Recorded sales by building and parking type, the fee stack, the 2020 roof permits and the documents to request for Bermuda Links, from the #1 team in Southwest Florida since 2012.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Prices from the Lee County Property Appraiser recorded-sale file indexed 29 September 2026 and the Southwest Florida MLS, windows ending 29 September 2026
McGreevy and Comisar are a Bonita Springs buyer’s team, Top 1% Real Estate Agents Nationally Since 2008, and this is our guide to buying a condominium in Bermuda Links at Bonita Fairways, the 142-unit, two-bedroom condominium beside the clubhouse and golf course inside the gated Bonita Fairways community in Bonita Springs, Florida. It covers what Bermuda Links homes have actually recorded at, which of the 14 buildings you are really choosing, what the two associations cost and which documents to read before you sign.
Bermuda Links is 14 two-story buildings built in 2005 and 2006, with tile roofs replaced on every building in 2020 and every building in FEMA shaded Zone X. In the 24 months to September 29, 2026 the county recorded 15 qualified resales at a $312,500 median, from $265,000 to $400,000. Our full Bermuda Links neighborhood guide has the history and every recorded phase; this page is the buyer’s version.
The record is small and it splits in two. Garage buildings and carport buildings trade about $66,000 apart at the median, and the Bermuda Links condominium fee is not published anywhere we could cite, so a buyer who starts from the master association’s $1,100 assessment is starting from the wrong number. Bermuda Links is also a Chapter 718 condominium inside the Chapter 720 Bonita Fairways master, so you read two sets of documents and order two estoppel certificates. This page walks through each step before you write an offer.
To buy a Bermuda Links home in 2026, choose the parking group and building first, because garage buildings recorded a $361,875 median over 24 months against $296,000 for carport buildings. Get the condominium’s estoppel and adopted budget before you offer, since its fee is not published, and budget the $1,100 master assessment and the $2,500 buyer contribution.
The order matters because Bermuda Links looks like one product and behaves like two. The 86 units in eight garage buildings run 1,341 to 1,662 heated square feet, and the 56 units in six carport buildings run 1,180 to 1,216. We build that picture for your short list before we tour anything.
These are the ten facts a Bermuda Links buyer should know in September 2026, each drawn from the Lee County recorded-sale and parcel record, the state’s condominium and corporation filings, the City of Bonita Springs permit record, the Bonita Fairways association’s documents, the Southwest Florida MLS or a federal or state source.
Buying in Bermuda Links: How Do I Buy a Home in Bermuda Links in 2026? · Why Work With McGreevy and Comisar as Your Bermuda Links Buyer’s Agent?
The Market and the Homes: What Is the Bermuda Links Market Like for Buyers Right Now? · Which Bermuda Links Home Fits Which Buyer?
Costs, Documents and Rules: What Will I Pay to Own a Bermuda Links Home? · What Should I Check in the Bermuda Links Documents? · What Are the Rules on Leasing, Pets and Approvals in Bermuda Links?
Flood, Roofs, Taxes and Closing: Is Bermuda Links in a Flood Zone, and What Will Insurance Cost? · What Do the City Permits Show About Bermuda Links Roofs and Windows? · What Will My Property Taxes and Closing Costs Be in Bermuda Links?
Representation, Schools and Daily Life: How Does Buyer Representation Work in Florida After the NAR Settlement? · Which Schools Serve Bermuda Links? · What Is Daily Life Like in Bermuda Links?
Comparisons: Bermuda Links vs The Gardens at Bermuda Links: Which Should You Buy? · How Does Bermuda Links Compare With the Rest of Bonita Fairways? · What Are the Pros and Cons of Buying in Bermuda Links?
Searching and Seasonal Buyers: How Do I See Bermuda Links Homes for Sale? · How Do I Get a Personalized Bermuda Links Buyer Consultation? · Buying a Winter Home in Bermuda Links: What Seasonal Buyers Should Know
Answers and Local Expertise: What Bermuda Links Buyers Say About Working With Us · Frequently Asked Questions, Bermuda Links at Bonita Fairways Buyer Edition · Why Does a Bermuda Links Specialist Matter When You Buy? · Ready to Buy in Bermuda Links? 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% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, who represent Bermuda Links buyers with the same county-record data we use to price listings. We show you what units in your building group and on your floor recorded at, which documents answer the fee question, and where the room to negotiate is.
If you’re searching for the best buyer’s agent for Bermuda Links at Bonita Fairways, McGreevy and Comisar represent homebuyers across Bonita Springs, Estero, Naples, Fort Myers and Lee and Collier Counties, whether you are buying a lock-and-leave two-bedroom for the winter, a ground-floor unit so you never climb stairs, a garage unit for a boat or a second car, or the lowest entry price in Bonita Fairways. With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. For a side-by-side look at how to choose an agent in this city, see our comparison of the best real estate agents in Bonita Springs.
Honors and recognition:
Marc Comisar leads our buyer representation and Jesse McGreevy leads our listings, so our buyers hear how Bonita Springs condominium sellers think about price, timing and repairs from the people who advise sellers every week. For this guide we read the county record of every one of the 142 Bermuda Links units, all 159 qualified sales in the county file and all 233 City permits on the 14 buildings. If you are also selling a home, our Bermuda Links seller page explains the other side of the same transaction, and our Bermuda Links home valuation page prices a unit against its own building group.
For every Bermuda Links unit on your short list we match it to its building, floor, parking type and size, pull the building’s 2020 roof permit and the unit’s own air conditioning, window and shutter permits, and ask the manager for the condominium estoppel, the adopted budget and the master association’s estoppel. You tour fewer units and offer with fewer surprises. In the last 12 months we tracked each of the four recorded Bermuda Links deeds against its building, floor and parking type, and that habit is what we bring to your offer.
We will not quote a Bermuda Links monthly fee we cannot trace to a budget or an estoppel, and we will not tell you the condominium’s reserves are funded, the roofs are paid for or a lease is allowed unless a document says so. None of those answers is in the public record today. 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.
Domain Realty, our brokerage, closed 671 transaction sides in Bonita Springs in the 60 months to October 5, 2026, $399.7 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida and the #1 real estate team in Bonita Springs in the 2026 RealTrends rankings. What we bring is the county record itself, read deed by deed, the state’s condominium and corporation filings, the City permit record and the negotiating practice of a team that represents buyers and sellers across Bonita Springs every week. Our Bonita Fairways buyer page covers the whole community, and our Bonita Springs buyer page covers the city.
The Bermuda Links market in 2026 is small and priced by building group. The county recorded 15 qualified resales in the 24 months to September 29, 2026 at a $312,500 median, three homes were active on September 29 at a $369,000 median list price, and MLS buyers closed at a median 95.2 percent of final list price after a median 78.5 days.
Data updated: September 2026 (Lee County Property Appraiser recorded sales and Southwest Florida MLS, retrieved 29 Sep 2026).
Every price in this section comes from public records or the MLS, not from a listing portal. We kept only deeds that the Lee County Property Appraiser marks as qualified, arm’s-length sales of improved condominium units, per its sale qualification codes. Price per square foot divides each price by the county’s heated area, which leaves out the garage and any lanai. Recorded sales reach the county file about three months late, and the newest Bermuda Links sale in it was recorded on June 15, 2026, so the 12-month window really covers September 29, 2025 to mid-June 2026. We lead with 24 months because it is the shortest window holding ten or more Bermuda Links sales.
With 15 sales in two years, each one is listed, by building address only (Lee County Property Appraiser):
Recorded | Building address | Building | Floor | Parking | Heated sq ft | Price | Price per sq ft |
|---|---|---|---|---|---|---|---|
October 11, 2024 | 26660 Rosewood Pointe Cir | 20 | First | Garage | 1,341 | $400,000 | $298 |
January 9, 2025 | 9601 Rosewood Pointe Ter | 9 | Second | Garage | 1,347 | $363,750 | $270 |
February 26, 2025 | 9601 Rosewood Pointe Ter | 9 | First | Garage | 1,386 | $380,000 | $274 |
March 13, 2025 | 9601 Rosewood Pointe Ter | 9 | First | Garage | 1,347 | $360,000 | $267 |
March 20, 2025 | 26651 Rosewood Pointe Cir | 17 | Second | Carport | 1,216 | $285,000 | $234 |
April 4, 2025 | 26720 Bonita Fairways Blvd | 15 | Second | Garage | 1,386 | $335,000 | $242 |
April 14, 2025 | 26700 Rosewood Pointe Dr | 16 | Second | Carport | 1,213 | $312,500 | $258 |
June 9, 2025 | 9600 Rosewood Pointe Ter | 8 | Second | Garage | 1,341 | $335,000 | $250 |
July 7, 2025 | 26660 Rosewood Pointe Cir | 20 | First | Garage | 1,662 | $365,000 | $220 |
July 31, 2025 | 26800 Rosewood Pointe Ln | 11 | First | Carport | 1,216 | $296,000 | $243 |
September 2, 2025 | 26660 Rosewood Pointe Cir | 20 | Second | Garage | 1,347 | $285,000 | $212 |
November 26, 2025 | 26700 Rosewood Pointe Dr | 16 | First | Carport | 1,213 | $265,000 | $218 |
March 25, 2026 | 26651 Rosewood Pointe Cir | 17 | First | Carport | 1,187 | $310,000 | $261 |
April 22, 2026 | 26651 Rosewood Pointe Cir | 17 | Second | Carport | 1,216 | $300,000 | $247 |
June 15, 2026 | 26800 Rosewood Pointe Ln | 11 | Second | Carport | 1,216 | $295,000 | $243 |
All four sales in the last 12 months came from carport buildings, so the 12-month figures describe the smaller homes, not the whole complex. The last garage-building resale before that run recorded on September 2, 2025.
Window, ending September 29, 2026 | Qualified sales | Median price | Range | Median $ per heated sq ft |
|---|---|---|---|---|
12 months | 4 | $297,500 (mean of $295,000 and $300,000) | $265,000 to $310,000 | $245 |
24 months (first window with 10+ sales) | 15 | $312,500 | $265,000 to $400,000 | $247 |
36 months | 21 | $360,000 | $265,000 to $475,000 | $258 |
60 months | 40 | $364,500 (mean of $364,000 and $365,000) | $165,000 to $475,000 | $269 |
The 36- and 60-month medians are higher because they reach back into 2022 and 2023, when Bermuda Links traded at $373,750 and $412,500 yearly medians. The 24-month median is the honest read of today’s market, and it comes with a warning: in a 142-unit complex one deed moves the number. A window counted from September 1, 2024 picks up one more sale, $380,000 on September 17, 2024, for 16 sales at a $323,750 median.
A deed cannot tell you how long a home sat or how far below the final list price it closed. Our team pulled the figures below from the Southwest Florida MLS on September 29, 2026 by the MLS Sub/Condo field, with windows ending that day.
MLS window | Closed sales | Median sold price | Median days on market | Median sale-to-list | Median $ per living sq ft | Range |
|---|---|---|---|---|---|---|
12 months | 2 | $302,500 | 29.5 | 96.9% | $252 | $295,000 to $310,000 |
24 months | 12 | $323,750 | 78.5 | 95.2% | $248 | $285,000 to $400,000 |
36 months | 16 | $347,500 | 38.5 | 95.4% | $253 | $285,000 to $421,000 |
60 months | 32 | $363,875 | 13 | 98.2% | $262 | $275,000 to $421,000 |
The 13-day median in the 60-month window reflects 2021 and 2022, when homes sold almost the day they listed. The 78.5 days over 24 months is what recent sellers faced, and it is the figure that gives a buyer time. The county and the MLS count different things: the county counts qualified deeds and the MLS counts agent-reported closings, and 19 Bonita Fairways MLS closings carry a Sub/Condo entry that reads only “Bonita Fairways”, so the MLS Bermuda Links counts could be understated.
Three Bermuda Links homes were active on September 29, 2026 at a median list price of $369,000, from $315,000 to $385,000, and one was pending. The median active price sits $45,250 above the 24-month MLS median of $323,750 and $56,500 above the 24-month county median of $312,500. Applying the 24-month median sale-to-list ratio of 95.2 percent to $369,000 gives about $351,288, roughly $17,712 under list. That is arithmetic, not a prediction for any home: a sale-to-list ratio is measured from the final list price, so a price cut before the contract is already inside it.
Three levers set your offer. First, the building group, because a $369,000 list price in a carport building is far above every carport sale in the record, while the same price in a garage building sits inside the $335,000 to $400,000 range. Second, the season, covered below. Third, the documents, because a condominium fee or special assessment on the estoppel is a price conversation, not a deal breaker.
With 15 recorded resales in 24 months, a $66,000 gap between garage and carport buildings and a condominium fee that only the estoppel reveals, the Bermuda Links buyer who arrives with the building’s roof permit, the estoppel figure and an insurance quote already in hand negotiates from strength. Start your Bermuda Links buyer consultation with the form on this page, or read how we represent buyers across Southwest Florida. Call Marc at (239) 287-5873. Selling a home first? Get a free Bermuda Links home valuation and Call Jesse direct at (239) 898-6072.
Price band, 15 county sales, 24 months to 29 Sep 2026 | Sales | What those sales were |
|---|---|---|
Up to $275,000 | 1 | A first-floor unit in Building 16 (carport) at $265,000 |
$275,001 to $300,000 | 5 | Four carport units of 1,216 square feet in Buildings 11 and 17, and one $285,000 second-floor unit in garage Building 20 |
$300,001 to $325,000 | 2 | Carport units in Buildings 16 and 17 at $312,500 and $310,000 |
$325,001 to $350,000 | 2 | Second-floor garage units in Buildings 8 and 15, both $335,000 |
$350,001 to $375,000 | 3 | Garage units in Buildings 9 and 20 at $360,000, $363,750 and $365,000 |
$375,001 to $400,000 | 2 | Garage units in Buildings 9 and 20 at $380,000 and $400,000 |
Ten of the 15 sales closed below $350,000. Nothing in the last 24 months recorded above $400,000, although a 1,662-square-foot unit in Building 8 recorded $475,000 in May 2024. A buyer with $300,000 has bought carport homes and one older-priced garage unit; a buyer with $360,000 or more has bought garage buildings.
Data updated: September 2026 (Lee County Property Appraiser recorded sales, retrieved 29 Sep 2026).
Year | Qualified sales | Median price |
|---|---|---|
2019 | 16 | $203,250 |
2020 | 6 | $223,500 |
2021 | 11 | $265,000 |
2022 | 12 | $373,750 ($288 per sq ft) |
2023 | 4 | $412,500 ($297 per sq ft) |
2024 | 7 | $400,000 ($286 per sq ft) |
2025 | 11 | $335,000 ($243 per sq ft) |
2026 (to June 15) | 3 | $300,000 ($247 per sq ft) |
The yearly median rose from $265,000 in 2021 to $412,500 in 2023, and the per-foot median has since fallen about 17 percent, from $297 to $247. A year with three or four sales is a data point, not a trend. For a buyer the useful reading is the mix: 2026 to date is three carport sales, so a garage buyer should read the 2024 and 2025 rows as the nearer comparison.
Here is how we read a single Bermuda Links building for a buyer, using a building anyone can look up by address on the Lee County Property Appraiser site. Building 17, at 26651 Rosewood Pointe Circle, is one of the smaller carport buildings: eight units of 1,187 to 1,216 heated square feet, built in 2006. The county file holds three qualified sales in the last 24 months: a second-floor unit at $285,000 on March 20, 2025, a first-floor unit at $310,000 on March 25, 2026 and a second-floor unit at $300,000 on April 22, 2026, which is 28 days after the previous one.
What that tells a buyer. First, the two 2026 sales differ by $10,000, or about 3 percent, yet the first-floor unit was 29 square feet smaller, so it traded at $261 per foot against $247. Size, floor and condition move a price by more than a headline number shows. Second, the two second-floor 1,216-square-foot sales were $285,000 and $300,000, about 13 months apart, but they were different homes, so the $15,000 is context and not proof of appreciation. Third, the City record shows three roof permits applied for on July 17, 2020 and finaled on November 20, 2020, air conditioning changes in 2016 and 2022, and a motorized roll-down shutter permit in June 2026, finaled August 14, 2026, so the building’s exterior history is short and recent. Fourth, seven of the eight units have a recorded qualified sale, so a Building 17 buyer has more same-building comparables than a buyer in Building 12 or Building 21, which recorded none and one in 60 months. That is the file we assemble for every unit you consider, before you offer.
Of the 159 qualified Bermuda Links sales recorded since December 2009, 87, or 55 percent, recorded from January through May, 76 of them from February through May, and 37, or 23 percent, from August through November. These are recording dates, so the contracts were written weeks earlier, while seasonal owners were in town. A buyer who can tour and write in late summer or fall competes with fewer buyers, and a seller carrying a summer of fees has a reason to talk. The tradeoff is choice: with three active listings, a fall buyer may see one or two homes that fit.
Three limits apply. The county file lags recording by about three months, so sales after mid-June 2026 are not in it. Neither the county file nor the MLS export shows condition, furnishings or seller concessions on a sale, and we can pull those remarks for any unit you are considering. If you want the seller’s side of the same numbers, our Bermuda Links home valuation page shows how we price a unit from its own building group.
The Bermuda Links home that fits you depends first on parking and second on floor. Buyers who want a garage, more space and the higher-priced group look at the eight garage buildings (86 units, 1,341 to 1,662 heated square feet), while buyers who want the lowest entry price look at the six carport buildings (56 units, 1,180 to 1,216 square feet), and every unit is a two-bedroom, two-bath walk-up.
Data updated: September 2026 (Lee County Property Appraiser parcel layer and recorded sales, retrieved 29 Sep 2026).
Every Bermuda Links building was built in 2005 or 2006 and re-roofed under 2020 permits, so the differences you are choosing between are size, parking, position and recorded price. The last column counts qualified county sales in the 60 months to September 29, 2026 and gives the median for buildings with at least one (Lee County Property Appraiser and City of Bonita Springs permit record).
Building | Units | Heated sq ft | Built | Parking | Roof permits finaled | 60-month sales and median |
|---|---|---|---|---|---|---|
8 | 12 | 1,341 to 1,662 | 2005 | Garage | Dec 18, 2020 | 6 at $400,199.50 |
9 | 12 | 1,341 to 1,662 | 2005 | Garage | Jan 4 and 5, 2021 | 5 at $363,750 |
10 | 12 | 1,180 to 1,212 | 2005 | Carport | Dec 18, 2020 | 2 at $315,000 |
11 | 8 | 1,187 to 1,216 | 2005 | Carport | Dec 30, 2020 | 2 at $295,500 |
12 | 8 | 1,187 to 1,216 | 2005 | Carport | Dec 30, 2020 | None |
13 | 10 | 1,341 to 1,662 | 2006 | Garage | Jan 4 and 5, 2021 | 2 at $372,450 |
14 | 10 | 1,341 to 1,662 | 2006 | Garage | Dec 10, 2020 | 2 at $395,505 |
15 | 10 | 1,341 to 1,662 | 2006 | Garage | Dec 29 and 30, 2020 | 3 at $364,000 |
16 | 12 | 1,180 to 1,213 | 2006 | Carport | Dec 10 and 18, 2020 | 4 at $321,250 |
17 | 8 | 1,187 to 1,216 | 2006 | Carport | Nov 20, 2020 | 3 at $300,000 |
18 | 10 | 1,341 to 1,662 | 2006 | Garage | Nov 18, 2020 | 2 at $385,500 |
19 | 10 | 1,341 to 1,662 | 2006 | Garage | Nov 18, 2020 | 2 at $345,000 |
20 | 12 | 1,341 to 1,662 | 2006 | Garage | Nov 20 and 30, 2020 | 6 at $381,250 |
21 | 8 | 1,187 to 1,216 | 2006 | Carport | Dec 4 and 18, 2020 | 1 at $352,000 |
Two cautions apply. A median of two sales is a pair of prices, not a market, so use the table to see which buildings have any history rather than to rank them. And the 60-month sales cover 2021 to 2026, when the community’s prices rose and then eased, so a building that sold mostly in 2022 and 2023 will look richer than one that sold in 2025.
The garage-or-carport decision moves the price more than any other choice you make in Bermuda Links, and it comes bundled with size. The two groups over the same 24 months compare as follows (Lee County Property Appraiser, 24 months to September 29, 2026).
Measure | Garage buildings | Carport buildings |
|---|---|---|
Buildings | 8, 9, 13, 14, 15, 18, 19, 20 | 10, 11, 12, 16, 17, 21 |
Units | 86 | 56 |
Heated size on the county record | 1,341 to 1,662 sq ft | 1,180 to 1,216 sq ft |
Recorded sales, 24 months | 8 | 7 |
Median price | $361,875 | $296,000 |
Price range | $285,000 to $400,000 | $265,000 to $312,500 |
Median per heated sq ft | $258.50 | $243 |
Median heated size of units sold | 1,347 sq ft | 1,216 sq ft |
Median price over 60 months | $380,000 on 28 sales | $305,000 on 12 sales |
Part of the roughly $66,000 gap is simply square footage, since a median garage-building unit is about 131 square feet larger. The rest is the garage itself, and under the master rules boats, trailers and commercial vehicles must be kept fully enclosed, which only a garage can do. A buyer who does not need the space and is happy with a carport can buy at a lower price and a lower per-foot cost, and the carport group’s price per foot is only about 6 percent under the garage group’s.
Seventy-one Bermuda Links units are on the first floor and 71 on the second, and there is no elevator documented in a two-story building. In the 24-month county file, seven first-floor sales recorded a $360,000 median and eight second-floor sales recorded $306,250, but that comparison is muddied by parking: four of the seven first-floor sales were in garage buildings. Inside the garage group, four first-floor sales recorded $372,500 and four second-floor sales $335,000, and inside the carport group three first-floor sales recorded $296,000 and four second-floor sales $297,500. Those are groups of three and four, so we read them as hints, not as a price for a floor. What a buyer can act on is this: ground-floor units suit anyone who wants no stairs with groceries or luggage, and second-floor units suit anyone who wants no one walking overhead. Ask the seller about the unit above or below, and about drainage at the slab on a ground-floor unit.
The shortlist below is a starting point for a conversation, not a rule, because the right unit is the one that passes the documents and the inspection.
To own a Bermuda Links home you pay a mortgage payment, property tax, a $1,100 yearly master assessment, a $20 city stormwater fee, a Bermuda Links condominium fee that is not published, insurance and a one-time $2,500 master contribution at purchase. At the $312,500 county median with 20 percent down and a 7.03 percent rate, the known items come to about $2,095 a month before the condominium fee and insurance.
Data updated: September 2026 (Bonita Fairways 2026 budget and recorded amendments, Lee County 2026 proposed millage and Freddie Mac PMMS of September 24, 2026).
A Bermuda Links owner belongs to two associations, and this is where most first-time condominium buyers in Bonita Fairways go wrong. The Bermuda Links Condominium Association bills for the building. The Bonita Fairways Community Association bills for the gates, roads, clubhouse, pool and courts. We could cite the second bill and could not cite the first, and we would rather say that than quote a figure from a listing page that traces to no budget.
Layer | Amount | How it is billed | Source |
|---|---|---|---|
Bermuda Links condominium fee | Not published | Not published | Estoppel certificate or adopted budget |
Bonita Fairways master assessment, 2026 | $1,100 per home ($964 operating plus $136 reserve), about $91.67 a month | Two $550 payments a year | |
Master assessment, 2025 | $932 per home | Yearly | 2026 budget, prior-year column |
Master assessment, 2023 and 2024 | $1,000 per home | Two $500 payments | |
Resale capital contribution | $2,500 | One time, paid by the buyer at closing | |
City stormwater fee, 2026-27 | $20 for a condominium | Yearly | City of Bonita Springs 2026-27 fee for condominiums and homes under 1,800 square feet, reported with the 2026-27 tax ceiling |
Condominium application, lease or transfer fee | Not published | Not published | Estoppel certificate |
Special district | None | Not applicable | Lee County parcel layer, tax district 017 |
Golf | Optional | Per round, or the summer card |
The master assessment rose from $932 in 2025 to $1,100 in 2026, an increase of $168 or 18 percent, and the 2026 budget carries interest on the loan the association used to buy the golf course. A buyer should read that budget line before agreeing to the price.
The Bermuda Links Condominium Association’s fee is not published in any source we could cite, so we do not give you a number. In a two-story Florida condominium the fee usually pays for the master insurance policy on the building, roofs and exteriors, common grounds and reserves, and it sometimes includes water, sewer or trash, but whether Bermuda Links bundles any of those is not in a public record. The answer is in two documents: the association’s adopted budget and the estoppel certificate. Under section 718.116, the association must name someone to receive estoppel requests and may charge only a capped fee for the certificate, which is why asking early costs little. We do not borrow a number from a neighbor. The Gardens at Bermuda Links posted a 2021 budget of $998 a quarter that included water, sewer and trash, and we mention it only as context for how large a condominium layer can be in this community, not as a Bermuda Links figure.
The resale contribution is owed by the buyer at closing unless the recorded amendment exempts the transfer. The exemptions cover a transfer to a spouse or co-owner, a transfer by inheritance or to an estate-planning trust, a foreclosure 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. An ordinary Bermuda Links resale to a new buyer meets none of them, so the buyer pays $2,500. The amendment names the buyer as the party who owes it, and who bears it in the end is a contract term you can negotiate.
The table below prices the known items at the 24-month county median of $312,500, with 20 percent down ($62,500) and a $250,000 30-year loan at Freddie Mac’s 7.03 percent average for the week to September 24, 2026. Property tax assumes the county values the unit at the purchase price and uses the 2026 proposed millage of 12.8217 (Lee County Property Appraiser and Freddie Mac).
Monthly item | Non-homestead buyer | Homestead buyer |
|---|---|---|
Principal and interest, $250,000 at 7.03% | $1,668.30 | $1,668.30 |
Property tax, $4,006.78 or $3,497.47 a year | $333.90 | $291.46 |
Master assessment and city stormwater fee, $1,120 a year | $93.33 | $93.33 |
Known total | $2,095.53 | $2,053.09 |
Bermuda Links condominium fee | Estoppel | Estoppel |
Homeowner or unit-owner insurance and any flood policy | Quote | Quote |
The known total is not your monthly cost. It is the part of it we can cite, and the condominium fee and insurance are added on top. Buyers often see the mortgage payment and forget that a fee of a few hundred dollars a month changes what they can afford by tens of thousands of dollars.
Because the parking groups price so differently, the same arithmetic gives different monthly totals. These are scenarios built from the county medians, not quotes for a specific home, and every row uses 20 percent down, a 30-year loan at 7.03 percent and a non-homestead tax bill.
Scenario | Price | Loan | Principal and interest | Tax, master and stormwater | Known total a month |
|---|---|---|---|---|---|
Carport-building median | $296,000 | $236,800 | $1,580.21 | $409.60 | $1,989.81 |
All-sales county median | $312,500 | $250,000 | $1,668.30 | $427.23 | $2,095.53 |
Garage-building median | $361,875 | $289,500 | $1,931.89 | $479.99 | $2,411.88 |
A homestead filing lowers each of those by about $42 a month, $509.31 a year. The carport-to-garage step costs about $422 a month in known items, so a buyer weighing the garage should also weigh what that money would otherwise buy.
Ask for three documents before you write an offer: the Bermuda Links association’s current adopted budget, a recent estoppel certificate showing the regular assessment and any special assessment, and the master association’s current budget and estoppel. We did not find a public Bermuda Links association website. The state’s corporation filing lists Gulf Breeze Management Services, Inc., and the county tax notice for the common-element parcel is addressed in care of Vesta Property Services, so confirm which company manages the association today. Call Marc at (239) 287-5873 and we will request all three for the unit you are considering.
Check eight things in a Bermuda Links purchase: the condominium declaration, articles, bylaws and rules, the annual budget and financial statement, the state’s Frequently Asked Questions document, the condominium estoppel certificate, the master association’s estoppel, and the resale contract’s statutory clause. Section 718.503 makes the seller pay for the documents and gives you seven days to review them before you are bound.
Data updated: September 2026 (Florida Statutes 2025, sections 718.503, 718.116, 718.111, 720.30851 and 689.261, and the recorded Bonita Fairways documents, retrieved 29 Sep 2026).
A buyer who has signed a contract for a condominium unit is entitled to a current copy, at the seller’s expense, of the declaration of condominium, the association’s articles of incorporation, its bylaws and rules, its annual financial statement and annual budget, and the state’s Frequently Asked Questions and Answers document, plus a governance form from the Division of Florida Condominiums. Two more items apply only where the law reaches the building: a milestone inspection summary and a structural integrity reserve study, which Bermuda Links buildings do not need because the county records them at two stories. Read the current text of section 718.503 or ask us for a plain-language checklist.
A resale contract for a condominium unit must carry, in conspicuous type, one of two statutory clauses. Either the buyer acknowledges receiving the documents more than seven days, excluding Saturdays, Sundays and legal holidays, before signing, or the contract is voidable by the buyer within seven days, excluding Saturdays, Sundays and legal holidays, after signing and receiving them. That right cannot be waived and ends at closing. Since 2025 the contract must also say whether the association is required to have a milestone inspection or a structural integrity reserve study. For Bermuda Links the answer we expect to see is that it is not required, and a contract that says otherwise is worth a question.
The estoppel certificate is the document that answers the question this page cannot answer, which is what the Bermuda Links condominium fee is. Under section 718.116 it shows the regular assessment, whether it is paid, any special assessment and any money owed on the unit, and the association cannot collect more than the certificate states from anyone who relies on it in good faith. An association that does not deliver it within ten business days may not charge for it. The same section makes a new owner jointly and severally liable with the previous owner for unpaid assessments that came due before closing, which is the reason we never close on a Bermuda Links unit without one.
Bermuda Links owners are also members of the Bonita Fairways Community Association, a Chapter 720 homeowners association, and section 720.30851 requires that association to issue its own estoppel certificate within ten business days of a written request. It shows the $1,100 master assessment, what has been paid through, and any other money owed. Ask for both certificates at the same time, because a clean condominium estoppel does not tell you about the master account, and the reverse.
Read four lines. The first is the regular assessment and how it changed from last year. The second is the reserve contribution, since a buyer in a 20-year-old building should see money set aside for paint, paving and roofs. The third is the insurance line, which is the line Florida condominium owners have watched rise fastest. The fourth is any loan or special assessment still being paid, including for the 2020 roofs, because who paid for them is not in the public record. Under section 718.112, buildings outside the structural reserve rules can have some reserves waived or reduced by a vote of the owners, so an empty reserve line is a fact to price, not a violation.
Section 718.111(12)(g) requires an association managing 25 or more units to post its key documents on a website or a downloadable application, and Bermuda Links has 142 units. We found no public Bermuda Links association website, so ask the manager where the documents are posted and when they were last updated. The master association does publish a public documents archive with its declaration, amendments, budget, rules and minutes, and we have read every one that bears on a Bermuda Links owner.
Two other Florida disclosures belong in the same file. The property tax disclosure summary under section 689.261 warns you not to rely on the seller’s current taxes as your future bill, and Bermuda Links is a good example, since only 45 of 142 units carry homestead and the seller’s bill may be far lower than yours. The flood disclosure under section 689.302 asks the seller to say in writing whether they know of past flooding, flood insurance claims or federal disaster assistance. Read both before you sign.
Bermuda Links owners may lease only for 30 consecutive days or more under the master declaration, the master rules allow ordinary household pets on a leash but bar them in leased units, and the Bermuda Links Articles give the condominium association power to approve or disapprove transfers and leases. The condominium’s own leasing, pet and approval rules are not public, so the declaration and the estoppel are your answer.
Data updated: September 2026 (Bermuda Links Articles of Incorporation, the recorded Bonita Fairways master declaration and community rules, retrieved 29 Sep 2026).
You can rent a Bermuda Links home, but the master association bars any lease under 30 consecutive days, counts a full-February lease as 30 days, and states on its tenant access form that short-term rentals, VRBO and Airbnb are not permitted. We found no Bermuda Links leasing rule in a public document, and we do not borrow the rules of The Gardens at Bermuda Links, which allows an annual lease or up to four monthly rentals a year with board approval. If you plan to rent, get the condominium’s minimum lease term, the number of leases a year it allows, its approval process and its fee in writing before you make an offer.
The master rules allow ordinary household pets in reasonable number, on a leash outdoors and never on the golf course, and bar pets in leased units. Bermuda Links’ own pet rule, including any limit on number or weight, is not published. The Gardens caps owners at two pets, but that is the Gardens’ rule. If a particular dog or cat matters to your decision, ask the association for its rules before you commit, and remember that a second-floor unit means stairs for a dog.
Article 2(f) of the Bermuda Links Articles gives the association the power to approve or disapprove transfers and leasing. That is a power the document grants, and whether the declaration uses it, and with what application and fee, is in the declaration we could not read. A cash buyer and a financed buyer should both ask the manager in writing. A buyer who is turned down after signing has a contract problem, and a contract that makes approval a condition of closing avoids it.
No. The Articles and master documents carry no age restriction, and we found no housing-for-older-persons declaration for Bermuda Links. Only Carousel Cove in Bonita Fairways is recorded as a 55+ community, in a separate association, so a buyer of any age can buy in Bermuda Links.
The master declaration requires architectural approval for exterior changes, bars window air conditioners, limits fences to six feet and requires board consent for any sign, including a for-sale sign. Bermuda Links’ own exterior standards, including its shutter rules, are not published. The City has issued 58 shutter permits on the 14 buildings, so shutters are common, and the color and style are a question for the association before you order any.
Every one of the 14 Bermuda Links buildings sits in FEMA shaded Zone X on flood map panel 12071C0656G, which carries no federal flood insurance requirement for a federally backed mortgage, and the whole community is in Lee County Evacuation Zone A. What insurance will cost is not something any public record tells us, so we do not quote a premium.
Data updated: September 2026 (FEMA National Flood Hazard Layer, USGS high-water marks, 2018 Lee County elevation survey and NHC reports, retrieved 29 Sep 2026).
We tested all 14 buildings against FEMA’s National Flood Hazard Layer and every building center falls in shaded Zone X, the 0.2 percent annual chance area, on panel 12071C0656G, effective November 17, 2022. A high-risk AE polygon touches only the north edge of the condominium boundary and does not reach a building. That is a real difference from The Gardens at Bermuda Links, where six of twelve buildings are in an AE zone. A buyer’s lender will run its own flood determination, and the FEMA Flood Map Service Center lets you check the current panel yourself.
FEMA’s letter-of-map-change records for Bermuda Links show four entries and only one was approved: a 2023 letter of map amendment for Building 18. The other three, from 2010, were void or not approved. A buyer should not read “several letters” as several removals, and should ask an insurer whether that 2023 letter matters for a particular unit.
Every Bonita Fairways address is in Lee County Evacuation Zone A, the first zone ordered to leave. The National Hurricane Center’s storm surge planning maps show more than 3 feet of water above ground across the community in a Category 2 hurricane and more than 9 feet in a Category 4. Those are not forecasts, but they are why evacuation, not the flood zone, is the safety decision for a Bermuda Links owner.
The U.S. Geological Survey’s surveyed Ian high-water marks within about a mile of Bonita Fairways ran 8.7 to 9.0 feet above sea level, and the county’s 2018 elevation survey puts the median ground at Bermuda Links building sites at 10.28 feet, with a stated accuracy of plus or minus 0.57 feet. Ground is not finished-floor elevation, which is on each building’s elevation certificate, so ask for it. We found no report naming Bermuda Links as flooded, and no City permit on the 14 buildings names Ian. A condominium on Pennsylvania Avenue about 1.3 kilometers away flooded on its first floor, which is why elevation and location matter more than a neighborhood name.
Under section 718.111 the association generally insures the building and common elements and the unit owner insures the interior, contents and personal liability, unless the declaration says otherwise. We could not read the Bermuda Links declaration, so ask for the association’s master policy declarations page, its deductible, and its wind and named-storm deductible, which is often a percentage of insured value. The master association reported insurance increases of 42 and 45 percent in its 2024 budget presentation, which shows how volatile these premiums are.
A unit owner policy should cover interior finishes and fixtures, personal property, loss assessment, which pays your share of an assessment after a covered loss, and liability. Ask a local agent about flood coverage on a Zone X unit and about the deductible that applies to a special assessment. The City of Bonita Springs participates in FEMA’s Community Rating System, which the City and FEMA’s April 2025 list record as Class 5, a 25 percent discount on National Flood Insurance Program premiums citywide; check the current FEMA list before relying on the exact percentage.
Florida requires insurers to offer credits for documented wind-resistant features, recorded on the state’s Uniform Mitigation Verification Inspection Form. Bermuda Links buildings were built after the first statewide Florida Building Code took effect in March 2002, and all 14 roofs were replaced in 2020, which are the two facts an insurer asks about first. Citizens Property Insurance’s roof rule asks for an inspection only when a tile or metal roof passes 50 years, though private insurers set their own roof rules, so ask each carrier.
The City of Bonita Springs permit record shows 233 permits on the 14 Bermuda Links buildings, including 42 roof permits from July 2020, 89 air conditioning permits, 58 shutter permits and 14 window and door permits, of which seven describe impact-rated product. Every roof was replaced in 2020, and 214 of the 233 records are finaled.
Data updated: September 2026 (City of Bonita Springs permit portal, retrieved 29 Sep 2026).
Each of the 14 buildings has three roof permits, 42 in all, applied for on July 17, 2020 (issued July 17 or July 20) as tear-off tile re-roofs, with permit text that cites Hurricane Irma, and finaled between November 18, 2020 and January 5, 2021. That makes every roof about six years old in September 2026 and means a buyer does not have to sort buildings by roof age. Who paid for the roofs, by assessment, loan or reserves, is not published, and the estoppel shows any assessment or loan still being paid.
The 89 mechanical permits from 2009 to 2026, against 142 units, suggest that many original air handlers have been replaced, but not every replacement is permitted, so a missing permit does not prove a unit is original. Of the 58 shutter permits, 20 were filed from 2022 to 2026, a pattern consistent with owners adding protection after Ian. Of the 14 window and door permits, six were filed in 2023, and seven of the 14 describe impact windows or doors, with one described as non-impact. A buyer can read those as the record of upgrades that are permitted, and ask the seller for anything that is not.
Of the 233 records, 214 are finaled and 19 are issued, ready for issuance, approved, expired, void or not approved, and three building permits dated 2023 to 2025 still show as issued and not finaled. An open permit on a unit is a title and insurance problem that is easier to fix before closing than after it. Search the building address in the City’s permit portal, or ask us to pull the roof permit, the unit’s own permits and any open permit before your inspection period ends.
At the $312,500 county median, a Bermuda Links buyer’s property tax at the 2026 proposed millage of 12.8217 is about $4,007 a year without homestead and $3,497 with it, and the cash to close on a 20 percent down payment is about $66,375 before lender fees, title charges and prepaid insurance, of which $2,500 is the master contribution.
Data updated: September 2026 (Lee County 2026 proposed millage, Florida Statutes 2025 and the Florida Department of Revenue, retrieved 29 Sep 2026).
Bermuda Links is in taxing district 017, the City of Bonita Springs and Bonita Springs Fire, with no community development district. The proposed 2026 millage is 12.8217 mills, made up of 5.2710 for schools and 7.5507 for everything else (Lee County Property Appraiser 2026 notice for the district).
Taxing authority | 2026 proposed millage |
|---|---|
Lee County general revenue | 3.7623 |
Public schools, local board and state law | 5.2710 |
City of Bonita Springs | 0.8470 |
Lee County Library District | 0.4218 |
Bonita Springs Fire District | 2.0100 |
South Florida Water Management District, three levies | 0.2301 |
Lee County mosquito and hyacinth control | 0.2401 |
West Coast Inland Navigation District | 0.0394 |
Total | 12.8217 |
The bill you receive in November 2026 uses the millage the taxing authorities finally adopt, so treat 12.8217 as a very good estimate and not a promise.
Florida’s homestead exemption applies to a home you own and make your permanent residence on January 1, and you apply through the Lee County Property Appraiser by the March 1 deadline. Once you hold homestead, section 193.155 limits the yearly rise in assessed value to 3 percent or the change in the consumer price index, whichever is lower. Only 45 of the 142 Bermuda Links units carry homestead, so a buyer who plans to live here full time should model the homestead column, and a buyer who plans to rent or to use the unit seasonally should model the non-homestead column. The Lee County Property Appraiser’s exemption page has the forms.
The table below lists the buyer’s costs we can source for a $312,500 purchase with 20 percent down and a $250,000 loan. It is a scenario, not a closing statement, and your lender’s fees, prepaid insurance and escrow deposits come on top (Florida Statutes and Florida Department of Revenue).
Buyer cost | Amount | Basis |
|---|---|---|
Down payment, 20 percent | $62,500 | $312,500 less the $250,000 loan |
Bonita Fairways resale contribution | $2,500 | Recorded 2024 amendment |
Documentary stamp tax on the mortgage | $875 | $0.35 per $100 of the loan, section 201.08 |
Intangible tax on the mortgage | $500 | 0.2 percent of the loan, section 199.133 |
Sourced subtotal | $66,375 | Before the items below |
Settlement fee | $500 to $1,500 | Charged by the title company |
Recording fees | About $35.50 for a four-page deed | $10 for the first page and $8.50 for each additional page |
Lender’s title policy, appraisal, inspection, prepaid insurance | Your quotes | Set by the lender and providers |
Documentary stamps on the deed are customarily a seller cost, and in Lee County the seller customarily pays for the owner’s title policy, but the contract governs, so both are worth asking about. At a 10 percent down payment, the mortgage stamps and intangible tax rise to $984.55 and $562.50 on a $281,250 loan.
Florida property taxes are billed in November for the calendar year and paid in arrears, so at a closing before the bill exists the title company credits you with the seller’s share of the year, usually estimated from the prior year’s bill. You then pay the full bill in November. Because the seller’s old bill may be lower than yours, ask the title company to show the credit and then budget for the higher number in November.
Since August 17, 2024, a buyer working with a REALTOR at an MLS participant brokerage signs a written agreement before touring a home, that agreement must state the buyer agent’s compensation as a specific amount or rate, and it must say that the compensation is fully negotiable. Offers of buyer-agent compensation may no longer be advertised on the MLS.
Data updated: September 2026 (National Association of REALTORS settlement materials and Florida Statutes section 475.278, retrieved 29 Sep 2026).
The National Association of REALTORS settlement of the commission lawsuits changed two practices. A listing may no longer carry a field that advertises what the seller will pay a buyer’s agent, and a buyer’s agent must have a written agreement with the buyer before touring a home in person or live virtually. The NAR settlement FAQs and its page on written buyer agreements explain both changes. A seller may still offer a concession toward the buyer’s closing costs on the MLS, and may still offer to pay a buyer’s agent off the MLS, so the seller-paid route has not disappeared.
Read four things in any buyer agreement, ours or anyone’s. The first is the compensation, stated as an amount or rate. The second is how long the agreement lasts. The third is what happens if the seller pays some or all of the fee, since that can reduce what you owe. The fourth is how you can end it. We put ours in writing before we tour and answer every question about it before you sign.
Section 475.278 says a Florida licensee may work as a transaction broker or as a single agent and may not operate as a dual agent. It presumes a transaction broker unless a single agent or no relationship is established in writing. A transaction broker deals honestly and fairly, accounts for funds, uses skill, care and diligence, discloses known facts that materially affect value and are not readily observable, and keeps limited confidentiality. A single agent adds loyalty, confidentiality and obedience. Ask which relationship your agent is offering and get it in writing before you tour.
Compensation is negotiated, and there are three common outcomes. The seller may agree to pay all or part of it, you may pay it yourself, or you may split it. Because Bermuda Links buyers often pay in the $265,000 to $400,000 range, a seller who offers to pay is worth asking for, and a listing that says nothing is not a listing that refuses. We will tell you before you tour how a given listing treats the question.
Bermuda Links falls in the School District of Lee County’s South Zone 3, with elementary Zone Q, middle Zone GG and high school South Zone 3, but Lee County does not assign students to one school by address, so families rank schools on a choice application each winter and the zone mainly decides bus transportation.
Data updated: September 2026 (School District of Lee County 2026-27 school locator and Florida Department of Education 2025-26 school grades, retrieved 29 Sep 2026).
We tested ten points across Bonita Fairways in the district’s own 2026-27 locator and every one returned the same zones. Do not rely on the school fields in a listing, which are often ZIP-level. The district’s Student Enrollment office is at (239) 337-8247, and its school zones page carries the current rules.
School | Level | 2026 state grade | Approx. drive from the golf club |
|---|---|---|---|
Bonita Springs Elementary | Elementary | C | 2.0 mi, about 6 min |
Spring Creek Elementary | Elementary | B | 2.9 mi, about 7 min |
Pinewoods Elementary | Elementary | A | about 5 mi straight line |
Bonita Springs Middle Center for the Arts | Middle | B | 0.7 mi, about 2 min |
Bonita Springs High | High | B | 5.1 mi, about 11 min |
Estero High | High | B | 7.7 mi, about 15 min |
Grades come from the Florida Department of Education, drive times are free-flow estimates, and two public charter schools in Bonita Springs, including Bonita Springs Charter School, take applications from any Lee County family.
Daily life in Bermuda Links means a walk-up condominium a short distance from the Bonita Fairways clubhouse, pool and courts, behind an unmanned gate on West Terry Street, with public golf on the course and downtown Bonita Springs about four minutes away.
The master clubhouse holds a 215-person banquet hall, a cafe and patio, card, game and craft rooms, a library and two fitness rooms, and the master pool is about 1,831 square feet with one spa. The court complex has four dedicated pickleball courts, one lighted tennis court also lined for pickleball, bocce and shuffleboard. The Bermuda Links buildings sit roughly 560 to 1,260 feet from the clubhouse in a straight line, so it is a walk. We found no Bermuda Links pool, so the master pool is the pool, unlike The Gardens at Bermuda Links, which documents two of its own. The association’s rules set hours and guest limits. Our Bermuda Links neighborhood guide has the amenity distances building by building.
The association bought the golf course on March 27, 2020 for $1,200,000 and leases it to a subsidiary that runs it as a public, pay-to-play course. No owner must join or pay golf dues, owners get 10 percent off the daily rate, and the May to September summer card costs $550 single, $750 couple and $950 family, with a $20 cart fee.
Residents enter through the unmanned West Terry Street gate with a sticker on the headlight, two vehicles per condominium, and visitors use the call box. Boats, trailers, campers and commercial vehicles must be fully enclosed, which makes a garage a real advantage. A 2026 amendment allows up to two non-family day guests per home with the owner at the recreation facilities. No sign, including a real estate sign, may go up without board consent.
From the golf club, downtown Bonita Springs and the nearest Publix are about 4 minutes, Interstate 75 about 9, Bonita Beach Park and Coconut Point about 11 and Southwest Florida International Airport and downtown Naples about 30, in free-flowing traffic. The nearest emergency care is the NCH freestanding emergency department about 9 minutes away and Lee Health Coconut Point about 11. Power comes from Florida Power & Light and water and sewer from Bonita Springs Utilities.
The 106 Natura Phase 3 homesites sold on August 12, 2026, so construction traffic is likely elsewhere in Bonita Fairways, and Bonita Springs voters approved a $35 million bond for the Bonita Estero Rail Trail on August 19, 2026, per WINK News. We did not measure where each project sits relative to the Bermuda Links buildings.
Bermuda Links and The Gardens at Bermuda Links are neighboring two-bedroom condominiums that sell within about $15,000 of each other, but they are separate associations. Buy Bermuda Links for the wider choice, the lower median price, a uniform 2020 roof and shaded Zone X on every building, and buy The Gardens for its own pools, published rules and a budget you can read before you offer.
Data updated: September 2026 (Lee County Property Appraiser, Southwest Florida MLS, FEMA and each association’s public records, retrieved 29 Sep 2026).
Criterion | Bermuda Links | The Gardens at Bermuda Links |
|---|---|---|
Units and buildings | 142 units, 14 buildings, all two stories | 134 units, 12 buildings, two of them three stories |
Built | 2005 and 2006 | 2007 |
Parking | 86 garage units, 56 carport units | 76 garage units, 58 carport units |
Sizes | 1,180 to 1,662 sq ft | About 1,190 to 1,688 sq ft |
Neighborhood pools | None documented, master pool | Two, plus the master pool |
Flood zone | All 14 buildings in shaded X | Six of twelve buildings in an AE zone |
Roofs | All 14 replaced in 2020 | Re-roofed in 2022 per City permits |
Milestone and SIRS laws | Not applicable, two stories | Apply to the two three-story buildings |
County median, 24 months | $312,500, 15 sales, $247 per sq ft | $327,450, 12 sales, $246 per sq ft |
MLS, 24 months | 12 closed, $323,750, 78.5 days, 95.2% of list | 13 closed, $325,000, 45 days, 97.1% of list |
Active on September 29, 2026 | 3 at a $369,000 median | 2 at $352,000 |
Published rules and budget | None found | Rules updated May 2, 2023 and a 2021 budget posted |
Leasing | Not published | Annual lease or up to four monthly rentals a year, with board approval |
Pets | Not published | Two-pet cap for owners, none for tenants |
The two communities cost nearly the same per square foot, $247 against $246, and the Gardens closed faster and closer to list price in the MLS, at 45 days and 97.1 percent against 78.5 days and 95.2 percent, which is where a Bermuda Links buyer’s negotiating room comes from. The Gardens’ association site posts a 2021 budget of $998 a quarter, about $333 a month, which included water, sewer and trash. It is five years old and belongs to the Gardens, so it is not a Bermuda Links number, but it shows how large a condominium layer can be here and why the Bermuda Links estoppel matters.
Choose Bermuda Links if the deciding factors are price, a garage in eight of 14 buildings, a single roof date and no flood exposure on the map. Choose The Gardens if you want a pool close to home, rules and a budget you can read before you offer, or a 2007 building. A buyer who cares most about published documents should lean to the Gardens and a buyer who cares most about flood exposure and roof age should lean to Bermuda Links. Read our full guide to The Gardens at Bermuda Links, and if the Gardens is on your list, see our Gardens buyer page. We tour both on the same afternoon when a buyer asks.
Bermuda Links is the largest and lowest-priced condominium among the six Bonita Fairways neighborhoods, at a $312,500 county median over 24 months against $327,450 at The Gardens, $358,750 at Rosewood Pointe Garden, $360,000 at Carousel Cove and $486,250 at Natura. All six pay the same $1,100 master assessment and $2,500 resale contribution and share the same gate.
Data updated: September 2026 (our tabulation of each neighborhood’s Lee County recorded-sale file, windows ending September 29, 2026).
Neighborhood | Product | Homes | Built | County window and sales | Median price |
|---|---|---|---|---|---|
Bermuda Links | Two-bedroom condominium, 14 two-story buildings | 142 | 2005 to 2006 | 24 months, 15 sales | $312,500 |
The Gardens at Bermuda Links | Two-bedroom condominium, 12 buildings | 134 | 2007 | 24 months, 12 sales | $327,450 |
Condominium, two-story buildings | 68 | 1997 to 2005 | 36 months, 10 sales | $358,750 | |
Single-story homes, 55+ | 106 | 1992 to 2017 | 24 months, 11 sales | $360,000 | |
Single-family patio homes and villas | 219 built | 2016 to 2025 | 12 months, 10 sales | $486,250 | |
Four-story elevator condominium | 75 | 2024 | No window has 10 resales | Mostly builder sales |
Each row uses the first window with ten or more sales, so the windows differ. If your budget is under $325,000, Bermuda Links and The Gardens are the two to compare, and if you want a first-floor single-story home the community’s answer is Carousel Cove, which is a 55+ community. The full neighborhood is covered in our Bonita Fairways guide and our Bonita Fairways buyer page.
Grand Pines at Hunters Ridge is the closest condominium comparison, with 17 recorded resales in 60 months at a $365,000 median. Bermuda Links’ 60-month median was $364,500, almost identical, but its 24-month median is $312,500. Highland Woods bundles an equity golf membership, which Bermuda Links does not, so it answers how much golf you want and not what a two-bedroom costs. For the city as a whole see our Bonita Springs buyer page.
Buying in Bermuda Links gets you the lowest entry price in Bonita Fairways, uniform 2020 roofs, shaded Zone X on every building and public golf at the door, in exchange for an unpublished condominium fee, no elevators and a $2,500 contribution at purchase.
To see Bermuda Links homes for sale, search our site or DomainRealtyGroup.com, or send us the listings you like, and we pull each unit’s building, roof, permit and document file before you tour. On September 29, 2026 the MLS showed three active Bermuda Links listings and one pending.
Save a Bermuda Links search to receive alerts when a unit lists, and ask us for the MLS read on it, meaning how long comparable units took to sell and how close to list they closed. Because the community is gated and no sign may go up without board consent, showings are by appointment. If you are selling a home in the same move, see how we sell Bermuda Links homes.
You get a personalized Bermuda Links buyer consultation by using the buyer form on this page or by calling Marc Comisar at (239) 287-5873. Tell us your budget, timing, and whether a garage, a ground floor, a rental plan or a pet matters, and we return the Bermuda Links buildings and units that fit, with their recorded sales and the documents to request.
We start with parking group and floor, because those two choices decide most of the price. Then we map your budget to the 15 recorded sales, price the known monthly items, list the documents your lender and insurer will ask for and tell you where each estoppel comes from.
Start your Bermuda Links buyer consultation with the form on this page, or read how we represent buyers. Call Marc at (239) 287-5873, or talk to Jesse direct at (239) 898-6072.
A winter buyer in Bermuda Links owns a walk-up condominium that will sit empty for months, so the questions are who maintains the exterior, who checks the unit after a storm, what the condominium’s leasing rule allows, and how to close and run the unit from out of state or from Canada.
The association, not you, generally carries the building policy and maintains roofs and exteriors, but you own the interior, the air conditioning, the water heater and the plumbing. A garage buyer has covered storage for a car left behind. Before you leave, ask about shutter rules for units whose owners are away and who can enter the unit in an emergency.
Set a humidity plan, shut the water off at the main, hire a caretaker and pre-authorize that person at the gate. The 20-year-old air handlers and supply lines are the most common causes of trouble in an empty condominium, and the City record shows 89 mechanical permits on these buildings, so ask the seller about the age of your unit’s system.
Of 159 recorded sales since 2009, 55 percent recorded from January through May and 23 percent from August through November, so a buyer who tours in late summer or fall meets fewer competitors and a seller who has carried a summer of fees. Florida title companies routinely close with remote online notarization or mail-away signing, and you should confirm wire instructions by phone, never from an email alone. Canadian and other foreign buyers should plan with a cross-border tax adviser, since a future sale will generally face FIRPTA withholding unless an 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, and 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 was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” Verified Google review
★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Verified Google review
★★★★★ “We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn’t know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!” Verified Google review
★★★★★ “Marc and Jess were so helpful!! Fantastic experience start to finish they were truly knowledgeable and went above and beyond through the entire process.” Verified Google review
These are the questions buyers ask us most about Bermuda Links, answered from the Lee County record, the recorded Bonita Fairways documents, the City permit record and Florida law. For your own search, call Marc at (239) 287-5873 or Jesse direct at (239) 898-6072.
The county recorded 15 qualified Bermuda Links resales in the 24 months to September 29, 2026 at a $312,500 median, from $265,000 to $400,000 and $247 per heated square foot.
Over the same 24 months, eight garage-building sales had a $361,875 median and seven carport-building sales had a $296,000 median, a gap of about $66,000 that includes a difference in size.
On September 29, 2026 the Southwest Florida MLS showed three active listings at a $369,000 median list price, from $315,000 to $385,000, and one pending sale.
In the MLS over 24 months, 12 Bermuda Links closings had a median sale-to-list ratio of 95.2 percent of final list price after a median 78.5 days on the market.
It is not published in any source we could cite. The adopted budget and the estoppel certificate show it, and we obtain both for every unit a buyer is seriously considering.
The 2026 master assessment is $1,100 per home, about $91.67 a month, billed as two $550 payments, and it covers the clubhouse, pool, courts, gates, roads, common landscaping and reserves.
It is a one-time capital contribution owed to the Bonita Fairways association at closing under an amendment recorded March 12, 2024, and an ordinary Bermuda Links resale buyer pays it.
Exempt transfers include those to a spouse or co-owner, by inheritance or to an estate-planning trust, foreclosures by a lender or the association, and a same-year move between Bonita Fairways homes. An ordinary resale is not exempt.
No. The Articles and master documents carry no age restriction, so buyers of any age can buy. Only Carousel Cove in Bonita Fairways is recorded as 55+.
Yes, but only for 30 consecutive days or more under the master declaration. The condominium’s own leasing rule is not published, so ask for it in writing before you buy to rent.
No. Bonita Fairways bars leases under 30 consecutive days and states on its tenant access form that VRBO and Airbnb rentals are not permitted.
The master rules allow ordinary household pets on a leash and bar pets in leased units. Bermuda Links’ own pet rule, including any limit, is not published, so ask the association.
Every one of the 142 units is a two-bedroom, two-bath condominium. Carport-building units run 1,180 to 1,216 heated square feet and garage-building units run 1,341 to 1,662.
No elevator is documented. All 14 buildings are two stories, so a second-floor unit means a flight of stairs, and 71 units are on each floor.
Buildings 8, 9, 13, 14, 15, 18, 19 and 20, 86 units in all, have a garage on every unit, and Buildings 10, 11, 12, 16, 17 and 21, 56 units, have carports.
All 14 buildings were re-roofed under 42 City permits applied for in July 2020 and finaled between November 18, 2020 and January 5, 2021, so every roof is about six years old.
All 14 buildings are in FEMA shaded Zone X on panel 12071C0656G, and the whole community is in Lee County Evacuation Zone A, the first zone ordered to leave in a hurricane.
Zone X carries no federal flood insurance requirement for a federally backed mortgage, but flooding does not stop at a map line, so we suggest getting an optional quote before you close.
No public record gives a Bermuda Links premium, so we do not quote one. Get a unit owner quote and the association’s master policy declarations page during your inspection period.
No. Sections 553.899 and 718.112 apply to condominium buildings of three or more stories, and the county records every Bermuda Links building at two stories.
At the 2026 proposed millage of 12.8217, a $312,500 purchase without homestead has a tax of about $4,006.78 a year, and about $3,497.47 with homestead, before the master assessment.
Yes. Homestead saves about $509 a year at the county median, and only 45 of the 142 units carry it. You apply by March 1 for the year in which you owned and lived in the home on January 1.
On a $250,000 loan the sourced items are $875 in mortgage stamps, $500 in intangible tax and the $2,500 master contribution, plus a settlement fee of $500 to $1,500, recording fees and your lender’s charges.
That is set by your lender and loan type. At the $312,500 median, 20 percent down is $62,500, and 10 percent is $31,250 on a $281,250 loan with a principal and interest payment of $1,876.83 at 7.03 percent.
Freddie Mac’s 30-year average was 7.03 percent in the week to September 24, 2026. Your own rate depends on your credit, down payment and points, so get a written loan estimate.
Under section 718.503 the seller provides, at the seller’s expense, the declaration, articles, bylaws and rules, the budget and financial statement and the state’s Frequently Asked Questions document.
A Florida condominium resale contract must either acknowledge that you had the documents more than seven days before signing or let you cancel within seven days, excluding weekends and legal holidays, after signing and receiving them.
It is the association’s written statement of the regular assessment, whether it is paid, any special assessment and any money owed on the unit. Bermuda Links has one from the condominium and one from the master association.
Under section 718.116 a new owner is jointly and severally liable with the previous owner for assessments that came due before closing, which is why the estoppel is requested before you close.
We found none documented. The master pool at the Bonita Fairways clubhouse is the neighborhood’s pool, unlike The Gardens at Bermuda Links, which documents two of its own.
The address falls in South Zone 3, with elementary Zone Q and middle Zone GG, but Lee County families rank schools on a choice application, so confirm current rules with the district.
Residents enter through the unmanned West Terry Street gate with a sticker on the headlight, two vehicles per condominium, and visitors use the call box to reach the resident.
Yes. Since August 17, 2024 a buyer signs a written agreement, stating the agent’s compensation and that it is negotiable, before touring a home with an agent at an MLS participant brokerage.
Compensation is negotiated. The seller may pay all or part of it off the MLS, you may pay it, or you may split it, and we explain how a given listing treats it before you tour.
Neither wins on price, since both sell near $247 a square foot. Bermuda Links has the broader choice, 2020 roofs and no AE exposure, and The Gardens has two pools and published rules.
Recorded sales cluster from January through May, so a late-summer or fall buyer competes with fewer people, although choice is thinner, with three active listings in September.
Yes, and title companies close remotely. Plan the ownership with a cross-border tax adviser, since a future sale generally faces FIRPTA withholding unless an exemption applies.
Use the buyer form on this page or call Marc at (239) 287-5873. Tell us your budget and whether you need a garage or a ground floor, and we send matching units with their recorded sales.
A Bermuda Links specialist knows which building has a garage, which roof was permitted when, how the two associations split the fees, where the condominium’s documents are not public and what the 15 recorded sales say about your unit. That turns a Bermuda Links list price into a fair offer.
Our office is at 24031 S Tamiami Trl #101 in Bonita Springs, a short drive 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 Bermuda Links home and what your Bermuda Links home is worth explain how we time a sale and a purchase together. The full Bermuda Links neighborhood guide covers the history, phases and zoning in depth.
If you’re searching for the best buyer’s agent for Bermuda Links at 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 sold over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales.
Bermuda Links market record, last 24 months: we tracked 15 qualified recorded resales inside Bermuda Links at a $312,500 median, per Lee County Property Appraiser records for the window ending September 29, 2026.
Use the buyer form on this page, return to the Bermuda Links buyer consultation section, or read how we represent buyers. Call Marc at (239) 287-5873, or talk to Jesse direct: (239) 898-6072. Selling first? Get your free Bermuda Links home valuation and Call Jesse direct at (239) 898-6072.
Marc Comisar is a top-reviewed Bonita Springs buyer’s agent and Jesse McGreevy is a top-reviewed Bonita Springs realtor, and 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. Meet Jesse McGreevy and Marc Comisar, or read about McGreevy and Comisar.
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. Verify a license with the Florida DBPR license search.
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Every figure on this page traces to one of the primary sources below: county, city, state and federal records, the recorded Bermuda Links filings and the Bonita Fairways association’s own documents. Sale figures come from Lee County Property Appraiser records with windows ending September 29, 2026, and all sources were read between September 24 and September 29, 2026.
Southwest Florida MLS figures come from a pull by our team on September 29, 2026; the MLS is a members-only system, so it is noted here and not linked.
The official documents below are recorded with the state or published by the Bonita Fairways Community Association, the state or the federal government. They are the ones a Bermuda Links buyer should read before signing, and each link opens the issuing authority’s own copy.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Articles of Incorporation, Bermuda Links Condominium Association, Inc. | Florida Division of Corporations | Filed September 2005 | Association purposes and powers, including transfer and leasing approval | |
Amendment to the Articles | Florida Division of Corporations | March 2011 | Association filing amendment | |
Declaration of Covenants and Restrictions for Bonita Fairways | Bonita Fairways Community Association | Recorded 1997 | Master membership, assessments, leasing, architectural control | |
Amendment and Supplemental Declaration | Bonita Fairways Community Association | Recorded 2014 | Neighborhood trustees and voting | |
Certificate of Amendment, Resale Capital Contribution | Bonita Fairways Community Association | Recorded March 12, 2024 | $2,500 buyer contribution and exemptions | |
Certificate of Amendment, recreational facilities and guests | Bonita Fairways Community Association | Recorded April 6, 2026 | Guest limits at the pools and courts | |
2026 Master Budget | Bonita Fairways Community Association | Prepared October 2025 | $1,100 master assessment, reserves, golf loan interest | |
Community Rules | Bonita Fairways Community Association | Current posting | Pets, vehicles, signs, clubhouse, pool and courts | |
Tenant Access Permission Form | Bonita Fairways Community Association | Current posting | Gate access and the short-term rental statement | |
Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | Current form | Wind-mitigation credits, roof and code dates | |
Section 718.503, Florida Statutes | Florida Legislature | 2025 | Documents a condominium buyer receives and the seven-day clause | |
Section 718.116, Florida Statutes | Florida Legislature | 2025 | Assessments and the estoppel certificate |