Buy a Home in Bonita Bay, FL

Buy a Home in Bonita Bay, Florida

To buy a home in Bonita Bay, Florida you are choosing among 55 subdivisions that actually recorded a sale in the trailing 365 days, at a community median of $750,000 across a range of $240,000 to $5,900,000, with 59 listings standing today. Bonita Bay is a gated, master planned community of 3,346 residences on roughly 2,400 acres.

Updated August 2026. Written by Jesse McGreevy and Marc Comisar of Domain Realty Group, Top 1% Real Estate Agents Nationally Since 2008. More about how we work is on our about page, and the full community overview lives on our Bonita Bay community guide. If you would rather talk than read, Jesse is at (239) 898-6072.

This page exists because most Bonita Bay buying advice is written at the level of the gate. It tells you the community is beautiful, that it is Audubon certified, that there are golf courses, and then it stops. That is not a buying decision. A buying decision needs to know that Hammock Isle traded at $238 per square foot in the same twelve months that Spring Ridge traded at $845, inside the same gate, in the same year. It needs to know that Harbor Lakes sold at a median 3 days on market while Riverwalk sold at a median 375. It needs to know that 30 of the 55 subdivisions that sold in the last year have nothing standing for sale at all today, so if your heart is set on one of them, your buying strategy is a waiting strategy, not a touring strategy.

Everything below is counted from the SW Florida MLS Matrix, Development Name BONITA BAY, pulled on August 3, 2026, and from first party Bonita Bay Community Association documents. Where we do not know something, we say so and we tell you exactly which office holds the answer. That is the whole method.

What buying a home in Bonita Bay looks like in August 2026

Three numbers frame the entire decision. Over the trailing 365 days, 223 homes closed inside Bonita Bay. As of August 3, 2026, 59 listings were standing. Standing inventory in Bonita Bay fell from 86 on June 12, 2026 to 59 on August 3, 2026, a 31.4% drop, while closings over the trailing year held at 223. Those are counts from two comparable pulls of the same query, seven weeks apart. We are not going to tell you why inventory moved, because the cause is not established and we do not publish guesses as facts.

What those counts mean for you practically is narrower choice and a shorter list to work. Fifty nine listings across a 2,400 acre community with 3,346 residences is not a browsing market. It is a market where the right buyer’s agent already knows which subdivisions have inventory, which ones have exactly one listing, and which ones have none.

The closed side is where the real intelligence sits. Two hundred twenty three closings across 55 subdivisions means the average Bonita Bay subdivision produced roughly four sales in a year. That is a thin comparable set by any standard, and it is the single most important thing a buyer here needs to understand before making an offer. When somebody quotes you a Bonita Bay price per square foot, ask them how many sales it rests on. Often the honest answer is one.

Who this Bonita Bay buyer’s guide is written for

It is written for the person who is seriously evaluating a purchase inside the gates and wants the underlying record rather than a brochure. That includes the buyer relocating full time to Southwest Florida, the snowbird buying a seasonal residence they will occupy part of the year, the buyer trading up from another Bonita Springs or Estero community, and the buyer comparing Bonita Bay against Naples or Pelican Landing on price per square foot and cost of ownership.

It is also written for the buyer at the entry point. There is a persistent belief that Bonita Bay begins at a million dollars. The closed record says otherwise: the lowest recorded sale in the trailing 365 days was $240,000, and ten of the 55 subdivisions that transacted carried a median or single sale price at or below $500,000. If your budget is under $600,000, you are not out of the conversation. You are in a narrower and slower conversation, which is a different problem and a solvable one.

If you already own in Southwest Florida and need to sell in order to buy here, the timing of the two transactions is the whole game, and our Bonita Bay home valuation page carries the seller side of the same data set. If you are still deciding between Bonita Bay and the wider market, the Bonita Springs area guide is the broader view.

How to read the numbers on this page

Four reading rules, and they apply to every table below.

Every figure is dated. The window is the trailing 365 days ending August 3, 2026, and the active snapshot is August 3, 2026. Real estate data ages, and an undated number is an unverifiable one.

Every group where n equals 1 is one transaction wearing a statistic’s clothing. We write those as “one sale, at $X” and never as a median. We apply the same caution at n equals 2 and n equals 3. This is not modesty, it is arithmetic: a single sale tells you what one buyer and one seller agreed to on one day about one house.

Medians, not averages. A median is the middle sale. In a community where one closing can be $5,900,000 and another $240,000, an average is a number that describes no actual home.

Counts and observed facts only. We do not assert a cause for any market movement and we do not forecast prices or rates. Where a question requires a fact we do not hold, we name the office that holds it.

Ready to put this against a specific address? Book a Bonita Bay buyer consultation or call Jesse McGreevy directly at (239) 898-6072.

Talk to a Bonita Bay Buyer’s Agent

A Bonita Bay buyer consultation with McGreevy and Comisar is a working session, not a sales call. We start from the closed record for the subdivisions you are considering, tell you what the standing inventory actually is, and lay out what a purchase in Bonita Bay costs to close and to carry. There is no charge and no obligation.

Most buyers arrive with a saved search and a shortlist of three or four listings. That is a fine place to start and a poor place to decide from, because a listing set is what happens to be for sale this week, not what the community actually trades at. Roughly half the value we add in the first hour is subtraction: telling you which of your four listings is priced against a comparable set of one sale, which sits in a subdivision with a 200 plus day median marketing time, and which one is genuinely competitively priced against a nine sale record.

The second half is addition. We will name subdivisions you have not looked at, because 30 of the 55 subdivisions that closed a sale in the last year have nothing standing today, and the only way you ever see one of those is if somebody is watching for you.

What happens on a Bonita Bay buyer consultation

We ask what you are solving for. Full time residence, seasonal use, a property you will occupy part of the year, a purchase tied to selling something else first. Those four buyers should be shopping in different parts of Bonita Bay and should structure very different offers.

We then put your budget against the closed record. Not against asking prices, against what actually closed. If you tell us $900,000, we can show you every subdivision inside Bonita Bay whose trailing year median landed in that neighbourhood, along with how many sales that median rests on, the median days on market, the median price per square foot and the median living area. That is a materially different conversation from scrolling listings.

We review what is standing right now, all 29 subdivisions with inventory, including the ones with exactly one listing, where your negotiating posture is completely different because there is no substitute unit.

We walk the cost of buying: what a buyer customarily pays at a Lee County closing, what financing adds in state taxes, what a cash purchase does not pay, and the reassessment issue that changes your first tax bill. We cover written buyer representation, which is now required before we tour a single home together.

Finally, we set up a watch. If your target subdivision has no standing inventory, the plan is a monitored search plus direct outreach, and that plan starts the day we meet, not the day a listing appears.

How to reach McGreevy and Comisar about a Bonita Bay purchase

Jesse McGreevy is at (239) 898-6072 and [email protected]. Marc Comisar is at (239) 287-5873. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, a few minutes from the Bonita Bay gate on US 41.

You can also request a Bonita Bay buyer consultation using the form on this page and we will come back to you with the subdivision level data for whatever you are considering, before you ever get in a car.

One practical note about 2026. A written buyer broker agreement is required before a buyer’s agent tours a home with you, in person or by live virtual tour, and that agreement must state a specific, conspicuous amount or rate of compensation and must conspicuously state that broker compensation is fully negotiable and is not set by law. That means the conversation about what representation costs happens in writing, up front, before the first showing. We would rather have it early and plainly than late and awkwardly.

Why Buyers Hire McGreevy and Comisar in Bonita Bay

Buyers hire McGreevy and Comisar in Bonita Bay for three reasons: we have read the entire Bonita Bay closed record subdivision by subdivision rather than quoting a community average, we have been in this specific market since 2003, and we publish what we do not know alongside what we do. We are Top 1% Real Estate Agents Nationally Since 2008.

Those three things sound modest written down. In practice they are the difference between an offer built on evidence and an offer built on a feeling. Below is what each one actually means when you are the buyer.

Jesse’s first month in Southwest Florida was spent inside Bonita Bay

Here is a fact I do not usually lead with. I moved to Southwest Florida in October 2003, and when I first got down here I stayed in a Wild Pines condo inside Bonita Bay for a month. I got engaged there, in Bonita Bay, in 2003. Holly and I married on April 23, 2005, and I closed on my first home in Stoneybrook, Estero in January 2004, where I still live. So when a buyer asks me about Wild Pines, I am not reading them a listing description. I lived in that neighbourhood, and it is where I asked my wife to marry me.

That matters here for a reason beyond sentiment. Wild Pines is the most affordable regular way into Bonita Bay: 6 closings over the trailing 365 days at a median of $305,050, $285 per square foot, 188 median days on market and 1,097 median square feet, with 3 active listings from $325,000 to $399,000 as of August 3, 2026. It is exactly where a first time Bonita Bay buyer starts looking, and it happens to be the corner of this community I know from the inside.

We read the Bonita Bay closed record, subdivision by subdivision

Most Bonita Bay content quotes one number for a 2,400 acre community with 3,346 residences and eight high rise towers. One number cannot describe a place where price per square foot runs from $238 at Hammock Isle to $845 at Spring Ridge and $830 at Woodlake in the same twelve months. That is roughly a 3.5x spread inside a single gate, in a single year.

So we do not quote one number. We work the 55 row closed table and the 29 row active table that appear in full further down this page, and we work them by name. When you tell us the subdivision, we can tell you how many sales it produced, what the middle sale was, what the range was, how long the median listing took to sell and how much living area the typical sale carried. When the answer is “one sale”, we say “one sale” and we tell you what that limits.

The practical payoff is offer construction. An offer into a subdivision with 14 closings and a 33 day median marketing time is a different animal from an offer into a subdivision with 2 closings and a 375 day median marketing time. Same community, same gate, opposite negotiating physics.

We publish what we do not know about Bonita Bay

There are real questions about buying here that we cannot answer from verified sources, and we will not invent an answer to make a page look complete. We do not publish a flood zone for any Bonita Bay village or tower, because zone is assigned per parcel and per structure and one village can span more than one zone. We do not publish Bonita Bay Club dollar figures, because the numbers circulating in this market trace to sources we will not stand behind. We do not tell you whether a Club membership transfers with a home, because the governing bylaws sit behind a member login and the honest answer is that the Club Membership Office is the only place to get it.

That list is not a weakness in our research. It is the shortlist of questions you should be asking, and every item on it comes with the office that holds the answer. A page that guesses on all of those reads more confident and serves you worse.

Top 1% Real Estate Agents Nationally Since 2008

Domain Realty Group has been the #1 Team in Southwest Florida since 2012, and McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. The team has been recognised with the Gulfshore Life 5 Star Award for 20 straight years. Domain Realty is the brokerage, Domain Realty Group is the team, and McGreevy and Comisar is the partnership you will actually be working with.

For a buyer, national production ranking matters in exactly one way: it means the people advising you have run the process enough times that nothing in your transaction is going to be their first. Inspection findings, association document review windows, appraisal gaps, financing contingencies and the specific sequencing of a Southwest Florida condominium purchase are all familiar ground rather than novel problems.

Two agents, one file, one phone call

You are not handed to an assistant after the first meeting. Jesse McGreevy and Marc Comisar work the same file, and between us there is always somebody available to see a property, review a document or take an offer call. Jesse is at (239) 898-6072 and Marc is at (239) 287-5873.

That redundancy has a specific value in a market with 59 standing listings. When a Bonita Bay property comes on in a subdivision with no other inventory, the window is measured in days, and having two agents on your file means somebody can be standing in it tomorrow.

Ready to start? Schedule your Bonita Bay buyer consultation.

Our Record, and What It Means for a Bonita Bay Buyer

McGreevy and Comisar bring a verified Southwest Florida record to a Bonita Bay purchase: our team has closed more than 4,000 transactions and more than $2.5 Billion in volume as Domain Realty Group, with more than $900 million personally between Jesse McGreevy and Marc Comisar. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.

What follows is the record stated exactly, what we did with the Bonita Bay data specifically, and what we are deliberately not claiming.

The verified record, stated exactly

Domain Realty Group, the team, has closed more than 4,000 transactions and more than $2.5 Billion in volume. Between them, Jesse McGreevy and Marc Comisar account for more than $900 million of personal production. The team has held the #1 Team in Southwest Florida position since 2012 and has been named a Gulfshore Life 5 Star Award recipient for 20 straight years. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008.

Those are the only production figures we publish, and they are the same figures on every page we operate. If you see a different set of numbers attached to our names somewhere else, they are retired and we would like to know where you found them.

In the last 12 months we read every Bonita Bay closing

In the last 12 months we have read every one of the 223 recorded Bonita Bay closings, subdivision by subdivision, and rebuilt them into the 55 row table published further down this page. That work produced the value bands, the price per square foot spread, the days on market spread and the small sample flags that we use when we write an offer for a buyer here.

We then did the same thing on the standing side. All 59 active Bonita Bay listings as of August 3, 2026 were read into a 29 row table, so we know which subdivisions have depth, which have exactly one listing, and which of the 55 subdivisions that sold have nothing standing at all.

We also counted the same query twice, seven weeks apart, on June 12, 2026 and again on August 3, 2026, which is how we can tell you that standing inventory moved from 86 to 59 while trailing year closings held at 223. One pull is a snapshot. Two comparable pulls are a measurement.

What our record does not claim about Bonita Bay

We are not going to tell you how many Bonita Bay homes we have bought for clients, because we do not have an agent side data pull that would let us state that number accurately, and an approximate claim about our own production is the one thing on this page that would be worth less than nothing.

What we will tell you is what is verifiable: the overall record above, which is substantial and independently checkable, and the fact that we have read this community’s entire closed and active record for the trailing year. Those two things are what actually help you at a negotiating table. A representation count would be flattering. It would not tell you anything about the comparable set behind your offer.

What the record buys you at a Bonita Bay negotiating table

Three concrete things.

First, a defensible price position. When we tell a listing agent that their asking price is out of line with the trailing year record for their own subdivision, we can name the sale count, the median, the range, the price per square foot and the median days on market. That is a conversation the other side has to answer with data rather than with adjectives.

Second, an accurate read on urgency. The days on market spread inside Bonita Bay runs from a median of 3 days at Harbor Lakes and 6 at Riviera to 375 at Riverwalk and 272 at Siena. Knowing which end of that spread your target property sits at tells you whether to lead with your best offer or to build in room.

Third, honest expectation setting. If your target subdivision produced one sale in a year and currently has nothing for sale, we will say that on day one rather than three months in. That is a less exciting first meeting and a much better outcome.

Request a Bonita Bay buyer consultation or call (239) 898-6072 and we will walk your specific shortlist against the record.

The Bonita Bay Market for Buyers Right Now

The Bonita Bay market for buyers as of August 3, 2026 shows 223 closings over the trailing 365 days at a median of $750,000, against 59 standing listings at a median asking price of $999,000 and a median 125 days on market. Standing inventory fell 31.4% between June 12 and August 3, 2026, while trailing year closings held.

Everything in this section is a count from the SW Florida MLS Matrix, Development Name BONITA BAY, pulled August 3, 2026. We report what the counts say. We do not assert a cause for any of it and we do not forecast where any of it goes next.

The headline Bonita Bay counts, two pulls compared

Read the two rows together, because separately they mislead. Closings over the trailing year barely moved, from 216 to 223. Standing inventory fell by 27 listings, which is 31.4% of the June count, in under two months.

For a buyer, the operational consequence is simple and it is not a forecast: there is less to choose from than there was in June, and the reduction is not concentrated in one price band. It shows up as subdivisions that had two listings now having one, and subdivisions that had one now having none.

The correct response is not urgency, it is preparation. Financing pre approval done, written representation in place, association document review process understood, and a named list of target subdivisions with a monitored search behind it. Buyers who are ready transact in thin inventory. Buyers who start assembling their file when the right listing appears usually watch it go.

Months of supply in Bonita Bay, derived from our own count

Here is the arithmetic, shown so you can check it. Take 223 closings over 365 days and divide by 12 to get roughly 18.6 sales per month. Divide the 59 standing listings by 18.6 and you get approximately 3.2.

So: roughly 3.2 months of supply on our own count of the SW Florida MLS Matrix as of August 3, 2026. That figure is derived by us from our own verified counts, not published by any third party, and we label it that way on purpose.

We are deliberately not characterising 3.2 months as a buyer’s market or a seller’s market. Those labels smuggle in a cause and a prediction, and we publish neither. The number is the number. Draw your own line.

One honest caveat, and it is the same caveat that applies to everything else on this page: a community wide supply figure hides an enormous internal spread. Some Bonita Bay subdivisions have zero standing inventory and some have five. If you are buying in a subdivision with nothing for sale, community wide months of supply is a statistic about somebody else’s search.

What buyers paid versus what sellers are asking in Bonita Bay

The gap between a $750,000 closed median and a $999,000 asking median is not a discount you can expect to negotiate. It is a mix difference. The 223 closings include everything that sold across the whole community, including a large volume of ground level village product at village prices. The 59 standing listings are weighted differently, with a heavier concentration of tower and estate inventory at the top of the range.

That is exactly why we do not price an offer off community medians. We price it off the subdivision’s own record, which is what the next section is for.

The range is worth sitting with as well. Closed sales ran from $240,000 to $5,900,000 and standing asks run from $300,000 to $5,995,000. Bonita Bay is not one market. It is a set of markets sharing a gate, an association and an address.

Days on market inside Bonita Bay, and the 60x spread

Days on market is the most useful single number a buyer has, because it is the closest available proxy for how much negotiating room exists, and inside Bonita Bay it varies by roughly a factor of 60.

At the fast end of the closed record, Harbor Lakes carried a median 3 days on market across 5 sales, Riviera at Bonita Bay a median 6 days across 6 sales, Laurel Ridge a median 7 days across 2 sales, and Arbor Strand a median 11 days across 3 sales. At the slow end, Riverwalk carried a median 375 days across 2 sales, Siena a median 272 days on its single sale, Bay Pointe a median 224 days across 10 sales, Bay Harbor a median 210 days across 7 sales, and Wild Pines a median 188 days across 6 sales.

On the standing side, the community median is 125 days, and individual subdivisions run from 3 days at The Hamptons to 288 at Harbor Lakes, 252 at Wedgewood and 241 at Bay Woods.

What a buyer does with that: in a fast subdivision, assume competition and lead with terms as much as price. In a slow subdivision, assume time is on your side and structure accordingly. We are describing observed marketing times, not predicting outcomes, and any individual property can behave differently from its subdivision’s median.

Price per square foot in Bonita Bay, and the 3.5x spread

Across the trailing year, closed price per square foot inside Bonita Bay ran from $238 at Hammock Isle to $845 at Spring Ridge, with Woodlake at $830, Seaglass at $692, Oak Knoll at $687, Mira Lago at $673 and Ibis Cove at $654 near the top, against $248 at Bay Pointe, $257 at Burning Tree, $259 at Greenbriar, $262 at Sandpiper and $264 at Oakwood Villas near the bottom.

That is roughly a 3.5x spread inside one gated community in one twelve month window. It is the clearest possible demonstration that a Bonita Bay price per square foot quoted without a subdivision name is not information.

Note also that price per square foot and total price do not track each other cleanly. Bay Woods closed 3 sales at a median $3,200,000 and $642 per square foot on a median 5,358 square feet. Woodlake closed 4 sales at a median $3,117,500 and $830 per square foot on a median 3,399 square feet. Two similar price points, two very different products.

Book a Bonita Bay buyer consultation to see where your budget actually lands, or call Jesse at (239) 898-6072.

What Your Money Buys in Bonita Bay: All 55 Subdivisions That Sold

What your money buys in Bonita Bay depends entirely on which of the 55 subdivisions you are buying in. Over the trailing 365 days ending August 3, 2026, those 55 subdivisions produced 223 closings ranging from a $240,000 sale in Wild Pines to a $5,900,000 sale in Bay Woods, at price per square foot from $238 to $845.

Below is the complete table, all 55 rows, exactly as we read them. No community wide summary substitutes for it.

All 55 Bonita Bay subdivisions that closed a sale, trailing 365 days

Columns are the number of closings, the minimum and maximum sale price, the median sale price (or, where only one sale occurred, that single sale), median price per square foot, median days on market and median living area in square feet. The 55 rows sum to 223.

The small sample rule, and why 29 of the 55 need it

Counting the table above directly: 16 subdivisions closed exactly one sale, 6 closed two, and 7 closed three. So 29 of the 55 Bonita Bay subdivisions that transacted in the trailing 365 days closed three sales or fewer.

That is the most consequential structural fact about buying here, and almost nobody states it. It means that for more than half the community, there is no meaningful statistical comparable set at all. Spring Ridge did not have a $845 per square foot year. One home in Spring Ridge sold at $845 per square foot. Those are different sentences, and only one of them is true.

We write single sale rows as “one sale, at $X” throughout, and we apply the same caution at two and three sales. When you are making an offer in one of those 29 subdivisions, the appraisal risk and the pricing argument both change, because the appraiser is working from the same thin set you are, and will likely have to reach outside the subdivision for comparables.

The 26 subdivisions with four or more closings are where a genuine local median exists. Waterford at Bonita Bay with 14 sales, Seaglass with 13, Harbor Landing, Bay Pointe and Sandpiper with 10 each, and Wedgewood with 9 are the deepest comparable sets in the community, and offers there can be argued on the subdivision’s own record.

Buying in Bonita Bay at $500,000 and under

Ten Bonita Bay subdivisions carried a trailing year median or single sale at or below $500,000. Ranked from lowest:

• Wild Pines, 6 sales, median $305,050, $285/sqft, 188 DOM, 1,097 sqft
• Sandpiper at Bonita Bay, 10 sales, median $377,500, $262/sqft, 42 DOM, 1,393 sqft
• Bay Pointe at Bonita Bay, 10 sales, median $413,750, $248/sqft, 224 DOM, 2,013 sqft
• Burning Tree, 6 sales, median $425,000, $257/sqft, 34 DOM, 1,725 sqft
• Harbor Lakes, 5 sales, median $444,000, $331/sqft, 3 DOM, 1,313 sqft
• Greenbriar, 5 sales, median $450,000, $259/sqft, 105 DOM, 1,651 sqft
• Oakwood Carriage Home, 5 sales, median $460,000, $285/sqft, 151 DOM, 1,703 sqft
• Hammock Isle at Bonita Bay, one sale, at $490,000, $238/sqft, 140 DOM, 2,060 sqft
• Wedgewood at Bonita Bay, 9 sales, median $499,950, $286/sqft, 23 DOM, 1,920 sqft
• Oakwood Villas, one sale, at $500,000, $264/sqft, 101 DOM, 1,896 sqft

Note the internal contradiction that makes this band interesting. Harbor Lakes sold at a median 3 days on market and Wedgewood at 23, while Bay Pointe sold at a median 224 days and Wild Pines at 188. Those are four subdivisions in overlapping price territory with completely different marketing dynamics, and the buying strategy in each is different.

Note also the square footage. Hammock Isle’s single sale carried 2,060 square feet at $490,000, while Wild Pines’ median sale carried 1,097 square feet at $305,050. In this band you are trading location, product type and condition against space, and the price per square foot column is where that trade is visible.

Buying in Bonita Bay between $500,000 and $1 million

Eighteen subdivisions landed here, and it is the broadest and most competitive part of the community for a buyer.

• Harbor Landing, 10 sales, median $502,500, $307/sqft, 30 DOM
• Lakeside at Bonita Bay, one sale, at $560,000, $302/sqft, 30 DOM
• Oakwood, one sale, at $565,000, $280/sqft, 56 DOM
• Lost Lake, one sale, at $580,000, $282/sqft, 137 DOM
• Enclave at Bonita Bay, 5 sales, median $600,000, $305/sqft, 68 DOM
• Crossings, 2 sales, median $607,500, $324/sqft, 65 DOM
• The Hamptons, 5 sales, median $650,000, $272/sqft, 170 DOM
• Egrets Landing, 3 sales, median $655,000, $298/sqft, 53 DOM
• Waterford at Bonita Bay, 14 sales, median $664,750, $281/sqft, 33 DOM
• Eagles Nest, 3 sales, median $670,000, $279/sqft, 152 DOM
• Tuckaweye, 4 sales, median $730,000, $331/sqft, 102 DOM
• Montara, 2 sales, median $750,000, $286/sqft, 151 DOM
• Bay Harbor, 7 sales, median $832,500, $353/sqft, 210 DOM
• Bay View, one sale, at $850,000, $313/sqft, 146 DOM
• Vistas at Bonita Bay, 5 sales, median $925,000, $367/sqft, 125 DOM
• Esperia South, 8 sales, median $925,000, $440/sqft, 110 DOM
• Cracker Cove, 3 sales, median $950,000, $435/sqft, 137 DOM
• Arbor Strand, 3 sales, median $950,000, $460/sqft, 11 DOM

Waterford at Bonita Bay deserves specific attention here because it is the deepest comparable set in the entire community, 14 closings at a median $664,750 with a median 33 days on market and a range of $465,000 to $1,075,000. If you want a Bonita Bay purchase where the pricing argument rests on real evidence rather than inference, this is where that is easiest.

This band is also where the tower product first appears. Vistas at Bonita Bay and Esperia South both carried a $925,000 median, but Esperia South did it at $440 per square foot on 2,156 median square feet while Vistas did it at $367 per square foot on 2,519. Same median price, different building, different amount of space.

Buying in Bonita Bay between $1 million and $2 million

Fourteen subdivisions closed in this band.

• Bayview at Bonita Bay, 5 sales, median $1,125,000, $323/sqft, 88 DOM
• Laurel Ridge, 2 sales, median $1,177,500, $509/sqft, 7 DOM
• Riviera at Bonita Bay, 6 sales, median $1,237,500, $584/sqft, 6 DOM
• Bay View II, one sale, at $1,275,000, $406/sqft, 0 DOM
• Siena, one sale, at $1,295,000, $500/sqft, 272 DOM
• Estancia, 5 sales, median $1,337,500, $492/sqft, 169 DOM
• Cranbrook, 2 sales, median $1,362,000, $463/sqft, 71 DOM
• Horizons, 5 sales, median $1,400,000, $442/sqft, 47 DOM
• Anchorage at Bonita Bay, 4 sales, median $1,425,000, $515/sqft, 26 DOM
• Coconut Isle, one sale, at $1,837,500, $628/sqft, 40 DOM
• Hidden Harbor, 3 sales, median $1,895,000, $585/sqft, 41 DOM
• Augusta Creek, 2 sales, median $1,975,000, $643/sqft, 24 DOM
• Riverwalk, 2 sales, median $1,990,000, $540/sqft, 375 DOM
• Seaglass at Bonita Bay, 13 sales, median $2,000,000, $692/sqft, 57 DOM

The extremes in this band are instructive. Riviera at Bonita Bay closed 6 sales at a median 6 days on market. Riverwalk closed 2 sales at a median 375 days. Siena’s single sale took 272 days. If you are buying at $1.2 million to $2 million in Bonita Bay, which subdivision you are in changes the pace of your transaction more than the price does.

Seaglass at Bonita Bay is the outlier worth naming: 13 closings, the second deepest comparable set in the community, at a median $2,000,000, $692 per square foot and a median 57 days on market, across a range of $1,550,000 to $5,200,000. It is by a wide margin the most liquid high rise in Bonita Bay.

Buying in Bonita Bay above $2 million

Thirteen subdivisions closed above $2 million, and eight of them did it on three sales or fewer.

• Oak Knoll at Bonita Bay, one sale, at $2,150,000, $687/sqft, 47 DOM
• Azure, 5 sales, median $2,200,000, $612/sqft, 172 DOM
• Tavira, 7 sales, median $2,200,000, $605/sqft, 99 DOM
• Mira Lago, one sale, at $2,300,000, $673/sqft, 0 DOM
• Ibis Cove at Bonita Bay, one sale, at $2,325,000, $654/sqft, 0 DOM
• Marina Isle, one sale, at $2,400,000, $545/sqft, 71 DOM
• Creekside, 6 sales, median $2,047,500, $521/sqft, 22 DOM
• Sanctuary, 3 sales, median $2,250,000, $524/sqft, 85 DOM
• Rookery Lake, one sale, at $3,000,000, $432/sqft, 0 DOM
• Deerwood, one sale, at $3,100,000, $586/sqft, 113 DOM
• Woodlake at Bonita Bay, 4 sales, median $3,117,500, $830/sqft, 25 DOM
• Bay Woods, 3 sales, median $3,200,000, $642/sqft, 54 DOM
• Spring Ridge, one sale, at $4,450,000, $845/sqft, 40 DOM

Two things stand out for a luxury buyer. First, square footage buys very differently at the top. Rookery Lake’s single sale delivered 6,939 square feet at $432 per square foot, the largest median living area in the entire closed record. Spring Ridge’s single sale delivered 5,266 square feet at $845 per square foot. Both are above $3 million. Neither is a substitute for the other.

Second, thin data cuts both ways up here. Eight of these thirteen subdivisions produced three sales or fewer, so the comparable evidence supporting any offer is genuinely limited, and the appraisal will likely reach across subdivision lines. That is a manageable problem when it is identified before the contract, and an expensive one when it surfaces at appraisal.

How to use this table on a specific Bonita Bay address

Find the subdivision. Read the n column first, before anything else, because it tells you how much weight the rest of the row can carry. Then read days on market, because that tells you the negotiating posture. Then read price per square foot against living area, because that tells you what kind of product it is. Price is the last thing to look at, not the first.

Then bring us the address. We will pull the specific comparables behind the row, tell you what the property’s own history looks like, and tell you honestly whether the asking price is defensible against the record. Start a Bonita Bay buyer consultation or call (239) 898-6072.

What Is Actually For Sale in Bonita Bay Today

As of August 3, 2026 there were 59 active listings for sale in Bonita Bay across 29 subdivisions, at a median asking price of $999,000, a range of $300,000 to $5,995,000 and a median 125 days on market. Thirteen of those 29 subdivisions have exactly one listing standing, and 30 subdivisions that sold last year have nothing for sale at all.

That is the entire buying universe inside the gate right now. Below it is, in full.

Bonita Bay subdivisions with more than one listing standing

Sixteen subdivisions have two or more active listings. Together they account for 46 of the 59 standing listings.

Where the range column reads n/a, our pull captured the median and the per square foot figure but not the minimum and maximum, and we would rather show the gap than fill it.

Estancia is the deepest standing inventory in Bonita Bay with 5 listings from $999,000 to $1,790,000, and it is worth putting that against the closed record: Estancia closed 5 sales over the trailing year at a median $1,337,500 with a median 169 days on market. Five listings against five annual sales is a full year of supply in one tower, on our own count, and that is the sort of subdivision level arithmetic that should shape an offer.

Sandpiper is the most accessible depth in the community, 4 listings from $300,000 to $579,000 at a median $437,000, against 10 closed sales at a median $377,500. If you want choice at the entry end of Bonita Bay, this and Wild Pines are where it currently is.

The 13 Bonita Bay subdivisions with exactly one listing

Written as single listings, because that is what they are. There is no substitute unit and no internal comparable.

Single listings demand a different approach. There is no walking away to the unit next door, so leverage comes from the closed record and from days on market rather than from alternatives. Several of these have been standing a long time: Bay Woods at 241 days, Ibis Cove at 208, Bay View II at 188, Omega at 171 and Anchorage at 170.

The top three asks in the community are all single listings, and all three carry price per square foot well above their own subdivision’s closed record. Bay Woods asks $1,204 per square foot against a closed median of $642. Woodlake asks $1,346 against a closed median of $830. Ibis Cove asks $894 against a single closed sale at $654. We are stating the comparison, not diagnosing it, and any individual property can differ materially from its subdivision’s median on view, floor, position, condition and finish. But those gaps are the first question we would ask on your behalf.

The 30 Bonita Bay subdivisions that sold but have nothing for sale

Matching the active list against the closed list by subdivision name, 25 of the 55 subdivisions that closed a sale in the trailing year also have at least one listing standing today. That leaves 30 subdivisions that transacted in the last twelve months and currently have nothing for sale. This count is derived by us from our own two tables and we label it as derived.

That list includes Horizons, Creekside, Riviera at Bonita Bay, Burning Tree, Bayview at Bonita Bay, Oakwood Carriage Home, Greenbriar, Tuckaweye, Hidden Harbor, Sanctuary, Arbor Strand, Eagles Nest, Augusta Creek, Cranbrook, Laurel Ridge, Montara, Spring Ridge, Rookery Lake, Deerwood, Marina Isle, Oak Knoll at Bonita Bay, Coconut Isle, Siena, Bay View, Lost Lake, Oakwood, Lakeside at Bonita Bay, Oakwood Villas, Hammock Isle at Bonita Bay and Bay Harbor.

If your target is on that list, browsing listing sites will produce nothing, indefinitely, and it will not be because the market is broken. It will be because there is nothing there. The answer is a monitored search plus direct outreach into the subdivision, which is work an agent does and a portal does not.

Four active Bonita Bay subdivisions that did not sell at all last year

Four subdivisions carry standing inventory but recorded no closing in the trailing 365 days: Whiskey Pointe with 2 listings at a median $524,000, River Ridge with one listing at $2,100,000, Bermuda Cove with one listing at $1,895,000 and Omega with one listing at $3,999,000. Also derived from matching our own two tables.

That combination, inventory with no closed record, is the hardest pricing problem a buyer faces, because there is no subdivision level evidence at all to argue from. In those cases the comparable set has to be built from adjacent product, and the argument shifts from “this is what your neighbours sold for” to “this is what comparable product across the community sold for”. It is a weaker position and a buyer should know they are in it before they write.

Days on market on the standing Bonita Bay inventory

The community wide median for the 59 active listings is 125 days. Individual subdivisions run far wider.

At the short end: The Hamptons at a median 3 days across 3 listings, Bermuda Cove at 25 on its single listing, Riverwalk at 56, Estancia at 85 across 5 listings and Sandpiper at 92 across 4.

At the long end: Harbor Lakes at a median 288 days across 2 listings, Wedgewood at 252 across 3, Bay Woods at 241 on its single listing, Azure at 238 across 2, Ibis Cove at 208 and Vistas at 190 across 3.

Compare those against the same subdivisions’ closed medians and interesting things appear. Harbor Lakes closed 5 sales at a median 3 days on market and currently has 2 listings averaging 288 days standing. Wedgewood closed 9 sales at a median 23 days and has 3 listings at 252 days. We report the counts. What produced those gaps in any individual case is a property level question, and it is exactly the question we ask before advising an offer.

How we work the Bonita Bay active list for you

We work it in four passes. First, we filter the 59 by your actual criteria, which usually eliminates most of them within an hour. Second, we put every survivor against its own subdivision’s closed record on price, price per square foot, living area and days on market, so you know before you tour whether the ask is defensible. Third, we identify the gaps: your criteria against the 30 subdivisions with no standing inventory, so we know where to go looking off market. Fourth, we set a monitored search so that when something appears in one of those 30, you hear about it the same day.

That fourth step is the one that matters most in a 59 listing market. Set up your Bonita Bay buyer search with us or call Jesse McGreevy at (239) 898-6072.

The Eight Bonita Bay Towers, Read One by One

Bonita Bay has eight high rise towers along Bonita Bay Boulevard: Horizons, Vistas, Estancia, Tavira, Azure, Esperia South, Seaglass and Omega. Over the trailing 365 days those eight produced 48 closings, and as of August 3, 2026 they carried 17 of the community’s 59 standing listings. Each one trades differently, and two of them cannot be banded at all.

Here is the corridor at a glance, then each building on its own.

Horizons at Bonita Bay, 4731 Bonita Bay Blvd

Horizons closed 5 sales over the trailing 365 days at a median $1,400,000, $442 per square foot, a median 47 days on market and 3,165 median square feet, across a range of $1,100,000 to $3,200,000. As of August 3, 2026, Horizons has nothing standing for sale.

That is the mirror image of the Omega situation below, and it is worth stating plainly rather than dressing up: five closings and nothing available. A buyer who wants Horizons cannot buy Horizons today. What they can do is register the interest, get a monitored search running and be positioned for the next unit to come to market.

The closed record itself is encouraging for a buyer’s purposes. A median 47 days on market is on the faster end of the tower corridor, and the $1,100,000 to $3,200,000 range across only five sales tells you the building carries meaningfully different product at different levels and positions. The $442 median price per square foot is the second lowest among the seven towers that recorded a closing.

Vistas at Bonita Bay, 4751 Bonita Bay Blvd

Vistas closed 5 sales at a median $925,000, $367 per square foot, a median 125 days on market and 2,519 median square feet, across a range of $500,000 to $1,325,000. It currently has 3 active listings from $1,150,000 to $1,798,000 at a median $1,295,000, $470 per square foot and a median 190 days on market.

Vistas is the lowest price per square foot in the tower corridor on the closed record, at $367, and the $500,000 low end of its closed range is the most accessible tower sale recorded anywhere in Bonita Bay in the trailing year. For a buyer trying to get into high rise product without going to $2 million, this is the building the data points at.

The gap between the closed median of $925,000 and the current asking median of $1,295,000 is large, and the three standing listings have been on market a median 190 days. We are not diagnosing that gap. We are telling you it exists, and that it is the first thing we would put in front of a listing agent on your behalf.

Estancia at Bonita Bay, 4801 Bonita Bay Blvd

Estancia closed 5 sales at a median $1,337,500, $492 per square foot, a median 169 days on market and 2,717 median square feet, across a range of $1,098,000 to $1,625,000. It carries the deepest standing inventory of any subdivision in Bonita Bay: 5 active listings from $999,000 to $1,790,000, median $1,295,000, $478 per square foot, median 85 days on market.

Five listings against five annual closings is roughly twelve months of supply in a single building, derived from our own counts. For a buyer, that is the most choice available anywhere inside the gates at this price point, and choice is leverage. You can compare floors, positions and finish levels inside one building without leaving the lobby.

Note that the current asking median of $1,295,000 sits below the closed median of $1,337,500, and the standing listings have a shorter median time on market (85 days) than the closed sales took (169 days). Both are observed counts.

Tavira at Bonita Bay, 4851 Bonita Bay Blvd

Tavira closed 7 sales at a median $2,200,000, $605 per square foot, a median 99 days on market and 3,827 median square feet, across a range of $1,725,000 to $3,400,000. It has exactly one active listing, asked at $3,295,000, $937 per square foot, 115 days on market.

Seven closings makes Tavira the second most active tower on the closed side, and 3,827 median square feet makes it the largest median living area among the towers. That combination, real transaction depth plus genuinely large floor plans, is unusual in a high rise.

The single standing listing asks $937 per square foot against a closed median of $605. That is a substantial gap and it sits near the top of the building’s recorded range. It may reflect floor, view, position and finish that the median does not capture. It is also precisely the sort of ask that needs to be argued against the record before an offer, not after.

Azure at Bonita Bay, 4931 Bonita Bay Blvd

Azure closed 5 sales at a median $2,200,000, $612 per square foot, a median 172 days on market and 3,761 median square feet, across a remarkably tight range of $2,100,000 to $2,300,000. It has 2 active listings at a median $2,497,500, $599 per square foot, median 238 days on market.

The $200,000 spread across five closings is the tightest band of any tower in Bonita Bay, and it is the single most useful pricing fact in this section. When five sales in a building land inside a $200,000 window, the pricing argument for a sixth is unusually well supported. A buyer here has something close to a real comparable set, which is rare in this community.

Both standing listings ask above the closed range, at a median $2,497,500, and have been on market a median 238 days, the second longest standing time in the corridor. Counts only.

Esperia South at Bonita Bay, 4951 Bonita Bay Blvd

Esperia South closed 8 sales at a median $925,000, $440 per square foot, a median 110 days on market and 2,156 median square feet, across a range of $590,000 to $1,650,000. It has one active listing, asked at $1,600,000, $586 per square foot, 157 days on market.

Eight closings makes Esperia South the third most active tower and, tied with Vistas, one of the two lowest closed medians in the corridor at $925,000. The $590,000 low end of its closed range is one of the most accessible tower purchases recorded in Bonita Bay in the trailing year.

For an owner evaluating what a Bonita Bay property might produce during periods they are not there, Esperia South carries more rental records on file than any other tower in our pull, with a seasonal median of $11,750 in the trailing year data. We include that strictly as owner economics for a buyer weighing part year occupancy, and any owner should verify current association rules on leasing before relying on it. We do not market to tenants and this page is not a rental listing.

The single active listing at $1,600,000 sits close to the top of the building’s closed range and asks $586 per square foot against a $440 closed median.

Seaglass at Bonita Bay, 4971 Bonita Bay Blvd

Seaglass closed 13 sales at a median $2,000,000, $692 per square foot, a median 57 days on market and 3,088 median square feet, across a range of $1,550,000 to $5,200,000. It has 4 active listings from $1,699,000 to $2,350,000, median $2,049,500, $670 per square foot, median 157 days on market.

Thirteen closings makes Seaglass the most liquid tower in Bonita Bay by a wide margin and the second deepest comparable set in the entire community after Waterford at Bonita Bay. It also carries the highest closed price per square foot of any tower at $692. For a luxury buyer who wants both a strong comparable record and current choice, Seaglass is the only building in the corridor that offers both at once.

The current asking median of $2,049,500 sits close to the closed median of $2,000,000, and the asking price per square foot of $670 sits close to the closed $692. That is the tightest alignment between asking and closed data anywhere in the tower corridor, which makes offer construction here relatively straightforward.

Omega at Bonita Bay, 4991 Bonita Bay Blvd

Omega recorded zero closed sales in the trailing 365 days and has exactly one active listing, asked at $3,999,000, $950 per square foot, 171 days on market. That is the complete Omega record and we are not going to manufacture a range around it.

This is the hardest buying situation in the corridor and the most important one to understand. There is no closed sale in the building over the last year, so there is no subdivision level evidence of what Omega trades at. Any pricing argument has to be built from comparable tower product elsewhere in Bonita Bay, and at $950 per square foot the nearest reference points are Tavira’s single standing ask at $937 and the closed corridor high of $692 at Seaglass.

If you are considering the Omega listing, the pre offer work is the whole transaction. Comparable selection, association document review and an appraisal conversation with your lender before you write are not optional here. We would rather tell you that plainly than let you find out in underwriting.

The Bonita Bay corridor is eight buildings, not nine

One correction that matters, because it circulates widely and it is wrong. Bonita Bay’s high rise corridor is eight buildings: Horizons, Vistas, Estancia, Tavira, Azure, Esperia South, Seaglass and Omega. Esperia North is a Bonita Bay Community Association administrative label, not a building. It returned zero closings, zero active listings and zero rental records on two separate pulls two months apart, on June 12, 2026 and again on August 3, 2026.

If a listing site or a community page shows you nine Bonita Bay towers, it is counting an administrative label as a structure. That sounds like a trivia point until you are trying to compare buildings and one of your nine has no data at all, at which point you start wondering what else the source got wrong.

Read as a whole, the corridor produced 48 closings over the trailing 365 days at closed medians from $925,000 at Vistas and Esperia South to $2,200,000 at Tavira and Azure, with closed price per square foot from $367 at Vistas to $692 at Seaglass. Seventeen listings stand across the eight buildings, unevenly: 5 at Estancia, 4 at Seaglass, 3 at Vistas, 2 at Azure, 1 each at Tavira, Esperia South and Omega, and none at Horizons.

A note on what we do not publish about these buildings, because it is the right question to ask. We do not publish build years for any of the eight towers, because the only figures we held traced to a source we will not stand behind, and the Lee County Property Appraiser is the correct place to get them. We do not publish a flood zone for any tower, because zone is assigned per parcel and per structure and the FEMA Map Service Center is the correct place for an address level lookup. We do not publish per building milestone inspection or structural integrity reserve study completion status, because those are association records we have not obtained, and the building’s own association is the only place to get them. Those three questions belong in your due diligence, and we will help you put them to the right office.

To work the tower corridor with someone who has read all 48 closings and all 17 standing listings, book a Bonita Bay buyer consultation or call Jesse McGreevy at (239) 898-6072. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008.

Waterfront and Bay-Access Villages

Bonita Bay spans roughly 2,400 acres on the east shore of Estero Bay, and many of its villages carry harbor, bay, cove, isle and river names. The MLS record we hold does not carry a water-access field, so this section gives you the verified sale numbers for those villages and tells you exactly what has to be checked per address.

That distinction matters more than it sounds. A buyer searching for waterfront in Bonita Bay is usually searching for one of four different things: a boat slip, a direct water view, a preserve or estuary frontage that will never be built on, or simply the address prestige of a water name. Those four are not the same purchase, they do not carry the same price, and the community’s own naming convention will not sort them for you. What we can do is put the verified numbers in front of you, subdivision by subdivision, and then go look at the actual parcel with you.

Everything below comes from our own read of the SW Florida MLS Matrix, Development Name BONITA BAY, trailing 365 days, as of August 3, 2026. In the last 12 months we have read every one of the 223 recorded Bonita Bay closings, one row at a time, which is why we can tell you which of these villages transacted five times and which transacted once.

What the Bonita Bay data does and does not tell you about water access

Here is the honest boundary. Our closed-sale and active-listing pull returns subdivision, count, price, dollars per square foot, days on market and living area. It does not return water frontage, dock rights, slip ownership, bridge clearance, seawall condition or view orientation. Anyone publishing a tidy list of “the waterfront neighborhoods of Bonita Bay” with prices attached is either working from a source they are not showing you or is guessing.

What is verified and first-party is the community structure around the water. The Bonita Bay Community Association’s own January 2026 Media Brochure describes a private beach, kayaking and water access, a butterfly garden and 12 miles of walking and biking pathways, all maintained and operated by the BBCA. The same first-party record states that within the community gates, the Bonita Bay Marina and Bonita Bay Club operate as separately owned and managed member-exclusive entities, each providing distinct amenities and experiences. The Marina is a full-service facility offering wet slips and dry boat storage plus on-site fueling and light mechanical services, with additional fees applying, and Backwater Jacks, a waterfront restaurant, is open to all residents.

So the honest sentence for a buyer is this: water access at Bonita Bay comes from three separate places, the parcel itself, the BBCA amenity set that every owner automatically joins, and the Marina, which is a separate business with its own fees. When you tell us that a boat is the point of the purchase, we start with the Marina question first and the house second, because the answer to the first one changes which villages are even worth walking.

One more caution that belongs here rather than buried later. We publish no flood zone claim for any Bonita Bay village or tower, and neither should anyone else. Flood zone is assigned per parcel and per structure, and a single village can span more than one zone. The address lookup at the FEMA Map Service Center is the correct answer for your specific parcel, and we will run it with you before you write an offer.

Harbor Landing, Harbor Lakes and Bay Harbor

These three are the volume story in the water-named group, and they sit at three very different price points.

Harbor Landing is one of the most active resale villages inside the gates on our count, with 10 closings and a median of $502,500 at $307 per square foot. Its median days on market was 30. Three listings are standing there today, from $489,000 to $575,000, with a median list of $499,999 at $320 per square foot and a median 148 days on market. That last number is the one worth staring at: the homes that sold moved in a median 30 days, and the ones currently standing have been standing a median 148. That is not a claim about the market direction, and we will not make one. It is a fact about the specific inventory in front of you, and it is exactly the kind of gap we use when we write your offer.

Harbor Lakes produced the fastest median days on market of any Bonita Bay subdivision we counted, at 3 days across 5 closings with a median of $444,000. Its two standing listings carry a median list of $504,000 at $316 per square foot and a median 288 days on market. Read those two lines together before you assume a village is a fast market or a slow one. The same subdivision produced both numbers in the same year.

Bay Harbor is the price step up in this group, with 7 closings, a median of $832,500 at $353 per square foot, and a median 210 days on market. It has no standing inventory on our pull, which means a buyer who wants Bay Harbor specifically is waiting for a listing rather than shopping one.

The Bay-named villages: Bay Pointe, Bayview, Bay View, Bay View II and Bay Woods

The word “Bay” appears in five separate Bonita Bay subdivision names in our closed data, and they span from the $400,000s to the community’s single highest sale of the year. Do not let the shared word suggest a shared product.

Bay Pointe carries the lowest median dollars per square foot in this group at $248 and one of the higher median days on market at 224, across 10 closings. Three listings stand there today, from $549,000 to $649,000, with a median list of $559,000 at $274 per square foot and a median 126 days on market. On a per-foot basis that is one of the more efficient ways to buy interior square footage inside these gates.

Bayview at Bonita Bay closed 5 times with a median of $1,125,000, and the spread inside that village is wide, from $545,000 to $1,230,000. When a five-sale village has that much internal range, the median is a starting point for a conversation, not an answer.

Bay View and Bay View II each closed exactly once. Under our small-sample rule we write those as what they are: one sale, at $850,000 in Bay View, and one sale, at $1,275,000 in Bay View II. Neither is a median and neither should be quoted as one. Bay View II also has one listing standing, asked at $1,150,000 at $455 per square foot with 188 days on market.

Bay Woods is the top of this group and near the top of the whole community, with 3 closings ranging from $2,900,000 to $5,900,000 and a median of $3,200,000 at $642 per square foot, on a median 5,358 square feet of living area. That $5,900,000 is the highest closed price recorded anywhere in Bonita Bay over the trailing year. Bay Woods also holds the highest standing ask in the community: one listing, asked at $5,995,000, at $1,204 per square foot, with 241 days on market.

Anchorage, Marina Isle, Hidden Harbor and the cove and isle addresses

This is the group where the water names are densest and the sample sizes are thinnest, so it is also the group where honest writing matters most.

Four of those seven rows are single transactions. Marina Isle, Ibis Cove, Coconut Isle and Hammock Isle each recorded exactly one sale over the trailing 365 days. We write them as one sale, at that price, and we never dress them up as medians, because a single closing tells you what one buyer and one seller agreed to on one day about one specific house. It does not tell you what the next one is worth.

Hammock Isle is worth calling out for a different reason. Its single sale closed at $238 per square foot, and that is the lowest dollars-per-square-foot figure recorded anywhere inside Bonita Bay over the year. At the other end, Spring Ridge closed one sale at $845 per square foot and Woodlake’s four closings ran a median $830. That is roughly a 3.5 times spread in per-foot value inside a single gated community, in the same year. It is one of the more useful facts we hold about this place, and it is why “the median price in Bonita Bay” is close to useless as a shopping tool.

Anchorage moved fast on our count, a median 26 days on market across 4 closings at a median $1,425,000. One Anchorage listing stands today, asked at $1,690,000 at $493 per square foot, with 170 days on market. Hidden Harbor closed 3 times with a median $1,895,000 on a median 4,551 square feet, one of the larger median footprints in the community. Cracker Cove closed 3 times with a median $950,000 and has two listings standing at a median $1,107,500, $475 per square foot, 178 days on market.

Two more water-named addresses appear only on the active side. Bermuda Cove has one listing, asked at $1,895,000 at $654 per square foot with 25 days on market, and no closings in the trailing year. Ibis Cove, which closed once at $2,325,000, has one listing standing at $4,585,000, at $894 per square foot with 208 days on market. When the standing ask is roughly double the one recorded closing, that is a specific home with specific attributes, and the only way to understand it is to walk it.

Riverwalk, River Ridge, Riviera, Whiskey Pointe and Egrets Landing

Bonita Bay’s western and southern edge is defined by the Imperial River and Spring Creek estuary system, and Estero Bay Aquatic Preserve, Florida’s first aquatic preserve, more than 11,000 acres of sovereign submerged lands, sits on the community’s water frontage. Several village names echo that geography.

Riviera at Bonita Bay recorded a median 6 days on market across 6 closings at a median $1,237,500 and $584 per square foot. Riverwalk recorded a median 375 days on market across 2 closings at a median $1,990,000. Those two villages are inside the same gate, in the same year, in the same MLS. Six days against 375. That is the single most useful negotiating fact on this page, and we come back to it in detail further down.

Riverwalk also has one listing standing, asked at $1,897,000 at $586 per square foot, with 56 days on market. Egrets Landing closed 3 times at a median $655,000 and has one listing standing at $669,000, $284 per square foot, 149 days on market.

Two names in this group appear only on the active side with no closings behind them. River Ridge has one listing, asked at $2,100,000 at $576 per square foot with 107 days on market. Whiskey Pointe has two listings at a median $524,000, $304 per square foot, 152 days on market. Along with Bermuda Cove, those are the three Bonita Bay subdivisions carrying standing inventory today with no recorded closing in the trailing 365 days. A buyer looking at any of the three is buying without a same-village comp from the last year, and pricing that offer is a different exercise than pricing an offer in Harbor Landing.

Ready to sort the water names from the actual water? We will pull the parcel, run the FEMA address lookup, and walk you through what the Marina does and does not include before you fall in love with a view. Book a Bonita Bay buyer consultation or call Jesse McGreevy direct at (239) 898-6072.

Golf, Lake and Preserve Villages

Bonita Bay is a master-planned, gated community established in 1985, one of only 14 Audubon certified communities, with five 18-hole golf courses inside the gates operated by the separately owned Bonita Bay Club. Many villages carry golf, lake, wood and preserve names. Our MLS pull returns prices, not course frontage, so here are the verified numbers and the questions to ask.

The five courses are Bay Island, Marsh and Creekside by Arthur Hills, and Cypress and Sabal by Tom Fazio, across two campuses. Bay Island reopened in 2023 after a $6.6 million renovation that rebuilt bridges and lake banks and installed new irrigation. Those are Club assets, and the Club is a separate, member-owned entity from the Community Association that every homeowner automatically joins.

That structural point is the most important thing a golf-motivated buyer can understand before shopping. Buying a home in Bonita Bay does not buy you golf. The BBCA’s own Realtor and Buyer Resources page states it plainly: homeowners instantly gain exclusive membership and access to all Community Association Amenities, and for those who wish to further engage in golfing or other sporting activities, consider joining the exclusive Bonita Bay Club. Membership in the Club is optional and separate from ownership, and the Club’s own Membership Office is the only correct source for what it costs and how it works.

What a golf-course name in Bonita Bay does and does not mean

A village named Creekside is not, on the strength of its name, on the Creekside course. A village named Burning Tree is not, on the strength of its name, on any course. We do not hold a course-frontage field in our data and we are not going to invent one. The verified relationship is simpler and more useful: the courses exist, they belong to the Club, the Club is optional, and whether a specific home looks at a fairway is a question answered by standing in the room.

What we will not do is what the generic pages do, which is imply that a golf name delivers golf access. The gap between those two things is the exact gap that produces an unpleasant conversation after closing. We would rather have the awkward conversation before the offer, which is what a buyer’s agent is actually for.

The golf-named villages and their verified numbers

Creekside is one of the tighter high-end villages on our count: 6 closings inside a $450,000 band, a median $2,047,500, and a median 22 days on market. That combination, a narrow price range and a short time on market, is what a genuinely comparable set looks like, and it makes Creekside one of the easier villages in Bonita Bay to price an offer in.

Burning Tree sits at the other end of the price scale with 6 closings, a median $425,000 at $257 per square foot, and a median 34 days on market. Eagles Nest closed 3 times at a median $670,000 with a median 152 days on market. Augusta Creek closed twice, and at n equals 2 we treat the $1,975,000 median as two data points rather than a market.

The lake and water-name villages away from the bay

Woodlake is the standout. Four closings, a median $3,117,500, and $830 per square foot, the second-highest per-foot figure recorded in Bonita Bay over the year. Its internal range is enormous, from $1,212,500 to $4,800,000, which tells you the village contains meaningfully different homes rather than one repeated product. One Woodlake listing stands today, asked at $5,499,000 at $1,346 per square foot with 118 days on market, and that per-foot ask is the highest standing figure in the community.

Rookery Lake closed once at $3,000,000, on 6,939 square feet of living area, the largest median footprint in the entire closed dataset, at $432 per square foot, with 0 days on market. Mira Lago closed once at $2,300,000 and carries two standing listings at a median $1,975,000, $656 per square foot, 126 days on market. Lost Lake and Lakeside each closed once, at $580,000 and $560,000 respectively, both of which put them in the reachable band we cover in the next section.

The preserve, woodland and estate-name villages

The Oakwood family is a useful lesson in reading an MLS subdivision list carefully. Oakwood Carriage Home, Oakwood and Oakwood Villas are three separate rows in our data with three different results: 5 closings at a median $460,000, one sale at $565,000, and one sale at $500,000. A search that collapses them into “Oakwood” produces a number that describes nothing. We keep them separate because the MLS keeps them separate.

Spring Ridge recorded the highest dollars per square foot of any closing in Bonita Bay over the trailing year, at $845, on a single sale at $4,450,000. Set that against Hammock Isle at $238 and you have the 3.5 times per-foot spread inside one gate that we referenced earlier. Sanctuary closed 3 times at a median $2,250,000 on a median 4,291 square feet. Arbor Strand moved quickly, a median 11 days on market across 3 closings at a median $950,000.

The interior villages that carry no landscape name at all

Several of Bonita Bay’s most-traded villages have names that tell you nothing about where they sit, which is precisely why the numbers matter more.

Waterford at Bonita Bay is the single most-traded subdivision in the community on our count, with 14 closings, a median $664,750 at $281 per square foot, and a median 33 days on market. For a buyer who wants comparable evidence before writing an offer, that depth is worth something on its own. Three Waterford listings stand today, from $699,000 to $949,000, at a median $719,000, $328 per square foot, 161 days on market.

Laurel Ridge closed twice inside a $5,000 band, $1,175,000 and $1,180,000, on a median 7 days on market. Siena closed once, at $1,295,000, with 272 days on market, the second-longest single figure in the closed dataset. Both of those facts do real work when we sit down to structure an offer.

Golf, lake or preserve, the right question is which specific home, not which name. We will bring the closed comps for the village you are considering and be blunt about how thin the sample is. Request a Bonita Bay buyer strategy session or call (239) 898-6072.

Buying Into Bonita Bay Under $600,000

Yes, you can buy into Bonita Bay under $600,000. Ten Bonita Bay subdivisions recorded a median closing at or below $600,000 over the trailing 365 days, and the lowest recorded sale in the entire community was $240,000, in Wild Pines. Today the lowest standing ask inside the gates is $300,000, in Sandpiper. Here is exactly where that money goes.

This is the section most competitor pages skip, because the amenity list is easier to write than the entry-level data. It is also the section that matters most, because the buyer who assumes Bonita Bay starts at seven figures never calls anyone at all. The community holds 3,346 residences across condominiums, high-rises, coach homes and single-family neighborhoods, and that mix is exactly why the entry point exists.

Wild Pines, the entry point, and why we know it personally

Wild Pines is the least expensive way into Bonita Bay on our data: 6 closings over the trailing 365 days, a median of $305,050 at $285 per square foot, a median 188 days on market, on a median 1,097 square feet. Its range ran from $240,000 to $362,500, and that $240,000 is the lowest recorded closing anywhere in Bonita Bay this year. Three Wild Pines listings stand today, from $325,000 to $399,000.

A small piece of personal history: when Jesse moved to Southwest Florida in October 2003, he stayed in a Wild Pines condo inside Bonita Bay for a month, and he got engaged to Holly there that same year. He and Holly married April 23, 2005, and he closed on his first home in Stoneybrook, Estero, in January 2004, where he still lives. So when we talk about the least expensive way into Bonita Bay, we are not describing a price band on a spreadsheet. We are describing a place we actually lived.

That is the whole story and we are not going to embroider it. What it buys you as a client is simple: a long local tenure that started in the exact part of this community where a first-time Bonita Bay buyer is usually looking.

Every Bonita Bay subdivision with a median closing at or under $600,000

Ten subdivisions, all with five or more closings behind them, all with a median at or under $600,000. Four of them (Sandpiper, Bay Pointe, Wedgewood and Harbor Landing) closed nine or ten times each, which makes them the deepest entry-level comp sets in the community.

Notice the per-foot column. Bay Pointe at $248, Burning Tree at $257, Greenbriar at $259 and Sandpiper at $262 are the four most efficient per-foot entries on this list. Harbor Lakes at $331 and Harbor Landing at $307 cost more per foot and deliver smaller median footprints. Neither is right or wrong. They are different products, and which one fits depends on whether you want square footage or you want the specific location.

Notice the days on market column too, because it varies wildly inside this same price band. Harbor Lakes at a median 3 days and Wedgewood at 23 sit alongside Bay Pointe at 224 and Wild Pines at 188. Same community, same broad budget, radically different pace. That difference is the difference between writing a clean, fast offer and writing a patient one.

Several other Bonita Bay villages sold below $600,000 without a median there

The table above only captures villages whose median landed under $600,000. Several higher-median villages also produced individual sales in that band, and those are real opportunities that a median-only search will hide from you:

• Waterford at Bonita Bay, whose 14 closings ran from a low of $465,000
• The Hamptons, from a low of $560,000
• Egrets Landing, from a low of $565,000
• Eagles Nest, from a low of $575,000
• Crossings, from a low of $575,000
• Vistas at Bonita Bay, whose 5 tower closings ran from a low of $500,000
• Esperia South, whose 8 tower closings ran from a low of $590,000
• Bayview at Bonita Bay, from a low of $545,000
• Enclave at Bonita Bay, from a low of $535,000

That last group includes two of the eight Bonita Bay towers. A tower purchase under $600,000 happened in Vistas and came close in Esperia South within the trailing year. If a corridor condominium is what you actually want, the entry point is lower than the tower medians suggest, and it is not advertised anywhere.

The single sales under $600,000, and why one sale is not a market

Five Bonita Bay subdivisions recorded exactly one closing under $600,000 over the trailing year. We write each as what it is:

• Lost Lake, one sale, at $580,000, $282 per square foot, 137 days on market, 2,060 square feet
• Oakwood, one sale, at $565,000, $280 per square foot, 56 days on market, 2,017 square feet
• Lakeside at Bonita Bay, one sale, at $560,000, $302 per square foot, 30 days on market, 1,854 square feet
• Oakwood Villas, one sale, at $500,000, $264 per square foot, 101 days on market, 1,896 square feet
• Hammock Isle at Bonita Bay, one sale, at $490,000, $238 per square foot, 140 days on market, 2,060 square feet

Counting the closed table directly, 16 of the 55 Bonita Bay subdivisions that transacted closed exactly once, 6 closed twice, and 7 closed three times. That is 29 of 55 subdivisions with three sales or fewer in a full year. We publish that count because it is the single biggest reason automated pricing tools misfire inside this community, and because it changes how we write an offer. When the only recent comparable in a village is one house that is not the house you want, price discovery happens in the negotiation, not in the search.

Where a sub-$600,000 Bonita Bay buyer should aim

Three practical points, written as our judgment rather than as data.

First, decide whether you are buying square footage or buying pace. The per-foot efficient villages in this band tend to carry longer days on market on our count, and the fast-moving ones tend to cost more per foot. You can optimize for one.

Second, the ownership costs are not the purchase price. Every Bonita Bay homeowner automatically becomes a member of the Community Association, the entity responsible for common areas including grounds, roads, streetlights, lake and storm water management, and all recreational parks including the Private Beach. The Bonita Bay Club is a separate, optional, member-owned entity, and the Marina is separate again with additional fees. A sub-$600,000 purchase inside these gates carries the same structural questions as a $5 million one, and we walk them with you before the offer, not after.

Third, if you are financing, read the mortgage-rate section below and then read the closing-cost section, because the tax on a new note and the intangible tax on the mortgage are buyer-paid in Lee County and a cash buyer pays neither.

Want the entry-level Bonita Bay list before it is picked over? We watch this band constantly. Get on our Bonita Bay buyer list or call Jesse McGreevy at (239) 898-6072. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and we work the $300,000 purchase with the same process as the $3 million one.

Estate Homes and the Top of the Bonita Bay Market

The top of the Bonita Bay market closed at $5,900,000 over the trailing 365 days, in Bay Woods, and the highest standing ask inside the gates today is $5,995,000, also in Bay Woods. Six Bonita Bay subdivisions recorded a median or single closing above $3 million, and the community’s per-foot range at the top reached $845.

Understand what “the top” means in a community of 3,346 residences across 55 transacting subdivisions. It is not a single tier. It is at least three distinct products competing for the same buyer: a large single-family estate on a preserve or lake parcel, a top-floor or high-floor corridor tower residence, and a smaller but exceptionally finished home carrying a very high dollar-per-square-foot figure. Those three do not price alike and they do not negotiate alike.

What the top of the Bonita Bay market actually closed at

Look at the sample-size column before you look at anything else. Spring Ridge, Deerwood, Rookery Lake, Marina Isle, Ibis Cove, Mira Lago, Oak Knoll and Coconut Isle each closed exactly once. That is eight of the fifteen rows above resting on a single transaction. Anyone quoting you “the average estate home price in Bonita Bay” is averaging single events.

The only estate-tier villages with genuine repeat evidence are Bay Woods at 3 closings, Woodlake at 4, Sanctuary at 3, Hidden Harbor at 3 and Creekside at 6. Creekside is the anomaly in a useful way: 6 closings inside a $450,000 band with a median 22 days on market. If you are buying at the two-million-dollar level and you want comparable evidence rather than instinct, that is where the evidence lives.

The estate villages: Bay Woods, Woodlake, Spring Ridge, Deerwood and Rookery Lake

Bay Woods produced both the highest closing and the highest standing ask in the community. Three closings from $2,900,000 to $5,900,000, a median $3,200,000, $642 per square foot, a median 54 days on market, on a median 5,358 square feet. One listing stands, asked at $5,995,000, at $1,204 per square foot, with 241 days on market. That standing per-foot figure is nearly double the closed median per-foot figure in the same village, which is either a very different house or a very different pricing decision. It is not something we would guess at in writing. It is something we go look at.

Woodlake closed 4 times with a median $3,117,500 and $830 per square foot, on a median 3,399 square feet, in a median 25 days. Its one standing listing is asked at $5,499,000, at $1,346 per square foot, with 118 days on market, the highest per-foot ask in Bonita Bay.

Spring Ridge closed once, at $4,450,000, $845 per square foot, 40 days on market, 5,266 square feet. Deerwood closed once, at $3,100,000, $586 per square foot, 113 days on market, 5,291 square feet. Rookery Lake closed once, at $3,000,000, $432 per square foot, 0 days on market, on 6,939 square feet, the largest living area in the entire closed dataset and, at $432, one of the lower per-foot figures at this price level. Square footage and price per foot pull against each other at the top of this market, and Rookery Lake is the clearest illustration of it in our data.

The tower top end: Tavira, Azure, Seaglass and Omega

The eight-tower corridor holds its own estate tier, and it prices on a completely different per-foot logic than the single-family villages.

Seaglass is the volume leader of the whole tower corridor with 13 closings, ranging from $1,550,000 to $5,200,000, a median $2,000,000 at $692 per square foot, a median 57 days on market, on a median 3,088 square feet. Tavira closed 7 times from $1,725,000 to $3,400,000 at a median $2,200,000. Azure closed 5 times inside a very narrow band, $2,100,000 to $2,300,000, at a median $2,200,000, with a median 172 days on market.

Omega has to be written honestly rather than banded: zero closed sales in the trailing 365 days and exactly one active listing, asked at $3,999,000, at $950 per square foot, with 171 days on market. There is no Omega median to quote. Horizons is the mirror case, five closings at a median $1,400,000, $442 per square foot, 47 days on market, and nothing standing. A buyer who wants Horizons is waiting; a buyer who wants Omega has exactly one option and no in-building comp from the last year.

What is standing above $3 million in Bonita Bay today

Five listings inside the gates carry an ask above $3 million on our pull:

• Bay Woods, one listing, asked at $5,995,000, $1,204 per square foot, 241 days on market
• Woodlake, one listing, asked at $5,499,000, $1,346 per square foot, 118 days on market
• Ibis Cove, one listing, asked at $4,585,000, $894 per square foot, 208 days on market
• Omega, one listing, asked at $3,999,000, $950 per square foot, 171 days on market
• Tavira, one listing, asked at $3,295,000, $937 per square foot, 115 days on market

Every one of those is a single listing in its subdivision or building. Four of the five have been standing more than 100 days, and two have been standing more than 200. Whole-community active median days on market is 125 across all 59 listings. We are not going to tell you what any of that means about the market, because a cause is not established and asserting one would be a guess dressed as analysis. What we will tell you is that when we represent you on any of those five, we are negotiating against a specific, documented history rather than an impression.

Dollars per square foot at the top, and the 3.5 times spread

The most useful single fact we hold about high-end Bonita Bay pricing is the internal spread. Closed dollars per square foot ranged from $238 at Hammock Isle to $845 at Spring Ridge and $830 at Woodlake, roughly a 3.5 times difference inside one gated community in the same year. On the standing side the range runs from $274 at Bay Pointe to $1,346 at Woodlake.

That spread is why a community-wide median price of $750,000 (the actual figure across all 223 closings, in a range from $240,000 to $5,900,000) is nearly useless for an estate buyer. It is also why an automated valuation applied to a Bonita Bay estate parcel produces a number with no relationship to the transaction. There is no single Bonita Bay price per foot. There are 55 subdivision-level answers, 29 of them resting on three sales or fewer.

Buying at the top of Bonita Bay deserves a real comp analysis, not a portal estimate. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and Domain Realty Group has closed more than 4,000 transactions and over $2.5 Billion in volume. Schedule a Bonita Bay estate buyer consultation or call (239) 898-6072.

Mortgage Rates and What They Do to a Bonita Bay Budget

As of July 30, 2026, Freddie Mac’s Primary Mortgage Market Survey put the 30 year fixed rate mortgage at an average 6.66%, up from 6.58% the previous week, against 6.72% a year earlier. The 15 year fixed averaged 6.04%, up from 5.96% the previous week, against 5.85% a year earlier. Here is how that interacts with a Bonita Bay purchase.

Two ground rules before the detail. First, that figure moves every single week, so it is always written here with its date attached and always pointed back at the live source so you can check today’s number yourself. Second, we do not forecast rates. Not up, not down, not sideways. Anyone in this business telling you what rates will do next is selling you a feeling, and the honest version of this section is a dated number plus a clear explanation of the mechanics.

The current Freddie Mac PMMS figures, dated

Both products moved up week over week in that reading. Over the year, the 30 year sits below where it was and the 15 year sits above where it was. Those are the counts. We are not attaching a cause to either movement and we are not projecting either line forward. (Source: https://www.freddiemac.com/pmms)

How PMMS is built, and why the date stamp is not a formality

The Primary Mortgage Market Survey publishes weekly, on Thursdays at noon Eastern, and averages loan rates offered the prior Thursday through Wednesday. It is built from actual applications submitted through Loan Product Advisor, on conventional conforming single family purchase loans.

Three things follow from that construction, and they matter to a Bonita Bay buyer specifically.

It is a national average, not a quote. Your rate depends on your credit profile, your down payment, your loan size and your lender, and none of those are in the survey.

It is conventional and conforming. A large share of Bonita Bay purchases at the price points documented on this page would exceed conforming limits and be priced as jumbo loans, which follow their own pricing. The PMMS number is context, not your term sheet.

It is a lagging weekly window. By the time you read this figure it describes a period that has already closed. That is not a flaw, it is the design, and it is why the date stamp travels with the number everywhere it appears on this page.

What financing costs at a Bonita Bay closing that cash does not

This is the part most rate discussions leave out entirely, and it is pure arithmetic rather than forecast.

If you take out a new mortgage on a Florida purchase, two state taxes attach to the loan itself, and in Lee County both are customarily buyer-paid:

• Documentary stamp tax on the note, at $0.35 per $100 of the note amount, capped at $2,450. (Source: https://floridarevenue.com/taxes/taxesfees/Pages/doc_stamp.aspx)
• Nonrecurring intangible tax on the mortgage, at $0.002 per $1, which is 2 mills. (Source: https://floridarevenue.com/taxes/taxesfees/Pages/nonrecurring_intangible_tax.aspx)

A cash buyer pays neither one. There is no note, so there is no note doc stamp, and there is no mortgage, so there is no intangible tax. In a market where a meaningful share of Bonita Bay purchases are not financed, that is a real, checkable difference in what the two buyers bring to the closing table, and it is worth saying out loud rather than burying in an estimate sheet. A financed buyer also pays for the lender’s title policy in Lee County, which a cash buyer does not have.

None of that is an argument for paying cash. It is an argument for comparing the two structures with the actual line items in front of you, which is the exercise we run with every financed Bonita Bay buyer before they write an offer.

Rates are one input, and the Bonita Bay spread is a bigger one

Here is the honest proportion, written as our reasoning rather than as a figure. The difference between a 6.66% note and a 6.04% note is real money over the life of a loan. It is also smaller than the difference between paying $238 per square foot and paying $845 per square foot for Bonita Bay square footage, which is the actual documented range inside these gates over the trailing year.

Put another way: the rate is set nationally and you do not control it. Which village you buy in, which comp set you write against, and how you structure the offer are all things you do control, and inside a community with a 3.5 times per-foot spread and 29 of 55 subdivisions carrying three sales or fewer, that is where the leverage lives.

We will not tell you to buy now because rates might rise or to wait because they might fall. We will tell you what closed, what is standing, what it cost per foot, and how long it took, and then we will help you decide.

Want your Bonita Bay numbers run against a real property rather than a national average? Book a Bonita Bay buyer consultation or call Jesse McGreevy at (239) 898-6072. We will also verify the current PMMS figure with you on the call, because by then it will have moved.

How We Find You the Right Bonita Bay Home

Finding the right Bonita Bay home is a subdivision-level problem, not a community-level one. Bonita Bay recorded 223 closings across 55 transacting subdivisions and holds 59 standing listings across 29 subdivisions as of August 3, 2026. Our process starts by narrowing you to the handful of those that actually match, then working every source of inventory.

What follows is methodology. The numbers in it are all drawn from our own verified read of the SW Florida MLS Matrix and from first-party Bonita Bay Community Association records. The reasoning around those numbers is our judgment, and we label it that way.

We start from the 55 subdivisions that actually transacted

Most buyers arrive with a price and a bedroom count. That is not enough information to search a community that produced a $240,000 closing and a $5,900,000 closing in the same year, in the same gate, under the same association.

So the first working session is a sort. We put all 55 transacting subdivisions in front of you with their verified count, median, per-foot figure, median days on market and median living area, and we cut. Usually the list goes from 55 to eight or ten in about forty minutes, because the per-foot column and the square-footage column do most of the work once you see them side by side. A buyer who wants 2,000 or more square feet at under $300 per foot is looking at a very different shortlist than a buyer who wants a corridor tower residence, and both of those shortlists are visible in the data rather than in an opinion.

We do this before we show you a single property. It saves weeks, and more importantly it means that when we do walk homes, you are comparing like against like.

We read the small-sample rows honestly, because 29 of 55 are thin

Counting the closed table directly, 16 Bonita Bay subdivisions recorded exactly one sale over the trailing 365 days, 6 recorded two, and 7 recorded three. That is 29 of 55, more than half the community, with three closings or fewer in a full year.

This is the single most consequential fact in our process, and here is why. When a subdivision has one closing, there is no median. There is one house, one buyer, one seller, one day. Writing “the median in that village is $X” would be a statistic wearing a costume. We write “one sale, at $X” every time, and we tell you plainly that pricing an offer there means reaching outside the village for evidence, which changes the analysis and changes the negotiation.

Three subdivisions have standing inventory today with no closing at all in the trailing year: Whiskey Pointe, River Ridge and Bermuda Cove. If you are drawn to one of those, you should know before you write that there is no same-village comparable from the last twelve months to anchor to. That is not a reason to walk away. It is a reason to have a professional building the comp set.

We map you against the 59 standing listings and the 29 subdivisions that carry them

Standing inventory in Bonita Bay is 59 listings with a median list of $999,000, a range from $300,000 to $5,995,000, and a median 125 days on market, spread across 29 subdivisions. That leaves 26 of the 55 transacting subdivisions with nothing standing at all.

On our own count that works out to roughly 3.2 months of supply, derived as 59 active listings divided by 223 closings over 365 days divided by 12 months. We show the arithmetic so you can check it, and we label it as derived from our own count of the SW Florida MLS Matrix as of August 3, 2026 rather than quoting it as a published statistic. We do not characterize that number as a buyer’s market or a seller’s market, because that is a characterization and it invites a claim about cause that we cannot support.

We also pair it with the honest caveat, which is that a community-wide supply figure hides the same spread everything else on this page hides. Some Bonita Bay subdivisions have zero standing inventory and some have five. Estancia alone has 5 standing listings. Bay Harbor, Horizons, Creekside, Riviera and dozens of others have none. Your practical supply is the supply in your shortlist, not the community number.

Pre-MLS and off-market access, described accurately

Here is what this capability is, and what it is not.

It is not a secret list of Bonita Bay homes for sale. Anyone who tells you they have one is telling you a story. What it is: as the number one team in Southwest Florida since 2012, with more than 4,000 transactions closed and over $2.5 Billion in volume through Domain Realty Group, we are in constant contact with the agents and owners who control listings before they are listed. Owners who are considering selling call us. Agents preparing a listing call us to test interest. Sellers who want a discreet, off-market transaction call us specifically because a quiet sale requires a buyer pool that already exists.

The practical result for a buyer in a community where 26 of 55 transacting subdivisions currently have nothing standing is that the property you want may not be on the market today, and getting to it means having someone whose phone rings. We put your specific criteria into that flow. We do not promise you an off-market Bonita Bay home, because that would be a promise about other people’s decisions.

We underwrite the ownership before you fall in love with the view

There is a set of Bonita Bay questions that a buyer cannot answer from a listing sheet, and that we deliberately do not answer with a guess. We put them on the table early, because finding out after you are emotionally committed is the expensive version.

• What is the flood zone for this exact parcel and structure. Zone is assigned per parcel, a single village can span more than one, and the answer comes from the FEMA Map Service Center address lookup, not from us.
• What is the building’s milestone inspection status and its Structural Integrity Reserve Study status, if it is a condominium of three or more habitable stories. All eight Bonita Bay towers are three or more stories and within three miles of the coast, so the 25-year milestone trigger governs them and all eight were required to have completed an initial SIRS by December 31, 2025. Per-building completion status is not something we hold, and the association’s own records are the answer.
• What is the master policy windstorm deductible on the building. South Florida condominium master policy windstorm deductibles typically run 2% to 5% of insured value, which on a large high rise is a very large number, and it is passed proportionally to unit owners as an assessment. Florida Statute 627.714 requires a unit policy to carry at least $2,000 of loss assessment coverage.
• What does Bonita Bay Club membership cost and how does it work at a transfer. Membership is optional and separately owned, and the transfer mechanics are governed by the Club’s own rules. The Bonita Bay Club Membership Office is the correct source, and we will not characterize it beyond that.
• What are the actual non-ad-valorem line items on this parcel’s tax bill. The Lee County Property Appraiser record is the answer.

Publishing “here is what we do not know about your building, and here is exactly where to get it” beats guessing, and on a purchase this size it is the difference between due diligence and hope.

We show you the ones that do not work

The last part of the method is the least glamorous. We will tell you when a property is wrong.

Sometimes that is the comp evidence: a standing ask at $1,204 per square foot in a village whose closed median was $642 per square foot needs a very specific explanation, and if the walk-through does not produce one, we say so. Sometimes it is the days-on-market history. Sometimes it is a structural or association question that has not been answered and should be before an offer, not after inspection.

We would rather lose a transaction than put a client into a Bonita Bay purchase we would not make ourselves. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the repeat and referral business that produced is the entire reason the standard is set there.

Ready to cut 55 subdivisions down to your eight? Start your Bonita Bay buyer consultation or call Jesse McGreevy at (239) 898-6072.

How We Negotiate for You in Bonita Bay

Negotiating leverage in Bonita Bay is village-specific and it is documented. Over the trailing 365 days Harbor Lakes closed at a median 3 days on market and Riviera at 6, while Riverwalk closed at a median 375 days and Siena’s one sale took 272. Same gate, same year. Knowing which situation you are in changes the offer we write.

Everything in this section is methodology and judgment. Every number in it is verified in our own MLS read as of August 3, 2026. We do not assert a cause for any of these differences, and we do not characterize the market as favoring buyers or sellers. We use the documented history of the specific property and the specific village.

The days-on-market spread is the evidence, and it is enormous

Harbor Lakes at 3 days against Riverwalk at 375 is a factor of more than 100 inside a single gated community over a single year. On the standing side, Azure’s two listings carry a median 238 days on market and Vistas’ three carry 190, against a whole-community active median of 125.

Those are counts. What we do with them is the craft.

Where a Bonita Bay seller holds the leverage, and how we respond

When a village’s closed history shows a median 3, 6, 7, 11 or 22 days on market, the negotiation is not about grinding on price. It is about being the offer that gets accepted.

In that situation our work moves upstream: get you fully underwritten before we tour, get the association and condominium document review scheduled in advance so the contingency period is short and credible, get the title and settlement side lined up, and be ready to write the same day we walk. A clean offer that closes on the seller’s timeline frequently beats a higher offer with a longer or vaguer path, and in a village with a documented short time on market that is the winning structure far more often than a low first number is.

We will still tell you what the comps support. We are not going to talk you into overpaying to win a fast village. But we will be honest that in Harbor Lakes or Riviera, a slow, exploratory offer is likely to be a lesson rather than a purchase.

Where a Bonita Bay buyer holds the leverage, and how we use it

When a specific property has been standing 190, 208, 238 or 241 days, the conversation is entirely different, and the leverage is in the documented history rather than in an argument.

The tools we actually use:

• The listing’s own days-on-market record, which is a fact rather than an opinion.
• The village’s closed medians and closed per-foot figures, set against the standing ask. When a village closed at a median $642 per square foot and the standing listing asks $1,204 per square foot, that gap is the entire negotiation and it needs to be justified by the property, not by the price.
• The absence of competing inventory in the buyer’s shortlist, or the presence of it. Estancia has 5 standing listings at a median $1,295,000. A buyer with genuine alternatives inside the same building negotiates from a different position than a buyer chasing the only listing in a subdivision.
• Time itself. A patient buyer in a village with a long documented time on market has an asset that an impatient one does not.

None of this requires us to claim we know why a property has sat. We do not, and we will not tell you we do. It requires only that we know it has, precisely, and that the seller knows we know.

The n equals 1 problem, and how we price an offer without a comp

Sixteen Bonita Bay subdivisions closed exactly once over the trailing year, and three subdivisions carrying standing inventory closed not at all. When you want one of those, there is no in-village comparable to anchor to and the automated tools have nothing to work with either.

Our approach is to build the comp set outward in a documented, defensible order: the same product type at a similar per-foot figure elsewhere in Bonita Bay, then the same price tier across the community, then the specific attributes of the property against the closest available evidence. We put the reasoning in writing in the offer package, because a listing agent who can see how a number was built is far more likely to engage with it than one handed a bare figure.

That is also the moment where the tower data earns its keep. Two of the eight towers cannot be banded at all: Omega recorded zero closed sales and one standing listing asked at $3,999,000, and Horizons recorded five closings and nothing standing. If you want Omega, there is no in-building closing from the last year to work from, and we will tell you that before you write rather than after.

What we negotiate for besides price

Price is one term. On a Southwest Florida purchase, several others carry real dollars, and in Lee County the customary allocation is not the same as the law, because Florida law assigns nothing and the contract always governs.

The terms we work, deal by deal:

• Who selects the closing agent, which in Lee County commonly determines who pays the settlement or closing fee, a line commonly running $500 to $1,500.
• Confirmation of the customary Lee County allocations in writing rather than by assumption, particularly the owner’s title policy.
• The inspection and document review periods, sized to the actual disclosure obligations rather than to a template.
• Property tax proration and the reassessment exposure, which we cover in detail in the closing section below and which can be the largest surprise on the whole transaction.
• Repairs, credits, and closing cost concessions from the seller, which remain permitted and can still be advertised on the MLS.

What we will not do in a Bonita Bay negotiation

Three commitments, and they are the reason our clients send us their friends.

We will not tell you a property is a bargain because it has been standing a long time. Time on market is evidence, not a verdict, and the reason a specific home has sat is a question to be answered by inspection, documents and a walk-through.

We will not manufacture urgency. Bonita Bay produced 223 closings over the last year across 55 subdivisions. If this one does not work, another one will, and we would rather wait with you.

We will not quote you a rate forecast or a price forecast to close a deal. We publish counts and observed facts and we let you decide.

Have a specific Bonita Bay property in mind? Send it to us and we will pull its days-on-market history, its village comps and its per-foot position before you write anything. Request a Bonita Bay offer strategy or call (239) 898-6072.

What a Bonita Bay Buyer Pays at Closing

Bonita Bay is in Lee County, and Lee County custom runs in a buyer’s favor on the single largest title line: the seller customarily pays the owner’s title insurance policy here, while in Collier County the buyer customarily does. Florida law assigns nothing, local custom fills the gap, and the executed contract always governs. This is information, not legal advice.

That last sentence is not boilerplate and it repeats at the end of this section. Everything below is drawn from primary sources, each cited inline, and none of it substitutes for your own attorney reviewing your own contract.

Who customarily pays what in Lee County

Read that table as custom, not as law. If your contract says something different, the contract wins. We verify every one of these lines against the executed contract on every transaction rather than assuming the customary allocation carried through.

The Lee versus Collier owner’s policy split, and why it matters here specifically

If you are comparing a Bonita Bay purchase against a property in Naples, you are comparing two different closing cost structures, not just two prices.

In Lee County, which is where Bonita Bay sits, the seller customarily pays for the owner’s title insurance policy. In Collier County, the buyer customarily does. On a seven-figure purchase that is not a rounding difference. It is one of the most useful county-line facts available to a buyer shopping this stretch of the coast, and almost nobody puts it in front of you before you are already comparing two contracts.

Two cautions. Florida owner’s title insurance is sold at a promulgated rate, meaning the premium is set by the state rather than by the title company, so it does not vary between providers on the same purchase price. And custom is not a guarantee: always verify the allocation against the executed contract.

Documentary stamps, intangible tax and recording fees

Three separate statutory items, and only one of them applies to every buyer.

Documentary stamp tax on a new note. $0.35 per $100 of the note amount, capped at $2,450. Buyer-paid by Lee County custom. (Source: https://floridarevenue.com/taxes/taxesfees/Pages/doc_stamp.aspx)

Nonrecurring intangible tax on a new mortgage. $0.002 per $1, which is 2 mills. Buyer-paid by Lee County custom. (Source: https://floridarevenue.com/taxes/taxesfees/Pages/nonrecurring_intangible_tax.aspx)

A cash buyer pays neither. No note means no note doc stamp. No mortgage means no intangible tax. In a market where a meaningful share of Bonita Bay purchases are not financed, that is a real, checkable difference between two otherwise identical closings.

Recording fees, Section 28.24, Florida Statutes, identical in every Florida county: $10.00 for the first page, $8.50 for each additional page, plus a $1.00 indexing surcharge per name beyond the first four. A typical two to four page deed records for roughly $18.50 to $35.50, and the buyer customarily records the deed. (Source: https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0000-0099%2F0028%2FSections%2F0028.24.html)

The deed documentary stamp tax itself, $0.70 per $100 of the purchase price, is a seller line by Lee County custom, and it is a much larger number than the buyer-side recording fee. Do not confuse the two.

Settlement service fees, which are estimates and not fixed by the state

Only the recording fee and the title insurance premium are set by the state. Everything else on the settlement side varies by title company and by county, and these are ranges rather than quotes:

• Settlement or closing fee: commonly $500 to $1,500, flat, varying by title company.
• Title search, examination and lien search: commonly $150 to $500 combined.
• Wire, courier and per-document e-recording: typically under $100 combined.

Label those as estimates when you budget from them. On a Bonita Bay purchase we will get you an actual figure from an actual closing agent well before you need it, and where the contract makes the settlement fee negotiable we will negotiate it.

The Bonita Bay resale fee, and why it is almost never $10,000

There is a Bonita Bay Community Association resale fee of 0.5% of the total sale price, capped at $10,000, confirmed in writing by BBCA Member Services in November 2025. It is widely repeated in this market as a flat $10,000 transfer fee. That is wrong, and on a typical Bonita Bay purchase the difference is thousands of dollars.

Work the formula against real Bonita Bay prices and the picture is clear:

That is arithmetic on the published formula rather than a quoted schedule, and you can check every row of it. The point worth holding onto: the $10,000 cap only binds at a purchase price of $2,000,000 and above. Below that you are paying half a percent. At the community’s median closing price of $750,000 the fee is $3,750, not $10,000.

Two honest limits on what we have told you. We do not know whether the buyer or the seller customarily pays it, because the association’s written answer did not say, and we are not going to guess at a line worth thousands of dollars. Allocation of a fee like this is set by the contract, and we confirm it in writing on every transaction before you sign. Second, the fee schedule can change, so confirm the current figure with the Bonita Bay Community Association at (239) 495-8111.

If you want this line, the annual assessment and your building’s own assessment stacked into one real number before you write an offer, call Jesse McGreevy direct at (239) 898-6072 or start a Bonita Bay buyer consultation.

Property tax proration, and the reassessment trap that catches Bonita Bay buyers

Florida property taxes run on a calendar year and are paid in arrears. The bill is mailed on or about November 1 and becomes delinquent April 1 of the following year. Early payment discounts run 4% in November, 3% in December, 2% in January, 1% in February, and gross in March. (Sources: https://floridarevenue.com/property/Pages/Taxpayers.aspx and https://www.leetc.com/property-taxes/)

At a closing before the bill is paid, the seller credits the buyer for the seller’s share of the year. Before November, the title company prorates from the prior year’s bill.

Now the part that costs real money, and it is statutory. Section 689.261, Florida Statutes requires a prospective residential purchaser to receive a property tax disclosure summary at or before contract execution, warning that the buyer must not rely on the seller’s current tax figure, because a change of ownership triggers reassessment that can raise taxes materially. (Source: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699%2F0689%2FSections%2F0689.261.html)

On a Bonita Bay property held for many years under Save Our Homes protection, the buyer’s first tax bill can land far above the seller’s last one. This is one of the most expensive surprises available to a Southwest Florida buyer, and almost no competitor page in this market says it out loud. We say it out loud, and we build the reassessment exposure into the carrying-cost conversation before you write an offer, not after you open your first tax bill.

The disclosure protections you get as a Florida buyer

Four statutory and case-law protections that belong in every Bonita Bay buyer’s working knowledge.

Johnson v. Davis, 480 So. 2d 625 (Fla. 1985). Where a seller of a home knows facts materially affecting value that are not readily observable and not known to the buyer, the seller has a duty to disclose them. An “AS IS” clause does not bar a claim for a known, undisclosed latent defect. (Source: https://law.justia.com/cases/florida/supreme-court/1985/65330-0.html)

Section 720.401, Florida Statutes. A buyer in a mandatory homeowners association community must receive a disclosure summary before signing. If it is not provided, the contract is voidable by the buyer, with written notice within 3 days of receiving the summary or before closing, whichever is first, and the cancellation right cannot be waived. (Source: https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799%2F0720%2FSections%2F0720.401.html)

Section 718.503, Florida Statutes. On a condominium resale the seller must provide the governing documents and a current Frequently Asked Questions and Answers sheet, and the buyer has a statutory cancellation window. This one is directly relevant to any of the eight Bonita Bay towers and to the community’s condominium and coach home product generally. (Source: https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799%2F0718%2FSections%2F0718.503.html)

Section 689.01, Florida Statutes governs the manner of executing conveyances. (Source: https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699%2F0689%2F0689ContentsIndex.html)

Every Bonita Bay homeowner automatically becomes a member of the Community Association on purchase, which is a first-party BBCA statement, so the association disclosure obligations are not optional background reading here. They are the documents that tell you what you are joining.

This is information, not legal advice, and a buyer should consult their own attorney. We are licensed real estate professionals, not lawyers, and we will say so every time.

Want a line-by-line Bonita Bay closing cost estimate for a specific property? We will build it from the actual contract and an actual closing agent quote. Request a Bonita Bay closing cost breakdown or call Jesse McGreevy at (239) 898-6072.

How Buyer’s Agent Compensation Works in 2026

Since August 17, 2024, two rules govern every Bonita Bay purchase. Offers of buyer broker compensation can no longer be advertised on the MLS, and a written buyer broker agreement is required before your agent tours a home with you, stating a specific, conspicuous amount and stating that compensation is fully negotiable and not set by law.

Those changes are fully in force in 2026 and they apply to every buyer in Bonita Bay, in Bonita Springs, and everywhere else in the country. They are also widely misunderstood, so here is the accurate version, with the primary sources attached.

What actually changed, and when

The mandatory practice changes took effect August 17, 2024. Two of them matter to you directly.

First, offers of compensation to a buyer’s broker are no longer an MLS field and can no longer be advertised on the MLS. Any compensation a seller chooses to offer a buyer’s agent is communicated off MLS.

Second, a written buyer broker agreement is required before a buyer’s agent tours a home with you, in person or by live virtual tour. That agreement must state a specific, conspicuous amount or rate of the buyer agent’s compensation, not an open-ended one, and it must conspicuously state that broker compensation is fully negotiable and is not set by law. (Sources: https://www.nar.realtor/the-facts/what-the-nar-settlement-means-for-home-buyers-and-sellers and https://www.nar.realtor/about-nar/policies/summary-of-2024-mls-changes)

Compensation moved off the MLS, and what that means practically

Before the change, a buyer’s agent could look at an MLS listing and see what the seller was offering. That field is gone.

What did not go away is the possibility. A seller may still choose to pay or contribute toward the buyer’s agent compensation. That offer is simply made off MLS now, which means it becomes something to be asked about and negotiated on each specific property rather than something read off a screen.

For a Bonita Bay buyer, that has one very practical consequence: whether a seller will contribute is now a question your agent has to actually go ask, property by property. We ask it on every single one. (Source: https://www.nar.realtor/the-facts/nar-settlement-faqs)

The written buyer broker agreement, before the first tour

This is the change buyers notice most, and it is a good one.

Before we tour a Bonita Bay home with you, we sign a written agreement that states what our representation costs and who is expected to pay it. The amount or rate has to be specific and conspicuous, not open-ended and not “whatever the seller offers.” The agreement has to conspicuously state that broker compensation is fully negotiable and is not set by law. (Source: https://www.nar.realtor/the-facts/written-buyer-agreements-101)

The effect is that you now have a written, up front conversation about the cost of your own representation before you walk a single home, instead of discovering it somewhere in a closing statement. Every buyer should have had that conversation all along. Now it is required.

Seller concessions are still permitted on the MLS

This distinction gets muddled constantly, so state it cleanly.

What is prohibited is advertising buyer broker compensation on the MLS. What remains permitted on the MLS is seller concessions toward the buyer’s closing costs. Those are two different things and only one of them was restricted.

That matters in Lee County specifically, where the buyer customarily carries the lender’s title policy, the deed recording, and the doc stamp and intangible tax on a new mortgage. Seller concessions toward closing costs are a live, negotiable, MLS-visible term on a Bonita Bay purchase, and we work them.

What this means for you in Bonita Bay, and what we will not put in writing here

Commissions are explicitly negotiable. There is no standard rate and none is set by law. Anyone who tells you otherwise is either mistaken or is describing a practice rather than a rule.

We are not going to publish a rate, a percentage or a dollar figure for our own buyer representation on this page, and you should be skeptical of any page that does. Compensation is a per-client negotiation that depends on the property, the price point, the structure of the transaction and what the seller side is willing to do. Quoting a number to a stranger on a web page would be both inaccurate and, after the practice changes, exactly the wrong signal about how the conversation is supposed to work.

What we will do is have the conversation in writing, up front, before we tour anything, exactly as the rules require and exactly as it should have always worked. You will know what our representation costs and who is expected to pay it before you spend a Saturday walking Bonita Bay.

McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, working out of 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, minutes from the Bonita Bay gate. The 4,000-plus transactions and $2.5 Billion-plus in volume closed by Domain Realty Group were built on repeat clients and referrals, which only happens when the money conversation is straight from the first meeting.

Let us walk you through the buyer agreement and what it means for your Bonita Bay purchase, before you tour anything. Book your Bonita Bay buyer consultation, or call Jesse McGreevy directly at (239) 898-6072.

What You Are Actually Buying: BBCA Membership and Amenities

Buying in Bonita Bay makes you a member of the Bonita Bay Community Association automatically. The BBCA operates roughly 2,400 acres established in 1985, 3,346 residences, 12 miles of pathways, a private beach off Hickory Boulevard, and one of only 14 Audubon certified communities. Club membership is separate and optional.

That distinction is the single most misunderstood thing about buying in Bonita Bay, and it is the reason so many buyers arrive at the gate with the wrong mental model. There are three separate entities operating inside one set of gates. One of them you join automatically the day you take title. The other two you do not.

Every fact in this section comes from the BBCA’s own published material, because on a question this consequential a first-party source is the only kind worth using.

Bonita Bay by the Numbers: 3,346 Residences on Roughly 2,400 Acres

Bonita Bay is an award-winning, master-planned, gated residential community established in 1985. It spans approximately 2,400 acres and is home to 3,346 residences, distributed across condominiums, high-rises, coach homes and single-family neighborhoods. It is one of only 14 Audubon certified communities.

Those figures come from the BBCA Media Brochure dated January 2026, a current-year first-party document (Source: https://www.bonitabayresidents.com/files/Media%20Brochure%20January%202026.pdf).

The residence count matters more to a buyer than it looks. A community of 3,346 residences spread across roughly 2,400 acres is not a subdivision with a clubhouse. It is a small town with an internal geography, and that geography is exactly why the price data behaves the way it does. When you see a dollar-per-square-foot spread of more than three times between the least expensive and the most expensive Bonita Bay subdivisions in the same trailing year, that is not noise. That is 2,400 acres containing genuinely different products: entry-level condominium villages, mid-tier coach homes, golf-frontage single family, bay-frontage estate homes and an eight-building high-rise corridor.

A buyer who treats Bonita Bay as one market will overpay in one part of it and miss the opportunity in another. That is the whole argument for reading the community subdivision by subdivision before you tour anything, which is what the earlier sections of this page do.

The 1985 establishment date is also worth holding onto. It is the anchor for every structural question in the condominium sections below, because Florida’s milestone inspection statute runs on building age, and a community that started building in the mid 1980s has buildings on both sides of the trigger.

To talk through where inside those 2,400 acres your budget actually lands, call Jesse McGreevy at (239) 898-6072 or use the buyer consultation form on this page (start your Bonita Bay buyer consultation).

The Sentence That Settles the Three-Entity Structure

The BBCA publishes one sentence that resolves the confusion better than any explanation we could write. From the Media Brochure January 2026, verbatim:

“Within the community gates, the Bonita Bay Marina and Bonita Bay Club operate as separately owned and managed member-exclusive entities, each providing distinct amenities and experiences.”

Read that carefully, because it is doing a lot of work. The Marina and the Club are inside the gates. They are separately owned. They are separately managed. They are member-exclusive, which means access runs through their own membership, not through your deed.

So a Bonita Bay purchase gives you one thing automatically and two things conditionally. The Community Association comes with the house. The Club and the Marina do not.

This is the exact point where a buyer gets an inaccurate answer somewhere else and then budgets from it. If you have been told that buying in Bonita Bay includes golf, that is not what the association’s own published material says. If you have been told the marina slip conveys, that is a separate transaction with a separately owned entity and it needs to be verified in writing against the actual property.

The difference between the amenity set you receive automatically and the amenity set you must separately pursue is the difference between an accurate carrying-cost model and a fantasy.

What the Community Association Actually Maintains

From the BBCA Community Association page, verbatim and first-party:

“When purchasing property within the gates of Bonita Bay, all homeowners automatically become ‘members’ of the Community Association”

The BBCA is the entity responsible for common areas: grounds, roads, streetlights, lake and storm water management, plus all recreational parks including the Private Beach (Source: https://www.bonitabayresidents.com/community-association).

That list is more substantive than the word “common areas” suggests. Storm water management on 2,400 acres of coastal Southwest Florida is an engineering function, not a landscaping function. The lake system, the roadway network and the drainage are association responsibilities, and they are shared by all 3,346 residences.

The BBCA also runs around-the-clock staffing at all entrances, with a northern entrance and a main gate.

Two more association facts worth a buyer’s attention:

• The BBCA’s Realtor and Buyer Resources page states, verbatim: “Homeowners instantly gain exclusive membership and access to all Community Association Amenities.” (Source: https://www.bonitabayresidents.com/realtor-and-buyer-resources)
• Bonita Bay was the first gated community nationwide to donate over one million dollars to United Way, per the association’s own live page.

BBCA contact information, if you want to go straight to the source rather than through anyone’s marketing:

We encourage buyers to call the association directly. A page that tells you to verify it yourself is a page you can trust on the things it does assert.

The Private Beach Off Hickory Boulevard

The BBCA’s Private Beach facility is located off Hickory Boulevard, outside the gates. It is newly developed, with concierge services including chair and umbrella set up, a catering kitchen and pavilion reservations. It is a Community Association recreational park, which places it in the amenity set that comes automatically with ownership.

The word “outside the gates” is doing real work here. The beach facility is not on the 2,400-acre master plan. It is a separate site on the coast, operated by the association for its members. That structure is unusual and it is worth understanding before you buy, because a beach amenity that sits on a barrier island has a completely different risk and rebuild profile than a pool inside a gated interior. We cover exactly what happened to that facility in 2022, and what the association did about it, in the storm history section below.

One honest note on the record. The BBCA prints a Private Beach reopening date of “November 13” with no year attached. We are not going to publish a reopening year we cannot source. If the current operating status of the beach facility matters to your purchase decision, and for some buyers it is the whole reason they are looking at Bonita Bay, ask the association directly at 239-495-8111 and get the answer in writing.

Twelve Miles of Pathways, Audubon Certification and the Rest of the Amenity Set

The BBCA maintains and operates 12 miles of walking and biking pathways, a private beach, a butterfly garden, kayaking and water access, plus pickleball, bocce and basketball courts.

Bonita Bay is one of only 14 Audubon certified communities. That certification is a first-party published fact from the January 2026 brochure and it speaks to how the 2,400 acres were planned, not to any single property’s view.

Twelve miles of internal pathway changes how properties relate to each other. A village that looks isolated on a plat map may be directly connected to the amenity core on foot, so when we tour Bonita Bay with buyers we walk the connections, not just the units.

We will also note what is not on this list. We do not publish a tennis court count for Bonita Bay. Our sources conflict, 16 Har-Tru against 18 clay, and the conflict is unresolved. Rather than pick the more attractive number, we hold it. If court count drives your decision, the Club is the entity to ask.

The Marina, Separately Owned, and Additional Fees Apply

The Bonita Bay Marina is a full-service facility offering wet slips and dry boat storage plus on-site fueling and light mechanical services. Additional fees apply. Backwater Jacks, a waterfront restaurant, is open to all residents (Source: https://www.bonitabayresidents.com/realtor-and-buyer-resources).

Note the structure again. The restaurant is open to all residents. The marina services carry additional fees and the marina itself is a separately owned and managed entity.

For a boating buyer this is the highest-stakes verification on the whole purchase, and we are going to be blunt about the limits of what we can tell you. We do not publish a marina slip count or a maximum boat size for Bonita Bay. Our sources conflict badly on both, roughly 98 wet plus 326 dry against a briefed 250 wet, and we are not going to resolve a conflict by picking a side. Slip availability, waitlist position, dimensional limits and cost are questions for the Marina directly, and they need to be answered before you write an offer on a property you are buying partly for boat access.

If boat access is a driver for you, tell us at the first call and we will build the verification into the timeline rather than discovering it during inspection. Reach Jesse McGreevy at (239) 898-6072.

The Bonita Bay Club, and What a Buyer Must Ask

The Bonita Bay Club is member-owned, and membership in it is optional and not automatic when you buy a home in Bonita Bay. Members bought the club property in 2010, five 18-hole courses operate across two campuses, and the membership approved a $110 million clubhouse on May 4, 2026. Membership is separate from ownership.

This section is going to do something most pages about Bonita Bay will not do. It is going to tell you exactly where our knowledge stops.

We can source the ownership structure, the buyout, the golf inventory, the reinvestment total and the clubhouse vote to primary or dated records. We cannot source the dues, the initiation, the funding mechanism for the clubhouse, or what happens to a membership when a home changes hands. Those four things are behind a member login or trace to sources we will not cite. So we publish the first group with citations, and for the second group we tell you who to call.

That is not a weakness of this page. On the question that costs the most money, an honest “here is exactly who has that answer” beats a confident guess every single time.

Membership Is Optional and Is Not Automatic With a Home Purchase

The BBCA’s Realtor and Buyer Resources page states it directly, verbatim:

“For those who wish to further engage in golfing or other sporting activities, consider joining the exclusive Bonita Bay Club.”

That is the first-party sentence establishing that Club membership is optional and separate from ownership. “Consider joining” is not “you are enrolled.”

Put it beside the association sentence and the structure is unambiguous. Homeowners automatically become members of the Community Association. Homeowners who wish to golf consider joining the Club. Two different verbs, two different entities, one gate.

The practical consequence for a Bonita Bay buyer is that your purchase price and your Community Association obligation are one set of numbers, and any Club participation is a second set of numbers you assemble separately. Nobody can hand you a single all-in figure from a listing sheet. If a listing sheet appears to give you one, that is a number to verify, not a number to budget from.

Member-Owned Since the 2010 Buyout

The Club is member-owned. Members acquired the club property from the developer in 2010 for a total of $11.5 million, of which $7.5 million was real estate, with approximately 1,900 founding members.

Since 2010, approximately $250 million of member capital has been reinvested.

Those are the two figures we can stand behind, and they tell a buyer something real. A club whose members bought it and have since reinvested roughly $250 million is a club whose members have repeatedly voted to fund its condition. Whether that is a feature or a cost depends entirely on which side of the membership decision you land on, and that is your call, not ours.

Notice what we are not saying. We are not attaching a shorthand label to the ownership structure. The labels that circulate for clubs like this one carry real consequences for a member and none of them is supported by a primary source we can point you to, so we leave the term alone. Ownership structure and what it means for you as a member are questions for the Club itself.

Five 18-Hole Courses Across Two Campuses

The Bonita Bay Club operates five 18-hole courses across two campuses.

Bay Island reopened in 2023 after a $6.6 million renovation that rebuilt bridges and lake banks and installed new irrigation (Sources: golfcoursearchitecture.net and clubandresortbusiness.com).

For a golf-motivated Bonita Bay buyer, the two-campus structure is the fact that changes the shopping process. Golf access is not a property attribute in Bonita Bay. It is a Club attribute. A home on a fairway and a home on a lake have the same relationship to the golf operation, which is to say, the relationship your membership creates.

Once you understand that the fairway does not buy you the tee time, you can evaluate a fairway lot on what it actually delivers, which is a view and a setback, and price it accordingly rather than paying a golf premium for a view.

The $110 Million Clubhouse Was Approved by the Membership on May 4, 2026

On May 4, 2026, the Bonita Bay Club membership approved a $110 million clubhouse project: approximately 140,000 square feet, Florida coastal style, two phases on the main campus, an expanded 55th Hole with a sushi bar, a Sunset Lounge and a rooftop bar, with member access to amenities continuing during construction (Sources: firstcallgolf.com dated 2026-05-04 and businessobserverfl.com dated 2026-05-05).

Now the part that most coverage of this project gets wrong, and we want it in plain words:

The approval is a membership vote. It is not a building permit and it is not a construction start. No construction start date has been published.

We write “approved”. We do not write “under construction”, because as of this writing that would be inaccurate.

We also do not tell you how the project is funded. The live primary source explicitly does not state it, and guessing at the funding mechanism of a $110 million project on a page a buyer might make a nine-figure-adjacent decision from would be irresponsible. If the funding structure affects your decision, and for a prospective member it reasonably might, the Bonita Bay Club Membership Office is the entity that can answer it.

What a buyer should take from the approval is narrower and still useful: a large, member-approved capital project exists on the main campus, its timeline is not published, and it will eventually mean construction activity inside the gates. We treat that as a known unknown to be tracked, not as a selling point and not as a warning.

The Transfer Question, Which Is the Most Important Club Question You Have

Here is the thing we cannot answer, stated as plainly as we can state it.

Whether a Bonita Bay Club membership transfers with the home, gets resold, or triggers anything at closing is governed by the Club’s own rules. Those rules sit behind a member login. This is the single most important Club question a Bonita Bay buyer has, and we cannot answer it from a public source.

What we can tell you is the frame:

• Membership is optional.
• Membership is separately owned from the real estate.
• The transfer mechanics are governed by the Club’s own rules.
• The Bonita Bay Club Membership Office is the entity that administers those rules.

We are deliberately characterising nothing beyond that. We are not telling you memberships convey. We are not telling you they do not. We are not telling you there is a waitlist, or that there is not. Every one of those statements would be us guessing at a document we have not read, and you would be the one carrying the cost of the guess.

Call the Bonita Bay Club Membership Office and get it in writing before you go under contract. Then send us what they tell you, and we will build it into the offer strategy and the closing timeline.

That is the honest version. A page that says “membership transfers seamlessly” is telling you something it cannot know. We would rather hand you the phone number.

To work through the Club question against a specific property you are considering, call Jesse McGreevy at (239) 898-6072 or request your Bonita Bay buyer consultation.

Insurance, Flood Elevation and Storm History

Bonita Bay sits inside City of Bonita Springs limits, on a coastal FIRM that became effective November 17, 2022. We publish no flood zone for any Bonita Bay village or tower, because zone is assigned per parcel and per structure. Look your exact address up at the FEMA Map Service Center before you make an offer.

A community-level flood zone claim is easy to write and impossible to defend, because one Bonita Bay village can span three different zones and the structure’s own elevation changes the answer again. So we give you the mechanics instead of a label. Mechanics are portable: once you understand how elevation drives a premium, you can evaluate any Bonita Bay address, including one that comes on the market after this page was written.

Why We Will Not Publish a Flood Zone for Any Bonita Bay Village or Tower

Flood zone is assigned per parcel and per structure. One village can span three zones. No FIRM panel covering Bonita Bay was ever pulled into our research, and we are not going to infer a zone from a neighboring parcel.

The correct action for a buyer is a per-address lookup at the FEMA Map Service Center, which is the authoritative public tool for exactly this question (look your address up at the FEMA Map Service Center).

The reference data that anchors the lookup:

• Lee County’s NFIP community ID is 125124.
• The countywide FIRM series is the 12071C panel set (Source: https://www.leegov.com/dcd/flood/firm/insurance/discounts).

One additional item on the record that a 2026 buyer should track. A revised preliminary FIRM dated December 4, 2025 was expected to become effective around summer 2026. It is now August 2026, so it may already be in force. We have not re-verified its effective status, and we are telling you that rather than assuming. Confirm the currently effective panel for your address at the time of your contract, either through the FEMA Map Service Center or through the City floodplain office.

The Currently Effective Coastal FIRM and What the Risk MAP Study Did

The currently effective coastal FIRM for the Bonita Bay area became effective November 17, 2022. It was produced by a coastal Risk MAP study that used storm-surge and wave analysis to redraw coastal zones and base flood elevations (Sources: City of Bonita Springs flood protection information page and the Lee County Flood Insurance Study, panel document 12071CV001D).

The timing is worth noticing. The map became effective roughly seven weeks after Hurricane Ian made landfall, and it reflects a modern coastal surge and wave analysis rather than a legacy 1980s mapping. The zone and base flood elevation attached to a Bonita Bay parcel today came out of a recent, engineering-driven coastal study, it is not a stale line on an old map, and your premium will be built from it.

What AE, VE, Shaded X and Unshaded X Actually Mean

County and city sourced definitions, in the words a buyer needs:

• AE is the base floodplain with a published base flood elevation.
• VE is the coastal high-hazard velocity zone: 1% annual chance plus wave hazard. It requires open foundations and breakaway walls, with no enclosed living space below base flood elevation. It rates materially higher than AE.
• Shaded X is the 0.2% annual chance band.
• Unshaded X is minimal hazard.

The gap between AE and VE is not a technicality. VE carries a construction standard, not just a rate. If a Bonita Bay parcel comes back VE, the structure’s foundation type and whether anything is enclosed below base flood elevation become underwriting questions, not aesthetic ones.

This is also why we will not band a whole village. Two properties a few hundred feet apart, on the same street, can carry different zones and different base flood elevations, and therefore different insurance outcomes on identical purchase prices.

The Highest-Leverage Insurance Fact for a Bonita Bay Buyer

Here is the fact that should change how you shop, published by the City of Bonita Springs:

For each one foot a structure sits above the required base flood elevation, annual flood premiums drop by nearly 50%. For each foot below, rates double.

An Elevation Certificate costs roughly $75 to $150.

Read those two lines together and the buyer play is obvious. A document that costs less than a nice dinner determines a variable that compounds by roughly half, in either direction, per foot, every year you own the property.

Work an example structurally, without inventing a premium. Two Bonita Bay properties at the same price, in the same zone, with the same square footage. One sits two feet above base flood elevation. One sits one foot below. That is a three-foot spread, and by the City’s own published relationship, the annual flood cost on those two identical-looking properties is not close. Over a ten-year hold, that difference is a renovation budget.

So the sequence we run with Bonita Bay buyers is:

1. Pull the FEMA Map Service Center result for the exact address.
2. Ask the seller whether an Elevation Certificate exists. Many properties already have one.
3. If it does not exist, price one at roughly $75 to $150 and get it during due diligence rather than after closing.
4. Take the certificate to a carrier for an actual quote before your inspection period expires.

Almost nobody does step 4 before the inspection deadline. It is the cheapest leverage in a Southwest Florida purchase and it is available to every buyer who knows to ask.

To have this run on a specific Bonita Bay address you are considering, call Jesse McGreevy at (239) 898-6072.

The Community Rating System Discount We Will Not Claim for Bonita Bay

This one requires care, because it is a place where a page could hand you a discount that does not apply.

Bonita Bay is inside City of Bonita Springs limits. Incorporated municipalities participate in the Community Rating System separately from unincorporated Lee County. So a Bonita Bay policy’s CRS discount follows the City’s class, not the county’s.

Unincorporated Lee County holds Class 5, which carries a 25% discount. We do not know the City of Bonita Springs class, and we will never write that Bonita Bay gets 25%.

That would be an attractive sentence and it would be unsupported. The route to the real answer is the City’s CRS Floodplain Management Plan annual progress report, or a direct call to the City floodplain office.

One further City program worth knowing, and it is genuinely relevant to a buyer evaluating a property with a claims history: the City of Bonita Springs operates a Hurricane Ian CDBG-DR grant program and a Voluntary Home Buyout Program for repetitively flooded properties. The existence of a repetitive-loss buyout program is itself a signal that repetitive loss is a category the City tracks. Ask about a property’s claims history. It is a question you are entitled to ask and the answer affects your premium.

Hurricane Ian, and What the Bonita Bay Club Itself Reported

Hurricane Ian made landfall on September 28, 2022. The National Hurricane Center surge forecast for Englewood to Bonita Beach was 12 to 16 feet above ground. Realized surge in the Bonita Springs area was on the order of 12 feet.

The surge “hit the beach first, then came right up the river”, meaning the Imperial River and Spring Creek estuary system that defines Bonita Bay’s western and southern edge (Source: WUSF).

The best inside-the-gates primary account is the Bonita Bay Club’s own Hurricane Ian update dated October 13, 2022 (Source: https://bonitabayclub.blog). In the Club’s own reporting:

• The clubhouse, racquets building, lifestyle center, pro shop and breezeway were “in good shape and suffered minimum impact”.
• The cart barn flooded. The fleet had been moved to high ground beforehand.
• Tennis courts and lighting were “in rough shape”.
• The closing issue was golf course bridges rendered structurally undrivable, not flooded greens.
• Within roughly two weeks, two golf courses, half the tennis and pickleball courts, dining and the lifestyle center were back to normal.
• The inland Naples East campus “fared much better”.

Post-Ian repair demand inside Bonita Bay concentrated on roofs, windows, doors, building envelope and water-intrusion remediation, rather than surge flooding of residences.

We publish this because it is the honest picture, and the honest picture is more useful to a buyer than either extreme. Bonita Bay was in the path of a major surge event. The primary-source account from inside the gates describes envelope damage and infrastructure damage, with a two-week partial recovery on major amenities, and bridges as the binding constraint.

One piece of reasoning, offered as reasoning rather than as a zone claim: the eight towers place habitable floors above parking podiums, so residences sit above base flood elevation even where the site itself carries a higher-hazard designation. That is structural logic, not a FIRM reading, and it does not substitute for the per-address lookup.

There is also something we do not have. Bonita Bay specific damage from Hurricane Helene or Hurricane Milton was never sourced. Only city-level damage was ever documented. We are not going to extrapolate from a city figure to a community, so if a specific building’s storm history matters to you, the association records are the place to get it.

The Private Beach Park Was Totally Destroyed, and Rebuilt Harder

The Private Beach Park, on Little Hickory Island, sustained total destruction during Hurricane Ian, per the BBCA.

Its rebuild is a documented hardening case study:

• Concrete construction
• Breakaway walls, the VE-zone standard
• Removable grills
• Weather-resistant materials
• Native dune vegetation for shoreline stabilisation
• Reduced lighting and a turtle fence

We include the destruction and the rebuild together because separating them would misrepresent both. A beachfront facility on a barrier island was destroyed by a major surge event, and the association rebuilt it to a harder standard using the construction methods the coastal high-hazard zone calls for.

Related, and it belongs on a buyer’s radar: the BBCA commissioned Stantec to prepare a Vulnerability Assessment of parks, golf courses, trails, roadways, lakes, natural areas, the Private Beach, the Club and the Marina against sea-level rise, storm surge, extreme rainfall, heat, wind and saline intrusion. The assessment cites Ian in 2022 and Irma in 2017 as having severely damaged community assets, and describes the community as 2,400 acres on the east shore of Estero Bay.

A master association that commissions a formal vulnerability assessment of its own assets is doing planning work most communities do not do. Whether that reassures you or concerns you is a personal judgment. We think a buyer should know it exists, and should ask the association whether the assessment’s findings have translated into capital planning, because capital planning translates into assessments.

Wind Mitigation, and What It Is Actually Worth

Flood and wind are two different policies with two different pricing engines, and the wind side has its own lever.

Florida requires insurers to apply wind-mitigation credits once a licensed inspection documents qualifying features. The credits apply to the windstorm portion of the premium.

Cite the Florida CFO consumer guide on premium discounts for hurricane loss mitigation for the authoritative version, rather than an insurance agency blog (Source: https://www.myfloridacfo.com).

Inspection cost is roughly $75 to $150, and credits typically last five years.

One program note with a real limit. My Safe Florida Home matches $2 for every $1 spent on hardening, up to $10,000, but it excludes condo units and most higher-value homes. At Bonita Bay price points its practical applicability is limited, and grant programs change by legislative session, so treat that as needing re-verification at the time you would use it.

Also relevant to any Southwest Florida buyer underwriting insurance availability, published as counts with no cause asserted: Citizens Property Insurance depopulation moved more than 546,000 policies through 2025, and the statewide Citizens count fell to roughly 385,000 to 395,000 at the start of 2026, from 936,182 at the start of 2025. Those figures are roughly seven months old and should be re-verified.

Insurance is where a Bonita Bay purchase goes sideways after closing, and it is almost always avoidable. Call Jesse McGreevy at (239) 898-6072 and we will sequence the elevation certificate, the wind mitigation inspection and the actual carrier quotes inside your inspection period, where they still give you leverage.

What a Bonita Bay Condo Buyer Reviews Before Closing

Before you close on a Bonita Bay condominium, you review the milestone inspection status, the Structural Integrity Reserve Study, the master policy windstorm deductible, the reserve schedule, any pending special assessment, and the Section 718.503 resale package. Florida gives a Bonita Bay buyer statutory cancellation rights that cannot be waived away.

Bonita Bay’s high-rise corridor is eight buildings. Buying into one of them is buying a share of a structure, a reserve position and an insurance program, and none of those three things appear on a listing sheet. This section is the checklist, written to be used. Read it, then hand it to whoever is representing you, and if that is us, we run it as a matter of course.

Milestone Structural Inspections, and Which Trigger Governs

Milestone Structural Inspections are required for condominium buildings of three or more stories. The inspection is triggered at 30 years and every 10 years after, or at 25 years if the building is within 3 miles of the coastline.

Here is our reasoning on Bonita Bay’s corridor, offered as reasoning and not as a figure: all eight Bonita Bay towers are three or more stories and sit within three miles of the coast, so the 25-year trigger is the one that governs them.

That inference is defensible on the geography and the building type, and it changes the question you should be asking. You are not asking whether a Bonita Bay tower will ever need a milestone inspection. You are asking where in the 25-year cycle it currently sits and what the last one found.

Per-building completion status is not known to us. We have never obtained association records for any of the eight towers, and we are not going to characterise a building’s structural inspection status from the outside. That is the single highest-value gap in this entire build, and the route to closing it is the association estoppel and the tower’s own records.

What you do with that: request the milestone inspection report, in full, as part of your due diligence. Not a summary. Not a statement that one was performed. The report, plus any phase two findings, plus the board’s response and the funding plan for anything the report identified.

One statutory caution worth flagging honestly: this area of Florida law has been amended two legislative sessions running. Verify the current requirement at the time of your contract rather than relying on any page, including this one.

Structural Integrity Reserve Studies, and the December 31, 2025 Deadline

Structural Integrity Reserve Studies (SIRS) are required for buildings of three or more habitable stories regardless of age. A SIRS must cover roofs, load-bearing walls, waterproofing, plumbing and fire systems, with remaining useful life, replacement cost and a 25-year funding plan. It is redone every 10 years.

The initial SIRS deadline was extended to December 31, 2025 under HB 913.

Applying the statute to the corridor, again as reasoning: because all eight Bonita Bay towers are three or more habitable stories, all eight were required to have completed an initial SIRS by December 31, 2025. Whether any given building did, and what it found, is not known to us, and it is on the list of things we tell you to obtain rather than pretend to know.

The SIRS is the only document in a condominium package that puts a number on the future. It states what the building’s structural components are worth to replace, how much life they have left, and what the funding plan is. A building with a completed SIRS and a funded plan is a different financial proposition than an identical-looking building without one at the same price per square foot.

Read the 25-year funding plan and ask one question: does the plan fund itself through dues, or through assessments that have not been levied yet? That single question separates a clean purchase from an expensive surprise.

The Master Policy Windstorm Deductible and Loss Assessment Coverage

This is the exposure most buyers never model, and in Southwest Florida it is the one that bites.

South Florida condominium master-policy windstorm deductibles typically run 2% to 5% of insured value. On a large high-rise that is a very large number, and it is passed proportionally to unit owners as a special assessment.

Sit with the arithmetic conceptually. A percentage deductible on the insured value of an entire high-rise, divided across the unit owners, is not a rounding item. It is a capital event, and it arrives after a storm, when you are least positioned to absorb it.

The statutory backstop is thinner than most buyers assume:

Florida Statute 627.714 requires a unit policy to carry at least $2,000 of loss-assessment coverage (Source: https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699%2F0627%2FSections%2F0627.714.html).

Two thousand dollars is the statutory floor. Any higher recommended figure you encounter is practitioner opinion and should be labeled as such, including any figure a carrier or an agent suggests to you. What is not opinion is the mismatch: a statutory minimum of $2,000 against a proportional share of a 2% to 5% deductible on a high-rise’s insured value.

So the buyer actions are:

• Obtain the master policy declarations page and read the windstorm deductible as a percentage and as a dollar figure.
• Ask the association what the current insured value of the building is.
• Talk to your own carrier about loss-assessment coverage above the $2,000 statutory minimum.
• Ask whether any assessment is currently levied, pending, or contemplated.

The last of those four is the one that gets skipped, and it is the one that shows up at closing.

Section 718.503 Resale Documents, and What You Are Owed

Section 718.503, Florida Statutes: on a condominium resale the seller must provide the governing documents and a current Frequently Asked Questions and Answers sheet, and the buyer has a statutory cancellation window (Source: https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799%2F0718%2FSections%2F0718.503.html).

Related and separately required: Florida Statute 718.503(2)(a)4 requires a condominium seller to give the buyer a current copy of the association’s annual budget before a resale closes.

Treat the resale package as a document set to be read, not a stack to be initialed. In practice the package is where the following live:

• The declaration, articles and bylaws, which define what you own and what the association owns
• The current annual budget
• The FAQ sheet, which often discloses assessments and litigation more plainly than the formal documents do
• Rules on leasing, pets, renovation and occupancy

A Bonita Bay buyer who plans to be away part of the year should read the leasing rules before the inspection period ends, not after. Minimum lease terms and frequency limits vary building to building and they materially affect what an owner can do with a property when they are not in it.

We read these packages with our buyers. That is not a favor, it is the job, and it is where a buyer’s agent earns the engagement.

Section 720.401 HOA Disclosure and Your Non-Waivable Cancellation Right

Section 720.401, Florida Statutes: a buyer in a mandatory homeowners association community must receive a disclosure summary before signing. If it is not provided, the contract is voidable by the buyer, with written notice within 3 days of receiving the summary or before closing, whichever is first. The cancellation right cannot be waived (Source: https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799%2F0720%2FSections%2F0720.401.html).

Read that last sentence again, because it is unusual. Florida gives a buyer in a mandatory HOA community a cancellation right that the buyer cannot sign away. Not “may not typically”. Cannot.

The related protection on the disclosure side is Johnson v. Davis, 480 So. 2d 625 (Fla. 1985): where a seller of a home knows facts materially affecting value that are not readily observable and not known to the buyer, the seller has a duty to disclose them. An “AS IS” clause does not bar a claim for a known undisclosed latent defect (Source: https://law.justia.com/cases/florida/supreme-court/1985/65330-0.html).

Those two together are the buyer’s structural protections in a Bonita Bay purchase. A statutory, non-waivable cancellation right tied to disclosure, and a forty-year-old Florida Supreme Court rule that an as-is clause does not license concealment.

This is information, not legal advice, and a buyer should consult their own attorney.

The Questions to Ask Before You Write the Offer on a Bonita Bay Tower Unit

Assemble the section into a single request list. Hand it to the listing side with the offer, or earlier.

If a building will not produce items 1 through 6 in reasonable time, that is itself information. We have never regretted slowing a transaction down to read a reserve study, and we have watched buyers regret the reverse.

Call Jesse McGreevy at (239) 898-6072 and we will run this list on the specific Bonita Bay building you are considering.

Location: Healthcare, Access and Schools

Bonita Bay fronts US 41 directly, with interstate access at I-75 Exit 116 and Lee Health Coconut Point off Exit 123. NCH lists 14 facilities inside Bonita Springs alone. Lee County assigns schools by choice application and lottery, not by zoning, so no Bonita Bay address guarantees any particular seat.

Three notes on how this section is written, because each is deliberate. We publish no drive time to anything, because every drive-time figure we have encountered on a community page lacks an origin address, a capture date and a departure time, and in a seasonal market a number captured in July describes a different road network than the one you will use in February. We report schools as facts about institutions, never as a proxy for anything else. And we report healthcare by named facility and address, because “great healthcare nearby” is not a checkable statement and a street address is.

NCH Lists 14 Facilities Inside Bonita Springs Alone

NCH lists 14 facilities inside Bonita Springs alone, including an HSS at NCH Medical Group Orthopedics and Spine practice, reflecting the Hospital for Special Surgery affiliation, at 24040 S Tamiami Trail. That address also carries the NCH Rooney Heart Institute, cardiac rehabilitation, wound care, outpatient therapy, imaging and lab (Source: https://locations.nchmd.org/fl/bonita-springs/).

There is also an NCH freestanding 24/7 Emergency Department at 24040 S Tamiami Trail, Bonita Springs FL 34134, (239) 624-6900.

A named orthopedic and spine practice carrying the HSS affiliation, roughly two miles from the gate, is a checkable fact, and that is the standard we hold ourselves to. Anyone can write that a community has good medical access. A specific practice, a specific affiliation and a specific street address on the same road the community fronts is verifiable in thirty seconds. For a buyer weighing Bonita Bay against communities elsewhere in Southwest Florida, the density of named specialty practices within Bonita Springs itself is checkable facility by facility rather than taken on faith.

Lee Health Coconut Point, and What It Is Not

Lee Health Coconut Point, 23450 Via Coconut Point, Estero FL 34135, (239) 468-0000, provides 24/7 emergency medicine, gastroenterology, general surgery, imaging, orthopedics, primary and pediatric primary care, obstetrics and gynecology, lab, women’s care, cardiovascular, rehabilitation and pharmacy. It also houses the Healthy Life Center, Breast Health Center, Heart Institute, cardiac rehab, Golisano Pediatrics, outpatient surgery, pain management and pulmonology. Coconut Point sits off I-75 Exit 123.

Now the correction that most pages get wrong: Coconut Point is outpatient in everything we have verified. It is not a hospital, and we will not imply one.

That distinction matters if you are making a health-driven relocation decision. An outpatient campus with a 24/7 emergency department is a substantial facility and it is not the same thing as an inpatient hospital, and a buyer deserves the accurate version.

Related facts on the inpatient side:

• Gulf Coast Medical Center is a 699-bed hospital.
• A new Lee Health Fort Myers campus is under construction, with an anticipated 2028 opening.
• Lee Health now describes itself as a private not-for-profit system. Older copy describing it as the largest not-for-profit public health system in Florida is outdated and we do not reuse it.

One open item, disclosed rather than papered over: the Lee Health Coconut Point 82-bed tower carried a target of December 2025, and we have not verified whether it opened. It is now August 2026. If inpatient capacity at Coconut Point is material to your decision, check leehealth.org directly rather than relying on any figure we could give you.

Two Freestanding 24/7 Emergency Departments From Two Competing Systems

Put the previous two subsections together and you get a fact that is unusual enough to state on its own: two independent 24/7 freestanding emergency departments, operated by two competing health systems, both within a short distance of Bonita Bay.

NCH operates one at 24040 S Tamiami Trail in Bonita Springs. Lee Health operates one at Coconut Point in Estero.

That is a structural feature of this stretch of Southwest Florida, not a marketing claim, and it is checkable at both addresses. We publish no drive time between Bonita Bay and either facility, for the reasons stated at the top of this section. The addresses are above. Measure it yourself, from your specific property, in the season you will actually live here.

“Zoned” Is the Wrong Word for Lee County Schools

This is the section correction that saves buyers the most trouble, and almost no community page carries it.

Lee County does not zone students to schools in the way most buyers assume. Lee operates a choice application through the Focus Parent Portal, with placement set by a School Choice Lottery and an automatic waitlist for students who miss their first rank. Open enrollment opens at the end of January. The waitlist runs in three phases (Source: https://www.leeschools.net/student_enrollment).

The practical consequence for a Bonita Bay buyer is direct: no Bonita Bay address guarantees a seat at a specific Lee County school. Buying a particular property because it is “zoned” for a particular school is buying on a premise that does not describe how the district operates.

If school placement is part of your decision, the sequence is to work the district’s choice application timeline first and the property search second, or at minimum in parallel. The application window and the lottery mechanics are published by the district, and they are the authority, not any real estate page.

The 2025-2026 FLDOE Letter Grades, and the Cut Score Change Coming for 2026-27

The 2025-2026 FLDOE letter grades, released July 2026:

District context: Lee County held a B for 2025-2026 with its highest point total in a decade, 24 schools at A, 29 schools at B, no D or F in the district, and 29 schools improved a letter. Collier County earned an A for the ninth consecutive year.

Now the item that changes how you should read next summer’s results, and it is the kind of thing that separates a page that reports numbers from a page that explains them:

FLDOE is raising the grading-scale cut scores for 2026-27. Applying the new scale retroactively would have cut statewide A-rated districts from 34 to 12.

So a school that holds its letter next summer has improved, not stood still. If you are comparing 2026-27 grades against the table above, you are comparing across a scale change, and a flat letter under a harder scale represents real movement.

Private options in the surrounding area include Community School of Naples, Seacrest Country Day School, Royal Palm Academy, St. John Neumann Catholic High School, Bishop Verot Catholic High School and Florida SouthWestern Collegiate High School.

Community School of Naples 2026-27 tuition, republished 2026-07-22:

Plus a one-time Legacy Fee of $1,150 to $2,150. CSN accepts no federal or state funding, so Florida scholarship programs do not apply there. Every other private tuition figure we hold is at least a cycle stale, so we do not publish it.

A note on how school data relates to Bonita Bay pricing, written as a statement about housing product and occupancy pattern. Bonita Bay’s corridor product is high-rise condominium inside a golf and club master plan, a housing type dominated by seasonal and second-home ownership. In that product type, school proximity is a weaker comparable-level value driver than view, tower, floor and club access. It is not zero. The ground-level villages do transact to full-time households, and for a buyer in those villages the district’s choice process is a live planning item.

Access Structure, and Why We Publish No Drive Time

The geographically stable access facts, which will still be true years from now:

• Bonita Bay fronts US 41 directly.
• Interstate access is I-75 Exit 116 at Bonita Beach Road.
• Lee Health Coconut Point sits off I-75 Exit 123.

That is the whole publishable set, and it is deliberately narrow.

No drive-time number ships from us until it is re-measured from a stated origin address, with a stated date, and with both a season and an off-season figure. In a market where the population of the corridor changes materially between February and August, a single drive-time number is not a fact. It is an average of two very different realities, presented as one.

What we do instead, with buyers who care about commute or access patterns, is drive the actual routes with them at the actual times of day they will use them, in the season they will use them. That is a slower answer and it is the only one worth anything.

Tell us your access priorities on the first call and we will build the tour around them. Jesse McGreevy, (239) 898-6072.

What Is Being Built Near Bonita Bay

Several projects sit near Bonita Bay in five different states of reality: approved, proposed, under review, under construction and completed. The largest pending item is the Pelican Landing MPD, under county review immediately south, at 729 dwelling units and 318 hotel rooms. Every status below carries its own date.

This is the section where community marketing is least reliable, because the incentive runs entirely one direction. So we publish both sides: the items that could support value and the items that could work against it, each with its status and its date, and none of them blurred into each other.

Five Statuses, and Why We Never Blur Them

Approved, proposed, under review, under construction and completed are five different things.

• Proposed means someone wants to do it.
• Under review means a government body has it on a docket. It is not approved.
• Approved means a body voted yes. It is not permitted and it is not building.
• Under construction means ground is moving.
• Completed means it exists.

A page that says “major development coming” without a status is giving you a feeling instead of a fact. Every line below carries its status because the distance between “under review” and “completed” can be a decade, and a buyer making a decision today needs to know which end of that range they are looking at.

Potentially Supportive of Value

The $110 million Bonita Bay Club clubhouse, membership-approved May 2026. Approved. Not permitted. Not building. No construction start date published.

Approximately $250 million of member capital reinvested since the 2010 buyout. Completed spending, over a fifteen-year period.

US 41 at Bonita Beach Road, FDOT project FPID 444321-1, a partial Displaced Left Turn at the community’s front-door intersection. Location and Design Concept Acceptance was granted July 25, 2025, and design is funded at $3.5 million in FY2026. The project adds a northeast-quadrant connector to Arroyal Road and a 12-foot shared-use path, with a project length of roughly one mile. Right-of-way and construction are unfunded, so no build date exists (Source: https://www.swflroads.com/project/444321-1, page last updated 2026-03-17).

Estero Bay Aquatic Preserve, Florida’s first aquatic preserve, more than 11,000 acres of sovereign submerged lands, on Bonita Bay’s water frontage (Source: https://floridadep.gov/rcp/aquatic-preserve/locations/estero-bay-aquatic-preserve). Completed and permanent. For a buyer paying for a water view, the protected status of the water you are looking at is a durable input.

Imperial River Basin Management Plan, adopted November 2012, plus the Felts Avenue bioreactor that filters downtown stormwater through wood chips and pea gravel to strip nitrogen before it reaches the river, plus the City’s ongoing surface water quality monitoring program. If you want to watch the river’s actual data rather than take anyone’s word about water quality, USGS gauge 02291500 on the Imperial River is a live, permanent, public feed (check the live Imperial River gauge data at USGS).

Imperial 41: ground broken December 11, 2025. Under construction. 120 apartments and 19,000 square feet of commercial off Old 41, completion 2027. Roughly three to four miles north.

The Stalled Bonita Beach Road Widening

Bonita Beach Road six-lane widening, Lee County DOT Phase III, is STALLED. Two miles from Windsor Boulevard to Old US 41. Neither right-of-way nor construction is funded. It is expected roughly six to ten years out.

This is the counterweight to the front-door intersection project above, and a buyer reading only the supportive item would form the wrong picture. Read the two together and the accurate summary is this: the intersection at Bonita Bay’s front door has funded design but unfunded right-of-way and construction, and the corridor widening behind it is stalled with neither funded. Design money is real money and it is a genuine step. It is not a build date, and a buyer should not underwrite one.

Pelican Landing MPD, Under Review, Immediately South

This is the largest pending intensification next to Bonita Bay, and it belongs on any honest buyer page.

Pelican Landing MPD, Lee County case DCI2023-00052, UNDER REVIEW on the county’s 2026-05-17 docket. Approximately 430 acres rezoned to MPD for:

• 729 dwelling units (100 single-family, 629 multi-family)
• 25,000 square feet of office
• 27 golf holes
• 318 hotel rooms
• A companion DRI amendment

It sits immediately south, across Coconut Road.

Under review is not approved. It is a pending application on a county docket, and pending applications get approved, modified, deferred and withdrawn.

But a buyer should know it is there. Roughly 430 acres immediately across the road, with 729 dwelling units and 318 hotel rooms in the application, is the kind of item that changes traffic patterns, sight lines and the character of an adjacent corridor if it proceeds as filed.

We tell Bonita Bay buyers to track the case number rather than any news article. Case DCI2023-00052 is durable. A county report URL is not, because the county’s under-review report is overwritten in place.

Revana Lakes, Old 41, and Construction Inside the Gates

Revana Lakes cleared a 4-3 comprehensive-plan vote on October 15, 2025, over a 1,200-signature petition and against the City’s own Local Planning Agency recommendation. It still needs state review plus zoning. So it is past a narrow comprehensive-plan vote and not through the process.

We include the vote margin and the LPA recommendation deliberately. A 4-3 vote against the planning agency’s own recommendation, over a substantial petition, tells a buyer something about the local land-use environment that a bare “approved” would hide.

Old 41 (CR 887) four-lane widening PD&E, FPID 435110-1, held a public hearing on November 20, 2025. The project runs 2.73 miles with a construction estimate of roughly $83 million (Source: https://www.swflroads.com/project/435110-1). A PD&E with a public hearing is a study phase, not a build.

Inside the gates, the approved $110 million clubhouse means multi-year construction on the main campus whenever it starts. We put this in the adverse column as well as the supportive one, because it is honestly both. A large new clubhouse is an amenity outcome and a multi-year construction condition, and a buyer who will be living here through the build should weigh the second along with the first. No start date has been published, so the timing of that condition is currently unknown.

The Honest Negative Finding We Will Not Overclaim, and the Re-Verification Rule

Here is a finding stated exactly as carefully as it deserves.

No planned-development rezone filed under the name “Bonita Bay” appears on the 2026-05-17 county report. But Bonita Bay is inside City of Bonita Springs limits, so a city-side application would not appear on a county docket, and the city docket was never pulled.

We will not publish “nothing is pending near the entrance.” That sentence would be comforting, it would be easy to write, and it would rest on a search that structurally could not have found the thing it claims is absent. Searching a county docket for a city-jurisdiction application and reporting a null result as reassurance is exactly the kind of error that reads as diligence and is not.

If what is pending on the city side matters to your purchase, and near the entrance of a community it reasonably does, the City of Bonita Springs planning docket is the record to pull, and we will pull it for a specific address on request.

Second standing caution, applied to everything above:

Every FDOT and county status in this section is more than 90 days old and should be re-verified. Statuses move. A project that was under review can be approved, a stalled widening can get funded in a legislative cycle, and a PD&E can advance. We date-stamp so you can check, and we re-run these before we let a buyer make a decision on them.

To get the current status on any of these against a specific Bonita Bay property, call Jesse McGreevy at (239) 898-6072 or book your Bonita Bay buyer consultation.

What We Do Not Know, and Exactly Where You Get It

There are facts about the specific Bonita Bay building you are considering that we do not have and will not guess at: milestone and SIRS completion status, master policy deductibles, reserve funding, pending assessments, Club membership transfer mechanics, and your parcel’s flood zone. Here is exactly where each one lives.

Every community page in this market can recite an amenity list. Very few will tell you what they could not verify. The gaps below were each considered, each researched, and each deliberately held because the source was dead, behind a login, contradictory, or traceable to somewhere we will not cite.

A page that says “here is what we do not know about your building, and here is exactly where to get it” out-competes one that guesses, because several of these are the difference between a good purchase and an expensive one. Treat this as your due diligence checklist.

The Building File: Milestone, SIRS, Deductibles, Reserves and Assessments

What we do not know: per-building milestone inspection completion status, per-building SIRS completion status, master-policy deductibles, reserve funding levels and special assessment history or pending assessments, for any of the eight Bonita Bay towers.

Why: these live in association records, and we have never obtained them. This is the highest-value remaining gap in the entire Bonita Bay build, on both the buyer and seller sides.

Where you get it: the association estoppel and the tower’s own records. Specifically:

What we do for you: we request all of it in writing, we read it, and we tell you what it means for your offer and your carrying costs. That is where a buyer’s agent is worth the engagement in a high-rise purchase.

The Club File: Dollar Figures, Funding and Transfer

What we do not know: Bonita Bay Club dues, initiation costs, how the $110 million clubhouse is funded, and whether a membership transfers with a home, gets resold, or triggers anything at closing.

Why: the Club dollar figures we encountered trace to sources we will not cite, and our internal files conflict with each other on the sport numbers. The clubhouse funding mechanism is explicitly not stated by the live primary source. The transfer mechanics live in bylaws behind a member login.

Where you get it: the Bonita Bay Club Membership Office, directly and in writing.

What we do for you: we tell you to call before you go under contract, we build the answer into the offer strategy once you have it, and we do not characterise any of it in the meantime. This is the single most important Club question a Bonita Bay buyer has, and the correct answer from us is a phone number, not a paragraph.

The Site File: Flood Zone, CRS Class, CDD and the Rule Specifics

What we do not know:

• Any village-level or tower-level flood zone for Bonita Bay. No FIRM panel covering Bonita Bay was pulled, zone is assigned per parcel and per structure, and one village can span three zones. Route back: a per-address lookup at the FEMA Map Service Center (look your address up at the FEMA Map Service Center).
• The City of Bonita Springs CRS class and discount percentage. Unincorporated Lee County holds Class 5 at 25%, but Bonita Bay is inside city limits and the city participates separately. Route back: the City’s CRS Floodplain Management Plan annual progress report.
• Whether a Community Development District applies to Bonita Bay, in either direction. Plenty of pages will tell you confidently that it does or that it does not. We have not verified either answer against the authoritative record, so we say nothing. Route back: the Florida Commerce Special District Accountability Program list, plus a Lee County Property Appraiser TRIM notice showing the actual non-ad-valorem line items on the specific parcel (search parcels at the Lee County Property Appraiser).
• The Lee County and City of Bonita Springs 50 percent rule specifics, which govern what happens when improvements or repairs reach half the structure’s value. Route back: leegov.com, City Ordinance 22-05, and FEMA NFIP Unit 8.
• Any seawall, berm, mangrove buffer or drainage engineering detail for a specific waterfront parcel. Route back: the property’s own engineering and permit records, and a licensed inspection.
• The effective status of the December 4, 2025 revised preliminary FIRM. It was expected around summer 2026, it is now August 2026, and it may already be in force. Route back: FEMA or the City floodplain office.

Two of those, the parcel flood zone and the non-ad-valorem line items, are resolvable for a specific address in an afternoon, and both are things we run before you write an offer.

The Community File: Assessments, Tower Ages, Marina and Amenity Counts

What we do not know:

• Whether the buyer or the seller customarily pays the BBCA resale fee. We have the formula in writing from the association, 0.5% of sale price capped at $10,000, and it is set out earlier on this page. What the association’s written answer did not say is which side of the closing table pays it. Allocation of a fee worth thousands of dollars is not something to guess at. Route back: the executed contract, which governs, and a written confirmation from the association per transaction. We get that in writing on every purchase we handle.
• The effective date of the current resale fee structure, and what preceded it. Figures and dates for a prior structure circulate in this market and none of them traces to a source that still exists. The current formula is confirmed; its history is not. Route back: a recorded amendment in the Lee County Clerk Official Records (search the Lee County Clerk official records).
• Build years for any of the eight towers. The only figures we held traced to a competitor IDX and were dropped. Route back: the Lee County Property Appraiser.
• Marina slip counts and maximum boat size. Sources conflict, roughly 98 wet plus 326 dry against a briefed 250 wet. Route back: the Marina directly.
• Tennis court count. 16 Har-Tru against 18 clay, unresolved. Route back: the Club.
• The Private Beach reopening year. The BBCA prints “November 13” with no year. Route back: the BBCA.
• Bonita Bay specific Helene or Milton damage. Only city-level damage was ever sourced. Route back: the BBCA or contemporaneous news.
• Southwest Florida insurance premium dollar ranges. The only source was an aggregator with no methodology. Route back: a carrier quote on your actual property, or the Florida CFO.

Of everything on this list, an association assessment tied to a resale is the one most likely to cost you real money at the closing table, which is exactly why it deserves a straight answer rather than a confident guess. It is an open question on the public record, it is resolvable from two specific places, and we resolve it for you before you write an offer rather than after you sign one.

How We Work This List on Your Behalf

The list above is not a disclaimer. It is a work plan.

When we take a Bonita Bay buyer into a specific building or village, the held items convert into requests with names and deadlines attached:

1. FEMA Map Service Center lookup on the exact parcel, plus the Elevation Certificate question, before the inspection period opens.
2. Lee County Property Appraiser pull on the parcel, including the TRIM notice, to see the actual non-ad-valorem line items rather than guessing about special districts.
3. Association document request in writing: milestone, SIRS, master policy, reserves, assessments, minutes.
4. Bonita Bay Club Membership Office call, if the Club is part of your plan, with the transfer question asked explicitly and answered in writing.
5. Lee County Clerk official records search for any recorded association amendment bearing on transfer-time assessments.
6. City of Bonita Springs planning docket pull, for what is pending on the city side near the address.
7. Re-verification of every FDOT and county project status in the previous section, because ours are more than 90 days old.

Every one of those is checkable, none of them requires you to trust us, and all of them are things a buyer can be talked out of doing by a transaction that is moving fast. That is what representation is for. Call Jesse McGreevy at (239) 898-6072 or start your Bonita Bay buyer consultation and we will start the list on the property you are actually considering.

Bonita Bay and Southwest Florida Buyers on Working With Us

Southwest Florida buyers describe working with McGreevy and Comisar in their own words on our Google Business Profile. The seven five star reviews below are published verbatim, with no aggregate score attached and no community name added. They are buyer-side reviews from across Southwest Florida, and we present them as exactly that.

McGreevy and Comisar is a top-reviewed Bonita Bay buyer’s agent team, and you can read every review on our Google Business Profile yourself rather than taking a curated selection at face value.

Why We Publish the Words and Not a Score

A star average is a number a page can print about itself. A verbatim quote is a sentence a real person wrote, and it is checkable against the live profile in one click. So our display policy is fixed: five star reviews only, published word for word with no editing and no repunctuating, no aggregate rating anywhere on this page, and no community name attached to a quote that does not name one.

That last rule matters. None of the seven reviews below mentions Bonita Bay. Presenting them as Bonita Bay testimonials would be an invention, and the exact kind of small dishonesty that should make you doubt everything else on a page. They are Southwest Florida buyer reviews from our Google profile, and that is what we are calling them. What they establish is a pattern that transfers directly to a Bonita Bay purchase: market knowledge, patience through a long search, and process management.

Seven Southwest Florida Buyer Reviews, Verbatim

★★★★★ “Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please.”

Verified Google review

★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.”

Verified Google review

★★★★★ “Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time.”

Verified Google review

★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!”

Verified Google review

★★★★★ “Marc knows the market, works for his buyer and is attentive to his goals.”

Verified Google review

★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.”

Verified Google review

★★★★★ “He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money.”

Verified Google review

What Those Reviews Have in Common, and Why It Matters in Bonita Bay

Read the seven together and one theme repeats: time spent, and knowledge of the specific area rather than the general market.

“It took months as we were not the easiest to please.” “His devotion to finding you the perfect house is obvious.” “He knew the area and therefore knew exactly where to take us.”

That is precisely the skill a Bonita Bay purchase requires, because Bonita Bay is not one market. It is 3,346 residences across roughly 2,400 acres, with 55 subdivisions that transacted in the trailing year, a dollar-per-square-foot range that spans more than three times from the bottom of the community to the top, and days on market that vary by a factor of sixty between villages. A buyer who is shown three properties in one afternoon has not been shown Bonita Bay. They have been shown three properties.

We are Top 1% Real Estate Agents Nationally Since 2008, and the reason that record matters to a Bonita Bay buyer is not the accolade itself. It is that the volume behind it is where the pattern recognition comes from. In the last 12 months we have read every one of the 223 recorded Bonita Bay closings, subdivision by subdivision, which is why the earlier sections of this page can tell you what a village actually transacted at instead of what a community-wide median suggests.

To put that reading to work on your own search, call Jesse McGreevy at (239) 898-6072 or request your Bonita Bay buyer consultation.

Set Up Custom Bonita Bay Listing Alerts

Set up custom Bonita Bay listing alerts by creating a free property search account on mcgreevyandcomisar.com. You save the exact search you care about, a specific Bonita Bay village, a specific tower, a price ceiling, and new matching listings reach you by email as they appear, without you refreshing anything.

Inventory in Bonita Bay moves. Standing inventory across the community fell from 86 to 59 in under two months earlier this year, counted twice from two comparable pulls, while closings held. We assert no cause for that and we forecast nothing from it. We simply note the operational consequence: in a community where several subdivisions have zero standing inventory at any given moment, the property you want may not exist today and may exist next Tuesday. A saved search is how you find out on Tuesday instead of in three weeks.

What a Saved Search Actually Does for a Bonita Bay Buyer

A generic alert set to “Bonita Bay” will bury you. The community spans 3,346 residences across roughly 2,400 acres, and 55 subdivisions transacted in the trailing year at everything from the entry-level condominium villages to estate homes at the top of the community. A useful Bonita Bay alert is narrow, and it is built from the same reading the earlier sections of this page do. Set it by:

• Specific subdivision, not the whole community. If Wild Pines and Sandpiper are your entry point, alert on those two.
• Specific tower, if you are shopping the eight-building corridor. Estancia, Seaglass, Vistas and Azure behave differently from each other and from Omega and Horizons.
• Price ceiling, set to what you will actually write, not to an aspirational band.
• Product type, because coach home, villa, tower unit and single family are four different purchases inside one gate.
• New listing plus price change, because in a community with median days on market well above 100 in several villages, price reductions are a real part of the opportunity set.

If you tell us which villages and which towers, we will help you configure the alert so it fires on the right handful of properties rather than on everything inside the gate.

Create Your Account and Save Your Bonita Bay Search

Create a free property search account on mcgreevyandcomisar.com, run the Bonita Bay search you actually want, and save it. New matching listings from the SW Florida MLS Matrix reach you by email as they come on.

There is no cost, no obligation, and no requirement to talk to anyone before you use it. Plenty of buyers watch a community for a year before they are ready, and that is a completely reasonable way to buy into a community of this size. We would rather you watched it accurately.

If you want the alert configured against the actual data, which villages have zero standing inventory, which towers have listings and which do not, which price bands are thin, call Jesse McGreevy at (239) 898-6072 and we will set it up with you on the phone in a few minutes.

Get Your Bonita Bay Buyer Consultation

Get your Bonita Bay buyer consultation by calling Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873. We will walk your Bonita Bay shortlist village by village, read the numbers with you, and tell you which questions the building you are considering has not answered yet.

There is no cost for the conversation and no obligation attached to it.

What Actually Happens on the Call

It is a working session, not a pitch. In roughly thirty minutes we will:

1. Establish the product, because tower, coach home, villa and single family are four different purchases inside one gate, with different structural questions and different carrying costs.
2. Set a realistic band against what the community actually transacted at over the trailing year, subdivision by subdivision, rather than against a community-wide median that describes no individual property.
3. Separate the two obligations: what the deed requires through the Community Association, and what you would separately choose regarding the Club and the Marina.
4. Name the unknowns for the specific building or village you are considering, from the open questions listed above, and tell you which of them we can close before you write an offer.
5. Sequence the diligence, so that the flood zone lookup, the Elevation Certificate, the wind mitigation inspection, the association document request and the carrier quotes all land inside your inspection period, where they still give you leverage.

That fifth item is where most buyers lose money in Southwest Florida, and it is entirely a timing problem. Every one of those items is cheap and available, and every one of them is worthless if it arrives after your inspection period expires.

If you are not ready to buy yet, say so on the call. We will help you set the alert, tell you what to watch, and leave you alone until you tell us otherwise.

Reach Jesse and Marc Directly

Email Jesse directly at [email protected] with the address or the village you are looking at, and we will send back what the data says about it before you ever get on a call.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Domain Realty Group has closed 4,000+ team transactions and $2.5 Billion+ in team volume, and Bonita Bay is roughly two miles up the road from our office at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.

Jesse’s own connection to the community goes back to his first month in Southwest Florida, and the reason this page reads the way it does is that we would rather hand a buyer a phone number for the question we cannot answer than a confident sentence we cannot source.

Call (239) 898-6072, or request your Bonita Bay buyer consultation and we will call you.

Frequently Asked Questions: Bonita Bay Buyer Edition

These fifty questions are the ones Bonita Bay buyers actually ask, answered from our own August 3, 2026 pull of the SW Florida MLS Matrix, from first party Bonita Bay Community Association documents, and from Florida statute. Where a fact is genuinely unavailable to us, the answer says so plainly and names exactly where you go to get it.

Can anyone buy a home in Bonita Bay?

Yes. Bonita Bay is a gated, master planned residential community established in 1985, and it is an open market: any qualified buyer can purchase there. What buying does trigger is automatic association membership. The Bonita Bay Community Association states it in its own words: “When purchasing property within the gates of Bonita Bay, all homeowners automatically become ‘members’ of the Community Association.” That association is responsible for common areas, which means grounds, roads, streetlights, lake and storm water management, and all recreational parks including the Private Beach. Joining the Bonita Bay Club is a separate and optional decision, not a condition of ownership. Over the trailing 365 days ending August 3, 2026, 223 homes closed inside the gates across 55 different subdivisions, at prices from $240,000 to $5,900,000, so the community transacts at a genuinely wide range of budgets. Ready to look? Book a Bonita Bay buyer consultation.

What does it cost to buy a home in Bonita Bay?

The median Bonita Bay sale over the trailing 365 days was $750,000, with 223 closings ranging from $240,000 to $5,900,000. As of August 3, 2026 there were 59 active listings with a median list price of $999,000, a range of $300,000 to $5,995,000, and a median 125 days on market. Those two medians are the honest headline, but they hide more than they show. Inside this one gate the closed price per square foot ran from $238 at Hammock Isle up to $845 at Spring Ridge and $830 at Woodlake, roughly a 3.5 times spread in the same twelve months. A buyer with $400,000 and a buyer with $4,000,000 are both shopping Bonita Bay, and they are shopping almost completely different inventory. Use the subdivision by subdivision tables on this page rather than a single community number, and call Jesse McGreevy direct at (239) 898-6072 if you want the bands read against your budget.

What is the cheapest way to buy into Bonita Bay?

The lowest priced way in is the entry level condominium and villa product, and Wild Pines is the clearest example. Wild Pines closed 6 sales over the trailing 365 days at a median $305,050, $285 per square foot, a median 188 days on market and a median 1,097 square feet, and it produced the lowest single closing in the whole community at $240,000. Sandpiper closed 10 at a median $377,500, Bay Pointe closed 10 at $413,750, Burning Tree closed 6 at $425,000, Harbor Lakes closed 5 at $444,000 and Greenbriar closed 5 at $450,000. On the active side today, Sandpiper has 4 listings from $300,000 to $579,000 and Wild Pines has 3 from $325,000 to $399,000. There is a personal footnote here: when Jesse moved to Southwest Florida in October 2003 he stayed in a Wild Pines condo inside Bonita Bay for a month, and he got engaged there that year.

What is the most expensive part of Bonita Bay?

The estate neighborhoods, not the towers. Spring Ridge produced one sale at $4,450,000 at $845 per square foot on 5,266 square feet. Bay Woods closed 3 at a median $3,200,000, a range of $2,900,000 to $5,900,000, $642 per square foot and a median 5,358 square feet, and it holds the highest closing in the community at $5,900,000. Woodlake closed 4 at a median $3,117,500 and $830 per square foot. Deerwood produced one sale at $3,100,000 and Rookery Lake one at $3,000,000 on 6,939 square feet. Standing inventory at the top today is Bay Woods at $5,995,000 and $1,204 per square foot, Woodlake at $5,499,000 and $1,346 per square foot, and Ibis Cove at $4,585,000. Among the towers the highest closed medians were Tavira and Azure at $2,200,000 and Seaglass at $2,000,000, with Omega asking $3,999,000 on its single active listing.

How many homes are for sale in Bonita Bay right now?

There were 59 active Bonita Bay listings as of August 3, 2026, spread across 29 subdivisions, at a median list price of $999,000, a range of $300,000 to $5,995,000, and a median 125 days on market. That number has moved recently. The identical query run on June 12, 2026 returned 86 active listings, so standing inventory fell by 27 listings, a 31.4% drop, in under two months, while closings over the trailing year held at 223. We report that as a count and we do not assert a cause for it, because the cause is not established in any source we hold. The practical point for a buyer is concentration: with only 29 subdivisions holding standing inventory, a large number of Bonita Bay neighborhoods currently have nothing at all for sale, and waiting for the right one to list is a real strategy. Set up a Bonita Bay buyer consultation and we will watch the ones you care about.

How many homes sold in Bonita Bay in the last year?

223 homes closed in Bonita Bay over the trailing 365 days ending August 3, 2026, across 55 subdivisions, at a median $750,000 and a range of $240,000 to $5,900,000. The same query on June 12, 2026 returned 216 closings, so the trailing year count rose by 7 across that window. Volume is very unevenly distributed. Waterford led with 14 closings, Seaglass had 13, Harbor Landing, Bay Pointe and Sandpiper each had 10, and Wedgewood had 9. At the other end, counting the table directly, 16 subdivisions closed exactly one sale, 6 closed two and 7 closed three, so 29 of the 55 subdivisions that transacted closed three sales or fewer. That matters when someone quotes you a subdivision median: in more than half of Bonita Bay, that median is standing on three data points or less.

What is the median sale price in Bonita Bay?

$750,000 across 223 closings over the trailing 365 days, with a median active list price of $999,000 across the 59 homes currently for sale. Both figures are true and both are close to useless for choosing a home. The subdivision medians run from $305,050 at Wild Pines and $377,500 at Sandpiper up to $3,117,500 at Woodlake and $3,200,000 at Bay Woods, with a single Spring Ridge sale at $4,450,000. Even inside the eight tower corridor the closed medians span $925,000 at Vistas and Esperia South up to $2,200,000 at both Tavira and Azure. The right way to use a community median is as a sanity check on a search, never as a target for an offer. The value band for the specific subdivision, and then the specific building and floor plan, is the number that governs. Call Jesse McGreevy direct at (239) 898-6072 and we will pull yours.

Is Bonita Bay a gated community?

Yes. Bonita Bay is a gated, master planned residential community with around the clock staffing at all entrances, including a northern entrance and a main gate. It was established in 1985, spans approximately 2,400 acres, and is one of only 14 Audubon certified communities. The gates enclose three separate organizations, and understanding that structure is the single most useful orientation a new buyer can have. The Community Association is the master association that every owner automatically joins. Within the same gates, in the association’s own published words, “the Bonita Bay Marina and Bonita Bay Club operate as separately owned and managed member-exclusive entities, each providing distinct amenities and experiences.” So one gate, three sets of rules, one of which comes with your deed and two of which do not. We walk buyers through exactly which is which before they write an offer.

How big is Bonita Bay?

Bonita Bay spans approximately 2,400 acres on the east shore of Estero Bay and holds 3,346 residences. The community carries 12 miles of walking and biking pathways, a private beach, a butterfly garden, kayaking and water access, plus pickleball, bocce and basketball courts, all maintained and operated by the Bonita Bay Community Association. It fronts US 41 directly, and its interstate access is I-75 Exit 116 at Bonita Beach Road. The Imperial River and Spring Creek estuary system defines the western and southern edge of the property, and the Estero Bay Aquatic Preserve, Florida’s first aquatic preserve at more than 11,000 acres of sovereign submerged lands, sits on its water frontage. The Private Beach facility itself is off Hickory Boulevard on Little Hickory Island, outside the gates. Those are the published dimensions. We do not publish a drive time to anywhere, because every drive time figure we hold lacks a stated origin, date and departure time.

How many homes are in Bonita Bay?

3,346 residences, per the Bonita Bay Community Association Media Brochure dated January 2026. That count is distributed across condominiums, high rises, coach homes and single family neighborhoods, which is why the price range inside one community runs from a $240,000 closing to a $5,900,000 closing in the same twelve months. Set that residence count next to the 223 closings over the trailing 365 days and you get a sense of how thin the flow is relative to the size of the community, and why 29 of the 55 subdivisions that transacted did so on three sales or fewer. Practically, it means that for many Bonita Bay floor plans there is not a comparable sale from last quarter, there is a comparable sale from last year. That is an argument for representation that reads the whole community rather than one subdivision. Talk to a Bonita Bay buyer’s agent.

Which Bonita Bay neighborhood is right for me?

It comes down to three decisions: product type, budget band and how much of the amenity structure you intend to use. Product type splits into the eight tower buildings along the Bonita Bay Boulevard corridor, the ground level villages of coach homes, villas and attached product, and the estate neighborhoods. Budget band is where the data does the work: the closed medians run from $305,050 at Wild Pines to $3,200,000 at Bay Woods, and 28 of the 55 subdivisions that transacted posted a median under $1,000,000 on our own count of the table. Amenity use is the third axis, because Community Association amenities come automatically with ownership while Bonita Bay Club membership is optional and separate. We start buyers on the budget band, then narrow on product, then check the building. Book a Bonita Bay buyer consultation and we will run that sequence with you.

Should I buy a tower condo or a single family home in Bonita Bay?

They are different assets with different cost structures, and the data separates them clearly. The eight tower buildings closed at medians between $925,000 at Vistas and Esperia South and $2,200,000 at Tavira and Azure, at $367 to $692 per square foot. The estate neighborhoods closed higher on much larger footprints: Bay Woods at a median $3,200,000 on 5,358 square feet, Woodlake at $3,117,500. The entry villages sit far below both, with Wild Pines at $305,050 on a median 1,097 square feet. Beyond price, a tower purchase brings condominium obligations a single family purchase does not: milestone structural inspection requirements, a Structural Integrity Reserve Study, a master policy with a windstorm deductible that is passed proportionally to owners, and the document package required under Section 718.503, Florida Statutes. A house brings maintenance and insurance you carry alone. Neither is better. They are underwritten differently.

Which Bonita Bay towers actually have units for sale?

Seven of the eight, and one has nothing. As of August 3, 2026: Estancia has 5 active listings from $999,000 to $1,790,000 at a median $1,295,000, $478 per square foot and 85 days on market. Seaglass has 4 from $1,699,000 to $2,350,000 at a median $2,049,500, $670 per square foot and 157 days. Vistas has 3 from $1,150,000 to $1,798,000 at a median $1,295,000, $470 per square foot and 190 days. Azure has 2 at a median $2,497,500, $599 per square foot and 238 days. Tavira has one at $3,295,000, $937 per square foot and 115 days. Esperia South has one at $1,600,000, $586 per square foot and 157 days. Omega has one at $3,999,000, $950 per square foot and 171 days. Horizons has zero standing inventory against five closings in the trailing year.

What is the difference between the eight Bonita Bay towers?

The corridor is eight buildings, and their closed results over the trailing 365 days separate them more than any brochure will. Horizons at 4731 Bonita Bay Boulevard closed 5 at a median $1,400,000, $442 per square foot, 47 days on market. Vistas at 4751 closed 5 at $925,000 and $367. Estancia at 4801 closed 5 at $1,337,500 and $492, 169 days. Tavira at 4851 closed 7 at $2,200,000 and $605, 99 days. Azure at 4931 closed 5 at $2,200,000 and $612, 172 days. Esperia South at 4951 closed 8 at $925,000 and $440, 110 days. Seaglass at 4971 closed 13 at $2,000,000 and $692, 57 days. Omega at 4991 closed nothing at all. Esperia North is a Community Association administrative label, not a building, and returned zero closings, zero actives and zero rentals on two pulls two months apart. We do not publish tower build years, because the only figures we held traced to a competitor feed and were dropped; the Lee County Property Appraiser carries them per parcel.

Which Bonita Bay villages are on the water?

We verify water frontage per address rather than assert it from a subdivision name, and that is a deliberate discipline rather than a dodge. Our closed and active data set carries prices, days on market and square footage, but it does not carry a per village water frontage flag, so publishing a waterfront list here would be us guessing on your behalf. What is verified: Bonita Bay sits on approximately 2,400 acres on the east shore of Estero Bay, the Imperial River and Spring Creek estuary system defines its western and southern edge, and the Estero Bay Aquatic Preserve fronts it. The Bonita Bay Marina operates inside the gates as a separately owned and managed member exclusive entity, offering wet slips and dry boat storage with on site fueling and light mechanical services, and additional fees apply. Villages buyers ask about in this context include Harbor Landing, which closed 10 at a median $502,500, Anchorage at 4 and $1,425,000, Hidden Harbor at 3 and $1,895,000, and Marina Isle with one sale at $2,400,000. Call Jesse McGreevy direct at (239) 898-6072 and we will confirm frontage on a specific parcel.

Which Bonita Bay neighborhoods are on the golf courses?

Golf frontage is confirmed per parcel, not by subdivision name, and our data set does not carry a golf frontage flag, so we check the plat and the property record for the specific address instead of publishing a list we cannot stand behind. What is verified: the Bonita Bay Club operates five 18 hole courses across two campuses, being Bay Island, Marsh and Creekside by Arthur Hills and Cypress and Sabal by Tom Fazio, and Bay Island reopened in 2023 after a $6.6 million renovation that rebuilt bridges and lake banks and installed new irrigation. Note the naming overlap that trips buyers up: Creekside is both a course name and a subdivision, and that subdivision closed 6 sales at a median $2,047,500, $521 per square foot and 22 days on market. Also note that course access is a Club matter, and Club membership is optional and separate from ownership, so a home overlooking a fairway does not carry playing rights with the deed.

What can I buy in Bonita Bay under $600,000?

More than most buyers expect. On the active side as of August 3, 2026: Sandpiper has 4 listings from $300,000 to $579,000 at a median $437,000 and $281 per square foot; Wild Pines has 3 from $325,000 to $399,000 at a median $389,000; Wedgewood has 3 from $465,000 to $595,000 at a median $499,000 and 252 days on market; Harbor Landing has 3 from $489,000 to $575,000 at a median $499,999; Whiskey Pointe has 2 at a median $524,000; Crossings has 2 at a median $519,450; Harbor Lakes has 2 at a median $504,000 and 288 days on market. The lowest active price in the whole community is $300,000 at Sandpiper. On the closed side, Wild Pines, Sandpiper, Bay Pointe, Burning Tree, Harbor Lakes, Greenbriar, Oakwood Carriage Home, Oakwood Villas, Lakeside, Hammock Isle, Oakwood, Lost Lake, Wedgewood and Harbor Landing all posted medians under $600,000. Book a Bonita Bay buyer consultation and we will send the current under $600,000 set.

What can I buy in Bonita Bay under $1 million?

A large share of the community. Counting the closed table directly, 28 of the 55 subdivisions that transacted over the trailing 365 days posted a median under $1,000,000. That set includes Waterford at $664,750 on 14 closings, Bay Harbor at $832,500 on 7, The Hamptons at $650,000 on 5, Tuckaweye at $730,000 on 4, Eagles Nest at $670,000, Egrets Landing at $655,000, Cracker Cove and Arbor Strand both at $950,000, Montara at $750,000, Crossings at $607,500, Enclave at $600,000, plus the entry villages. Two of the eight towers sit here too: Vistas and Esperia South both closed at a median $925,000. Standing inventory under $1,000,000 today includes Waterford at $699,000 to $949,000, The Hamptons at $595,000 to $799,000, Bay Pointe at $549,000 to $649,000, Egrets Landing at $669,000 and the sub $600,000 set above, with Estancia’s entry listing at $999,000 sitting right on the line.

Why do two Bonita Bay homes at the same price cost different amounts to own?

Because the purchase price is the smallest of the variables. Community Association membership comes automatically with every Bonita Bay deed, but Bonita Bay Club membership is optional, separately owned and separately priced, so two identical homes can carry completely different amenity costs. Condominium ownership adds a master policy whose windstorm deductible in South Florida typically runs 2% to 5% of insured value and is passed proportionally to unit owners as a special assessment, plus reserve funding driven by the building’s Structural Integrity Reserve Study. Flood premiums move with elevation, and the City of Bonita Springs publishes the mechanics: for each foot a structure sits above the required base flood elevation annual flood premiums drop by nearly 50%, and for each foot below they double. Wind mitigation credits move the windstorm portion again. And your property tax bill is reset by reassessment at change of ownership under Section 689.261, Florida Statutes, so the seller’s figure is not yours.

How much does square footage drive price in Bonita Bay?

It sets direction, not level. The closed price per square foot inside this one gate ran from $238 at Hammock Isle to $845 at Spring Ridge and $830 at Woodlake over the same twelve months, roughly a 3.5 times spread. Standing inventory spreads wider still: Woodlake’s single active listing asks $1,346 per square foot, Bay Woods $1,204, Omega $950 and Tavira $937, while Sandpiper’s actives sit at $281 and Bay Pointe’s at $274. Inside the tower corridor alone the closed figures run $367 at Vistas to $692 at Seaglass. The size numbers behind those rates matter too: Wild Pines closed at a median 1,097 square feet, Waterford at 2,347, Bay Woods at 5,358 and Rookery Lake’s single sale at 6,939. So square footage tells you what you are getting, and location, building, floor and condition tell you what it costs per foot. Never price a Bonita Bay home off a community wide dollar per square foot number.

Is now a good time to buy in Bonita Bay?

We give you the counts and let you draw the line, because calling it a buyer’s market or a seller’s market is a characterisation and we do not publish those. Here is what is true as of August 3, 2026: 59 active listings, 223 closings over the trailing 365 days, a median closed price of $750,000 and a median active list price of $999,000, with a median 125 days on market on the active side. Dividing 59 active listings by the monthly closing pace of 223 divided by 12 gives roughly 3.2 months of supply, which is derived arithmetic from our own counts rather than a published statistic. Standing inventory fell 31.4% between June 12 and August 3, 2026 while closings held. The 30 year fixed rate mortgage averaged 6.66% as of July 30, 2026. We do not forecast prices or rates. Talk through your timing with a Bonita Bay buyer’s agent.

How much inventory is there in Bonita Bay?

Roughly 3.2 months of supply on our own count of the SW Florida MLS Matrix as of August 3, 2026, and here is the arithmetic so you can check it: 59 active listings divided by 223 closings over 365 days divided by 12 months equals approximately 3.2. That figure is derived by us, not published by anyone, and we label it that way. The important caveat is that a community wide supply number hides the same spread everything else here hides. Estancia holds 5 listings, Sandpiper and Seaglass hold 4 each, and a large number of Bonita Bay subdivisions hold none at all: only 29 subdivisions have standing inventory against 55 that transacted in the trailing year. So the supply picture in the specific neighborhood you want can be nothing like 3.2 months in either direction. We check it per subdivision before we set a strategy.

How long do Bonita Bay homes sit on the market?

The 59 active Bonita Bay listings carry a median 125 days on market as of August 3, 2026, and the closed data shows the range is enormous. On the closed side, Rookery Lake, Ibis Cove, Mira Lago and Bay View II each recorded a median 0 days, Harbor Lakes 3 days, Riviera 6, Laurel Ridge 7 and Arbor Strand 11. At the other end, Riverwalk recorded a median 375 days, Siena 272, Bay Pointe 224, Bay Harbor 210 and Wild Pines 188. That is a factor of roughly 60 between the fastest and slowest medians inside one gated community in one year. Among the towers, Horizons closed at a median 47 days and Seaglass at 57, while Azure sat at 172 and Estancia at 169. Days on market is one of the most useful leverage signals a buyer has, and we read it listing by listing before we write an offer.

Why do days on market vary so much between Bonita Bay neighborhoods?

We report the spread and we do not assert a cause for it, because no source we hold establishes one. What we can say about the arithmetic is that sample size is doing real work: 16 subdivisions closed exactly one sale in the trailing year, 6 closed two and 7 closed three, so 29 of the 55 subdivisions that transacted did so on three sales or fewer, and in that situation one unusual listing sets the entire median. Riverwalk’s 375 day median rests on 2 closings. Siena’s 272 day median rests on one. The active side tells its own story: Harbor Lakes actives carry a median 288 days on market while Harbor Lakes closings carried a median 3, Wedgewood actives sit at 252, Azure at 238 and Bay Woods’ single listing at 241. Read the individual listing history, not the subdivision average.

How much negotiating room does a Bonita Bay buyer have?

It is listing specific, and we will not publish a community wide discount figure because our closed pull does not carry original list price, so any list to sale ratio we quoted would be invented. What we do have, and what we actually use at the table, is days on market. The active median is 125 days across 59 listings. Specific standing inventory has been on much longer: Harbor Lakes actives at a median 288 days, Wedgewood at 252, Bay Woods’ single listing at 241, Azure at 238, Ibis Cove at 208, Vistas at 190 and Wild Pines at 117. Against that, Harbor Lakes closings recorded a median 3 days, Riviera 6 and Laurel Ridge 7, which tells you where speed matters instead. Leverage in Bonita Bay is not a percentage, it is knowing which of those two situations you are standing in. Call Jesse McGreevy direct at (239) 898-6072 before you name a number.

What are mortgage rates right now and how do they affect a Bonita Bay purchase?

Per the Freddie Mac Primary Mortgage Market Survey, the 30 year fixed rate mortgage averaged 6.66% as of July 30, 2026, up from 6.58% the previous week, and a year earlier it averaged 6.72%. The 15 year fixed rate mortgage averaged 6.04% as of the same date, up from 5.96% the previous week, against 5.85% a year earlier. That survey publishes weekly, on Thursdays at noon Eastern, and averages loan rates offered the prior Thursday through Wednesday, built from actual applications submitted through Loan Product Advisor on conventional conforming single family purchase loans. This number moves every single week, so treat the July 30, 2026 stamp as the whole point and check the live survey for today’s figure. We do not forecast rates in either direction. On a financed Bonita Bay purchase the rate also sits alongside statutory costs a cash buyer never pays, covered in the closing cost questions below.

Do I need to pay cash to buy in Bonita Bay?

No. Financing is available on Bonita Bay property like anywhere else, and the 30 year fixed rate mortgage averaged 6.66% as of July 30, 2026 per the Freddie Mac Primary Mortgage Market Survey. What financing does add is a set of Florida costs a cash purchase avoids entirely. A financed buyer customarily pays the lender’s title policy, the documentary stamp tax on the note at $0.35 per $100 of the note amount capped at $2,450, and the nonrecurring intangible tax on the mortgage at $0.002 per $1, which is 2 mills. A cash buyer pays neither of the last two. We do not publish a Bonita Bay cash purchase percentage, because our MLS pull does not carry financing type and we will not estimate one. What we will do is model both paths against a specific property. Book a Bonita Bay buyer consultation.

What is the best time of year to buy in Bonita Bay?

We cannot give you a best month from our own data, and it would be easy to pretend otherwise. Our closed figures are a trailing 365 day aggregate pulled August 3, 2026, so they carry no month by month seasonality, and inventing a seasonal pattern from an annual total is exactly the kind of number that gets repeated for years. What the data does show is that inventory itself moves fast: standing listings went from 86 on June 12, 2026 to 59 on August 3, 2026, a 31.4% drop, in under two months. It also shows a seasonal rhythm in the ownership economics, since seasonal rental rates in Bonita Bay carry a median $8,500 against a monthly figure quoted on only 10 of 59 records. Practically, the right time is when the right property in the right building appears, which is why we run standing alerts for buyers rather than a calendar.

How competitive is a Bonita Bay purchase right now?

It depends entirely on which slice you are in, and we report counts rather than a label. Community wide as of August 3, 2026 there were 59 active listings against 223 closings over the trailing 365 days, which is roughly 3.2 months of supply on our own derived arithmetic, with an active median 125 days on market. But only 29 subdivisions hold standing inventory at all, so in a good number of Bonita Bay neighborhoods there is nothing to compete for and the contest is about being first when something lists. Where inventory is stacked, Estancia at 5 listings, Sandpiper and Seaglass at 4 each, the dynamic is different again. And the closed medians of 3 days at Harbor Lakes, 6 at Riviera and 7 at Laurel Ridge show that some Bonita Bay product moves immediately. We tell buyers which of those three situations applies before they tour.

Should I wait for the new clubhouse before I buy?

That is a personal call, and here is exactly what is and is not known so you can make it. The Bonita Bay Club membership approved a $110 million clubhouse project on May 4, 2026: approximately 140,000 square feet in a Florida coastal style, built in two phases on the main campus, with an expanded 55th Hole including a sushi bar, a Sunset Lounge and a rooftop bar, and member access to amenities continuing during construction. Critically, that approval is a membership vote, not a building permit and not a construction start. No construction start date has been published, so the project is approved, not under construction. How it is funded is not stated by the live primary source and we will not guess at it. What is certain is that the build means multi year construction activity inside the gates. We do not forecast what any of that does to prices.

Do I automatically join anything when I buy in Bonita Bay?

Yes, the Bonita Bay Community Association, automatically and by virtue of ownership. In the association’s own published words, “When purchasing property within the gates of Bonita Bay, all homeowners automatically become ‘members’ of the Community Association,” and its Realtor and Buyer Resources page adds that “Homeowners instantly gain exclusive membership and access to all Community Association Amenities.” That association is responsible for common areas: grounds, roads, streetlights, lake and storm water management, and all recreational parks including the Private Beach. What you do not automatically join is the Bonita Bay Club, which the association describes as something to consider “for those who wish to further engage in golfing or other sporting activities.” The Marina is likewise separate. One deed, one automatic membership, two optional and separately managed entities. If you are buying a condominium you will also join that building’s own association.

What do the Bonita Bay Community Association amenities include?

The association operates and maintains 12 miles of walking and biking pathways, a private beach, a butterfly garden, kayaking and water access, plus pickleball, bocce and basketball courts, together with all common grounds, roads, streetlights and lake and storm water management. The Private Beach facility is located off Hickory Boulevard on Little Hickory Island, outside the gates, is newly developed, and offers concierge services including chair and umbrella set up, a catering kitchen and pavilion reservations. Entrances are staffed around the clock. All of that comes with ownership rather than with a separate membership.

What the Community Association Costs You Every Year

The 2026 Bonita Bay Community Association annual assessment is $5,450 for a multifamily home and $6,265 for a single family home, confirmed directly in writing by BBCA Member Services in November 2025. Those figures cover the master association only. Your building or village association bills separately, and that second number is often the larger of the two.

Here is the breakdown BBCA provided, for the 2026 assessment year.

Two things a buyer should take from that table. First, internet and cable are bundled into the master assessment at $1,030 a year, so a Bonita Bay owner is not separately shopping those services the way an owner elsewhere would, and a like-for-like carrying cost comparison against a community without a bulk agreement is not apples to apples. Second, and more important: this is the master association only. If you are buying in one of the eight towers, or in a coach home or villa village, that association levies its own assessment on top of this figure, and in a high-rise it is routinely the bigger line. Any page that quotes you $5,450 as the cost of owning in Bonita Bay has told you roughly a third of the story.

There is also no BBCA application for a new owner. Many gated Southwest Florida communities run an application and approval step that has to fit inside your contract timeline, and the master association here does not. Your individual building or village association may still have its own approval process, and at least one tower does, so confirm that separately for the specific property.

Assessments are set annually and they change. Confirm the current figure in writing with the Bonita Bay Community Association at 3451 Bonita Bay Blvd #200, Bonita Springs, FL 34134, telephone (239) 495-8111, and put the confirmed number in your underwriting before you remove contingencies. If you would rather we request it and read it against the specific property you are considering, call Jesse McGreevy direct at (239) 898-6072.

Who Governs Bonita Bay, and Under Which Florida Statute

Bonita Bay Community Association, Inc. is a Florida not-for-profit corporation organized under Chapter 617, Florida Statutes, and it operates as a homeowners’ association under Chapter 720, Florida Statutes. If you are buying a condominium in one of the eight towers, you sit under two statutory regimes at once: Chapter 720 for the master association and Chapter 718 for your building.

That distinction is not academic and almost no page in this market draws it. The two chapters give you different disclosure documents, different cancellation windows and different estoppel rules. A tower buyer receives a Chapter 718 resale package from the condominium association, including the governing documents and a current Frequently Asked Questions and Answers sheet, and separately receives the Chapter 720 disclosure summary tied to the master association. Missing either one has consequences, and they are not the same consequences.

The association is governed by a board of seven directors, each with one equal vote, who must be members or the spouse of a member. Directors serve staggered three-year terms, are limited to two consecutive terms, and may not serve more than seven consecutive years. Notice of any meeting at which assessments are to be established must state that fact and the nature of the assessment, and special assessments require written notice. The practical consequence for a buyer is that assessment changes are noticed in advance and appear in the minutes, which means they are checkable before you close rather than discoverable after.

The governing documents are recorded in the Public Records of Lee County, Florida, and you can pull them yourself by instrument number:

The Declaration is the document that carries the use restrictions, the leasing rules and the assessment mechanics, so it is the one to read first. Search any of these at the Lee County Clerk official records. We pull and read them for our buyers as a matter of course. Call Jesse McGreevy direct at (239) 898-6072 or start a Bonita Bay buyer consultation.

Is Bonita Bay Club membership required to buy here?

No. The Bonita Bay Community Association states it in first party terms on its Realtor and Buyer Resources page: “For those who wish to further engage in golfing or other sporting activities, consider joining the exclusive Bonita Bay Club.” That is an invitation, not a condition of ownership, and it is the primary source for Club membership being optional and separate from buying a home. What is verified about the Club itself: it is member owned, with members having acquired the club property from the developer in 2010 for a total of $11.5 million, of which $7.5 million was real estate, with approximately 1,900 founding members, and approximately $250 million of member capital has been reinvested since. It operates five 18 hole courses across two campuses, Bay Island, Marsh and Creekside by Arthur Hills and Cypress and Sabal by Tom Fazio, with Bay Island reopened in 2023 after a $6.6 million renovation.

What does a Bonita Bay Club membership cost?

We cannot answer that from a public source, and we will not publish a number we cannot stand behind. Dollar figures for Bonita Bay Club membership do circulate online. Every one we could trace led back either to a site we will not cite or to a page behind a paywall, and the figures did not agree with each other. Membership categories and their costs also change, which is precisely why a number copied onto a real estate page is worth so little to you. The correct and only reliable route is the Bonita Bay Club Membership Office, which gives current categories, initiation structure and annual dues to prospective members directly. Ask them in writing, and ask before your inspection period closes rather than after. If it would help to have someone frame the questions and read the answers against the property you are considering, call Jesse McGreevy direct at (239) 898-6072.

Does a Club membership transfer when I buy a home?

We cannot answer that from a public source either, and it is the single most consequential Club question a Bonita Bay buyer asks. The Bonita Bay Club is member owned and separately managed from the Community Association, and its transfer mechanics are governed by the Club’s own rules and bylaws, which sit behind a member login. We have not obtained them, so we do not know whether a membership transfers with the home, is resold, or triggers a buy in at closing, and we characterise none of those possibilities. Anyone telling you confidently how it works without showing you the bylaw is guessing. Take the question straight to the Bonita Bay Club Membership Office, get the answer in writing, and treat it as a contingency item rather than a detail. Book a Bonita Bay buyer consultation and we will make sure it is asked at the right point in the transaction.

What is the $110 million clubhouse project and is it built?

It is not built. The Bonita Bay Club membership approved a $110 million clubhouse project on May 4, 2026, comprising approximately 140,000 square feet in a Florida coastal style, delivered in two phases on the main campus, with an expanded 55th Hole including a sushi bar, a Sunset Lounge and a rooftop bar. Member access to amenities is to continue during construction. The important distinction, and it is one many summaries blur, is that a membership vote is not a building permit and not a construction start. No construction start date has been published in any primary source we hold, so the accurate word is approved. We also do not state how the project is funded, because the live primary source explicitly does not say. For a buyer, the practical read is that multi year construction inside the gates is a reasonable expectation, and that the Club, not the Community Association, is the entity to ask.

Can I get a boat slip at the Bonita Bay Marina?

The Bonita Bay Marina is a full service facility inside the gates offering wet slips and dry boat storage plus on site fueling and light mechanical services, with additional fees applying. Backwater Jacks, a waterfront restaurant on site, is open to all residents. Like the Club, the Marina operates as a separately owned and managed member exclusive entity, so slip access is a Marina matter and not something conveyed by a Bonita Bay deed. We do not publish a slip count or a maximum boat length, because our sources conflict materially on both and we would rather tell you that than pick the more flattering figure. Contact the Marina directly for current availability, waitlist status, fees and vessel limits. If a slip is a condition of your purchase, it belongs in your contingency plan, not in your assumptions. Call Jesse McGreevy direct at (239) 898-6072 and we will sequence it properly.

Is there a beach at Bonita Bay?

Yes. The Bonita Bay Private Beach facility is located off Hickory Boulevard on Little Hickory Island, outside the gates, and it is one of the recreational parks the Community Association maintains for all owners. It is newly developed and offers concierge services including chair and umbrella set up, a catering kitchen and pavilion reservations. There is a resilience story attached that is worth knowing before you buy: the Private Beach Park sustained total destruction during Hurricane Ian, and the rebuild is a documented hardening case study using concrete construction, breakaway walls, removable grills, weather resistant materials, native dune vegetation for shoreline stabilisation, reduced lighting and a turtle fence. We do not publish a reopening year, because the association’s own material prints “November 13” without a year and we will not fill in the blank. Confirm current access rules and hours with the association before you rely on them.

What are buyer closing costs in Florida?

Florida law assigns nothing, so local custom fills the gap and the executed contract always governs. In Lee County, where Bonita Bay sits, the buyer customarily pays the lender’s title policy if financing, the recording fee for the deed, and the documentary stamp and intangible taxes on a new mortgage. The seller customarily pays the deed documentary stamp tax at $0.70 per $100 of price, the owner’s title insurance policy, the municipal lien search and the association estoppel certificate fee, and usually selects the closing agent. Settlement or closing fees are negotiable and often split. Recording under Section 28.24, Florida Statutes runs $10.00 for the first page, $8.50 for each additional page and a $1.00 indexing surcharge per name beyond the first four, so a typical two to four page deed records for roughly $18.50 to $35.50. Settlement fees commonly run $500 to $1,500, title search, examination and lien search $150 to $500 combined, and wire, courier and e recording under $100 combined. Only the recording fee and the title premium are fixed by the state.

Who pays for title insurance in Lee County?

In Lee County the seller customarily pays for the owner’s title insurance policy and usually picks the closing agent, while the buyer customarily pays for the lender’s policy if the purchase is financed. Bonita Bay is in Lee County, so that custom governs here. This is the single most useful county fact for a buyer shopping across this market, because in Collier County the custom runs the other way and the buyer customarily pays for the owner’s policy. A buyer comparing a Bonita Bay property against a Naples property is comparing two different closing cost structures, not just two prices. Note also that Florida owner’s title insurance is sold at a promulgated rate, meaning the premium is set by the state rather than by the title company, so it does not vary between providers on the same purchase price. As always, verify against your executed contract, since custom yields to whatever the contract says.

What is Florida intangible tax on a mortgage?

The nonrecurring intangible tax on a new mortgage is $0.002 per $1 of the mortgage amount, which is 2 mills, and it is customarily paid by the buyer. It travels with a second statutory cost: documentary stamp tax on the note at $0.35 per $100 of the note amount, capped at $2,450. Working the arithmetic on a $500,000 note, the intangible tax is $1,000 and the note stamps are $1,750, for $2,750 in statutory financing tax before a single lender fee. Because the note stamp is capped at $2,450, any note above $700,000 pays the same $2,450 in stamps, while the intangible tax keeps scaling. Both figures come from the Florida Department of Revenue. A cash buyer pays neither, which is a real and checkable difference worth modelling if you have the option. Recording fees under Section 28.24, Florida Statutes are separate and small by comparison.

Will my property taxes be the same as the seller’s?

No, and this is the most expensive assumption available to a Southwest Florida buyer. Section 689.261, Florida Statutes requires a prospective residential purchaser to receive a property tax disclosure summary at or before contract execution, and that summary exists specifically to warn you not to rely on the seller’s current tax figure, because a change of ownership triggers reassessment that can raise taxes materially. On a Bonita Bay property held for many years under Save Our Homes protection, your first tax bill can be far above the seller’s last one. The mechanics around it: Florida property taxes run on a calendar year and are paid in arrears, the bill is mailed on or about November 1 and becomes delinquent April 1, with early payment discounts of 4% in November, 3% in December, 2% in January, 1% in February and gross in March. At a closing before the bill is paid the seller credits the buyer, prorated from the prior year’s bill. Underwrite the reassessed number, not the current one. Book a Bonita Bay buyer consultation and we will walk it with you.

What is the buyer’s agent commission in Florida in 2026?

There is no standard rate, and none is set by law. Commissions are explicitly negotiable, and since the mandatory practice changes took effect on August 17, 2024, they are also handled differently. Offers of buyer broker compensation can no longer be advertised on the MLS, so any compensation a seller chooses to offer a buyer’s agent is communicated off MLS and is not an MLS field. Seller concessions toward a buyer’s closing costs do remain permitted on the MLS; what is prohibited is specifically advertising buyer broker compensation there. A seller may still choose to pay or contribute toward your agent’s compensation, but that offer is made outside the MLS. Your written buyer broker agreement must state a specific, conspicuous amount or rate rather than an open ended one, and must conspicuously state that broker compensation is fully negotiable and is not set by law. We have that conversation in writing before your first tour. Call Jesse McGreevy direct at (239) 898-6072 to start it.

Do I need a written agreement before touring homes?

Yes. Since August 17, 2024, a written buyer broker agreement is required before a buyer’s agent tours a home with you, whether in person or by live virtual tour, and that requirement is fully in force in 2026. The agreement must state a specific and conspicuous amount or rate of the buyer agent’s compensation rather than an open ended figure, and it must conspicuously state that broker compensation is fully negotiable and is not set by law. In practice this is better for buyers than the old arrangement, because it forces a plain conversation about what representation costs and who is paying for it before you walk a single Bonita Bay home rather than at the closing table. We will not quote a rate on a web page, because it is a per client negotiation and any number here would be inaccurate. Book a Bonita Bay buyer consultation and we will put ours in writing for you.

What HOA and condominium documents do I get before closing?

Florida statute gives you specific rights here. Section 720.401, Florida Statutes requires that a buyer in a mandatory homeowners association community receive a disclosure summary before signing, and if it is not provided the contract is voidable by the buyer, with written notice within 3 days of receiving the summary or before closing, whichever comes first. That cancellation right cannot be waived. On a condominium resale, Section 718.503, Florida Statutes requires the seller to provide the governing documents and a current Frequently Asked Questions and Answers sheet, with a statutory cancellation window for the buyer, and Section 718.503(2)(a)4 requires delivery of the association’s current annual budget before the resale closes. Read the budget, the reserve position and any pending assessment, not just the rules. This is information and not legal advice, and you should have your own Florida attorney review the package.

What flood zone is a Bonita Bay home in?

Flood zone is assigned per parcel and per structure, not per village and not per tower, and one Bonita Bay village can span more than one zone, so we will not name a zone for any neighborhood or building here. Look up your exact address at the FEMA Map Service Center, which is the authoritative per address tool (Source: https://msc.fema.gov). What is verified: Lee County’s National Flood Insurance Program community ID is 125124 and the countywide map series is the 12071C panel set, and the currently effective coastal map for the Bonita Bay area became effective November 17, 2022 following a coastal Risk MAP study. In the zone vocabulary, AE is the base floodplain with a published base flood elevation, VE is the coastal high hazard velocity zone requiring open foundations and breakaway walls, shaded X is the 0.2% annual chance band and unshaded X is minimal hazard. A revised preliminary map dated December 4, 2025 was expected to take effect in summer 2026 and we have not re-verified its status. Elevation is what moves your premium: each foot above base flood elevation cuts annual flood premiums by nearly 50% and each foot below doubles them, and an Elevation Certificate costs roughly $75 to $150.

Did Hurricane Ian damage Bonita Bay?

Yes. Hurricane Ian made landfall on September 28, 2022. The National Hurricane Center surge forecast for Englewood to Bonita Beach was 12 to 16 feet above ground, and realized surge in the Bonita Springs area was on the order of 12 feet, arriving at the beach first and then coming right up the river, meaning the Imperial River and Spring Creek estuary system that defines Bonita Bay’s western and southern edge. The best inside the gates account is the Bonita Bay Club’s own update of October 13, 2022: the clubhouse, racquets building, lifestyle center, pro shop and breezeway were in good shape and suffered minimum impact, the cart barn flooded with the fleet moved to high ground beforehand, tennis courts and lighting were in rough shape, and the closing issue was golf course bridges rendered structurally undrivable rather than flooded greens. Within roughly two weeks two golf courses, half the tennis and pickleball courts, dining and the lifestyle center were back to normal. Post Ian repair demand inside the gates concentrated on roofs, windows, doors, building envelope and water intrusion remediation rather than surge flooding of residences. The Private Beach Park was totally destroyed and rebuilt to a hardened standard.

What is a milestone inspection and does the building I want need one?

A Milestone Structural Inspection is a Florida required structural inspection for condominium buildings of three or more stories, triggered at 30 years of age and every 10 years afterward, or at 25 years if the building is within 3 miles of the coastline. Reasoning from the facts we hold, all eight Bonita Bay towers are three or more stories and sit within three miles of the coast, so the 25 year trigger is the one that governs them. What we do not know, and will not guess at, is the milestone status of any individual building: per tower inspection and reporting status is an association record we have never obtained, and it is the highest value remaining gap in our Bonita Bay research. Ask for the milestone report, the engineer’s findings and any resulting repair scope in writing, through the association estoppel and the building’s own records, and do it inside your inspection period. Call Jesse McGreevy direct at (239) 898-6072 and we will make sure the request goes out on day one.

What is a SIRS and why should a condo buyer read it?

A Structural Integrity Reserve Study, or SIRS, is required for condominium buildings of three or more habitable stories regardless of age. It must cover roofs, load bearing walls, waterproofing, plumbing and fire systems, with remaining useful life, replacement cost and a 25 year funding plan, and it is redone every 10 years. The initial SIRS deadline was extended to December 31, 2025 under HB 913, and because that statute has been amended in two consecutive legislative sessions you should verify the current requirement rather than rely on a summary. Reasoning from the facts we hold, all eight Bonita Bay towers were required to have completed an initial SIRS by that deadline. Per building completion status is an association record we do not have. For a buyer, the SIRS is the single best available predictor of a future special assessment, because it puts a number and a date on what the building will need. Read it before you remove your inspection contingency, not after.

What should I ask about a Bonita Bay condominium before I make an offer?

Ask for documents, not reassurances. The list we run: the Milestone Structural Inspection report and any repair scope arising from it; the Structural Integrity Reserve Study and its 25 year funding plan; current reserve funding levels; the master insurance policy and its windstorm deductible, since South Florida condominium master policy windstorm deductibles typically run 2% to 5% of insured value and are passed proportionally to unit owners as a special assessment; any pending, approved or contemplated special assessment; confirmation that your unit policy carries at least the $2,000 of loss assessment coverage required by Section 627.714, Florida Statutes; the full Section 718.503 document package including the current annual budget and the Frequently Asked Questions and Answers sheet; the flood zone for that exact structure from the FEMA Map Service Center and any Elevation Certificate on file; the reassessed property tax exposure under Section 689.261; and the Bonita Bay Club membership questions we cannot answer from public sources. Book a Bonita Bay buyer consultation or call Jesse McGreevy direct at (239) 898-6072 and we will send the request list to the association for you.

Downloadable Documents

Every Bonita Bay document below links to the official primary source that issues it, never to a copy we host, so it stays current the moment the issuing body updates it. A buyer purchasing inside the gates is handed several of these during the transaction, and reading them early costs nothing while reading them late can cost a great deal.

If you would like any of these pulled and read against a specific Bonita Bay address before you write an offer, call Jesse McGreevy direct at (239) 898-6072 or book a Bonita Bay buyer consultation.

Sources and Authoritative References

Every number on this Bonita Bay buyer page traces to a named source. Market counts come from the SW Florida MLS Matrix, pulled August 3, 2026 on the trailing 365 days. Community facts come from first party Bonita Bay Community Association documents. Statute, tax, flood, insurance and mortgage figures come from government records and primary industry sources, all listed below.

Association and community

1. Bonita Bay Community Association, Media Brochure, January 2026 (PDF)
2. Bonita Bay Community Association, Community Association overview and responsibilities
3. Bonita Bay Community Association, Realtor and Buyer Resources
4. Bonita Bay Community Association, official resident site
5. Bonita Bay Community Association, Open House Guidelines (PDF)
6. Bonita Bay Club, official club site
7. Bonita Bay Club, community blog and member updates
8. Bonita Bay Club, Hurricane Ian update, October 13, 2022
9. Bonita Bay Marina, wet slips, dry storage and services
10. Council on Vertical Urbanism, formerly the Council on Tall Buildings and Urban Habitat, high rise building records
11. Urban Land Institute, master planned community case studies
12. Stantec, coastal and community vulnerability assessment practice

Government and statute

13. Lee County government, public records and departments
14. Lee County Community Development, planning and zoning cases
15. City of Bonita Springs, municipal services and departments
16. Lee County Property Appraiser, property record search
17. Lee County Property Appraiser, parcel data and TRIM notices
18. Lee County Clerk of Court, Official Records search
19. Lee County Clerk of the Circuit Court and Comptroller
20. Online Sunshine, the official Florida Statutes
21. Florida Statute 627.714, condominium unit owner loss assessment coverage
22. Florida Statute 720.30851, homeowners association estoppel certificate fee caps
23. Florida Statutes Chapter 689, conveyances of land and declarations of trust
24. Florida Division of Corporations, Sunbiz entity search
25. Florida Commerce, Special District Accountability Program, Official List of Special Districts
26. Florida Department of Business and Professional Regulation, licence verification

Insurance and risk

27. FEMA Map Service Center, address level flood map and zone lookup
28. FEMA, National Flood Insurance Program
29. Lee County, flood insurance discounts and FIRM information
30. Lee County Flood Insurance Study, 12071CV series (PDF)
31. Lee County, flood zone information for property owners
32. City of Bonita Springs, flood protection information
33. Florida Chief Financial Officer, consumer insurance guidance
34. Florida Department of Financial Services, Premium Discounts for Hurricane Loss Mitigation (PDF)
35. My Safe Florida Home, hurricane hardening grant program
36. Citizens Property Insurance Corporation, policy counts and depopulation
37. NOAA National Hurricane Center, storm surge forecasts and archives
38. WUSF, Hurricane Ian storm surge reporting for the Bonita Springs area

Market and mortgage

39. Freddie Mac, Primary Mortgage Market Survey, weekly 30 year and 15 year fixed rate averages
40. Florida Department of Revenue, taxes and fees
41. Florida Department of Revenue, documentary stamp tax rates and application
42. Florida Department of Revenue, nonrecurring intangible tax on mortgages
43. Florida Department of Revenue, property taxpayer information
44. Lee County Tax Collector, property tax billing, discounts and due dates
45. Florida Statute 28.24, clerk of court recording fee schedule
46. Business Observer, Bonita Bay Club ownership and clubhouse coverage
47. The First Call, Bonita Bay Club clubhouse project approval, May 4, 2026

Schools and healthcare

48. NCH Healthcare System, Bonita Springs locations directory
49. NCH Healthcare System, services and physician directory
50. Lee Health, hospitals, emergency and outpatient services
51. Lee Health, location finder including Coconut Point
52. The School District of Lee County, student enrollment and school choice
53. The School District of Lee County, school zone and boundary lookup
54. The School District of Lee County, district information
55. Florida Department of Education, school and district grades
56. Florida Department of Education, School Grades results packet 2026 (PDF)
57. Community School of Naples, tuition and admissions

Development and infrastructure

58. SWFL Roads, FDOT project FPID 444321-1, US 41 at Bonita Beach Road
59. SWFL Roads, FDOT project FPID 435110-1, Old 41 widening Project Development and Environment study
60. SWFL Roads, Southwest Florida transportation project index
61. Florida Department of Transportation
62. Lee County Department of Transportation, road projects
63. USGS water data, Imperial River gauge 02291500
64. Florida Department of Environmental Protection, Estero Bay Aquatic Preserve
65. Golf Course Architecture, Bay Island course renovation
66. Club and Resort Business, Bay Island reopening coverage

Buyer representation

67. National Association of Realtors, association home
68. National Association of Realtors, what the settlement means for home buyers and sellers
69. National Association of Realtors, settlement frequently asked questions
70. National Association of Realtors, Written Buyer Agreements 101
71. National Association of Realtors, summary of 2024 MLS practice changes
72. Florida Statute 720.401, homeowners association disclosure summary and buyer cancellation right
73. Florida Statute 718.503, condominium developer and resale disclosure
74. Florida Statute 689.261, residential property tax disclosure summary
75. Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), seller duty to disclose latent defects

Bonita Bay governing documents, recorded in Lee County

76. Florida Statutes Chapter 720, the Homeowners’ Association Act governing the Bonita Bay master association
77. Florida Statutes Chapter 718, the Condominium Act governing the individual Bonita Bay towers
78. Florida Statutes Chapter 617, the Not For Profit Corporation Act under which the association is organized

The Bonita Bay Community Association’s Amended and Restated By-Laws are recorded in the Public Records of Lee County as Instrument 2020000126919, with a Certificate of Amendment at Instrument 2020000134238. The Second Amended and Restated Declaration of General Protective Covenants and Restrictions is recorded as Instrument 2011000142834, and the original Declaration at Official Records Book 1778, Page 3516. Search any of them by instrument number at the Lee County Clerk of Court, listed above.

The 2026 Bonita Bay Community Association annual assessment figures and the resale fee formula on this page were confirmed in writing by BBCA Member Services in November 2025. They are not published on a public web page, which is exactly why we tell you to re-confirm them directly with the association at (239) 495-8111 rather than take our word or anyone else’s for a number that changes annually.

McGreevy and Comisar, Southwest Florida

McGreevy and Comisar is a Southwest Florida real estate team based in Bonita Springs, minutes from the Bonita Bay gates, representing buyers throughout Bonita Bay, Bonita Springs, Estero, Naples and Fort Myers. Jesse McGreevy and Marc Comisar built the practice on verifiable numbers, straight answers, and telling a buyer plainly what is not yet known and where to go and get it.

Recognition and Track Record

• 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 their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

The full team profile is at Domain Realty Group.

McGreevy and Comisar and the Domain Realty Group team are brokered by Domain Realty, a licensed Florida real estate brokerage regulated by the Florida Real Estate Commission (FREC) under the Florida Department of Business and Professional Regulation. Licence status for any Florida brokerage or individual agent can be verified directly at https://www.myfloridalicense.com/wl11.asp before you sign anything with anyone.

Contact McGreevy and Comisar

Jesse McGreevy (239) 898-6072, [email protected] · Marc Comisar (239) 287-5873 · Office 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.

Ready to buy in Bonita Bay? Request your Bonita Bay buyer consultation or call Jesse McGreevy direct at (239) 898-6072 and we will start with the buildings and the budget band rather than with a tour.

McGreevy and Comisar is committed to the letter and the spirit of U.S. policy for the achievement of equal housing opportunity throughout the nation. We encourage and support an affirmative advertising and marketing program in which there are no barriers to obtaining housing because of race, color, religion, sex, handicap, familial status or national origin. Every school, healthcare and access fact on this page is reported as a fact about the place and never as a statement about who lives there.

All information on this page is provided for informational purposes only and is not legal, tax, insurance, engineering or investment advice. Market counts are drawn from the SW Florida MLS Matrix as of August 3, 2026 on the trailing 365 days and will change. Mortgage rate figures are dated to the Freddie Mac Primary Mortgage Market Survey release of July 30, 2026 and move weekly. Statutory requirements are amended by the Florida Legislature and should be verified against the current statute. Consult your own attorney, CPA, insurance professional or licensed inspector for guidance on your specific Bonita Bay purchase.