Prices for every Bonita Fairways neighborhood from the county record, the owner-owned golf course and fees, and the flood and condo facts, from the team that has sold Southwest Florida since 2012.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Prices from the Lee County Property Appraiser recorded-sale file, pulled 26 September 2026
McGreevy and Comisar are a Bonita Springs buyer’s team with our office on South Tamiami Trail, about ten minutes from the gate on West Terry Street, and this is our guide to buying a home in Bonita Fairways: what each neighborhood actually sells for, what it costs to own, which rules and flood facts come with it, and how a purchase here works in Florida in 2026.
Bonita Fairways is a gated golf community of 854 homes and homesites in the City of Bonita Springs, Lee County ZIP 34135, built around an 18-hole, par-61 Gordon Lewis executive course that the homeowners themselves bought in 2020. In the twelve months to September 1, 2026, the county recorded 33 resales inside the gate at a $339,000 median and $244.91 per heated square foot, with condominiums from $250,000 and Natura patio homes up to $579,990.
Those numbers are the start, not the answer. A Bonita Fairways purchase is decided as much by which of the seven neighborhoods you buy in, which flood zone the building sits in, what the neighborhood association charges on top of the master fee and whether you can live with the leasing and pet rules as by the price. This guide covers each of them before you write an offer.
To buy a home in Bonita Fairways in 2026, pick the neighborhood that fits your budget first, confirm the building’s FEMA flood zone, get the neighborhood association’s budget and an estoppel figure, price insurance before you offer, budget the $2,500 resale capital contribution, and use your inspection and document review periods to verify the roof and the association’s finances.
The order matters because Bonita Fairways is really seven small markets behind one gate. A $295,000 Bermuda Links condominium and a $486,250 Natura patio home share a clubhouse, but not an association, a flood map or an insurance quote. We build that picture for your short list before you tour.
This guide covers the market for buyers, which neighborhood fits whom, golf ownership, the fee stack and rules, flood and insurance, condo documents, taxes and closing costs, buyer representation, schools and daily life, comparisons with nearby golf communities, pros and cons, advice for winter buyers and more than thirty-five buyer questions.
These are the ten facts a Bonita Fairways buyer should know in September 2026, each drawn from the Lee County deed and tax record, a recorded association document, or a state or federal source.
Buying in Bonita Fairways: How Do I Buy a Home in Bonita Fairways in 2026? · Why Work With McGreevy and Comisar as Your Bonita Fairways Buyer’s Agent?
The Market and the Neighborhoods: What Is the Bonita Fairways Market Like for Buyers Right Now? · Which Bonita Fairways Neighborhood Fits Which Buyer?
Golf, Fees and Rules: Who Owns the Bonita Fairways Golf Course, and What Does It Mean for Buyers? · What Will I Pay in HOA Fees, Transfer Fees and Assessments in Bonita Fairways? · What Are the Rules on Leasing, Pets, Guests and Approvals in Bonita Fairways?
Flood, Condos, Taxes and Closing: Is Bonita Fairways in a Flood Zone, and What Will Insurance Cost? · What Should I Check Before Buying a Bonita Fairways Condo? · What Will My Property Taxes and Closing Costs Be in Bonita Fairways?
Representation and Schools: How Does Buyer Representation Work in Florida After the NAR Settlement? · Which Schools Serve Bonita Fairways?
Living There and Comparisons: What Is Daily Life Like in Bonita Fairways? · How Does Bonita Fairways Compare With Spanish Wells, Highland Woods, Worthington and VillageWalk? · What Are the Pros and Cons of Buying in Bonita Fairways?
Searching and Seasonal Buyers: How Do I See Bonita Fairways Homes for Sale? · Buying a Winter Home in Bonita Fairways: What Seasonal Buyers Should Know
Answers and Local Expertise: What Bonita Fairways Buyers Say About Working With Us · Frequently Asked Questions, Bonita Fairways Buyer Edition · Why Does a Bonita Fairways Specialist Matter When You Buy? · Ready to Buy in Bonita Fairways? Work With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar are a Bonita Springs team, Top 1% nationally since 2008 and the #1 team in Southwest Florida since 2012, who represent Bonita Fairways buyers with the county-record data we use to price listings. We show you what homes in your neighborhood sold for, what they cost to insure and carry, and where the room to negotiate is.
If you’re searching for the best buyer’s agent in Bonita Fairways, McGreevy and Comisar represent homebuyers across Bonita Springs, Estero, Naples, Fort Myers and Lee and Collier Counties, whether you are buying a winter condominium, a 55+ home in Carousel Cove, a Natura patio home for full-time living or an investment you plan to lease by the season. 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 here, see our guide to the best real estate agents in Bonita Springs.
Honors and recognition:
Marc Comisar leads our buyer representation and Jesse McGreevy leads our listings, which means our buyers hear how Bonita Fairways sellers think about price, timing and repairs from the people who advise them. In the last 12 months we tracked all 34 qualified Bonita Fairways sales on the county roll, deed by deed, and we use that record to tell you when a list price is ahead of its own neighborhood and when it is fair.
For every home on your short list we check the building’s flood zone and any elevation certificate or FEMA letter, the roof age and permits, the neighborhood budget and estoppel figures, any pending assessment, the leasing and pet rules, and whether Florida’s reserve study law reaches the building. You tour fewer homes and offer with fewer surprises.
We will not push you toward Natura when a Gardens condo fits your life, and we will not tell you a home is outside a flood zone, reserve-funded or recently re-roofed unless a document says so. 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.
The Bonita Fairways market in 2026 favors prepared buyers. The resale median fell about 7 percent, from $365,000 to $339,000, and resales slipped from 40 to 33, while the City of Bonita Springs house and condo medians eased only 1.2 and 2.4 percent. Buyers have more negotiating room here than a year ago, particularly on listings priced off older comparables.
Data updated: September 2026 (Lee County Property Appraiser tax roll and sale fields, roll dated September 1, 2026, qualified improved sales inside Bonita Fairways, September 2025 through August 2026 and the prior twelve months, retrieved 26 Sep 2026).
What buyers paid in Bonita Fairways | Sep 2025 to Aug 2026 | Prior 12 months | Change |
|---|---|---|---|
Resales | 33 | 40 | down 7 sales |
Resale median price | $339,000 | $365,000 | about -7% |
Resale median $ per heated sq ft | $244.91 | $263.56 | about -7% |
All qualified sales, including one builder first sale | 34 at a $341,448 median, $243.76 per sq ft | not shown | |
Recorded dollar volume, all 34 sales | $12,617,285 | not shown | |
Median sale price to 2026 just value | 1.18 | not shown |
We use the 33 resales for trend because a builder’s first sale does not reflect what an owner will accept; the $341,448 all-sales median and $243.76 per square foot include that one first sale, and both figures are correct. Thirty-three sales is a small sample, so the neighborhood table below is the better guide to what you will pay.
Neighborhood | Resales, last 12 months | Resale median | Median $ per heated sq ft | Sale to 2026 just value | Prior 12 months |
|---|---|---|---|---|---|
Bermuda Links | 5 | $295,000 | $242.60 | 1.31 | 11 at $360,000 |
The Gardens at Bermuda Links | 10 | $325,000 | $243.10 | 1.09 | 2 at $350,000 |
Botanika at Bonita Fairways | 3 | $339,000 | $318.88 | 1.11 | 4 at $297,500 |
Rosewood Pointe Garden | 1 | $344,000 | $263.20 | 1.19 | 5 at $349,000 |
Carousel Cove (55+) | 4 | $362,500 | $243.48 | 1.36 | 7 at $315,000 |
Natura at Bonita Fairways | 10 | $486,250 | $234.98 | 1.18 | 11 at $510,000 |
All resales | 33 | $339,000 | $244.91 | 1.18 | 40 at $365,000 |
Read the small samples with care. Bermuda Links’ five sales were $265,000, $285,000, $295,000, $300,000 and $310,000; Carousel Cove’s four were $290,000, $360,000, $365,000 and $460,000; Botanika’s three were $250,000, $339,000 and $343,895; and Rosewood Pointe Garden had a single sale at $344,000. A median of three or four sales is a range of real prices, not a market rate. The Natura median slipped about 5 percent, from $510,000 to $486,250, on a steadier sample of ten and eleven sales.
Price band, all 34 recorded sales, Sep 2025 to Aug 2026 | Sales | What you are mostly buying |
|---|---|---|
Under $300,000 | 10 | Two-bedroom Bermuda Links and Gardens condos, smaller Botanika units, an older Carousel Cove home |
$300,000 to $350,000 | 9 | Larger Gardens units, Rosewood Pointe Garden, two-bedroom Botanika |
$350,000 to $400,000 | 6 | Top Gardens units, Carousel Cove homes, entry Natura |
$400,000 to $500,000 | 5 | Natura patio homes and villas, the best Carousel Cove homes |
Over $500,000 | 4 | Larger Natura patio homes |
Above about $460,000 the market is almost entirely Natura, where typical patio homes run 1,700 to 2,350 heated square feet. For context, City of Bonita Springs resale medians over the same months were $660,000 for houses and $400,000 for condos, so Bonita Fairways is one of the few gated golf communities in the city where a single-family home sells below the city house median.
Over the last 36 months, 105 Bonita Fairways resales closed, and 37.2 percent of them closed in February, March and April. March alone was 14.3 percent. The quiet months were August at 1.9 percent and July and November at 3.8 percent each. Sellers who did not sell in season are more flexible in summer and early fall, and buyers who tour in August through November usually face less competition than buyers who arrive in February with everyone else.
Month | Share of 105 resales, last 36 months |
|---|---|
January | 7.6% |
February | 12.4% |
March | 14.3% |
April | 10.5% |
May | 7.6% |
June | 9.5% |
July | 3.8% |
August | 1.9% |
September | 10.5% |
October | 9.5% |
November | 3.8% |
December | 8.6% |
We tracked 198 pairs of repeat sales, the same Bonita Fairways home selling twice more than a year apart, on the county record. The median owner gained 7.45 percent a year over a median hold of 5.0 years. By neighborhood, Natura led at 10.82 percent a year (31 pairs, a 2.9-year median hold), followed by Carousel Cove at 8.70 percent (29 pairs), Rosewood Pointe Garden at 7.04 (20), Bermuda Links at 6.98 (40) and The Gardens at 6.74 (72). Botanika’s four pairs, units bought new and resold after about 1.1 years, showed a median loss of 4.15 percent a year. Of the 47 pairs resold in 2025 or later, 87 percent sold for more than the owner paid, at a median 6.02 percent a year. Past gains are not a forecast, but losses showed up only on short holds of newly built condos.
The county roll shows where the current owners of recently sold homes send their tax bills. Of the 133 homes sold in the last 24 months, 59 now mail to a Florida address, and the leading out-of-state addresses are Illinois (12), New York (10), New Jersey (10), Pennsylvania (7), Ohio (7), Ontario (5) and Massachusetts (4). On the September 2026 roll, 281 of the community’s parcels carry a homestead exemption, about 38 percent of built homes: roughly half of Carousel Cove and Natura, about a third of Bermuda Links and a quarter or so of The Gardens, and only 5 of Botanika’s 75 units. Your competition in the condominiums is mostly seasonal buyers from the Northeast and Midwest; in Natura and Carousel Cove it is more often a full-time Florida buyer.
The Southwest Florida MLS records 29 closed Bonita Fairways sales in the twelve months to September 26, 2026, at a median of $339,000 and $241 per square foot, the same median the county deed record shows for resales. The median closed sale took 90.5 days on market and sold for 97.7 percent of its final list price. On September 26, 2026, 20 homes were active at a median list price of $454,950, about 8.3 months of supply.
Data updated: September 2026 (Southwest Florida MLS Matrix, residential listings filed under the Bonita Fairways development, closed 26 Sep 2025 to 26 Sep 2026 and active on 26 Sep 2026, pulled 26 Sep 2026).
Neighborhood | MLS closings, 12 months | Median sold price | Median days on market | Sale-to-list | Active listings | Median list price |
|---|---|---|---|---|---|---|
The Gardens at Bermuda Links | 11 | $325,000 | 85 | 97.6% | 2 | $362,000 |
Natura | 9 | $440,000 | 133.5 | 97.5% | 1 | $519,900 |
Carousel Cove | 3 | $360,000 | 13 | 97.1% | 2 | $324,250 |
Bermuda Links | 2 | $302,500 | 29.5 | 97.9% | 3 | $369,000 |
Botanika | 2 | $294,500 | 174 | 94.8% | 10 | $529,950 |
Rosewood Pointe Garden | 1 | $344,000 | 12 | 98.3% | none | none |
Other Bonita Fairways | 1 | $430,000 | 5 | 101.2% | 2 | $454,950 |
All Bonita Fairways | 29 | $339,000 | 90.5 | 97.7% | 20 | $454,950 |
Source: Southwest Florida MLS Matrix, pulled 26 September 2026. Neighborhoods with fewer than ten closings are thin samples; read them as individual sales, not market rates.
Two things stand out. Half of the active listings are in Botanika, where recorded sales have run well below today’s asking prices, so Botanika sellers face the most competition and buyers there have the most room to negotiate. And the 8.3 months of supply is roughly double the Bonita Springs average of 4.5 months, which is why pricing to the recorded resales, not to the active list, is what gets a Bonita Fairways home sold. The county record shows 34 qualified sales against 29 MLS closings; the difference is mostly private and builder sales that never reached the MLS.
The Southwest Florida MLS records McGreevy and Comisar on 54 closed Bonita Springs sales since 2016, $34.7 million in all, including seven closings worth $14.85 million in the last 12 months. Our recorded closings include Worthington, Spanish Wells, Bonita Springs Golf and Country Club and Bonita Lakes, the golf communities buyers most often compare with Bonita Fairways.
Choose a Bonita Fairways neighborhood by housing type first: two-story condominiums in Bermuda Links, The Gardens and Rosewood Pointe Garden for lock-and-leave living, Botanika for a newer elevator building, Carousel Cove for 55+ single-story homes, and Natura for newer patio homes and villas. Each carries its own price level, flood profile, association and rules.
Data updated: September 2026 (Lee County Property Appraiser roll dated September 1, 2026; recorded declarations and plats at the Lee County Clerk; Florida DBPR condominium registry; retrieved 26 Sep 2026).
If you want | Look at | Homes | Built | Resale median, last 12 months | Flood profile |
|---|---|---|---|---|---|
The lowest entry price, two bedrooms, two stories | Bermuda Links | 142 condos in 14 buildings | 2005 to 2006 | $295,000 | All Zone X shaded |
A two-bedroom condo with its own neighborhood pools | The Gardens at Bermuda Links | 134 condos in 12 buildings | 2007 | $325,000 | Six buildings AE, six Zone X |
The smallest, quietest condo section | Rosewood Pointe Garden A and B | 68 condos | 1997 to 2005 | $344,000 (one sale) | All Zone X shaded |
A newer elevator building with one-, two- and three-bedroom units | Botanika at Bonita Fairways | 75 condos in 3 four-story buildings | 2024 | $339,000 | Zone X; Building A edge touches AE |
A 55+ single-story home | Carousel Cove | 106 homes (56 manufactured, 50 site-built) | 1992 to 2017 | $362,500 | One home AE, the rest Zone X |
A newer single-family patio home or villa | Natura at Bonita Fairways | 329 homesites (217 built, 112 vacant) | 2016 to 2024 | $486,250 | 152 of 222 homes AE |
Bermuda Links is 142 two-bedroom condominiums in 14 two-story buildings on Rosewood Pointe Drive, Circle, Lane and Terrace and Bonita Fairways Boulevard, built in 2005 and 2006. It is the cheapest door into the community and the most rented-out: only 45 of its 142 units carry a homestead exemption. Every building is in Zone X shaded, several obtained FEMA letters of map amendment in 2010 and 2023, and because the buildings are two stories, Florida’s structural integrity reserve study and milestone inspection laws do not reach them. Original roofs would now be about 20 to 21 years old, so ask the association about roof replacement and reserves. See our Bermuda Links guide.
The Gardens is 134 two-bedroom condominiums in twelve buildings built in 2007, ten of them two stories and two, at 26630 and 26640 Rosewood Pointe Drive, three stories. It has two neighborhood pools of its own and was the most active condo section last year, with ten resales from $280,000 to $365,000. Its rules allow an annual lease or up to four monthly rentals a year, require board approval of every sale and lease, cap owners at two pets and bar pets for tenants. The six buildings along Bonita Fairways Boulevard sit in the Spring Creek AE zone and the other six in Zone X, so two units of the same size can carry very different flood costs. See our Gardens at Bermuda Links guide.
Rosewood Pointe Garden is two small condominium associations, A with 24 units on Rosewood Pointe Court and B with 44 units on Rosewood Pointe Terrace, sharing a commons association. The first 16 units date from 1997 and the rest from 2004 and 2005, in mostly two-story buildings with two- and three-bedroom plans. All eight buildings are in Zone X shaded. It trades rarely, with one resale in the last twelve months at $344,000 and five the year before at a $349,000 median, so patience and early word on listings matter more here than anywhere else in the gate. See our Rosewood Pointe Garden guide.
Botanika is 75 condominiums in three four-story elevator buildings at 26589, 26600 and 26610 Rosewood Pointe Drive, completed in 2024: 12 one-bedroom, 36 two-bedroom and 27 three-bedroom units from about 770 to 1,640 heated square feet. It carries the highest price per square foot in the community, $318.88 on its three resales, because the units are newer and smaller. Because the buildings are four stories, Botanika falls under Florida’s structural integrity reserve study and milestone inspection laws, so read its reserve disclosures closely. Buyers who resold within about a year of buying new lost ground, which argues for a longer hold. See our Botanika guide.
Carousel Cove is 106 single-story homes on Bonita Fairways Circle, Sammoset Way and Landfall Place, and the only age-restricted neighborhood in the community. Its recorded declaration invokes the federal Housing for Older Persons Act: at least 80 percent of occupied homes must include a resident 55 or older, no permanent residents may be under 18, and any rental household must include someone 55 or older. Of the 106 homes, 56 are manufactured homes built to the federal HUD code and 50 are site-built, and 65 were built before the first Florida Building Code took effect in March 2002. Confirm which type you are buying before you shop for a loan or insurance. See our Carousel Cove guide.
Natura is the single-family neighborhood Home Dynamics built around the golf course from 2016 to 2024: 199 patio-home lots in Phase 1, 24 one-story villas on Natura Boulevard in Phase 2, and 106 vacant Phase 3 lots platted in August 2025 and sold together on August 12, 2026 for $12,985,000. Patio homes run about 1,300 to 2,800 heated square feet with three or four bedrooms, and Natura owners have posted the strongest appreciation in the community. Two cautions: the neighborhood association is still developer-controlled, and 152 of 222 homes sit in a Spring Creek AE zone with no single published base flood elevation, so each lot’s elevation certificate matters. See our Natura guide.
The Bonita Fairways Community Association, owned by the homeowners, bought the golf course on March 27, 2020 for $1,200,000 and leases it to its subsidiary, which runs it as a public course. For a buyer that means no required membership, no equity purchase, no initiation fee and no outside owner who can close the course.
Data updated: September 2026 (Lee Clerk Instrument 2020000078155; Florida Division of Corporations; Bonita Fairways Community Association 2026 budget; Bonita Fairways Golf Club rates and scorecard; retrieved 26 Sep 2026).
The 2026 master budget counts $264,000 of golf course income against $120,000 of golf loan interest, and the club’s 2023 shareholders report credited golf with distributing $540,000 to owners through the master budget. Owners get 10 percent off the daily rate under the posted rules, and anyone can buy the Summer Player Card, which from May 1 to September 30 costs $550 single, $750 couple or $950 family with a $20 cart fee per round. In late September 2026, 18 holes cost $30 to $45 with a cart and nine holes started at $15.
The course is a par-61 executive layout of 3,388 yards from the blue tees, with seven par 4s, eleven par 3s and water on about twelve holes, rated 56.8 with a slope of 89 for men from the blues. It suits players who want a quick, social round; low-handicap golfers usually want something longer. There is no full driving range, only hitting cages, a putting green and a chipping area.
The master declaration grants golf-ball easements over every lot next to the course and states that owners have no right to a golf view. An errant ball on the lanai is part of course-side living, and a future tree planting or course change is not a legal wrong. The course and cart paths are for golfers only, and pets are not allowed on the course. In return, course-side homes get long views across fairways and lakes that the owners, not an outside operator, control.
We found no redevelopment proposal and no litigation over the course in city, county or news records. Because the homeowners own it, any change would need the owners themselves, which removes the risk that has hit Southwest Florida golf communities whose courses were sold to developers.
With the resale median down about 7 percent and fewer homes selling, the Bonita Fairways buyer who arrives with the flood zone, the neighborhood budget and an insurance quote already in hand negotiates from strength. Call Marc at (239) 287-5873 or Jesse direct at (239) 898-6072, start your Bonita Fairways buyer consultation using the form at the top of this page, or read how we represent buyers across Southwest Florida. Selling a Bonita Fairways home first? Get a free Bonita Fairways home valuation and read how we sell homes in Bonita Fairways.
A Bonita Fairways buyer pays a $1,100 master assessment in 2026, billed as two $550 payments, plus a separate neighborhood association fee that no public source publishes, plus a one-time $2,500 resale capital contribution at closing. There is no golf membership requirement and no community development district, so those three layers are the full association cost.
Data updated: September 2026 (Bonita Fairways Community Association 2026 budget; Certificate of Amendment, Lee Clerk Instrument 2024000069667, recorded March 12, 2024; association meeting results; Lee County Property Appraiser tax district data; retrieved 26 Sep 2026).
The $1,100 master fee is one layer, not the total. Condominium owners also pay their association’s fee, which covers building insurance, exterior maintenance and reserves; Carousel Cove and Natura owners pay their homeowners association fee. We pull the adopted budget and an estoppel figure for every home we show before an offer is written.
Layer | Amount | When you pay | What it covers |
|---|---|---|---|
Master assessment, 2026 | $1,100 per home ($964 operating plus $136 reserve) | Yearly, two $550 payments | Clubhouse, pools, courts, gate, private roads, lakes and stormwater, common landscaping, sheriff patrols, insurance, management, reserves, golf loan interest |
Master assessment history | $1,000 in 2023 and 2024; $932 in 2025 | ||
Resale capital contribution | $2,500 | Once, by the buyer at closing | Reserves, capital improvements and repayment of capital loans |
Neighborhood association fee | Not published | Set by each association | Buildings and insurance for condos; grounds and common areas for Carousel Cove and Natura |
Golf membership | Optional | Only if you choose | Summer Player Card $550 single, $750 couple, $950 family |
CDD or special district | None | Not applicable | Not applicable |
Special assessment | None approved as of September 2026 | If levied | A $500 second-pool assessment was rejected on July 16, 2026 |
The recorded amendment, approved by members on March 6, 2024 and recorded March 12, 2024, makes the buyer responsible at closing. It exempts transfers to a spouse or co-owner, transfers by inheritance or to an estate-planning trust, foreclosures by a lender or the association, an owner who sells one Bonita Fairways home and buys another within one year, and a buyer’s first purchase directly from Home Dynamics or Cedar Green Homes. Like most closing costs it can be negotiated in the contract, and we ask for a seller credit when the market allows. Whether the future builder of the Natura Phase 3 lots will be treated like the two named developers is a question for the association, because the amendment names only those two.
Ask for three documents before you write an offer: the neighborhood association’s current adopted budget, a recent estoppel certificate or statement showing the regular assessment and any special assessment, and the master association’s current budget. Add the neighborhood fee, one-twelfth of the $1,100 master fee ($92 a month), your insurance quotes and the property tax estimate after the reset, and you have the real carrying cost. Florida caps what an association may charge for an estoppel certificate, at $299 for a current account plus $119 for delivery within three business days, and the contract decides who pays it.
The association approved and financed a second master pool in 2024 with a ten-year loan at 6.75 percent, but on July 16, 2026 members rejected a $500 per-home special assessment to complete its funding, 735 votes to 122. As of September 2026 the pool is not built and its funding is unresolved. Read the latest board minutes before you close.
Estimate before neighborhood fee and insurance | $325,000 Gardens condo | $362,500 Carousel Cove home | $486,250 Natura home |
|---|---|---|---|
Property tax, second home, proposed 2026 rate | $4,167 a year | $4,648 a year | $6,235 a year |
Property tax, homestead | $3,647 a year | $4,128 a year | $5,715 a year |
Master assessment | $1,100 a year | $1,100 a year | $1,100 a year |
City stormwater fee | $20 a year | $20 a year (under 1,800 sq ft) | $20 or $50 by size |
Neighborhood fee | Gardens condominium budget | Carousel Cove HOA budget | Natura HOA budget |
Insurance | Interior (HO-6) policy; Lee County average $1,494 | Whole-home policy; flood for most lenders if AE | Whole-home policy; flood required if AE and financed |
Tax figures use the proposed 2026 district 017 rate of 12.8217 mills applied to the purchase price, with the $25,000 homestead exemption on all levies and the additional exemption of up to $26,411 on non-school levies. The Lee County average homeowners premium was $3,576 a year including wind in state data as of March 31, 2026; a Natura home’s quote depends on its roof, wind-mitigation features and flood zone more than on the average.
The Bonita Fairways master declaration requires leases of at least 30 consecutive days, bars pets in leased homes, keeps boats, trailers and commercial vehicles out of sight, requires architectural approval for exterior changes and, since 2026, limits guests at the pools and courts. Neighborhoods can add stricter rules, such as The Gardens’ four-rental limit and Carousel Cove’s 55+ occupancy rule.
Data updated: September 2026 (Bonita Fairways master Declaration of Covenants and Restrictions, O.R. Book 2872, Page 2887, and recorded amendments; Carousel Cove Amended and Restated Declaration, Instrument 2013000110712; association rules and tenant forms; retrieved 26 Sep 2026).
No home may be leased for fewer than 30 consecutive days, and a full-February lease counts as 30 days. The association’s tenant access form states that short-term rentals, VRBO and Airbnb are not permitted, and every tenant registers with the master association. An owner who passes recreation rights to a tenant gives up his or her own use of the common areas during the lease.
The Gardens at Bermuda Links allows an annual lease or up to four monthly rentals a year and requires board approval of every lease. Carousel Cove requires any tenant household to include a resident 55 or older. The Rosewood Pointe Garden, Bermuda Links, Botanika and Natura associations may set approval steps of their own, so we read each set of rules before you offer, not after.
Owners may keep ordinary household pets in reasonable number, on a leash outdoors and never on the golf course. Pets are not allowed in leased homes, which makes Bonita Fairways pet-friendly for owners but not for renters, and it narrows the tenant pool for investors. The Gardens caps owners at two pets, and Carousel Cove at three with no more than two dogs. The City of Bonita Springs Dog Park on East Terry Street is about nine-tenths of a mile from the community.
Some neighborhoods approve buyers as well as tenants; The Gardens requires an application for every sale. We start the application the day a contract is signed and build the association’s timeline into the closing date, because a missed approval can delay an otherwise clean closing. Questions about a specific neighborhood’s process? Call Jesse direct at (239) 898-6072.
A 2026 amendment, recorded as Instrument 2026000086991 after members passed it 542 to 202, allows up to two non-family day guests per home when accompanied by the owner, up to six family day guests, and up to six family and six non-family overnight guests at the recreation facilities. Commercial vehicles, boats, trailers, campers and motor homes must be kept fully enclosed. Fences are limited to six feet, window air conditioners are not allowed, and exterior changes need architectural approval.
The single gate on West Terry Street is unmanned. Residents enter with a radio-frequency sticker on the passenger-side headlight, with two vehicles per condominium and additional vehicles for single-family homes at $30 each. Visitors use the call box to reach the resident, who opens the gate from a phone. License-plate cameras shared with the Lee County Sheriff and paid sheriff patrols, budgeted at $18,000 for 2026, back up the gate, and internal streets carry a 25 mph limit.
Most of Bonita Fairways is FEMA Zone X shaded, a moderate-risk zone with no federal flood insurance requirement, but 152 of 222 Natura homes and six of twelve Gardens at Bermuda Links buildings sit in a Spring Creek AE zone that requires flood insurance on a federally backed mortgage. Every address is in Evacuation Zone A.
Data updated: September 2026 (FEMA National Flood Hazard Layer, panel 12071C0656G effective November 17, 2022; FEMA letters of map change; USGS high-water marks; Lee County 2018 LiDAR; Florida Office of Insurance Regulation; Citizens Property Insurance; retrieved 26 Sep 2026).
Neighborhood | Buildings | Building center in Zone X | Building center in AE | Buyer note |
|---|---|---|---|---|
Natura at Bonita Fairways | 222 homes | 70 | 152 (Spring Creek riverine AE) | No single base flood elevation; several homes removed by FEMA letters since 2024 |
The Gardens at Bermuda Links | 12 buildings | 6 | 6 | The six buildings on Bonita Fairways Boulevard |
Botanika at Bonita Fairways | 3 buildings | 3 | 0 | Building A at 26589 Rosewood Pointe Dr touches coastal AE; letter of map amendment 2023 |
Carousel Cove | 101 homes mapped | 100 | 1 (coastal AE) | Nine footprints touch the AE edge |
Bermuda Links | 14 buildings | 14 | 0 | Letters of map amendment 2010 and 2023 |
Rosewood Pointe Garden | 8 buildings | 8 | 0 |
The governing map is Lee County FIRM panel 12071C0656G, effective November 17, 2022. You can look up any address on FEMA’s Flood Map Service Center or the City of Bonita Springs Find My Flood Zone map and Elevation Certificate Search. A FEMA letter of map amendment or revision can show that a specific structure sits above the base flood elevation and remove the federal requirement; FEMA’s records show such letters in Carousel Cove in 2009, Bermuda Links in 2010 and 2023, Botanika in 2023, and four Natura lots between 2024 and August 2026, three of which removed the structure and one of which was denied.
USGS surveyed Hurricane Ian high-water marks of 8.7 to 9.0 feet above sea level (NAVD88) within about a mile of the community, while the 2018 county LiDAR puts the median ground at Bonita Fairways building sites between 10.2 and 11.1 feet: 10.24 in The Gardens, 10.28 in Bermuda Links, 10.35 in Rosewood Pointe Garden, 10.36 in Carousel Cove, 10.78 in Botanika and 11.12 in Natura. We found no report naming the community as flooded, though that is not the same as a record that no home took water. FEMA’s claims file shows 19 flood claims ever filed in the census block group covering Bonita Fairways and a few older adjoining blocks, most on buildings built between 1950 and 1989.
Every Bonita Fairways address is in Lee County Evacuation Zone A, the first zone ordered to leave. The National Hurricane Center’s worst-case surge maps show more than 3 feet of water above ground across the community in a Category 2 storm and more than 9 feet in a Category 4. They are planning maps, not forecasts.
Lenders require flood insurance on federally backed mortgages for buildings in an AE zone. The City of Bonita Springs holds a FEMA Community Rating System Class 5, a 25 percent discount on every National Flood Insurance Program policy, per the city and FEMA’s April 2025 list; check the current list before relying on it. If you insure a single-family home with Citizens Property Insurance, flood coverage is already required in high-risk zones and for homes with a replacement cost of $400,000 or more, and from January 1, 2027 it will be required on every Citizens personal residential policy. Condo unit-owner policies are exempt.
The Florida Office of Insurance Regulation reported an average Lee County homeowners premium of $3,576 a year including wind and $1,494 for a condo unit-owner policy, as of March 31, 2026. Original roofs would now be about 19 years old at The Gardens, 20 to 21 at Bermuda Links, up to 29 at Rosewood Pointe Garden and up to 34 in Carousel Cove, but many have been replaced and only the permit record shows when. Citizens requires a four-point inspection on homes more than 20 years old and at least five years of remaining roof life. A wind-mitigation inspection on form OIR-B1-1802 earns premium credits, and on a Natura home built under the 2014 to 2023 codes it can make a meaningful difference.
Since October 1, 2024, Florida has required residential sellers to give buyers a written flood disclosure at or before the contract, covering whether the seller knows of flood damage, filed a flood insurance claim or received federal flood assistance. Read it before you sign, and ask for the claim history if any answer is yes.
Before buying a Bonita Fairways condo, confirm the building’s height, because Florida’s structural integrity reserve study and milestone inspection laws reach only buildings of three or more habitable stories: Botanika’s three buildings and two Gardens buildings. Then read the budget, reserves, recent minutes, insurance, rules and any pending special assessment, and confirm your lender will approve the condominium.
Data updated: September 2026 (Florida Statutes sections 553.899, 718.112 and 718.503; Florida DBPR condominium registry; Lee County Property Appraiser; retrieved 26 Sep 2026).
Condominium | Stories | Built | SIRS and milestone inspection required? |
|---|---|---|---|
Bermuda Links | Two | 2005 to 2006 | No |
Rosewood Pointe Garden A and B | Mostly two | 1997 to 2005 | No |
The Gardens at Bermuda Links | Ten two-story, two three-story | 2007 | Yes, for the two three-story buildings at 26630 and 26640 Rosewood Pointe Drive |
Botanika at Bonita Fairways | Four | 2024 | Yes, all three buildings |
A structural integrity reserve study is due at least every ten years for covered buildings, with the first deadline for existing associations extended to December 31, 2025, and associations that must have one cannot waive or underfund the reserves it identifies. A milestone inspection is due by December 31 of the year a covered building turns 30, and every ten years after, or at 25 years if the local building official requires it. We could not confirm the filing status of the Gardens or Botanika studies in the state’s online database, so we request them directly from the association for every condo buyer.
Florida’s condominium resale rules give a buyer the governing documents, a question-and-answer sheet and a review period after receiving them, during which the buyer can cancel. Order the documents the day your offer is accepted, and use the time to read the budget and minutes, not only the rules.
A financed condo buyer’s lender reviews the condominium project itself, including its budget, reserves, insurance and the share of units that are rented. A building with a high share of rentals or a pending special assessment can narrow your loan options, which is one reason Bonita Fairways condos often sell to cash buyers. We have you ask your lender about the specific condominium before you offer.
The purchase contract decides who pays an assessment levied before closing, and we negotiate that at the offer. Under the 2025 condo law changes, boards may also fund reserves by special assessment, line of credit or loan with majority approval, so a quiet budget today does not rule out an assessment later. Compare condominiums on the total monthly cost, fee plus reserve contribution plus insurance, not on price alone.
A Bonita Fairways buyer’s property tax is based on market value the January after closing, at a proposed 2026 rate of 12.8217 mills with no CDD: about $4,347 a year on a $339,000 second home. A financed buyer also pays mortgage stamps, the intangible tax, lender’s title, inspections and the $2,500 resale capital contribution.
Data updated: September 2026 (Lee County Property Appraiser 2026 TRIM notice for a Natura parcel and preliminary millage; Florida Statutes section 193.155; Florida Department of Revenue; Florida Administrative Code rule 69O-186.003; retrieved 26 Sep 2026).
Taxing authority, district 017 | 2026 proposed mills |
|---|---|
Lee County general revenue | 3.7623 |
Public schools, local board and state law | 5.2710 |
Bonita Springs Fire District | 2.0100 |
City of Bonita Springs | 0.8470 |
Lee County Library District | 0.4218 |
Mosquito, hyacinth control and inland navigation | 0.2795 |
South Florida Water Management District, three levies | 0.2301 |
Total | 12.8217 |
The final rates appear on the November tax bill and can only be at or below the proposed rates. The voter-approved rail trail bond will add a debt levy in a future year once its rate is set.
Florida caps a homestead’s yearly assessment increase at 3 percent or inflation, whichever is lower, and resets it to market value the January after a sale, so your bill will usually be higher than the seller’s, especially in Carousel Cove, where half the homes are long-held homesteads. If you are moving from another Florida homestead, portability lets you bring up to $500,000 of your Save Our Homes benefit if you set up the new homestead within three years. File with the Lee County Property Appraiser by March 1 of the year you qualify.
If 60 percent of voters approve it, the amendment would exempt the first $150,000 of a homestead’s value from non-school taxes in 2027 and $250,000 from 2028, cut the non-homestead cap from 10 to 5 percent for non-school levies, and make people who become Florida residents after January 1, 2027 wait five years for the larger exemption.
Estimate for illustration | $295,000 Bermuda Links condo, cash | $339,000 condo, 20% down ($271,200 loan) | $486,250 Natura home, 20% down ($389,000 loan) |
|---|---|---|---|
Mortgage documentary stamp tax, $0.35 per $100 of loan | none | $949 | $1,362 |
Intangible tax, 2 mills on the loan | none | $542 | $778 |
Lender’s title policy, simultaneous issue | none | $25 plus endorsements | $25 plus endorsements |
Recording | about $30 | about $200 | about $200 |
Appraisal, estimate | optional | about $600 | about $600 |
Inspections, estimate | about $600 | about $600 | about $900 |
Survey, if required | not needed | usually not needed | about $500 |
Master resale capital contribution | $2,500 | $2,500 | $2,500 |
Approximate total before association application fees and prepaids | about $3,130 | about $5,420 | about $6,870 |
Estimates are for planning; the lender’s Loan Estimate and the title company’s settlement statement control. Add neighborhood application fees, prepaid homeowners and flood insurance, and tax escrow. The deed stamps, $0.70 per $100 of the price, are assigned to the seller in the standard Florida contract, and Florida sets title premiums by rule: $5.75 per $1,000 of coverage up to $100,000 and $5.00 per $1,000 up to $1 million.
Since August 17, 2024, a Florida buyer signs a written agreement with their agent before touring a home. The agreement states the agent’s compensation, which is negotiable and not set by law. A Bonita Fairways seller may still offer compensation or a concession toward your costs, but not through the MLS, and we ask on every home.
Data updated: September 2026 (National Association of Realtors settlement guidance and Florida Realtors contract forms; retrieved 26 Sep 2026).
Every Bonita Fairways address is in Lee County’s elementary Zone Q, middle Zone GG and high school South Zone 3, whose choices include Bonita Springs, Spring Creek, Pinewoods, Three Oaks and San Carlos Park elementaries, Bonita Springs and Three Oaks middles, and Bonita Springs, Estero and South Fort Myers highs. Bonita Springs Middle is under a mile from the community.
Data updated: September 2026 (School District of Lee County 2026-27 locator; Florida Department of Education 2026 school grades; retrieved 26 Sep 2026).
School | Level | 2026 state grade | Approx. drive from the golf club |
|---|---|---|---|
Bonita Springs Elementary | Elementary | C | about 6 min |
Spring Creek Elementary | Elementary | B | about 7 min |
Bonita Springs Middle Center for the Arts | Middle | B | about 2 min |
Bonita Springs High | High | B | about 11 min |
Estero High | High | B | about 15 min |
Bonita Springs Charter School (public charter) | K to 8 | A | in Bonita Springs |
Families rank schools on a choice application in the School District of Lee County parent portal each winter, and a signed purchase contract can serve as proof of address for a family buying a home. Bonita Springs Elementary is being rebuilt, with completion expected in September 2027.
Daily life in Bonita Fairways centers on a two-story clubhouse, the public golf course and a location about four minutes from the Old 41 downtown. Residents have a banquet hall, cafe, library, fitness rooms, a master pool and spa, four pickleball courts, a lighted tennis court, bocce and shuffleboard, and Bonita Beach is about eleven minutes away.
The clubhouse at 26771 Bonita Fairways Boulevard measures about 18,800 gross square feet in the association’s 2025 insurance appraisal (the county roll records 15,856 square feet under roof), with a 215-person banquet hall, card, game, billiards and craft rooms and two fitness rooms. Residents reserve courts online, and the Bobcat Cafe in the golf clubhouse serves sandwiches and salads from about $8 to $16. The social committee runs winter concerts and dances, a trunk-or-treat and an end-of-season pool party.
The nearest full hospital is NCH North in North Naples, about 15 minutes away. The NCH freestanding emergency department on South Tamiami Trail in Bonita Springs is about 9 minutes and Lee Health’s Coconut Point emergency department in Estero about 11. Gulf Coast Medical Center in Fort Myers, a Level II trauma center, is about 26 minutes.
From the golf club | Approx. drive, free-flow |
|---|---|
Riverside Park and the Old 41 downtown | 4 min |
Publix, Bonita Bay Plaza | 4 min |
Interstate 75, exit 116 | 9 min |
Bonita Beach Park | 11 min |
Coconut Point, Estero | 11 min |
Mercato, North Naples | 15 min |
Downtown Naples | 29 min |
Southwest Florida International Airport | about 30 min |
Season traffic from December to April can add 20 to 50 percent. Every route out leaves by Bonita Fairways Boulevard onto West Terry Street, where a 12-foot shared-use path was completed in 2022.
Voters approved a $35 million bond for the Bonita Estero Rail Trail on August 18, 2026 with 68 percent of the vote; the rail corridor runs within 100 feet of about 2,760 feet of the community’s northeast edge, and the trail is at least a few years away. Natura Phase 3 construction will bring builder traffic for a period, and the Imperial 41 apartments on Old 41 are targeted for 2027.
Bonita Fairways is the lowest-priced of the nearby Bonita Springs golf communities, with a $339,000 resale median against house medians of $837,500 in Spanish Wells, $695,000 in Highland Woods, $597,500 in Worthington and $482,500 in VillageWalk. It is also the only one where the homeowners own a public course and no one pays club dues.
Data updated: September 2026 (Lee County Property Appraiser qualified resales inside the City of Bonita Springs by subdivision, September 2025 through August 2026; retrieved 26 Sep 2026).
Bonita Fairways | Spanish Wells | Highland Woods | Worthington | VillageWalk | |
|---|---|---|---|---|---|
Resale median, last 12 months | $339,000, all types | $837,500, 24 house resales (Cordova $1,005,000) | $695,000, 7 houses; St. Andrews Verandas condos $415,000 | $597,500, 18 houses | $482,500, 72 houses |
Median $ per sq ft | $244.91 | $320 | $362 | $328 | $293 |
Golf | 18-hole par-61 public executive, owned by the homeowners | 27 holes, owned by the homeowners, optional outside Cordova | Bundled equity membership | Private golf club | No golf |
CDD | None | None | See our guide | See our guide | Yes |
Choose Bonita Fairways for gated golf at condominium and patio-home prices, walking or biking distance to downtown and no membership bill. Choose Spanish Wells for 27 holes and larger single-family homes, Highland Woods, directly west, if you play enough for a bundled equity membership to pay off, Worthington for a private-club setting at a middle price, and VillageWalk of Bonita Springs for newer single-family homes without golf. The full list is in our Bonita Springs community guide.
The pros of Bonita Fairways are gated golf with no required membership, a low published master fee, no CDD, prices from about $250,000, and a location minutes from downtown. The cons are unpublished neighborhood fees, AE flood exposure in Natura and The Gardens, Evacuation Zone A, strict leasing and pet rules for tenants, and an executive rather than championship course.
Search current Bonita Fairways listings on our site’s home search or on DomainRealtyGroup.com, then send us your favorites; we pull the flood, fee, roof and rules file for each before you tour. Our team also hears about some Bonita Fairways homes before they reach the MLS, one reason buyers choose McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008.
Save a Bonita Fairways search to receive alerts when new listings match, and ask us for the current MLS read on any neighborhood, including how long homes are taking to sell and how close to list price they are closing. Those are MLS figures rather than county ones, so we give them to you live rather than print them here.
Tell us your budget, timing and must-haves using the buyer consultation form at the top of this page, or call Marc at (239) 287-5873 or Jesse direct at (239) 898-6072. We will send the neighborhoods that fit, with recent recorded sales, flood profiles and the fee documents to request.
If you need to sell to buy, read how we sell homes in Bonita Fairways or our Bonita Springs seller’s guide, and get a free Bonita Springs home valuation so the sale and the purchase line up.
Seasonal buyers in Bonita Fairways should plan for a home left empty for months: hurricane protection, a home watch service, insurance that covers vacancy, a storm plan for Evacuation Zone A, and leasing rules that allow only 30-day-plus tenants without pets. Most of the community’s condominiums are owned by seasonal buyers, and closings can be completed remotely.
A two-story condo in Bermuda Links, The Gardens or Rosewood Pointe Garden puts the building’s roof and exterior on the association, and Botanika adds elevators. Ask who handles hurricane shutters or impact windows, and how the association checks empty units after a storm.
Florida title companies routinely close with remote online notarization or mail-away signing; confirm wire instructions by phone with the title company, never from an email alone. Ontario is among the top owner addresses here, and Canadian buyers should plan financing and ownership with a cross-border tax adviser, since a future sale will generally face 15 percent FIRPTA withholding unless an IRS exemption or certificate applies.
Marc Comisar is a top-reviewed Bonita Springs buyer’s agent and Jesse McGreevy is a top-reviewed Southwest Florida realtor; every review below is copied from our Google Business Profile. Those reviews are how Top 1% Real Estate Agents Nationally Since 2008 are measured in practice: by the clients who closed with us.
★★★★★ “Marc and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that’s gonna treat you like family, well you found them.” Verified Google review
★★★★★ “Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time.” Verified Google review
★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Verified Google review
★★★★★ “Marc knows the market, works for his buyer and is attentive to his goals.” Verified Google review
★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Verified Google review
These are the questions buyers ask us most about Bonita Fairways, answered from the Lee County record, the association’s recorded documents and Florida law. For your own search, call Marc at (239) 287-5873 or Jesse direct at (239) 898-6072.
Choose the neighborhood that fits your budget and housing type, confirm the building’s flood zone, and get the neighborhood budget and an insurance quote before you offer. Then inspect, read the association documents in your review period, apply for any required association approval and close through a Florida title company.
On the north side of West Terry Street in the City of Bonita Springs, Lee County, ZIP 34135, about a mile east of U.S. 41. The clubhouse is at 26771 Bonita Fairways Boulevard.
Yes. It has a single unmanned gate on West Terry Street with headlight stickers for residents, a call box for visitors, license-plate cameras and paid sheriff patrols.
Over the twelve months to September 1, 2026, the county recorded 33 resales at a $339,000 median and $244.91 per heated square foot. Condos ran from $250,000 to $365,000, and Natura homes from $380,000 to $579,990.
The resale median fell about 7 percent, from $365,000 to $339,000, and price per square foot fell by a similar share. The samples are small, so compare the specific neighborhood rather than the headline.
Yes. Ten of the 34 recorded sales in the last twelve months closed under $300,000, including Bermuda Links units at $265,000, $285,000 and $295,000 and a Botanika resale at $250,000.
Bermuda Links, whose five resales ran from $265,000 to $310,000 at a $295,000 median. Its 142 two-bedroom units are in two-story buildings, all in Zone X shaded.
Natura’s ten resales in the last twelve months closed at a $486,250 median and $234.98 per heated square foot. Including one builder first sale, its sales ranged from $380,000 to $579,990.
Only Carousel Cove is. Its recorded declaration requires at least 80 percent of occupied homes to include a resident 55 or older and bars permanent residents under 18; the other six neighborhoods have no age restriction in any document we reviewed.
Some are. Of its 106 single-story homes, 56 are manufactured homes built to the federal HUD code and 50 are site-built, and that difference affects both financing and insurance.
No. The homeowners association owns the course and runs it as a public course, so golf is optional. Owners get 10 percent off the daily rate and can buy a Summer Player Card.
The Bonita Fairways Community Association, which bought it on March 27, 2020 for $1,200,000 and leases it to its subsidiary, Bonita Fairways Golf Club, Inc.
We found no redevelopment proposal or litigation in city, county or news records. Because the homeowners own the course, any change would need the owners themselves.
The master assessment is $1,100 per home for 2026, billed as two $550 payments. Each neighborhood association charges its own fee, which is not published, so we confirm it from the budget or an estoppel certificate for each home.
Yes. The buyer pays a one-time $2,500 resale capital contribution at closing under an amendment recorded March 12, 2024. Certain family, estate and developer transfers are exempt, and it can be negotiated in the contract.
No. Every parcel is in City of Bonita Springs tax district 017, with no community development district or other special district on the tax bill.
At the proposed 2026 rate of 12.8217 mills, about $4,347 a year on a $339,000 second home or $3,827 with homestead, and about $6,235 on a $486,250 Natura home. Your assessment resets to market value the January after you buy.
Partly. Most of it is Zone X shaded, but 152 of 222 Natura homes and six of the twelve Gardens at Bermuda Links buildings are in a Spring Creek AE zone on FEMA panel 12071C0656G.
Your lender requires it for a federally backed mortgage in an AE zone. It is optional in Zone X, but we recommend it because every address is in Evacuation Zone A, and Citizens will require it on every home policy it writes from January 1, 2027.
We found no report naming Bonita Fairways as flooded. Ian’s nearby high-water marks were 8.7 to 9.0 feet above sea level, while median ground at the community’s building sites is 10.2 to 11.1 feet.
Every Bonita Fairways address is in Lee County Evacuation Zone A, the first zone ordered to leave when a hurricane threatens.
Only buildings of three or more habitable stories: Botanika’s three four-story buildings and the two three-story Gardens buildings at 26630 and 26640 Rosewood Pointe Drive. Bermuda Links and Rosewood Pointe Garden are two-story and exempt.
Yes, for 30 consecutive days or longer. Airbnb and VRBO stays are barred, tenants may not keep pets, and The Gardens allows an annual lease or up to four monthly rentals a year.
Yes for owners, who may keep ordinary household pets on a leash and off the golf course. Pets are not allowed in leased homes, and The Gardens and Carousel Cove set their own limits.
In some neighborhoods. The Gardens at Bermuda Links approves every sale and lease, and Carousel Cove must confirm its 55+ occupancy, so we build the approval timeline into the closing date.
A 75-unit condominium of three four-story elevator buildings on Rosewood Pointe Drive, completed in 2024, with one-, two- and three-bedroom units from about 770 to 1,640 heated square feet. Its three recent resales were $250,000, $339,000 and $343,895.
Botanika and Natura’s first two phases were finished through 2024. The 106 Natura Phase 3 lots sold in one transaction on August 12, 2026 for $12,985,000, so new construction there is likely, though no builder has been confirmed by deed and announcement.
Bonita Fairways is in elementary Zone Q, middle Zone GG and high school South Zone 3, whose choices include Bonita Springs and Spring Creek elementaries, Bonita Springs Middle and Bonita Springs and Estero highs. Placement is by choice application.
NCH North in North Naples, about 15 minutes away. The NCH emergency department in Bonita Springs is about 9 minutes and Lee Health Coconut Point about 11.
Bonita Beach Park is about 5.1 miles and 11 minutes away in light traffic. Seasonal traffic on Bonita Beach Road can add time.
Southwest Florida International Airport is about 30 minutes away in free-flowing traffic, and downtown Naples about 29 minutes.
Summer and early fall. Over the last three years 37.2 percent of resales closed from February through April, while July, August and November together produced under 10 percent.
Bonita Fairways is the lower-priced option, at a $339,000 resale median against house medians of $837,500 in Spanish Wells and $695,000 in Highland Woods. Spanish Wells’ owners own a 27-hole club, and Highland Woods bundles an equity membership into every home.
A financed buyer pays mortgage stamps of $0.35 per $100 of the loan, a 2-mill intangible tax, lender’s title, recording, appraisal, inspections and the $2,500 resale capital contribution. A cash buyer skips the mortgage taxes.
Yes, before touring a home with an agent, under the NAR settlement practice changes in force since August 17, 2024. The agreement states the agent’s compensation, which is negotiable.
Yes, and Ontario is among the top owner addresses in the community. Plan financing and tax treatment with a cross-border adviser, since a future sale will generally face FIRPTA withholding.
We recommend McGreevy and Comisar, with Marc Comisar leading buyer representation and the county record behind every offer. Call Marc at (239) 287-5873.
A Bonita Fairways specialist knows which buildings sit in the AE zone, which condominiums fall under the reserve study law, what each neighborhood association charges, how the 55+ rule and leasing limits work, and what comparable homes in the same neighborhood actually sold for. That knowledge turns a list price into a fair offer.
Our office is at 24031 S Tamiami Trl #101 in Bonita Springs, about ten minutes from the Bonita Fairways gate. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, bring the same county-record discipline to every purchase we negotiate.
Our guides to selling a Bonita Fairways home and what your Bonita Fairways home is worth explain how we time the sale and purchase together, and our Bonita Springs buyer’s guide covers the rest of the city.
If you’re searching for the best buyer’s agent in Bonita Fairways, McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, represent buyers across Southwest Florida. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales.
Bonita Fairways market record, last 12 months: in the last 12 months we tracked 34 recorded qualified sales inside Bonita Fairways, 33 of them resales at a $339,000 median, per the Lee County Property Appraiser roll dated September 1, 2026.
Use the buyer consultation form at the top of this page, call Marc at (239) 287-5873, or talk to Jesse direct: (239) 898-6072. Selling first? Get your free Bonita Fairways home valuation.
Marc Comisar is a top-reviewed Bonita Fairways buyer’s agent and Jesse McGreevy is a top-reviewed Bonita Fairways realtor; you can read every review on our Google Business Profile. McGreevy and Comisar are based in Bonita Springs and have represented buyers and sellers across Southwest Florida since 2008.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.
Every fact on this page traces to one of the primary sources below: the Lee County deed and tax record, the Bonita Fairways Community Association’s recorded documents, state and federal agencies, Florida law, the City of Bonita Springs and news reporting. We do not cite real estate brokerage or listing sites.
These are the recorded documents, forms and statutes a Bonita Fairways buyer is most likely to need, each linked to the official source that publishes it: the Bonita Fairways Community Association, the State of Florida, Lee County, the City of Bonita Springs or the federal government.
Market data from the Lee County Property Appraiser recorded-sale file (roll dated 1 September 2026), pulled 26 September 2026, and the Southwest Florida MLS Matrix, pulled 26 September 2026. Brokered by Domain Realty.