Buy Your Next Home in Bonita Beach with the #1 Team in Southwest Florida Since 2012: recorded sale prices, condominium documents, flood zones and costs, explained before you write an offer.
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty.
Updated October 2026
Buying on Bonita Beach means choosing between about 1,436 condominium homes and 357 houses on a single barrier-island road, and the recorded sales put the same island's homes anywhere from $199,900 to more than $14,000,000 inside one year. This is our buyer's guide to Bonita Beach, the Gulf-front strip of Bonita Springs, Florida, along Hickory Boulevard and Bonita Beach Road. Our Bonita Beach community guide covers the island itself; this page covers the buyer's side: what homes cost, which buildings and streets trade where, what a buyer must receive before signing, how flood, insurance and the post-Ian record change the math, and how McGreevy and Comisar represent you from the first tour to the closing table.
Lee County recorded 98 qualified Bonita Beach sales in the 12 months to September 25, 2026, at a $635,000 median: 77 condominiums at $510,000 and 20 houses at $2,462,500. The Southwest Florida MLS showed 88 homes for sale in the Bonita Beach area on October 27, 2026, against 89 closings in the prior 12 months, which is 11.9 months of supply and a market where a prepared buyer has room to negotiate. If you are still deciding who should represent you, our guide to the best real estate agents on Bonita Beach lays out the questions we would ask ourselves.
Buying on Bonita Beach? Call Marc at (239) 287-5873 or request a Bonita Beach buyer consultation. Selling a home to buy here? Start with a free Bonita Beach home valuation or call Jesse direct at (239) 898-6072.
McGreevy and Comisar are the best realtor for buying a home on Bonita Beach because an island this varied is bought on its records: before an offer we read the recorded sales for the same building and floor, the building's reserve study and milestone file, the FEMA flood zone at the parcel and the transfer codes behind the post-Ian deeds.
Data updated: October 2026. Source: Lee County Property Appraiser roll of October 11, 2026 and recorded sales to September 25, 2026, our analysis; Southwest Florida MLS, Bonita Beach area, pulled October 27, 2026.
If you are searching for the best realtor for Bonita Beach and you are ready to buy a home on Bonita Beach, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and the #5 real estate team in Florida (RealTrends 2026), with over $2.5 billion sold as a team with Domain Realty Group and $900 million in personal sales between Jesse and Marc. As the leaders of Domain Realty Group, our team has closed 4,000+ transactions across Southwest Florida.
Honors and recognition:
For this guide we tracked every one of the 98 qualified Bonita Beach sales recorded in the latest 12 months, matched them to building and street, read the Lee County transfer codes on the 2022 to 2024 deeds and queried FEMA's flood map at ten Bonita Beach parcels, so the numbers below come from public records rather than portal estimates.
On Bonita Beach the expensive mistakes are rarely cosmetic. They are writing an offer on a condominium before reading the structural integrity reserve study, assuming a building is eligible for a conventional loan, comparing a fifth-floor Gulf-view unit with a ground-floor unit as if floors did not matter, buying a 1970s house without asking how much of it the 50 percent rule will let you improve, or pricing a Gulf-front house from a bay-side sale. Our job is to put the record in front of you before you commit.
Jesse and Marc handle their own buyers, and the person who tours with you is the person who negotiates. Marc leads buyer representation and negotiation; Jesse leads listing and seller strategy, which matters if you are selling one home to buy another. Jesse's direct line is (239) 898-6072 and Marc's is (239) 287-5873. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, a short drive from the island. You are working with Top 1% Real Estate Agents Nationally Since 2008.
You buy a Bonita Beach home in five steps: set the monthly number including insurance and dues, choose the building or side of Hickory Boulevard, sign a written buyer agreement, write an offer with document and inspection protections, then close after financing, inspection and any association approval. The order matters because the building's file can change the right offer.
Price is only part of a Bonita Beach payment. A condominium buyer carries the mortgage, the association dues that fund the building's insurance and reserves, a unit-owner policy, flood coverage where the lender or the buyer wants it, and property tax that resets to market value after the sale. A house buyer carries wind and flood policies of their own. We build that monthly number with you before we tour, because two units at the same price can carry very different dues.
On Bonita Beach, the building is the neighborhood. In the 12 months to October 27, 2026, MLS condominium closings ran from $200,000 at the Bonita Beach and Tennis Club to $2,000,000 at Hickory Shores. For houses, the side of Hickory Boulevard decides the market: Gulf-front houses on the county record closed at a $6,000,000 median while bay-side streets traded between $750,000 and $942,500.
Since August 17, 2024, under the NAR settlement practice changes, an MLS participant working with a buyer must have a written agreement with that buyer before touring a home. The agreement states the compensation, which is negotiable, and we explain it in plain language before you sign. Florida law presumes a transaction-broker relationship unless another is agreed in writing (section 475.278).
We write the offer with the protections a Bonita Beach purchase needs: the condominium document review period, the inspection period, financing and appraisal terms, and, where the building has an assessment notice, who pays the installments. For a house, we add the survey and, on the Gulf front, the questions that the Coastal Construction Control Line raises before any planned addition.
The inspection, appraisal, title search, association estoppel and any association approval run in parallel. On a condominium, the lender's project review runs too, and it is where a building's file can stop a conventional loan. We keep every deadline on one calendar and tell you the day each one passes.
Bonita Beach recorded 98 sales in the latest 12 months and the MLS showed 88 homes for sale on October 27, 2026, so the first thing we do for a buyer here is narrow the island to the buildings and streets that fit your number. Request a Bonita Beach buyer consultation or call Marc at (239) 287-5873, and see how we represent buyers across Southwest Florida. Selling first? Get a free Bonita Beach home valuation or call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.
The Bonita Beach market for buyers in October 2026 is a supplied one: 88 homes for sale against 89 MLS closings in 12 months, a median 106.5 days on market and closings at a median 93.79 percent of the final list price. Lee County recorded 98 qualified sales at a $635,000 median in the same year.
Data updated: October 2026. Sources: Lee County Property Appraiser recorded sales, September 26, 2025 to September 25, 2026, our analysis; Southwest Florida MLS, Bonita Beach area, pulled October 27, 2026.
| Segment | Recorded sales | Median price | Median price per sq ft (county heated area) |
|---|---|---|---|
| All homes | 98 | $635,000 | $592.27 |
| Condominiums | 77 | $510,000 | $553.90 |
| Houses | 20 | $2,462,500 | $1,058.18 |
Recorded prices ran from $199,900 to $14,079,525. The top sale was a builder-direct new house on Hickory Boulevard recorded on August 31, 2026. Over longer windows the county median was $620,000 on 167 sales in 24 months and $675,000 on 270 sales in 60 months.
| Segment | Closed | Median | Median days on market | Median sale to final list |
|---|---|---|---|---|
| All residential | 89 | $650,000 | 106.5 | 93.79% |
| Condominium buildings | 67 | $500,000 | 106.5 | 93.93% |
| Houses | 21 | $2,325,000 | 112 | 92.60% |
Dollar volume was $119,552,700, with 22 closings at $1,000,000 or more and 5 at $5,000,000 or more. Of the 88 active listings on October 27, 45 were in high-rise buildings of eight stories or more, 21 in mid-rise buildings, 1 in a low-rise building and 21 were houses.
| Price band | MLS closings, 12 months |
|---|---|
| Under $300,000 | 16 |
| $300,000 to $500,000 | 16 |
| $500,000 to $750,000 | 23 |
| $750,000 to $1,000,000 | 12 |
| $1,000,000 to $2,000,000 | 9 |
| $2,000,000 to $5,000,000 | 8 |
| $5,000,000 and up | 5 |
| Year | MLS closings | Median |
|---|---|---|
| 2022 | 77 | $680,000 |
| 2023 | 46 | $950,000 |
| 2024 | 50 | $750,000 |
| 2025 | 76 | $580,000 |
| 2026 to October 27 | 78 | $668,063 |
The 2023 and 2024 medians ran above 2022 because fewer condominiums traded after Hurricane Ian while houses kept selling, not because every home gained. A buyer reads the building's own sales, not the island median. Buying on Bonita Beach? Call Marc at (239) 287-5873.
The right Bonita Beach condominium is the one whose price, floor, view, dues and building file fit your plan. MLS closings in the 12 months to October 27, 2026 ranged from $200,000 at the Bonita Beach and Tennis Club to $2,000,000 at Hickory Shores, and each building's reserve study and rules change what that price buys.
Data updated: October 2026. Source: Southwest Florida MLS, closed sales by MLS subdivision field, 12 months to October 27, 2026.
| Building (MLS field) | Closings | Low | High |
|---|---|---|---|
| Bonita Beach and Tennis Club | 23 | $200,000 | $425,000 |
| Bonita Beach Club | 9 | $455,000 | $907,000 |
| Bay Harbor Club | 5 | $450,000 | $740,000 |
| Dolphin Way | 4 | $275,000 | $495,000 |
| Casa Bonita II | 4 | $675,000 | $796,000 |
| Sea Isles | 3 | $395,000 | $600,000 |
| Seascape | 2 | $650,000 | $696,550 |
| Ambassador | 2 | $650,000 | $1,147,000 |
| The Egret | 2 | $615,000 | $970,000 |
| Casa Bonita I | 2 | $850,000 | $1,100,000 |
| Windsong | 2 | $620,000 | $680,000 |
| Hickory Shores | 2 | $650,000 | $2,000,000 |
| Gulf Harbor | 1 | $820,000 | $820,000 |
| Casa Bonita Grande | 1 | $900,000 | $900,000 |
| Solenzara | 1 | $1,500,000 | $1,500,000 |
Each building has its own community guide with its history, amenities and rules: the Bonita Beach and Tennis Club, the Bonita Beach Club, Bay Harbor Club, Dolphin Way of Hickory Point, Casa Bonita II, Sea Isles, Seascape, Ambassador, The Egret, Casa Bonita I, Windsong, Hickory Shores, Gulf Harbor, Casa Bonita Grande and Solenzara.
The county roll dates 981 of Bonita Beach's condominium homes to the 1970s and 438 to the 1980s. Buildings of that age are inside Florida's milestone inspection program, which applies to condominium buildings three stories or more by 30 years of age, and a local agency may set 25 years for buildings within three miles of the coast (section 553.899). The age is not a reason to avoid a building; the inspection report and the reserve study tell you whether the work is done, funded or still ahead.
Two units with the same plan can be worth very different amounts because one sits higher with an open Gulf view and the other sits lower or faces the bay. The MLS listing records the floor. We compare your target unit with sales of the same stack where they exist.
Every building's declaration and rules set minimum lease terms, pet policies, vehicle and boat rules and whether the board approves buyers. We read them before you write an offer, because a building that suits a full-time owner may not suit a buyer who plans to rent in season.
A Bonita Beach house cost a median $2,462,500 on 20 recorded sales in the 12 months to September 25, 2026, but the street decides the number: 11 Hickory Boulevard house sales had a $6,000,000 median, while bay-side houses on Bay Road, Hickory View Drive and Hickory Bay Drive closed between $750,000 and $942,500.
Data updated: October 2026. Source: Lee County Property Appraiser recorded sales, our analysis; MLS closings to October 27, 2026.
| Street (county record, 12 months) | House sales | Price or median |
|---|---|---|
| Hickory Blvd | 11 | $6,000,000 median (range $875,000 to $10,000,000) |
| Forester Dr | 2 | $1,320,000 and $3,100,000 |
| Bay Rd | 2 | $810,000 and $832,500 |
| Seagrape Ln | 1 | $2,600,000 |
| Kings Kew | 1 | $1,937,500 |
| McLaughlin Blvd (Carolands) | 1 | $2,862,500 |
| Hickory Bay Dr | 1 | $942,500 |
| Hickory View Dr | 1 | $750,000 |
Lee County recorded 12 vacant-lot sales on the strip in the 24 months to September 25, 2026, at a $1,337,500 median and a range of $538,000 to $8,200,000; the Gulf-front lots on Hickory Boulevard set the top of that range. The roll shows 41 Bonita Beach houses built in the 2020s, many of them replacing older houses. If you plan to build, our Bonita Beach new construction guide covers the lot, the Coastal Construction Control Line and the permits.
An older house on Bonita Beach is priced partly as a lot. If you plan to renovate one, the City of Bonita Springs' floodplain ordinance counts improvement costs over five years against 50 percent of the structure's market value (Ordinance 22-06), and a substantial improvement must meet current flood elevation rules. We ask for the permit history before you write an offer.
Choose the Gulf side if direct beach frontage is the point and the budget reaches the Gulf-front median; choose the bay side if you want a boat, a quieter street and a lower entry price. On the county record, the 12-month gap between the two sides of Hickory Boulevard ran to millions of dollars for houses.
| Question | Gulf side | Bay side |
|---|---|---|
| What you buy | Beach frontage, Gulf views | Water access to the back bays, docks where permitted |
| House prices (county, 12 months) | Hickory Blvd houses, $6,000,000 median | $750,000 to $942,500 on the bay-side streets |
| Flood zone (FEMA points we queried) | AE and VE, base flood elevation 11 to 13 ft | AE, base flood elevation 10 to 11 ft, one VE in Carolands |
| Building rules | Coastal Construction Control Line on Gulf-front parcels | Dock permits and water depth |
| Who it suits | Beach-first buyers, high-end rebuilds | Boaters, buyers watching the budget |
A Bonita Beach condominium buyer must receive the declaration, articles, bylaws and rules, the latest annual financial statement and budget, the milestone inspection summary where one applies, the latest structural integrity reserve study, and the association's question-and-answer sheet and governance form; the buyer may cancel within 7 days, excluding weekends and legal holidays, after receiving them (section 718.503).
Section 718.503 lists the documents a resale seller must provide and sets the cancellation window. We read the reserve study and the budget first, because they show what the building has funded and what it still owes, and the estoppel certificate (section 718.116) shows what the unit owes at closing.
Where a house sits in a mandatory homeowners' association, Florida requires a disclosure summary before the contract is signed (section 720.401). Several Bonita Beach neighborhoods have associations registered with the Florida Division of Corporations; we check the recorded documents for the exact parcel.
Florida requires a seller of residential property to give the buyer a flood disclosure at or before the contract, covering flood insurance claims and federal flood assistance received (section 689.302). On Bonita Beach that disclosure is worth reading line by line.
Florida sellers must disclose known facts that materially affect value and are not readily observable (Johnson v. Davis, 1985). That duty does not replace your inspection.
You check a Bonita Beach building by reading four things before your inspection period ends: the structural integrity reserve study, the milestone inspection summary, the budget and any special assessment notice. Together they show whether the building's concrete, roof and waterproofing work is done, funded or still ahead, and what you would pay toward it.
Florida condominium buildings three stories or more must have a structural integrity reserve study, and associations report completion to the Department of Business and Professional Regulation. Its public database lets a buyer's agent confirm a building's filing before you write an offer.
Fannie Mae's Selling Guide treats condominium projects in need of critical repairs as ineligible for its loans and flags unfunded repairs costing more than $10,000 per unit that should be undertaken within the next 12 months (B4-2.1-03). In practice that means a building's file can decide whether you can use a conventional mortgage. We ask the association for the lender questionnaire early.
An assessment notice changes the real price of a unit. Who pays installments that fall due after closing is a negotiable contract term. We put it in writing.
You finance a Bonita Beach home with a conventional, jumbo, portfolio or cash purchase, and the building decides which are open to you. Freddie Mac's 30-year fixed average was 7.40 percent and its 15-year average 6.71 percent on October 15, 2026, and a condominium project's eligibility can matter as much as the rate.
Data updated: October 2026. Source: Freddie Mac Primary Mortgage Market Survey, October 15, 2026.
A conventional loan on a condominium depends on the project passing the lender's review, including the Fannie Mae ineligible-project test. Above the conforming limit, jumbo and portfolio lenders set their own condominium rules. Houses face no project review but face the same insurance underwriting.
An FHA loan on a condominium needs the project to be FHA-approved or the unit to qualify for single-unit approval; HUD's condominium lookup shows a project's status. A VA loan follows its own project list.
Paying cash removes the lender's project review, but it does not remove your own need to read the building's file.
Florida charges documentary stamp tax on the mortgage note at 35 cents per $100 (section 201.08) and a one-time intangible tax of 2 mills, or $2 per $1,000, on the mortgage amount (section 199.133). A $408,000 loan on a $510,000 condominium carries $1,428 in mortgage stamps and $816 in intangible tax.
Ready to plan the purchase? Request a Bonita Beach buyer consultation or call Marc at (239) 287-5873.
Bonita Beach sits almost entirely in FEMA's high-risk coastal flood zones. Of the ten Bonita Beach parcels we queried on FEMA's National Flood Hazard Layer on October 17, 2026, eight read Zone AE with base flood elevations of 10 to 12 feet and two read Zone VE, the velocity zone, at 12 and 13 feet.
Data updated: October 2026. Source: FEMA National Flood Hazard Layer, flood hazard zones, queried October 17, 2026 at parcel centroids from the Lee County roll.
| Sample point | Zone | Base flood elevation |
|---|---|---|
| Mid-island, Hickory Blvd near Bay Harbor Club | AE | 11 ft |
| Bay-side house lot, south end | AE | 11 ft |
| Gulf-side house lot, south-middle | AE | 11 ft |
| Bay-side house lot, south-middle | AE | 11 ft |
| Gulf-side house lot, north-middle | VE | 13 ft |
| Bay-side house lot, north-middle | AE | 11 ft |
| Carolands, McLaughlin Blvd, bay side | VE | 12 ft |
| Bonita Beach Club, north end | AE | 12 ft |
| Bonita Beach and Tennis Club, Bonita Beach Rd SW | AE | 10 ft |
| Kinleyland, Kings Kew | AE | 10 ft |
Your own zone and elevation come from the FIRM panel for the address and, for a house, an elevation certificate. The City of Bonita Springs notes that flood premiums fall by nearly half for each foot a building's lowest floor sits above the base flood elevation and roughly double for each foot below, so the certificate is one of the first documents we ask a house seller for.
Insurance on Bonita Beach works in layers: a condominium buyer carries a unit-owner policy while the association insures the building, and a house buyer carries wind, flood and liability coverage. Get quotes during the inspection period, because the premium changes what the home costs each month.
A lender requires flood insurance on a mortgaged building in a special flood hazard area, and every point we queried on Bonita Beach was in one. The National Flood Insurance Program prices each policy on the building's own risk under its current rating approach, so two houses on the same street can carry very different premiums. Bonita Springs holds Community Rating System Class 5, which FEMA kept in November 2024 and which carries a 25 percent discount on eligible NFIP policies in the city.
Citizens Property Insurance, the state-created insurer, does not cover a dwelling with a replacement cost of $700,000 or more (section 627.351), which rules it out for most Bonita Beach houses. For Citizens personal residential policies with wind coverage, flood insurance is required at $400,000 of dwelling coverage from January 1, 2026 and on every policy from January 1, 2027, and homes in high-risk zones must carry it already; condominium unit-owner policies are exempt.
A wind-mitigation inspection documents roof shape, roof-deck attachment and opening protection. Florida's My Safe Florida Home program has offered free inspections and matching grants to eligible homesteaded owners when funded. Ask the seller for the latest wind-mitigation report and elevation certificate.
Hurricane Ian changed the Bonita Beach record more than the long-run price: the National Hurricane Center measured 8 to 12 feet of storm surge in the Bonita Beach area in September 2022, and most of the strip's 2022 to 2024 deeds were later coded by the county as physically changed after transfer. Homes now trade in two markets, repaired or rebuilt and not.
Lee County qualified only 22 Bonita Beach sales in 2022, 40 in 2023 and 6 in 2024, against 116, 79 and 71 deeds over $10,000 in those years. Most of the gap is transfer code 03, the Property Appraiser's code for a sale whose property changed physically after the transfer, with disaster as a listed example. A buyer comparing prices should know which sales were of repaired homes.
Ask what was repaired, under which permits, whether the repair counted toward the city's 50 percent rule, and whether the building or house was elevated. For a condominium, ask what the association's Ian claim covered and whether any assessment followed it.
Lee County awarded a $39.2 million contract for the Lovers Key and Bonita Beach shoreline nourishment, funded by the state, the county, the city and FEMA. Bonita Beach Park at 27954 Hickory Boulevard closed from September 8, 2026 for Ian repairs, and the Access #1 parking lot is scheduled to close from November 1, 2026 for a county facilities project. Check the county's parks pages before you plan beach parking.
A Bonita Beach buyer pays the lender's title policy, the mortgage documentary stamp tax and intangible tax, recording fees, the inspection, appraisal and survey, and the prorated property tax and association dues. In Lee County the seller customarily pays the owner's title policy and the deed stamps, but the contract controls who pays what.
| Cost | Who customarily pays in Lee County | How it is set |
|---|---|---|
| Owner's title policy | Seller | Promulgated rate, Rule 69O-186.003 |
| Lender's title policy | Buyer | Promulgated rate; simultaneous issue with the owner's policy |
| Deed documentary stamps, 70 cents per $100 | Seller | Section 201.02 |
| Mortgage documentary stamps, 35 cents per $100 of loan | Buyer | Section 201.08 |
| Intangible tax, 2 mills on the loan | Buyer | Section 199.133 |
| Recording the deed and mortgage | Buyer | Lee County Clerk fee schedule |
| Inspection, appraisal, survey, wind mitigation | Buyer | Vendor quotes |
| Association estoppel certificate | Per the contract | Section 718.116 caps the fee |
| Prorated property tax and dues | Shared to the closing day | Contract |
| Purchase | Loan | Mortgage stamps | Intangible tax |
|---|---|---|---|
| $510,000 condominium, 20 percent down | $408,000 | $1,428.00 | $816.00 |
| $2,462,500 house, 30 percent down | $1,723,750 | $6,033.30 | $3,447.50 |
A cash buyer pays neither mortgage tax. Your lender's loan estimate is the number to rely on.
Property taxes on a Bonita Beach home reset after you buy: Florida's Save Our Homes cap belongs to the seller's homestead and ends with the sale, so the next January 1 assessment moves toward market value (section 193.155). Budget from the purchase price, not the seller's bill.
If the home becomes your permanent residence by January 1, you may apply for the homestead exemption (section 196.031) with the Lee County Property Appraiser. On the strip only 392 of 1,793 homes carried a homestead exemption on the 2026 roll, which shows how many owners are seasonal.
A non-homestead home's assessment increase is capped at 10 percent a year for non-school taxes after the first assessment at market value. Ask us for the seller's current bill and an estimate based on your price.
Lee County tax bills go out in November and carry a 4 percent discount for payment in November, falling each month to full price by March 31.
Buyer's agent compensation on Bonita Beach works under the NAR settlement rules in force since August 17, 2024: you sign a written agreement with your agent before touring, the agreement states the compensation, the compensation is negotiable, and offers of compensation may no longer be made through the MLS.
A seller may still agree to pay some or all of the buyer's agent's compensation, and a buyer may ask for that in the offer. We explain the options in the consultation, before you sign anything, and we put every term in writing.
You can rent many Bonita Beach homes, but the building's rules, the City of Bonita Springs rental permit and Florida's vacation rental licensing all apply. Read the declaration's minimum lease term and the number of leases a year before you buy, because they decide whether a rental plan works.
Condominium declarations commonly set a minimum lease period and limit the number of leases per year, and some require board approval of tenants. These rules are the most common reason a rental plan fails, and they vary building to building on Bonita Beach.
The City of Bonita Springs requires a rental permit, $100 for three years, for residential rental properties. Florida classifies vacation rentals and requires a license from the Division of Hotels and Restaurants for transient rentals (section 509.242), and Lee County collects tourist development tax on short-term rentals.
Beachfront owners and renters must follow the city's sea turtle lighting and beach furniture rules from May 1 to October 31.
Choose Bonita Beach for the widest range of condominiums and prices, city services and public beach access; choose Barefoot Beach, its gated neighbor across the county line, for a private, single-family enclave beside a preserve. Bonita Beach's condominium median was $510,000 on 77 county-recorded sales; Barefoot Beach's 25 recorded sales had a $2,800,000 median.
| Question | Bonita Beach | Barefoot Beach |
|---|---|---|
| County | Lee | Collier |
| Homes | About 1,436 condominium homes and 357 houses | About 635 homes, mostly houses |
| Recorded sales, latest 12 months | 98, median $635,000 | 25, median $2,800,000 |
| Entry point | Condominiums from $199,900 | Houses, at a much higher median |
| Access | Public road, public beach parks | Gated community |
| Owner's title policy | Seller customarily pays (Lee) | Buyer customarily pays (Collier) |
| Our guides | Bonita Beach | Barefoot Beach |
If you are weighing both, our Barefoot Beach buyer guide covers the gated side, and our Bonita Shores guide covers the Collier-side canal neighborhood just south of Bonita Beach Road.
We find the right Bonita Beach home by narrowing the island to the buildings and streets that fit your budget, rules and flood comfort, then watching those listings daily, contacting owners and listing agents before homes reach the open market where we can, and reading each building's file before you tour.
Some island owners prefer to sell quietly. Our listing side and our long relationships with Bonita Springs owners mean we hear about homes before they are listed, and we tell our buyers first when the owner agrees.
We set alerts for the exact buildings, floors and streets you want, so you see a new listing the same day it is entered.
For a house buyer with a specific stretch of Hickory Boulevard in mind, we can write to owners on your behalf.
We negotiate from the record: with 11.9 months of supply, a median 106.5 days on market and closings at a median 93.79 percent of the final list price in the 12 months to October 27, 2026, a Bonita Beach buyer has room, and we show the seller's agent the comparable sales that support your offer.
Data updated: October 2026. Source: Southwest Florida MLS, Bonita Beach area, 12 months to October 27, 2026.
Assessment installments, the inspection repair credit, the closing date around season, furniture and boat-lift terms, and, where the seller agrees, compensation for your agent.
New and rebuilt Gulf-front houses can sell at or near the asking price. The top MLS closing of the year, a new house on Hickory Boulevard, shows the same list and sold price, $14,900,525, and no days on market in the MLS record, while Lee County recorded the deed at $14,079,525. In those cases we compete on terms and certainty instead.
The best time to buy on Bonita Beach is usually late summer through fall, when competition is lowest: over 60 months the MLS recorded 18 closings in September and 13 in October against 52 in each of April and May. Spring closings reflect winter contracts, when seasonal buyers are on the island.
Data updated: October 2026. Source: Southwest Florida MLS, Bonita Beach area, closings by month, 60 months to October 27, 2026.
| Quarter | Closings, 60 months |
|---|---|
| January to March | 83 |
| April to June | 144 |
| July to September | 66 |
| October to December | 53 |
Buying in summer and fall also means inspecting in hurricane season. We schedule the inspection, insurance quotes and closing around it.
Daily life on Bonita Beach is built around the Gulf: a single road, Hickory Boulevard, links condominium towers, beach houses and bay-side streets to county beach parks, Lovers Key State Park to the north and Barefoot Beach Preserve to the south, with Bonita Springs' shops and restaurants a short drive inland.
Lee County runs Bonita Beach Park and a series of numbered beach accesses along Hickory Boulevard, with hourly parking and an annual county parking pass. Lovers Key State Park lies just north of the strip and Collier County's Barefoot Beach Preserve just south. Check the county's pages for the current closures noted above.
Hickory Boulevard is the island's only through road. The City of Bonita Springs awarded a contract for a roundabout on Hickory Boulevard in 2026; expect construction traffic while it is built.
Lee County School District assigns schools by address. Use the district's school-zone lookup for the exact address before you buy.
Owners who leave for the summer arrange shutters, a home watch service and an insurance-ready file before June. We can introduce you to local providers.
The main pros of buying on Bonita Beach are Gulf access, a wide price range and a supplied market that gives buyers room to negotiate; the main cons are flood and insurance cost, older condominium buildings with inspection and reserve obligations, and a post-Ian record that needs reading home by home.
| Pros | Cons |
|---|---|
| Gulf beach and bay water on one island | High-risk flood zones, AE and VE |
| Condominiums from about $200,000 to $2,000,000 and houses to more than $10,000,000 | Insurance and dues add a large share of the monthly cost |
| 11.9 months of supply on October 27, 2026 | Many buildings date to the 1970s and 1980s |
| Public beach parks and two preserves nearby | Post-Ian repairs and assessments vary building to building |
| City services and a Class 5 flood-insurance rating | Seasonal traffic on the one through road |
If you are selling a home to buy on Bonita Beach, sequence the two sales so you are not carrying both or racing a deadline. We price your current home from its own recorded sales and time the listing against the island purchase.
Read how we sell Bonita Beach homes, start with a free Bonita Beach home valuation, or see how we sell homes across Bonita Springs. Call Jesse direct at (239) 898-6072.
Custom listing alerts send you every new Bonita Beach listing that matches your building, floor, price and side of the road on the day it is listed. We set them up in the consultation; you can also see current Bonita Beach homes for sale at Domain Realty Group.
The Bonita Beach buyer consultation is a working session, not a sales meeting: we build your monthly number, narrow the island to the buildings and streets that fit, flag the building files and flood zones that need a closer look, and explain the buyer agreement before you sign anything.
Call Marc at (239) 287-5873 or Jesse direct at (239) 898-6072, or use the consultation form on this page. You are working with Top 1% Real Estate Agents Nationally Since 2008, and the partners who meet you are the partners who negotiate for you.
McGreevy and Comisar are a top-reviewed Bonita Springs buyer's agent team. These reviews are quoted exactly as clients wrote them.
★★★★★ "My husband and I worked with Marc Comisar for several months in 2014, when we were planning our move to Florida from Connecticut. He was extremely responsive to all of our numerous emails and phone calls and worked very hard to get us into a home that we absolutely love!! In addition, Marc recently worked with my sister (also coming here from Connecticut), and she will be moving into our community later this month." Verified Zillow 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
★★★★★ "Marc knows the market, works for his buyer and is attentive to his goals." Verified Google review
Some numbers a Bonita Beach buyer needs, such as association dues, assessments, premiums and rental minimums, are not published in a form we can verify for every building, so we do not print them here. Each one comes from a named document during your purchase, and we get it for you.
| Item | Why it is not on this page | Where you get it |
|---|---|---|
| Association dues by building | Dues are set in each annual budget and change yearly; they are not published in one public source | The building's current budget, in the resale documents (section 718.503) |
| Special assessments | Notices are issued by each board | The estoppel certificate and board minutes |
| Flood and wind premiums | Priced per building and per policy | Quotes during the inspection period |
| Rental minimums | Set in each declaration | The declaration and rules |
| Lender eligibility | Decided per project by each lender | The lender's condominium questionnaire |
These are the questions Bonita Beach buyers ask us most, answered from Lee County's recorded sales, the Southwest Florida MLS, FEMA's flood map and Florida law. For your own purchase, call Marc at (239) 287-5873.
Data updated: October 2026 (Lee County recorded sales to September 25, 2026; Southwest Florida MLS, Bonita Beach area, pulled October 27, 2026).
Yes. Bonita Beach is the Gulf-front barrier strip of the City of Bonita Springs, in Lee County, along Hickory Boulevard and the west end of Bonita Beach Road.
Lee County recorded 77 Bonita Beach condominium sales at a $510,000 median in the 12 months to September 25, 2026, and MLS condominium closings ran from $200,000 to $2,000,000.
The county recorded 20 house sales at a $2,462,500 median in 12 months; the 11 on Hickory Boulevard had a $6,000,000 median.
The MLS showed 88 active listings and 4 pending in the Bonita Beach area on October 27, 2026: 45 in high-rise buildings, 21 in mid-rise buildings, 1 in a low-rise building and 21 houses.
The numbers favor buyers: 11.9 months of supply, a median 106.5 days on market and a median sale-to-list ratio of 93.79 percent in the MLS's 12 months to October 27, 2026.
The median closing was 93.79 percent of the final list price, but that varies by building and home; a new Gulf-front house shows no gap between list and sold price in its MLS record.
In the MLS's 12 months the Bonita Beach and Tennis Club had the lowest range, 23 closings from $200,000 to $425,000.
Gulf side for beach frontage, bay side for boating and a lower entry price. Bay-side houses closed between $750,000 and $942,500 in the county's 12 months.
The declaration, articles, bylaws and rules, the latest financial statement and budget, the milestone inspection summary where applicable, the latest structural integrity reserve study, a question-and-answer sheet and a governance form (section 718.503).
Within 7 days, excluding Saturdays, Sundays and legal holidays, after you sign and receive the required documents (section 718.503).
A study of the building's structural and life-safety components and the reserves needed to repair and replace them. Associations report completion to the state.
A structural inspection Florida requires for condominium buildings three stories or more by 30 years of age, or 25 where a local agency sets that for buildings near the coast (section 553.899).
It depends on the declaration. Some Bonita Beach buildings require board approval of buyers or tenants; we read the documents and submit the application on time.
Usually, if the project passes the lender's review. Fannie Mae treats projects in need of critical repairs as ineligible.
Only if the project is FHA-approved or the unit qualifies for single-unit approval. HUD's condominium lookup shows a project's status.
Freddie Mac's 30-year fixed average was 7.40 percent and the 15-year 6.71 percent on October 15, 2026.
In Lee County the seller customarily pays the owner's title policy and the buyer pays the lender's policy. The contract controls.
Documentary stamp tax of 35 cents per $100 of the loan and an intangible tax of 2 mills on the loan, both paid by the buyer when there is a mortgage.
Your lender requires it in a special flood hazard area, and every Bonita Beach point we queried was in one. Cash buyers decide for themselves; we recommend it.
Eight of ten points we queried read AE, base flood elevations 10 to 12 feet; two read VE at 12 and 13 feet.
Not if the dwelling's replacement cost is $700,000 or more (section 627.351), which rules out most Bonita Beach houses.
For personal residential policies with wind coverage, at $400,000 of dwelling coverage from January 1, 2026 and on all such policies from January 1, 2027. Condominium unit-owner policies are exempt.
The National Hurricane Center measured 8 to 12 feet of surge in the area, and the county coded most 2022 to 2024 deeds as physically changed after transfer.
The city's floodplain rule: improvements over five years that exceed 50 percent of the structure's market value are a substantial improvement and must meet current flood rules (Ordinance 22-06).
Usually. The seller's Save Our Homes cap ends at the sale, and your first assessment moves toward market value.
Yes, if it becomes your permanent residence by January 1 and you apply with the Lee County Property Appraiser.
Only within the declaration's rules, with a city rental permit and, for transient rentals, a state vacation rental license.
Yes, for residential rental properties: $100 for three years.
Yes. Since August 17, 2024, an MLS participant working with a buyer needs a written agreement before touring a home, and compensation is negotiable.
The agreement says. A seller may agree to pay some or all of it, and you can ask for that in the offer.
Late summer and fall: 18 closings in September and 13 in October over 60 months, against 52 in each of April and May.
It depends on financing, the condominium document period and any association approval. We set the calendar in the consultation.
Lee County closed Bonita Beach Park from September 8, 2026 for Ian repairs. Check the county's parks page for reopening.
It depends on each building's rules. We read them before you write an offer.
On the bay side, where a dock is permitted and the water depth works. Condominium boat slips follow each association's rules.
Call Marc at (239) 287-5873 or request a consultation through the form on this page.
These are the public documents behind this Bonita Beach buyer guide, each linked to the issuing authority's own copy.
| Document | Publisher | Why a buyer reads it | Link |
|---|---|---|---|
| Section 718.503, condominium resale disclosure | Florida Legislature | Documents and the 7-day window | Read section 718.503 |
| Ineligible Projects, B4-2.1-03 | Fannie Mae | The condominium lender test | Open the Selling Guide topic |
| Title Deed Transfer Code List | Lee County Property Appraiser | Reading the post-Ian deeds | Open the code list |
| Ordinance 22-06, floodplain | City of Bonita Springs | The 50 percent rule | Open Ordinance 22-06 |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | The storm record | Open the NHC report |
| Section 627.351, Citizens | Florida Legislature | Citizens eligibility | Read section 627.351 |
County and market records
FEMA flood map points (National Flood Hazard Layer, queried October 17, 2026)
Statutes, rules and lender guides
Agencies and insurers
City of Bonita Springs
Lee County, schools and parks
Our own records
McGreevy and Comisar are a top-reviewed buyer team in Southwest Florida, and Bonita Beach buyers get the same partner-level representation our clients from Estero to Naples get. If you're searching for "the best buyer's agent in Bonita Beach, Florida," McGreevy and Comisar represents homebuyers across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you're relocating, snowbirding, investing, buying your first home, or upgrading to luxury, including in Bonita Bay, Pelican Bay, Mediterra, West Bay Club, Pelican Sound, Shadow Wood, Miromar Lakes, Talis Park, and the SWFL coastal corridor, our team provides honest market guidance, pre-MLS access, partner-level negotiation, and a clear plan to help you buy confidently.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 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
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Meet Jesse McGreevy and Marc Comisar, or read more about McGreevy and Comisar. The community guide for this purchase is our Bonita Beach guide. Selling first? Read how we sell Bonita Beach homes. Comparing teams? See the best real estate agents in Bonita Springs. Ready to buy? Call Marc at (239) 287-5873 or request a Bonita Beach buyer consultation.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
You are working with Top 1% Real Estate Agents Nationally Since 2008. Call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873.
Updated October 2026. This guide is general information about buying a home on Bonita Beach, Bonita Springs, Florida. It is not legal, tax or insurance advice, and it is not an offer of representation. Market data from Southwest Florida MLS, pulled October 27, 2026, and Lee County public records. Brokered by Domain Realty.