Best Realtor in Bonita Springs, FL — McGreevy and Comisar

McGreevy and Comisar are the #1 real estate team in Southwest Florida selling and buying homes in Bonita Springs. If you’re searching for the best realtor in Bonita Springs, FL — whether you’re ready to sell your Bonita home with the team that knows Bonita Bay, Pelican Landing, The Colony, Mediterra, and the historic Old 41 corridor — or buy your next one with insider knowledge of the city’s two-ZIP / two-market reality (34134 coastal vs 34135 inland) — we’re the team that delivers. Our office is in Bonita Springs (24031 S. Tamiami Trail, Suite 101). Top 1% Real Estate Agents Nationally since 2008. The #1 team in SW Florida since 2012. Over $2.5 Billion in real estate sold; $850 million in personal sales between Jesse McGreevy and Marc Comisar.

Why McGreevy and Comisar Are the Best Bonita Springs Realtors

If you’re searching for the best realtor in Bonita Springs, Florida — whether selling your home in Bonita Bay / Pelican Landing / Mediterra / The Brooks / Palmira / Spanish Wells / Worthington / Bonita National or buying with confidence in any zone of this complex, diverse city — McGreevy and Comisar is the team that delivers. Our office is literally on Tamiami Trail in Bonita Springs.

Recent Bonita Springs track record: Active in every Bonita zone — the coastal slice (Bonita Beach, Little Hickory, Barefoot Beach), the luxury gated west (Bonita Bay, Pelican Landing, The Colony, Mediterra), the historic Old 41 / Downtown / Imperial River redevelopment corridor, the inland gated golf-and-club deep bench (Spanish Wells, Palmira, Worthington, Vasari, Hunters Ridge, Highland Woods, The Brooks), and the east-of-I-75 acreage pockets including San Carlos Estates. In the last 12 months alone, McGreevy and Comisar and our Domain Realty team listed and sold 78 homes in Bonita Springs — approximately $45.7 million in closed sales — at a median sale price of $480,000 and a median 70 days on market, in addition to the many Bonita buyers we represented across the city. (Source: Stellar MLS / SWFLAMLS, closed residential transactions in ZIPs 34134 + 34135, June 2025–June 2026.)

Honors and recognition: - Top 1% Real Estate Agents Nationally Since 2008 - 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine) - #1 Team in Southwest Florida since 2012 - McGreevy and Comisar and Team have sold over 2.5 Billion in Real Estate - McGreevy and Comisar alone have over 850 million in Sales - Nationally Recognized Top Producing Realtors - Platinum Sales Production Award Winners

Selling your Bonita Springs home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072 (text or call, same-day response, confidential conversations welcome for luxury listings) or email [email protected].

Buying a home in Bonita Springs? Call Marc at (239) 287-5873. We’ll walk you through the city-vs-unincorporated jurisdictional differences, the FEMA flood map reality, the equity vs non-equity club structures, and which neighborhood matches what you actually want.

Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135 (our home base — stop in any time)

About Bonita Springs (and Why Our Local Expertise Matters Here)

Bonita Springs is a city of roughly 54,862 residents in Lee County, Florida, sitting at the southernmost edge of the county between Estero to the north and Naples to the south, across the Collier County line. It was incorporated, for the second time in its history, on December 31, 1999, after a 4,262-to-3,101 vote in which residents chose to take control of their own land use under what the incorporation committee called a “government-lite” model — no city police department, no city fire department, no city utilities, and the city attorney provided through an outside law firm. Twenty-six years later, that founding philosophy is still visible in every line item on the tax bill and every desk number on the city directory.

What makes Bonita Springs unusual among Southwest Florida cities is the sheer diversity of what lives inside its forty-six square miles. The coastal slice — Bonita Beach, Little Hickory Island, Barefoot Beach Preserve — gives the city direct, sand-on-your-feet Gulf access of a kind only Naples can match to the south and Fort Myers Beach to the north. The historic downtown core along Old 41 Road and the Imperial River is a true walkable Main Street with a 1936 botanical garden, a 1926 hotel that anchors the historic register, and an active redevelopment overlay that has been shaped by DPZ — the urbanist firm of Andres Duany. The luxury gated communities west of US-41 — Bonita Bay, Pelican Landing, The Colony, Mediterra spillover across the Collier line, and The Brooks — are among the most coveted in all of Southwest Florida. East of US-41 sit dozens of established golf clubs (Spanish Wells, Palmira, Worthington, Vasari, Hunters Ridge, Highland Woods, Bonita National), large-lot equestrian properties at San Carlos Estates, and unincorporated Lee County pockets that buyers regularly confuse for city Bonita Springs. The two ZIP codes — 34134 south/coastal and 34135 north/inland — function as two different real estate markets inside one municipal envelope.

If you are reading this page, you are almost certainly weighing one of four things — buying a primary home here, buying a second or seasonal home, buying in one of the luxury gated communities, or selling a home you already own here. The honest answer to “is now a good time?” depends on which of those you are doing, which part of Bonita you are looking at, and how you want to think about a market that is simultaneously the most active it has been since pre-COVID and the most fundamentally reshaped by post-Ian construction and insurance economics in modern memory. This page is long and detailed on purpose. We will walk you through what the market actually looks like in April 2026, how the city government works (and does not work) the way Florida cities usually do, the FEMA flood maps and Class 5 NFIP discount that quietly determine your annual insurance bill, the post-Ian and post-Milton recovery story, the downtown and Old 41 redevelopment pipeline, the equity-versus-non-equity club structures at the flagship gated communities, the city-versus-unincorporated-Lee jurisdictional line that catches buyers off guard every week, and the schools, healthcare, and civic anchors that make daily life here what it is. Buyers and sellers deserve more than a one-paragraph community pitch, and our team is built to deliver it.

Key Takeaways

If you read nothing else on this page, take these eight facts with you:

• Bonita Springs is its own city in Lee County — not Naples, not Fort Myers — sitting between Estero (north) and the Collier County line (south). You get a Naples-adjacent lifestyle at Lee County tax rates.
• April 2026 market (all property types): the coastal ZIP 34134 closed at a median of $697,000 (down 8.6% year-over-year, ~9.5 months of supply); the inland ZIP 34135 at $485,000 (down 11.0%, ~5.7 months supply). Active inventory is down 25–27% from a year ago — a moderating, more balanced market where well-priced homes still sell.
• Flood zones matter here. The city holds a CRS Class 5 rating worth a 25% NFIP flood-insurance discount, but the coastal slice sits in AE/VE zones and downtown sits in the Imperial River watershed. FEMA's 50% Rule governs what you can rebuild.
• The marquee gated clubs — Bonita Bay, Pelican Landing/The Colony, Mediterra, and The Brooks — run on equity vs. non-equity membership structures that change your true cost of ownership. Know the difference before you offer.
• Vivid Shores is the big new-construction story — a Pulte + Stock gated lakefront community on ~1,031 acres with 400+ acres of boatable freshwater lakes; models are open now.
• Bonita has real sand beaches — Bonita Beach and Barefoot Beach Preserve — a rarity on this stretch of the Gulf Coast, plus a true historic downtown along Old 41.
• The city-vs-unincorporated-Lee line is the single most common source of buyer confusion here — it changes your permitting, services, and sometimes your fire district. Always verify the specific parcel.
• McGreevy and Comisar are the #1 real estate team in Southwest Florida and have been selling and buying Bonita Springs homes since 2012 — Top 1% nationally since 2008.

Table of Contents

This page is long on purpose. Use this index to jump straight to the section you need.

Start here — Why McGreevy and Comisar Are the Best Bonita Springs Realtors · About Bonita Springs · Living in Bonita Springs · Market Snapshot (April 2026)

City & government — Government-Lite by Design · The Permit Jurisdiction Flip Date · City vs Unincorporated Lee · The Fire-District Seam

Flood & hurricane — FEMA Flood Maps & CRS Class 5 · FEMA's 50% Rule · Hurricane Recovery · Bonita Beach Renourishment

Downtown & the pipeline — Imperial River Corridor · Imperial 41 & the Liles Hotel · Old 41 Overlay · 2026 Rail-to-Trail Vote · $233M Capital Plan · Midtown at Bonita · DR/GR Overlay & Revana Lakes

Communities — Top Communities (with dedicated guides) · The Bay Communities · The Brooks, Palmira & West-of-41 · The Coastal Slice · Vivid Shores (New Construction) · Areas of Interest

Daily life — Schools · Healthcare · The Civic Fabric · Annual Events · Volunteer Organizations

Rentals & taxes — Rental Market & Property Management · STR & LTR Permit Rules · Property Taxes & Millage

Work with us — Sell Your Bonita Home · Buy in Bonita · Buyer FAQs · Seller FAQs · Downloadable Documents

Living in Bonita Springs as a Homebuyer

For orientation, it helps to think of Bonita Springs in five loose zones, each with its own personality:

• The Coastal Slice (West of Hickory Boulevard). Bonita Beach, Little Hickory Island, Barefoot Beach, Lely Barefoot Beach. Most properties sit in FEMA AE or VE flood zones; the median sale price runs roughly 40% above the rest of the city. This is the most expensive, most weather-exposed, and most consistently in-demand slice of Bonita.
• The Luxury Gated West (Between US-41 and the Bay). Bonita Bay, Pelican Landing, The Colony at Pelican Landing, and Mediterra spillover from across the Collier line. Master-planned gated communities with private beach parks (Pelican Landing’s 34-acre Big Hickory Island park is a defining amenity), member-owned country clubs, and high-rise tower condominiums on Estero Bay. The Naples-adjacent luxury benchmark in Lee County.
• Downtown / Old 41 / Imperial River Corridor. The historic core, the city’s redevelopment focal point, the Wonder Gardens, Riverside Park, the Bonita Springs National Art Festival site. This is where the city’s master plan, the form-based code, and the Imperial 41 mixed-use project are reshaping the next decade of downtown.
• East of US-41, Inland Gated Communities. Spanish Wells, Palmira, Worthington, Vasari, Hunters Ridge, Highland Woods, Bonita Lakes, The Brooks (umbrella with Shadow Wood, Spring Run, Lighthouse Bay, Copperleaf, and Pebble Pointe), Hawthorne, Cedar Creek. The deep bench of Bonita’s golf-and-club inventory — every membership model from bundled to equity to optional-and-separate.
• East of I-75 and the Equestrian / Acreage Pockets. Bonita National, the Bonita Grande corridor, San Carlos Estates (the city’s last meaningful large-lot acreage neighborhood), and the unincorporated Lee County pockets along Bonita Beach Road east of the interstate where Lee County — not the city — handles permits and code enforcement.

The geographic center of gravity is roughly the intersection of Bonita Beach Road and US-41, where City Hall sits at 9101 Bonita Beach Road SE. From that center, downtown Naples is about a fifteen-minute drive south on US-41, downtown Fort Myers is about a twenty-five-minute drive north, Southwest Florida International Airport (RSW) is about twenty minutes north on I-75, and the Gulf at Bonita Beach is about a fifteen-minute drive west. The city sits exactly where it has always sat — at the midpoint between Tampa and Miami on the original Tamiami Trail.

A note on personality. Bonita Springs is older than Estero (which incorporated in 2014), more diverse in housing stock than Naples (which leans heavily toward gated luxury and seasonal residency), and a year-round community in a way Fort Myers Beach has not been since Ian. The median age skews toward retirees but the year-round resident base is real — the schools are full, the volunteer organizations are deep, and the everyday infrastructure (healthcare, public safety, retail, dining) is built around full-time residents, not just the season.

Market Snapshot (April 2026)

Here is what the Bonita Springs market looks like as of April 2026, the most recent month of complete data. These are ZIP-level numbers — 34134 (south Bonita, the coastal and gulf-club slice including Bonita Bay, Pelican Landing, The Colony, parts of Mediterra, Bonita Beach, Little Hickory, Barefoot) and 34135 (north Bonita, the inland slice including the Brooks, Palmira, Spanish Wells, Worthington, Vasari, Hunters Ridge, Bonita National, San Carlos Estates, and the east-of-I-75 communities). All property types — single-family, condos, coach homes, villas, and townhomes combined. Specific neighborhoods and club communities move differently; we are happy to pull a tailored report for any community you are considering.

ZIP 34134 — South / Coastal Bonita Springs

ZIP 34135 — North / Inland Bonita Springs

City-Wide Bonita Springs Blend — April 2026

Source: Florida Realtors SunStats, ZIPs 34134 + 34135, All Property Types, April 2026.

What the Market Numbers Mean for You

The headline story is that volume returned, prices reset, and supply tightened fast. Closed sales jumped +24% citywide (229 to 284), dollar volume jumped +27% ($197M to $250M), and both medians dropped — coastal 34134 fell 8.6% to $697,000, inland 34135 fell 11.0% to $485,000. Buyers came back in size, but they came back with leverage. The late-2024-through-mid-2025 inventory glut (16.0 months in 34134, 9.3 months in 34135 in April 2025) gave them room to negotiate.

The supply story is the most important number on either table. Citywide active inventory dropped -26.2% (1,630 to 1,203 listings), and new listings dropped -23.0% (261 to 201). Months Supply of Inventory collapsed: 34134 from 16.0 to 9.5 months (-40.6%), 34135 from 9.3 to 5.7 months (-38.7%). If you anchor to the standard real estate convention — anything over 6 months is buyer’s territory, 4-6 months is balanced, under 4 months is seller’s market — then:

• 34134 (coastal) went from deep buyer’s market to edging back toward balance but still soft at 9.5 months. Lots of high-end inventory, real price flexibility, especially in the post-Ian rebuild segment.
• 34135 (inland) went from buyer’s market to right at the balanced-market line at 5.7 months. If the trend continues another quarter, north Bonita flips to a seller’s market.

Cash buyers are still the dominant force, especially on the coast. 75.0% of all closed sales in 34134 were cash transactions — a +9.4 percentage-point swing from a year ago. Cash dominance on the coast is the signature of discretionary-wealth markets: retirees and second-home buyers paying cash, often from appreciated primary residences sold in Northeast and Midwest markets. 34135 cash share dipped slightly to 59.9% (from 66.2%), reflecting that financed primary-residence buyers are reentering the inland market. The implications: for sellers, cash dominance means cleaner closings — no financing fall-through risk, no appraisal contingency drama. For financed buyers in 34134 especially, you are competing against cash on essentially every property worth bidding on. The list-price strategy that worked in a buyer’s market does not work here. We will walk you through how to compete — earnest money structure, inspection terms, closing timeline, and when to escalate — when we sit down.

Three things the headline numbers do not tell you:

1. One month is one month. April 2026 alone — even in a market with 284 closed sales — can swing on a few outlier transactions. A Bonita Bay high-rise estate close or a Bonita Beach Road tear-down rebuild can move the average. A serious buyer or seller should look at a 3-6 month rolling view of their specific property class.
2. “Bonita Springs” is at least five distinct markets. Coastal condos on Hickory Boulevard, gulf-club estate homes in Bonita Bay, bundled-golf villas in The Brooks, downtown Old 41 mixed-use, and east-of-I-75 new-construction Lennar product at Bonita National all move on their own clocks. The aggregate hides the segment story.
3. 34134 and 34135 are functionally two different markets. Coastal Bonita’s $697K median + 75% cash + 127 days to sale is a luxury second-home market. Inland Bonita’s $485K median + 60% cash + 95 days to sale is a more balanced primary-and-second-home market closer in profile to Estero (33928) just to the north. We will help you understand which one you are actually shopping in.

If you want a tailored snapshot for a specific neighborhood or building, call or text Jesse at (239) 898-6072 or Marc at (239) 287-5873.

The City of Bonita Springs — “Government-Lite” by Founding Design

When Bonita Springs incorporated for the second time on December 31, 1999, the campaign slogan was “government-lite.” The idea was to deliver higher service quality at lower cost by contracting out almost everything a typical Florida city runs in-house, and to keep the city’s own bureaucracy small. Twenty-six years later, that founding choice is still visible in every line of the tax bill and every desk in the city directory.

There is no Bonita Springs Police Department. The city contracts community policing from the Lee County Sheriff’s Office (LCSO) under the Thirteenth Addendum to the Second Agreement for Law Enforcement Services. As of the most recent contract amendment, LCSO provides 2 sergeants and 17 deputies (including a detective) dedicated to Bonita Springs community policing at a not-to-exceed cost of roughly $1.2 million per year. The Bonita Springs substation is at 8350 Hospital Drive, Suite 114 — staffed business hours, with 24/7 patrols handled by LCSO. Non-emergency line: 239-477-1000.

There is no Bonita Springs Fire Department. Fire and rescue are provided by the Bonita Springs Fire Control and Rescue District — an independent special district with its own elected fire commissioners, its own 1.9466-mill levy on the same tax bill, and its own ISO Public Protection rating (which, alongside the city’s Flood Class 5 rating, materially affects homeowner insurance pricing — more on that below). The Fire District covers the city of Bonita Springs plus adjacent unincorporated Lee County areas. Non-emergency line: 239-949-6200.

There is no city water or sewer utility. Water and sewer service across most of Bonita Springs is provided by Bonita Springs Utilities, Inc. (BSU) — a member-owned, non-profit utility cooperative at bsu.us — not a city department. FPL is the electric provider; TECO Peoples Gas serves natural gas. Solid waste is collected by private haulers under contract with Lee County.

The City Attorney is engaged through an outside firm. Derek Rooney, the city attorney since the city’s earliest days, is a partner at the Gray-Robinson law firm. The “city attorney via outside counsel” structure is, again, a deliberate cost-saving feature of the 1999 incorporation.

The city’s own millage is unusually low. The City of Bonita Springs levies 0.8470 mills per $1,000 of taxable value — among the lowest city millages in Florida and less than half the Bonita Springs Fire District’s levy. By comparison, the City of Fort Myers levies 6.5000 mills. The full Bonita Springs property-tax bill (covered in detail in the property tax section below) is roughly 12.80 mills combined across all overlapping authorities.

What the city itself does run in-house. Eight named departments: City Manager, City Clerk, Communications (which also runs IT, special events, and BTV-98 cable channel), Finance, Human Resources, Parks & Recreation, Public Works (stormwater, roads, drainage), and Community Development (which is at a separate building at 9220 Bonita Beach Road with its own website at cityofbonitaspringscd.org). Code enforcement sits inside Neighborhood Services at 26876 Pine Avenue.

The seven-member City Council meets twice a month on the first and third Wednesdays at City Hall, with meetings live on BTV-98 and archived back to 2016. The current council (sworn in following the November 5, 2024 election): Mayor Mike Gibson (2024-28); Council District 1 Jamie Bogacz (2022-26); District 2 / Deputy Mayor Jesse Purdon (2024-28); District 3 Laura E. Carr (2022-26); District 4 Chris Corrie (2024-28); District 5 Nigel P. Fullick (2022-26); District 6 Jim Fitzpatrick (2024-28). Mayor and council members can serve up to two consecutive four-year terms.

Why this matters to buyers. “Government-lite” keeps the city millage low — but it also means that when something needs to happen on your property, the agency to call is not always the city. Sheriff for non-emergency safety questions, Bonita Fire District for fire-prevention or sprinkler inspections, BSU for water issues, Lee County Animal Services for animal complaints, Lee County Mosquito Control for spray scheduling, Lee County Property Appraiser for tax-roll questions. The city itself handles building permits (post-June 2008 — see below), zoning, code enforcement inside city limits, stormwater, and local roads. Get the agency wrong and you can lose two weeks on a permit timeline.

The Permit Jurisdiction Flip Date — June 29, 2008

This is the single most consequential date in Bonita Springs’s modern administrative history for any buyer of a home built before the 2010s. On June 29, 2008, the City of Bonita Springs took over building permit and inspection authority from Lee County. Every permit issued before that date is a Lee County record; every permit issued after that date is a city record.

What that means in practice. When you order a property’s permit history during due diligence — to verify that a kitchen remodel, a roof replacement, a pool addition, a hurricane-damage repair, or any major work was properly permitted — you have to pull from two different agencies depending on the date of the work. The city’s Community Development Department at 9220 Bonita Beach Road (and the parallel public-facing website at cityofbonitaspringscd.org, which is a different domain from cityofbonitasprings.org and is a constant source of buyer confusion) handles post-flip records via its ePortal at egweb1.cityofbonitasprings.org. For pre-flip records you contact Lee County Community Development at [email protected].

For any property built or substantially remodeled before 2008 — which includes nearly all of older downtown, most of Little Hickory Island, large parts of San Carlos Estates, all of Bonita Bay’s earliest neighborhoods, and the original Spanish Wells, Palmira, and Hunters Ridge sections — your permit history is split across two agencies. We pull both as part of every offer prep, and we recommend you do not rely on a single-agency pull from a generic listing service.

FEMA Flood Maps, CRS Class 5, and the 25% NFIP Discount

Bonita Springs’s flood maps are the single most consequential overlay on the city’s real estate. The currently effective Flood Insurance Rate Maps (FIRMs) took effect on November 17, 2022 — a few weeks after Hurricane Ian. Within the city limits, the coastal slice west of Hickory Boulevard sits primarily in AE and VE zones (the Special Flood Hazard Area; VE means wave-impact velocity). The downtown / Imperial River corridor sits primarily in AE (flood-without-wave). Most of the gated communities east of US-41 are in a mix of AE near tidal canals and Shaded X or Zone X further inland. East of I-75, most properties are in Zone X with minimal flood hazard.

Critically, Bonita Springs participates in the FEMA Community Rating System (CRS) at Class 5, which gives every NFIP policyholder in the city a 25% premium discount on federal flood insurance — including new and renewing policies. That discount is a meaningful cost-of-ownership benefit that many local insurance quotes do not apply by default; if you are getting a flood-insurance estimate on a Bonita property, confirm the CRS discount is included.

The Class 5 rating did not arrive without effort, and it almost did not survive 2024. In March 2024, FEMA gave the city verbal notice that it intended to retrograde the rating based on a routine recertification audit. The city responded with a corrective-action effort across Public Works, Community Development, and the city’s stormwater and outreach programs. In November 2024, FEMA reaffirmed the Class 5 rating and the 25% NFIP discount. The city’s number one strategic priority “since Hurricane Irma in 2017,” in the words of its own communications, has been improving stormwater management, and the CRS Class 5 is the documented result.

For specific flood-zone lookup, use the FEMA Flood Map Service Center at msc.fema.gov, the FEMA Flood Hazard Layer Viewer, or the city’s Find My Flood Zone App at bonitacd.maps.arcgis.com. Premium swings of $2,000 to $8,000 per year are routine between adjacent parcels depending on zone, elevation, and the age of the structure — we pull the flood-zone designation for every property we walk.

FEMA’s 50% Rule and How It Applies in Bonita Springs

If you are looking at an older home — anything built before about 2002, and especially anything that took damage in Ian, Helene, or Milton — you need to understand the 50% Rule before you write an offer. It is not optional knowledge; it determines what the property can become.

The city codified its current flood ordinance — Ordinance 22-05, Flood Hazard Reduction — in February 2022 to align with FEMA’s framework and the current Florida Building Code. The city’s Community Development Department explains the rule in plain language: “The 50% rule requires that all costs associated with repairs or improvements be limited to less than 50% of the building’s value (does not include land value) over a five year period of time. Repairs and improvements that equal or exceed 50% are required to bring the building into compliance with current flood code requirements, which may include elevating the equipment, adding flood vents or elevating the home according to FEMA regulations and the Florida Building Code.”

In Bonita Springs the rule bites hardest in three places:

• Little Hickory Island and the coastal AE/VE zones along Hickory Boulevard. Many pre-2002 single-family homes that took surge damage in Ian are at or past the 50% threshold and have been either rebuilt to current elevation standards (typically 15-20 feet off the ground, on pilings, with no enclosed habitable space below the elevated first floor in VE zones) or demolished. The new construction along Bonita Beach looks materially different from what stood there before — this is the 50% Rule working through the inventory in real time.
• The Imperial River AE corridor downtown, where Irma and Ian damage triggered substantial-improvement reviews on older single-story homes.
• The Quinn / Downs / Dean neighborhood north of the Imperial River downtown — the focus of the city’s voluntary home buyout program (covered below), where the 50% Rule combined with cumulative damage history made repair-in-place uneconomic and the city used HUD CDBG-DR and FEMA HMGP funds to acquire and demolish.

The rule is cumulative over a rolling period and looks at structure value only (not land). Before you offer on any older flood-zone Bonita property, your Realtor should pull the cumulative damage history and the city’s Substantial Improvement / Damage Review records to understand what improvements are or are not possible. The FEMA Substantial Improvement worksheet is published on the city’s Community Development site; we walk through it on every coastal or river-corridor property we represent.

Hurricane Recovery — Irma 2017, Ian 2022, Milton 2024

Bonita Springs has been hit by every modern hurricane affecting Southwest Florida, and the city’s flood-recovery story is shaped by two different vulnerability patterns: storm surge along the coastal slice and Imperial River flooding through the downtown and Quinn/Downs/Dean neighborhood.

Hurricane Irma — September 10, 2017. Irma is the defining hurricane in Bonita Springs civic memory — not for surge but for catastrophic Imperial River flooding that lasted weeks. With water levels already elevated from earlier rainy-season storms, Irma’s 8-10 inches of rain over Lee County caused the Imperial River to overflow. More than 450 homes flooded and another 4,000 had water at the door. The Quinn / Downs / Dean neighborhood, bound by the Imperial River on the north, sat under as much as four feet of standing water for more than a month. Residents kayaked through their own streets. The federal government later provided $5 million in HUD disaster recovery funds, supplemented by $2 million in local funds, to purchase and remove 14 structures in the targeted neighborhood. In April 2024, the city received an additional $4.28 million FEMA HMGP-COVID grant for up to 11 more demolitions. Combined, about 25 structures will ultimately be removed from the floodplain — converted to public green space and stormwater retention.

Hurricane Ian — September 28, 2022. Ian made direct landfall in Lee County as a Category 5. Storm surge in the City of Bonita Springs exceeded 12 feet. The surge devastated the Bonita Beach Road corridor and Little Hickory Island; multimillion-dollar single-family homes along Hickory Boulevard were destroyed; small shops along Bonita Beach Road were leveled; surge then moved up the Imperial River and produced sheet flow as upstream water poured down. The city reported that Ian damaged 3,796 homes in Bonita Springs, with more than 1,300 sustaining major damage. To accelerate recovery, the city waived fees on nearly 2,900 permits — valued at over $912,000 — most issued during 2023. Recovery in coastal Bonita is materially further along than on Fort Myers Beach, but post-Ian construction looks different from pre-Ian construction — higher elevations, hardened code, more pile-and-piling, more breakaway walls. That is the new baseline.

Hurricane Milton — October 9-10, 2024. Milton brought storm surge just over 5 feet in the Bonita / Estero corridor, plus tornadoes and wind damage throughout the community. The Milton signature in Bonita was sand deposition — homes along Hickory Boulevard had up to 3 to 4 feet of sand piled inside garages and across driveways, and Bonita Beach Road was closed for sand clearance. The Bonita Springs YMCA activated as a community hub during recovery — showers, Wi-Fi, charging stations, shelter. Some of the earlier 2024 beach renourishment was redistributed by Milton’s surge.

The institutional response. Bonita Springs is a member of the American Flood Coalition and runs the most ambitious post-disaster flood mitigation program in Lee County. The Bonita Springs Flood Reduction and Watershed Restoration Plan, developed with the Southwest Florida Regional Planning Council, totals approximately $36.1 million across six projects funded through the Florida Legislature, FEMA, and CDBG-DR grants. The single largest active project — the Bonita Springs Golf Course Restoration Project — converts roughly 56 acres of golf-course lakes into interconnected stormwater detention sized to a 100-year flood event. City officials have been explicit that this work reduces riverine flood impacts from small- and mid-sized storms but cannot stop flooding when the Imperial River overtops its banks in a Category-3-plus rainfall event. The honest framing for buyers: recovery is real; mitigation is real; risk is also real. You go in with a clear eye on which slice of the city you are buying into and what the flood-zone designation and elevation certificate actually say.

The Bonita Beach Renourishment Project ($44M, Active Now)

The shoreline along Bonita Beach is currently being aggressively renourished through a 2024-2026 cycle. Lee County’s Board of County Commissioners awarded a contract worth nearly $39.2 million to nourish beaches at Lovers Key and Bonita Beach; with city participation in an interlocal agreement covering the southern Bonita Beach segment, the total expanded project hit approximately $44 million. The scope includes 1.1 miles of shoreline within Lovers Key State Park and 0.8 miles at the northern end of Bonita Beach (Little Hickory Island), with one-time hurricane-damage repair to the upper beach and dunes extending south on Bonita Beach all the way to the Lee-Collier County line — necessary because Ian damaged historically stable shorelines well outside the originally designed renourishment footprint.

The sand source: over one million cubic yards were pumped from a federal borrow pit about 20 miles offshore Sanibel Island, selected for sand quality and quantity. (Sand quality on the placed material has been questioned in some areas — shells and shards have surfaced along certain stretches — and that has generated local news coverage.) The project also includes restoration of three public beach access structures that sustained significant Ian damage: the restroom and county office building at Bonita Beach Park, two restroom buildings at Little Hickory Island Beach Park, and the wooden boardwalks and pavilions at all three parks. For coastal-slice buyers, the renourishment is the most visible piece of the recovery — and the structural reason Bonita Beach property values held through the 2024 hurricane season.

The Imperial River Corridor and Downtown Revitalization

The Imperial River runs roughly 9.3 miles from headwaters east of I-75, through downtown Bonita Springs, and discharges into Estero Bay at the Gulf of Mexico. Over a hundred years ago, the city was called Survey and the river was Surveyor’s Creek — the 1920s land boom inspired locals to rename both. The river is the geographic spine of downtown, the centerpiece of the Imperial River Kayak Trail, and the historic reason small-shop downtown commerce settled where it did along Old 41 Road.

The Imperial River is also the source of Bonita Springs’s most persistent flood-management challenge. The 2017 Irma flooding, the 2022 Ian sheet flow, and the city’s ongoing $36.1M Flood Reduction and Watershed Restoration Plan are all framed around the river’s hydrology. The NOAA gauge for the Imperial River near Bonita Springs is publicly available and monitored.

The downtown master plan rests on three foundational documents: the 2005 RMPK Old U.S. 41 Corridor Redevelopment Master Plan, the December 2017 White Paper on the Old 41 Redevelopment Overlay (a 49-page synthesis prepared by Community Development staff for the December 18, 2017 council workshop), and the DPZ Form-Based Code adopted in December 2021 as Ordinance 21-09. The plan envisions a walkable urban downtown patterned in concept on Fifth Avenue South in Naples — but at a smaller scale, with the Imperial River as the active waterfront feature and Old 41 Road as the main retail street. The Bonita Springs Downtown Alliance (the merchant/property-owner organization) and the Bonita Springs Historical Society at the Liles Hotel anchor the civic side of the effort.

Three downtown parks — Riverside Park at 10451 Old 41 Road, Depot Park at 10375 Pennsylvania Avenue, and Island Park at 27091 South Riverside Drive — form a connected park trio along the river. Riverside Park hosts the Bonita Springs National Art Festival (three weekends per year — 2026 dates January 10-11, February 7-8, March 14-15 — drawing 200+ artists and operated by Arts Bonita), Celebrate Bonita, Star-Spangled Bonita, the Bonita Springs Concert Band, and Movies in the Park. Riverside Park entered Phase 2 renovation in April 2026 and is closed to the public through construction, with reopening expected by winter 2026 — buyers planning to attend signature 2026 downtown events should verify the location since some are using alternate venues.

Imperial 41, the Liles Hotel, and the Downtown Pipeline

The biggest single piece of downtown reactivation in Bonita Springs’s history broke ground on December 11, 2025. Imperial 41 is a public-private partnership among Barron Collier Companies, CAPREIT, and the City of Bonita Springs, building on city-owned land that has sat vacant for more than two decades along the Imperial River directly across from the Wonder Gardens. The project is two buildings spanning the Imperial River — 120 modern apartment homes plus 19,000 square feet of commercial space, with the north building fully residential and the south building first-floor commercial with residential above. Commercial leasing is live now; residential leasing by CAPREIT begins in late 2027; completion is targeted for 2027.

The Liles Hotel at 27300 Old 41 Road is the 1926 building that anchors the historic downtown. The City renovated the building in 2006, and it now houses the city’s Code Enforcement Division on one side and the Bonita Springs Historical Society’s history center, exhibits, and resource library on the other — with a first-floor period bedroom representing the 1930s. The Historical Society runs Downtown Walking History Tours starting at the Liles Hotel that traverse Riverside, Depot, and Island Parks. The urbanist firm DPZ (under contract with the City) has presented a forward vision for the Liles Hotel area to City Council that could include a gazebo on the banks of the Imperial River, an art-show display area, and vintage brick walkways. The Liles Hotel itself is part of the city’s historic-preservation context.

Other downtown projects in the active pipeline: - Project Telephone by Kyle Moran of Moran Kennedy — converts two underutilized parcels on Old 41 into restaurant spaces, broke ground 2026. - Project Roundabout / Honey Hole / HoneyHole Downtown — announced to open early 2027. - Sugarshack Downtown — a recently revitalized historic 1941 building, 270+ seats, immersive live-music venue. - Canary Club — the Schewes’ (Downtown Coffee & Wine, Survey Cafe) third Bonita downtown concept featuring three-day-fermented sourdough.

The downtown’s locally-owned food and beverage scene has matured significantly since 2019. Anchors include Survey Cafe (in an 1905 cottage at 10530 Wilson St), Downtown Coffee and Wine Company at 27546 Old 41, Wolfmoon Bakery at Entrada Plaza, The Bohemian (Gulfshore’s Best Date Night Restaurant 2026), Sugarshack Downtown, Canary Club, Riptide Brewing Company at 28120 Hunters Ridge Boulevard, and the upscale Promenade at Bonita Bay at 26811 S Bay Drive (which is on US-41 across from Bonita Bay the gated community, not inside it) with Roy’s, Angelina’s, DeRomo’s Gourmet Market, and Chops City Grill nearby.

Old 41 / Form-Based Code and the 2017 Old 41 Overlay

Bonita Springs is one of a small number of Southwest Florida cities that has gone deep on form-based zoning. The current downtown form-based code was adopted in December 2021 as Ordinance 21-09, and replaces the prior use-based zoning in the Old 41 / Downtown core with a transect-based code that controls building scale, frontage type, and architectural character rather than just permitted use. The form-based code project was led by DPZ CoDesign (the Andres Duany firm), retained in summer 2018 to lay the groundwork.

The transect zones inside the form-based code area are organized roughly as:

• T-3 (Sub-Urban): Detached single-family houses with a generous front setback. Building height 1-2 stories with some 3-story permitted.
• T-4 (General Urban): Single-family houses, sometimes with accessory dwelling units; townhouses; live/work units; small apartment houses; corner stores. Building height 2-3 stories with limited taller mixed-use.
• T-5 (Urban Center): Higher-density mixed-use buildings — retail, offices, live-works, apartments. Tight network of streets, wide sidewalks. Building height 3-4 stories.
• Civic and Special District: Public buildings and the industrial area south of downtown, with adjusted design standards.

The form-based code overlays the 2009-adopted Old US-41 Redevelopment Overlay District (LDC §4-866 et seq.), which is the single most consequential overlay for downtown property values. The overlay was originally adopted in 2009 based on the 2005 RMPK Master Plan, and has been amended multiple times to add the Felts Avenue Subdistrict, the adopted color palette, acceptable architectural styles (Old Florida Coastal vernacular, Mediterranean, or Bermuda/Island style — encouraged, not required, per a 2013 council action), signage standards, landscape standards, and density bonuses. The 2015 Robert Gibbs Retail Market Analysis concluded the downtown could likely support 43,800 square feet of new commercial development — approximately 40 to 55 new restaurants and stores — through corner stores, two or three convenience centers, and one neighborhood center.

For buyers in downtown, the practical takeaway is that the form-based code shapes what your neighbors can build — its bulk, its setback, its height, its relationship to the street — rather than just what use is permitted. That has a real impact on long-term character and resale value. If you are buying a downtown lot or older structure, the overlay sub-area designation (Sub Area 3A retail / 3B highway commercial / 6A and 6B mixed-use / 11 commercial-industrial flex) determines what you can do with the property and what is being built next door.

The 2026 Rail-to-Trail Bond Referendum (August 18)

On April 17, 2026, City Council voted to place a bond referendum on the August 18, 2026 primary election ballot asking voters to approve $28.6 million in land-acquisition funding for the city’s share of converting 11.4 miles of inactive Seminole Gulf Railway corridor into a multi-use recreational trail. The Bonita Springs segment is 5.8 miles inside city limits. The ordinance authorizing the referendum is Ordinance 26-05 (second reading April 15, 2026; first reading April 1, 2026). The voter registration deadline to vote in this referendum is July 20, 2026; polls open 7:00 AM to 7:00 PM on election day.

For buyers in District 1 (downtown), along the rail corridor, and in the neighborhoods that would gain immediate access to the multi-use trail, the August 18 vote is the single biggest civic decision on the 2026 calendar. The CIP already shows “Sun Trail (Rails to Trails)” at approximately $4.99M through Park Impact Fees as part of an earlier phase; the bond ask is the meaningful land-acquisition layer above it.

East Terry Street and the $233M Capital Improvement Plan

The city’s adopted 2022-2023 Five Year Capital Improvement Program Annual Update (Ordinance 22-12) runs a ten-year capital plan totaling approximately $233.2 million, of which $97.6 million is budgeted in Years 1-5. The funding mix: General Fund $81.7M, Gas Tax $11.2M, Grants $52.9M, Road Impact Fee $76.9M, Park Impact Fee $6.8M, Stormwater Fee $2.8M, and Building Fees $0.9M.

The city’s strategic priorities, ranked by Council, are: (1) Improve Storm Water Management — the largest single category; (2) Transportation; (3) Community Aesthetics; (4) Environmental Protection; (5) Strengthen/Enhance City Finances; (6) Strengthen/Enhance Council Relations; (7) Government Transparency/Outreach; (8) Economic Development (added per FY24 audit).

The single largest active line item is the East Terry Street Improvements Project — a $17.8 million stormwater + multi-use pathway corridor improvement from Old 41 Road to Bonita Grande Drive, funded largely by $16.8 million in U.S. HUD Community Development Block Grant — Mitigation (CDBG-MIT) funds and federal highway funds via FDOT. The scope includes stormwater structures, sidewalks, a 10-foot multi-use path, and a new roundabout at the intersection of Morton Avenue. The City Council approved the construction contract on April 15, 2026; the construction window is 593 days after notice to proceed with Quality Enterprises USA, Inc.

Other notable line items: the Bonita Beach Road / US-41 Quadrant at approximately $28.3 million (Road Impact Fee construction); the Spring Creek / Bonita Springs Golf Course Flood Improvement at $7.5 million; Quinn/Downs/Dean West of Imperial Drain Improvements at $11.6 million (grant-funded); the Quinn/Downs/Dean Voluntary Home Buyout Program (Round 2 active at $4.28M FEMA HMGP-COVID, up to 11 more structures); the Bonita Beach Renourishment under Resolution 12-05 at approximately $110,000/year recurring; and a portfolio of downtown park improvements totaling roughly $34.2 million across the ten-year horizon (Depot Park playground expansion, Island Park entrance improvements, the Banyan Tree Park / former Community Hall, dog park shade structures, bandshell renovations, skate park, River Park, Nature Place).

Top Communities in Bonita Springs (Forward-Linking to Tier 2 Spokes)

Bonita Springs has one of the deepest gated-community benches in Southwest Florida. The communities below are the ones with the most search demand and the most active resale and new-construction inventory. Each is getting its own dedicated deep-dive page with HOA/club fees, membership structure, recent sales, and floor-plan detail — we link them here as they go live.

Bonita Bay. The flagship — 2,400+ acres along Estero Bay with five private golf courses, a full-service marina with Gulf access, a beach park, the Bonita Bay Club (equity membership), and a tower-and-estate inventory spanning the mid-six-figures into the multi-millions. Read our full Bonita Bay guide →

Pelican Landing & The Colony. A 2,400-acre bundled-golf and beach community with a private 34-acre Gulf-front island park accessed by shuttle boat, sailing and tennis programs, and The Colony's high-rise tower inventory plus the equity Colony Golf & Bay Club. A dedicated /neighborhoods/pelican-landing page is coming — we'll link it here when it's live.

Mediterra. The Tuscan-styled Bonita/Naples-line luxury golf community (two Tom Fazio courses, a private beach club on the Gulf) that straddles the Lee–Collier line. A dedicated /neighborhoods/mediterra page is coming — we'll link it here when it's live.

The Brooks. The master-planned bundle of Shadow Wood, Spring Run, Copperleaf, and Lighthouse Bay east of US-41, with the private Commons Club, The Rookery, and a beach club. Excellent value-to-amenity ratio. A dedicated /neighborhoods/the-brooks page is coming — we'll link it here when it's live.

Palmira. A gated golf-and-lifestyle community with the Renaissance Center spa/fitness campus and a 27-hole Gordon Lewis course; bundled and non-bundled options. A dedicated /neighborhoods/palmira page is coming.

Spanish Wells. An established west-of-I-75 country-club community with a renovated clubhouse and no mandatory golf membership — a frequent value pick. A dedicated /neighborhoods/spanish-wells page is coming.

Worthington & Vasari. Two bundled-golf country clubs known for accessible price points and strong amenities — popular with seasonal buyers who want golf included. Dedicated pages are coming.

Hunters Ridge & Bonita National. Hunters Ridge is an established bundled-golf community on the Bonita/Estero line; Bonita National is the newer Lennar bundled-golf community east of I-75 with a resort amenity center. Dedicated pages are coming.

Vivid Shores. The new Pulte + Stock gated lakefront community on ~1,031 acres with 400+ acres of boatable freshwater lakes — the most-asked-about new build in Bonita right now (see the dedicated section below). A dedicated /neighborhoods/vivid-shores page is coming — we'll link it here when it's live.

Valencia Bonita & Village Walk of Bonita Springs. Two of the most active 55+ / resort-lifestyle new-and-newer communities along the east-of-I-75 corridor. Dedicated pages are coming.

Thinking about one of these? We sell in every one of them — call McGreevy and Comisar at (239) 898-6072 for a tailored, community-specific report before you tour.

The Bonita Springs Bay Communities — Bonita Bay, Pelican Landing/The Colony, Mediterra

Three flagship gated club communities sit west of US-41 and define the high end of the Bonita Springs market. Each has its own personality, its own membership model, and its own scar tissue from the 2008-2010 recession that reshaped all three. Each will get its own dedicated /bonita-springs/<community> sub-page in the months ahead; the teasers below are the orientation summary.

Bonita Bay is a roughly 2,400-acre master plan carved out of approximately 4,000 acres originally assembled in 1979-1980 by GNC founder David Shakarian and built out under his son-in-law David Lucas as Bonita Bay Group. About 1,400 acres are open space — lakes, parks, preserves, and a 12-mile interconnected walking/biking trail system. The community has 56 named neighborhoods and approximately 2,193 total residences at build-out (a 60%+ density reduction from the originally entitled 9,240). The high-rise condo cluster on Bonita Bay Boulevard — Estancia, Esperia, Tavira, Horizons, Azure, Seaglass, and the newest tower Omega (2022, with an 18th-floor unit trading at $5.9M in 2025) — forms the Bay’s signature skyline. The Bonita Bay Club is member-owned and member-governed since 2010, when residents bought the club from Bonita Bay Group during the recession-era restructuring. Membership is non-equity: Golf $150,000 initiation + roughly $19,500 annual dues; Sports $60,000 + $10,110. Five 18-hole championship courses across two campuses — three Arthur Hills courses on the main Bonita Springs campus, and two Tom Fazio courses ten miles south at the Naples Campus. In May 2026, membership approved a $110 million, two-phase clubhouse transformational project at the main Bonita Springs campus — 140,000 square feet, Florida coastal style. 2025 sales: 78 single-family homes at $1,844,672 average ($509/sf); 105 high-rise condos at $1,120,610 average. Bonita Bay Marina on the Imperial River, the 12-mile trail network, the private beach park on Big Hickory Island, and the deep social fabric of a 30-year-old member-owned community are the structural value drivers.

Pelican Landing and The Colony at Pelican Landing are structurally related but functionally distinct. Pelican Landing is a 2,300+ acre gated community developed by WCI starting in 1989, with 31 named neighborhoods ranging from single-family villas and coach homes to mid-rise condos. The Colony at Pelican Landing sits inside the larger Pelican Landing master plan as a luxury enclave on an 809-acre footprint with its own Jerry Pate-designed golf course, its own Bay Club, and the cluster of high-rise towers — La Scala, Palermo, Treviso, Florencia, Sorrento, Navona, and Altaira (the newest, 21 stories, completed 2017, with 76 residences and current pricing roughly $599,900 to $4,365,000). WCI filed Chapter 11 in 2008 and was acquired by Lennar Corporation for approximately $643 million in February 2017 — most of the community had already built out by then. The membership structure is unique in SWFL: golf is entirely optional, not mandatory for residency. A buyer can live in Pelican Landing and join only the master HOA (2026 master assessment approximately $3,478 + a $6,000 resale capital assessment on closings dated January 1, 2026 or later + a $299 estoppel fee) and enjoy the master amenities — the 34-acre private beach park on Big Hickory Island (one of the most unusual amenities in SWFL real estate, accessed by a 12-minute boat shuttle), 12 Har-Tru tennis courts, 6 pickleball courts, 2 bocce courts, kayak/canoe park on Spring Creek, sailing center, marina on Estero Bay, fitness center. From there, the buyer can optionally add Pelican’s Nest social ($12,500 + $2,000/yr) or full golf ($42,000 + $9,800/yr); Colony residents have automatic Bay Club access; Colony Golf is optional at a 325-member cap. The four-tier flexibility is the structural reason Pelican Landing attracts buyers across a broader price band than any other Bonita flagship.

Mediterra is a 1,697-acre gated community developed by Bonita Bay Group (the David Lucas-led firm that built Bonita Bay) and now built out primarily by London Bay Homes as the exclusive custom builder. The community straddles the Lee/Collier county line two miles north of Immokalee Road on Livingston Road — the main entry and southern half are in unincorporated Collier County, the northern portion extends into Bonita Springs / Lee County, and the Mediterra Beach Club at the north end of Bonita Beach on Hickory Boulevard sits on 200 feet of private Gulf-front shoreline in Bonita Springs proper. The Beach Club was completely renovated in 2024 with 13,536 square feet of expansion and remodel. The Club at Mediterra has been member-owned and member-governed since December 2009 — the same recession-era restructuring that took the Bonita Bay Club member-owned. Full Golf $150,000 initiation, annual dues approximately $18,225; golf membership has been at capacity since 2012, so new buyers must either join the waitlist or buy a home from a resigning member (the “resign-on-close” workflow). Limited Golf with Beach Club privileges at $100,000 initiation is a route around the waitlist. Two Tom Fazio courses capped at 250 members each. 31-32 named neighborhoods in an “intimate village” structure inspired by Italian, Tuscan, and Mediterranean architecture — Cabreo, Cortile, Padova, Positano, Ravello, Caminetto, Terrazza, and others. 2025 sales: 31 single-family homes at $3,947,693 average ($850/sf, 4,551 average square feet) — easily the highest average sale price among the three flagships. Estate-home range $2.4M to $7.4M typical. Mediterra also features 8 miles of walking and biking paths, themed parks (Parterre Gardens, Calusa Play Park, Parque Celestial), and a new 30,000+ square foot Sports & Lifestyle Center with plunge pools, infrared saunas, and a state-of-the-art spa.

A common thread across all three flagships: each went through a recession-era membership-deposit crisis that fundamentally reshaped the governance model. Each is now either member-owned or under fresh ownership (Lennar in Pelican Landing’s case). The current ownership and capital decisions of all three are materially different from the developer-driven model of the 1990s.

The Brooks, Palmira, Spanish Wells, and the West-of-41 Country Clubs

Beyond the three flagship Bay communities, Bonita Springs has one of the deepest benches of gated golf-and-club inventory in Southwest Florida. The communities below cover the rest of the major luxury and mid-tier gated club market — each one a teaser to a future dedicated sub-page.

The Brooks is a 2,492-acre umbrella development straddling the Bonita Springs / Estero border, built between 1996 and 2019 by Bonita Bay Group, and structured as five distinct gated sub-communities sharing a central social amenity called The Commons Club: Shadow Wood at The Brooks, Spring Run, Lighthouse Bay, Copperleaf, and Pebble Pointe. The Commons Club operates a private beach club on Little Hickory Island, a 10,000-square-foot Health & Lifestyle Center, the Rookery Restaurant, and a calendar of social events. Commons Club membership runs three tiers — Gold (beach access, capped at 1,575 members across all of The Brooks; the only tier with beach access), Silver (no beach but full fitness/dining/social), and Bronze (Rookery + Enrichment Center + social only). Shadow Wood at The Brooks is the flagship golf community inside — 1,481 homes, 54 holes of golf across three Rees Jones-redesigned courses, $65,000 golf initiation + approximately $14,424 annual golf dues, equity capped at 1,050 golf members. Spring Run (847 units, bundled golf), Copperleaf (570 units, bundled golf), Lighthouse Bay (non-golf resort lifestyle, mostly condos with bundled Bronze Commons Club), and Pebble Pointe (small non-golf gated SFR) round out the umbrella.

Palmira Golf & Country Club in north Bonita has a 27-hole championship course with practice facilities including an aqua driving range, and a mandatory Renaissance Center Club (42,000 square feet, resort and lap pools, 8 Hydro-Clay tennis courts, 5 bocce, 4 pickleball, dog park, indoor and outdoor casual dining). Golf at the Golf Club at Palmira is separate and optional. Homes range from coach homes in the mid $300,000s to estate homes north of $2M.

Spanish Wells Country Club is the oldest gated golf community in Bonita Springs — founded in 1979, pre-dating both the four-laning of Bonita Beach Road and the city’s 1999 incorporation. 600 acres, 27 holes (the original 18 by Gordon Lewis, a 9-hole North layout added in 1996 by Bruce Howard), and a 32,000 square foot clubhouse. The HOA purchased the golf course in January 2018, converting the club to a member-owned model. Condos start in the mid $200,000s; single-family homes range up through the $1M+ tier.

Worthington Country Club is a member-owned bundled-golf community in north Bonita with an 18-hole Ron Garl course featuring a signature peninsula 18th hole (recently renovated for $5.5 million). Bundled membership for two with no equity fees; golf dues approximately $8,429/year, F&B minimum $800/year. 10 Har-Tru tennis courts, bundled pickleball and bocce. Among the most affordable bundled-golf options in Bonita.

Vasari Country Club at 11250 Via Del Vasari Drive (right at the Collier line, minutes north of Naples) is bundled and equity-owned — every home includes mandatory golf membership. Annual golf dues approximately $6,400; social around $636. Recently renovated clubhouse, 40-acre aqua driving range, 6 Har-Tru tennis courts.

Hunters Ridge Country Club opened in 1988 on 275 acres with unusually low density (under two homes per acre). Gordon Lewis-designed 18-hole course; golf initiation $35,000 + approximately $6,726 annual dues; social $3,350. One of the few clubs in the area that allows members to use their own private golf cart.

Bonita National Golf & Country Club is the Lennar-built bundled-golf community east of I-75 — Gordon Lewis 18-hole course routed along the CREW Bird Rookery Swamp, 40,000-square-foot clubhouse with renovated 2025 practice facilities, and roughly 1,489 residences at build-out (687 single-family + 802 condos/attached). Membership is deeded to the home: half the homes carry Golf membership, half carry Social. Listed as a 55+ community.

Highland Woods Golf & Country Club sits near US-41 and West Terry Street — 799 residences, Gordon Lewis 18-hole course, bundled membership, with seven common-area heated pools distributed through the community.

Hawthorne is a 330-acre Centex/Lennar gated community of 307 single-family homes and 156 condos, marketed as being in a non-flood zone — an attribute that has gained significant value post-Ian. Two clubhouses, two fitness centers, two community pools. HOA fees $1,534/quarter include cable/wifi/irrigation. Prices roughly $349,000 to $924,900.

Bonita Lakes is a Toll Brothers gated community west of I-75 off Imperial Parkway, built 2013-2017, 7 large lakes, homes 2,200-4,500 square feet, no CDD (notable carrying-cost advantage). Prices largely $800K-$2M.

Cedar Creek is a small gated single-family community of fewer than 300 homes built 1994-2003, many with Spring Creek frontage. Kayak/canoe park with Gulf access. Prices typically low $500Ks to $1M+.

Other communities of note — Bonita Fairways (entry-level golf around an executive course); Imperial Bonita Estates (55+ resident-owned manufactured-home cooperative, $250/year fees, homes $114,900-$360,000); Village Walk of Bonita Springs (DiVosta build, mandatory amenity center); Bonita Isles, Valencia Bonita (55+), Coconut Shores, Bermuda Park, Bermuda Pointe, and many more. Bonita has 82 named neighborhoods in the Areas of Interest navigation below.

Each major community will get its own dedicated /bonita-springs/<community> sub-page with HOA fee schedules, club membership details, equity-vs-non-equity breakdowns, recent sale comps, and amenity comparison. We will link each one here as it goes live.

Bonita’s Coastal Slice — Bonita Beach, Little Hickory Island, Barefoot Beach

The coastal slice west of Hickory Boulevard is the highest-priced, most weather-exposed, and most consistently in-demand part of Bonita Springs. It is also the most regulated — every property here sits under the FEMA AE or VE flood designation, the sea turtle lighting ordinance, the dock and shoreline ordinance, and the beach renourishment program.

Bonita Beach is publicly accessible along Hickory Boulevard. Lee County operates Bonita Beach Park at 27954 Hickory Boulevard at the south end (dawn-to-dusk, $2/hour mobile-pay parking — Lee County parking stickers are not accepted at this facility, a common resident surprise — with restrooms, showers, picnic shelters, sand volleyball, ADA-accessible boardwalk, lifeguards in season). Little Hickory Island Beach Park sits at the north end, the more locals-favored access point. In between, eight numbered free access points (#2 through #9) spaced along Hickory Boulevard give you a path to the sand with no facilities; arrive before 9 AM or after 3 PM in high season for any chance at parking. The active beach renourishment program is restoring the access-point structures damaged in Ian.

Little Hickory Island is the narrow barrier island running roughly from the Bonita Beach Causeway south to the Lely Barefoot Beach gate. Residential character: single-family homes along Hickory Boulevard (many gulf-front, many recently rebuilt to current elevation standards), waterfront condos, gulf-access boating, and a heavy VE flood-zone footprint. Seascape of Little Hickory Islands (five-story, 146 units, completed 1979), Little Hickory Bay (six-story, 60 residences, built 1982), and Little Hickory Shores (gulf-access boating community) are the major condo addresses. Because nearly the whole island sits in V/VE flood zones, federally-backed mortgages require flood insurance and the insurance math is meaningfully higher than mainland Bonita.

Barefoot Beach Preserve is a 342-acre coastal preserve accessed via the Lely Barefoot Beach gate at 503 Barefoot Beach Boulevard. The preserve features 8,200 feet of beach and sand dunes (sea oats, sea turtle nesting sites, protected gopher tortoises), the Learning Center, the Saylor Nature Trail, and a tortoise habitat that is one of the largest gopher-tortoise preserves in Southwest Florida. The preserve straddles the Lee/Collier line — Lee County, the Friends of Barefoot Beach Preserve, and Collier County Parks & Recreation all reference the preserve operationally; buyers should expect a complex jurisdictional footprint.

Lely Barefoot Beach is the gated luxury community on the southern tip of Little Hickory Island — 460 acres, manned gate, gulf-front estates from 2,000 to 9,000+ square feet, villas and condos. Sub-neighborhoods include Southport on the Bay (106 single-family homes with many gulf-access boat docks), Villas at Barefoot Beach (50 attached homes with private beach boardwalk), and Barefoot Beach Club (mid-rise oceanfront condos with manned gated entry).

Big Hickory Pass is the navigable inlet at the north end of Little Hickory Island — the southernmost navigable Gulf access on the Bonita / Estero coast. Bay Park North, Big Hickory Seafood Grille and Marina, and the Big Hickory Island Preserve (a Lee County Conservation 20/20 holding) anchor the north end. Common targets for anglers casting Big Hickory: snook, mangrove snapper, sheepshead. The flagship beach restaurant Doc’s Beach House at the south end was destroyed when Ian washed away the bottom-floor walls on September 28, 2022; the owners operated a food truck during reconstruction; Doc’s officially reopened December 8, 2023.

East Bonita, the I-75 Corridor, and Midtown at Bonita

The east side of Bonita Springs is where the last twenty years of growth have happened and where the next ten years of pipeline are concentrated. Exit 116 at Bonita Beach Road and I-75 is the commercial center of east Bonita and the densest exit-and-corridor pipeline in Southwest Florida.

Midtown at Bonita is the marquee east-Bonita project. A 68-acre mixed-use development a quarter-mile east of I-75 on Bonita Beach Road, developer The Zuckerman Group (a fourth-generation family-owned firm), with 315,000 square feet of retail, restaurant, wellness, and entertainment space, apartments, and more than 30 acres of preserved open green space. Confirmed tenants as of early 2026: TJ Maxx, Ulta Beauty, and nearly 100,000 square feet leased. Gulfshore Business framed the project as “the new hub for Bonita Springs.”

SouthLinks Commons is a 26-acre mixed-use commercial park nearing completion east of I-75 on the south side of Bonita Beach Road — approximately 260,000 square feet of office-industrial flex, warehouses, retail, medical offices, and general office. Horizon Park has been proposed at the southeast corner of I-75 and Bonita Beach Road — an 80-room Staybridge Suites + 70-room Avid Hotel, a 50,000-square-foot NCH medical campus, and two small retail centers on 18 acres.

Revana Lakes is the controversial 204-acre, 299-home Seagate Development Group project along Bonita Beach Road east of I-75. Approved 4-3 by Bonita Springs City Council on October 15, 2024, the approval required annexation of approximately 90 acres of unincorporated Lee County into the city and a land-use change from Density Reduction / Groundwater Resource (DR/GR) to Urban Fringe Development. The development will include 299 homes (most high-end single-family starting around $2 million), 80,000 square feet of retail/commercial, and 20,000 square feet of office. The Conservancy of Southwest Florida and other groups opposed the DR/GR land-use change as precedent-setting — the DR/GR was specifically created to protect the regional aquifer, and Revana opens the door for further annexations and conversions along the city’s eastern edge.

The Bonita Grande Mine is the 1,268-acre former limerock mine that was annexed into the City of Bonita Springs in 2003 and is the largest single piece of east-Bonita’s pipeline future. After years of administrative-hearing disputes, a late-2019 settlement authorized redevelopment of the mine into a 700-home community with the city purchasing 278 acres of the property for $5 million — 30 acres for a lakefront public park and the remaining 248 acres for stormwater improvements. The mine is envisioned to ultimately consist of over 400 acres of lakes and 480 acres of conservation. The Bonita Springs Fire District training facility is at 27701 Bonita Grande Drive on the corridor.

Exit 123 at Corkscrew Road is technically in Estero (one exit north) but pulls heavily from north Bonita. Coconut Point outdoor mall — 110+ stores including Dillard’s, Super Target, Apple Store, Tommy Bahama, The Cheesecake Factory, Ruth’s Chris, plus dining clusters across several acres of lakes — is the regional retail anchor for the entire Bonita-Estero buyer base. The new Marketplace at Coconut Point by Konover South is the active mixed-use addition.

The DR/GR Overlay and Revana Lakes

The Density Reduction / Groundwater Resource (DR/GR) is the single most important Lee County planning overlay east of Bonita Springs, and understanding it is essential to understanding why the eastern part of the city looks the way it does. The DR/GR is approximately 83,000 acres of protected wetlands, conservation lands, and agricultural areas east of Interstate 75. It was designated by Lee County in 1990 to protect the county’s shallow aquifers — the principal water supply for most of Southwest Florida, including Bonita Springs, Estero, Fort Myers, Cape Coral, and even parts of Naples.

The DR/GR’s namesake mechanism: development was originally limited to one home per 10 acres (one home per 20 acres in some sub-zones). That single density cap is why the land east of I-75, between the developed wedge along Bonita Beach Road and the wilder lands further east, is so sparsely populated. The land also contains a layer of limestone essential for aquifer storage and in high demand for road and building construction — which is what made the Bonita Grande Mine economically viable for decades.

The DR/GR has been eroded. Since 1990, 35-40% of DR/GR land has lost this protection without any comprehensive review of the cumulative effect. Each development proposal — Revana Lakes is the most recent flashpoint — gets reviewed individually, and the Conservancy of Southwest Florida and other environmental groups have argued for years that the cumulative loss is undermining the very water-supply protection the overlay was created to provide.

Why this matters to buyers. Communities directly adjacent to DR/GR land have wildlife exposure (alligators, bobcats, the occasional Florida panther), low density, dark skies, and the political-risk profile that comes with sitting next to land that is the subject of ongoing zoning battles. Revana Lakes was approved 4-3; the next DR/GR change request is likely to be the next political flashpoint. If you are buying east of I-75 — especially along Bonita Beach Road east of the interstate or in Bonita National or along Bonita Grande Drive — your community is going to have neighbors and traffic changes over the next decade that current residents have not had to deal with.

Vivid Shores — Bonita’s New Gated Lakefront Community (Models Now Open)

If there is one new-construction story buyers ask us about more than any other in Bonita Springs right now, it is Vivid Shores — the gated lakefront community rising on roughly 1,031 acres along Bonita Grande Drive, north of Bonita Beach Road and east of I-75. What makes it genuinely different from the rest of the new-construction pipeline is the water: the master plan is built around more than 400 acres of boatable freshwater lakes — reclaimed from a former rock-and-sand mine — where gas-powered boats are permitted and personal boat docks are available on select homesites. That combination is rare for new construction anywhere in Southwest Florida, and it is the reason the builders market Vivid Shores as one of the last gated lakefront communities in Bonita.

Vivid Shores is a two-builder community: Pulte Homes and Stock Development (Stock Luxury Homes) are building side by side on one master plan of approximately 635 homesites, with a combined lineup of roughly 13–17 single-family floor plans ranging from the high-2,000s to well over 4,000 square feet. Pricing opens in the mid-$700,000s (Pulte) and runs up through the $1 million-plus Stock luxury series, so the community spans the move-up, second-home, and luxury buyer in one gate. Model homes from both builders are now open as of 2026.

The amenity core is a roughly 13-acre resort campus anchored by a 14,000-square-foot clubhouse (fitness, locker rooms with saunas, social rooms), a large resort-style pool and spa, an outdoor lakefront restaurant and bar, and a racquet complex with pickleball, tennis, and bocce, plus a dog park, event lawn, and lake-view gathering spaces. The location puts residents about five minutes from Midtown at Bonita, roughly fifteen minutes from RSW International Airport, and a short drive from Bonita Beach and Barefoot Beach Preserve.

A few honest buyer notes our team always covers: Vivid Shores sits in the eastern, formerly-mined corridor (see the DR/GR discussion above), so you are buying into an area that will keep adding rooftops and traffic over the next decade; new-construction homes carry Lee County impact fees and a homeowners association, and prospective buyers should confirm in writing whether a Community Development District (CDD) assessment applies before contracting, since a CDD changes the all-in monthly cost. We help buyers compare a Vivid Shores build against resale alternatives in the Brooks, Palmira, Bonita National, and against WildBlue in Estero — and, importantly, builder representation is not the same as buyer representation. When you tour a model, the on-site agent works for the builder; having McGreevy and Comisar represent you on a new-construction purchase costs you nothing extra and puts a fiduciary on your side of the table for the contract, the design-center add-ons, and the walkthroughs.

A dedicated /neighborhoods/vivid-shores page with full builder-by-builder floor-plan detail, lake and dock specifics, amenity renderings, and live inventory is coming — we will link it here when it goes live.

City vs Unincorporated Lee County — What Changes When You Cross the Line

The city limits of Bonita Springs run roughly forty-six square miles, but the boundary is irregular and there are unincorporated Lee County pockets adjacent to and intermixed with the city limits. Buyers regularly buy a home with a “Bonita Springs 34134” or “Bonita Springs 34135” mailing address and assume they are inside the city. Often they are; sometimes they are not. The distinction changes which agency handles permits, which agency handles code enforcement, and (occasionally) which fire district responds.

The total millage burden is essentially identical whether the parcel is inside the city or in adjacent unincorporated Lee. Inside the city (LCPA District 017), the city’s 0.8470 mills is on the bill; in unincorporated Lee (LCPA District 086), the Lee County Unincorporated MSTU at 0.8398 mills replaces the city’s levy. The other lines — Lee County General Revenue (3.7623), state and local school millage (5.319 combined), Bonita Springs Fire District (1.9466), Lee County Library, Mosquito Control, Hyacinth Control, SFWMD overlays, West Coast Inland Navigation, All-Hazards Protection — are the same regardless. Total combined millage in either District 017 or 086 is approximately 12.80 mills per $1,000 of taxable value.

What changes is which agency you call when something goes wrong. Inside the city: building permits and inspections are handled by Bonita Springs Community Development at 9220 Bonita Beach Road (and its parallel website at cityofbonitaspringscd.org); code enforcement is handled by the city’s Neighborhood Services Department at 26876 Pine Avenue. Outside the city in unincorporated Lee: Lee County Community Development (DCD) handles permits and zoning, and Lee County Code Enforcement handles violations. The fee schedules, application templates, and approval timelines are different.

Before you write an offer on any property near the boundary — especially in the Bonita Grande corridor, along Bonita Beach Road east of I-75, in San Carlos Estates, in the older pockets of Imperial Parkway, or anywhere the parcel might be on the unincorporated side of an arbitrary-looking line — ask your Realtor to verify on leepa.org whether the specific parcel sits inside the City of Bonita Springs limit. Get this wrong at the front of a permit process and you can lose 60 days. We verify city-vs-county on every Bonita Springs offer we write.

The Fire-District Seam — Bonita Fire vs Estero Fire

The Bonita Springs Fire Control and Rescue District and the Estero Fire Rescue District are independent special districts with boundaries that do not match the city limits. A narrow strip of City of Bonita Springs land is served by Estero Fire Rescue rather than Bonita Springs Fire (LCPA tax District 255), and a portion of Village of Estero land is still in the Bonita Springs Fire District (LCPA tax District 317). The fire-district seam crosses the Bonita-Estero municipal boundary in places.

The practical implications matter on three fronts. First, the millage differs: Bonita Springs Fire District levies 1.9466 mills; Estero Fire Rescue District levies 2.2880 mills — a difference of $171 per year on a $500,000 taxable-value home. Second, the ISO Public Protection Classification differs: the Estero Fire Rescue District holds an ISO Class 3 rating (top 5% nationally for fire-protection capability), and Bonita Springs Fire District publishes its district-specific class on the bonitafire.org rates page — buyers should verify the rating for the specific parcel before underwriting insurance. Third, the home-insurance underwriter may price the fire-protection portion of the premium differently based on which district covers the parcel.

If you are buying a property in the far north of Bonita Springs (near the Estero line) or the far south of Estero (near the Bonita line), ask your Realtor to verify on the LCPA 2025 Taxing District Millage Book which fire district covers the specific parcel. It matters on both the tax bill and the insurance quote.

Schools

Bonita Springs is served by the School District of Lee County. The Bonita-area public schools are clustered around the downtown / Old 41 / Imperial Parkway corridor:

• Bonita Springs Elementary School (PK-5) at 10701 Dean Street SE — approximately 555 students.
• Spring Creek Elementary School (PK-5) at 25571 Elementary Way — approximately 620 students.
• Bonita Springs Middle Center for the Arts (6-8) at 10141 West Terry Street — approximately 775 students. Magnet school with Gifted & Talented program, Cambridge International curriculum, 13 sports, theater, dance, band, orchestra, chorus.
• Bonita Springs High School (9-12) at 25592 Imperial Parkway — approximately 1,528 students. Magnet school offering AP courses, Cambridge International curriculum, and a Gifted & Talented program.

Private and faith-based options include Royal Palm Academy in Naples (Catholic, Pre-K through 8th, draws many Bonita families), plus several other private and charter schools in the Bonita-Naples corridor. Florida Gulf Coast University (FGCU) is in Estero just over the northern Bonita line; FGCU also operates a marine research laboratory in Bonita Springs at the former Bonita Beach Plantation Resort on Estero Bay.

School assignment is parcel-specific and subject to periodic boundary changes. Verify with the District for any specific address before you commit.

Healthcare — Lee Health Coconut Point, NCH Bonita, and the Freestanding ERs

Bonita Springs is one of the few mid-sized Florida cities where buyers genuinely have a choice of major hospital systems for emergency, urgent, and primary care — Lee Health (the Lee County public system) to the north and NCH Healthcare (the Naples-based Collier system) to the south. Both compete head-to-head in Bonita, which means shorter wait times and more capacity than equivalent cities along the coast.

Lee Health — Coconut Point at 23450 Via Coconut Point in Estero (immediately north of the Bonita line) opened December 3, 2018 at a cost of $140 million. It houses the first free-standing Emergency Department in Lee County, open 24/7/365, with 16 exam rooms + 9 short-stay observation rooms, on-site MRI, CT, and laboratory diagnostics, plus primary care, specialists, outpatient surgery, imaging, pediatrics, pharmacy, and women’s care under one roof. Lee Health’s Level II Trauma Center for the area is Gulf Coast Medical Center roughly ten minutes north on Bass Road — the only Level II Trauma Center between Naples and Sarasota.

Lee Health Bonita Community Health Center at 3501 Health Center Blvd offers an urgent care clinic open 7 days a week, sleep medicine, rehabilitation, imaging, rheumatology, radiology, physical therapy, lab services, a blood donation center, women’s diagnostics, and 50 specialty physicians on site.

NCH Healthcare entered the Bonita market in 2018 with a 41,000-square-foot, two-story outpatient facility at 24040 South Tamiami Trail. The site includes the NCH Freestanding Emergency Department — a 12-bed full-service ER open 24/7 (NCH’s competing answer to Lee Health Coconut Point’s ED). Other NCH sites in Bonita include the Bonita Beach Primary Care at 3302 Bonita Beach Road SE, the Bonita Crossing Immediate Care at 28410 Bonita Crossings Boulevard, the Bonita Springs Family Medicine at 24040 S Tamiami Trail Suite 202, the NCH Bonita Springs Outpatient Therapy and Ambulatory Surgery Center at 9170 Bonita Beach Road, and an NCH Rooney Heart Institute presence in Bonita.

For a buyer relocating from a market where you took the nearest hospital for granted, the head-to-head Lee Health / NCH competition in Bonita Springs is a quality-of-life advantage worth understanding. Coconut Point ED and the NCH Freestanding ED are within about ten minutes of each other, both 24/7, and serve different insurance networks — your specific carrier may steer one direction or the other.

The Civic Fabric — Arts Bonita, Wonder Gardens, Library, Historical Society

Bonita Springs has an unusually deep civic and cultural fabric for a city of its size, anchored by four institutions:

Arts Bonita — founded as the Art League of Bonita Springs in 1959, today’s “Centers for the Arts Bonita Springs” operates two campuses. The Visual Arts Center is a 10-acre campus at 26100 Old 41 Road, opened in 2000, with four buildings housing fine art galleries, art studios for painting/drawing/sculpture/printmaking/glass, a gift shop, the Braniff Art Library, and a sculpture garden. The Performing Arts Center is a 4-acre campus at 10150 Bonita Beach Road with two theaters — the 400-seat Hinman Auditorium and Gallery and the 200-seat Moe Auditorium & Film Center. Year-round live music, theater, comedy, film screenings, lectures, and classes in art, music, theater, and dance. Arts Bonita is a member of the North American Reciprocal Museum (NARM) Association, meaning members get reciprocal admission to 1,300+ museums nationally.

Arts Bonita also runs the Bonita Springs National Art Festival — three weekends per year at Riverside Park, 200+ national and international artists across 16 fine-art categories. 2026 dates: January 10-11, February 7-8, and March 14-15, each running 10 AM to 4 PM, admission free. Proceeds fund scholarships for emerging young artists and arts education in underserved schools.

The Wonder Gardens at 27180 Old 41 Road is one of the oldest continuously operating roadside attractions in Florida. On February 22, 1936, brothers Lester and Bill Piper opened the “Everglades Reptile Gardens” in their backyard along the newly built Tamiami Trail. The Piper family operated it for 77 years. In April 2013, the family closed it; local photographer and conservationist John Brady took over as tenant; in 2014 a group of residents formed Bonita Wonder Gardens Inc. as a 501(c)(3), and the City of Bonita Springs enabled the nonprofit to purchase the 3-acre property and assets, saving it from commercial redevelopment. 2026 marked the institution’s 90th anniversary. Today the gardens function as a sanctuary for rescued birds and reptiles — flamingos, peacocks, tortoises, exotic parrots, alligators — plus the new Robert & Deborah Blain Otter Grotto featuring rescued river otters Ivy and Mae. The institution is working toward becoming a nationally accredited, conservation-driven zoo by its centennial in 2036.

The Bonita Springs Public Library at 26876 Pine Avenue is a new two-story, approximately 31,000-square-foot library that opened in 2019 at a cost of $14 million — paid entirely from existing library fund balances, no new tax. The facility features more than 50 public-use computers, a large meeting room, dedicated programming areas for adults/teens/youth, outdoor event spaces, and a landscaped reading garden. Open Monday/Wednesday/Thursday 10 AM-6 PM, Tuesday 12-8 PM, Friday/Saturday 9-5, closed Sunday.

The Bonita Springs Historical Society, founded 1984, operates the Liles Hotel History Center in Riverside Park as its headquarters, museum, and archives. The Society runs a Downtown Walking History Tour that traverses Riverside, Depot, and Island Parks and features the Wonder Gardens. The Society maintains a complimentary resource library, rotating exhibits, and a first-floor period bedroom representing the 1930s.

Annual Events and the Bonita Springs Calendar

Part of what makes Bonita feel like a real town rather than a bedroom suburb is its event calendar — most of it clustered in the December–April season when the part-time population swells. A sampling of the recurring traditions buyers ask about:

• Bonita Springs National Art Festival — a juried fine-art festival held at The Promenade at Bonita Bay, typically twice each winter season, drawing artists from across the country.
• Riverside Park events & the Bonita Springs Farmers Market — the historic Old 41 / Riverside Park district hosts a seasonal farmers market and regular community gatherings along the Imperial River.
• Music & concerts at the Promenade and Arts Bonita — Arts Bonita (the Center for Performing Arts and Center for Visual Arts) runs a full season of concerts, theater, and gallery shows.
• Bonita Springs Concert Band performances — a long-running community band with a winter-season concert schedule.
• Holiday in the Park & seasonal celebrations — community holiday events centered on the downtown/Old 41 district.
• Wonder Gardens seasonal programming — the 1936 botanical garden and wildlife sanctuary runs events, plant sales, and family programming year-round.

Dates shift year to year — we're happy to point new residents toward the current season's calendar.

Volunteer Organizations and the Bonita Community Ethos

The combination of a long-tenured retiree base, substantial wealth concentrated in the gated communities west of US-41, and the tight downtown core has produced one of the most active volunteer ecosystems in Lee County. The numbers are striking:

• Bonita Springs Rotary Club, chartered November 3, 1978, has awarded more than $2.7 million to local organizations since founding — Meals of Hope, Café of Life, FK Incorporated, area schools, and the Gift of Life international program among them. Signature events: Christmas Tree and Poinsettia sales, the Lovers Key Nautical Market and Boat Show (raising roughly $20,000 annually since 2016), and beer sales at the July 4th festivities.
• Shadow Wood Charitable Foundation — a 501(c)(3) supporting Southwest Florida charities, funded by residents of Shadow Wood at The Brooks and Shadow Wood Preserve. Over nine years, the Foundation has aggregated more than $4 million in grants to local charities, including Habitat for Humanity (Partnership Place — see below), Home Base, Hearts & Homes, and scholarships to Estero and Bonita Springs High graduates pursuing trade or technical education. One of the highest-leverage neighborhood-foundation models in SWFL — affluent community residents directly funding workforce housing and education in the same city.
• Bonita Springs Lions Club at 10346 Pennsylvania Avenue runs the Florida Lions Eye Clinic — the only free clinic in Florida providing comprehensive eye care to uninsured patients — staffed by volunteer ophthalmologists and optometrists. The clinic has helped over 5,000 patients at no cost in recent years. The Lions also operate a Pancake Breakfast running continuously since 1972, serving roughly 300 patrons each Saturday from January through March, plus a Harry Chapin Food Bank Distribution every Monday on campus.
• Café of Life, founded 1998, serves a hot nutritious meal Monday through Friday, 9:30-10:30 AM, to 80-100 people each weekday morning out of Leitner Neighborhood Park. Programs include English classes, sewing classes, cooking lessons, music lessons, transportation to medical appointments, and citizenship assistance.
• Friends of the Bonita Springs Library has supported the public library for more than 50 years and is the largest supporter of an individual library in the entire Lee County system, averaging about $15,000/year in fundraising and sponsoring hundreds of in-library activities annually.
• Bonita Springs Assistance Office — the city’s primary emergency-relief nonprofit, running an Emergency Choice Food Pantry (Mondays and Wednesdays) and emergency financial assistance to households in crisis. A major United Way partner.
• Friends of Barefoot Beach Preserve — founded 1990, the volunteer arm supporting the 342-acre Barefoot Beach Preserve, conducting turtle nest monitoring, leading school field trips, running the Learning Center, and managing citizen-science data collection.
• Habitat for Humanity of Lee and Hendry — Bonita Springs Builds runs three active Bonita neighborhood projects: Carolina Cove (1.85-acre HOA-managed affordable housing community off Carolina Street, first walls raised April 23, 2024), Partnership Place (14-family community in Rosemary Park, completed 2024, funded by a coalition that includes Bonita Bay, Pelican Landing and The Colony, Shadow Wood Charitable Foundation, and Turning Point Church — a textbook example of west-of-41 gated-community wealth funding east-of-41 workforce housing in the same city), and Red Hibiscus (28-home Habitat community, moving forward with funding from a $50 million grant).

This is what people mean when they say Bonita Springs has community fabric. The volunteer hours are real, the dollars are real, and the cross-subsidy between the gated luxury communities and the rest of the city is real.

Rental Market and Property Management in Bonita Springs

Bonita Springs is really two rental markets inside one city: a large seasonal / vacation rental market concentrated on the coast and in the gulf-club communities, and a steadier annual (long-term) rental market that runs heavier inland. Knowing which one you are in matters whether you are renting, buying an investment property, or weighing whether to sell or hold.

Here is what the Bonita Springs rental market looks like right now — ZIPs 34134 and 34135 combined, all property types, as of June 2026:

Source: Stellar MLS / SWFLAMLS (Matrix), active and leased residential rentals in ZIPs 34134 + 34135, trailing 12 months as of June 6, 2026.

What the Rental Numbers Mean

Roughly 70% of Bonita’s active rental inventory is seasonal. That is why the blended median asking rent across all active listings (about $6,375/month) looks so high — it is pulled up by furnished, by-the-season coastal and gulf-club rentals that command a large in-season premium and sit on the market far longer. Strip those out and the annual market tells a very different, much tighter story.

The annual market is tight and full-price. The median annual asking rent is $2,625/month, well-priced annual homes lease in roughly two months, and over the last 12 months tenants paid a median of 100% of asking — meaning there is essentially no negotiating room on a correctly priced annual rental. For owners, that is a healthy, liquid long-term rental market; for renters, it means moving quickly and coming in at ask on the right home.

Rent vs. Sell: Which Makes Sense for Your Bonita Home?

With annual median asking rents around $2,625/month and the for-sale market having reset off its 2024–25 highs (coastal 34134 down 8.6% year over year, inland 34135 down 11.0% — see the Market Snapshot above), a lot of Bonita owners are asking whether to sell now or convert to a rental and wait. The honest answer depends on your basis, your equity, your insurance and HOA carrying costs, and whether your home is a better fit for the annual or the seasonal market. A coastal condo that can earn a seasonal premium pencils very differently from an inland single-family home aimed at annual tenants. We will run both numbers with you — a net-sale estimate and a realistic rent-and-hold projection — so you can decide with real figures, not a guess.

When to Use a Property Manager in Bonita Springs

If you live out of state, own a seasonal rental, or simply do not want the calls at 9 p.m. about a broken A/C, a property manager earns their fee. For Bonita specifically, look for a manager who: holds an active Florida real estate or CAM license; understands the city’s unified Rental Permit Ordinance (07-22) and will keep your rental registration and inspections current (see the permit rules below); collects and remits Lee County tourist development tax on any rental under six months and one day; carries the right insurance and a clear maintenance-vendor network; and gives you transparent monthly statements. Ask how they screen tenants, how they handle hurricane-season preparation, and how fast they turn a unit between tenants.

Looking for property management in Bonita Springs? Call us at (239) 898-6072 — we will connect you with the right local resource and, if you are weighing rent vs. sell, run both sets of numbers so you can make the call with confidence.

Short-Term Rental and Long-Term Rental Permit Rules

Bonita Springs does NOT have a separate short-term-rental ordinance like Fort Myers Beach’s Ord 18-01. Instead, the city operates under a unified Rental Permit Ordinance — Ordinance 07-22, codified at Chapter 12, Article IV, Section 12-108 — that applies to all non-owner-occupied rentals, whether transient (under six months) or long-term. The ordinance is administered by the Neighborhood Services Department at 27300 Old 41 Road, (239) 949-6257.

Key provisions:

• Who must register: “Every owner of a property in the City of Bonita Springs who is otherwise not exempt in Section 12-107 and rents a dwelling, regardless of the term of the lease being transient (short term under six months) or a long term rental, is required to get a rental permit.”
• Fee: $100 per unit (per the 2014 application packet; verify current pricing with Community Development).
• Term: Valid October 1 through September 30 for a three fiscal year period, not prorated.
• Mandatory tri-annual inspection by the City before issuance or renewal. Re-inspection fee $50.
• Out-of-area owners (outside Charlotte, Lee, Collier, Glades, or Hendry counties) must provide a name and phone number of a 24/7 local contact.
• Tenant pamphlet: Owner or agent must provide a residential-neighborhood-living pamphlet to at least one tenant of each dwelling unit before the permit is issued.
• Tenant list: Must be maintained and made available to the city upon reasonable notice.
• Parking rule: “Parking is prohibited on any grassy area or in the right of way.”

Florida state law (F.S. 509.032(7)) prevents the city from regulating the duration or frequency of short-term rentals — meaning the city cannot ban Airbnb-style rentals outright — but the permit, inspection, and pamphlet requirements still apply.

Critically, most gated communities in Bonita Springs — including Bonita Bay, Pelican Landing, Mediterra, Brooks sub-communities (Shadow Wood, Spring Run, Lighthouse Bay, Copperleaf), Spanish Wells, Palmira, and others — have HOA covenants with minimum-lease periods of 30, 60, or 90+ days. The HOA almost always governs more strictly than the city does. Before you buy as an investment property, pull the HOA documents AND apply for the city rental permit. If your Realtor is telling you “Bonita is great for short-term rentals” without doing this work, that is the work that has not been done.

One more layer for barrier-island properties: the Sea Turtle Lighting Ordinance (Ordinance 23-06, June 2023) creates a Sea Turtle Lighting District covering all properties on Bonita Beach, Little Hickory Island, Big Hickory Island, and Lover’s Key whose lights are visible from the beach. Nesting season is May 1 through October 31. All exterior lighting must be long wavelength (560 nanometers+), downward directed, full cutoff, fully shielded; tinted glass on shore-facing windows must transmit 45% or less of inside-to-outside light; bonfires and tiki torches are prohibited; special events with shore-visible nighttime lighting are not authorized during nesting season; all beach equipment must be removed between 9 PM and 7 AM during nesting season. STR operators on barrier-island properties need to bake compliance into operations.

Property Taxes, Millage, and the Total Tax Picture

The Bonita Springs property tax bill is layered. The dominant tax district is District 017 — City of Bonita Springs / Bonita Springs Fire — which covers most city homes. The 2025 millage breakdown (per the LCPA 2025 Taxing District Millage Book, page 13):

Translation for a buyer: A Bonita Springs home with a taxable value of $500,000 (after homestead exemption) pays roughly $6,400 a year in ad valorem property taxes in District 017. Add any applicable CDD assessments (e.g., the Brooks of Bonita Springs CDDs for Brooks-area communities) or Municipal Service Taxing/Benefit Unit charges on top of this.

Of every dollar paid in millage in District 017: approximately 71% goes to schools and Lee County general revenue together; 15.2% goes to the Bonita Springs Fire District; only 6.6% goes to the City of Bonita Springs itself; the rest (~7%) goes to library, SFWMD, mosquito, hyacinth, and the West Coast Inland Navigation District. The 0.8470 city millage is among the lowest city millages in Florida — by comparison, the City of Fort Myers levies 6.5000 mills. The Bonita Springs Fire District levy of 1.9466 mills is more than twice the city’s own millage.

Homestead Exemption. Florida’s homestead exemption applies only to your primary residence and removes the first $25,000 of assessed value from all taxes, plus an additional $25,000 exemption applying to non-school taxes for properties assessed above $50,000 — total potential reduction up to $50,000 on non-school taxable value. The Lee County Property Appraiser’s deadline to file is March 1 of the application year; most exemptions auto-renew January 1 each year unless ownership or residency changes.

Save Our Homes (SOH) caps the annual increase in assessed value of a homesteaded property to the lesser of 3% or CPI. The longer you hold the homestead, the larger the gap between Just/Market Value and Assessed Value grows — the “SOH differential.”

Portability lets a Florida homestead owner who sells and establishes a new Florida homestead transfer their SOH assessment difference (up to a maximum of $500,000) to the new homestead. File Form DR-501T with the homestead application before March 1, and within three tax years of abandoning the prior homestead.

Non-homestead 10% cap. Non-homesteaded residential and most commercial property is subject to a 10% annual assessment cap on non-school assessed value (Florida Constitutional Amendment 1, 2008). School-related millage is exempt from this cap.

Property tax discounts: pay in November for a 4% discount; December 3%; January 2%; February 1%; due by March 31. Delinquent April 1; tax certificate sale June 1.

Areas of Interest — Bonita Springs Neighborhoods and Buildings

Bonita Springs is a city of named neighborhoods. The Areas of Interest navigation panel below this section lists 82 linked neighborhoods and buildings for which we maintain individual content — from Altaira at the Colony, Azure at Bonita Bay, and Barefoot Beach in the luxury Bay communities, through Bonita Bay’s full neighborhood roster (Bayview Towers, Estancia, Esperia, Horizons, Omega, Seaglass, Tavira, Wild Pines, Hidden Harbor, Sanctuary), the Brooks villages (Shadow Wood at The Brooks, Spring Run at The Brooks, Lighthouse Bay at The Brooks, Copperleaf at The Brooks), the Pelican Landing / Colony communities (Cielo, The Colony at Pelican Landing, Trieste Preserve), the inland gated communities (Bonita Fairways, Bonita Lakes, Bonita National, Cedar Creek, Hawthorne, Highland Woods, Hunters Ridge, Palmira, San Remo at Palmira, Cordova at Spanish Wells, Spanish Wells Golf and Country Club, Vasari, Worthington), the new construction east of I-75 (Midtown at Bonita, Revana Lakes, Valencia Bonita, Village Walk of Bonita Springs), the downtown / Old Bonita (Bonita Farms, Imperial Shores, Sanctuary at Imperial River, Sun Village Estates), and the coastal slice (Bay Harbor Club, Bonita Beach, Bonita Beach and Tennis Club, Bonita Beach Club, Bonita Beachwalk, Sea Isles, Vivid Shores). Browse the cards below for any community you are considering — each links to dedicated content with HOA fees, recent sales, amenity details, and floor plan options where available.

Thinking of Selling Your Bonita Springs Home? List With the #1 Team in Southwest Florida Since 2012

If you're thinking, "I need to sell my house in Bonita Springs, Florida," or searching for the best Bonita Springs listing agent — you've found the team. Whether you're selling a coastal estate on Little Hickory Island, a luxury villa inside Bonita Bay or Pelican Landing, a bundled-golf home in The Brooks, a community home in Spanish Wells or Palmira, or a single-family home east of I-75 at Bonita National, McGreevy and Comisar are the listing agents Bonita homeowners trust. Our office is right here at 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135 — we are your neighbors, and we have the track record to prove it.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and Team have sold over 2.5 Billion in Real Estate
• McGreevy and Comisar alone have over 850 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

We price accurately using current SunStats data (April 2026: inland Bonita months supply dropped to 5.7, closed sales up 24% citywide), market aggressively to national and local cash buyers, and negotiate hard. Our sellers don't leave money on the table.

What Is Your Bonita Springs Home Worth? Get a Free Valuation in 60 Seconds

Active inventory in Bonita Springs dropped 26.2% year-over-year and dollar volume jumped +27% (April 2026, SunStats). Pricing your home precisely right now — not over, not under — is the difference between a fast, clean close and a listing that expires. We'll give you a candid, data-backed valuation at no cost and no obligation.

Get your free Bonita Springs home valuation → mcgreevyandcomisar.com/home-valuation

Talk to Jesse direct: (239) 898-6072 — text or call, same-day response, confidential conversations welcome for luxury listings. Email: [email protected].

Recent Bonita Springs Market Snapshot for Sellers

Median percent of original list price received in 34134 (coastal Bonita): 89.3%. In 34135 (inland): 92.9%. That gap matters — inland homes are closing closer to list price right now, and coastal homes require more precise pricing and negotiation strategy. If you're selling a coastal or luxury property, pre-list condition work and accurate pricing from day one are the two biggest levers on your net. (McGreevy and Comisar 12-month Bonita Springs sold stats to be added pre-publish — call Jesse for current numbers.)

Thinking of Buying in Bonita Springs? Work With the Team That Knows Every Zone

Whether you're buying a coastal estate on Little Hickory Island, a golf-club villa inside The Brooks, a bundled-golf home at Spanish Wells or Worthington, or new construction east of I-75 — the right buyer's agent knows the difference between a VE-zone deal and a Zone-X deal, between equity and non-equity club membership, between city-permit and county-permit history, and between a listing that's priced right and one that's been sitting for 180 days. McGreevy and Comisar have that knowledge. We know the flood maps, the club waitlists, the HOA financials, and the inventory before it goes public.

Why buyers choose McGreevy and Comisar:

• Top 1% Real Estate Agents Nationally Since 2008 — we've navigated every cycle this market has thrown
• #1 Team in Southwest Florida since 2012 — our relationships with listing agents get you access before properties hit MLS
• Our office is in Bonita Springs (24031 S. Tamiami Trail, Suite 101) — we can show you a property today, not next week
• McGreevy and Comisar and Team have sold over 2.5 Billion in Real Estate — negotiating depth that matters when you're competing against cash

Call Marc at (239) 287-5873 for a personalized buyer consultation — we'll walk you through the city-vs-unincorporated jurisdictional differences, FEMA flood map realities, equity vs non-equity club structures, and which neighborhood actually matches what you're looking for. Or reach Jesse at (239) 898-6072. Same-day response, always.

Your Local Real Estate Experts

McGreevy and Comisar are not new to this market. Jesse McGreevy started in real estate in October 2004 and launched the team in October 2008. Marc Comisar is the team’s field and client-facing partner. Together, they lead a thirty-agent team at Domain Realty — a brokerage Jesse co-founded — and they have built their careers on Bonita Springs, Estero, Naples, and Fort Myers. The team office is at 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135 — physically inside the city.

Honors and Recognition

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and Team have sold over 2.5 Billion in Real Estate
• McGreevy and Comisar alone have over 850 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Contact

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135

When you are ready to look at homes, talk through the market, or get a tailored snapshot for a specific neighborhood or building — call or text us directly.

Frequently Asked Questions About Bonita Springs Real Estate

1. Is Bonita Springs a good place to live?

For most buyers asking the question, the honest answer is yes — but with caveats. Bonita Springs is one of the few Southwest Florida cities that gives you direct sand-beach access (Bonita Beach, Barefoot Beach Preserve), a true historic walkable downtown (Old 41 / Riverside Park / Wonder Gardens), and a deep bench of gated luxury communities (Bonita Bay, Pelican Landing, Mediterra, Brooks) inside the same forty-six-square-mile footprint — all priced below the Naples premium. The trade-offs are honest: parts of the city flood (downtown sits in the Imperial River watershed, the coastal slice is in AE/VE zones), the city deliberately runs “government-lite” so services are a patchwork of the Sheriff, the independent Fire District, BSU as a private water cooperative, and Lee County for schools and animal services, and the city-vs-unincorporated-Lee jurisdiction map is the single most common source of buyer confusion in the market. For retirees, beach-loving primary residents, and second-home buyers who want Naples lifestyle at Lee County tax rates, Bonita Springs is usually the right answer.

2. Is Bonita Springs in Naples or Fort Myers?

Bonita Springs is neither. It is its own incorporated city in Lee County, sitting between Estero (north, same county) and Naples (south, across the Collier County line). The city was incorporated on December 31, 1999 by a 4,262-to-3,101 vote, and operates under its own Comprehensive Plan and Land Development Code. Mailing addresses, school district, sheriff’s office, fire district, and tax millage are all Lee County (not Collier). Buyers cross-shopping Naples should treat Bonita Springs as a distinct market — different schools, different taxes, different building codes — even though the southern city limit is literally the Collier County line.

3. What county is Bonita Springs in?

Lee County, Florida. The city sits at the southernmost edge of Lee County — the southern city limit is the Lee–Collier county line. North Naples (in Collier County) begins immediately south of that line. The city has its own Comprehensive Plan and Land Development Code, but constitutional officers — Property Appraiser, Tax Collector, Sheriff, Clerk of Court, Supervisor of Elections — all sit at the Lee County level.

4. Is Bonita Springs in a flood zone?

Most of Bonita Springs sits in some FEMA flood designation — but the zone matters enormously. The coastal slice west of US-41 (Bonita Beach, Little Hickory Island, the Bonita Beach Road corridor) sits primarily in AE and VE zones (Special Flood Hazard Area; VE means wave-impact). The downtown / Imperial River corridor sits primarily in AE (flood-without-wave). East of US-41 into the gated communities is a mix of AE near tidal canals and Zone X further inland. East of I-75 is mostly Zone X. Critically, Bonita Springs holds a FEMA Community Rating System (CRS) Class 5 rating, which gives every flood-zone homeowner with an NFIP policy a 25% premium discount — a savings many local insurance quotes do not apply by default. Always pull the FEMA Flood Map Service Center result for the exact address before writing an offer; premium swings of $2,000-$8,000 per year are routine between adjacent parcels.

5. What is the FEMA 50% Rule and does it apply in Bonita Springs?

FEMA’s 50% Rule (the Substantial Improvement / Substantial Damage Rule) says that if the cumulative cost of repairs plus improvements on a flood-zone property exceeds 50% of the structure’s market value over a five-year period, the entire structure must be brought into current floodplain compliance — typically elevating the lowest finished floor to or above the Base Flood Elevation. In Bonita Springs, the rule bites hardest on older single-family homes in the coastal AE/VE zones (Little Hickory Island, west of Hickory Boulevard) and along the Imperial River downtown. The city adopted Ordinance 22-05 (Flood Hazard Reduction) in February 2022 to align local rules with the current FEMA framework. Before you offer on an older AE-zone property, your Realtor should pull the cumulative damage history with the city’s Community Development department — the rule applies cumulatively over a rolling five-year window, not per-permit.

6. What is the median home price in Bonita Springs right now?

As of April 2026, the median sale price in Bonita Springs ZIP 34134 (coastal/south) is $697,000 — down 8.6% year over year. In ZIP 34135 (inland/north) it is $485,000 — down 11.0% year over year. Average sale prices: $1,290,661 in 34134 and $614,827 in 34135. Year over year, both ZIPs saw prices reset (medians down 8.6% and 11.0%) while volume jumped (closed sales up 24% citywide). Luxury communities like Bonita Bay, Pelican Landing, and Mediterra routinely close above $1.5M; entry-level condos in The Brooks, Bonita Fairways, or Imperial Bonita Estates can be found under $400,000. We pull live SunStats data for any specific neighborhood. Source: Florida Realtors SunStats, April 2026.

7. Did Hurricane Ian hit Bonita Springs?

Yes — and severely. Hurricane Ian made direct landfall in Lee County as a Category 5 on September 28, 2022. Storm surge in the City of Bonita Springs exceeded 12 feet, devastating the Bonita Beach Road corridor, Little Hickory Island, and the coastal slice. The Imperial River then experienced sheet flow as upstream water poured down, compounding flooding downtown. The city reported that Ian damaged 3,796 homes in Bonita Springs, with more than 1,300 sustaining major damage. Small shops along Bonita Beach Road were destroyed. To accelerate recovery, the city waived fees on nearly 2,900 permits — valued at over $912,000. Recovery is far further along than on Fort Myers Beach (most coastal Bonita single-family homes and condos are back online), but post-Ian construction looks different — higher elevations, hardened code, post-50%-Rule rebuilds — and that is the new baseline for the coastal slice.

8. What happened to Bonita Springs in Hurricane Milton 2024?

Hurricane Milton (October 9-10, 2024) brought storm surge just over 5 feet to the Bonita / Estero corridor, plus tornadoes and wind damage throughout the community. The Milton signature in Bonita was sand deposition — homes along Hickory Boulevard had up to 3 to 4 feet of sand piled inside garages and across driveways, and Bonita Beach Road was closed for sand clearance. The Bonita Springs YMCA activated as a community hub — showers, Wi-Fi, charging stations, shelter. Some of the earlier 2024 beach renourishment was redistributed by Milton’s surge. By 2026 the active beach renourishment program is replacing what Milton moved, and the city’s $36.1M Flood Reduction Plan continues to layer permanent mitigation onto the corridor.

9. How much is flood insurance in Bonita Springs?

Flood insurance varies wildly by zone and elevation. NFIP (federal) premiums in Zone X east of I-75 can be as low as $500-$900/year as a preferred-risk policy. In AE zones along the Imperial River downtown or behind the coastal seawall, NFIP premiums typically run $2,000-$5,000/year depending on elevation certificate. In VE zones on Little Hickory Island, premiums frequently exceed $8,000-$12,000/year on older structures without elevated foundations. Critically, Bonita Springs holds FEMA’s CRS Class 5 rating, which earns every NFIP policy in the city a 25% discount — a benefit many local quotes do not apply automatically. Private flood insurance has expanded significantly post-Ian and often outperforms NFIP on coverage caps for high-value properties. We pull current quote estimates with our preferred carriers as part of due diligence.

10. Can I do Airbnb in Bonita Springs? What are the short-term rental rules?

Short-term rentals are permitted in Bonita Springs, but the city requires every rental property to obtain a rental permit under Ordinance 07-22 (codified at Chapter 12, Article IV §12-108), including a mandatory inspection every three years before issuance or renewal. The permit applies whether the rental is short-term (under six months) or long-term, and applies to both transient and long-term lease arrangements. Owners must provide tenants with a city-issued residential-neighborhood-living pamphlet before the permit is issued. Florida state law (F.S. 509.032(7)) prevents the city from regulating duration or frequency of short-term rentals — meaning the city cannot ban Airbnb-style rentals outright — but the permit, inspection, and pamphlet requirements still apply. Critically, most gated communities in Bonita Springs (Bonita Bay, Pelican Landing, Mediterra, Brooks sub-communities, Spanish Wells, Palmira) have HOA covenants with minimum-lease periods of 30, 60, or 90+ days — and the HOA almost always governs more strictly than the city. Before you buy as an investment property, pull the HOA documents AND apply for the city rental permit.

11. Do I need a rental permit in Bonita Springs?

Almost certainly yes. Every owner of a residential property in the City of Bonita Springs who rents that property — short-term or long-term — is required to obtain a city rental permit under Ordinance 07-22, with limited exemptions in Section 12-107. The permit requires a mandatory inspection completed by the City prior to issuance or renewal (every three years unless violations trigger re-inspection). The application is submitted to the city’s Community Development department; the 2014 ordinance packet referenced $100 per unit for a three-year permit plus a $50 re-inspection fee. Out-of-area owners (outside Charlotte, Lee, Collier, Glades, and Hendry counties) must provide a name and phone number of a 24/7 local contact. Bottom line: if your Bonita Springs property is rented to anyone other than you as a primary resident, plan on a permit.

12. Is Bonita Springs part of Lee County or Collier County?

Lee County. Bonita Springs is the southernmost incorporated city in Lee County. The southern Bonita Springs city limit is the Lee-Collier county line — North Naples (Collier County) begins immediately to the south. The confusion comes from two sources: (1) Bonita Springs sits geographically closer to downtown Naples (15 miles) than to downtown Fort Myers (20 miles), and (2) the Mediterra community is split between Lee and Collier counties — the northern portion (including the entrance and the Mediterra Beach Club at the north end of Bonita Beach) is in Lee, the southern half is in unincorporated Collier County. For property taxes, school district, sheriff, fire, and millage purposes, Bonita Springs proper is entirely Lee County. Verify any specific address with the Lee County Property Appraiser at leepa.org.

13. How much are Bonita Springs property taxes?

Bonita Springs property taxes are layered. The dominant tax district is District 017 — City of Bonita Springs / Bonita Springs Fire, with a combined 2025 millage of approximately 12.80 mills per $1,000 of taxable value. The breakdown: Lee County General (3.7623), state and local school millage (5.319 combined), Bonita Springs Fire District (1.9466 — the single largest local-services line item), City of Bonita Springs (0.8470 — among the lowest city millages in Florida), Lee County Library (0.4218), SFWMD overlays, Mosquito Control (0.2116), Hyacinth Control (0.0192), and the West Coast Inland Navigation District (0.0394). For a Bonita Springs home with a $500,000 taxable value after homestead exemption, expect roughly $6,400 per year in ad valorem property taxes before any CDD assessments or MSTBU charges. The Florida Homestead Exemption (up to $50,000) and Save Our Homes (3%/CPI annual cap) apply if it is your primary residence.

14. What’s the difference between the City of Bonita Springs and unincorporated Lee County?

This question matters more in Bonita Springs than in any other Southwest Florida market. The city covers about forty-six square miles, but the city limit is irregular and there are unincorporated Lee County pockets adjacent to and intermixed with the boundary. For permits, code enforcement, zoning, and stormwater, the city handles its own footprint via Community Development at 9220 Bonita Beach Road (and via cityofbonitaspringscd.org — anything post-June 29, 2008 is a city record; anything older is Lee County). Outside the city limit, Lee County Code Enforcement and Lee County DCD govern. The total millage is virtually identical — the city’s 0.8470 mills inside the city is replaced by Lee County’s 0.8398 Unincorporated MSTU outside — but which agency you call when something goes wrong changes. Before you offer on any property near the boundary, ask your Realtor to verify on leepa.org whether the parcel sits inside the City of Bonita Springs limit. Get this wrong at the front of a permit process and you can lose 60 days.

15. What is the difference between Bonita Bay and Pelican Landing — and how do equity vs non-equity club memberships work?

Both are flagship gated communities in west Bonita, both have private beach park access, both have golf — but the membership structures are very different. Bonita Bay Club is member-owned and member-governed since 2010, when residents bought the club from Bonita Bay Group during the recession. It is non-equity — members do not own a transferable share, but the membership collectively owns and governs the club. Golf membership is approximately $150,000 initiation + $19,500/year dues; Sports is $60,000 + $10,110/year. Five 18-hole championship courses across two campuses (three Arthur Hills in Bonita, two Tom Fazio in Naples). Pelican Landing is more idiosyncratic — the master HOA includes the 34-acre private beach park on Big Hickory Island, the kayak/canoe park, tennis center, pickleball, marina, and community center, and club membership at Pelican’s Nest is optional and entirely separate. Pelican’s Nest Golf is approximately $42,000 initiation + $9,800/year (non-equity); Social is approximately $12,500 + $2,000/year. The Colony at Pelican Landing adds an additional Bay Club layer with private dining and beach club access. The practical implication: at Pelican Landing you can live in a high-end gated community with one of the few private beach parks in SWFL and never join the golf club. At Bonita Bay you can also own without joining, but the Bonita Bay Club is the social anchor for most residents.

16. Is Mediterra in Bonita Springs or Naples?

Both. Mediterra is one of the few major luxury communities physically split across the Lee-Collier county line. The northern half (including the entrance area) is in the City of Bonita Springs / Lee County, and the Mediterra Beach Club on Hickory Boulevard at the north end of Bonita Beach is in Bonita Springs / Lee County on 200 feet of private Gulf-front shoreline. The southern half is in unincorporated Collier County. Marketing and brand identity lean Naples (the community is associated with the Naples luxury market), but mailing addresses, tax bills, sheriff, school district, and fire district are split along the county line. Before you offer on a specific Mediterra property, ask your Realtor to pull the leepa.org or collierappraiser.com record to confirm which county your specific lot sits in — taxes, school assignments, and CDD assessments differ between the two halves.

17. What’s being built in downtown Bonita Springs — Imperial 41 and the Liles Hotel?

The biggest single piece of downtown reactivation is Imperial 41 — a public-private partnership between Barron Collier Companies, CAPREIT, and the City of Bonita Springs, which broke ground December 11, 2025 on city-owned land that has sat vacant for more than two decades along the Imperial River directly across from the Wonder Gardens. Two buildings spanning the river — 120 apartment homes and 19,000 square feet of commercial space. Completion targeted 2027; residential leasing by CAPREIT begins late 2027. The Liles Hotel at 27300 Old 41 Road — the 1926 building that anchors the historic downtown — was renovated by the City in 2006 and today houses the city’s Code Enforcement Division on one side and the Bonita Springs Historical Society’s history center, exhibits, and resource library on the other. The urbanist firm DPZ has presented a forward design vision for the Liles Hotel area to City Council that could include a gazebo on the banks of the Imperial River, an art-show display area, and vintage brick walkways. Together with Riverside Park (in active Phase 2 renovation through winter 2026), Depot Park, and Island Park, the downtown is the most active redevelopment zone in Bonita Springs.

18. Is Bonita Beach a public beach? Where do you park?

Yes — Bonita Beach is publicly accessible along Hickory Boulevard on Little Hickory Island. Lee County operates Bonita Beach Park at 27954 Hickory Boulevard at the south end (the main parking lot) plus numerous public beach accesses (#2 through #9) spaced along Hickory Boulevard with metered street parking. The Little Hickory Island Beach Park at the north end is the more locals-favored access. Parking at Bonita Beach Park is $2/hour via mobile pay — Lee County parking stickers are not accepted at this facility, which is a common resident surprise. The Barefoot Beach Preserve at the south end is a Collier County preserve accessed from Bonita; Lely Barefoot Beach at the south tip of the island is a gated luxury community with private beach access, not a public beach. Parking fills early on weekends and holidays — arrive before 10 AM in season. Bonita Beach is generally less crowded than Naples Beach to the south and more accessible than Captiva or Sanibel.

19. Does Bonita Springs have a police department?

No. The City of Bonita Springs does not have its own police department. Instead, the city contracts community policing services from the Lee County Sheriff’s Office (LCSO) under the Thirteenth Addendum to the Second Agreement for Law Enforcement Services. As of the most recent contract amendment, LCSO provides 2 sergeants and 17 deputies (including a detective) dedicated to Bonita Springs community policing, at a not-to-exceed cost of approximately $1.2 million per year. Response is handled by LCSO with the dedicated Bonita unit; non-emergency line 239-477-1000, emergencies 911. Fire and rescue are handled separately by the Bonita Springs Fire Control and Rescue District — an independent special district with its own elected commissioners and its own 1.9466-mill levy. This “government-lite” model — contracted sheriff, independent fire district, private non-profit water cooperative (BSU), Lee County schools — is the structural choice baked into the city’s 1999 incorporation.

20. Why is part of north Bonita served by Estero Fire instead of Bonita Springs Fire?

Because the Bonita Springs Fire District and Estero Fire Rescue District boundaries do not match the city limits. A narrow strip of City of Bonita Springs land is served by Estero Fire Rescue instead of Bonita Springs Fire (LCPA tax District 255), and a portion of Village of Estero land is still in the Bonita Springs Fire District (LCPA tax District 317). The fire-district seam crosses the municipal boundaries in places. The practical implications: (1) the millage on your property tax bill differs (Bonita Springs Fire 1.9466 mills; Estero Fire Rescue 2.2880 mills), (2) ISO Public Protection Class ratings differ between the two districts (Estero Fire Rescue holds ISO Class 3, top 5% nationally; Bonita Springs Fire’s class is district-specific and verifiable on bonitafire.org), and (3) the home-insurance underwriter may price the fire-protection portion of the premium differently. Before you offer on a property in the far north of Bonita Springs (near the Estero line) or far south of Estero (near the Bonita line), ask your Realtor to verify which fire district covers the specific parcel — it matters on both the tax bill and the insurance quote.

21. What is the cost of living in Bonita Springs compared to the rest of Florida?

Bonita Springs runs above the Florida average on housing — you are paying for beach access, gated-community inventory, and the Naples-adjacent location — but Florida has no state income tax, and Bonita sits in Lee County, whose millage rates are meaningfully lower than Collier County (Naples) just across the line. For many buyers cross-shopping Naples, Bonita delivers a very similar lifestyle at a lower tax and entry cost. Day-to-day costs (groceries, fuel, services) track the regional Southwest Florida average.

22. Is Bonita Springs a good place to retire?

It is one of the most popular retirement destinations in Southwest Florida, and for good reason: sand-beach access, dozens of gated and golf communities, no state income tax, the Lee Health Coconut Point and NCH Bonita medical campuses minutes away, and a deep calendar of arts, clubs, and volunteer organizations. The main things retirees should weigh are flood zones and insurance on coastal property, hurricane history, and seasonal traffic from December through April. We help retirement buyers match the community to the lifestyle — active golf, low-maintenance condo, or boating — rather than just the price.

23. What is the population of Bonita Springs?

Bonita Springs has roughly 57,000–60,000 year-round residents, and that number swells substantially during the winter “season” as snowbirds and second-home owners arrive. The city covers about forty-six square miles between Estero and the Collier County line. Population has grown steadily as the east-of-I-75 corridor adds new construction.

24. How far is Bonita Springs from RSW (Southwest Florida International) Airport?

Southwest Florida International Airport (RSW) in Fort Myers is roughly 20–30 minutes north of most Bonita Springs addresses via I-75 (exit 123 or 128). That easy airport access is a major draw for second-home owners and snowbirds who fly in and out through the season.

25. How far is Bonita Springs from Naples?

Downtown Naples is about 20–25 minutes south of Bonita Springs — the southern Bonita city limit is literally the Lee–Collier county line, and North Naples begins immediately across it. Many buyers choose Bonita specifically to be close to Naples dining, shopping, and beaches while staying on Lee County taxes and schools.

26. How far is Bonita Springs from Fort Myers?

Central Fort Myers is roughly 25–35 minutes north via I-75 or US-41, and the Gulf Coast Town Center / Miromar Outlets / FGCU corridor in south Lee County is even closer, about 10–15 minutes. Bonita's position at the south end of Lee County puts it within easy reach of both the Fort Myers and Naples job and retail markets.

27. When is “season” in Bonita Springs and how bad is the traffic?

“Season” runs roughly December through April, peaking around February and March, when snowbirds, renters, and visitors arrive. Expect noticeably heavier traffic on US-41, Bonita Beach Road, and at the beach parking lots during those months, and lighter, easygoing conditions May through November. Buyers who plan to live here year-round should test-drive their commute and beach route in February before committing to a specific area.

28. What is there to do in Bonita Springs?

Plenty — sand beaches at Bonita Beach and Barefoot Beach Preserve, the Old 41 / Riverside Park historic downtown with the Wonder Gardens and Arts Bonita, golf and racquet clubs across the city, boating and paddling on the Imperial River and Estero Bay, the Coconut Point shopping and dining district just north, and a busy calendar of farmers markets, concerts, and festivals. The city's arts and volunteer scene is unusually deep for its size, which is part of what makes the community feel like more than a bedroom suburb.

29. Is it better to live in Bonita Springs or Estero?

They are neighbors in the same county and share schools, hospitals, and the same Gulf-Coast lifestyle, so the choice usually comes down to feel and inventory. Bonita has the sand beaches, a true historic downtown, and the marquee gulf-front clubs (Bonita Bay, Pelican Landing). Estero is slightly newer, more master-planned (WildBlue, the Estero village core, Coconut Point), and tends to skew to newer construction. We work both markets every week and are happy to put comparable communities side by side.

30. Should I buy in Bonita Springs or Naples?

If you want the Naples lifestyle — beaches, fine dining, luxury clubs — at a lower tax rate and often a lower price per square foot, Bonita Springs is frequently the smarter buy, because you are in Lee County rather than Collier. Naples carries a brand premium and Collier County millage. The right answer depends on school zones, commute, and which specific communities fit your budget; we can model the all-in monthly cost of comparable homes in each to make the trade-off concrete.

31. What are the best neighborhoods in Bonita Springs for families?

Families tend to gravitate to the inland 34135 communities — The Brooks (Shadow Wood, Spring Run), Palmira, Hunters Ridge, Bonita National, and the newer east-of-I-75 builds like Valencia Bonita and Village Walk — for newer homes, amenities, and value, while still being zoned for Lee County schools. The right fit depends on school zone, budget, and whether you want golf, gated, or a lower-fee community. We match families to neighborhoods by school assignment and commute, not just list price.

32. Does Bonita Springs have good public schools, and who runs them?

Bonita Springs schools are part of the Lee County School District (not Collier), which uses a choice/assignment system, so the school your child attends depends on the specific address and the current zoning — never assume the closest school is the assigned one. There are also well-regarded private and charter options nearby. Because assignments change, we always have buyers verify the current zone for any specific home with the district before they fall in love with it.

33. What is the homestead exemption and how do I qualify in Lee County?

Florida's homestead exemption can reduce the taxable value of your primary residence by up to $50,000 and, just as importantly, caps annual assessed-value increases at 3% under the “Save Our Homes” provision. You qualify by owning and occupying the home as your permanent residence as of January 1 and filing with the Lee County Property Appraiser. Second homes and investment properties do not qualify, which is a key reason snowbird buyers should run their tax math carefully — we can walk you through it.

34. What's coming with Midtown at Bonita and how could it affect home values?

Midtown at Bonita is the city's planned mixed-use district along the US-41 / Old 41 corridor — the kind of walkable retail, dining, and residential core that tends to lift nearby property values over time as it builds out. For buyers, proximity to a successful Midtown can be a long-term plus; for sellers, it is a story worth telling. As with any pipeline project, timelines move, so we track the actual approvals and construction rather than the renderings.

35. What is Vivid Shores in Bonita Springs?

Vivid Shores is a new gated lakefront community on roughly 1,031 acres along Bonita Grande Drive in Bonita Springs, built by Pulte Homes and Stock Development. Its defining feature is more than 400 acres of boatable freshwater lakes reclaimed from a former mine, with gas-powered boats permitted and personal docks on select homesites — rare for new construction in Southwest Florida. Model homes are open now.

36. Who is building Vivid Shores — Pulte or Stock?

Both. Vivid Shores is a two-builder community: Pulte Homes builds the move-up and second-home series (opening in the mid-$700,000s), and Stock Development / Stock Luxury Homes builds the higher-end series ($1 million-plus). They share one master plan, the same amenity campus, and the same gated entry, so buyers can compare floor plans and price points across both builders inside one community.

37. How many homes will Vivid Shores have?

The master plan is approximately 635 single-family homesites across about 1,031 acres, split between Pulte and Stock. Because it is an active new-construction community, available inventory and quick-move-in homes change constantly — we can pull the current list of available homesites and move-in-ready homes for you on request.

38. How much do homes at Vivid Shores cost?

Pricing opens in the mid-$700,000s for the Pulte series and runs up through the $1 million-plus Stock luxury series, depending on floor plan, homesite, lake or dock location, and design-center selections. Boatable-lake and dock homesites command a premium. Builder base prices move with each release, so always confirm the current price sheet — and remember design-center upgrades can add meaningfully to the base.

39. Can you boat on the lakes at Vivid Shores?

Yes — that is the headline feature. The community is built around more than 400 acres of freshwater lakes where gas-powered boats are permitted, with personal boat docks available on select homesites. That kind of private-lake boating is unusual for new construction in Bonita and is a major reason the community is generating so much buyer interest.

40. Are the Vivid Shores lakes natural or man-made?

They are reclaimed — the lakes were created from a former rock-and-sand mine, which is why they are so large, deep, and clear. The builders have turned that former mining footprint into the community's central amenity, with boatable water and lakefront homesites as the organizing idea of the master plan.

41. Does Vivid Shores allow personal boat docks?

Yes, on select homesites that back to the boatable lakes. Dock availability and any size or type restrictions vary by homesite and are governed by the community's rules, so if private boating is a priority, tell us early and we will focus your search on the lakefront, dock-eligible lots and confirm the specifics in writing.

42. What amenities does Vivid Shores have?

The amenity core is a roughly 13-acre resort campus with a 14,000-square-foot clubhouse (fitness center, locker rooms with saunas, social spaces), a large resort pool and spa, an outdoor lakefront restaurant and bar, and a racquet complex with pickleball, tennis, and bocce, plus a dog park and event lawn — all in addition to the 400+ acres of boatable lakes.

43. Are the Vivid Shores model homes open yet?

Yes — model homes from both Pulte and Stock are open as of 2026, and the community is actively selling. If you would like to tour, we recommend having buyer representation in place before you visit, because the on-site agents represent the builder; we can attend with you (or register you) so you have a fiduciary on your side.

44. Where exactly is Vivid Shores located in Bonita Springs?

Vivid Shores is on Bonita Grande Drive, north of Bonita Beach Road and east of I-75 (roughly Exit 116, then east on Bonita Beach Road and north on Bonita Grande). It is about five minutes from Midtown at Bonita, fifteen minutes from RSW airport, and a short drive to Bonita Beach — in the eastern, formerly-mined corridor of the city.

45. How does Vivid Shores compare to WildBlue in Estero?

They are the two big boatable-lake new-construction stories in the area, and buyers cross-shop them constantly. WildBlue (Estero) is the established, larger boatable-lake community with big open water and a built-out amenity center; Vivid Shores (Bonita) is newer, slightly closer to the beaches and the Collier line, and sits in Lee County like WildBlue. The right pick depends on price point, how much open water you want, dock needs, and school zone — we tour both with clients and lay out the trade-offs.

46. Is it better to buy new construction or a resale home in Bonita Springs?

It depends on your priorities. New construction (Vivid Shores, Valencia Bonita, the east-of-I-75 builds) gets you current building codes, warranties, energy efficiency, and customization — but you wait, you pay impact fees, and the community and landscaping are still maturing. Resale in established communities (the Brooks, Palmira, Bonita Bay) gets you mature trees, proven HOAs, and immediate move-in, often at a lower price per square foot. We model both, including the all-in monthly cost, so the comparison is apples-to-apples.

47. What other new gated communities are being built in Bonita Springs?

Beyond Vivid Shores, the east-of-I-75 and Bonita Grande corridor is the city's main new-construction frontier — communities like Valencia Bonita, Village Walk of Bonita Springs, Bonita National, and the Revana Lakes / Midtown at Bonita pipeline are adding inventory. The eastern corridor is where most of Bonita's remaining developable land sits, so expect continued rooftops and road work there over the next decade. We track each project's status and can match you to the one that fits your timeline and budget.

48. What is a CDD, and are there impact fees on new homes in Bonita Springs?

A Community Development District (CDD) is a special taxing district some new communities use to finance roads, utilities, and amenities; if one applies, it shows up as an annual assessment on your tax bill (commonly a few thousand dollars) on top of HOA dues, and it can run for many years. Separately, Lee County charges one-time impact fees on new construction. Both materially affect your all-in cost, so on any new build — Vivid Shores included — we have buyers confirm in writing whether a CDD applies and what the impact fees are before going to contract.

49. What are typical long-term (annual) rental rates in Bonita Springs?

Annual rental rates vary widely by community, size, and whether the home is gated or waterfront, but Bonita Springs generally commands a premium over the regional average because of the beach access and gated inventory. Seasonal (winter) rentals command multiples of the annual rate. If you own and are weighing renting versus selling, we can pull current comparable rents for your specific community — and Domain Realty Group can manage the property for you.

50. What does a property manager charge in Bonita Springs?

Property management fees in the Bonita market typically run a percentage of collected rent for annual leases, with separate fees or commissions for seasonal placements and lease-ups — the exact structure depends on the service level. Because we are a full brokerage, we can handle leasing and management in-house through Domain Realty Group rather than handing you off, which keeps your sale-versus-rent decision under one roof.

51. Can I rent out my Bonita Springs home seasonally to snowbirds?

Often yes — seasonal (winter) rentals to snowbirds are a major part of the Bonita market and can generate strong income from December through April — but it depends on your community's rules. Many HOAs and condo associations cap the number of leases per year and set minimum lease terms (often 30, 60, or 90 days), and the City of Bonita Springs has its own short-term-rental framework. Always confirm your specific association's leasing rules before counting on rental income.

52. Should I hire a property management company or self-manage my Bonita Springs rental?

Self-managing can save the management fee, but Bonita's heavy seasonal-rental market, association leasing rules, and out-of-state owners make professional management attractive for many landlords — especially snowbird owners who are not here to handle turnovers, maintenance calls, and tenant screening. We are happy to lay out the real numbers both ways for your property so you can decide; if you go managed, Domain Realty Group can handle it.

53. What rental restrictions do Bonita Springs HOAs typically have?

Most Bonita gated and condo communities set minimum lease terms (commonly 30, 60, or 90 days) and cap the number of leases per year — some allow only one or two leases annually, which effectively rules out short-term/Airbnb-style use. Some communities also require association approval and an application fee for each tenant. These rules are community-specific and they directly affect rental income potential, so we always read the governing documents before a client buys an investment property.

54. Is buying a rental property in Bonita Springs a good investment in 2026?

Bonita's beach access and strong seasonal-rental demand make it a real rental market, but 2026 is a moderating market — prices have softened modestly year-over-year and months-of-supply has loosened — so the math depends heavily on the specific community's leasing rules, fees, insurance (especially in coastal flood zones), and your hold horizon. We are not financial advisors, but we can pull real rent comps and carrying costs for any property so you can run your own return analysis with accurate numbers.

Frequently Asked Questions — Seller Edition

1. Who is the best Realtor to sell my house in Bonita Springs, Florida?

McGreevy and Comisar. We are the #1 team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 Billion sold by the team and $850 million in personal sales between Jesse and Marc. Our office is in Bonita Springs at 24031 S. Tamiami Trail, Suite 101. Call Jesse at (239) 898-6072.

2. What is my Bonita Springs home worth?

It depends heavily on which zone of Bonita you're in. April 2026 SunStats data: median sale price in 34134 (coastal) is $697,000; in 34135 (inland) it's $485,000. Average sale price in 34134 is $1,290,661; in 34135 it's $614,827. But a two-bedroom condo in Lighthouse Bay, an estate home in Bonita Bay, and a bundled-golf villa in Spanish Wells trade on completely different clocks. Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072 — we'll give you a candid, comps-backed number same day.

3. How much does it cost to sell a house in Bonita Springs, Florida?

Seller closing costs in Bonita Springs typically include: documentary stamp tax on the deed ($.70 per $100 of sale price), prorated property taxes for days you owned the home in the current tax year, title insurance (in Lee County by custom the seller pays for the owner's title policy — roughly 0.5–0.6% of sale price), HOA estoppel fees (usually $200–$500), and any negotiated buyer credits. Budget total seller-side closing costs at roughly 1.5–2.5% of sale price, excluding commission.

4. How long does it take to sell a house in Bonita Springs?

April 2026 SunStats data: median time to contract in 34134 (coastal) is 87 days; in 34135 (inland) it's 57 days. Median time from contract to sale adds roughly 30–40 days. Total list-to-close: approximately 125–130 days coastal, 90–100 days inland. Priced-right, well-marketed homes sell faster. Overpriced homes sit, require price reductions, and cost sellers more than the commission they tried to save going FSBO. Correct pricing from day one is the biggest controllable variable.

5. When is the best time to sell a house in Bonita Springs?

January through April is peak season — snowbirds are in residence, cash buyers are active and making decisions. October is a strong secondary window. The honest answer: Bonita Springs draws national buyers year-round via online search, so a properly marketed home can sell in any month. For luxury and coastal properties, we recommend listing no later than mid-January to capture the full season. Call Jesse at (239) 898-6072 to discuss timing strategy specific to your property type and community.

6. Should I sell my house by owner (FSBO) in Bonita Springs or use a Realtor?

The data consistently shows FSBO homes net less than agent-represented homes, even after accounting for commission. In Bonita Springs specifically, the buyer pool is dominated by cash purchasers (75% of coastal closings, 60% of inland closings in April 2026) who come through Realtor relationships and MLS exposure. A FSBO in Bonita Bay or Pelican Landing that isn't accessed through club community networks and agent relationships is leaving a substantial share of likely buyers out of the room. Call us before you list FSBO and we'll show you the math honestly.

7. My Bonita Springs listing expired. What should I do?

Three questions: Was it overpriced? Was it undermarketed (weak photos, no 3D tour, no targeted buyer outreach)? Or was there a condition issue buyers balked at? Most expireds are a pricing problem, a presentation problem, or both. We do honest post-mortem analyses before agreeing to represent an expired listing — if the price needs to come down, we tell you upfront, not after another 90 days on market. Call Jesse at (239) 898-6072 for a confidential conversation.

8. Do I need a survey to sell my house in Florida?

Florida does not require sellers to provide a survey, but buyers frequently request one — especially on single-family homes in gated communities and on any property where the buyer's lender requires one for financing. If you have a current survey (within a few years with no property changes), provide it. If not, expect the buyer's survey request during due diligence and factor the cost (typically $400–$900 in Lee County) into your net-sheet planning.

9. How does the FEMA flood zone affect my Bonita Springs home sale?

If your property is in an AE or VE flood zone, buyers will want to see the elevation certificate, current NFIP flood insurance premium (and Risk Rating 2.0 quotes), and any open substantial-improvement histories that limit future renovation. We prepare sellers with this documentation before listing — buyers who discover flood issues mid-due-diligence will either renegotiate hard or walk. Better to know upfront and price accordingly. Bonita Springs's CRS Class 5 rating gives every NFIP policyholder a 25% discount — that's a real selling point for buyers running insurance numbers.

10. What is the Realtor commission in Florida / Bonita Springs?

Florida has no standard or mandated commission rate — it is always negotiable between the seller and their listing agent. Since the August 2024 NAR settlement, buyer-agent compensation is negotiated separately between buyers and their agents. Call us directly to discuss our fee structure; we are transparent about what you pay and what you get. We'd rather have that conversation upfront than let you make a decision based on guessing.

11. Should I renovate my Bonita Springs home before selling?

It depends on the property type, price tier, and condition. In luxury gated communities (Bonita Bay, Pelican Landing, Mediterra) above $1M, buyers tend to want to customize finishes themselves — a full renovation to your taste can cost $150K and recover $80K. In the inland mid-market ($400–700K), turnkey condition commands a measurable premium because more buyers are financing and appraisers look at comparable finishes. Targeted pre-list work — fresh paint, landscaping, cleaning, minor cosmetic updates — almost always pencils out. A full gut renovation almost never does. Call Jesse to walk through the property-specific calculus.

12. How do I sell a luxury home or high-rise condo in Bonita Bay or Pelican Landing?

Luxury and high-rise sales require reaching national and international cash buyers who will never walk into a Bonita Springs office on vacation. That means professional photography, aerial drone video, 3D Matterport tours, targeted digital advertising to coastal-wealth demographics, and direct outreach through club and community networks. It also means pricing that reflects the comp set and current cash-buyer appetite accurately — not 2022 numbers. McGreevy and Comisar have represented buyers and sellers in Bonita Bay high-rises including Omega, Seaglass, and Horizons, and in Mediterra estate homes. Call Jesse at (239) 898-6072 for a confidential luxury seller consultation.

13. Can I sell a home in a Bonita Springs HOA or gated community?

Yes, but HOA and club communities add steps. The buyer must receive the HOA documents (governing docs, budget, reserves, meeting minutes) within 3 days of contract execution under Florida law — they then have 3 days after receipt to cancel if they don't like what they see. Club membership transfers (golf, social, beach access) are governed by each club's bylaws — some transfer for a fee, some require the buyer to apply separately, some (like Mediterra Golf) have waitlists. We prepare sellers in Bonita Bay, Pelican Landing, The Colony, Mediterra, The Brooks, Spanish Wells, and all other major communities with the full HOA and club document package before listing.

14. What are the steps to selling a house in Bonita Springs, Florida?

(1) Pre-listing consultation and pricing analysis with McGreevy and Comisar. (2) Pre-list preparation — repairs, staging, photography, 3D tour. (3) MLS entry and multi-channel marketing launch. (4) Showings, offer negotiation, and contract execution. (5) Buyer due diligence — inspection, appraisal if financed, flood zone review, HOA document review. (6) Title work and closing prep. (7) Close and fund. From listing to contract: 57–87 days median (April 2026 data). From contract to close: 30–45 days cash, 45–60 days financed. Total typical timeline: 90–130 days. Call Jesse at (239) 898-6072 to map your specific timeline.

15. What is the property tax situation for Bonita Springs sellers at closing?

Florida property taxes are paid in arrears (you pay in November/December for the current year), so sellers typically credit buyers the prorated tax amount for days the seller owned the property. Bonita Springs's total combined millage across all overlapping authorities runs approximately 12.80 mills — lower than most Lee County cities because the city's own millage is only 0.8470 mills. Lower effective property taxes than Fort Myers or Cape Coral is a real selling point in buyer conversations.

16. Is now a good time to sell a house in Bonita Springs?

For most sellers, yes — with caveats by zone. April 2026 data: months supply dropped from 16.0 to 9.5 months in coastal 34134 (still buyer-tilted at the high end but tightening fast) and from 9.3 to 5.7 months inland 34135 (right at the balanced-market line). Closed sales jumped +24% citywide, dollar volume +27% year-over-year. The trend is moving toward sellers — but pricing still needs to reflect where the market is today. Call Jesse at (239) 898-6072 for a current market conversation specific to your home and neighborhood.

17. What is the best listing agent for luxury Bonita Springs waterfront property?

McGreevy and Comisar — Top 1% Real Estate Agents Nationally Since 2008, #1 Team in Southwest Florida since 2012, with $850 million in personal sales between Jesse and Marc. We understand the coastal VE and AE flood-zone pricing dynamics, the cash-buyer profile for Bonita Beach and Little Hickory Island, and the elevation-certificate and insurance conversations that determine whether a luxury waterfront home closes at full value or gets renegotiated at the 11th hour. Call Jesse at (239) 898-6072.

18. How does selling my house in Bonita Springs work if I have a mortgage?

Standard transaction — your mortgage payoff is handled at closing by the title company, which obtains a payoff quote from your lender, deducts it from the sale proceeds along with closing costs, and wires you the net. If you owe more than the property is worth, a short sale requires lender approval and typically takes 3–6 months. Call Jesse at (239) 898-6072 to discuss your situation confidentially. We can have a realistic net-sheet in your hands within 24 hours.

19. What happens at closing when I sell my house in Florida?

Florida closings are handled by a title company (not an attorney, as in some states). The title company handles all wire transfers, pays off your mortgage, deducts costs, and wires your net proceeds — typically same day. You do not need to be physically present in Florida; remote closings via courier or Power of Attorney are common for out-of-state sellers. Cash transactions can close in 2–3 weeks from contract; financed closings typically take 30–45 days.

20. Why should I list my Bonita Springs home with Jesse McGreevy?

Jesse McGreevy started in real estate in October 2004 and launched McGreevy and Comisar in October 2008 — surviving the 2008–2012 Southwest Florida crash, which is the hardest possible proving ground for a listing agent's pricing discipline. His personal sales with Marc Comisar exceed $850 million. The team has closed over $2.5 Billion in real estate. He holds the 5-Star Award for Customer Satisfaction from Gulfshore Life Magazine for 20 consecutive years — one of only 5 agents out of 21,000+ Florida licensees. Top 1% Real Estate Agents Nationally Since 2008. Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs. He answers his own phone: (239) 898-6072.

21. Is Bonita Springs a buyer's market or a seller's market in 2026?

As of the most recent data (April 2026), Bonita is best described as a moderating, more balanced market than the frenzy of a few years ago. Months of supply has eased to roughly 5.7 months in inland 34135 and about 9.5 months in coastal 34134, median prices have softened single digits year-over-year, yet active inventory is actually down 25–27% from a year ago as sellers hold off. Translation: well-priced, well-prepared homes still sell, but pricing discipline matters more than it did in 2021–2022.

22. What percentage of list price are Bonita Springs homes selling for right now?

In April 2026, homes sold at a median of about 89% of original list price in coastal 34134 and roughly 93% in inland 34135. Both figures actually ticked up from a year earlier, which tells you that homes priced to the current market — not last year's market — are still finding buyers. The gap between original and final price is almost always a pricing-and-preparation story, which is exactly where a strong listing strategy pays for itself.

23. How many days on market should I expect when selling in Bonita Springs?

April 2026 median time to contract was about 57 days in inland 34135 and 87 days in coastal 34134, with total time to closing running a few weeks beyond that. Sharply-priced, well-marketed homes go faster; overpriced homes sit and then chase the market down. We set expectations with real, community-specific data up front so you are not guessing.

24. How much has Bonita Springs inventory changed year over year?

Active inventory is down sharply year-over-year — roughly 25% lower in coastal 34134 and 27% lower in inland 34135 as of April 2026 — even though months-of-supply rose, because closed sales also climbed more than 20%. Fewer new listings are coming on, which can work in a prepared seller's favor. We watch these numbers monthly and time launches accordingly.

25. How does new construction like Vivid Shores affect the resale value of my home?

New-construction communities (Vivid Shores, Valencia Bonita, the east-of-I-75 builds) add competing inventory and often come with builder incentives — rate buydowns, design-center credits — that resale sellers cannot match dollar-for-dollar. But resale homes counter with mature landscaping, established HOAs, no construction wait, and frequently a lower price per square foot. The key is to position your home against the right competition and price to the value a resale uniquely offers. That positioning is a core part of how we list.

26. How do I price my home to compete with new construction and builder incentives?

You lead with what new construction can't offer — immediate move-in, mature trees and lot premiums already paid for, a proven community, and typically a lower price per square foot — and you price against actual recent resale comps, not the builder's base sticker (which usually excludes lot premiums and upgrades). We also factor in the effective value of any builder incentives so your home is priced to win the side-by-side comparison. This is exactly the analysis we bring to a listing appointment.

27. What home improvements give the best return before selling in Bonita Springs?

In this market the highest-return moves are usually the least glamorous: fresh paint, deep cleaning and decluttering, updated lighting and hardware, fresh landscaping and pressure-washing for curb appeal, and resolving any deferred maintenance or open permits before listing. Big-ticket renovations rarely return their full cost. We do a free pre-list walkthrough and tell you exactly which dollars are worth spending — and which are not — for your specific home and price point.

28. Should I sell my Bonita Springs home before or during “season”?

Bonita's buyer pool is heavily seasonal — the snowbird and second-home buyers who drive much of the market are physically here from roughly December through April, so listings that are live and well-marketed heading into and through season reach the most ready buyers. That said, lower season inventory means less competition for a well-prepared home. The right timing depends on your community and home; we build a launch calendar around it rather than defaulting to one rule.

29. What does it cost to sell a home in a Bonita Springs gated or golf community?

Beyond the standard selling costs (commissions, doc stamps on the deed, title, prorated taxes), gated and golf communities can add association transfer or capital-contribution fees, estoppel fees, and in equity clubs a membership transfer or resale process that has to be coordinated with closing. These vary a lot by community and can surprise sellers who do not plan for them. We map out every community-specific cost up front so your net-proceeds number is accurate from day one.

30. Should I sell my Bonita Springs home now or wait for the market to improve?

We are not in the business of telling you to time the market — that is your call — but we can give you the facts to decide: prices have softened modestly, inventory is down year-over-year, well-priced homes are still selling at 89–93% of list, and more new construction is coming to the eastern corridor. If your move is driven by life (relocation, rightsizing, a 1031, a tax-basis reset), waiting carries its own costs. We will run your specific net-proceeds and carrying-cost numbers both ways so the decision is yours, informed.

Sources and Authoritative References

City of Bonita Springs — Government / Official

• City homepage: cityofbonitasprings.org
• About the City / History: cityofbonitasprings.org/about_us/history
• Mayor & Council: cityofbonitasprings.org/government/mayor___council
• City Manager: cityofbonitasprings.org/services___departments/city_manager
• City Clerk: cityofbonitasprings.org/services___departments/city_clerk
• City Charter (codified April 2020): cityofbonitasprings.org/services___departments/city_clerk/city_charter
• FEMA CRS Page: cityofbonitasprings.org/FEMACRS
• Flood Protection: cityofbonitasprings.org/about_us/flood_protection
• Hurricane Ian: cityofbonitasprings.org/hurricane_ian
• Tropical Storm Milton: cityofbonitasprings.org/services___departments/communications_department/tropical_storm_milton
• Emergency Resources: cityofbonitasprings.org/government/emergency_resources
• 25th Anniversary: cityofbonitasprings.org/services___departments/communications_department/25th_anniversary
• Rail-to-Trail Funding (Ord 26-05): cityofbonitasprings.org/news/what_s_new/city_council_advances_rail-to-_trail_funding_to_vo
• Voluntary Home Buyout Program: cityofbonitasprings.org/services___departments/public_works/voluntary_home_buyout_program_information
• East Terry Street Improvements: cityofbonitasprings.org/services___departments/public_works/east_terry_street_improvements
• Ordinance 22-05 Flood Hazard Reduction (PDF): cityofbonitasprings.org PDF

City of Bonita Springs — Community Development

• Community Development site: cityofbonitaspringscd.org
• FEMA Flood Zone Information: cityofbonitaspringscd.org/resources/FEMA_Flood_Zone_Information.html
• Comprehensive Planning: cityofbonitaspringscd.org/resources/Comprehensive_Planning.html
• Old 41 Redevelopment Overlay White Paper (Dec 2017, PDF): 01_White_Paper_Old_41_Redevelopment_Overlay.pdf
• Old US-41 Corridor Redevelopment Master Plan (2005, PDF): Old_US-41_corridor_redevelopment_masterplan.pdf
• DPZ Form-Based Code Introduction Draft (July 2018, PDF): 1812-IntrotoCode-Draft-v1.pdf
• Sea Turtle Lighting Verification Form: Bld_SeaTurtleLighting_Standards_Verification_20240105_final.pdf
• Dock & Shoreline Ordinance 23-11 (PDF): Ordinance_No_23_11_Dock_and_Shoreline_Amendments.pdf
• Bonita Beach Road Visioning Study (July 2016, Toole Design, PDF): Bonita_Springs_Final_Report_Toole_Design_Group.pdf
• Capital Improvement Plan Ord 22-12: mcclibraryfunctions.azurewebsites.us Ord download
• FY2023 Annual Comprehensive Financial Report (audit): flauditor.gov 2023 bonita springs.pdf
• Municode (Code of Ordinances + Comprehensive Plan): library.municode.com/fl/bonita_springs

Independent Special Districts

• Bonita Springs Fire Control & Rescue District: bonitafire.org
• Bonita Springs Fire Budget Summary: bonitafire.org Ad-Budget Summary.pdf
• Bonita Springs Utilities (BSU): bsu.us
• Estero Fire Rescue District: esterofire.com
• Lee County Mosquito Control District: lcmcd.com

Lee County Government

• Lee County Government: leegov.com
• Lee County Property Appraiser: leepa.org
• 2025 Taxing District Millage Book (PDF): leepa.org 2025 Millage Book
• Lee County Tax Collector: leetc.com
• Lee County Clerk of Court: leeclerk.org
• Lee Clerk Official Records Search: or.leeclerk.org
• Lee County Supervisor of Elections: lee.vote
• Lee County Sheriff: sheriffleefl.org
• Lee County Emergency Management — Know Your Zone: leegov.com knowyourzone
• Lee Plan (Comprehensive Plan, PDF): leegov.com Leeplantext.pdf
• Lee County Library System — Bonita Springs Branch: leegov.com/library/branches/bn

Federal / State

• Florida Realtors SunStats: sunstats.floridarealtors.org
• FEMA Flood Map Service Center: msc.fema.gov
• FEMA Flood Hazard Layer Viewer: hazards-fema.maps.arcgis.com
• Florida DEP — Estero Bay Aquatic Preserve: floridadep.gov estero-bay-aquatic-preserve
• NOAA Imperial River Gauge: water.noaa.gov/gauges/bsif1
• NOAA Hurricane Milton Tropical Cyclone Report (PDF): nhc.noaa.gov AL142024_Milton.pdf
• Conservancy of Southwest Florida — DR/GR context: conservancy.org — SWFL Water Quality & DR/GR
• Florida Lions Eye Clinic: fllec.org

Community / HOA / Club

• Bonita Bay Club: bonitabayclub.net
• Bonita Bay Marina: bonitabaymarina.net
• Pelican Landing: pelicanlanding.com
• Pelican’s Nest Golf Club: nestgolf.com
• The Colony at Pelican Landing: thecolonyfoundation.com
• Mediterra: mediterranaples.com
• The Commons Club at The Brooks: thecommonsclub.com
• Shadow Wood Country Club: shadowwoodcountryclub.com
• Spring Run Golf Club: springrun.com
• Copperleaf Golf Club: copperleafgc.com
• Spanish Wells Country Club: spanishwellscountryclub.com
• Palmira Golf & Country Club: golfclubatpalmira.org
• Worthington Country Club: worthingtoncc.net
• Vasari Country Club: vasaricountryclub.com
• Hunters Ridge Golf & Country Club: huntersridgegolfandcountryclub.com
• Bonita National Golf & Country Club: bonitanationalgolfcc.com
• Highland Woods Golf & Country Club: hwgcc.com
• Bonita Fairways: bonitafairways.org
• Brooks of Bonita Springs CDDs — 2026 Budget (PDF): brookscdds.net 2026 BOBSCDD budget.pdf

Cultural / Civic / Volunteer Organizations

• Arts Bonita (Centers for the Arts Bonita Springs): artsbonita.org
• Bonita Springs National Art Festival: artsbonita.org/artfest
• The Wonder Gardens: wondergardens.org
• Bonita Springs Historical Society: bonitaspringshistory.org
• Bonita Springs Public Library (Lee County system): leegov.com/library/branches/bn
• Bonita Springs Rotary Club: bonitaspringsrotary.org
• Bonita Springs Lions Club: bonitalions.org
• Café of Life: cafeoflife.org
• Bonita Springs Assistance Office: bonitaassistance.org
• Shadow Wood Charitable Foundation: shadowwoodcharitablefoundation.org
• Friends of Barefoot Beach Preserve: friendsofbarefootbeach.org
• Friends of the Bonita Springs Library: friendsofbonitalibrary.org
• Bonita Springs Downtown Alliance: bonitadowntownalliance.com
• Bonita Springs YMCA: ymca.org/locations/bonita-springs-ymca
• Bonita Springs Concert Band: bonitaspringsconcertband.org

Healthcare

• Lee Health Coconut Point: leehealth.org/locations/coconut-point
• Lee Health Bonita Community Health Center: leehealth.org/bonita-community-health-center
• NCH Healthcare Bonita Springs: locations.nchmd.org/fl/bonita-springs

News and Media

• Naples Daily News (Bonita coverage): naplesnews.com
• News-Press (Fort Myers): news-press.com
• News-Press 2024 Bonita Springs Election Recap: news-press.com Bonita Springs election 2024
• Gulfshore Business: gulfshorebusiness.com
• WGCU NPR — Liles Hotel design vision (Oct 2025): wgcu.org Liles Hotel
• WGCU NPR — Bonita post-Milton: wgcu.org bonita-springs assessment
• WGCU NPR — Wonder Gardens 90th: wgcu.org wonder-gardens-90-years
• NPR — Bonita Irma flooding (Jan 2018): npr.org bonita-springs-irma-flooding
• NPR — Bonita post-Ian (Oct 2022): npr.org bonita-springs-ian-damage
• WINK News — Bonita post-Ian: winknews.com bonita beach ian damage
• Your Observer — “Tale of Three Cities: Bonita Springs, Second Time’s Charm” (2011): yourobserver.com Bonita incorporation history
• First Call Golf — Bonita Bay $110M Clubhouse (May 2026): firstcallgolf.com bonita bay 110m clubhouse
• Barron Collier — Imperial 41 groundbreaking (Dec 2025): barroncollier.com imperial-41-groundbreaking
• Gulfshore Business — Midtown at Bonita: gulfshorebusiness.com midtown bonita
• Gulfshore Business — Revana Lakes approval: gulfshorebusiness.com revana lakes
• Florida Rambler — Imperial River kayak trail: floridarambler.com imperial river

Tourism / Chamber

• Visit Florida — Bonita Springs: visitflorida.com
• Bonita Springs Estero Chamber of Commerce: bonitaesterochamber.org
• Bonita Springs Chamber of Commerce (SWFL Inc.): swflinc.com/bonita-springs
• Lee County Visitor & Convention Bureau: visitfortmyers.com
• City of Bonita Springs Tourism + Events: cityofbonitaspringscfl.gov

If you want the raw source documents on any specific claim in this page, call or email — we are happy to share. The full deep-research file with all eight agent dossiers is available on request.

Last updated 2026-05-15. McGreevy and Comisar. Domain Realty. (239) 898-6072 · [email protected].

Downloadable Documents — The Records Most Bonita Springs Realtors Don't Cite

Most real-estate pages stop at a glossy neighborhood pitch. We'd rather hand you the primary-source documents that actually govern what you can build, what you'll pay, and how the city works — the records we read before we advise a client. Every link below is an official government or district document:

• City of Bonita Springs Flood Hazard Reduction Ordinance (No. 22-05) — The actual ordinance governing floodplain construction, freeboard, and the 50%-Rule administration inside the city.
• Old 41 Redevelopment Overlay — City White Paper — The planning rationale behind the form-based code reshaping the historic downtown corridor.
• Old US-41 Corridor Redevelopment Master Plan — The full downtown master plan that drives the Imperial 41 / Liles Hotel pipeline.
• Bonita Springs Land Development Code — Introduction (Draft) — The zoning and land-use framework most buyers never see before they make an offer.
• Sea Turtle Lighting Standards Verification — The coastal lighting rules that affect waterfront and beach-area properties.
• Dock & Shoreline Amendments (Ordinance No. 23-11) — What you can and can't build on the water — critical for Imperial River and canal-front buyers.
• Bonita Springs Mobility / Trails Final Report (Toole Design Group) — The study underpinning the rail-to-trail and complete-streets plans.
• City of Bonita Springs Annual Financial Audit (2023) — The state auditor's report on the city's finances — useful for understanding the 'government-lite' budget.
• Bonita Springs Fire District Budget Summary — The independent fire district's budget — it's a separate taxing authority from the city.
• Lee County 2025 Taxing District Millage Book — Every millage rate by taxing district — the source for your real all-in property-tax number.
• The Lee Plan (Lee County Comprehensive Plan) — The county comprehensive plan, including the DR/GR overlay that governs east-Bonita development.
• NOAA Hurricane Milton (2024) Tropical Cyclone Report — The official post-storm report — the factual record behind Bonita's most recent hurricane impact.
• The Brooks CDD FY-2026 Budget — An example community-development-district budget — exactly the kind of carrying cost we help buyers verify before they offer.

Want any of these explained in plain English for a specific property you're considering? That's exactly what we do — call McGreevy and Comisar at (239) 898-6072.