We price a Bonita Beach Club condo from the nearest recorded sale and request the budget, the reserve study and the estoppel before you write an offer.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Prices from the Lee County Property Appraiser and Florida Department of Revenue recorded-sale files, index built 1 October 2026
McGreevy and Comisar are a Bonita Springs buyer’s team, and this is our guide to buying a condo at Bonita Beach Club, the gated, Gulf-front condominium of five buildings and 198 residences at 25710 to 25750 Hickory Blvd on the north end of Little Hickory Island. It sits inside the City of Bonita Springs and belongs to our Bonita Beach coverage, and our Bonita Beach Club guide carries the full building record behind this page.
This is the Bonita Beach Club condominium at Hickory Blvd, Bonita Springs, Florida 34134. It is not a membership club, it is not Bonita Beach and Tennis Club, which is a separate condominium on the island, and it is not the Bahia Bonita Beach Club or La Bonita Beach Club that search boxes also suggest.
The short version for a condo buyer is this. In the 24 months since October 2024 the county recorded 17 qualified Bonita Beach Club sales at a median of $690,000, from $455,000 to $1,075,000. The association publishes its dues, rules, reserve study and transfer process, and the FY2027 quarterly dues effective October 1, 2026 are $3,038 for a two-bedroom, two-bath and $3,262 for a three-bedroom, which is $12,152 and $13,048 a year. FEMA maps the buildings in Zone AE at a base flood elevation of 12 feet, no dogs are allowed, and the association’s own August 2026 reserve study lists $3,501,764.71 of funded elements. None of that is a reason to walk away, and all of it is a reason to read the documents before you offer.
We wrote this page the way we would brief a buyer we represent. Every fact carries a source, every conflict between sources is printed with both sides, and every figure that comes from the Southwest Florida MLS, which we could not pull on the publication date, is marked as unavailable and never estimated.
To buy a condo at Bonita Beach Club in 2026, choose your building and plan, price it from the recorded sales of the nearest like condo, request the budget, the reserve study and the estoppel certificate before you offer, get a flood and wind quote for the exact address, and sign a written buyer agreement before touring.
The order matters because Bonita Beach Club is five buildings with different plans, and a 1,098 square foot interior two-bedroom and a 1,222 square foot three-bedroom share a gate, a pool and a storm history but not a price band. We build that picture for your short list before you tour, and the Bonita Beach Club guide holds the full association record.
These are the facts a Bonita Beach Club condo buyer should know in October 2026, each drawn from the Lee County property roll, Florida Department of Revenue recorded sales, the association’s own public documents and state and federal records, and each explained in the section that covers it.
This table of contents lists every section of our Bonita Beach Club condo buyer’s guide, from the county sales record and the fee stack to the flood map, financing, closing costs and the buyer questions we answer. Each link jumps to its part of the page.
How Do I Buy a Condo in Bonita Beach Club in 2026?
Why Work With McGreevy and Comisar as Your Bonita Beach Club Condo Buyer’s Agent?
What Is the Bonita Beach Club Condo Market Like for Buyers Right Now?
Which Bonita Beach Club Condo Fits Which Buyer?
What Will I Pay to Own a Bonita Beach Club Condo?
What Should I Check in the Bonita Beach Club Condominium Documents?
What Does the Structural Integrity Reserve Study Mean for a Bonita Beach Club Condo Buyer?
What Are the Bonita Beach Club Condo Rules on Leasing, Pets and Approvals?
Is a Bonita Beach Club Condo in a Flood Zone, and What Will Condo Insurance Cost?
What Do Permits and the Restoration Show at Bonita Beach Club Condos Since Hurricane Ian?
Can I Finance a Bonita Beach Club Condo?
What Will My Property Taxes and Closing Costs Be on a Bonita Beach Club Condo?
How Does Buyer Representation Work in Florida After the NAR Settlement?
Which Schools Serve a Bonita Beach Club Condo?
What Is Daily Life Like in a Bonita Beach Club Condo?
Bonita Beach Club vs Seascape: Which Condo Should You Buy?
How Does a Bonita Beach Club Condo Compare With the Rest of the Bonita Beach Strip?
What Are the Pros and Cons of Buying a Condo at Bonita Beach Club?
How Do I See Bonita Beach Club Condos for Sale?
How Do I Get a Personalized Bonita Beach Club Condo Buyer Consultation?
Buying a Winter Home in Bonita Beach Club: What Seasonal Condo Buyers Should Know
What Buyers Say About Working With Us
Frequently Asked Questions, Bonita Beach Club Buyer Edition
Why Does a Bonita Beach Condo Specialist Matter When You Buy?
Ready to Buy in Bonita Beach Club? Work With the #1 Team in Southwest Florida Since 2012
Your Local Real Estate Experts
Sources and Authoritative References
McGreevy and Comisar are a Bonita Springs team, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, who represent Bonita Beach Club condo buyers with the same county-record data we use to price listings. We show you what your plan recorded, what the documents say, and where they are silent.
If you’re searching for the best buyer’s agent for a condo at Bonita Beach Club, McGreevy and Comisar represent homebuyers across Bonita Springs, Estero, Naples, Fort Myers and Lee and Collier Counties, whether you are buying a first Florida home, a winter condo you will lock and leave, or a Gulf-front investment you will hold. With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. To compare how to choose an agent in this city, see our guide to the best real estate agents in Bonita Springs.
Marc Comisar leads our buyer representation and Jesse McGreevy leads our listings, so a Bonita Beach Club buyer hears how Bonita Beach sellers think about price, timing and repairs from the people who advise sellers every week. Selling a condo to buy here? Our Bonita Beach Club home valuation and Bonita Beach Club seller’s guide explain the other side of the same transaction. Call Jesse direct at (239) 898-6072.
For every Bonita Beach Club condo on your short list we match it to its building, plan and floor, pull the county’s recorded sales for its nearest twins, check its FEMA flood zone, request the estoppel certificate, the budget and the reserve study, and confirm the milestone inspection status in writing. You tour fewer condos and offer with fewer surprises.
We will not tell you an insurance premium, a deductible or a reserve balance for this association, because none is in a public document today. We will not call a unit above the flood elevation from the street, and we will not use the highest recorded price on the roll as a comparable for a typical condo. As Top 1% Real Estate Agents Nationally Since 2008, our business runs on repeat clients and referrals, and those come from buyers who got what we said they would get.
McGreevy and Comisar’s own closing history at Bonita Beach Club is part of the Southwest Florida MLS pull that was not available on the publication date. Information not available at time of publishing (checked 2026-10-01). This page does not claim that we sold, listed or represented a sale at Bonita Beach Club. What we bring is the record itself: we tracked every one of the 127 Bonita Beach Club sales in the county record since 2009, every one of the 197 Bonita Beach Club parcels on the Lee County roll, and every public association document we could find, before writing any advice here.
Start your Bonita Beach Club buyer consultation with the form on this page, read how we represent buyers, or Call Marc at (239) 287-5873. Selling a condo first? Get a free Bonita Beach Club home valuation and Call Jesse direct at (239) 898-6072.
Lee County recorded 17 qualified Bonita Beach Club condo sales in the 24 months since October 2024, at a median of $690,000 and a range of $455,000 to $1,075,000. These are county recorded sales, not Southwest Florida MLS closings, and the newest is dated June 18, 2026.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
We widened the window until it held at least 10 qualified sales, as our method requires. The 12-month window holds 6, so the first window with 10 or more is the last 24 months, counted from October 2024. The county index was built October 1, 2026 from the Property Appraiser’s September 27, 2026 roll export, and the record is complete from 2009 and only partial before.
| Window | Qualified sales | Median | Low | High | Median per heated sq ft |
|---|---|---|---|---|---|
| 12 months since October 2025 | 6 | $679,125 | $455,000 | $1,075,000 | $618.51 |
| 24 months since October 2024 (leading window) | 17 | $690,000 | $455,000 | $1,075,000 | $608.61 |
| 36 months since October 2023 | 17 | $690,000 | $455,000 | $1,075,000 | $608.61 |
| 60 months since October 2021 | 22 | $679,125 | $455,000 | $1,075,000 | $605.04 |
The 24-month median is the ninth of 17 sorted prices. The 12-month and 60-month medians are the mean of the middle pair, because 6 and 22 are even counts, and the 12-month row holds fewer than 10 sales, so read it as the median of those 6 sales. The 36-month window holds the same 17 sales, because the qualified file has no sale dated between October 2023 and September 2024. The file holds 407 qualified sales since 1977, a count we never use as a price signal.
Sorted by heated area, the 17 sales form four groups, and each count sits beside its median because groups this small are descriptive, not predictive.
| Heated area | Plan | Sales | Median price | Low to high | Median per heated sq ft |
|---|---|---|---|---|---|
| 1,098 sq ft | 2 bed, 2 bath, interior stack | 9 | $668,250 | $455,000 to $850,000 | $608.61 |
| 1,181 sq ft | 2 bed, 2 bath, end stack | 4 | $822,500 | $550,000 to $1,075,000 | $696.44 |
| 1,222 sq ft | 3 bed, 2 bath, interior stack | 3 | $875,000 | $735,000 to $975,000 | $716.04 |
| 1,414 sq ft | 2 bed, 1 bath, Building C | 1 | $500,000 | $500,000 | $353.61 |
No 1,305 square foot three-bedroom end condo appears in the window. The 1,181 sq ft median of $822,500 is the mean of $645,000 and $1,000,000, the two middle prices of four. The roll records no view, floor level or renovation field, so the spread inside the 1,098 sq ft group, from $455,000 to $850,000, cannot be explained from public data alone. A walkthrough explains it: the floor, the lanai, the finishes and what the balcony faces.
Information not available at time of publishing (checked 2026-10-01). That sentence covers every figure that comes from the Southwest Florida MLS for Bonita Beach Club: closed-sale count and median from the MLS, days on market, sale-to-list ratio and negotiation room, active and pending listings, months of supply, list-price history and our own closings in the building. We are not estimating any of them from the county record, because the two sources measure different things.
The county roll of September 27, 2026 carries no Bonita Beach Club transfer dated after June 18, 2026, so a condo that closed in July, August or September may not have reached the county files yet. Eleven of the 17 sales in the window are dated April, May or June, none is dated July, September, October, November or December, and 17 is a small sample, so we treat the pattern as something to plan around and not as a rule. Recorded dates are closing dates, not listing dates, and the record cannot tell you how long a condo was listed or how far below asking it sold.
Bonita Beach Club condos fall into five groups: 1,098 square foot interior two-bedrooms, 1,181 square foot end two-bedrooms, 1,222 square foot interior three-bedrooms, 1,305 square foot end three-bedrooms, and six smaller ground-floor residences. Building C holds the three-bedrooms, and the plan, not the floor, decides the quarterly dues.
The county roll lists 197 condominium parcels, and the state registry and the association count 198 residences. The table shows the roll, and the one-parcel gap sits in Building D, whose floor pattern implies a residence the roll does not list as a separate parcel.
| Building | Address | Parcels on roll | Heated sizes on the roll (sq ft) |
|---|---|---|---|
| A | 25710 Hickory Blvd | 37 | 1,098 (24), 1,181 (12), 790 (1) |
| B | 25720 Hickory Blvd | 37 | 1,098 (24), 1,181 (12), 790 (1) |
| C | 25730 Hickory Blvd | 50 | 1,222 (36), 1,305 (12), 902 (1), 1,414 (1) |
| D | 25740 Hickory Blvd | 36 | 1,098 (24), 1,181 (11), 790 (1) |
| E | 25750 Hickory Blvd | 37 | 1,098 (24), 1,181 (12), 790 (1) |
The buildings add to 197 parcels: 37 plus 37 plus 50 plus 36 plus 37. Across all 197 the roll shows heated area from 790 to 1,414 square feet and a total of 226,043 square feet. Every parcel is recorded on the Gulf side, and 196 of 197 carry a 1977 year built, according to the Lee County Property Appraiser.
The two-bedroom, two-bath dues are the same whether the condo is the 1,098 or the 1,181 plan, so the end plan carries lower dues per square foot. The table is our arithmetic: annual dues divided by roll heated area.
| Plan | Heated area | Annual dues | Dues per sq ft per year | 24-month median per sq ft |
|---|---|---|---|---|
| 2 bed, 2 bath, interior | 1,098 sq ft | $12,152 | $11.07 | $608.61 (9 sales) |
| 2 bed, 2 bath, end | 1,181 sq ft | $12,152 | $10.29 | $696.44 (4 sales) |
| 3 bed, 2 bath, interior | 1,222 sq ft | $13,048 | $10.68 | $716.04 (3 sales) |
| 3 bed, 2 bath, end | 1,305 sq ft | $13,048 | $10.00 | no sale in window |
The sales counts are small, so the last column describes what recorded and does not predict. A buyer who wants the end plan should expect to pay a premium over the interior stacks and should ask us for every recorded end-plan sale, not only the four in the window.
Six residences sit on the ground level: four of 790 square feet in Buildings A, B, D and E, one of 902 square feet in Building C, and one of 1,414 square feet in Building C that the roll records as built in 2009. The five smaller ones line up with the five one-bedroom units in the recorded share table. Only the 1,414 square foot condo appears in the 24-month sales, at $500,000 ($353.61 per square foot) on May 15, 2026, and six condos do not make a market, so value them by walkthrough.
Owning a Bonita Beach Club condo costs the price plus quarterly dues of $2,039 to $3,262 effective October 1, 2026, a $150 application fee and a $299 estoppel fee at purchase, electricity, cable and internet, your own condo insurance and property tax. The dues are published, and the line-item budget and the insurance premium are not.
Data updated: October 2026 (Bonita Beach Club Association FY2027 dues memo, retrieved 1 Oct 2026)
The FY2027 dues memo sets quarterly dues by unit type. The association bills quarterly, not monthly, and the monthly equivalent is our arithmetic, the quarterly figure divided by three.
| Unit type | Units | Quarterly dues | Annual dues | Monthly equivalent |
|---|---|---|---|---|
| 1 bedroom, 1 bath | 5 | $2,039.00 | $8,156 | $679.67 |
| 2 bedroom, 1 bath | 1 | $2,041.00 | $8,164 | $680.33 |
| 2 bedroom, 2 bath | 144 | $3,038.00 | $12,152 | $1,012.67 |
| 3 bedroom, 2 bath | 48 | $3,262.00 | $13,048 | $1,087.33 |
The memo’s own arithmetic reconciles: 5 units at $2,039 plus 1 at $2,041 plus 144 at $3,038 plus 48 at $3,262 is $606,284 a quarter, and $606,284 times four is $2,425,136, the FY2027 budget total. The memo states that the budget “includes a 6.6% increase from prior year,” from $2,275,000 to $2,425,136, and $2,425,136 divided by $2,275,000 is 1.0660. It does not explain the increase or say how much of the budget is reserves, insurance, management, utilities or Hurricane Ian recovery.
The memo says storage, bike, kayak and personal-watercraft fees and community program renewals are invoiced separately in October, and it lists a “Horizontal Plumbing charge back” among the items an Auto-ACH authorization covers. The January 2026 rules carry the rest of the schedule in Exhibit A.
| Item | Amount |
|---|---|
| Guest or renter administration | $140 per registration |
| Re-registration (renter registered as a guest) | $150 additional |
| Common-room reservation security deposit | $100 per use |
| Common-room cleaning | $100 per use |
| Community bike program | $75 one time per participant, $25 annual |
| Community PWC and kayak program | $100 one time per participant, $25 annual |
| Hurricane-preparation service if Management steps in | $200 |
| Storage locker, small | $50 annually |
| Storage locker, large | $100 annually |
| Bike storage | $25 annually |
| PWC and kayak storage | $75 annually |
| Extra RFID vehicle tag | $35 each |
Source: Amended and Restated Rules and Regulations, Exhibit A, dated January 26, 2026. One locker per unit is free under the rules.
The memo says invoices appear on the Frontsteps portal about two weeks before the due date and are not emailed, and that a coupon book is mailed near the end of September to owners not on Auto-ACH. Auto-ACH is free, a check to the association’s lockbox is free, an on-demand e-check costs $2.95 per payment and a credit card carries a 3.95% service charge. On a $3,038 quarterly payment the card charge would be about $120, which is why the association recommends Auto-ACH.
The association does not publish its line-item FY2027 budget, its reserve balance or its insurance premium in the documents we read, and we found no current special assessment. The estoppel certificate, the budget and the reserve study answer those questions for a specific condo, and a buyer is entitled to the budget and the study from the seller under Fla. Stat. 718.503(2)(a).
Check six groups of Bonita Beach Club condominium documents before you offer: the Declaration and its amendments, the rules, the budget and financial statement, the reserve study and milestone summary, the insurance summary and the estoppel certificate. Fla. Stat. 718.503 requires the seller to furnish most of them, and the association posts several publicly.
Under Fla. Stat. 718.503, a purchaser is entitled, at the seller’s expense, to the Declaration, Articles, Bylaws and rules, the annual financial statement and budget, the milestone inspection summary if one applies, the most recent Structural Integrity Reserve Study or a statement that none has been completed, and the association’s frequently-asked-questions document. Under 718.503(2)(d) the buyer may cancel by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after signing the contract and receiving those documents, and the right ends at closing. A contract entered into after December 31, 2024 must carry a conspicuous statement about the milestone inspection and the study, so ask for the documents before you write an offer.
| Document | What a Bonita Beach Club buyer reads for | Where it comes from |
|---|---|---|
| Declaration as restated in 1992 and amended | Shares, approvals, leasing, who repairs what, plumbing duties | Seller’s package and the association’s document page |
| Rules, January 2026 | Pets, rentals, parking, pool, fines, Exhibit A fees | Association’s public page |
| Budget and financial statement | Insurance line, reserve line, management, utilities | Seller’s package, 718.503 |
| Reserve study, August 2026 | 11 elements, 2027 funding paths, plumbing stacks | Association’s public page and seller’s package |
| Milestone inspection summary | Structural condition, or the contract statement if not complete | Seller’s package, 718.503 |
| Insurance summary | Carrier, wind and flood limits, deductibles | Estoppel and official records |
| Estoppel certificate | Dues status, assessments owed, insurance contacts | Association’s accountant through the title company |
The most recent recorded Declaration amendment we found is Lee County instrument 2025000301636, recorded November 13, 2025, four pages, approved by the members on September 4, 2025. It amends Section 7.1, which sets each unit’s share of the common elements, and adds Section 5.4.2.1, which lets owners transfer or exchange the use rights of limited-common-element parking spaces by a certificate signed with the formalities of a deed, provided at least one such space always stays with every unit. A buyer should ask whether the condo’s space has been exchanged.
The July 2026 transfer letter describes a written notice of sale at least 20 days before closing, a $150 application fee, a buyer’s acknowledgment of the governing documents, a resident information form, an e-voting form and an interview call with a member of the board. It does not say the board can reject a buyer, and it does not mention a right of first refusal. The association’s index says Declaration section 12.5.3 sets the sale and transfer procedure, and we did not find that section’s text in the public files we read, so ask the title company to confirm.
Bonita Beach Club’s Structural Integrity Reserve Study, prepared by SOCOTEC Consulting and dated August 19, 2026, covers five six-story buildings with 198 units and lists 11 funded elements worth $3,501,764.71 at current cost. It offers two 2027 contribution paths, and no completed milestone inspection summary is public.
Data updated: October 2026 (Structural Integrity Reserve Study of August 19, 2026, read 1 Oct 2026)
The study’s site observation took place on December 11, 2025, and its letter to the board is dated August 19, 2026. It says the buildings were “originally developed circa 1977,” that they are concrete-framed, and that the study period begins October 1, 2026. It assumes 2% inflation and 1% interest over a 25-year timeline and a $0 starting balance, so the contribution options say what a fully funded plan would require starting from zero, not what the association’s reserve balance is, and the balance is not published.
| # | Element | Next activity | Useful life | Current cost |
|---|---|---|---|---|
| 1 | Main tower flat roof, Buildings A to E | 2045 | 25 years | $933,137.26 |
| 2 | Concrete repair allowance | 2033 | 7 years | $24,509.80 |
| 3 | Fire pump and controls | 2064 | 40 years | $205,882.35 |
| 4 | Audio and visual fire alarm update | 2047 | 25 years | $29,411.76 |
| 5 | Plumbing repairs budget | 2036 | 10 years | $147,058.82 |
| 6 | Plumbing stacks replacement, one time | 2027 to 2029 | one time | $294,117.66 |
| 7 | Electrical systems repair allowance | 2036 | 10 years | $29,411.76 |
| 8 | Exterior paint, seal and repair | 2033 | 7 years | $490,196.08 |
| 9 | Waterproof membrane, balconies and walkways | 2046 | 20 years | $1,102,941.18 |
| 10 | Common area doors | 2051 | 25 years | $122,549.02 |
| 11 | Common area windows | 2051 | 25 years | $122,549.02 |
| Total current cost | $3,501,764.71 |
Source: SOCOTEC Consulting Structural Integrity Reserve Study, Key SIRS Elements, August 19, 2026. The total is the sum of the rows and matches the study’s printed total.
The study schedules a one-time plumbing-stack replacement expense in each of 2027, 2028 and 2029. At current cost each year is $98,039.22, and inflated at 2% a year the study’s expenditure schedule shows $100,000, $102,000 and $104,040, a three-year total of $306,040. For a buyer these are the nearest-dated large items in the study, and the useful question is which stacks have already been done.
Option 1 is a fixed contribution of $272,000 a year starting in 2027. Option 2 starts at $223,000 and rises 2% a year. For scale only, $272,000 is 11.2% of the $2,425,136 FY2027 budget total and $223,000 is 9.2%, and divided evenly across 198 units $272,000 would be $1,373.74 per unit per year, though dues follow the recorded shares and not an even split. The board’s chosen path and the reserve balance are not in the public documents we read.
The association’s January 14, 2026 compliance letter says it contracted SOCOTEC to perform both the reserve study and the Milestone Inspection Report, and that “the inspections will occur after the building restoration in progress is completed in 2026.” We did not find a completed milestone summary in the public documents. Under Fla. Stat. 553.899, a condominium building of three or more habitable stories needs an initial milestone inspection by December 31 of the year it reaches 30 years, and a building that reached 30 before July 1, 2022 had until December 31, 2024. Treat the milestone report as an open question and ask for it, or for the contract statement that 718.503(2)(e) requires if it is not complete.
The study’s letter says the statute requires the study “by December 31, 2024.” The statute text the association reproduced in its compliance plan says December 31, 2025, and adds that an association required to complete a milestone inspection by December 31, 2026 may complete the study with it, and that in no event may the study be completed after December 31, 2026. The study itself is dated August 2026. Whether the association is within those dates is a legal question for its counsel, and we make no claim about it.
Bonita Beach Club’s rules set a 30-day minimum rental period for owners who bought after June 2006, prohibit dogs, allow each owner one cat and up to two birds, and require 20 days’ written notice of a sale, a $150 application fee and a board interview call. The January 2026 rules and the July 2026 transfer letter are the sources.
The January 2026 rules state: “Rental periods for owners purchasing after Jun 2006 must be a minimum of 30 days.” The association’s index lists a 1990 amendment that raised the minimum rental from 7 days to 30 and a 2006 amendment, recorded as instrument 2006000250389, that grandfathered owners of record before June 22, 2006 to lease for 6 to 30 days up to three times a year. Whether any pre-2006 owner still holds that right is not in the public documents, so a buyer relying on rental income should ask for written confirmation of the specific condo’s rights in the estoppel.
Renters receive their own gate PIN during the application process, must visit the office to sign the Rules and Regulations Addendum for renters and guests, and may not keep pets. The owner pays a $140 registration fee for each registered rental or overnight guest stay while the owner is away, and a renter mis-registered as a guest is re-registered for an additional $150. Immediate family are exempt from the guest fee. When the owner or immediate family is not present, the rules cap overnight occupancy at 3 persons in a one-bedroom, 5 in a two-bedroom and 6 in a three-bedroom unit.
Under Lee County Ordinance 13-14, the 5% tourist development tax applies to gross rent for stays of six months or less, administered by the Clerk’s Inspector General. Under Fla. Stat. 509.242, a vacation rental is a unit rented more than three times a year for periods of less than 30 days, and the state’s hotels and restaurants division licenses vacation rentals. The association’s 30-day minimum keeps a post-2006 owner out of that definition. The City of Bonita Springs rental-permit code, as the City’s page reads, excludes “properties with more than six dwelling units that are regulated under Florida Statutes Ch. 718,” so the City permit does not apply to a Bonita Beach Club condo, though the association’s registration and the state and county tax rules still do.
Dogs are not allowed “in or on the Association property.” An owner may keep no more than one cat and two birds, provided they do not disturb neighbors. A pet must stay inside the unit except when carried in a closed carrier, cannot be carried in community-provided carts, and may not be kept by family members, guests or renters. Litter boxes are not allowed on a balcony or lanai, and pets are not allowed in the fenced pool area. The rules we read do not mention service or assistance animals, which federal and Florida law address separately and above any association rule, so a buyer who relies on an assistance animal should raise it with the association and an attorney before signing.
Fines are limited to $100 per violation with a $1,000 aggregate cap, imposed after 14 days’ written notice and review by a fining committee, which tracks Fla. Stat. 718.303(3). Parking is assigned, the speed limit is 12 mph and the rules provide for towing. Smoking is prohibited on lanais, and contractors may work from 8 a.m. to 5 p.m., Monday through Friday. The community has two entrance lanes, an owner lane and a visitor kiosk lane, and a new owner receives an access code only after the association has proof of purchase.
A Bonita Beach Club condo sits in FEMA flood zone AE at a base flood elevation of 12 feet and in Lee County Evacuation Zone A, and the association’s insurance premium, deductible and carrier are not published. A buyer should get flood and wind quotes for the exact building before the 7-day cancellation window runs.
Data updated: October 2026 (FEMA National Flood Hazard Layer, Lee County evacuation and coastal layers and USGS services, queried 1 Oct 2026)
The FEMA National Flood Hazard Layer returned zone AE, a static base flood elevation of 12 feet and a special flood hazard area at 25720, 25730, 25740 and 25750 Hickory Blvd on October 1, 2026, and a five-point check across all five buildings on September 30 returned the same. The governing panel is 12071C0651G, effective November 17, 2022. The City of Bonita Springs treats the design flood elevation as the base flood elevation plus one foot, so the working number for a rebuild is 13 feet.
The USGS bare-earth ground elevation measures 5.60 feet at Building A, 5.57 at B, 5.72 at C, 5.57 at D and 5.88 at E, all NAVD88, which puts the mapped base flood 6.1 to 6.4 feet above bare ground. Bare earth is not a finished floor: the ground level of each building is parking and storage, and the first residence sits higher. An elevation certificate for the specific building is what an insurer rates from, so ask for it.
Lee County places the property in Zone A, the surge zone ordered out first. The association’s June 2026 hurricane guide says “BBC is in EVACUATION ZONE A,” requires owners to remove vehicles when an evacuation notice is made, halts the elevators with the car on the top floor and warns that “once the storm has begun, emergency services will not respond.” Zone A is a surge zone, not a wind zone.
The National Hurricane Center’s report puts Ian’s 2022 inundation at 8 to 12 feet above ground at Bonita Beach. USGS surveyed 13 high-water marks along the Hickory Blvd strip, from 9.2 to 12.4 feet NAVD88, and none was surveyed at Bonita Beach Club itself, so no mark can be attributed to this property. The sources disagree on the surge, so we quote the National Hurricane Center and the USGS marks and attribute the rest: a federal nourishment assessment says 12 to 18 feet was reported within its project area, and the City says “over 12+ feet.” For Helene and Milton in 2024, the National Hurricane Center put surge at 3 to 5 feet and 4 to 6 feet near Bonita Beach.
The association’s master-policy premium and deductible are not in the public documents we read, and its insurance policies sit in an owners-only category on its document page, so we state no figure. What is public is the statewide market. The Florida Office of Insurance Regulation’s quarterly workbooks, summed over the four “Condo Associations Only” policy types, give the following.
| Quarter end | Policies in force | Average premium per policy |
|---|---|---|
| June 30, 2022 | 11,268 | $72,570 |
| June 30, 2024 | 13,841 | $147,381 |
| June 30, 2026 | 11,763 | $135,100 |
Source: Florida OIR residential market share reports; sums and averages are ours. One association can hold several policies, so a per-policy average is not any one association’s cost. Statewide, not Bonita Beach.
The average doubled between 2022 and 2024 and eased in 2026, and a 198-residence Gulf-front condominium’s actual premium cannot be read from it. Citizens’ 2026 rate changes took effect July 1, 2026, at an average increase of 7.7% for condominium-association multiperil and 14.1% for wind-only.
The National Flood Insurance Program’s condominium policy for an association, the RCBAP, offers building coverage up to $250,000 times the number of units, with a coinsurance penalty if the building is insured below 80% of replacement cost, per FEMA’s brochure. Whether this association carries one, at what limit and premium, is not published. Your own HO-6 and flood policies are separate. The City of Bonita Springs participates in the Community Rating System at Class 5, a 25% discount on flood policies in the special flood hazard area per FEMA’s table, though the City’s own page says FEMA announced a planned lowering in March 2024, so confirm the current class with the agent.
The estoppel certificate lists the association’s insurance contacts under Fla. Stat. 718.116(8), and the official records under 718.111(12) include its current policies. Ask for the insurance summary, the deductibles, any wind-mitigation report and the flood elevation certificate, and allow the 30-day lead time the association’s hurricane guide recommends for new or changed cover. Under Fla. Stat. 689.302 the seller must also give a flood disclosure at or before the contract, stating any known flooding, flood claim and federal flood assistance during ownership. Our buyer guide lists the flood documents we request for every Bonita Beach condo buyer.
Bonita Beach Club is mid-restoration from Hurricane Ian, with a pool house, a three-phase walkway project and a courtyard still in design, and it is inside the City of Bonita Springs, so City permits and the 50 percent flood rule govern rebuilding. Ask the association what has been permitted and paid for before you offer.
The June 6, 2026 project update says cinder block wall installation for the pool house started June 8, and it schedules three phases of walkway work across the buildings: preparation and leveling, railing replacement and a five-layer finish coating, each about one to two weeks per building on a preliminary schedule that may have moved. During Phase 3, the update says, a person in a building that week must stay in or out between 8 a.m. and 8 p.m., so confirm access with the office before touring a unit in a building under work. The association’s home page carries a banner reading “Hurricane Ian Restoration In-Progress,” and its January 2026 plan letter says the milestone inspection will follow the restoration’s completion in 2026. The public documents give no restoration budget or completion date, and the estoppel and the budget answer how it is funded.
The City’s Substantial Damage and Substantial Improvement notice defines substantial damage as damage of any origin whose repair cost equals or exceeds 50 percent of the structure’s market value before the damage, and substantial improvement as any combination of repairs and additions over five years that reaches 50 percent. A building that crosses either line must meet the current flood rules, which here means the design flood elevation of 13 feet. Impact windows and doors, shutters and code-compliant roofs count only for a one-year period.
The January 2026 rules require work orders through Management and limit contractors to 8 a.m. to 5 p.m., Monday through Friday. Anything touching the exterior, a balcony or a plumbing stack goes through the association before any City permit. The 2021 amendment added a 10-day timeline for an owner to resolve plumbing problems under Declaration section 6.3.4, and the stacks are on the reserve study’s 2027 to 2029 schedule, so ask which stacks are done.
A Bonita Beach Club condo can be bought with a mortgage or with cash, and a lender reviews the condominium project as well as you. Freddie Mac’s survey rate on October 1, 2026 was 7.28% for a 30-year loan and 6.60% for a 15-year loan, so the monthly payment below uses those two rates.
Data updated: October 2026 (Freddie Mac Primary Mortgage Market Survey, week of 1 Oct 2026; Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Lenders typically ask about the budget, reserves, insurance, special assessments, delinquencies and litigation, and a building mid-restoration draws more scrutiny. The association publishes its budget total, its reserve study and its dues, and posts no line-item budget or reserve balance, so expect the lender’s condominium questionnaire to go to the manager. Your lender’s rules decide what it will fund, and we name no lender here. Because the buildings are in zone AE, a lender generally requires flood insurance on a federally backed loan.
The table uses the low, median and high of the 17 qualified sales in the 24 months, 20 percent down, the Freddie Mac survey rates and the FY2027 two-bedroom, two-bath dues of $3,038 a quarter, which is $1,012.67 a month. Principal and interest are our arithmetic. The table leaves out insurance, tax and any special assessment.
| Item | $455,000 (low) | $690,000 (median) | $1,075,000 (high) |
|---|---|---|---|
| Down payment, 20 percent | $91,000 | $138,000 | $215,000 |
| Loan amount | $364,000 | $552,000 | $860,000 |
| Principal and interest, 30 years at 7.28% | $2,490.53 | $3,776.85 | $5,884.23 |
| Principal and interest, 15 years at 6.60% | $3,190.88 | $4,838.91 | $7,538.88 |
| Monthly dues, two-bedroom two-bath plan | $1,012.67 | $1,012.67 | $1,012.67 |
| 30-year principal, interest and dues | $3,503.20 | $4,789.52 | $6,896.89 |
At the $690,000 median with 10 percent down, the loan is $621,000 and the 30-year principal and interest is $4,248.96, or $5,261.62 with the dues. The three-bedroom dues of $3,262 a quarter add $1,087.33 a month instead. A plan’s dues are fixed by the recorded ownership shares, not by what you pay for the condo.
Property tax on a Bonita Beach Club condo is billed by the Lee County Tax Collector from the Property Appraiser’s assessment, and it is not the seller’s bill carried forward. At the $690,000 median, one mill of tax is $690 before exemptions, and the seller customarily pays $4,830 of deed stamps at $0.70 per $100.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026; Florida Department of Revenue tax rates, retrieved 1 Oct 2026)
The Lee County Property Appraiser shows each condo’s assessed value, exemptions and taxing authorities. We publish no millage rate for the buildings, because we did not confirm the current rate for the taxing district and a guessed rate would mislead you. Each mill is $1 for every $1,000 of taxable value, so one mill is $455, $690 and $1,075 at the low, median and high recorded prices, and the taxable value is set by the Property Appraiser and is not the sale price. Homestead exemption applies to a permanent primary residence, not to a winter home, so confirm yours with the Property Appraiser.
The Florida Department of Revenue’s rates are 70 cents per $100 for deed documentary stamps, 35 cents per $100 or portion thereof of the amount secured for mortgage stamps, and 2 mills on the amount secured for the nonrecurring intangible tax. The financed lines assume 20 percent down.
| Item | $455,000 (low) | $690,000 (median) | $1,075,000 (high) |
|---|---|---|---|
| Deed stamps, customarily the seller’s | $3,185.00 | $4,830.00 | $7,525.00 |
| One mill of property tax, before exemptions | $455.00 | $690.00 | $1,075.00 |
| Mortgage documentary stamps | $1,274.00 | $1,932.00 | $3,010.00 |
| Nonrecurring intangible tax | $728.00 | $1,104.00 | $1,720.00 |
At the median with 10 percent down, mortgage stamps are $2,173.50 and the intangible tax is $1,242.
The association’s July 2026 transfer letter sets a $150 application fee, an estoppel certificate at $299, or $349 if needed within three business days, and a board interview call. Under Fla. Stat. 718.116(8) the fee for the certificate is capped at up to $299 for the certificate, up to $119 more for an expedited request and up to $179 more where the account is delinquent, the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida DBPR in its estoppel certificate fee notice. The certificate must be delivered within 10 business days or carry no fee, and it is effective for 30 days when sent electronically and 35 when mailed. The association’s letter has the seller paying the estoppel through closing costs.
The tables omit the lender’s and owner’s title premiums, recording, appraisal, inspection, survey, prepaid insurance, escrow, prorations and any special-assessment installment that falls after closing. In Lee County the seller customarily pays the owner’s title policy, and the contract controls it. Your Loan Estimate and the title company’s settlement statement control every number, and we review them with you before you sign.
Since August 17, 2024, an MLS participant working with a buyer must sign a written agreement with the buyer before touring a home, and the agreement must state compensation as an objectively ascertainable amount or rate. Commissions are not set by law and are fully negotiable, so the fee is a conversation before the first tour.
Data updated: October 2026 (National Association of Realtors guidance, retrieved 1 Oct 2026)
According to the National Association of Realtors, the agreement must disclose the compensation and how it is determined, state that the agent may not receive more than the amount agreed with you, and state conspicuously that broker commissions are fully negotiable. It should also say what services you receive and for how long.
We put the agreement and the fee in writing before we open the first Bonita Beach Club door, and we explain who pays what: you can ask the seller in your offer to cover some or all of our fee, and any part the seller does not cover is yours. We walk you through the NAR settlement FAQs before you sign. Start your Bonita Beach Club buyer consultation or Call Marc at (239) 287-5873.
The School District of Lee County assigns schools through proximity zones and sub-zones, not simple attendance lines, so we do not name a zoned school for a Bonita Beach Club condo on this page. The district’s school locator, run against the building’s street address, gives the current assignment for any specific condo.
Open the district’s school zones page, which links the school site locator, and enter the address of the building. The district’s Student Enrollment Plan that we read is the 2024 to 2025 edition, and the zones page says the 2026 to 2027 plan was approved December 1, 2025 and changes high school transportation, so run the locator for the current year.
For the proximity zone it ties to Bonita Springs, the plan lists the elementary schools Bonita Springs, Pinewoods, San Carlos, Spring Creek and Three Oaks, the middle schools Bonita Springs Middle and Three Oaks Middle, and Bonita Springs High among the South Zone high schools. It does not say which zone a Hickory Blvd address belongs to, so we assert none. We publish no school grades, because a grade attaches to a school and not to a building.
A Bonita Beach Club condo owner lives in a gated Gulf-front condominium that its own rules call “a residential community and not a resort,” with assigned parking, two elevators per building, a 67,000-gallon pool, tennis, four pickleball courts and a private beach wrapping the north and west sides.
Data updated: October 2026 (Lee County Parks pages re-read 1 Oct 2026)
The association’s website lists the freshwater pool with a two-story pool house, one tennis court, four pickleball courts, shuffleboard and bocce, and the community map places a social room in Building A, a game room in Building B, a lounge and laundry in Building C, a meeting room in Building D and the fitness room and library in Building E. The pool has no lifeguard, and children under 14 must be supervised. Entry is gated, and a new owner receives an access code only after the association has proof of purchase.
The private beach has footbaths at Buildings A and E, and the association says re-nourishment finished in February 2025. Turtle season runs May 1 to October 31. The 34 boat slips and the social pier belong to a separate corporation, BBC Club Boat Slips, Inc., whose pier rules of November 2024 say slip use rights are exclusively for owners. A condo does not come with a slip, and neither the association’s pages nor the public documents give slip prices, so ask the corporation for its bylaws, fees and the status of its state submerged-lands lease.
Lee County’s nearby parks charge $2 per hour. Per the county pages, Bonita Beach Park’s lot and amenities close from September 8, 2026 for Hurricane Ian restoration construction, Access #1’s lot closes to patrons on November 1, 2026 and Little Hickory Island Park’s lot is closed from September 8, with pedestrian access kept. Owners do not need these for beach access. See the county’s Bonita Beach Park page. Electricity is from Florida Power and Light, and the island has no grocery or pharmacy we verified. Southwest Florida International Airport is about 27.1 miles and 40 minutes away by a map-routing estimate, not an official figure.
Bonita Beach Club has 198 residences and Seascape has 136, both on Hickory Blvd in FEMA zone AE at 12 feet, and the practical difference for a buyer is documents: Bonita Beach Club posts its dues, rules and reserve study, while Seascape’s sit behind an owner login. Compare them by window and sale count, not by one number.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
| Question | Bonita Beach Club | Seascape |
|---|---|---|
| Residences | 198 per the state registry and association, 197 parcels on the roll | 136 per the association and registry |
| Buildings | Five, A to E | Three, at 25800, 25810 and 25820 Hickory Blvd |
| Year built | 1977 on 196 of 197 parcels | 1978 per the association, 1979 on the roll |
| Flood and evacuation | Zone AE at 12 feet, Evacuation Zone A | Zone AE at 12 feet, Evacuation Zone A |
| Bare-earth ground | 5.57 to 5.88 feet | 6.0 to 6.2 feet |
| Recorded sales, window and count | 24 months, 17 sales | 60 months, 10 sales (24 months, 9 sales) |
| Median price | $690,000 (24 months, n=17) | $592,500 (60 months, n=10); $600,000 (24 months, n=9) |
| Median per heated sq ft | $608.61 (24 months, n=17) | $568.39 (60 months, n=10); $578.64 (24 months, n=9) |
| Price range | $455,000 to $1,075,000 (24 months) | $370,000 to $850,000 (60 months) |
| Dues | Public: FY2027, $2,039 to $3,262 a quarter | Not found in public documents |
| Rules, rentals, pets | Public: January 2026 rules, 30-day minimum, no dogs | Not public, behind owner login |
| Reserve study | Public, August 2026 | Not found |
| Special assessments in public documents | None found | $10,000 (January 2023) and $15,000 (September 2023); per-unit basis not stated |
| Boat slips | 34 slips, separate corporation | A dock is mentioned; count not stated |
Sources: association documents and websites, the Lee County recorded-sale file (index built October 1, 2026), the Property Appraiser roll of September 27, 2026, FEMA and USGS queries. “Not found” means not in a public document, not that it does not exist.
The county medians sit $97,500 apart at their lead windows, but the windows differ. On the same 24 months the Bonita Beach Club median is $90,000 above Seascape’s, on 17 sales against 9, and per heated square foot the gap is $29.97 (608.61 minus 578.64), small with nine Seascape sales. Bonita Beach Club’s posted documents let you do the arithmetic in an hour, while for Seascape you start from the estoppel and the documents the seller must supply under Fla. Stat. 718.503. That is a difference in transparency, not quality. Seascape’s two 2023 assessment letters total $25,000 per payer if the amounts are per unit, and the letters do not say, so ask. If Seascape is on your list, read our Seascape condo buyer’s guide and the Seascape guide.
Bonita Beach Club is the second-largest of the Bonita Beach condominiums we track, at 198 residences against 360 at Beach and Tennis Club, and it has the most recorded sales of the Gulf-side buildings in the last 24 months, 17. Where a building has fewer than 10 sales, we list its range, not a median.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
| Condominium | Residences | Zone | Window | Sales | Median | Range |
|---|---|---|---|---|---|---|
| Bonita Beach Club | 198 | AE 12 | 24 months | 17 | $690,000 | $455,000 to $1,075,000 |
| Seascape | 136 | AE 12 | 60 months | 10 | $592,500 | $370,000 to $850,000 |
| Bay Harbor Club | 104 | AE 11 | 24 months | 12 | $555,000 | $450,000 to $750,000 |
| Beach and Tennis Club | 360 | AE 10 | 12 months | 20 | $280,000 | $199,900 to $425,000 |
| Sea Isles | 84 | AE 11 | 60 months | 8 | $610,000 (median of these 8 sales) | $395,000 to $833,000 |
| Casa Bonita I | 54 | VE 13 | 60 months | 8 | $824,500 (median of these 8 sales) | $550,000 to $1,215,000 |
| Casa Bonita II | 54 | VE 13 | 60 months | 8 | $749,500 (median of these 8 sales) | $675,000 to $1,305,000 |
| Ambassador | 60 | AE 11 | 60 months | 4 | $987,000 (median of these 4 sales) | $712,500 to $1,147,000 |
Source: Lee County Property Appraiser roll of September 27, 2026 joined to Florida DOR recorded sales, qualified improved sales, index built October 1, 2026. Residence counts are from the state registry. Windows differ by row because each row leads with the first window that holds 10 or more sales, or lists every sale in 60 months where none does.
The Casa Bonita buildings are mapped in zone VE, the coastal high-hazard zone, at 13 feet, while Bonita Beach Club is in AE at 12, and the bay-side buildings are mapped at 10 or 11 feet. Only the first four rows have 10 or more recorded sales in their lead windows, so only those four carry a median we state without a caveat. Read the other rows as the sales that happened, not as a price level. For the building records, see our guides to Bay Harbor Club, Sea Isles, Casa Bonita, Ambassador and Bonita Beach and Tennis Club. The wider area is in our Bonita Beach guide, and if you are weighing the whole city, our Bonita Springs buyer’s guide covers it. The full building record behind this page is the Bonita Beach Club guide.
The strengths of a Bonita Beach Club condo are Gulf frontage, a large pool and amenity set, a 30-day rental minimum and unusually public documents; the weaknesses are dues above $12,000 a year for most plans, a no-dog rule, FEMA zone AE, an ongoing restoration and open questions the estoppel must answer.
To see Bonita Beach Club condos for sale, tell us your budget, building and plan and we send the ones that fit, with the nearest recorded sales beside each. Current availability comes from the Southwest Florida MLS, which we could not pull on the publication date, so this page lists no active listings or asking prices.
Active Bonita Beach Club listings, asking prices and days on market: Information not available at time of publishing (checked 2026-10-01). We would rather tell you that than quote a stale count. Our buyer representation page explains how we run a search, and the association’s own pages say the building’s transfer process, not the listing, decides your timeline.
We sign the written buyer agreement first, then tour a short list in one trip, matched by building and plan, and check the walkway schedule so we are not in a building under Phase 3 access limits. Selling a condo elsewhere first? Our Bonita Beach Club seller’s guide and home valuation line up the sale with the purchase. Call Jesse direct at (239) 898-6072.
You get a personalized Bonita Beach Club condo buyer consultation by using the buyer form on this page or by calling Marc Comisar at (239) 287-5873. Tell us your budget, timing, preferred building and size, and whether a boat slip, a rental plan or a pet matters, and we send the condos that fit.
As Top 1% Real Estate Agents Nationally Since 2008, we start with building, plan and flood zone, because those decide most of the price and risk. Then we map your budget to the 17 recorded sales we tracked, price the monthly cost at the published dues, and list the documents your lender and insurer will ask for.
Start your Bonita Beach Club buyer consultation with the form on this page, or read how we represent buyers. Call Marc at (239) 287-5873, or talk to Jesse direct at (239) 898-6072.
A seasonal Bonita Beach Club buyer owns a Gulf-front condo that sits empty for months, so plan the storm routine, the insurance and a trusted contact before you leave. The buildings are in Evacuation Zone A, and the association requires vehicles off the property when an evacuation notice is made.
Read the association’s hurricane guide, ask the office what it requires of an absent owner, and tell your insurer the condo will be unoccupied, because policies can limit coverage for vacancy. The Management Office needs to know when keys or door codes change and may need emergency access. Set a water shut-off routine and a caretaker the office knows. Turtle season, May 1 to October 31, brings lights-out rules, and the fitness room closes at dusk.
Florida title companies routinely close with remote online notarization or mail-away signing, and you should confirm wire instructions by phone with the title company, never from an email alone. A foreign buyer should plan ownership with a cross-border tax adviser, because a later sale can face withholding under FIRPTA. Renting the condo while you are away is limited by the 30-day minimum, the $140 registration fee and the City permit rules covered above. Selling a home elsewhere before you buy? Call Jesse direct at (239) 898-6072.
Marc Comisar is a top-reviewed Bonita Beach buyer’s agent and Jesse McGreevy is a top-reviewed Bonita Springs realtor, and every review below is copied from our Google Business Profile. They describe working with our team in the clients’ own words, and they are not reviews of a particular building.
★★★★★ “We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn’t know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!” Verified Google review
★★★★★ “We love working with Marc and Jesse at Domain. The entire team is professional and top notch. They go above and beyond for their clients. Highly recommend” Verified Google review
★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” 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
These are the questions Bonita Beach Club condo buyers and searchers ask most, answered in plain words from the records cited on this page. Where a fact is not published, we say so and name the document that settles it. Every answer names Bonita Beach Club and can be read on its own.
Bonita Beach Club is a gated, Gulf-front condominium of five buildings and 198 residences at 25710 to 25750 Hickory Blvd in Bonita Springs, and it is not a membership club. You buy a condo and join the association, and the same-named Bahia Bonita Beach Club and La Bonita Beach Club are different places.
No. Bonita Beach Club is the Gulf-front condominium on Hickory Blvd, and the separate Bonita Beach and Tennis Club is a 360-unit condominium on the island with its own association, documents and sale record. Check the street address in a listing, because searches blur the two names.
Bonita Beach Club has five buildings, A through E, and 198 residences per the state registry and the association, with 197 parcels on the Lee County roll of September 27, 2026. Most are two-bedroom, two-bath condos of 1,098 or 1,181 square feet, and Building C holds the three-bedroom condos.
Lee County recorded 17 qualified Bonita Beach Club condo sales in the 24 months since October 2024, at a median of $690,000 and a range of $455,000 to $1,075,000, or $608.61 per heated square foot. These are county recorded sales and not asking prices, because the Southwest Florida MLS was not available.
The newest qualified Bonita Beach Club sale in the county file is dated June 18, 2026, and 11 of the 17 sales in the 24-month window closed in April, May or June. By plan, the 1,098 square foot condos had a median of $668,250 on 9 sales and the 1,181 square foot condos $822,500 on 4 sales.
The FY2027 quarterly dues effective October 1, 2026 at Bonita Beach Club are $2,039 for a one-bedroom, $2,041 for a two-bedroom, one-bath, $3,038 for a two-bedroom, two-bath and $3,262 for a three-bedroom. That is $12,152 and $13,048 a year for the two most common plans.
The association’s FY2027 budget memo totals $2,425,136, up 6.6% from $2,275,000. The memo gives the total and the dues by plan, but the documents we read do not publish a line-item budget, so ask for the full budget from the seller under Fla. Stat. 718.503 before you offer on a Bonita Beach Club condo.
Yes, with limits. The January 2026 rules set a minimum rental period of 30 days for owners who bought after June 2006, so a new buyer cannot rent by the night or the week. Renters must register, receive their own gate PIN and may not keep pets, and the association’s rental registration fee applies.
Not for a buyer today, because the 30-day minimum for post-June 2006 owners keeps a Bonita Beach Club condo outside Florida’s vacation-rental definition of more than three rentals a year under 30 days. A grandfather clause for pre-2006 owners exists, so ask for the specific condo’s rental rights in writing.
Dogs are not allowed at Bonita Beach Club. An owner may keep one cat and up to two birds, and renters and guests may not bring pets. The rules we read do not mention service or assistance animals, which federal and Florida law address above any association rule, so raise that with the association and an attorney.
Yes. FEMA maps the Bonita Beach Club buildings in zone AE at a base flood elevation of 12 feet on panel 12071C0651G, effective November 17, 2022. The USGS bare-earth ground is 5.57 to 5.88 feet, so the mapped base flood is about 6 feet above bare ground. An elevation certificate for the building is what insurers rate from.
Lee County places Bonita Beach Club in Evacuation Zone A, and the association’s June 2026 hurricane guide says so. It requires owners to remove vehicles when an evacuation notice is made, halts the elevators with the car on the top floor and warns that emergency services will not respond once a storm has begun.
The National Hurricane Center put Ian’s inundation at 8 to 12 feet above ground at Bonita Beach, and no USGS high-water mark was surveyed at Bonita Beach Club itself, so we attribute none to it. The association’s restoration is still in progress, and its public documents give no restoration budget or completion date.
The association’s home page carries a “Hurricane Ian Restoration In-Progress” banner, and its June 6, 2026 update schedules a pool house and a three-phase walkway project across the buildings, with the courtyard design still to be set. We did not inspect any Bonita Beach Club condo, so tour the building you are considering.
We found no current special assessment in the public Bonita Beach Club documents, which is not a statement that none is pending. The board’s chosen funding path for the August 2026 reserve study is not published, so ask the seller and the estoppel certificate about assessments owed and any approved but not yet billed.
The SOCOTEC study of August 19, 2026 lists 11 funded elements worth $3,501,764.71 at current cost and two funding options for 2027, $272,000 fixed or $223,000 with a 2% annual step. It assumes a zero starting balance, so it shows what a fully funded plan would cost and not what the association holds.
No completed milestone inspection summary is public for Bonita Beach Club. The association’s January 2026 letter says the inspection will follow the restoration’s completion in 2026. Under Fla. Stat. 718.503 a buyer is entitled to the summary if one applies, so ask for it or for the contract’s required statement.
The Lee County roll records 1977 for 196 of the 197 Bonita Beach Club parcels, and the association’s structural engineer says the buildings were originally developed circa 1977. The one exception is a Building C ground-floor unit recorded as built in 2009 that a 2025 recorded amendment re-described.
No. The 34 boat slips and the social pier belong to a separate corporation, BBC Club Boat Slips, Inc., and are not part of the condominium’s common elements. Owners may buy slip use rights subject to that corporation’s rules, and neither the association nor the public documents give slip prices.
Yes. The association says its beach wraps the north and west sides of the property, with footbaths at Buildings A and E, and that a re-nourishment finished in February 2025. Sea turtle season runs May 1 to October 31, with lights-out hours that owners and guests must follow on the beach.
The seller gives the association 20 days’ written notice with the contract, pays a $150 application fee and has the title company request the estoppel certificate. The buyer signs the governing-document acknowledgment, files the resident forms and takes a board interview call, then sends proof of purchase to the office to receive an access code.
The association charges $299, or $349 if needed within three business days. Under Fla. Stat. 718.116(8) the cap is up to $299 for the certificate, up to $119 more for an expedited request and up to $179 more where the account is delinquent, the statute’s base amounts as adjusted and published by the Florida DBPR.
Under Fla. Stat. 718.503(2)(d) a buyer may cancel by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after signing the contract and receiving the required Bonita Beach Club documents. The right ends at closing, so request the budget, reserve study and estoppel as soon as the contract is signed.
Ask for the budget, the FY2027 dues schedule, the August 2026 reserve study, the milestone inspection summary or the contract statement, the insurance summary and deductibles, the rules, the estoppel certificate, any assessments owed or approved, and the plumbing-stack status for the building. Our buyer guide lists them.
In Lee County the seller customarily pays for the owner’s title insurance policy, and the purchase contract controls who actually pays, so a Bonita Beach Club buyer should confirm the allocation in the contract. The association’s letter has the seller paying the estoppel fee through closing costs, and the contract controls everything else.
At the $690,000 median with 20 percent down, mortgage documentary stamps are $1,932 and the nonrecurring intangible tax is $1,104, and the seller customarily pays $4,830 of deed stamps at $0.70 per $100. The tables omit title premiums, recording, appraisal, inspection, prepaid insurance, escrow and prorations.
We state no millage rate for Bonita Beach Club, because we did not confirm the current rate. Each mill is $1 per $1,000 of taxable value, which is $690 at the $690,000 median before exemptions, and the Lee County Property Appraiser sets the taxable value. A sale can change a condo’s assessment, so do not carry the seller’s bill forward.
Yes, with a mortgage or cash. A lender reviews the condominium’s budget, reserves, insurance, special assessments, delinquencies and litigation, and a building in storm recovery draws more scrutiny. Freddie Mac’s survey on October 1, 2026 was 7.28% for 30 years and 6.60% for 15 years, and your own lender’s rules decide what it will fund.
With 20 percent down, a $552,000 loan at 7.28% for 30 years has principal and interest of $3,776.85 a month. Adding the $1,012.67 monthly dues for the two-bedroom, two-bath plan gives $4,789.52, before insurance, property tax and any assessment. These are our arithmetic, not a loan offer.
Yes, in practice. Since August 17, 2024 a buyer working with an MLS participant signs a written agreement before touring, stating the compensation as an objectively ascertainable amount or rate, and commissions are fully negotiable. We put the agreement and fee in writing before the first Bonita Beach Club tour.
Both are Hickory Blvd condominiums in zone AE at 12 feet, but Bonita Beach Club publishes its dues, rules and reserve study, while Seascape’s sit behind an owner login. On county sales, Bonita Beach Club’s 24-month median is $690,000 on 17 sales against Seascape’s $600,000 on 9. See the Seascape condo buyer’s guide.
It suits a lock-and-leave owner who has no dog, accepts Evacuation Zone A and the restoration, and plans a storm routine, a caretaker and unoccupied-home insurance. The 30-day minimum rental period limits short-stay income. Read the hurricane guide before you buy and again before you leave for the summer.
We do not name a zoned school for Bonita Beach Club, because Lee County assigns schools through proximity zones and the district’s plan does not state a zone by street address. Run the building’s address through the district’s school site locator for the current year, and ask us if you want us to run it with you.
Days on market and sale-to-list ratio for Bonita Beach Club come from the Southwest Florida MLS: Information not available at time of publishing (checked 2026-10-01). The county record shows closing dates, not listing dates, so it cannot tell you how long a condo was listed or how far below asking it sold.
The association’s master-policy premium, deductible and carrier are not public. Statewide, Florida’s Office of Insurance Regulation data show the average condo-association premium at $135,100 per policy in mid-2026, which is not any one association’s cost. Get an HO-6 quote and a flood quote for the exact building, and ask for the insurance summary.
McGreevy and Comisar of Domain Realty, Top 1% Real Estate Agents Nationally Since 2008, are our answer, and we show our reasoning from the county record. Marc Comisar leads buyer representation, and you can start your Bonita Beach Club buyer consultation or Call Marc at (239) 287-5873.
A Bonita Beach condo specialist matters because the price is the smaller part of a Bonita Beach Club decision: reserve-study funding, a restoration still under way, a flood zone, a rental rule and a transfer process all sit behind it. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, read them before we show you a condo.
We tracked every one of the 17 qualified Bonita Beach Club sales in the 24-month window and every one of the 11 funded elements in the reserve study before writing this page. Sellers can read how we sell Bonita Beach Club condos or request a free Bonita Beach Club valuation. Call Jesse direct at (239) 898-6072. For the building record, read the Bonita Beach Club guide, and for the wider area see Bonita Beach.
If you are ready to buy a condo in Bonita Beach Club, start your Bonita Beach Club buyer consultation or Call Marc at (239) 287-5873, and we will send the condos that fit your budget, their recorded sales and the documents to request. McGreevy and Comisar are the #1 team in Southwest Florida since 2012, and our credentials are below.
Your local real estate experts for Bonita Beach Club are Jesse McGreevy and Marc Comisar of McGreevy and Comisar, the team that leads Domain Realty Group from its office at 24031 S Tamiami Trl #101 in Bonita Springs. We read the county record, the association’s public documents and the state’s records before writing a word about a Bonita Beach condo.
Jesse McGreevy is a Sales Associate and Marc Comisar is a Broker Associate, and you can read how the team works on our about McGreevy and Comisar page. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the full record is below.
Buying in Bonita Beach Club? See how we represent buyers or Call Marc at (239) 287-5873.
Selling a Bonita Beach Club condo? Get a free Bonita Beach Club home valuation, or Call Jesse direct at (239) 898-6072.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty, and Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Florida DBPR license numbers: Jesse McGreevy SL3101296 (Sales Associate) and Marc Comisar BK3060671 (Broker Associate), with the brokerage Domain Realty.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Follow our Southwest Florida market updates on Facebook, Instagram and YouTube. For the neighbors, see our guides to Sea Isles and Bay Harbor Club.
Every figure on this page traces to a county, city, state or federal record, the association’s own published documents or news reporting, retrieved on or before October 1, 2026. We do not cite brokerage or listing sites. Sale figures are from the Lee County Property Appraiser and Florida Department of Revenue recorded-sale files.
Records cited without a link: the Florida Division of Corporations record for Bonita Beach Club Association, Inc. (document number 739563) and Lee County Clerk Official Records instrument 2025000301636, whose search portals did not respond to automated requests on October 1, 2026.
The official documents below are published by the Bonita Beach Club association or the Florida DBPR, and a buyer should read them before signing. Each link opens the issuing party’s own copy of the document, and none needs a login.
| Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
| FY2027 HOA Quarterly Dues Memo | Bonita Beach Club association | Effective October 1, 2026 | Dues by plan, the 6.6% budget increase, payment methods | Open the PDF |
| Structural Integrity Reserve Study | Bonita Beach Club association | August 19, 2026 | Eleven funded elements and two funding options | Open the PDF |
| Amended and Restated Rules and Regulations | Bonita Beach Club association | January 26, 2026 | Pets, rentals, parking, fines and Exhibit A fees | Open the PDF |
| Sale or Transfer of Ownership letter | Bonita Beach Club association | July 2026 | Notice, application fee, estoppel and buyer steps | Open the PDF |
| Amendment to Declaration Sections 7.1 and 5.4.2.1 | Bonita Beach Club association | Recorded November 13, 2025 | Ownership shares and parking transfers | Open the PDF |
| Estoppel certificate fee notice | Florida DBPR | Current | Adjusted estoppel fee caps under Fla. Stat. 718.116 | Open the PDF |
County recorded sales: Lee County Property Appraiser and Florida Department of Revenue, index built 1 October 2026. Southwest Florida MLS figures were not available at publication (checked 2026-10-01).
McGreevy and Comisar, Best Realtor for Bonita Beach Club. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.