight-line figures are shorter than any drive, and routed drive times were not measured for this page.

Is Royal Woods in the City of Fort Myers?

No. Every one of the 289 Royal Woods homes is in Lee County taxing district 071, San Carlos Fire, in unincorporated Lee County, with county zoning (area code ULC on the roll and RM-2 at the community point on the county zoning layer). The mailing city is Fort Myers for every home, but the City of Fort Myers millage and city services do not apply.

Fire, zoning and county services

Fire service is the San Carlos Park Fire District for 281 parcels on the county roll, with 8 parcels showing a blank fire district field. Building permits and floodplain rules come from Lee County, which administers flood insurance community 125124, Lee County (Unincorporated Areas). The county's floodplain management office is the place to ask about permits and elevation certificates for a specific address.

Roads that serve Royal Woods

A property manager's pages place Royal Woods off Island Park Boulevard, and the community is reached from the Island Park Road corridor in south Fort Myers. No road widening on Island Park Road was found in the sources we read. Use the straight-line table above for scale and a map app for drive times at the hour you plan to travel.

What is changing near Royal Woods

The drainage work most relevant to Royal Woods is the planned Ten Mile Canal operable weir near Page Field and the planned Iona Drainage District canal widening, both described by Lee County in 2025 as planned, not built. A Tamiami Trail drainage structure near San Carlos Park was reported complete in the same August 2025 report. Check the current status with Lee County before relying on either project.

What we could not check nearby

Lee County's development activity layer returned 99 projects within one mile of Royal Woods on October 28, 2026, mostly completed retail, with a few in permitting. We did not filter that list to open items, so this page names no pending project as fact. Ask the county's planning office about any project near the address you are weighing.

How Royal Woods compares with nearby communities

Royal Woods recorded the lowest median of these three Fort Myers 33908 communities in the latest 12 months, on the fewest sales, and its homes are the smallest and the oldest by year built. The table compares The Forest homes for sale and Lexington Country Club homes for sale on one yardstick: Lee County qualified sales over the same 12 months. Data updated: October 2026.

Lee County record, 12 months to September 25, 2026	Royal Woods	The Forest	Lexington Country Club
Homes on the county roll	289	787	1,478
Year built	1981 to 1985	1980 to 2025	1995 to 2000
Qualified sales	34	52	147
Median sale price	$152,750	$360,000	$275,000
Single family (use code 01) median	$183,000	$685,000	$661,250
Condominium median	$128,000	$286,500	$265,000
Median $ per heated sq ft	$147	$175	$210

Source: Lee County Property Appraiser sale and parcel files, DOR-qualified sales; Royal Woods index built October 28, 2026, The Forest and Lexington Country Club indexes built October 27, 2026; all three use the window September 26, 2025 to September 25, 2026.

How to read the comparison table

Each count uses that community's recorded legal names on the county roll, so it can differ from an association's own total. The mix of condominiums and use code 01 homes moves each overall median: The Forest has 439 condominium units and 348 use code 01 homes, and Lexington Country Club 1,195 and 283. In Royal Woods the use code 01 homes are patio homes and villas on small lots, so compare the condominium row as well.

The history of Royal Woods

Royal Woods dates from 1981: Royal Woods Association, Inc. was filed with the state on February 10, 1981, the Lee County roll shows the first homes built that year, and construction ran to 1985. The three Timberlake condominium associations were filed from 1983 to 1985, and the recorded book numbers place the declarations in the same years.

Royal Woods in the early 1980s

The county roll shows 181 Royal Woods homes built from 1980 to 1984 and 108 from 1985 to 1989 (all by 1985), with a median year built of 1984. Phase I came first, recorded at OR Book 1511, then the Phase II groups at Books 1638 and 1723, and the Timberlake condominiums at Books 1694, 1729 and 1800. The original developer is not named in any record we could confirm.

Timberlake joins the community

Timberlake Condominium No. 1 Association was filed October 12, 1983, No. 2 on May 10, 1984 and No. 3 on February 15, 1985. Timberlake No. 1 restated its articles on February 6, 2018, No. 2 amended its articles on November 4, 2020, and the master association amended its articles on October 4, 2001, according to Sunbiz. The county roll records the Timberlake units as built in 1984 and 1985.

Storms and the recent record

The recent history is shaped by water. Local news reported flooding in Royal Woods after heavy rain in August 2017, insurance trouble after Hurricane Irma in January 2018, and a pumped retention pond during Hurricane Helene in 2024. The county recorded 5 qualified sales in 2022, all condominiums, and 71 in 2023, the busiest year in the series since 2015.

Talk to a Domain Realty Group Royal Woods specialist

Domain Realty Group, the #1 team in Southwest Florida since 2012, shows Royal Woods homes on every street, from the Phase I patio homes on Timber Oak Lane to the Phase II villas and the Timberlake condominiums, and our Fort Myers office is on College Parkway. We pulled every recorded Royal Woods sale on the Lee County file to build this page, and we can pull the same record for the exact home you are weighing.

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Verified Google review. Sloane Gelfman, on working with Marc Comisar and Jesse McGreevy of Domain Realty Group.

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Verified Google review. Ryan Mitchell, on working with Jesse McGreevy and Marc Comisar of Domain Realty Group.

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Talk to our team about a Royal Woods home

Contact Domain Realty Group or call 239-441-2816, tell us the phase or condominium, the home type and the budget you have in mind, and an agent will send matching Royal Woods listings, the recent recorded sales on that street, and the estoppel, flood and association items to check. You can also search current listings any time.

Thinking of selling a Royal Woods home?

Royal Woods buyers compare a Phase I patio home, a Phase II villa with a garage and a Timberlake condominium side by side, and a listing priced against its own group's recorded sales reads more clearly than one priced against the community median. Start with a Domain Realty Group home valuation, or see McGreevy and Comisar's guide to Fort Myers home values.

Frequently Asked Questions about Royal Woods homes for sale

These are the questions Royal Woods buyers ask most, answered from the Lee County record, Sunbiz, the 2026 county millage book, FEMA's flood map, Lee County's evacuation and school layers and dated news reports. Each answer carries the same dates as the sections above, so every figure can be checked against its source below.

How many homes are in Royal Woods Fort Myers?

The Lee County roll shows 289 Royal Woods homes: 193 patio homes and villas on small lots in Phase I and Phase II (county use code 01) and 96 condominium units in Timberlake Condominium No. 1, No. 2 and No. 3 (use code 04). A property manager's page states 284, but this page uses the county count.

What is the median home price in Royal Woods?

$152,750 on the Lee County record, across 34 qualified sales in the 12 months through September 25, 2026, from $85,500 to $259,500. The prior 12 months recorded 25 sales at a $160,000 median, so the median moved down 4.5 percent while the number of sales rose. The 24-month median was $153,000 on 59 sales.

How many homes sold in Royal Woods last year?

Lee County recorded 34 qualified Royal Woods sales in the 12 months through September 25, 2026, up from 25 in the 12 months before that. In calendar 2025 the county recorded 33 sales at a $152,500 median, and 25 sales were recorded in 2026 through September 1, the newest Royal Woods sale in the file.

What do Royal Woods villas and patio homes sell for?

The 193 patio homes and villas sold at a $183,000 median across 25 recorded sales in the 12 months through September 25, 2026, from $85,500 to $259,500, or $152 per heated square foot. The prior 12 months recorded 15 sales at $190,000. Phase II villas with garages hold most of the higher sales.

Are there condos for sale in Royal Woods Fort Myers?

Yes. The community includes 96 condominium units in Timberlake Condominium No. 1, No. 2 and No. 3, built 1984 and 1985 in two-story buildings. Lee County recorded 9 Timberlake sales in the 12 months through September 25, 2026, at a $128,000 median, from $110,000 to $140,000. The MLS shows current availability.

What is the most expensive home sold recently in Royal Woods?

The highest sale in the latest 12 months was $259,500 for 6417 Royal Woods Dr, a 1,378 square foot home built in 1982, recorded February 11, 2026. Next was $255,000 for 17342 Birchwood Ln on April 3, 2026. The highest qualified Royal Woods sale in the county file is $330,000 for 6413 Royal Woods Dr, recorded August 30, 2023.

What is the least expensive way into Royal Woods?

On the latest 12-month record, the Timberlake condominiums: their sales ran from $110,000 to $140,000 at a $128,000 median, with 869 to 1,181 heated square feet. Two patio home sales closed lower, at $85,500 and $95,000, but the county file does not record condition, so ask the listing agent about any low sale.

How big are Royal Woods homes?

The county roll shows patio homes and villas from 1,006 to 1,456 heated square feet, with a median of 1,138, and 131 two-bedroom and 62 three-bedroom homes. Timberlake condominium units run 869 to 1,181 square feet, median 1,070, with 49 two-bedroom and 47 three-bedroom units. Lots in Phase I are about 0.035 acre.

When was Royal Woods built?

The Lee County roll shows every Royal Woods home built from 1981 to 1985, with a median year built of 1984. Phase I runs 1981 to 1985, the Phase II groups 1982 to 1983 and 1984 to 1985, and the Timberlake condominiums 1984 to 1985. Royal Woods Association, Inc. was filed February 10, 1981.

Are Royal Woods homes detached single-family houses?

Not as a rule. The county codes the 193 patio homes and villas as single-unit parcels (use code 01), but the lots are small, about 0.035 to 0.06 acre, and the county labels them a "condovision." Some homes share walls. Check the building on a showing rather than relying on a listing's attached or detached field.

What is a condovision in Royal Woods?

A condovision is the label Lee County's subdivision record gives the Royal Woods Phase I and Phase II lots: a condominium-style division of land into small lots with common elements around them. That legal form explains lots of about 0.035 to 0.06 acre and one master association collecting for shared amenities such as the pools and clubhouse.

What are the HOA fees at Royal Woods Fort Myers?

No Royal Woods association publishes its dues, and no budget or estoppel certificate was found online on October 28, 2026. A property manager's pages say patio homes, villas and each Timberlake condominium carry separate budgets, so there is no single fee. The estoppel certificate under Florida Statutes 718.116 or 720.30851 states the current amount.

Who runs the Royal Woods Association?

Royal Woods Association, Inc. is the master association, Sunbiz document 756300, filed February 10, 1981 and active, with annual reports in 2024, 2025 and 2026. Timberlake Condominium No. 1, No. 2 and No. 3 each have their own association. Management offices differ by association on Sunbiz, so this page names no management company.

What documents should a Royal Woods buyer ask for?

Ask for the recorded declaration and amendments, the bylaws and rules, the current budget, reserve information, recent board minutes, the insurance certificate and the estoppel certificate. Florida Statutes 718.111 and 718.112 cover condominium records and budgets, and 720.303 covers homeowners association records. The estoppel states current assessments and any special assessment.

Is Royal Woods in Fort Myers a 55+ community?

No recorded age restriction was reviewed: the Royal Woods declarations were not read for an age rule, so this page states no 55+ rule and promises nothing either way. A property manager's page says there are no age restrictions. Florida Statutes 760.29 requires recorded documents and age verification for a 55+ exemption, so read the declarations.

Is Royal Woods in Fort Myers gated?

No public record or association page we read describes a gate or guardhouse at Royal Woods in Fort Myers 33908. A property manager's amenity list names pools, tennis, shuffleboard, lakes and a clubhouse, not a gate. Absence from a list is not proof, so confirm access control during a showing or in the recorded documents.

Does Royal Woods have a golf course?

No. There is no golf course in Royal Woods, and no club membership applies. Searches for a Royal Woods golf membership usually return Royal Wood Golf and Country Club in Naples, an unrelated community. Royal Woods amenities, per a property manager's pages, are two pools, tennis with a basketball hoop, shuffleboard, lakes and a clubhouse.

What amenities does Royal Woods have?

A property manager's published pages list two swimming pools, tennis courts with a basketball hoop, shuffleboard, multiple lakes and a clubhouse with a kitchen and a library. No golf course, guard gate, boat dock, gym or RV storage appears in any document we read. Court counts and pool hours were not published.

Can I rent out a Royal Woods home?

Leasing rules for Royal Woods were not found in any recorded text we read, so minimum lease terms, approvals and any cap are not stated on this page. The recorded declarations at the Lee County Clerk and each association's current rules settle them. Ask for both with the resale documents before you plan to lease.

Are pets allowed in Royal Woods?

A property manager's page says pets are welcome with weight limits that differ by subsection, but the limits themselves were not published and no recorded pet rule was read for this page. Pet rules can differ between the patio home side and each Timberlake condominium, so confirm them in the current rules for the exact home.

What is the property tax rate in Royal Woods?

Royal Woods homes are in Lee County taxing district 071, San Carlos Fire, at a 2026 adopted (ACTUAL) total of 12.8482 mills, or $1,284.82 per $100,000 of taxable value. The San Carlos Park Fire District share is 1.9859 mills. Royal Woods is unincorporated, so no city millage applies.

How much are property taxes on a Royal Woods home?

As an illustration, a patio home or villa at the 2026 roll's median taxable value of $128,781 pays about $1,654.60 a year at 12.8482 mills, and a Timberlake condominium at $122,668 pays about $1,576.06. Exemptions, a reset after sale and non-ad valorem lines change the real bill, so check the exact home's tax bill.

Does Royal Woods have a CDD?

No community development district line appears on the 2026 Lee County millage page for district 071, and no CDD is named for Royal Woods in the records we read. The tax bill carries the county, school, fire, library, water management and other countywide lines, plus non-ad valorem assessments such as solid waste.

Is Royal Woods in the City of Fort Myers?

No. All 289 Royal Woods homes are in taxing district 071 in unincorporated Lee County, with county zoning, even though the mailing city is Fort Myers. That decides the millage, the building department and the flood insurance community, Lee County (Unincorporated Areas), community 125124. The City of Fort Myers rate does not apply.

What ZIP code is Royal Woods?

Every Royal Woods home is in ZIP 33908, Fort Myers, Florida, on the Lee County roll, on Royal Woods Drive, Birchwood Lane and Timber Oak Lane. ZIP 33908 also covers many other south Fort Myers communities, including The Forest and Lexington Country Club, so search by community name rather than by ZIP alone.

What is the flood zone for Royal Woods Fort Myers?

Every one of 60 sampled Royal Woods parcels is in FEMA Zone AE, coastal floodplain, with a base flood elevation of 11.0 feet on panel 12071C0576H, effective November 17, 2022. Ground at the community point is about 5.37 feet. An elevation certificate for the exact building decides the flood insurance price.

Does Royal Woods Fort Myers flood?

Local news has documented flooding: a rescue after torrential rain on August 28, 2017, insurance trouble reported January 5, 2018 after Irma, a retention pond pumped during Helene in a report dated October 4, 2024, and Island Park residents describing repeated floods on August 12, 2025. No official depth for the community was found.

Did Hurricane Ian flood Royal Woods?

No official Ian depth or damage count for Royal Woods was found. The National Hurricane Center gives Ian surge of 5 to 8 feet above ground along the Caloosahatchee in Fort Myers and 8 to 12 feet in Estero and Bonita Springs, values for other places. Lee County's substantial damage layer showed none within one mile.

What hurricane evacuation zone is Royal Woods in?

Lee County's evacuation zones layer places Royal Woods in Evacuation Zone A, surge zone 1, the first zone ordered to leave when storm surge threatens; the layer was last edited March 11, 2025. The evacuation zone is separate from the FEMA flood zone. Confirm an address on the county map or Florida's Know Your Zone tool.

Is flood insurance required in Royal Woods?

Royal Woods is mapped in FEMA Zone AE, where a federally backed mortgage requires flood insurance. Cash buyers are not bound by that rule but carry the same mapped risk. The price depends on each building under Risk Rating 2.0, and the standard policy can add up to $30,000 of Increased Cost of Compliance coverage after substantial damage.

What is being done about flooding near Royal Woods?

In August 2025 Lee County described a planned operable weir on the Ten Mile Canal near Page Field, reported at $1.3 million and about 1.5 years from design to construction, and a planned Iona Drainage District canal widening. A county release dated October 7, 2025 said improvements were in design and permitting. Check current status.

What schools serve Royal Woods?

Lee County assigns by choice zone. Royal Woods is in elementary Zone O (Heights, Rayma C. Page, Tanglewood and Villas), middle Zone MM (Cypress Lake and Lexington) and South Zone 2 for high school, with five choices. 2025-26 grades include A for Heights, Page, Cypress Lake Middle, Cypress Lake High and Fort Myers High.

How far is Royal Woods from the beach and the airport?

By straight-line measure from the community's median parcel point, Fort Myers Beach is about 6.3 miles, the Sanibel Causeway toll plaza 9.3 miles and Southwest Florida International Airport 7.2 miles. Downtown Fort Myers is 10.7 miles. Routed drive times were not measured, and every drive is longer than its straight-line distance.

Is Royal Woods close to a hospital?

HealthPark Medical Center and its emergency department, at 9981 S HealthPark Drive in ZIP 33908, are about 2.5 straight-line miles from Royal Woods, and the Gulf Coast Medical Center trauma and emergency center is about 2.8 miles away. Both are Lee Health locations. Driving time varies with traffic and was not measured for this page.

Are there other places called Royal Woods?

Yes. Royal Wood Golf and Country Club and the Royal Wood Single Family Homes Association are in Naples, Villas at Timberlake Condo is in Estero, ZIP 33928, and Royal Woods Condominium Association Inc is managed from Boca Raton. Royal Woods is also a fictional cartoon town. None of them is the Fort Myers community on this page.

How do I see Royal Woods homes for sale?

Use the listing links at the top of this page for all Royal Woods homes for sale, the villas and patio homes, the Timberlake condos and a lowest-price-first view. Or call Domain Realty Group at 239-441-2816 for a saved search and the recent recorded sales on the Royal Woods street you are considering.

About Domain Realty Group in Fort Myers

Domain Realty Group is a Southwest Florida real estate team working Lee, Collier and Charlotte counties, and Fort Myers is one of our home markets, served from our office at 8290 College Parkway, Unit 201, Fort Myers, FL 33919. Domain Realty Group has been the #1 team in Southwest Florida since 2012, with $2.5 billion in team production and 4,000+ transactions. The team is led by Jesse McGreevy (SL3101296) and Marc Comisar (BK3060671), who bring over 45 years of combined direct experience between them.

Reach any of our agents through our agents page, read our client reviews or learn more about our team. We tracked every recorded sale in Royal Woods' phases and condominiums to build this page.

Domain Realty Group 239-441-2816 info@domainrealtygroup.com

Offices in Bonita Springs, Naples and Fort Myers:

Fort Myers: 8290 College Parkway, Unit 201, Fort Myers, FL 33919
Bonita Springs: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Naples: 9180 Galleria Ct #200, Naples, FL 34109

Brokered by Domain Realty, a licensed Florida real estate brokerage. Florida Real Estate Commission (FREC) licensed. All agents are licensed Florida real estate professionals.

Where to go next: Fort Myers homes for sale and communities, all Fort Myers communities, current listings, a home valuation and contact Domain Realty Group.

Sources

Every figure on this page traces to one of the sources below. No real estate portal or other brokerage is cited, by policy. County sale and parcel data comes from the Lee County Property Appraiser's public files as indexed for this page on October 28, 2026 (October 27, 2026 for the two comparison communities), and web sources were read on October 28, 2026 unless another date is shown. Statements attributed to a property manager's published pages come from manager web pages read October 28, 2026, which we do not link because this page names no management company.

Figures on this page

Shopping Royal Woods homes for sale?

Tell us whether you want a Royal Woods patio home, a villa with a garage or a Timberlake condo, and your price range, and we will send matching listings, the recent recorded sales on that street, and the flood and estoppel items to check before you tour.