We price a Plantation House condo from the nearest recorded sale and request the budget, any special-assessment notices 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 in Bonita Beach Plantation House at Bonita Beach, the 48-unit, four-story condominium at 5220 Bonita Beach Road SW, on the north side of the road beside a tidal waterway. It sits inside the City of Bonita Springs and belongs to our Bonita Beach coverage, and our Bonita Beach Plantation House at Bonita Beach guide carries the full building record behind this page.
This is the condominium association at 5220 Bonita Beach Road SW, Bonita Springs, Florida 34134. It is not Plantation House, the time-share condominium on Captiva Island, it is not the Bonita Beach Plantation, Inc. corporation that Florida dissolved in 2006, and it is not a plantation-style resort in another state.
The short version for a condo buyer is this. In the 60 months since October 2021 the county recorded 14 qualified sales at a median of $342,500, from $225,000 to $450,000, but that window spans a climb to $450,000 in March 2024 and a fall to $225,000 in June 2026. The four sales of the last 12 months, since October 2025, had a median of $257,500, and that is only the median of these 4 sales. The association has not published a fee schedule, a budget or rules on any public page we could find, FEMA maps the building in Zone AE at a base flood elevation of 10 feet, and a four-story building from 1985 falls under Florida’s milestone inspection and reserve study rules. 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 in Bonita Beach Plantation House in 2026, pick your floor and plan, price it from the recorded sales of the nearest like unit, request the budget, any special-assessment notices and the estoppel certificate before you offer, get a flood and wind quote for the exact unit, and sign a written buyer agreement before touring.
The order matters because this is one building with three plan sizes and four floors, and the county record shows a price path that rose and then fell. Every one of the 48 homes is a two-bedroom, one-bath condo of 721, 726 or 759 square feet, so floor, condition and sale date explain most of the difference between one recorded price and the next. We build that picture for your short list before you tour, and the Bonita Beach Plantation House at Bonita Beach guide holds the full association record.
These are the facts a Bonita Beach Plantation House condo buyer should know in October 2026, each drawn from the Lee County property roll, Florida Department of Revenue recorded sales, state and federal records, and each explained in the section that covers it.
Bonita Beach Plantation House for condo buyers, section by section. Each link below jumps to its part of this guide, from the county market read and the cost of owning to the documents to request, the flood map, the comparison with Bonita Beach and Tennis Club, your buyer consultation, the buyer FAQ and the sources.
How Do I Buy a Condo in Bonita Beach Plantation House in 2026?
Why Work With McGreevy and Comisar as Your Bonita Beach Plantation House Buyer’s Agent?
What Is the Bonita Beach Plantation House Condo Market Like for Buyers Right Now?
Which Bonita Beach Plantation House Condo Fits Which Buyer?
What Will I Pay to Own a Bonita Beach Plantation House Condo?
What Should I Check in the Bonita Beach Plantation House Condo Documents?
What Are the Condo Rules on Leasing, Pets and Approvals at Bonita Beach Plantation House?
Is Bonita Beach Plantation House in a Flood Zone, and What Will Condo Insurance Cost?
What Do the Permits and the Storm Record Show at Bonita Beach Plantation House Since Hurricane Ian?
Can I Finance a Bonita Beach Plantation House Condo?
What Will My Property Taxes and Closing Costs Be on a Bonita Beach Plantation House Condo?
How Does Buyer Representation Work in Florida After the NAR Settlement?
Which Schools Serve Bonita Beach Plantation House?
What Is Daily Life Like at Bonita Beach Plantation House?
Bonita Beach Plantation House vs Bonita Beach and Tennis Club: Which Condo Should You Buy?
How Does Bonita Beach Plantation House Compare With the Rest of the Bonita Beach Condo Strip?
What Are the Pros and Cons of Buying a Condo at Bonita Beach Plantation House?
How Do I See Bonita Beach Plantation House Condos for Sale?
How Do I Get a Personalized Bonita Beach Plantation House Condo Buyer Consultation?
Buying a Winter Home at Bonita Beach Plantation House: What Seasonal Condo Buyers Should Know
What Buyers Say About Working With Us
Frequently Asked Questions, Bonita Beach Plantation House Buyer Edition
Why Does a Bonita Beach Condo Specialist Matter When You Buy at Plantation House?
Ready to Buy in Bonita Beach Plantation House? Work With the #1 Team in Southwest Florida Since 2012
Your Local Real Estate Experts
What Could We Not Verify About Bonita Beach Plantation House?
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 Plantation House condo buyers with the county-record data we use to price listings. We show what your floor and plan recorded and where the documents are silent.
If you’re searching for the best buyer’s agent for a condo in Bonita Beach Plantation House at Bonita Beach, 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 home you will lock and leave, or a two-bedroom within walking distance of the Gulf. 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. For a side-by-side look at how to choose an agent in this city, see our comparison of the best real estate agents in Bonita Springs.
Honors and recognition:
Marc Comisar leads our buyer representation and Jesse McGreevy leads our listings, so a Bonita Beach Plantation House 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 Plantation House home valuation and seller’s guide explain the other side of the same transaction. Call Jesse direct at (239) 898-6072.
For every Bonita Beach Plantation House condo on your short list we match it to its floor and plan, pull the county’s recorded sales for its nearest twins, check its FEMA flood zone, request the estoppel certificate, the budget and any special-assessment notices, and confirm the milestone and reserve-study status in writing. You tour fewer condos and offer with fewer surprises.
We will not tell you the monthly assessment, the rental rules or the pet rules, because none of them is in a public document today. We will not call a first-floor unit safe from water from the parking lot, and we will not use the single $450,000 sale of March 2024 as a comparable for a condo you plan to buy in 2026. 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 Plantation House 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 in this building. What we bring is the record itself: we tracked every one of the 53 Bonita Beach Plantation House sales in the county record since 2009, every one of the 48 condo parcels on the Lee County roll, and every public filing we could find, before writing any advice here.
Bonita Beach Plantation House recorded 14 qualified condo sales in Lee County’s county record in the 60 months since October 2021, at a median of $342,500 and a range of $225,000 to $450,000. These are county recorded sales, not Southwest Florida MLS closings, and the newest is dated June 1, 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-, 24- and 36-month windows held 4, 6 and 9 qualified sales, so none reached 10, and the first window with 10 or more is the last 60 months, counted from October 2021. The county index was built October 1, 2026 from the property appraiser’s September 27, 2026 roll export. The roll keeps each unit’s last four sales with exact dates and the state sale files add every recorded sale from 2009 on, so the record is complete from 2009 and only partial before 2009.
| Window | Qualified sales | Median | Low | High | Median per heated sq ft |
|---|---|---|---|---|---|
| 12 months since October 2025 | 4 | $257,500 | $225,000 | $265,000 | $346.75 |
| 24 months since October 2024 | 6 | $265,000 | $225,000 | $345,000 | $349.14 |
| 36 months since October 2023 | 9 | $302,500 | $225,000 | $450,000 | $416.67 |
| 60 months since October 2021 (leading window) | 14 | $342,500 | $225,000 | $450,000 | $463.06 |
The 60-month median is the mean of the middle pair, $340,000 and $345,000, because 14 is an even count. The 12-month median is the mean of $250,000 and $265,000, and the 24-month median is the mean of two $265,000 sales. The 36-month window holds 9 sales, so its median is the fifth value, $302,500. The 12-, 24- and 36-month rows hold fewer than 10 sales, so read each as the median of those 4, 6 or 9 sales and not as a market signal. Every one of the 14 is a recorded sale of one condo, 14 different condos in all, and together they total $4,642,500, a mean of $331,607.
Here is every qualified sale in the leading window, with the building address only. The first digit of a unit number is its floor, and heated area is from the county roll. We list the sales without adjustment, so you can check our work against the Official Records.
| Date | Building address | Floor | Home | Heated sq ft | Price | Per heated sq ft |
|---|---|---|---|---|---|---|
| Mar 31, 2022 | 5220 Bonita Beach Road SW | 3 | 2 bed, 1 bath | 721 | $340,000 | $471.57 |
| Apr 14, 2022 | 5220 Bonita Beach Road SW | 1 | 2 bed, 1 bath | 726 | $350,000 | $482.09 |
| Jun 3, 2022 | 5220 Bonita Beach Road SW | 2 | 2 bed, 1 bath | 759 | $335,000 | $441.37 |
| Jul 28, 2022 | 5220 Bonita Beach Road SW | 3 | 2 bed, 1 bath | 759 | $400,000 | $527.01 |
| May 17, 2023 | 5220 Bonita Beach Road SW | 1 | 2 bed, 1 bath | 721 | $355,000 | $492.37 |
| Oct 13, 2023 | 5220 Bonita Beach Road SW | 2 | 2 bed, 1 bath | 759 | $380,000 | $500.66 |
| Mar 29, 2024 | 5220 Bonita Beach Road SW | 4 | 2 bed, 1 bath | 759 | $450,000 | $592.89 |
| May 23, 2024 | 5220 Bonita Beach Road SW | 3 | 2 bed, 1 bath | 721 | $380,000 | $527.05 |
| Mar 10, 2025 | 5220 Bonita Beach Road SW | 4 | 2 bed, 1 bath | 759 | $345,000 | $454.55 |
| May 23, 2025 | 5220 Bonita Beach Road SW | 2 | 2 bed, 1 bath | 726 | $302,500 | $416.67 |
| Feb 20, 2026 | 5220 Bonita Beach Road SW | 1 | 2 bed, 1 bath | 759 | $265,000 | $349.14 |
| Mar 3, 2026 | 5220 Bonita Beach Road SW | 1 | 2 bed, 1 bath | 726 | $250,000 | $344.35 |
| Apr 20, 2026 | 5220 Bonita Beach Road SW | 3 | 2 bed, 1 bath | 759 | $265,000 | $349.14 |
| Jun 1, 2026 | 5220 Bonita Beach Road SW | 4 | 2 bed, 1 bath | 759 | $225,000 | $296.44 |
The highest and lowest prices are the most instructive. A fourth-floor condo of 759 square feet sold for $450,000 on March 29, 2024, and another fourth-floor condo of 759 square feet sold for $225,000 on June 1, 2026, which is exactly half. The county file carries no condition, renovation, view or terms, and we do not guess at the reason. It is a reminder that a unit’s own condition and the date of sale can matter more than a building average.
The 60-month median of $342,500 (14 sales) is $85,000 above the 12-month median of $257,500 (4 sales), which is about 25 percent of the 60-month figure. The reason is not noise. The 60-month window opens in the climb of 2022, includes the $450,000 sale of March 2024, and ends in four sales between $225,000 and $265,000 in 2026. A median across that span describes neither the peak nor the present, so if you are pricing a condo today, treat the most recent sales as your closest yardstick, and read the whole list. We will not average the windows into one number, because that would describe a market that never existed.
Annual medians over a handful of sales move with each closing, so the table shows the count beside every median and starts at 2015, when a year first holds more than a few sales. It is a pattern, not a price signal for any one condo.
| Year | Qualified sales | Median | Low | High |
|---|---|---|---|---|
| 2015 | 8 | $208,000 | $183,000 | $225,000 |
| 2016 | 3 | $223,000 | $210,000 | $233,000 |
| 2017 | 2 | $242,500 | $225,000 | $260,000 |
| 2018 | 4 | $259,750 | $225,000 | $275,000 |
| 2019 | 4 | $231,500 | $220,000 | $255,000 |
| 2020 | 4 | $235,500 | $225,000 | $248,000 |
| 2021 | 5 | $307,000 | $290,000 | $340,000 |
| 2022 | 4 | $345,000 | $335,000 | $400,000 |
| 2023 | 2 | $367,500 | $355,000 | $380,000 |
| 2024 | 2 | $415,000 | $380,000 | $450,000 |
| 2025 | 2 | $323,750 | $302,500 | $345,000 |
| 2026 through June | 4 | $257,500 | $225,000 | $265,000 |
Medians from 2015 through 2020 stayed between $208,000 and $259,750, then jumped in 2021 and 2022 and peaked in 2024. The 2026 median of $257,500 (4 sales) is about 38 percent below the 2024 median of $415,000 (2 sales), and it is back inside the 2015 to 2020 range. With two sales a year in 2023, 2024 and 2025 the record is too thin to date the turn, so we call it a decline from the 2024 peak, which the four sales of 2026 confirm.
Four condos sold from February to June 2026: a first-floor 759 square foot condo at $265,000, a first-floor 726 square foot condo at $250,000, a third-floor 759 square foot condo at $265,000 and a fourth-floor 759 square foot condo at $225,000. Their median per heated square foot is $346.75 (the median of these 4 sales), about 27 percent below the 2022 median of $476.83 (4 sales). Those four sales are the price band a buyer’s lender and appraiser will look at first, and the 2022 to 2024 sales are history that no buyer should pay today’s price to rebuy.
One first-floor condo of 726 square feet is in the county record at $226,500 on April 26, 2019 and again at $250,000 on March 3, 2026, a gain of $23,500, or about 10 percent, over nearly seven years. A different first-floor condo of the same 726 square foot plan sold on April 14, 2022 for $350,000, which is $100,000 more, so the 2026 price is about 29 percent lower. Both are public-record sales and not ours. The file does not say what each owner spent on repairs, what the buyer paid in closing costs or why either sold. What it shows a buyer is how far a same-plan, same-floor price moved in four years, and how little of that move any single sale explains.
The county roll shows each unit’s latest recorded transfer, whether or not the state counts it as a qualified sale. One condo shows a recorded transfer of $90,000 on November 6, 2025 that the county codes as a corrective deed, quit claim deed, tax deed or deed with no documentary stamps paid, under its published transfer code list. It is not a market sale, we exclude it from every figure above, and a buyer should never use it as a comparable.
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 Plantation House: 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.
Four distinct condos sold in the last 12 months, which is 8.3 percent of the 48, and 14 distinct condos sold in the last 60 months, which is 29.2 percent. At the 12-month pace a given condo changes hands about once in 12 years, though the real pattern is uneven and many owners hold much longer. Annual counts since 2015 run from 2 to 8, so a buyer should expect a short list of comparables, and one or two sales can reset the picture.
Every Bonita Beach Plantation House condo is a two-bedroom, one-bath home of 721, 726 or 759 square feet, 12 to a floor over four floors, so the choice comes down to floor, plan and condition. The county record shows prices by floor and plan, and it shows no premium a buyer can count on.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The first digit of a unit number is its floor, with 12 condos on each of four floors and a maximum of four stories on the county roll. Whether the building has an elevator, how many stairwells it has and how the corridors run are not in the county roll or any public document we found, so ask before you consider a third or fourth floor condo, and look at the building yourself. The table cuts the 14 sales of the 60 months since October 2021 by floor.
| Floor | Sales in 60 months | Median | Low | High |
|---|---|---|---|---|
| 1 | 4 | $307,500 | $250,000 | $355,000 |
| 2 | 3 | $335,000 | $302,500 | $380,000 |
| 3 | 4 | $360,000 | $265,000 | $400,000 |
| 4 | 3 | $345,000 | $225,000 | $450,000 |
The counts add to 14, and each floor holds only 3 or 4 sales, so read the medians as directional. The first floor has the lowest median and the fourth floor holds both the highest and the lowest sale, so a floor premium is not clear in this sample. The first floor is also the floor a flood reaches first, which the flood section below sets out, so a lower first-floor price is not automatically a bargain.
The county roll shows three heated areas. Eight of the 12 positions on every floor are 759 square feet, two are 726 and two are 721, which makes 32 condos of 759 square feet, 8 of 726 and 8 of 721. Total heated area is 35,864 square feet, a mean of 747 square feet. An early roster of the strip gave 726 to 759 square feet, and the roll shows 721 as the true low end, so this page uses 721 to 759.
| Heated area | Condos | Sales in 60 months | Median price | Median per heated sq ft |
|---|---|---|---|---|
| 721 sq ft | 8 | 3 | $355,000 | $492.37 |
| 726 sq ft | 8 | 3 | $302,500 | $416.67 |
| 759 sq ft | 32 | 8 | $340,000 | $447.96 |
The counts of sales add to 14. The 726 square foot plan sold for less per square foot than the other two, though three sales is too few to call a pattern. All 48 are coded two bedrooms and 1.0 bath, and none lists a garage or carport. The roll does not carry the interior finish, the view, the balcony or lanai area, the flooring or the appliances, and floor plans are not public, so we recommend a measured walk-through, because a county square-foot figure is not an appraiser’s measurement.
An aerial from the National Agriculture Imagery Program shows one long white-roofed slab running east to west between Bonita Beach Road on its south side and a tidal waterway with mangroves on its north side, with boats along the water at the north wall, a pool and a small pool house at the east end and parking at both ends. Which condos face the waterway, which face the road and which look toward the pool is not in any record we found, so ask for the recorded plat and walk the exact condo. The aerial’s collection date is not stated, so we treat it as a picture of the layout and not of today’s condition.
Bonita Beach Plantation House suits a buyer who wants two bedrooms within walking or a short drive of the Gulf beach at a price below the larger Gulf-side buildings on the strip, who is comfortable with a 1985 building and a one-level layout with no garage, and who will read the documents before offering. It does not suit a buyer who needs a clean public fee schedule on day one, more than one bathroom, or covered parking. And it does not suit anyone who would be surprised by a special assessment or by a lender’s questions about a four-story building from 1985 in a mapped coastal flood zone.
Boats are visible along the north wall in the aerial, and that is evidence that someone uses the water, not evidence of who owns the right to a slip. We found no public slip count, agreement or fee. If a slip is part of your decision, make it a contract term and have the right proved from the declaration, because a buyer who assumes a slip and discovers none has no remedy that an agent can offer after closing.
Look at the street address. A condo at 5220 Bonita Beach Road SW, ZIP 34134, with a unit number from 101 to 412, is in this building, and its county legal description cites Official Records Book 1823, page 3997. The county writes the name two ways, with 45 parcels as Bonita Beach Plantation HS and 3 as Bonita Beach Plantation House Condo, so a roll search on the word condo finds only 3 of the 48 homes. The state’s condominium record also carries an older ZIP code, 33923-3867, where the county and the association use 34134. If a listing’s address or legal description does not agree, send it to us and we will check it against the roll.
The monthly assessment at Bonita Beach Plantation House is not published, so the cost of owning here has to be built from documents: the budget, the estoppel certificate, any special assessment, an HO-6 policy, flood coverage, property tax and closing costs. We list each layer, what the record shows and how to get the rest.
Data updated: October 2026 (Lee County Property Appraiser roll export of 27 Sep 2026 and Florida DOR recorded sales, index built 1 Oct 2026)
We searched the state’s records, the county roll, the association’s corporate filings, the search results buyers use and about thirty likely association web addresses for a public assessment amount, and found none. The county roll carries no assessment, and the state’s corporate filings carry none. We did not use any figure from a listing site or a sales aggregator, because those figures are often stale or belong to a different building with a similar name.
| Cost line | What the record shows | How to get your number |
|---|---|---|
| Monthly association assessment | Not published | The budget and the estoppel certificate from the association manager |
| What the assessment covers | Not published | The budget and the declaration |
| Reserves | No reserve figure public | The budget and the structural integrity reserve study |
| Special assessments | No notice public | Every notice since 2022, with purpose and payment schedule |
| Association building insurance | Cost sits inside the assessment; premium not public | The association’s insurance summary |
| Your HO-6 policy and flood coverage | Zone AE, base flood elevation 10 feet | A quote for the exact condo from your insurance agent |
| Property tax | County just values $214,929 to $275,142 across the 48 condos | The Tax Collector’s bill by parcel, after the sale resets your assessment |
| Deed stamps | $0.70 per $100 of price | The contract decides who pays; the title company computes it |
| Estoppel certificate | Statutory fee schedule | Order it early; the contract says who pays |
| Transfer, capital contribution or application fee | Unknown | The declaration, the rules and the estoppel certificate |
The roll shows a just value for each condo, the Property Appraiser’s market-value estimate, set using the factors in Florida Statute 193.011. For the 48 condos the just values run from $214,929 to $275,142 with a median of $261,165, which is about 101 percent of the 12-month recorded median of $257,500 (the median of these 4 sales). A just value is an estimate and not a price. Eleven of the 48 condos carry a homestead exemption, 23 percent, and the other 37 do not. Your own tax bill depends on the taxable value after any exemption and on the millage rate set by the taxing authorities, we did not confirm the current millage for this district, and so we publish no tax estimate. The Lee County Tax Collector and the Property Appraiser publish the bill by parcel, and we will run an estimate with you at your purchase price.
A condominium budget lists the association’s expenses by line: management, insurance, water, sewer, trash, cable or internet if bundled, pest control, landscaping, pool maintenance, building maintenance, elevator service if there is one, reserves, and legal or audit costs. Ask whether the monthly assessment includes building insurance, flood insurance, water and sewer, trash, internet and cable, and pest control. Ask whether reserves are funded in full, partly or waived, and what the next planned major project is. Ask for the three most recent annual budgets, so you can see how fast the assessment has moved. A low monthly number with no reserves is not the same building as a higher number with funded reserves, and only the budget tells you which one you are buying.
The estoppel certificate states what the association says you owe and what the sale triggers, so it is the single best document for this building. Under Florida Statute 718.116 the association must issue it within 10 business days. The fee 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, which are the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida Department of Business and Professional Regulation in its estoppel certificate fee schedule. Who pays is a term of the contract, and the certificate also shows any transfer fee, capital contribution or approval requirement.
The state’s corporate records list the association’s principal address at the building and its mailing address and registered agent in care of a management company in Cape Coral, both updated in 2025 and 2026, and the state’s condominium database lists the managing entity’s mailing address in Bonita Springs. A registered agent is a legal contact for service of process and does not by itself tell a buyer who runs the building day to day, and we do not claim that it does. The estoppel certificate and the budget name the manager of record and what the management agreement covers.
Check the declaration, bylaws, rules, budget, financial statement, reserve study, milestone inspection summary, insurance summary, minutes and special-assessment notices, which Florida law makes the seller deliver to a condo buyer under section 718.503. We ask for them before you offer, because none is published for this building.
Under Florida Statute 718.503, the seller must give the buyer the declaration, articles, bylaws, rules, the annual financial statement and budget, the milestone inspection summary, the structural integrity reserve study or a statement that none has been completed, and the frequently asked questions document described in Florida Statute 718.504. The seller bears the cost of producing them. If the package was not delivered before you signed, you may void the contract within seven days, excluding Saturdays, Sundays and holidays, after receiving it, so ask your attorney how the deadline reads on your contract and do not let it lapse unread. Contracts signed after December 31, 2024 must also carry a conspicuous statement about whether the association owes, and has completed, the milestone and reserve study items.
Every unit’s county legal description cites the declaration at Official Records Book 1823, page 3997, and the common-element parcel cites page 4006 of the same book, for the pool and common area. We did not retrieve the recorded declaration or its exhibits for this page, and we do not describe their contents. The Lee County Property Appraiser lists the reference, the Lee County Clerk’s records can produce the instrument, and your title company will pull the same documents. Florida Statute 718.113 addresses maintenance duties, alterations and hurricane protection, and disputes can go to the Division’s program under Florida Statute 718.1255.
The Florida Division of Corporations lists Bonita Beach Plantation House Condominium Association, Inc. as an active not-for-profit corporation, document N12102, filed November 14, 1985, with an annual report every year from 1995 through 2026, the most recent on January 28, 2026. Its articles were amended and restated on May 15, 2003 and April 18, 2016. The state’s condominium database lists one project, number PR1S012653, with 48 units, recorded January 14, 1986. The county roll holds 48 residential parcels and one common-element parcel of 2.34 acres, 49 parcels in all, which is where a count of 49 comes from.
Under Florida Statute 718.111, an association of 25 or more units must post its official records on a website or app, in a protected owners-only area. We found no public association site, so the records may sit behind a login, and we do not say what is in them. A seller who can show you a login screen and a document list has told you something, and a seller who cannot has told you something too.
Whether a Bonita Beach Plantation House condo owner may rent, keep a pet or must seek approval of a buyer is set by the declaration and rules, which are not published. The City’s rental permit does not apply to a building this size, and county and state rules sit on top of the association’s own.
Condominium rental rules vary widely. Some associations set a minimum lease term, limit the number of rentals per year, require approval of a tenant or bar rentals during the first year of ownership, and which of those apply here is a declaration or rule term that we have not seen. Under Florida Statute 718.110, an amendment that changes rental terms binds only owners who consent to it and later purchasers, so the date of an amendment matters, and the estoppel certificate and the recorded amendments tell you which version governs your condo.
The City of Bonita Springs rental permit page describes a $100-per-unit permit that lasts three years and excludes properties of more than six dwelling units regulated under Chapter 718. A 48-unit condominium falls on the excluded side, so the City’s permit does not apply and the association’s own rules control. We verified that wording on the City’s page on October 1, 2026. Lee County levies a tourist development tax of 5 percent on stays of six months or less, per the state’s rate table and Florida Statute 125.0104, and the state’s Division of Hotels and Restaurants treats a unit rented more than three times a year for periods under 30 days as a vacation rental that may need a license, per its vacation rental guide and Florida Statute 509.242. A buyer who plans weekly rentals should treat the declaration as the gate and the license as a second step.
On the roll, 17 of the 48 owners have a Florida mailing address, 31 have mailing addresses outside Florida in 11 states and Ontario, and 14 of the 48 use the building itself as a mailing address. That fits a mix of year-round residents and seasonal owners, and it does not tell us how many condos are rented, so we do not publish that figure.
The association’s pet rule is not published, and we do not guess. A condominium may limit pets by number, weight, species or breed, may require registration and may set leash rules. If a pet matters to your decision, request the rules first, ask the board in writing and keep the answer with the contract. Federal fair housing law separately requires associations to consider reasonable accommodation requests for assistance animals, and HUD’s guidance on assistance animals explains the standard. Lee County’s Bonita Beach access pages for accesses 2 through 9 say pets are not permitted, so check the specific access before you take a dog to the sand.
Whether the association requires approval of a purchaser or a tenant is a declaration term, and some associations require an application and an interview while others do not. We do not know the answer for this building. The estoppel certificate will say what any fee and timeline are, so ask before you commit and allow time in the contract for the review.
Bonita Beach Plantation House sits in FEMA flood zone AE with a base flood elevation of 10 feet NAVD88, in Lee County evacuation Zone A and Surge Zone 1. Ground at the building is about 5.7 feet, so the mapped flood stands about 4.3 feet above ground, and the building’s insurance premium is not published.
Data updated: October 2026 (FEMA, Lee County and USGS layers queried 1 Oct 2026; Florida OIR market-share workbooks)
On October 1, 2026 we queried FEMA’s National Flood Hazard Layer at six points: the roll’s centroid for the 48 condos, the common parcel’s centroid and four offsets of 30 meters to the north, south, east and west. All six returned zone AE, base flood elevation 10 feet NAVD88, a coastal floodplain subtype and a special flood hazard area, on Lee County panel 12071C0654G, effective November 17, 2022. An overlapping Collier County panel also appears in the data, which we treat as a boundary artifact, since the building is in the City of Bonita Springs and Lee County. You can run the same lookup through FEMA’s Map Service Center or the National Flood Hazard Layer viewer. The federal 3DEP elevation service puts the ground at the building’s centroid at 5.67 feet NAVD88, and 10 minus 5.67 is about 4.3 feet.
FEMA also maps a Limit of Moderate Wave Action line, which separates the coastal A zone, where waves of 1.5 to 3 feet can occur, from the inland part of the zone. A line sits about 26 meters, roughly 84 feet, from the building’s centroid in the data we queried. We did not resolve which side of the line the building lies on, and that is where an elevation certificate or a surveyor’s work is the better source than our query. The City’s flood code treats coastal A areas with extra care, and the design flood elevation is the base flood elevation plus one foot, which is 11 feet for an AE 10 area.
Lee County’s evacuation layer places the building in Evacuation Zone A and Surge Zone 1, as of the layer’s last edit on March 11, 2025. Zone A is the first zone ordered to leave. The county’s evacuation zone map, its evacuation page and the state’s Know Your Zone tool let you confirm an address.
The City’s initial flood insurance rate map took effect September 19, 1984, and the building’s roll year is 1985. That suggests construction began after the initial map, so the building would be post-FIRM for flood-insurance rating purposes, but the National Flood Insurance Program uses the building permit date and not the roll year, so an elevation certificate settles the question. Ask the seller whether the association holds one.
FEMA’s Community Rating System listing, which we read on September 30, 2026, shows the City of Bonita Springs at Class 5, a 25 percent discount on flood premiums inside mapped flood zones, and the City’s Community Rating System page and FEMA’s CRS guide explain the program. A class can change at the next verification, so confirm it when you price a policy. For a condominium building, the NFIP’s Residential Condominium Building Association Policy covers up to the lesser of replacement cost or $250,000 per unit, and for 48 units that is a maximum of $12,000,000 for the building, about $335 per square foot of the 35,864 square feet of unit area on the roll. Contents are covered separately up to $250,000 and increased cost of compliance up to $30,000, per the FEMA summary of coverage for residential condominium buildings. Whether this association buys NFIP coverage, private flood coverage or none is not public.
The Florida Office of Insurance Regulation publishes quarterly market-share workbooks, and our sums of the condominium-association rows, all four policy types combined, give a statewide average annual premium of $72,570 on 11,268 policies in the second quarter of 2022, $147,381 on 13,841 policies in the second quarter of 2024 and $135,100 on 11,763 policies in the second quarter of 2026. The sources are the 2022, 2024 and 2026 workbooks, listed on the OIR market-share page. The 2026 average is 86 percent above 2022 and 8 percent below 2024. These are statewide averages across buildings of every size and risk, not a quote for this building, and they are not per unit.
Citizens Property Insurance Corporation held 15.1 percent of those policies in 2022, 36.5 percent in 2024 and 9.8 percent in 2026, and its 2026 rate filing notice shows average increases of 7.7 percent for commercial residential multiperil condominium associations and 14.1 percent for wind-only coverage on policies effective on or after July 1, 2026. The premium for this building is not published, so the insurance summary is a document to read before you offer.
Ask for the association’s insurance summary: carrier, limits, deductibles, whether wind is included, whether flood is carried and the renewal date. Ask what your HO-6 policy must cover for loss assessment, and whether the association is in Citizens or the private market. Three insurance layers sit on a condo: the association’s building policy, whose cost is spread into the assessment, your HO-6 for the interior, contents and liability, and flood coverage for contents and improvements that the building policy does not cover, which a lender may require. The state’s MySafe Florida Condo program funds some hardening projects for condominiums.
No association letter, insurance summary or damage report for Bonita Beach Plantation House is public, and we did not pull the City’s permit list for the address, so the storm record here is the nearby one: the National Hurricane Center’s range and the U.S. Geological Survey’s measured water marks.
Data updated: October 2026 (National Hurricane Center, U.S. Geological Survey and Lee County Property Appraiser records, 1 Oct 2026)
Hurricane Ian made landfall in Southwest Florida on September 28, 2022. The National Hurricane Center’s tropical cyclone report on Hurricane Ian gives 8 to 12 feet of inundation above ground for the Bonita Beach and Bonita Springs segment. That is a regional range and does not measure the water at any one building, and the Center’s storm surge pages explain the difference between inundation above ground and surge above a datum, which matters when you compare two numbers.
We queried the U.S. Geological Survey’s flood event database for the Ian marks recorded in Florida, 360 in all, and found the nearest to the building. The closest is a mark at Barefoot Beach about 0.28 mile away, 458 meters, at 11.76 feet above the NAVD88 vertical datum and 4.5 feet above the ground there, graded by the survey as quality 2. The nearest quality-1 mark is about 880 meters away, at 10.8 feet NAVD88 and 5.18 feet above ground. The USGS flood event data and the event list are public.
With the ground at the building at 5.67 feet NAVD88, water at the level of those two marks would stand about 6.1 feet and 5.1 feet above the ground at the building: 11.76 minus 5.67 is 6.09, and 10.8 minus 5.67 is 5.13. That is our inference from nearby marks, not a measurement at the building, and it does not say whether water entered a condo. First-floor condos are the ones that would be exposed first, which is why we ask every first-floor buyer for the seller’s flood history.
The Center’s reports on Hurricane Helene and Hurricane Milton in 2024 give lower surge ranges for the coast around Bonita Beach, as we read them: about 3 to 5 feet for Helene and 4 to 6 feet for Milton in the segment that runs up to Bonita Beach. The City of Bonita Springs and the county’s after-action report on Ian set out the recovery and permitting response, and WGCU’s report on Milton describes the 2024 storm for the City.
The county’s qualified record shows no sale between July 28, 2022 and May 17, 2023, a gap of 293 days that spans the storm. The file does not say why, and we draw no conclusion from it. Every sale is listed in the market section, so a reader can see the timing.
The City’s flood hazard reduction ordinance and its substantial damage and substantial improvement notice set the rule that matters after a storm or a major renovation: if the cost of repairs or improvements to a structure in a flood zone reaches 50 percent of the structure’s market value, the whole structure must be brought into compliance with current flood code, including the design flood elevation of 11 feet. For a condominium the test applies to the building, not to a single unit, and the association manages the process. The Florida Department of Environmental Protection’s coastal construction control line program regulates construction seaward of state control lines, and our measurement from the department’s line data puts the building landward of the 1991 line by about 1,165 feet and of the 1978 line by about 2,116 feet, so we do not expect the program to govern ordinary work. The Department decides jurisdiction.
The City’s permit portal shows permits by address, and the City’s post-storm permitting guide describes the rules that applied after 2022. Ask whether any condo or common area flooded in Ian, Helene or Milton, what the association’s insurance paid, whether any special assessment followed and whether repairs were permitted. Florida Statute 689.302 requires a residential seller to disclose flood damage and flood-claim history, and the association’s insurance summary and minutes, which the statute makes available to owners, would show the rest.
A Bonita Beach Plantation House condo can be bought with a mortgage or with cash, and a lender reviews the condominium project as well as the buyer. The association’s budget, reserves, insurance and owner-occupancy will be questioned, so we ask the manager early for the condominium questionnaire your lender will send.
A lender financing a condominium purchase looks at the association’s budget, reserve funding, insurance, owner-occupancy and delinquency rates. The answers come from the association on the lender’s condominium questionnaire, which is the association’s document and not ours. For a building with an unpublished record, that questionnaire is the first real look at the numbers, and a cash buyer can skip it, which is why the buyer pool for a building like this one can narrow. We do not name a lender on this page, and your own lender’s rules decide what it will fund.
A condo in FEMA Zone AE is in a mapped special flood hazard area, and lenders generally require flood insurance on federally backed loans there, so the association’s flood policy and your own contents coverage matter to the underwriter. Ask the manager for the association’s declarations page early. FloodSmart explains the federal program.
The share of cash buyers in this building comes from the Southwest Florida MLS. Information not available at time of publishing (checked 2026-10-01). Ask your lender how long its condominium review takes, get pre-approved before you tour, and read the Loan Estimate line by line when it arrives. A cash buyer skips the questionnaire and still needs every document in this guide.
Property tax on a Bonita Beach Plantation House condo is billed by the Lee County Tax Collector from the Property Appraiser’s assessment, and Florida’s deed stamp tax is $0.70 per $100, with the contract deciding who pays. At the $342,500 county median of the last 60 months, deed stamps are $2,397.50 and one mill of tax is $342.50.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The four prices are the low and high of the 14 qualified sales in the 60 months since October 2021, the median of those 14 sales, and the median of the 4 sales of the last 12 months. The loan columns assume 20 percent down, which is our example and not a recommendation. Deed stamps are $0.70 per $100 under Florida Statute 201.02, and one mill is $1 of tax for every $1,000 of taxable value.
| Item | $225,000 (low, 60 months) | $257,500 (median of 4 sales, 12 months) | $342,500 (median of 14 sales, 60 months) | $450,000 (high, 60 months) |
|---|---|---|---|---|
| Deed stamps at $0.70 per $100 (the contract decides who pays) | $1,575.00 | $1,802.50 | $2,397.50 | $3,150.00 |
| One mill of property tax (before exemptions) | $225.00 | $257.50 | $342.50 | $450.00 |
| Down payment at 20 percent (an example) | $45,000 | $51,500 | $68,500 | $90,000 |
| Loan with 20 percent down | $180,000 | $206,000 | $274,000 | $360,000 |
The roll at leepa.org shows each condo’s assessed value, exemptions and taxing authorities, including the City of Bonita Springs and the Bonita Springs Fire District. We do not publish a millage rate for this building, because we did not confirm the district’s current rate and a made-up rate would mislead you. Ask us for a tax estimate at your purchase price, and plan for the sale to reset the seller’s assessment instead of carrying the seller’s bill forward.
In Lee County the seller customarily pays for the owner’s title insurance policy and chooses the closing agent, and the contract controls both. Florida also charges a documentary stamp tax on a mortgage note and a nonrecurring intangible tax on the mortgage, which the Department of Revenue explains on its documentary stamp tax page and its nonrecurring intangible tax page, and your Loan Estimate states the amounts for your loan. We state no rate here that we did not read in a document cited on this page.
The table omits the lender’s title premium, recording, appraisal, inspection, prepaid insurance, tax and insurance escrow, prorations, the estoppel certificate fee, any Bonita Beach Plantation House application, transfer or capital contribution fee and any special-assessment installment that falls after closing. Your lender’s 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, in person or by live video, and the agreement must state the compensation as an objectively ascertainable amount or rate. That makes the fee a conversation you have before the first tour.
Data updated: October 2026 (National Association of Realtors guidance)
According to the National Association of Realtors, the agreement must conspicuously disclose the compensation and how it is determined, state that the agent may not receive more than the amount agreed with you, and state in conspicuous language that broker commissions are not set by law and are fully negotiable. It should also say what services you receive and how long the agreement lasts.
We put the agreement and the fee in writing before we open the first door in the building, 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 in plain terms before you sign anything. Start your Bonita Beach Plantation House buyer consultation or Call Marc at (239) 287-5873.
The School District of Lee County assigns schools by address, and the district’s school locator is the authoritative way to find the schools for a given Bonita Beach Plantation House condo. We do not name an assigned school on this page, because zone lines and enrollment plans change from year to year.
Open the district’s school site locator, enter 5220 Bonita Beach Road SW, Bonita Springs, FL 34134, and read the elementary, middle and high school zones it returns. The district’s school zones page and its student enrollment plan explain the zone and choice rules. Zones can change when the district opens a school or revises boundaries, and the locator reflects the current ones.
A neighborhood’s school is a high-stakes fact for a family, and a stale answer can cost a buyer a lot. We have not confirmed the assignment for this address against the locator in a way we can show, so we send you to the source. If a school drives your purchase, call the district’s enrollment office and get the answer in writing before you remove contingencies. We do not publish school grades or test scores, because a grade attaches to a school and not to a building.
Daily life at Bonita Beach Plantation House means a pool and a tidal waterway at home, a walk of about ten minutes to the Gulf beach, and the county’s public beach lots, several of which changed their rules in September 2026. We date every statement about those lots.
Data updated: October 2026 (Lee County Parks pages re-read 1 Oct 2026)
The association publishes nothing we could find, so the evidence comes from county and state records and an aerial photograph. The county roll flags a pool for every condo and holds a separate common-element parcel of 2.34 acres whose legal description ends in the words “C/E POOL.” The aerial shows the pool and a pool house at the east end of the building and parking at both ends. Whether there is a dock, a boat lift, a clubhouse, a fitness room, a grill area, storage or assigned parking is not in any public record we found, so we treat anything beyond a pool and common land as unconfirmed until the disclosure package is in hand.
Map routing from the building to Bonita Beach Park at 27954 Hickory Boulevard is about 0.53 mile, 854 meters, and to Bonita Beach Access 1 at 27890 Hickory Boulevard it is 0.51 mile, 822 meters. At a walking pace of 3 miles per hour, 0.53 mile is a bit over ten minutes. The routing service returned the same distance for walking and driving, so treat these as map-routing distances. The county’s beaches index lists the rest.
The county’s pages we re-read on October 1, 2026 said the following, and the pages change, so check them again before you go:
WGCU’s report on the closures, the county’s paid-parking announcement and Visit Fort Myers cover the details. A building within walking distance of the sand has an advantage while the lots are closed, but the association’s own guest parking rules are not published.
Bonita Beach Road is the route between the mainland and the beach area, and the county has bridge work underway in the area. The county’s Big Hickory Pass bridge update and WGCU’s report on three bridge reconstructions describe the project. We did not confirm its current status or any effect on traffic, so check it before relying on a route. Map routing puts Southwest Florida International Airport at 24.4 miles and 35 minutes by car and the Naples Pier at 16.6 miles and 29 minutes, with no traffic, and season and storms change both. LeeTran runs the county’s buses, and its route map shows what serves Bonita Beach Road.
Condominium trash is often collected at a common dumpster, and whether this building uses the county’s solid waste program or a private hauler, and whether it is in the assessment, is a budget item. Bonita Springs Utilities lists its service area. The building’s mailing address is on the street and its ZIP code is 34134. Confirm electric, internet and cable providers for your condo, and ask whether the association pays any of them.
Bonita Beach and Tennis Club is the closest comparable to Bonita Beach Plantation House: both are condominiums on Bonita Beach Road SW about a quarter mile apart, and both are mapped in Zone AE at 10 feet. They differ in size, unit mix, price per square foot and what a buyer can learn before offering.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Bonita Beach and Tennis Club is a 360-unit community of five ten-story buildings at 5500 through 5900 Bonita Beach Road SW, built from 1977 to 1980 on the county roll, with ten tennis courts and two heated pools per its association site. The map distance from Bonita Beach Plantation House to its nearest building is about 381 meters, 0.24 mile. Buying there is its own page, Buy a Home in Bonita Beach and Tennis Club, and both pages use the same county method.
| Question | Bonita Beach Plantation House | Bonita Beach and Tennis Club | Who it fits |
|---|---|---|---|
| Size | 48 condos in 1 four-story building | 360 units in 5 ten-story buildings | Plantation House for a smaller community, Beach and Tennis Club for the widest choice |
| Built | 1985 | 1977 to 1980 on the roll | Plantation House for a newer building |
| Unit size | 721 to 759 sq ft, 2 bedrooms, 1 bath | 508 or 540 sq ft efficiency units | Plantation House for space |
| 12-month county median | $257,500 (4 sales) | $280,000 (20 sales) | Plantation House for entry price, on a thin sample |
| 12-month median per sq ft | $346.75 (4 sales) | $551.18 (20 sales) | Plantation House per square foot |
| 60-month county median | $342,500 (14 sales) | $305,000 (50 sales) | Beach and Tennis Club for entry price over five years |
| Amenities documented | A pool and common land; the rest unconfirmed | Ten tennis courts and two heated pools, per its site | Beach and Tennis Club for tennis |
| Flood zone | AE, 10 ft | AE, 10 ft | Both mapped, neither guaranteed dry |
| Fees | Not published | Not published on its public site | Read each budget |
Over the same windows, the two communities compare as follows, from the county’s record on each page. The Plantation House counts are small, so the first three rows are directional.
| Window | Plantation House sales and median | Beach and Tennis Club sales and median |
|---|---|---|
| 12 months since October 2025 | 4 sales, $257,500 | 20 sales, $280,000 |
| 24 months since October 2024 | 6 sales, $265,000 | 34 sales, $280,000 |
| 36 months since October 2023 | 9 sales, $302,500 | 35 sales, $280,000 |
| 60 months since October 2021 | 14 sales, $342,500 | 50 sales, $305,000 |
In the last 12 months the Plantation House median is $22,500 lower, about 8 percent, for a 759 square foot plan against a 508 square foot efficiency, about 49 percent more heated area, which is why its price per square foot is about 37 percent lower, $346.75 against $551.18. Over 60 months the order reverses, at $342,500 against $305,000, because the Plantation House window includes its 2022 to 2024 peak. Turnover differs too: Beach and Tennis Club recorded sales on 20 of its 360 units in 12 months, 5.6 percent, and Plantation House on 4 of its 48, 8.3 percent.
Choose Bonita Beach Plantation House if you want two bedrooms for about the price of an efficiency, if you prefer a 48-unit building to a 360-unit community, and if you are comfortable with an unpublished fee schedule and will read the documents first. A small association means each owner’s share of a major repair is larger, so the reserve study matters more here.
Choose Bonita Beach and Tennis Club if tennis and a larger amenity base matter, if you want the deepest record of comparable sales, and if a studio-scale unit suits a seasonal or investor use. Our Bonita Beach and Tennis Club guide has its own audit.
Among the Bonita Beach condominium associations whose own window reached 10 sales, Bonita Beach Plantation House’s county median of $342,500 is second lowest, above only Bonita Beach and Tennis Club’s $280,000. Each association needed a different window, so the table puts each window beside its figures.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The first six rows reached 10 or more sales in the window shown. The last five did not, so each shows the median of those sales only, and none is a market signal.
| Association | Side | Units | Built | FEMA zone, BFE | County window | Sales | Median | Range | Median per heated sq ft |
|---|---|---|---|---|---|---|---|---|---|
| Bonita Beach Plantation House | Bay (Bonita Beach Rd SW) | 48 (DBPR) | 1985 | AE 10 | 60 months | 14 | $342,500 | $225,000 to $450,000 | $463.06 |
| Bonita Beach and Tennis Club | Bay (Bonita Beach Rd SW) | 360 (DBPR, five projects of 72) | 1977 to 1980 | AE 10 | 12 months | 20 | $280,000 | $199,900 to $425,000 | $551.18 |
| Bay Harbor Club | Bay | 104 (DBPR), 103 on roll | 1983 to 1984 | AE 11 | 24 months | 12 | $555,000 | $450,000 to $750,000 | $412.64 |
| Seascape | Gulf | 136 (DBPR) | 1979 | AE 12 | 60 months | 10 | $592,500 | $370,000 to $850,000 | $568.39 |
| Bonita Beach Club | Gulf | 198 (DBPR) | 1977 to 2009 | AE 12 | 24 months | 17 | $690,000 | $455,000 to $1,075,000 | $608.61 |
| Dolphin Way of Hickory Point | Gulf | 75 (DBPR) | 1975 to 1983 | AE 11 and AE 12 by building (footprint overlay) | 24 months | 11 | $460,000 | $275,000 to $1,000,000 | $510.20 |
| Sea Isles | Bay | 84 (DBPR) | 1980 | AE 11 | 60 months, fewer than 10 | 8 | the median of these 8 sales, $610,000 | $395,000 to $833,000 | see its sale list |
| Casa Bonita II | Gulf | 54 (DBPR) | 1973 | VE 13 | 60 months, fewer than 10 | 8 | the median of these 8 sales, $749,500 | $675,000 to $1,305,000 | see its sale list |
| The Egret | Gulf | 40 (DBPR) | 1972 | AE 11 | 60 months, fewer than 10 | 6 | the median of these 6 sales, $712,000 | $575,000 to $970,000 | see its sale list |
| Ambassador | Gulf | 60 (DBPR) | 1982 | AE 11 | 60 months, fewer than 10 | 4 | the median of these 4 sales, $987,000 | $712,500 to $1,147,000 | see its sale list |
| Windsong | Gulf | 24 (DBPR) | 1979 | AE 11 | 60 months, fewer than 10 | 2 | the median of these 2 sales, $650,000 | $620,000 to $680,000 | see its sale list |
The building is the strip’s entry-price condo after Bonita Beach and Tennis Club, and the only other Bonita Beach Road building on the list. Its 721 to 759 square feet and one bath are smaller than the 1,000-square-foot-plus homes in the Gulf-side buildings that recorded $550,000 and up, and the windows differ, so the comparison is directional. Two other bay-side buildings, Bay Harbor Club and Sea Isles, recorded higher medians at much larger sizes, and a buyer who wants more than 759 square feet will find it in those buildings at higher prices.
Bonita Beach Plantation House offers two bedrooms about half a mile from the Gulf beach in a 48-unit condominium with a pool, at prices that reset to $225,000 to $265,000 in 2026. Its costs are an unpublished fee schedule, a 10-foot flood zone, a 1985 building’s age and a price decline since 2024.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
For most buyers the question is not whether these points exist but whether the documents resolve them. A buyer who reads the budget, the reserve study, the special-assessment ledger and the estoppel certificate can price a condo on facts, and a buyer who cannot get those documents should treat that as information too.
To see Bonita Beach Plantation House condos for sale, search current listings on DomainRealtyGroup.com, then send us your favorites, and we pull the flood, permit, fee and document file for each before you tour. Some homes are discussed before they reach the MLS, one reason buyers choose McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008.
Information not available at time of publishing (checked 2026-10-01). That covers the number of Bonita Beach Plantation House condos active and pending, their list prices and the months of supply, all of which come from the Southwest Florida MLS. A saved search is how you see the next one first, and if the building’s supply is too thin we also represent buyers across Bonita Springs.
You get a personalized Bonita Beach Plantation House condo buyer consultation from McGreevy and Comisar by using the buyer form on this page or by calling Marc Comisar at (239) 287-5873. Tell us your budget, timing, preferred floor and plan, and whether a boat slip, a rental plan or a pet matters, and we send the condos that fit.
We start with floor, plan and the flood zone, because those decide most of the price and risk. Then we map your budget to the 14 recorded sales we tracked, list the documents your lender and insurer will ask for, and request the budget, the estoppel certificate and any special-assessment notices before you write an offer.
Start your Bonita Beach Plantation House 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.
If you need to sell to buy, read how we sell Bonita Beach Plantation House condos and get a free Bonita Beach Plantation House home valuation so the sale and the purchase line up. Call Jesse direct at (239) 898-6072.
A seasonal Bonita Beach Plantation House buyer owns a condo that sits empty for months, so plan the storm routine, the insurance and a trusted contact, and read the rental and approval rules first, because they are not published. The building is in evacuation Zone A, the first zone Lee County orders to leave.
On the roll, 31 of the 48 owners use a mailing address outside Florida, so many neighbors face the same routine. Ask the manager for the storm plan, the shutter or impact-glass status, the elevator shutdown plan if there is an elevator, and the rule on vehicles, and ask what the association requires of an absent owner. Tell your insurer the condo will be unoccupied, because policies can limit coverage for vacancy, and set a water shut-off routine and a caretaker the manager knows.
Many Florida closings can be completed with remote online notarization or mail-away signing, and your title company will tell you what signatures it needs. Confirm wire instructions by phone with the title company and never from an email alone. Foreign buyers should plan ownership with a cross-border tax adviser, because a future sale can face withholding under FIRPTA unless an exemption or certificate applies.
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 come from our wider Southwest Florida client base and are not about this building, and they are how Top 1% Real Estate Agents Nationally Since 2008 are measured in practice.
★★★★★ “He was quick to respond with any questions about the purchase of our new home and made sure everything went smoothly! We highly recommend him as an agent!” Verified Google review
★★★★★ “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
★★★★★ “Marc and Jess were so helpful!! Fantastic experience start to finish they were truly knowledgeable and went above and beyond through the entire process.” Verified Google review
★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Verified Google review
These are the questions Bonita Beach Plantation House condo buyers ask most, answered in plain words from the county, state and federal records cited on this page. Where a fact is not published, we say so and name the document that settles it, so you can ask the right question before you write an offer.
Bonita Beach Plantation House has 48 condominium units in one building. The state lists 48 units, and the county roll holds 48 residential unit parcels at 5220 Bonita Beach Road SW plus one common-element parcel for the land and pool, which is where a count of 49 parcels comes from.
The county roll gives 1985 as the year built for all 48 condos. The association’s corporation was filed on November 14, 1985, and the state recorded the condominium on January 14, 1986. The certificate of occupancy date is not public, and the City’s permit records would show it.
The county roll lists 721, 726 or 759 square feet of heated area: 32 condos of 759 square feet, 8 of 726 and 8 of 721. The mean is about 747 square feet. Those are county figures and not measurements, so measure the condo you are considering before you offer.
The county roll shows four stories with 12 condos on each floor. Whether the building has an elevator is not in any public record we found, so ask before you consider a third or fourth floor condo, and walk the stairs yourself.
Bonita Beach Plantation House is at 5220 Bonita Beach Road SW, Bonita Springs, Florida 34134, inside the City of Bonita Springs. It is about 0.24 mile east of the nearest Bonita Beach and Tennis Club building by map distance and about 0.53 mile by map routing from Bonita Beach Park.
By map routing the building is about 0.53 mile from Bonita Beach Park and 0.51 mile from Access 1, a walk of roughly ten minutes. The park’s lot and amenities close to patrons from September 8, 2026, with pedestrian access remaining, so walking is the practical way to reach the sand.
The aerial shows a tidal waterway with mangroves along the building’s north side, with boats at the north wall, and the county roll codes the land as on the bay. It is not Gulf-front. Whether an owner has dock or slip rights is a Declaration question, and no public record answers it.
Not published. We found no public assessment amount in the state’s records, the county roll or the association’s filings. The seller’s budget under Florida Statute 718.503 lists it, and the estoppel certificate states the current amount, so do not rely on a figure from a listing site without that paper.
That is a budget and Declaration question, and neither is public. A condominium assessment commonly funds management, insurance, water, sewer, trash, landscaping, pool care and reserves, but which of those this building’s assessment covers differs. Ask for the budget and the most recent annual statements and read which lines are included.
Information not available at time of publishing (checked 2026-10-01). Current active and pending Bonita Beach Plantation House listings come from the Southwest Florida MLS. Call Marc at (239) 287-5873 or use the buyer consultation form and we will send you the live list and set up a saved search.
The county recorded 4 qualified sales in the 12 months from October 2025, from $225,000 to $265,000, with a median of $257,500. Over 60 months it recorded 14, from $225,000 to $450,000, with a median of $342,500. The newest qualified sale in the roll is dated June 1, 2026.
Down since 2024. The county’s annual median rose from $208,000 in 2015 to $415,000 in 2024 and fell to $257,500 in 2026 to June, which is about 38 percent lower. Two sales a year in 2023 to 2025 is a thin record, so the exact turn is uncertain, but the four 2026 sales confirm the direction.
In the county record, 4 sales in the last 12 months, 8.3 percent of the 48 condos, and 14 in 60 months, 29.2 percent. Annual counts since 2015 range from 2 to 8. A buyer should expect few comparables and should read the whole list of sales, not only the median.
The county’s median is $463.06 per heated square foot over 60 months and $346.75 over the last 12 months, from 14 and 4 qualified sales. The lowest recorded value is $296.44 and the highest is $592.89. These are arithmetic on county records, not appraisals, and condition and sale date move them.
Information not available at time of publishing (checked 2026-10-01). The sale-to-list ratio and days on market for this building come from the Southwest Florida MLS. What the county record does show is a 60-month range from $225,000 to $450,000, so an offer should be tied to the nearest recorded sale of the same floor and plan.
FEMA zone AE with a base flood elevation of 10 feet NAVD88, on Lee County panel 12071C0654G, effective November 17, 2022. We queried six points on October 1, 2026 and all returned the same. Ground at the building is about 5.7 feet, so the mapped flood stands about 4.3 feet above ground.
We do not know. No association letter, insurance summary or damage report is public. The National Hurricane Center reported 8 to 12 feet of surge above ground for the Bonita Beach segment, and the nearest quality-1 high-water mark was 5.18 feet above ground 880 meters away. Ask the seller about damage and claims.
Yes. Lee County’s evacuation layer places the building in Evacuation Zone A and Surge Zone 1, as of the layer’s March 11, 2025 edit. Zone A is the first zone ordered to leave. Confirm your address on the county’s evacuation map or the state’s Know Your Zone tool.
The building sits in a mapped high-risk zone, so a lender will usually require flood coverage on a financed purchase, and the association’s master policy may or may not carry it. Get a quote on your own contents and unit coverage before you remove contingencies, and read the FEMA coverage summary in the Downloadable Documents table.
The association’s premium is not published. Statewide, the average condominium-association policy cost $135,100 in the second quarter of 2026, from $72,570 in 2022 and $147,381 in 2024, across all building sizes. Owners also carry an HO-6 policy and may need flood coverage. Ask for the association’s insurance summary.
We found no public special-assessment notice. Florida Statute 718.116 requires the purpose of any special assessment to be stated in the written notice, so ask the seller for every notice since 2022, the payment schedule and the balance owed, and confirm it all in the estoppel certificate.
No result is public, and we assert none. The building has four stories and was built in 1985, so as we read the statutes the initial milestone inspection was due by December 31, 2024 and the structural integrity reserve study by December 31, 2025. The seller’s package must include the summary or a statement.
Often, but a lender will review the association’s budget, reserves, insurance and owner-occupancy rate through a questionnaire the association completes, and a building with unresolved insurance or reserve questions can narrow the lenders. Cash buyers skip that step. Ask a lender early and ask the seller for the budget.
Deed documentary stamps are $0.70 per $100 of price, which is $1,575.00 on a $225,000 sale and $3,150.00 on a $450,000 sale, and the contract decides who pays them. Add title, the estoppel fee, lender charges and prepaid items, and ask the title company for a written estimate before you sign.
The contract decides. The fee 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, as adjusted and published by the Florida Department of Business and Professional Regulation. Order it early, because the association has 10 business days to issue it.
Under Florida Statute 718.503 the seller must provide the declaration, articles, bylaws and rules, the budget and annual financial statement, the milestone summary, the structural integrity reserve study or a statement that none is complete, and the frequently asked questions document. Add the insurance summary and any special-assessment notices.
If the documents were not delivered before you signed, Florida Statute 718.503 gives you seven days after receipt, excluding Saturdays, Sundays and holidays, to void the contract by written notice. Ask your attorney how the deadline reads on your contract, and do not let it lapse unread.
It depends on the Declaration and rules, which are not published. The City’s rental permit does not apply to a condominium of more than six units, Lee County’s tourist tax applies to stays of six months or less, and state licensing may apply to frequent short stays. Read the rental terms before you buy for income.
Unknown. The association’s minimum lease term, if any, is a Declaration or rule term, and under Florida Statute 718.110 a rental-term amendment binds only owners who consent and later buyers. Ask for the current rules and every recorded amendment, and ask the board in writing before you rely on weekly rentals.
The association’s pet rule is not published, so ask for the rules. Federal fair housing law separately requires associations to consider reasonable accommodation requests for assistance animals. The county bans pets at accesses 2 through 9 on Hickory Boulevard, so check the access before you take a dog to the beach.
Not documented. The aerial shows boats along the water at the building’s north wall, but boats alone do not establish dock rights, and we found no public slip count, agreement or fee. If a slip matters to your decision, make it a contract term and have it proved from the Declaration.
We do not know. The state’s corporate filings list the association’s principal address at the building and its mailing address and registered agent in care of a management company in Cape Coral, but a registered agent is a legal contact and not proof of day-to-day management. The estoppel certificate names the manager of record.
Lee County assigns schools by address. Enter 5220 Bonita Beach Road SW in the district’s school site locator and read the zones it returns. We do not name a school on this page, because zones change, and a family should get the answer in writing before closing.
Plantation House has 48 two-bedroom condos of 721 to 759 square feet in one four-story building. Beach and Tennis Club has 360 efficiency units of about 508 square feet in five ten-story buildings. The 12-month medians are $257,500 and $280,000, so Plantation House costs less per square foot by about 37 percent.
Since the NAR settlement took effect, a written agreement with your agent is required before you tour, and it states what the agent will be paid and who pays it. Read the term and the fee, and ask what happens if the seller offers less than the agreement says. We explain ours before you sign.
Yes, and many buyers do, because 31 of the 48 owners on the county roll use a mailing address outside Florida, in 11 states and Ontario. A remote purchase can run on electronic signing and a closing agent, but you should still have someone walk the building, and a foreign seller triggers federal withholding under FIRPTA, which the title company handles.
It can be, if the documents allow a lock-and-leave routine. A winter owner should confirm the rental and guest rules, who manages the building when it is empty, the storm-shutter and insurance obligations, and the evacuation zone, which is Zone A here. We walk each of those with you.
Call Marc at (239) 287-5873 or Jesse at (239) 898-6072, or fill in the consultation form on this page. We start with the nearest recorded sale of your floor and plan, request the budget and estoppel, and tell you what the record cannot answer. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
A Bonita Beach condo specialist matters at Plantation House because the building publishes so little: no assessment, no rules, no floor plans and a small sales record. We read the county file, the state filings and the documents, then tell you which condo is priced from a true comparable and which is not.
With 48 condos and 14 qualified sales in 60 months, one odd sale can move a median by tens of thousands of dollars, which is why we show the whole list and not a single average. Read the Bonita Beach hub for how the strip’s buildings differ, then compare this one with its neighbors before you commit to a floor.
The most useful thing we do on a Plantation House purchase is name the gaps: the assessment, the reserve study, the rental rules and the insurance are not public, so we request them in your first week and put your deadlines in writing. If the paper is not clean, we say so before your deposit is at risk.
We also represent buyers at Bonita Beach and Tennis Club, Bay Harbor Club, Seascape and the rest of the Bonita Beach condo strip, so if Plantation House is not the right fit we can show you a better one without starting over. Our Bonita Springs buyer page covers the wider city.
If you are ready to buy a condo at Bonita Beach Plantation House, call Marc at (239) 287-5873 or send the form above. McGreevy and Comisar, the #1 team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008, start with the nearest recorded sale of your floor and plan.
We tracked every one of the 53 Bonita Beach Plantation House sales in the county record since 2009, and we will put that record beside any listing you like before you offer. Review the Bonita Springs buyer guide, read the full Bonita Beach Plantation House guide, or start your buyer consultation now.
Jesse McGreevy and Marc Comisar of McGreevy and Comisar, part of Domain Realty Group, are Bonita Springs real estate experts who represent buyers of Bonita Beach Plantation House condominiums and other Bonita Beach homes. Our honors are below, together with how to reach us directly and the licensing information Florida requires.
Top 1% Real Estate Agents Nationally Since 2008 heads the list of honors below.
Meet Jesse McGreevy and Marc Comisar on their agent pages, and learn how we work on our McGreevy and Comisar about page. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Follow us on Facebook, Instagram and YouTube.
This list gathers every place where this buyer page says a figure or fact is not available, and every place where two sources disagree. Each item names the document or route that would settle it, so you or our team can close the gap before you make an offer.
The Sources and Authoritative References list below holds the county, state, federal and local pages behind every figure and rule on this Bonita Beach Plantation House buyer page. Every link was opened and returned a working page when we checked on October 1, 2026, and primary documents come first, followed by our own pages.
These are the public primary documents behind the sale-code, storm, fee and cost sections of this Bonita Beach Plantation House buyer page, each hosted by the agency that issued it, so you can read the source behind every rule we cite.
| Document | Issued | What it is |
|---|---|---|
| Department of Revenue sale qualification codes | Effective 2026 | Definitions of the sale codes behind the county’s qualified sales file |
| National Hurricane Center report, Hurricane Ian | 2023 | Storm summary and inundation ranges |
| FEMA summary of coverage, residential condominium buildings | May 2024 | Flood coverage limits for a condominium building |
| DBPR estoppel certificate fee schedule | Current schedule | Inflation-adjusted caps on the estoppel certificate fee |
| Department of Revenue tourist development tax rates | March 2025 | County tourist tax rates for short-term rentals |
| City substantial damage and substantial improvement notice | October 27, 2022 | The 50 percent rule and design flood elevation |
Southwest Florida MLS figures were not available at publication (checked 2026-10-01); county recorded sales checked October 1, 2026.
McGreevy and Comisar, Best Realtor for Bonita Beach Plantation House. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.