Bonita Springs, Florida
How to buy a Bonita Del Sol home in 2026: plats and prices, the dues, the rules, flood notes and the builder file, with McGreevy and Comisar.
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty.
Updated October 2026
Buying a home in Bonita Del Sol means buying a nearly new Pulte home on former Bonita Springs Country Club land, and in 2026 that is a resale, because Pulte's Bonita Springs page no longer lists Bonita Del Sol. Lee County recorded 82 closings at a $692,012 median in the 12 months to September 25, 2026. McGreevy and Comisar lead Domain Realty Group, the #5 real estate team in Florida and the #1 real estate team in Bonita Springs. Start with our Bonita Del Sol community guide and our Bonita Springs area guide.
Choosing who should represent you? Our guide to the best real estate agents in Bonita Springs sets out the criteria we think a buyer should use. Call Marc Comisar at (239) 287-5873, or Jesse McGreevy direct at (239) 898-6072, or start your Bonita Del Sol buyer consultation.
McGreevy and Comisar are the right buyer's agents for Bonita Del Sol because we read the documents that decide a purchase here before you tour: the recorded Declaration's leasing and use rules, the plat flood notes, the estoppel, the association's turnover status, the seller's Pulte file and every recorded closing. We are the #1 team in Southwest Florida since 2012, based in Bonita Springs.
Both partners work every purchase. The record behind that promise:
RealTrends ranked our team the #5 real estate team in Florida and the #1 real estate team in Bonita Springs for 2026, and as the leaders of Domain Realty Group our team has closed 4,000+ transactions. Our office is at 24031 S Tamiami Trl #101 in Bonita Springs, a short drive from Bonita Del Sol in Bonita Springs.
North or South, then the lot's flood note.
The builder's last prices for the same plan, adjusted for what the resale includes.
Marc Comisar negotiates and Jesse McGreevy prices.
If you read nothing else before buying in Bonita Del Sol, read these facts, each sourced on this page.
To buy a home in Bonita Del Sol in 2026, choose the plat and plan, get the flood note and wind mitigation form for the lot, ask for the seller's Pulte options and warranty file, read the Declaration and the estoppel, tour with your own agent and offer from the closest recorded sales in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development BONITA DEL SOL, closed July 24, 2025 to July 24, 2026, pulled July 24, 2026; Bonita Del Sol recorded plats and Declaration (Lee County Clerk)).
North or South, then the floor plan and lot.
Zone X or AE, the wind mitigation form and window approvals.
About $800 a quarter in dues and taxes, no CDD.
Leasing, pets, vehicles and the architectural review.
From the closest sales, with the estoppel ordered early.
The Bonita Del Sol market for buyers in the 12 months to September 25, 2026 was 82 recorded closings at a $692,012 median, 9 of them resales, and the July MLS pull showed 2 active listings and a 30-day median to sell in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development BONITA DEL SOL, closed July 24, 2025 to July 24, 2026, pulled July 24, 2026; Bonita Del Sol recorded plats and Declaration (Lee County Clerk)).
We pulled every recorded sale for the 245 Bonita Del Sol home parcels for the 12 months to September 25, 2026, including 34 closings on homes the 2026 roll still lists as vacant because they were finished after the roll date. The parcel set is every legal description on the North and South plats, recorded in April and June 2024.
| Window | Sales | Median | Low | High |
|---|---|---|---|---|
| 12 months (2025-09-26 to 2026-09-25) | 82 | $692,012 | $465,000 | $1,257,013 |
| 24 months (2024-09-26 to 2026-09-25) | 250 | $659,946 | $407,920 | $1,385,951 |
| 36 months (2023-09-26 to 2026-09-25) | 250 | $659,946 | $407,920 | $1,385,951 |
| 60 months (2021-09-26 to 2026-09-25) | 250 | $659,946 | $407,920 | $1,385,951 |
Bonita Del Sol has no sales history before December 2024, so the 24-month and 36-month windows both hold all 250 recorded closings at a $659,946 median.
| Price band | Recorded sales, 12 months |
|---|---|
| Under $200,000 | 0 |
| $200,000 to $299,999 | 0 |
| $300,000 to $399,999 | 0 |
| $400,000 to $499,999 | 3 |
| $500,000 to $749,999 | 49 |
| $750,000 to $999,999 | 24 |
| $1,000,000 and up | 6 |
Three closings were between $400,000 and $499,999, 49 between $500,000 and $749,999, 24 between $750,000 and $999,999 and six at $1,000,000 or more.
| Calendar year | Recorded sales | Median | Low | High | Builder-direct (estimate) |
|---|---|---|---|---|---|
| 2024 | 22 | $701,757 | $524,520 | $932,834 | 22 |
| 2025 | 180 | $626,665 | $407,920 | $1,385,951 | 180 |
| 2026 (to September 25) | 48 | $708,642 | $465,000 | $1,257,013 | 39 |
County calendar medians ran $701,757 on 22 builder closings in December 2024, $626,665 on 180 closings in 2025 and $708,642 on 48 closings in 2026 through the newest recorded sale; every 2024 and 2025 closing was builder-direct.
Our Southwest Florida MLS pull of July 24, 2026 showed 36 Bonita Del Sol closings over the prior 12 months; the 29 with full MLS listings sold at a median of 30 days on market and an average 96.8 percent of list price. The July 24, 2026 MLS pull showed 2 active listings, at $524,900 and $618,888, against 36 closings in 12 months, well under one month of supply.
The highest recorded closing was a builder-direct sale at $1,257,013 in April 2026; the lowest was a $465,000 resale in July 2026.
In Bonita Del Sol you can buy a smaller North plat home from about $465,000 or a larger home up to about $1.26 million, all single-family Pulte homes built from 2024 to 2026, on Lee County's 12 months of recorded closings to September 25, 2026.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development BONITA DEL SOL, closed July 24, 2025 to July 24, 2026, pulled July 24, 2026; Bonita Del Sol recorded plats and Declaration (Lee County Clerk)).
| Section (recorded name) | Sales, 12 months | Median (10+ sales only) | Low | High |
|---|---|---|---|---|
| Bonita Del Sol North plat (Marina Del Ray Dr, Surf Haven Ln, Maddox Ln, Bright Surf Ct) | 70 | $682,921 | $465,000 | $1,257,013 |
| Bonita Del Sol South plat (Shoreline Gaze Dr, Seaside Way) | 12 | $803,952 | $569,000 | $1,229,000 |
The South plat group holds only 12 closings, so its median is shown with its count and range; the plan and lot move Bonita Del Sol prices as much as the plat does.
70 recorded sales in the 12 months to September 25, 2026 at a median of $682,921, from $465,000 to $1,257,013.
12 recorded sales in the 12 months to September 25, 2026 at a median of $803,952, from $569,000 to $1,229,000.
A Bonita Del Sol buyer pays the association's dues, about $800 a quarter according to MLS remarks and our Bonita Del Sol guide, with lawn care and irrigation reported as included, and City of Bonita Springs and county taxes with no CDD line. The association's 2026 budget is not public, so we read the figure from the estoppel.
Data updated: October 2026 (MLS remarks and our Bonita Del Sol guide; Florida Weekly, May 18, 2023; section 720.303, Florida Statutes).
| Carrying item | What we know | Where it is confirmed |
|---|---|---|
| Association dues | About $800 a quarter, about $3,200 a year | The estoppel certificate |
| What the dues include | Lawn care and irrigation reported | The posted budget |
| Community development district | None | Florida Weekly, May 2023 |
| City, county and school taxes | Billed by Lee County each November | The Lee County Tax Collector |
| Streets, lakes and drainage | Association responsibility under the plat notes | The recorded South plat |
The pool and cabana, the paths, the 36.5-acre lake and smaller lakes, common landscaping and, under the plat notes, the private streets and drainage, managed by Access Management.
With 245 parcels the association falls under the 2024 rule that associations of 100 or more parcels post official records on a website or app, so the budget and rules should be in the owner portal.
Bonita Del Sol has no CDD, so no bond assessment appears on the tax bill.
Any capital contribution, transfer or application fee must be listed on the estoppel certificate under section 720.30851.
For a Bonita Del Sol buyer the heated pool, cabana, paths and 36.5-acre lake come with every home through the dues, with no club or golf to join, and the builder's final closings set the price a resale is measured against, so a buyer weighs a finished home against a new build in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Pulte Homes Bonita Springs page read October 17, 2026).
73 of the 82 Bonita Del Sol closings in the latest 12 months were builder-direct under our county method, at a $684,870 median, against 9 resales at $710,000.
A finished pool, screen enclosure, window coverings, landscaping and hurricane protection a new-build buyer would pay for separately, with no construction wait.
A heated pool and cabana, walking and biking paths and a 36.5-acre lake; no golf, club, marina or gate.
We show the Pulte options sheet from your closing beside the builder's last prices, line by line.
A Bonita Del Sol buyer should read the Declaration recorded January 29, 2024 and its supplements, the plat notes and the estoppel before offering, because they set the leasing limits, the pet and vehicle rules, the association's maintenance of the streets and lakes, and the board turnover that shapes ownership in Bonita Springs.
The recorded Declaration allows whole-home leases of 30 days to one year, no more than three leases in a calendar year, with Board approval within 20 business days; Airbnb-type transient use is a violation.
The Declaration allows up to three usual household pets, not counting tropical fish, leashed or carried outside the owner's lot, and bars exotic animals, livestock and wolf hybrids.
Commercial vehicles, RVs, boats, trailers and campers are generally garaged or screened; golf carts are garaged overnight, under section 9.7 of the Declaration.
The South plat notes say the City need not accept the roads, drainage, water and sewer, so the association may maintain them.
Ask where the developer's turnover of the board stands under section 720.307 and the Declaration.
Bonita Del Sol recorded 82 closings at a $692,012 median in the latest 12 months, and the July MLS pull showed only 2 homes listed, so being ready when the right plan lists decides who buys it. Call Marc Comisar at (239) 287-5873, start your Bonita Del Sol buyer consultation, or see how we represent buyers. Selling first? Get a free Bonita Del Sol home valuation or call Jesse McGreevy direct at (239) 898-6072.
A Bonita Del Sol buyer should receive the flood disclosure at or before contract, the property tax disclosure in the contract and, depending on the home, either the homeowners' association disclosure summary under section 720.401 or the condominium documents under section 718.503, which carry cancellation rights. Your closing agent confirms which apply to the parcel.
Data updated: October 2026 (Florida Statutes 720.401, 718.503, 689.302, 689.261, 553.79, 720.30851 and 718.116 read October 2026; Lee County Clerk recorded declarations; Florida Division of Corporations records).
This is general information, not legal advice. Your closing agent or real estate attorney confirms which duties apply to your parcel, and several of them carry a cancellation right for the buyer if they are missed, so we gather the documents before anyone signs.
Bonita Del Sol is a homeowners' association community under chapter 720 with one association, Bonita Del Sol Homeowners Association, Inc., over 245 single-family home parcels and no condominiums, so the section 720.401 disclosure summary applies to every resale.
For a lot or house in a community with a mandatory homeowners' association, the prospective buyer must be presented with the disclosure summary before executing the contract, and on a resale the parcel owner supplies it (section 720.401). The contract must carry a conspicuous clause making it voidable if the summary was not provided first, and the buyer may void by written notice within 3 days after receiving the summary or before closing, whichever occurs first. That right cannot be waived and ends at closing. Section 720.401 does not apply to associations governed by chapters 718, 719, 721 or 723.
The Declaration of Covenants, Conditions and Restrictions recorded January 29, 2024 as Instrument 2024000024519, with supplements through June 15, 2026, governs every home, including the leasing, pet and vehicle rules.
Section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract is signed. It asks whether the seller knows of flooding that damaged the property during ownership, whether a flood insurance claim was filed and whether the seller received federal flood-damage assistance. The duty does not depend on the FEMA zone. In Bonita Del Sol that matters because the recorded South plat puts lots 24 to 27 in Zone AE with a 13.4 foot base flood elevation and the rest of that plat in Zone X, so the parcel's own map governs.
The Florida Supreme Court held in Johnson v. Davis (1985) that a home seller must disclose known facts that materially affect the property's value and are not readily observable to the buyer. For a Bonita Del Sol home that can include past water intrusion, a roof or window leak, an unapproved exterior change, an unpermitted enclosure or an open permit. When in doubt, disclose, and put it in writing.
Section 689.261 requires the contract to carry a property tax disclosure summary warning the buyer not to rely on the seller's current taxes, because a change of ownership or improvements can reset the assessment. A seller's homestead exemption and Save Our Homes cap end with the seller's ownership. Bonita Del Sol has no community development district, according to Florida Weekly's May 2023 report and our Bonita Del Sol guide, so no district bond line appears on the tax bill.
Section 553.79 bars a local building agency from penalizing an arm's-length buyer because a previous owner's permit was never closed, and lets an owner close a permit with a different licensed contractor. It does not stop a lender, title underwriter or buyer from requiring the permit to be closed before closing, so we check the City of Bonita Springs permit record before listing.
Section 720.30851 governs the homeowners' association estoppel certificate and section 718.116 the condominium certificate. The statutes set a $250 base fee, and the Department of Business and Professional Regulation's current adjusted caps are $299 for the certificate, $119 more for expedited delivery within 3 business days and $179 more if the account is delinquent; the association's actual fee can be lower. A Bonita Del Sol sale needs the association's estoppel certificate; section 720.30851 sets a $250 base fee on a current account, adjusted by the state to $299, with more for expedited delivery.
A buyer choosing between Bonita Del Sol and Hawthorne, neighbors on the Imperial Parkway side of Bonita Springs, is choosing between a non-gated community of 2024 to 2026 Pulte homes at a $692,012 median and a gated community of 2006 to 2014 single-family and coach homes, where Lee County recorded 28 sales at $517,250.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Bonita Del Sol Declaration, Instrument 2024000024519; Hawthorne Community Association 2024 adopted budget).
| What a buyer weighs | Bonita Del Sol | Hawthorne |
|---|---|---|
| Location | Off Paradise Road between Old 41 and Imperial Parkway, City of Bonita Springs | Imperial Parkway at Shangri-La Road, City of Bonita Springs |
| Home parcels in our county match | 245 single-family homes on two plats | 461 (305 single-family, 156 coach-home condominium) |
| Recorded sales, 12 months to September 25, 2026 | 82 at a $692,012 median, 73 builder-direct and 9 resales | 28 at a $517,250 median, all resales |
| Median per square foot of county heated area | $330.46 on the 5 South plat sales the roll measures | $255.42 |
| Built | 2024 to 2026 by Pulte Homes | 2006 to 2014 |
| Gate | Non-gated | Gated |
| Dues | About $800 a quarter, per MLS remarks | $4,022 common assessment in the 2024 budget, plus neighborhood or condominium dues |
| District on the tax bill | None | None |
| Flood | Zone X on most South plat lots, Zone AE on lots 24 to 27 | Shaded Zone X at sampled points |
A home in Bonita Del Sol fits a buyer whose priorities are new construction and a low carrying cost. A home in Hawthorne fits a buyer whose priorities are a gated entry and a lower purchase price. Each fits a different list of priorities.
The full carry, the age of the roof and windows, the gate and the flood zone of the lot.
A Bonita Del Sol buyer should read the parcel's flood map and the home's wind mitigation form before offering: the South plat maps four lots in Zone AE and the rest in Zone X, North plat lots need an address check, and a 2024 to 2026 home's wind credits shape the insurance quote in Bonita Springs.
Data updated: October 2026 (Bonita Del Sol South plat, Instrument 2024000116071, flood note 4; FEMA panel 12071C0556G effective November 17, 2022; City of Bonita Springs CRS page; National Hurricane Center Ian report; Citizens flood page).
South plat lots 24 to 27 are Zone AE with a 13.4 foot NAVD base flood elevation; the rest of the South plat is Zone X; confirm North plat lots on FEMA's Map Service Center.
Check the address on Lee County's Know Your Zone map.
The City of Bonita Springs holds Community Rating System Class 5, a 25 percent discount on NFIP premiums.
Hurricane Ian made landfall as a category 4 storm at Cayo Costa on September 28, 2022, with coastal inundation of 8 to 12 feet in the Bonita Springs area, according to the National Hurricane Center; Bonita Del Sol's homes were built after it on the regraded former country club land.
We print no premiums. We point to the wind mitigation form, the window and door approvals and, for a Zone AE lot, the elevation certificate. My Safe Florida Home grants require a permit before 2008, so they do not apply here.
A Bonita Del Sol inspection should cover the roof, the air conditioning, the water heater, the windows and doors, plumbing and electrical, and the wind mitigation features, and for a condominium the building's own reports. Homes here were built from 2024 to 2026, so the age of each system, not just the house, decides what a buyer negotiates in Bonita Springs.
A licensed home inspector checks structure, roof, systems and visible defects. On a Bonita Del Sol home built from 2024 to 2026, ask for the age of the roof covering, the air handler and condenser and the water heater in writing, because those are the items a buyer most often renegotiates. On a nearly new Bonita Del Sol home the inspection checks the builder's punch items and the warranty windows before they close.
Insurers ask for the state's uniform mitigation form OIR-B1-1802 to credit roof shape, roof-deck attachment, roof-to-wall connections and opening protection under section 627.711, and many ask for a four-point inspection of roof, electrical, plumbing and heating and cooling on older homes. A current form from the seller saves time; a new one is inexpensive.
Ask the seller for permits and association approval letters for any addition, lanai enclosure, window replacement or exterior change, and check the City of Bonita Springs permit record. Section 553.79 protects a buyer from penalties for a prior owner's open permit, but a lender or title underwriter may still require it closed.
Ask the association for the budget, reserves, master insurance policy, any special assessment and, for buildings of three or more habitable stories, the milestone inspection and structural integrity reserve study records. A lender will ask the same questions.
The Florida Realtors and Florida Bar AS IS contract gives the buyer an inspection period to inspect and cancel. Schedule inspectors the day the contract is signed, read the association documents in the same window, and decide with the whole file in hand.
In Lee County the seller customarily pays the owner's title policy and the deed stamps, so a Bonita Del Sol buyer's closing costs are mainly lender charges, the lender's title policy, the mortgage taxes, recording, prepaid insurance and escrow, plus any association capital or transfer charges the documents assign to the buyer. The contract controls every line in Bonita Springs.
Data updated: October 2026 (Florida Statutes 201.08 and 199.133 as summarized by the Florida Department of Revenue; Lee County Clerk recording fees; Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development BONITA DEL SOL, closed July 24, 2025 to July 24, 2026, pulled July 24, 2026; Bonita Del Sol recorded plats and Declaration (Lee County Clerk)).
| Item (80 percent loan) | North plat median ($682,921) | Community median ($692,012) | South plat median ($803,952) |
|---|---|---|---|
| Loan amount | $546,337 | $553,610 | $643,162 |
| Documentary stamp tax on the note at $0.35 per $100 | $1,912.40 | $1,937.95 | $2,251.20 |
| Nonrecurring intangible tax at 0.2 percent | $1,092.67 | $1,107.22 | $1,286.32 |
| Subtotal of the two loan taxes | $3,005.07 | $3,045.17 | $3,537.52 |
These are statutory amounts on an 80 percent loan, computed on the recorded medians as illustrations. A cash buyer pays neither.
In Lee County the seller customarily selects the closing agent and pays for the owner's title policy, and the buyer pays for the lender's policy when there is a loan. That is custom, not law, and the contract controls.
Any capital contribution, transfer or application fee the association charges a Bonita Del Sol buyer must be listed on the estoppel certificate under section 720.30851; the association's 2026 schedule is not public, so we read it from the estoppel on your contract.
The buyer pays to record the deed and mortgage at the Lee County Clerk's published fees, prepays the first year of homeowner's insurance and funds the lender's escrow for taxes and insurance. Your lender's written Loan Estimate lists every one, and the Consumer Financial Protection Bureau explains how to read it.
We give you an estimated cash-to-close sheet before you write an offer, built from the lender's Loan Estimate, the title company's quote and the association documents, so the number you plan on is the number you wire.
After you buy in Bonita Del Sol, your property tax resets to the Lee County Property Appraiser's assessment as of the next January 1, because the seller's homestead exemption and Save Our Homes cap end with the sale. A full-time buyer files for homestead with the Property Appraiser, and the bill arrives each November in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser final 2026 millage book; Florida Statutes 193.155 and 689.261; Florida Senate CS/HJR 1-F).
Bonita Del Sol is inside the City of Bonita Springs with no CDD, so a Bonita Del Sol bill carries city, county, school and regional millage. A buyer's bill resets after the sale, and a 2025 or 2026 home may carry only a partial improvement value on the prior roll; the title company prorates on the actual figures.
A buyer who makes the home a permanent residence by January 1 can apply for the homestead exemption with the Lee County Property Appraiser, and Save Our Homes then caps annual increases in the assessed value of a homestead under section 193.155. A second-home buyer pays on the non-homestead basis.
A buyer leaving another Florida homestead can port up to $500,000 of the Save Our Homes difference to the new home if it is established within three years of January 1 of the year the old homestead was given up, filed with the Property Appraiser.
Florida voters approved Amendment 3 on November 3, 2026, with 61.99 percent yes on the Division of Elections’ unofficial count (60 percent was needed; Florida Election Watch, Amendments). From January 1, 2027 it raises the homestead exemption for non-school taxes to $150,000 in 2027 and $250,000 in 2028, cuts the annual cap on non-homestead assessment increases from 10 percent to 5 percent, and gives a buyer who was not a Florida resident on December 31, 2026 the larger exemption only from the fifth year of the exemption (the Florida Senate record, CS/HJR 1-F, and the ballot text). We state no dollar effect for a home here yet, because 2027 bills are the first the county works under the new rules.
Since August 17, 2024, a Bonita Del Sol buyer signs a written agreement with their own agent before touring, the agreement states the compensation in a specific amount or rate, and offers of compensation can no longer be advertised on the MLS. A seller can still agree to pay some or all of it in the contract, as in the rest of Bonita Springs.
Data updated: October 2026 (NAR settlement terms effective August 17, 2024; Florida Realtors Exclusive Buyer Brokerage Agreement).
The agreement names the agent, the term, the compensation and whether it is exclusive. Compensation is negotiable and must be specific and objectively ascertainable. We explain ours in plain terms before your first showing.
Some sellers offer to pay buyer-broker compensation or a concession toward closing costs, and some do not. We ask in every negotiation and put any agreement in the contract, so you know before you sign what you owe and what the seller covers.
The National Association of REALTORS publishes plain-language explanations of the settlement and of written buyer agreements, and both are linked in our sources.
To finance a Bonita Del Sol home in 2026, get a written pre-approval before you tour, compare at least two lenders' Loan Estimates on the same day, and, for a condominium, confirm the project meets the lender's rules before you sign. Mortgage rates change daily, so this Bonita Springs guide quotes none.
Data updated: October 2026 (Freddie Mac Primary Mortgage Market Survey; Fannie Mae Selling Guide B4-2.1-03 and condo project status finder; Consumer Financial Protection Bureau).
Mortgage rates change daily and depend on your file, so this page quotes none. Freddie Mac publishes the weekly Primary Mortgage Market Survey for context, and your lender's written Loan Estimate is the document to compare. Get at least two, on the same day, with the same assumptions.
A written pre-approval from a lender who has reviewed your income, assets and credit tells a seller your offer is real, and in a competitive moment it is the difference between a counter and a pass.
A cash buyer pays no mortgage taxes and closes faster, and some sellers weigh that heavily. A cash buyer should still order an appraisal or a comparative market analysis, an inspection and a title search.
A lender reviews the condominium project as well as the borrower: the budget, reserves, insurance, litigation and any deferred structural repairs. Fannie Mae publishes its ineligible-project rules (Selling Guide B4-2.1-03) and a condo project status finder. We ask the association the lender's questions before you write an offer.
Daily life in Bonita Del Sol centers on the heated pool and cabana, the paths and the 36.5-acre lake, with downtown Bonita Springs and Old 41 minutes away and the Gulf beaches about seven miles west. Bonita Del Sol is non-gated, off Paradise Road between Old 41 and Imperial Parkway in the City of Bonita Springs.
Data updated: October 2026 (Drive-time estimates as tabled on our Bonita Del Sol guide; School District of Lee County enrollment zones; Lee County Parks notices read October 2026).
Downtown Bonita Springs about 5 minutes, Coconut Point about 10, I-75 Exit 116 about 10, the Gulf beaches 15 to 20 and Southwest Florida International Airport 20 to 25 minutes, according to our Bonita Del Sol guide.
Lee County assigns schools by enrollment zone; the Bonita Springs schools named on our Bonita Del Sol guide are Spring Creek Elementary or Bonita Springs Elementary, Bonita Springs Middle Center for the Arts and Bonita Springs High School on Imperial Parkway. Confirm the zoned schools for an address on the district's zone map.
Lee Health's Bonita Health Center with walk-in urgent care, the Coconut Point emergency department and NCH's Bonita freestanding emergency department on South Tamiami Trail.
The Imperial River Boat Ramp on US 41 charges $5 a day; Bonita Beach Park's lot is closed for Ian repairs from September 8, 2026, and Lovers Key State Park charges $8 a vehicle.
Near Bonita Del Sol, the City's downtown and Old 41 projects continue, FDOT's US 41 and Bonita Beach Road intersection work is moving toward construction, and Bonita Beach Park is closed for Ian repairs from September 8, 2026, so construction on the downtown and beach routes is the near-term trade-off a buyer weighs.
Data updated: October 2026 (City of Bonita Springs downtown projects page; FDOT District One project 444321-1; Lee County Parks notice read October 17, 2026).
The City's downtown work added roadway improvements, on-street parking, storm drains and landscaping, and the Old US 41 corridor master plan continues.
FDOT's partial displaced left turn design appears in FDOT District One's FY 2025 to 2026 procurement documents, under project 444321-1.
Pedestrian access to Bonita Beach continues through Access #1 while the park is rebuilt.
The City of Bonita Springs Projects of Interest page and FDOT District One.
We find the right Bonita Del Sol home by matching your budget and priorities to the section that fits, setting alerts the day a listing appears, reading the documents and recorded sales before the tour, and using our network for homes that are coming to market before they appear online in Bonita Springs.
In Bonita Del Sol the section decides the price, the carry and the rules. We match you to the right section first, then watch every listing in it. In Bonita Del Sol that means alerts on every new listing by plan and plat, because only a couple of resales are listed at a time.
Some owners call us before they list. When a home that fits your search is coming, we tell you, and you see it first. We never promise an off-market home; we promise to ask.
Before you tour, we pull the recorded sales for the section, the association budget and rules, the flood position and the listing history, so the tour is about the house rather than the paperwork.
We negotiate for a Bonita Del Sol buyer with the recorded sales for the section, the active competition, the inspection findings and the association file in hand, and we put every term in writing: price, credits, the inspection period, financing, the closing date and who pays which association charge in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
We build your offer from the recorded sales of comparable homes in the same section, not from the asking price, and we tell you where the list price sits against them.
When the inspection finds a real defect, we ask for a repair or a credit priced from a contractor's estimate, and we tell you when an item is ordinary wear that a seller will not cover.
The AS IS contract carries financing and appraisal provisions that protect your deposit if the loan or the value falls through. We set the dates so they protect you without weakening the offer.
Capital contributions, resale fees, estoppel fees and prorations are allocated in the contract. We read the association documents and write the allocation in, so there is no surprise on the settlement statement.
Bonita Del Sol suits a buyer whose priorities are a nearly new single-family home with low dues and no CDD near downtown, and suits less well a buyer who wants golf, a gate, a club or a dock. The lists below come from the records on this Bonita Springs page.
The cons, stated plainly:
The pros, equally documented:
If you need to sell a home before or while you buy in Bonita Del Sol, start with a value on the home you own: our free home valuation and guide to selling a Bonita Del Sol home apply anywhere in Southwest Florida, and Jesse McGreevy at (239) 898-6072 can sequence the two closings so you are never carrying both longer than you planned in Bonita Springs.
As Top 1% Real Estate Agents Nationally Since 2008 we sequence sales and purchases every season. A sale-contingent offer is weaker in a competitive moment and stronger when inventory is ample. We read which moment it is in Bonita Del Sol from the MLS and the county record and advise accordingly.
If your current home is elsewhere in the city, our guide to selling a home in Bonita Springs covers the city-wide picture.
Custom Bonita Del Sol listing alerts send you every new listing that matches your section, size, price and view the day it reaches the market, so you see the right home before the weekend crowd. Create a free account through the property search on our site, or ask Marc Comisar at (239) 287-5873 to set the search for you in Bonita Springs.
The section or collection, the price band, the bedroom count, the view and, for a golf or club community, the membership type. A search that is too broad sends noise; one that is too narrow misses the home.
To see the current listings in Bonita Del Sol, browse the homes for sale on our team's sister site at DomainRealtyGroup.com.
A Bonita Del Sol buyer consultation is a free, no-obligation conversation with Marc Comisar or Jesse McGreevy about your budget, timing, the section that fits and the documents to read before you write an offer. Use the consultation form on this page or call Marc at (239) 287-5873, and we will prepare the recorded sales for your target section in Bonita Springs.
The recorded sales for your target section, the current listings, the full annual carry, the flood position and a draft cash-to-close estimate, so your first tour is already an informed one.
Call Marc Comisar at (239) 287-5873, or Jesse McGreevy direct at (239) 898-6072, or use the Bonita Del Sol buyer consultation form. You are working with Top 1% Real Estate Agents Nationally Since 2008. See also how we represent buyers.
McGreevy and Comisar are a top-reviewed Southwest Florida buyer's agent team, with the Gulfshore Life Five Star award for customer satisfaction for 21 straight years. The reviews below are quoted exactly as clients wrote them, each labelled with the site where it was posted.
★★★★★ "Jesse has been terrific in helping us find a new home. We were very impressed with his knowledge, professionalism, responsiveness and honesty. His client's best interest is definitely a priority for him." Verified Zillow review
★★★★★ "Marc was terrific to work with. His knowledge of the area, community and builder were excellent. He and his staff were well organized and made the process easy. I highly recommend Marc and his team." Verified Zillow review
★★★★★ "Marc is very professional, attentive, and, patient; providing quick, courteous feedback. He is straight forward, telling you like it is and he's on top of the local market. Marc made my home shopping process a very positive experience. He is a wonderful realtor!!" Verified Zillow review
When you buy with Top 1% Real Estate Agents Nationally Since 2008, the partners who tour with you are the partners at your closing. Call Marc Comisar at (239) 287-5873 to start.
Several Bonita Del Sol figures are not published in a document we could read, and we say so rather than estimate them. Each item names the record that holds the answer, which we obtain for any home you write an offer on in Bonita Springs.
These are the questions Bonita Del Sol buyers ask us most, answered from Lee County's recorded sales, the association's own documents and Florida law. For anything specific to a home, call Marc Comisar at (239) 287-5873.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development BONITA DEL SOL, closed July 24, 2025 to July 24, 2026, pulled July 24, 2026; Bonita Del Sol Declaration recorded January 29, 2024 and South plat recorded April 24, 2024, as cited on our Bonita Del Sol guide; Florida Statutes read October 2026).
Lee County recorded 82 sales from September 26, 2025 to September 25, 2026 at a median of $692,012. North plat homes recorded 70 closings at a $682,921 median and South plat homes 12 at $803,952, so read the plat, the plan size and whether the comparable was a builder closing or a resale first.
Set your budget with a lender, read the association documents and carry for your target section, tour with your own agent under a written buyer agreement, offer from the recorded comparables and use the inspection and document review periods fully. Call Marc Comisar at (239) 287-5873 to start.
The best buyer's agent reads the recorded sales, the association documents and the flood file before you write an offer, and negotiates with evidence. McGreevy and Comisar lead Domain Realty Group, the #5 real estate team in Florida and the #1 real estate team in Bonita Springs in the 2026 RealTrends rankings.
Our Southwest Florida MLS pull of July 24, 2026 showed 36 Bonita Del Sol closings over the prior 12 months; the 29 with full MLS listings sold at a median of 30 days on market and an average 96.8 percent of list price.
The July 24, 2026 MLS pull showed an average 96.8 percent of list price on the 29 full-listing sales.
The July 24, 2026 MLS pull showed 2 active listings, at $524,900 and $618,888, against 36 closings in 12 months, well under one month of supply.
With a loan, the buyer pays the documentary stamp tax on the note at $0.35 per $100 and the nonrecurring intangible tax at 0.2 percent, lender charges, the lender's title policy, recording, prepaid insurance and escrow, plus any association charges the documents assign to the buyer. On an 80 percent loan at the $692,012 median that is $3,045.17 in the two mortgage taxes.
A federally backed mortgage on a Zone AE lot requires flood insurance; a Zone X home is not federally required to carry it, but Citizens wind policies with a dwelling value of $400,000 or more need flood coverage in 2026 and all of them from January 1, 2027, and the City's Class 5 rating gives a 25 percent NFIP discount.
Yes, if it is your permanent residence by January 1. You apply with the Lee County Property Appraiser, and the exemption and Save Our Homes cap then apply to your own assessment, not the seller's.
Yes. Since August 17, 2024, a buyer signs a written agreement with their own agent before touring, stating the compensation in a specific amount or rate, which is negotiable. We explain ours before your first showing.
Usually, but the lender reviews the condominium project as well as you: its budget, reserves, insurance and any deferred structural work. Fannie Mae publishes its project rules and a status finder, and we ask the association the lender's questions before you write an offer.
No. Bonita Del Sol is not an age-restricted community, according to our Bonita Del Sol guide.
The recorded Declaration allows whole-home leases of 30 days to one year, no more than three leases in a calendar year, with Board approval within 20 business days; Airbnb-type transient use is a violation.
The Declaration allows up to three usual household pets, not counting tropical fish, leashed or carried outside the owner's lot, and bars exotic animals, livestock and wolf hybrids.
Lee County recorded 82 Bonita Del Sol sales from September 26, 2025 to September 25, 2026 at a median of $692,012, from $465,000 to $1,257,013, and $330.46 per square foot of county heated area on the 5 South plat sales the roll measures. North plat homes recorded 70 closings at a $682,921 median and South plat homes 12 at $803,952, so read the plat, the plan size and whether the comparable was a builder closing or a resale first.
The county roll ties 245 home parcels to Bonita Del Sol, all single-family Pulte homes built from 2024 to 2026: 186 on the North plat and 59 on the South plat, a replat of former Bonita Springs Country Club land.
Two layers: the association's dues, about $800 a quarter according to MLS remarks and our guide, and city and county taxes with no CDD line.
No. Bonita Del Sol has no community development district, according to Florida Weekly's May 2023 report and our Bonita Del Sol guide.
It depends on the lot: the recorded South plat puts lots 24 to 27 in Zone AE with a 13.4 foot base flood elevation and the remaining South plat lots in Zone X on the map effective November 17, 2022, with a 12.6 foot minimum floor. Check North plat lots by address and the evacuation zone on Lee County's Know Your Zone map.
In Lee County the seller customarily selects the closing agent and pays for the owner's title policy, at the premium the state sets by rule, and a financed buyer pays for the lender's policy. That is custom, not law, and the contract controls.
The recorded Declaration allows whole-home leases of 30 days to one year, no more than three leases in a calendar year, with Board approval within 20 business days; Airbnb-type transient use is a violation.
Lee County assigns schools by enrollment zone; the Bonita Springs schools named on our Bonita Del Sol guide are Spring Creek Elementary or Bonita Springs Elementary, Bonita Springs Middle Center for the Arts and Bonita Springs High School on Imperial Parkway. Confirm the zoned schools for an address on the district's zone map.
Bonita Del Sol is in the City of Bonita Springs, so the bill carries city, county and school millage with no CDD line.
A Bonita Del Sol seller supplies the section 720.401 summary before the contract and the section 689.302 flood disclosure; there are no condominium units.
Pulte's Bonita Springs page now lists only Solis Grande and Vivid Shores, so in Bonita Del Sol the way in is a resale.
No. Bonita Del Sol is a non-gated community, according to our Bonita Del Sol guide.
For 30 days to one year, up to three times a calendar year, with Board approval; transient rentals are not allowed.
A resale recorded at $465,000 in July 2026 was the lowest closing in the latest 12 months.
Ask the seller for the Pulte warranty papers; the terms in them decide what coverage remains and how it transfers.
Pulte Homes built Bonita Del Sol on a replat of former Bonita Springs Country Club land, recorded in 2024.
Boats and trailers are generally garaged or screened under the Declaration; the nearest public launch is Lee County's Imperial River Boat Ramp on US 41.
Every document behind the rules and figures in this Bonita Del Sol guide is public. These are the ones a buyer actually uses, each linked to the issuing authority's own copy, so you read the current version.
| Document | Publisher | Why it matters | Link |
|---|---|---|---|
| Lee County Official Records search | Lee County Clerk of Court | The Declaration, Instrument 2024000024519, and the North and South plats | Search the records |
| Bonita Del Sol Homeowners Association, Inc., N24000000307 | Florida Division of Corporations | Status, annual reports and registered agent | Look up the entity |
| Section 720.30851, Florida Statutes | Florida Legislature | Estoppel certificate timing, contents and fee caps | Open the statute |
| Section 720.401, Florida Statutes | Florida Legislature | The disclosure summary every resale buyer receives | Open the statute |
| Section 720.307, Florida Statutes | Florida Legislature | When owners take control of the board from the developer | Open the statute |
| Citizens flood insurance requirement | Citizens Property Insurance Corporation | The phased flood rule, all wind policies by January 1, 2027 | Open the Citizens page |
| Section 720.401, homeowners' association disclosure summary | Florida Legislature | What a house or lot buyer must receive before signing | Open section 720.401 |
| Section 718.503, condominium resale disclosure | Florida Legislature | The condominium documents and the seven-day right | Open section 718.503 |
| Section 689.302, flood disclosure | Florida Legislature | The seller's flood form | Open section 689.302 |
| Section 193.155, homestead assessments | Florida Senate | Save Our Homes and the reset after a purchase | Open section 193.155 |
| Apply for homestead exemption | Lee County Property Appraiser | The filing a full-time buyer makes | Open the homestead page |
| Nonrecurring intangible tax | Florida Department of Revenue | The mortgage tax a financed buyer pays | Open the DOR page |
| FEMA Flood Map Service Center | Federal Emergency Management Agency | The flood zone for a single address | Open the map center |
| Flood insurance requirement | Citizens Property Insurance | The January 1, 2027 flood coverage rule | Open the Citizens page |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | The wind mitigation form behind insurance credits | Open the form |
| Condo project status finder | Fannie Mae | Whether a condominium project is financeable | Open the finder |
| Written Buyer Agreements 101 | National Association of REALTORS | The buyer agreement you sign before touring | Open the NAR page |
| 2025-26 School Grades | Florida Department of Education | The state's letter grades for assigned schools | Open the grades file |
Every figure on this page traces to one of the sources below. County sales figures are our analysis of the Lee County Property Appraiser roll and sale file; association, club and district statements are attributed to the body that published them.
Bonita Del Sol recorded, state and civic records
City, county, school and civic records
Florida statutes, rules and federal references
Our own published guides and records
McGreevy and Comisar are the Bonita Springs team Bonita Del Sol buyers call when they want the records read before they sign. Jesse McGreevy and Marc Comisar personally handle every purchase from the first showing to the closing table, with over 45 years of combined direct experience, and they have been Top 1% Real Estate Agents Nationally Since 2008.
For this buyer guide we tracked all 82 recorded closings in Bonita Del Sol over the latest 12 months, builder-direct and resale, and read the MLS pull, the recorded plats, the Declaration and the flood notes, so a buyer sees the record before the tour.
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or read more about McGreevy and Comisar. Selling a home before you buy here? See how to sell your Bonita Del Sol home or call Jesse at (239) 898-6072.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Ready to look? Call Marc Comisar at (239) 287-5873, or Jesse McGreevy direct at (239) 898-6072, or start your Bonita Del Sol buyer consultation. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated October 2026. This buyer guide is general information about buying a home in Bonita Del Sol, not an appraisal and not legal, tax, lending or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.