Buy a Home in Botanika at Bonita Fairways

Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Market data from Lee County Property Appraiser recorded sales (DOR-qualified, file built 29 September 2026) and Southwest Florida MLS (pulled 29 September 2026)

McGreevy and Comisar are the Bonita Springs buyer’s agents whose office sits on South Tamiami Trail, and this is our buyer’s guide to one new condominium: the 75 homes in the three buildings of Botanika at Bonita Fairways, described in full in our Botanika at Bonita Fairways guide. If you are weighing a one-, two- or three-bedroom unit on Rosewood Pointe Drive, this page gives you the recorded prices, what a buyer pays to own, the documents to read before you sign, the difference between buying from the developer and buying a resale, and how we would run your purchase.

Botanika sits inside Bonita Fairways, the gated golf community in Bonita Springs. It is a Chapter 718 condominium built in 2024, with its own association inside the Bonita Fairways master association, and it is still selling: the developer, Cedar Green Homes, remains a seller on the same street. A buyer here can therefore choose a brand-new unit from the developer or a resale from an owner, and the two are priced, papered and protected differently.

The Lee County Property Appraiser recorded 76 qualified Botanika sales from August 2024 to March 2026, 69 of them first sales from the developer and 7 resales. In the 24 months from September 2024, the first window with ten or more sales, 62 sales recorded a $399,670 median at $356.00 per heated square foot, but only 3 sales, all resales, fall in the 12 months from September 2025. The seven resales carry a $320,000 median, while the ten homes now listed on the Southwest Florida MLS ask a $529,950 median. For a buyer, the distance between those two numbers is the whole negotiation.

How Do I Buy a Home in Botanika in 2026?

To buy a home in Botanika in 2026, choose between the developer’s remaining inventory and a resale, sign a written buyer agreement before you tour, read the condominium and master documents before you offer, price your offer from the seven recorded resales and the developer’s first-sale prices for your size and building, and budget for the $2,500 Bonita Fairways contribution if you buy a resale.

Data updated: September 2026 (Lee County Property Appraiser recorded sales, file built 29 September 2026; Southwest Florida MLS, pulled 29 September 2026).

The order matters because Botanika is a thin market with a wide asking range. The ten active listings on 29 September 2026 asked from $300,000 to $587,460, about 28 percent above the $413,860 median the developer’s buyers paid on 69 first sales, while the three resales of the last 12 months closed at $343,895, $250,000 and $339,000. A buyer who prices from the asking prices overpays, and a buyer who prices from the recorded resales, adjusted for building, size and condition, buys well.

The seven steps of a Botanika purchase

1. Decide new or resale. The developer’s buyer gets the statutory disclosure package, first-owner warranties and no $2,500 contribution; a resale buyer gets a recorded price history and, on the evidence, a lower price per square foot.
2. Sign a written buyer agreement. Florida practice since the August 2024 NAR settlement is a written agreement before we tour, with compensation stated and negotiable.
3. Get the documents first. The declaration, budget, rules, estoppel certificate and reserve information decide whether the unit is right, and Botanika’s own are not posted online.
4. Price from the record. We compare your unit with the recorded sales in its size band and building, not with asking prices.
5. Offer with the right clauses. Inspection, document review, financing and, on a resale, the statutory review period.
6. Inspect and insure. A condominium unit-owner policy, a wind-mitigation review and a look at the unit’s balcony, windows and drains.
7. Close and move in. Lee County custom, worked through in the closing-cost section, puts the owner’s title policy on the seller and the lender’s policy, deed recording and mortgage taxes on the buyer.

Key Takeaways

These are the ten facts about buying a Botanika home that matter most in September 2026, each drawn from county records, the Southwest Florida MLS, recorded Bonita Fairways instruments or Florida law, and each explained in the section that covers it.

• 76 recorded Botanika sales since August 2024, 62 in the 24 months from September 2024. The 24-month median is $399,670 at $356.00 per heated square foot, and it blends 55 first sales with 7 resales (Lee County Property Appraiser).
• Only 3 sales in the 12 months from September 2025, all resales. They closed at $343,895, $250,000 and $339,000, so no median is reported and each is listed.
• Resales trail the developer. The 7 resales have a $320,000 median and $325.26 per heated square foot, 91.2 percent of the first-sale figure of $356.46.
• Asking prices run far ahead of closings. 10 active listings asked a $529,950 median on 29 September 2026, none pending, against 2 MLS closings in 12 months at $294,500.
• Two ways to buy, two sets of rights. A developer contract is voidable for 15 days after you receive the required documents; a resale carries a 7-day review clause and a $2,500 buyer-paid contribution.
• Botanika’s own condominium fee is not published. The master assessment is probably $1,100 for 2026, and known yearly layers come to about $520 a month at the median.
• Zone X shaded is not “no flood.” All three buildings map as FEMA Zone X shaded, in Evacuation Zone A, in a Class 5 Community Rating System city.
• The rules are partly unread. The master declaration sets a 30-day minimum lease and bars pets in leased units; Botanika’s own declaration is not posted.
• The warranty clock is running. On our arithmetic the unit warranty ends about mid to late 2027, and turnover status is not published.
• Buyer representation is a written contract. Compensation is negotiable, is not set by law and is not advertised on the MLS.

Table of Contents

This buyer’s guide runs from the recorded market to the choice between the developer and a resale, the fees, documents, rules, flood and insurance facts, taxes and closing costs, buyer representation after the NAR settlement, and a comparison with The Gardens at Bermuda Links. Each link jumps to its section.

The Market and the Record: How Do I Buy a Home in Botanika in 2026? · Why Work With McGreevy and Comisar as Your Botanika Buyer’s Agent? · What Is the Botanika Market Like for Buyers Right Now? · Which Botanika Home Fits Which Buyer?

Developer or Resale, Costs and Documents: Should You Buy From the Developer or a Resale? · What Will I Pay to Own a Botanika Home? · What Should I Check in the Botanika Documents? · What Are the Rules on Leasing, Pets and Approvals?

Flood, Permits, Taxes and Buyer Representation: Is Botanika in a Flood Zone, and What Will Insurance Cost? · What Do the City Permits Show About Roofs and Windows? · What Will My Property Taxes and Closing Costs Be? · How Does Buyer Representation Work in Florida After the NAR Settlement?

Schools, Daily Life and Comparisons: Which Schools Serve Botanika? · What Is Daily Life Like in Botanika? · Botanika vs The Gardens at Bermuda Links: Which Should You Buy? · How Does Botanika Compare With the Rest of Bonita Fairways? · What Are the Pros and Cons of Buying in Botanika?

Next Steps, Reviews and Sources: How Do I See Botanika Homes for Sale? · How Do I Get a Personalized Botanika Buyer Consultation? · Buying a Winter Home in Botanika: What Seasonal Buyers Should Know · What Botanika Buyers Say About Working With Us · Frequently Asked Questions, Botanika at Bonita Fairways Buyer Edition · Why Does a Botanika Specialist Matter When You Buy? · Ready to Buy in Botanika? Work With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents

Why Work With McGreevy and Comisar as Your Botanika Buyer’s Agent?

McGreevy and Comisar are a two-partner buyer’s agent team in Bonita Springs, ranked Top 1% nationally since 2008 and the #1 team in Southwest Florida since 2012. Botanika buyers hire us because we price offers from the recorded Botanika sales by building and size, read the condominium and master documents before you sign, and negotiate every offer ourselves.

If you are searching for the best realtor to buy a Botanika condo, or thinking, “I need a buyer’s agent who will tell me what the resales actually closed at,” this is how we work. We lead Domain Realty Group, and with our Domain Realty Group team we have sold over $2.5 billion in real estate, with McGreevy and Comisar alone accounting for over $900 million in personal sales. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, a short drive from the Bonita Fairways gate on West Terry Street. Before you interview agents, read our comparison of the best real estate agents in Bonita Springs, which sets out what to ask any buyer’s agent in this city, and read more about McGreevy and Comisar.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

A team that reads the Botanika record deed by deed

For this page we read every one of the 76 qualified Botanika deeds on the county file, joined each to the roll for heated area and bedrooms, and paired the seven units that have sold twice. In the last 12 months we tracked the three resales against their building, size and first-sale price, because a buyer’s lender and appraiser will do the same. When a buyer asks what a Building A one-bedroom should cost, our answer starts with the two Building A resales of that size, $255,000 and $250,000, not with the $399,670 median that blends in three-bedroom first sales.

How we represent a Botanika buyer

Marc Comisar leads buyer representation and Jesse McGreevy works the listing side of the same market, so you hear what Botanika sellers are being told this month. You call Marc at (239) 287-5873. Offers, counters, inspection responses and appraisal questions are handled by one of the two partners, never handed to a junior agent or an assistant. Our buyer representation page explains the process, and you can contact us at any point.

What we will not do

We have held the Top 1% Real Estate Agents Nationally Since 2008 ranking by refusing the shortcuts that win a client and lose the deal. We will not tell you that Botanika’s reserves are funded or its fee is low when the budget is not public and we have not read it, and we will not let you offer off the $529,950 median ask when the highest resale on record is $416,000.

Our record behind this page

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. Our case rests on the public record we have read for you, on our results across Bonita Springs and Southwest Florida, and on how we will run your purchase. The days on market and sale-to-list figures below come from the Southwest Florida MLS pull of 29 September 2026.

What Is the Botanika Market Like for Buyers Right Now?

The Botanika market for buyers is a developer sell-out that has largely ended and a thin resale market: 67 of the 69 recorded first sales closed from August 2024 to February 2025, and the three sales of the last 12 months were all resales, at $343,895, $250,000 and $339,000, while ten listings ask a median of $529,950.

Data updated: September 2026 (Lee County Property Appraiser recorded sales, file built 29 September 2026; Southwest Florida MLS, pulled 29 September 2026).

We lead with the county’s deed record because Botanika’s first sales were direct from the developer and mostly never touched the MLS. Windows start on the first of the month, so 24 months means September 2024 onward; a strict day count from 29 September 2024 holds 55 sales at a $399,420 median, 48 first sales and 7 resales. The newest sale in the file is dated 16 March 2026, because recorded sales reach the roll with a lag, and a window with fewer than ten sales gets a count and a range, not a median.

Botanika’s first recorded sale is 2 August 2024, so the 36-month, 60-month and all-history rows are identical. Price per square foot is per heated square foot as the county records it, which leaves out balconies and parking.

What does the Southwest Florida MLS add?

The MLS supplies days on market, sale-to-list and the active listings, but it holds only about half of Botanika’s sales, because most first sales were builder-direct. Its 38 closed sales since the building opened show a $430,192 median, and its 12-month window is two resales.

The 31 days in the 24-month row reflects the developer’s early closings, and the 174 days in the 12-month row reflects two resales, so read them as a sign that resales have been slow, not as a clock.

What are sellers asking today?

On 29 September 2026 the MLS showed 10 active Botanika listings and none pending. The median ask was $529,950, from $300,000 to $587,460. That is about 28 percent above the $413,860 median of the 69 first sales, about 33 percent above the $399,670 24-month median and about 66 percent above the $320,000 resale median. Asking prices are opinions and closed prices are facts, and we would not offer from the first set.

What did the three sales of the last 12 months close at?

All three were resales by owners who bought from the developer in 2024. Only three sales in twelve months tells you the resale market is thin, and a thin market rewards a buyer who is patient and prepared and punishes one who arrives without paperwork.

What does the August 2026 recording mean?

The county’s live parcel layer shows one further Botanika first sale, recorded on 17 August 2026 at $485,000, for a three-bedroom unit of 1,423 heated square feet in Building B, or $340.83 per square foot. It is not in the county sales file behind the tables above, so we exclude it from every median, but it shows the developer still closing sales in 2026, about 4 percent below the $356.46 median first-sale price per square foot. One sale is not a trend.

Have Botanika buyers resold for more than they paid?

Seven Botanika units have sold twice in the county record. Five resold below the first owner’s price, two above, and the median change was minus 10.9 percent over a median hold of 369 days.

Four of the pairs were held more than a year, and their median annualized change was minus 4.15 percent over about 1.1 years. Resale price per square foot averaged 91.2 percent of the first-sale figure, or 8.8 percent under. For a buyer that is both a risk and an opening: the developer’s price is not a floor under a resale, and it also means resales are where the discount is. Seven pairs is a small sample, not a forecast, and our Botanika at Bonita Fairways guide holds the full sales history.

Thinking of Buying a Botanika Home? Talk to Marc Before You Tour

If you are thinking about buying in Botanika, start your Botanika buyer consultation before you walk a single unit, so we can pull the recorded sales for your size band and building and tell you what to offer. Call Marc at (239) 287-5873, or read how we work on our buyer representation page.

Which Botanika Home Fits Which Buyer?

A one-bedroom Botanika unit suits a seasonal or lock-and-leave buyer at about $250,000 to $280,000, a two-bedroom unit suits most full-time and second-home buyers at about $340,000 to $395,000, and a three-bedroom unit suits a buyer who wants space for guests or a home office at about $485,000 to $525,000 on the records we have, with price set by heated square feet, building and floor.

Data updated: September 2026 (Lee County Property Appraiser recorded sales and roll, file built 29 September 2026; first sales n=69 and resales n=7, all history from August 2024).

The county roll counts 75 units: 12 one-bedroom, 36 two-bedroom and 27 three-bedroom, all with two baths, from 771 to 1,639 heated square feet with a median of 1,197. The developer markets 12 floor plans, and it counts dens as bedrooms in some plan names, so two units of the same heated size can carry different bedroom counts on the roll. Compare by heated square feet and the unit’s own county card.

Who buys a one-bedroom

The one-bedroom units run 771 to 921 heated square feet. First sales had a $277,308 median on 12 sales, and the two recorded resales were $255,000 and $250,000, both in Building A. A buyer here is usually a winter resident, a single owner or a couple who want the building and clubhouse without a house’s upkeep, and the master declaration’s 30-day minimum lease permits a monthly seasonal rental, though Botanika’s own rule is not posted.

Who buys a two-bedroom

Two-bedroom units are the heart of the building: 36 of the 75, with first sales at a $394,660 median and five of the seven resales. The resale range, $275,000 to $416,000, is wide because the two-bedroom group runs from 878 to 1,635 heated square feet, and the developer’s plans include two-bedroom homes with a den. Price by square feet first and bedrooms second.

Who buys a three-bedroom

The 27 three-bedroom units run 1,263 to 1,639 heated square feet, and 21 sold first at a $523,588 median. There is no recorded three-bedroom resale, so a buyer of one is buying against the developer’s price and the $485,000 August 2026 recording, not against a resale comparison. That is where a written price rationale matters most.

How size, building and floor change the price

By floor, first-sale medians were $435,132 on the first floor (n=23), $411,860 on the second (n=23) and $399,920 on the third (n=23). Floors and buildings mix sizes, so those medians describe who bought, not what a floor is worth, and we adjust for size before comparing any two units.

Should You Buy From the Developer or a Resale?

Buy from the developer if you want the Section 718.503 disclosure package with a 15-day cancellation right, first-owner warranties and no $2,500 Bonita Fairways contribution, and buy a resale if you want a recorded price history and a lower price per square foot: the seven Botanika resales closed at $325.26 per heated square foot, 8.8 percent under the developer’s first sales.

Data updated: September 2026 (Lee County Property Appraiser recorded sales, file built 29 September 2026; first sales n=69, resales n=7; Florida Statutes 718.202, 718.203, 718.301 and 718.503, read 29 September 2026).

Cedar Green Homes, L.L.C., managed by JAXI CMD, L.L.C., is the developer of record, and JAXI is the builder. The county roll shows the developer entity as owner of record on 5 of the 75 units, and the developer’s site states no prices and no count of homes remaining, so a buyer can tour the developer’s inventory and a resale in the same week and compare them.

What the recorded sales show

Of the 76 recorded sales, 69 were first sales direct from the developer, at a median of $413,860 and $356.46 per heated square foot, from $272,059 to $614,008. The 7 resales carried a $320,000 median at $325.26 per heated square foot, from $250,000 to $416,000. Resale price per square foot averaged 8.8 percent under the first-sale figure, and five of seven repeat-sale units resold below the first price.

How the two purchases differ

What happens to a deposit on a developer contract?

Section 718.202(1) requires a developer to pay into escrow all payments up to 10 percent of the price when the property has not been substantially completed as the disclosures represented, and the escrow agent must give you a receipt on request. Amounts above 10 percent go to a special escrow account. Botanika’s buildings were finished in 2024, so whether the statutory escrow applies to a remaining unit is a contract question; we ask for the escrow agent’s name, the release terms and a receipt in writing before any deposit moves.

What are the 15-day and 7-day rights?

Under Section 718.503(1), a developer contract is voidable by the buyer for 15 days after the buyer signs it and receives all of the required documents, and the right ends at closing; the clock starts only when the last item arrives, so we keep a dated receipt for every document. Under Section 718.503(2), a resale contract must carry either an acknowledgment that you received the documents more than 7 days before signing, excluding Saturdays, Sundays and legal holidays, or a clause making the contract voidable within 7 days after you sign and receive them. Those resale documents are at the seller’s expense, and we ask for them before we write the offer, so the review runs while we negotiate.

How long do the statutory warranties last?

Section 718.203 warranties run automatically and pass to successor owners. Botanika’s certificate of occupancy dates are not in any record we could search, so the end dates below are our arithmetic from the first recorded closings of August, October and December 2024 and the developer’s statement that the project was completed in the fall of 2024.

A resale buyer in 2026 inherits the building and unit warranties with roughly a year left on the unit warranty, and a claim is conditioned on routine maintenance, so ask whether the association’s maintenance is documented.

Has the developer turned over the association, and why does it matter?

Turnover status is not published in any record we found. On the county’s first sales, 50 percent of the units (38) had been conveyed by 6 November 2024 and 90 percent (68) by 12 May 2025, which puts the Section 718.301(1)(b) trigger of three months after 90 percent at about 12 August 2025, and the three-year trigger after 50 percent at about 6 November 2027. The master association’s 2026 annual meeting still lists a declarant seat for Botanika. That is consistent with turnover having occurred or being in process, but it is an inference. At turnover the developer must deliver the financial records, warranty files and, for a building of three stories or more, a turnover inspection report with a reserve study, so ask for the answer in writing.

Questions to put to the developer’s sales office

• What is the price, and what incentives or closing-cost credits apply today?
• Which appliances and fixtures convey, and which manufacturer warranties transfer?
• Has the developer turned over the association, and where is the turnover inspection report?
• What is the Botanika condominium assessment, the reserve funding and any working-capital contribution at closing?
• What is the deposit schedule, who holds the escrow and what are the release terms?

If you would rather have us put those questions to the developer for you, start your Botanika buyer consultation and we will.

What Will I Pay to Own a Botanika Home?

Owning a Botanika home costs a Botanika condominium assessment that no record we could reach publishes, a Bonita Fairways master assessment that is probably $1,100 for 2026, about $5,124 in property tax at the $399,670 median, a $20 city stormwater fee and your own insurance, so the known layers come to about $520 a month before the condominium fee is added.

Data updated: September 2026 (Bonita Fairways 2026 master budget; Lee County Property Appraiser 2026 TRIM notice for district 017; City of Bonita Springs; recorded Instrument 2024000069667).

Every billed layer for a Botanika unit, 2026

What the master fee does and does not tell you

The master association’s 2026 budget uses “736 doors @ $1,100,” and its annual meeting roll call counts 744 units including Botanika’s 75, so Botanika is very probably assessed the $1,100, but the budget does not itemize Botanika and we call it unconfirmed until an estoppel certificate says so. The master assessment was $1,000 in 2023 and 2024, $932 in 2025 and $1,100 in 2026, and the 2026 budget expects about $106,000 from resale contributions.

The monthly cost at the median, worked

Only 5 of Botanika’s 75 parcels carried a homestead exemption on the 2026 roll, and a seller’s exemption and Save Our Homes cap do not carry to a buyer, so we show you the tax on the price you pay, not on the county’s $316,015 median just value, which would tax at about $4,052. If you will live in the unit and claim homestead, the exemption saves roughly $509 a year at this millage.

What a financed monthly payment adds

For an illustration, take a $320,000 resale, the seven-resale median, with 20 percent down and a $256,000 loan on a 30-year fixed mortgage. At 6.0 percent, principal and interest are $1,534.85 a month, and at 7.0 percent they are $1,703.17; these rates are examples, not quotes. Add the known layers for a $320,000 price, $435.25 a month ($1,100 master, $4,102.94 tax and $20 stormwater), and the total is $1,970.10 at 6.0 percent or $2,138.42 at 7.0 percent, before the Botanika condominium assessment and insurance.

Who pays the $2,500 contribution?

The buyer of a resale. Declaration §9.12, recorded 12 March 2024, imposes a one-time $2,500 capital contribution on the transferee of a lot or living unit, secured by a lien. It exempts a transfer to the owner’s spouse, to a co-owner, to the owner’s estate or heirs, to a trustee or spouse solely for estate planning, to a mortgagee or association after foreclosure, to a person who acquires within a year of conveying another unit, and, in clause (g), to the purchaser from Cedar Green Homes, L.L.C. or its affiliates. An existing owner buying a second unit pays. The association’s public summary sheet says first-time Botanika buyers do not pay; the recorded text controls, and it exempts a purchase from the developer, not a first-time buyer of a resale.

What Should I Check in the Botanika Documents?

Before you offer on a Botanika home, read the declaration and rules, the adopted budget and reserve schedule, the estoppel certificate, the master insurance declarations page, the turnover status and any structural integrity reserve study, because Botanika’s own documents are not posted online and the master documents cover only the Bonita Fairways layer of the rules.

Data updated: September 2026 (recorded Bonita Fairways instruments and posted documents; Florida Statutes 718.116, 718.503 and 720.30851; Florida Division of Corporations record N22000013123; read 24 to 29 September 2026).

Which recorded instruments govern Botanika?

Botanika is governed by two recorded layers. The Botanika at Bonita Fairways Condominium I declaration was recorded in phases in 2024 at Lee County Instruments 2024000204129 (Phase II, Building B), 2024000268473 (Phase III, Building C) and 2024000318618 (Phase I, Building A), and is administered by the Botanika association. The 1997 Bonita Fairways master declaration, at Official Records Book 2872, Page 2887, is administered by the Bonita Fairways Community Association, and the resale contribution amendment (Instrument 2024000069667) and the 2026 guest amendment (Instrument 2026000086991) sit on top of it.

A buyer’s document checklist

1. The Botanika declaration, articles, bylaws and rules, with every recorded amendment.
2. The adopted budget for the current year and the reserve schedule.
3. The estoppel certificate for the unit, and the master association’s estoppel.
4. The master insurance declarations page, with the hurricane deductible.
5. Turnover status, and the turnover inspection report if turnover has occurred.
6. The structural integrity reserve study, or the statement that none has been completed.
7. Minutes of the last twelve months, for any special assessment or litigation.
8. The certificate of occupancy for the building and the unit’s permit history.
9. The unit’s parking and storage assignment, in the declaration or on a survey.
10. The Bonita Fairways master budget and any capital contribution notice.

What does an estoppel certificate tell you?

An estoppel certificate states the unit’s assessment, any amount owed and any special assessment or violation on record. Section 718.116 caps the fee at $299 for a current account, plus $119 if delivered within three business days and $179 more if the account is delinquent, and the Bonita Fairways master association issues its own under Section 720.30851 with the same cap. In Lee County the seller customarily pays both, and the estoppel is also where Botanika’s unpublished condominium fee first appears in writing, which is why we order it the day a contract is signed.

Do the milestone inspection and reserve study laws apply?

Yes. Section 553.899 and Section 718.112(2)(g) apply to condominium buildings of three habitable stories or more, and each Botanika building has three residential floors over parking. The first milestone inspection is not due until 2054, or 2049 with the 25-year coastal option, which was not found. The reserve study is the live item: on our arithmetic the next full study after turnover is due about 2034, and the state’s database would not display Botanika’s status to automated retrieval, so we report it as not found and check it in a browser for each client.

What Are the Rules on Leasing, Pets and Approvals?

Three rules shape a Botanika purchase: no buyer-approval clause was found at the master level, leases must be at least 30 consecutive days with no pets in leased units under the master declaration, and Botanika’s own declaration, which may be stricter under master Section 11.5, is not posted online. We say what is known and name the document that answers the rest.

Data updated: September 2026 (Bonita Fairways master declaration, O.R. Book 2872, Page 2887, Sections 5.10, 5.15, 5.17, 5.18 and 11.5; Instrument 2026000086991; Botanika’s own declaration not posted).

Does the association approve a buyer?

The master text we read does not require approval of a buyer, and applies the $2,500 resale capital contribution instead. Botanika-level approval rights are not found, because the Botanika declaration is not posted. We ask the manager in writing whether any approval, interview or application fee applies to a purchase, and we give you the answer before you offer.

Can you rent a Botanika home?

Under master Section 5.17 no living unit may be leased for fewer than 30 consecutive days, and a full-month February lease counts. The section sets no annual cap or approval step at the master level. The association’s tenant access form states that short-term rentals such as VRBO and Airbnb are not permitted. Botanika’s minimum term, any annual limit, any approval step and any application fee are not found. For a rental-minded buyer that gap matters, and we tell you before you write an offer, not after.

What are the pet rules?

The rule that applies today is master Section 5.18: ordinary household pets in reasonable number, leashed outdoors and never on the golf course, with no weight or breed limit at the master level, and no pets in leased units. Section 11.5 lets neighborhood documents restrict pets more than the master does. A buyer with a large dog or more than two pets should read the Botanika declaration before contract. Assistance animals are handled under fair housing law, not pet rules.

What other rules bind a Botanika owner?

Section 5.15 restricts commercial vehicles, boats, trailers, campers and inoperable vehicles, and the gate allows two vehicles per condominium. Section 5.10 requires approval for antennas and satellite dishes, except those federal law protects. A 2026 amendment limits guests at the recreation facilities, for example to 2 non-family day guests when accompanied. Schedule a move-in or renovation with the management company first.

Is Botanika in a Flood Zone, and What Will Insurance Cost?

Botanika’s three buildings all sit in FEMA flood Zone X, the shaded 0.2 percent annual chance area, on Lee County panel 12071C0656G effective 17 November 2022, and in Lee County Evacuation Zone A. That is a moderate designation, not the “no-flood zone” wording that sales materials use, and we cannot quote a premium, because no insurer’s quote for a specific Botanika unit is public.

Data updated: September 2026 (FEMA National Flood Hazard Layer queried 29 September 2026; Lee County GIS evacuation zones; City of Bonita Springs Community Rating System page; FEMA CRS list, April 2025).

What does FEMA’s map say about each building?

We queried FEMA’s flood hazard layer at the center of each building on 29 September 2026. Building A at 26589 Rosewood Pointe Drive, Building B at 26600 and Building C at 26610 each returned Zone X, “0.2 percent annual chance flood hazard,” outside the Special Flood Hazard Area, with no base flood elevation. Earlier in-house research found that Building A touches the edge of a small coastal AE polygon with a base flood elevation of 9 feet, and that FEMA’s records list a 2023 letter of map amendment for the project. We did not retrieve the letter, so we do not say what it decided. If you buy in Building A, ask the insurance agent whether the quote used the building center or the polygon edge, and ask for the elevation certificate.

Why is “no-flood zone” not the same as Zone X?

FEMA has no “no-flood” category. Zone X shaded is inside the 0.2 percent annual chance floodplain, a moderate-to-low hazard where a federally backed lender generally does not require insurance. It does not mean water cannot reach the site, and it does not mean a policy is unavailable or unwise. Rely on the flood map, the elevation certificate and the developer’s flood disclosure, not on marketing language.

What about ground level, Hurricane Ian and storm surge?

The residential floors sit above ground-level parking, which lifts every home off the ground by design, but a design feature is not a surveyed elevation and we did not find Botanika’s finished-floor elevation. County LiDAR puts the median ground at the building sites at 10.78 feet, and surveyed Ian high-water marks nearby ran 8.7 to 9.0 feet; those are community measurements, not Botanika’s. The buildings were completed after Ian, so they have no Ian claim history. Every Bonita Fairways address is in Evacuation Zone A, the first zone the county orders to leave, and the National Hurricane Center’s surge maps show more than 3 feet of worst-case surge above ground across the community in a Category 2 hurricane.

Who insures what in a Botanika condominium?

Under Section 718.111(11) the association insures the building as originally installed, and the owner insures floor, wall and ceiling coverings, electrical fixtures, appliances, the water heater, cabinets, countertops, window treatments and personal property. Botanika’s declaration and master policy are not posted, so the exact split, the hurricane deductible and whether the association carries flood cover on the buildings are not published. Ask the manager for the declarations page before you get a quote.

What will insurance cost?

We will not invent a premium. A Botanika buyer needs a condominium unit-owner policy, commonly called an HO-6, with loss-assessment coverage for a share of a master-policy deductible, and should get quotes for flood coverage for the unit, which is optional in Zone X but often worth pricing. Premiums depend on the unit’s floor, contents, deductible, claims history and the master policy, so we ask you to obtain at least two quotes before the inspection period ends, using the declarations page and the wind-mitigation form.

What Do the City Permits Show About Roofs and Windows?

The City of Bonita Springs permit record for Botanika could not be retrieved for this page, so what we can say about roofs and windows comes from the county roll, which dates all 75 units to 2024: a 2024 roof is new, no roof replacement permit is expected before about 2029, and the developer’s impact windows should be confirmed against the permit and the wind-mitigation form.

What does the record show, and not show?

The county roll lists year built 2024 on all 75 unit parcels. The certificate of occupancy dates, the permit application dates and any unit-level permits sit in the city’s online permit portal, which needs a person at a browser to search by address: 26589, 26600 and 26610 Rosewood Pointe Drive. The Florida Building Code, 8th Edition took effect on 31 December 2023, but which edition governed depended on a permit date we did not find, so we say only that the buildings were built to the code in force when permitted.

What about the roof?

The roof is a common element, so the association owns it, insures it and replaces it, and a 2024 roof is the newest in Bonita Fairways. What a buyer should ask for is the roof’s covering type and warranty, the association’s maintenance contract and the roof section of the reserve study. A roof permit before about 2029 would itself be news, and a buyer who finds one should ask why.

What about the windows?

The developer advertises storm-resistant impact windows on every unit, and that is a marketing claim until the permit set and product approvals say so. Ask for the window product approvals in the permit file, and ask the seller of a resale for the completed wind-mitigation form, OIR-B1-1802, which records opening protection and the code the building was built under. Windows and exterior doors are also an item in the structural integrity reserve study.

How do you check a permit history?

Search the city’s EnerGov permit portal by address and unit, and pull the history for the building and the unit before you make an offer. Ask the association for its own architectural approval file as well, because a city permit does not show the association’s consent. We pull both files for a Botanika client before we recommend an offer. If you own in Botanika and are thinking of selling, our Botanika seller page shows how the same records look from the other side.

What Will My Property Taxes and Closing Costs Be?

Your Botanika property tax is the price you pay times the 12.8217 proposed mills for the City of Bonita Springs, $5,124.45 a year at the $399,670 median, and your closing costs are the lender’s title policy, deed recording, mortgage taxes on a loan and, on a resale, the $2,500 contribution, with the seller customarily paying the owner’s title policy and deed stamps in Lee County.

Data updated: September 2026 (Lee County Property Appraiser 2026 TRIM notice for district 017; Florida Statutes 201.02, 201.08, 193.155 and 28.24; Florida Department of Revenue documentary stamp tax page; promulgated title-insurance rates under Rule 69O-186.003; figures are estimates for illustration).

What is the millage on a Botanika home?

Botanika is taxed in City of Bonita Springs district 017, where the 2026 proposed total millage is 12.8217. The table is from the 2026 TRIM notice for a Bonita Fairways home in the same district, and Botanika has no community development district, so no CDD line appears.

What does a buyer pay at closing?

Lee County custom puts the owner’s title policy and the deed’s documentary stamps, $0.70 per $100 under Section 201.02, on the seller, and the buyer pays the lender’s title policy, deed recording and, on a loan, mortgage documentary stamps of $0.35 per $100 of the note and the intangible tax of 2 mills on the mortgage. Deed recording is set by statute at $10 for the first page and $8.50 for each added page, about $18.50 to $35.50. The seller customarily pays the estoppel certificates and credits you for the seller’s share of the year’s property tax, and the contract controls.

The last column uses the $413,860 first-sale median as an example and is not a current developer price. The table leaves out the lender’s title policy, loan fees, prepaid insurance and taxes, association prorations, the inspection and appraisal, and the closing agent’s fees, all of which your lender’s estimate will state. For reference, the promulgated owner’s title premium is about $1,675 at $320,000 and about $2,144 at $413,860, and in a developer purchase the contract says who pays it.

A Botanika resale, worked through from the buyer’s side

Take a one-bedroom in Building A of 784 heated square feet. It sold first on 17 December 2024 for $280,556, or $357.85 per square foot, and resold on 17 February 2026 for $250,000, or $318.88 per square foot, 10.9 percent and $30,556 lower, the lowest recorded Botanika sale.

That puts the known monthly layers plus principal and interest at $1,559.55 at 6.0 percent and $1,691.05 at 7.0 percent, before the Botanika condominium assessment and insurance. The buyer paid $30,556 less than the first owner, less the $2,500 contribution, so $28,056 net, and gave up the first owner’s one-year warranty on items conveyed with the unit. Whether that trade is good depends on the unit’s condition and the documents, which is what our review is for. The rates above are examples, not quotes.

How Does Buyer Representation Work in Florida After the NAR Settlement?

Since the National Association of REALTORS settlement took effect on 17 August 2024, a Florida buyer signs a written buyer agreement before an agent tours a home, the agreement states the agent’s compensation as a specific amount or rate, and that compensation is fully negotiable, is not set by law and is not advertised on the MLS, although a seller may still offer concessions.

Data updated: September 2026 (National Association of REALTORS settlement materials, “Written Buyer Agreements 101” and “What the NAR Settlement Means for Home Buyers and Sellers”; this is information, not legal advice).

What must a written buyer agreement say?

It must be in writing before a buyer’s agent tours a home, in person or by live virtual tour, and it must state the buyer agent’s compensation as a specific amount or rate, not open-ended. It must also say conspicuously that broker compensation is fully negotiable and not set by law. Read it for the term, the services promised, how you can end it and what happens if you buy without your agent. We explain each clause before you sign, and you are free to shop and negotiate.

Who pays my agent?

The written agreement decides, and the amount is negotiable. Buyers may pay their agent directly. A seller may still choose to offer to pay some or all of the buyer’s agent compensation, but that offer can no longer be advertised on the MLS, so it is communicated off the MLS, for example by the listing brokerage’s own website, by phone or in the negotiation. For a developer purchase, the developer’s contract says whether it will pay a cooperating broker, and we ask before you tour. Sellers may also still offer buyer concessions on the MLS, such as a contribution toward your closing costs, which can matter when Botanika’s asking prices sit 28 percent above closings.

What do we do for a Botanika buyer?

We pull the recorded sales for your size band and building, read the condominium and master documents, order the estoppel certificates, check the permit history, compare the unit with The Gardens at Bermuda Links and the developer’s inventory, and write an offer with the inspection, document-review and financing clauses that fit. Then we negotiate it ourselves. Start your Botanika buyer consultation, or read how we represent buyers.

Which Schools Serve Botanika?

Every Botanika address 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, which puts Bonita Springs, Spring Creek, Pinewoods, Three Oaks and San Carlos Park elementary schools, Bonita Springs and Three Oaks middle schools and Bonita Springs, Estero and South Fort Myers high schools on a Botanika family’s choice list.

Data updated: September 2026 (School District of Lee County 2026-27 school locator, Florida Department of Education 2025-26 school grades and OpenStreetMap routing, retrieved 24 September 2026).

How was the school assignment checked?

Lee County does not assign a student to one school by address. Families rank schools on a choice application each winter, placement is by lottery, and the zone mainly determines which schools come with bus transportation. We tested ten points across Bonita Fairways in the district’s school locator and every point returned the same three zones. The district’s Student Enrollment office can confirm a specific address, and you should not rely on the school fields in a listing, which are often ZIP-level.

Schools, grades and drive times

Botanika’s buildings are inside the same gate as the golf club, so add or subtract about a minute. Grades come from the Florida Department of Education’s school grades and the district’s 2025-26 grades report.

What Is Daily Life Like in Botanika?

Daily life in Botanika runs through the unmanned Bonita Fairways gate on West Terry Street, under-building reserved parking, the elevator lobbies the developer describes, the master association’s clubhouse, courts and public golf course, and the Botanika condominium’s own pool, cabana and lounge, whose rules are not posted.

How does the gate work?

The Bonita Fairways gate on West Terry Street is unmanned. Residents enter with a radio-frequency sticker on the vehicle, with two vehicles per condominium, and 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. The community’s internal streets carry a 25 mph limit.

What is inside the Botanika buildings?

The developer lists a resort-style pool and spa, a resident’s pool cabana, community-wide Wi-Fi and professionally designed tropical landscaping, and the builder’s project page adds a resident’s lounge with a catering kitchen and barbecue grills. Those are the developer’s and builder’s descriptions. Hours, heating, guest limits and pool rules are set by the Botanika association and are not published, and the county roll shows the pool on common-element land, not on any unit.

What do the clubhouse and courts offer?

The Bonita Fairways clubhouse is a two-story, elevator-served building of about 18,800 gross square feet, with a 215-person banquet hall, a cafe and patio, card, game and craft rooms, a library and two fitness rooms, open to residents by fob. The community has four pickleball courts, one lighted tennis court, bocce, two shuffleboard courts and one master pool with a spa. Whether the pool is heated is not stated, and a second master pool was voted down on 16 July 2026.

Is golf required?

No. The association bought the 18-hole, par-61 Gordon Lewis executive course on 27 March 2020 for $1,200,000 and runs it as a public, pay-to-play course. No Botanika owner is required to join or pay golf dues, and owners get 10 percent off. The Summer Player Card is $550 for a single player, $750 for a couple and $950 for a family, valid 1 May to 30 September, with a $20 cart fee per round. Year-round pricing is not published.

How far is everything?

From the Bonita Fairways golf club, Old 41 in downtown Bonita Springs and the nearest Publix are about 4 minutes away, Interstate 75 about 9, Bonita Beach Park, 5.1 miles away, about 11, Mercato in North Naples about 15, and Southwest Florida International Airport and downtown Naples about 30, in free-flowing traffic. NCH North Hospital is about 15 minutes away. These are routed distances and are longer in season.

Botanika vs The Gardens at Bermuda Links: Which Should You Buy?

Buy Botanika if you want a 2024 building with three floors over parking, running warranties and one-, two- or three-bedroom choices, and buy The Gardens at Bermuda Links if you want a 2007 all-two-bedroom condominium at a lower price per square foot, $243.10 against $356.00, with a garage or carport and rules you can read before you offer.

Data updated: September 2026 (Lee County Property Appraiser recorded sales and roll; Southwest Florida MLS, pulled 29 September 2026; each association’s posted documents). County windows are the first with 10 or more sales, measured from the first of the month.

A buyer who tours Botanika will often tour The Gardens at Bermuda Links, which sits on the same street: a 2024 building with running warranties against a 2007 community of 134 two-bedroom, two-bath condominiums. Botanika wins on newness and loses on price per square foot and on how much of its paper is unread. The table lays the two side by side, and our Gardens at Bermuda Links buyer page runs the same test from the other direction.

Botanika vs The Gardens at Bermuda Links decision table

Where Botanika wins the buyer

On age, on running warranties, on elevator-lobby access and on a floor-plan range from one to three bedrooms. A buyer who wants a 2024 building and is comfortable buying once the fee and rules are read will choose Botanika, as 43 of 75 units with out-of-state or foreign owner addresses suggest many do.

Where The Gardens wins the buyer

On price per square foot, $243.10 against $356.00; on a garage or carport; on documented rules; on a 2022 roof; and on a fee history a buyer can read. A buyer who needs a rental should read both leasing rules, because The Gardens’ posted rule may prove friendlier to investors than Botanika’s unread one.

How Does Botanika Compare With the Rest of Bonita Fairways?

Botanika is the newest condominium of the six Bonita Fairways neighborhoods and the highest in price per square foot, with a 24-month county median of $399,670 on 62 sales at $356.00 per square foot, against medians of $323,750 to $472,500 for the other five on their first 10-plus-sale windows.

Data updated: September 2026 (Lee County Property Appraiser recorded sales and Southwest Florida MLS pulled 29 September 2026; each row uses the first window with 10 or more sales, on month-start windows).

The six-neighborhood benchmark

The yardstick below is the county’s qualified-deed median in each neighborhood’s first window with at least 10 sales, so a small neighborhood is not compared on a two-sale year. It is a county record, so builder-direct and resale sales are together.

Botanika’s premium is a new-construction premium: $356.00 against $233.33 to $277.35 per square foot, or 28 to 53 percent above the other five. The resale row shows what a Botanika owner who sold received: $320,000 and $325.26 per square foot, which is closer to the older condominiums than to the first-sale price.

MLS days on market and sale-to-list by neighborhood

The MLS assigns sales to a neighborhood by its Sub/Condo field, and 19 sales that carry only “Bonita Fairways” are not assigned to any neighborhood, so the neighborhood rows do not sum to the community total. Windows with fewer than ten sales, including every 12-month row except The Gardens, are small samples.

Which neighborhood fits which buyer?

A buyer who wants a new building, an elevator and the lowest maintenance chores looks at Botanika. A buyer who wants the least cost per square foot compares Bermuda Links, The Gardens at Bermuda Links and Rosewood Pointe Garden. A buyer who wants a detached house with a yard looks at Natura, and a buyer who is 55 or older and wants a single-story home compares Carousel Cove. All six sit inside the same Bonita Fairways gate and share the same master clubhouse and golf course. If you are still deciding on the community, read our guide to buying in Bonita Fairways, and for the wider city, buying in Bonita Springs.

What Are the Pros and Cons of Buying in Botanika?

Buying in Botanika gives you a 2024 building, elevator lobbies, impact windows per the developer, running statutory warranties and the Bonita Fairways clubhouse and public golf course, and it asks you to accept an unpublished condominium fee, unread rules, a $356.00 per square foot price that runs 28 to 53 percent above the other Bonita Fairways neighborhoods, and a thin resale market.

What does Botanika do well?

• Newness. Built in 2024, so major systems, the roof and the finishes are the newest in Bonita Fairways, and the statutory warranties are still running.
• Choice of size. One-, two- and three-bedroom units from 771 to 1,639 heated square feet in three buildings, 75 units in all.
• Resale pricing on the record. Seven recorded resales closed 8.8 percent under first-sale price per square foot, which gives a buyer evidence to negotiate with.
• Amenities for the master fee. The clubhouse, courts, master pool and gate come with the master assessment, and golf is public with no dues.
• Flood map. Zone X shaded at all three building centers, not the Special Flood Hazard Area.

Where does Botanika ask for care?

• The condominium fee is not published. Ask for the estoppel and the adopted budget before you offer.
• The declaration and rules are not posted. Leasing, pets, parking and approvals may be stricter than the master.
• Thin resale market. Three sales in 12 months, 174 days on market on two MLS sales, and asks 28 percent above closings.
• Price premium. $356.00 per square foot, against $233.33 to $277.35 in the other five neighborhoods.
• Turnover and reserves. Turnover status and the reserve study are not published.
• Evacuation Zone A. The first zone the county orders to leave, with wind and flood insurance to price before you commit.

Our verdict

Botanika is a good building bought well and a poor one bought on the asking price. If you buy a resale near the recorded resale record, read the documents first and price insurance before the inspection period ends, the trade is a fair one. If you cannot get the documents, or the unit is asking 28 percent above the record, walk away or wait, because a thin market will offer another chance.

How Do I See Botanika Homes for Sale?

You see Botanika homes for sale by asking us for the current MLS listings and the developer’s inventory together, because they are marketed separately: ten resale listings on the Southwest Florida MLS and the developer’s remaining units through its own sales office. After a written buyer agreement we schedule private showings and send new listings as they appear.

Where do Botanika listings come from?

Resale listings appear on the Southwest Florida MLS, where we saw 10 active Botanika listings on 29 September 2026, none pending, from $300,000 to $587,460. The developer’s remaining units are offered through its own sales office, and its website states neither prices nor a count. Because a buyer can be shown both, we ask the developer for current availability and pricing and compare it with the resale listings, as Top 1% Real Estate Agents Nationally Since 2008 should.

How do private showings work?

A written buyer agreement comes before a tour, and we go through it with you first. Tell us before you visit the developer’s sales office so we can be there, and we set resale showings through the listing agent.

What should you look at on a tour?

• The balcony screens, window seals and the drain at each balcony.
• The air handler closet, condensate line and any sign of past leaks.
• The parking space and storage unit that convey with the unit.
• The elevator lobby, the elevator count and the stairwell condition.

How Do I Get a Personalized Botanika Buyer Consultation?

You get a personalized Botanika buyer consultation by requesting one online or by calling Marc at (239) 287-5873. We prepare it from the recorded sales in your size band and building, with the seven resales, the developer’s first-sale prices and the ten active listings shown alongside, and there is no obligation to buy or to sign a buyer agreement until you are ready to tour.

Data updated: September 2026 (Lee County Property Appraiser recorded sales and roll, file built 29 September 2026; Southwest Florida MLS, pulled 29 September 2026).

What does a McGreevy and Comisar consultation include?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, prepare every consultation personally. It includes the recorded resales nearest to your target unit, the developer’s first-sale price per square foot for your size band, the fee, warranty and contribution facts you will inherit, a cash-to-close estimate and the current listings you would compete with.

How do you reach us today?

Start your Botanika buyer consultation and we will send a review built from the recorded Botanika sales that match your search, not a ZIP-wide estimate, or call Marc at (239) 287-5873. You can also read how we represent buyers or contact us. If you are also selling, get a free Botanika home valuation or call Jesse direct at (239) 898-6072, and see our guide to selling in Botanika.

Buying a Winter Home in Botanika: What Seasonal Buyers Should Know

A seasonal buyer in Botanika should plan around a 30-day minimum lease, an unmanned gate, an owner base in which 43 of 75 units carry mailing addresses outside Florida, a condominium where the association maintains the common elements, and hurricane planning for the summer months, when the golf Summer Player Card runs from 1 May to 30 September.

Who buys Botanika as a winter home?

Botanika’s county roll shows owner mailing addresses outside Florida on 43 of 75 units and homestead on only 5, so most units are not primary residences. A winter buyer usually wants a one- or two-bedroom unit close to the beach, dining and the airport, and the recorded resales at $250,000 to $343,895 in the last 12 months put those units within reach. Read the Bonita Fairways community page for the clubhouse and courts a winter resident uses most.

What should you plan before you leave for the summer?

Ask the association for its hurricane procedures for unoccupied units, confirm who holds a key or access fob, check your insurer’s unoccupancy conditions and set up remote payment of the assessments. Botanika is in Evacuation Zone A, so plan to leave, and to return, on the county’s orders.

Can you rent the unit while you are away?

Under the master declaration a lease must be at least 30 consecutive days, and the association’s tenant access form says short-term rentals such as VRBO and Airbnb are not permitted. Botanika’s own minimum term, approval process and fee are not posted. A winter owner who wants to rent monthly in season should read the Botanika declaration before contract, and should remember that master Section 5.18 bars pets in leased units. If you also have a home to sell before you buy, call Jesse direct at (239) 898-6072.

What Botanika Buyers Say About Working With Us

Marc Comisar is a top-reviewed Botanika buyer’s agent and Jesse McGreevy is a top-reviewed Bonita Springs listing agent; every review below is copied from our Google Business Profile, where you can read them all in full. We show the reviewers’ words exactly as written.

A buyer who valued being matched, not upsold

★★★★★ “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

A buyer who valued being listened to

★★★★★ “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

A client who valued communication

★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!” Verified Google review

A client who valued knowledge and effort

★★★★★ “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

Frequently Asked Questions, Botanika at Bonita Fairways Buyer Edition

What is Botanika at Bonita Fairways?

Botanika at Bonita Fairways is a 75-home condominium in three buildings on Rosewood Pointe Drive, inside the gated Bonita Fairways community in Bonita Springs. JAXI built it in 2024 for the developer, Cedar Green Homes, with one-, two- and three-bedroom homes of 771 to 1,639 heated square feet.

What are the amenities at Botanika?

The developer lists a resort-style pool and spa, a resident’s pool cabana and a resident’s lounge with a catering kitchen. Owners also use the Bonita Fairways clubhouse, pickleball, tennis, bocce and shuffleboard courts, the master pool and the public golf course, funded through the master assessment.

What floor plans are available at Botanika?

The developer lists 12 plans, from the one-bedroom Aspen-I at 833 marketed square feet to the three-bedroom Cottonwood-II at 1,673, with dens in most. Its site does not say which plans remain, so ask for current availability and pricing.

How much does a Botanika home cost?

By the county record, 62 sales in the 24 months from September 2024 had a $399,670 median, from $250,000 to $606,460, and the 7 resales had a $320,000 median. The 10 active listings on 29 September 2026 asked $300,000 to $587,460. Price follows heated size, building and floor.

What have Botanika homes sold for recently?

The three sales in the 12 months from September 2025 were resales at $343,895, $250,000 and $339,000. A first sale of $485,000 for a 1,423-square-foot three-bedroom was recorded on 17 August 2026, after the county sales file, and is excluded from our medians.

Are Botanika resales cheaper than new units?

On the record, yes. The seven resales carried $325.26 per heated square foot, 8.8 percent under the first sales’ $356.46, and five of seven units resold below the first owner’s price. A resale buyer also pays the $2,500 contribution and does not get the first-owner one-year warranty.

Is Botanika still selling new homes?

Apparently yes. The developer’s site presents the project as complete and publishes no inventory, the county roll shows the developer entity as owner of record on 5 of 75 units, and a first sale was recorded in August 2026. Ask the sales office for availability and incentives.

What is the Botanika condominium fee?

It is not published in any record we could reach. The estoppel certificate, the adopted budget and the developer’s prospectus answer it, and we ask for them before any offer. The separate master assessment is probably $1,100 for 2026, billed as two $550 payments.

Who pays closing costs on a new construction home?

The contract decides. A Lee County buyer customarily pays the lender’s title policy, deed recording and mortgage taxes, and a purchaser from the developer pays no $2,500 Bonita Fairways contribution. A developer contract may also state who pays the owner’s title policy, so we ask before you tour.

What is the maximum deposit a builder can ask for in Florida?

Section 718.202 does not set the deposit a developer may request. It requires the developer to escrow payments up to 10 percent of the price when the property is not substantially completed, with larger amounts in a special escrow, so the contract’s deposit schedule is what you negotiate.

Does Florida have a 3-day right of rescission on a home purchase?

Not as a general rule. Condominium buyers have specific rights instead: a developer contract is voidable for 15 days after signing and receipt of the required documents, and a resale contract within 7 days, excluding Saturdays, Sundays and legal holidays, under Section 718.503.

What is a SIRS, and does Botanika need one?

A structural integrity reserve study is an engineer’s report on reserves for roof, structure, fire protection, plumbing, electrical, waterproofing and windows. It applies to buildings of three habitable stories or more, so it applies to all three Botanika buildings, and Botanika’s filing status was not found in the state database.

Do I need HO-6 insurance for a Botanika condo?

In practice, yes. The association insures the building as originally installed, and you insure interior finishes, appliances, cabinets, personal property and loss-assessment exposure with an HO-6 policy. Lenders generally require it, so get quotes before the inspection period ends.

Is Botanika in a flood zone?

All three buildings map as FEMA Zone X shaded, the 0.2 percent annual chance area, on panel 12071C0656G effective 17 November 2022, outside the Special Flood Hazard Area. Building A touches the edge of a small AE polygon, and the community is in Evacuation Zone A.

Do I need flood insurance in Botanika?

A federally backed lender generally does not require it in Zone X, but you can buy it and many buyers price it. Citizens’ flood requirement does not apply to condominium unit-owner policies, and Bonita Springs is a Class 5 Community Rating System city per the April 2025 list.

Can I rent my Botanika home?

Yes, for 30 consecutive days or more under master Section 5.17, and the association’s tenant access form says short-term rentals such as VRBO and Airbnb are not permitted. Botanika’s own declaration may be stricter and is not posted, so read it before you buy to rent.

Are pets allowed in Botanika?

Ordinary household pets in reasonable number are allowed under master Section 5.18, leashed outdoors and never on the golf course, with no weight or breed limit at the master level, and not in leased units. Botanika’s own declaration may add limits under Section 11.5.

Is Botanika a 55+ community?

No. The county roll, the developer’s materials and the master declaration describe no age restriction at Botanika, and anyone may buy a home there. The only 55+ neighborhood in Bonita Fairways is Carousel Cove.

Do I have to join the golf club?

No. The Bonita Fairways golf course is public and pay-to-play, owned by the master association, and no Botanika owner must join or pay golf dues. Owners get 10 percent off, and the Summer Player Card is $550 for a single player, $750 for a couple and $950 for a family, from 1 May to 30 September.

What is the $2,500 Bonita Fairways contribution?

It is a one-time capital contribution under Declaration Section 9.12, recorded 12 March 2024, paid by the buyer of a resale and secured by a lien. A purchaser from Cedar Green Homes, a spouse, an estate and a foreclosure are among the exemptions. An existing owner buying a second unit pays.

What are the property taxes on a Botanika condo?

Botanika is in Bonita Springs tax district 017, where the 2026 proposed millage is 12.8217, so the tax is about $5,124 a year at $399,670 and $4,103 at $320,000, before homestead. There is no community development district, and the condominium and master assessments are billed separately.

Can I get a homestead exemption in Botanika?

Yes, if the unit is your permanent residence on 1 January and you apply to the Lee County Property Appraiser. Only 5 of Botanika’s 75 parcels carried homestead on the 2026 roll. At this millage the exemption saves roughly $509 a year, and Section 193.155 may allow a Save Our Homes transfer.

What is an estoppel certificate?

It is the association’s written statement of a unit’s assessment, any amount owed and any special assessment. Section 718.116 caps the fee at $299 for a current account, plus $119 for rush delivery and $179 more if delinquent, and the seller customarily pays in Lee County.

How long do the new-construction warranties last?

Under Section 718.203, the unit warranty runs 3 years from completion of the building, which we estimate at about mid to late 2027. The roof, structure and systems warranty runs 3 years or 1 year after turnover, whichever is later, capped at 5 years. The dates are our arithmetic, because certificates of occupancy are not published.

Has the developer turned over the Botanika association?

Not published. On our arithmetic the Section 718.301(1)(b) trigger fell about 12 August 2025, and the master association’s 2026 meeting still lists a declarant seat for Botanika. Ask in writing who controls the board and request the turnover inspection report.

Which schools serve Botanika?

Botanika is in Lee County’s South Zone 3, with elementary Zone Q and middle Zone GG. Families rank schools on a choice application and are placed by lottery, so the zone mainly decides bus transportation. The 2026 grades of nearby schools range from A to C.

How far is Botanika from the beach and the airport?

From the golf club, Bonita Beach Park is about 11 minutes, Old 41 and Publix about 4, Interstate 75 about 9, and Southwest Florida International Airport and downtown Naples about 30, in free-flowing traffic. Times are longer in season.

How does the NAR settlement change how I buy?

Since 17 August 2024 you sign a written buyer agreement before an agent tours a home with you. It states the agent’s compensation as a specific amount or rate and must say that compensation is negotiable and not set by law. Offers of compensation are not advertised on the MLS.

Who pays my buyer’s agent?

The written agreement decides, and the amount is negotiable and not set by law. You may pay it directly, and a seller may choose to offer to pay some or all of it off the MLS. We explain the agreement clause by clause before you sign.

Should I buy from the developer or buy a resale?

Buy from the developer for the disclosure package, the 15-day right, first-owner warranties and no $2,500 contribution, and buy a resale for a price per square foot that has run 8.8 percent lower and a recorded price history. We compare the developer’s current price with the nearest resale for your unit.

Botanika or The Gardens at Bermuda Links: which should I buy?

Botanika is a 2024 building at $356.00 per square foot with warranties still running; The Gardens at Bermuda Links is a 2007 all-two-bedroom community at $243.10 per square foot with garages or carports and posted rules. Choose by what matters most, using the decision table above.

Can I buy a Botanika home with a mortgage?

Yes, but the lender will review the condominium project, including its budget, reserves, owner-occupancy mix and any litigation, and Botanika’s mix of second homes, 43 of 75 units with out-of-state mailing addresses, may matter to some loan programs. Ask your lender about the project early.

How long does it take to buy a Botanika home?

A financed resale commonly takes 30 to 45 days from contract to closing, including the document review, inspection, appraisal and estoppel certificates, and a cash purchase can be faster. A developer purchase follows the contract’s schedule. We build the timeline from your lender’s and the closing agent’s actual dates.

How do I make an offer on a Botanika home?

Start with a consultation so we can pull the recorded sales for your size band and building, then we request the documents, write an offer with inspection, document-review and financing clauses, and negotiate it ourselves. Start your Botanika buyer consultation, or call Marc at (239) 287-5873.

What if I also need to sell my current home?

Many Botanika buyers are also sellers, and we can time the sale and the purchase together. Get a free valuation of your current home or call Jesse direct at (239) 898-6072, and read our guide to selling in Botanika if you own here.

Why Does a Botanika Specialist Matter When You Buy?

A Botanika specialist knows which building, plan and size band a unit belongs to, what the seven resales actually closed at, and which documents a buyer’s lender will ask for. Buyers pay for a new building when they understand what they are getting, and overpay when they buy on an asking price.

What a general Bonita Springs agent tends to miss

We have seen small facts cost condominium buyers money: an offer built on the developer’s first-sale price when the resales closed 8.8 percent lower per square foot, a buyer who read a brochure’s “no-flood zone” wording as if it were a flood map, a buyer who learned about the $2,500 contribution after writing an offer, and documents requested after the contract so the 7-day review window opened late. As Top 1% Real Estate Agents Nationally Since 2008, we build the offer so none of those surprises reach the inspection period.

The Bonita Fairways context we buy with

Our Bonita Fairways community guide covers the clubhouse, the courts, the public golf course and the master rules; our Botanika guide covers the three buildings, the twelve plans and the record. Both are what we hand a buyer who is new to the community.

If you are selling your home too

Many Botanika buyers are also selling a home elsewhere. Get a free home valuation, see how we sell in Botanika, and call Jesse direct at (239) 898-6072 to time the sale and the purchase together.

Ready to Buy in Botanika? Work With the #1 Team in Southwest Florida Since 2012

If you are ready to buy in Botanika, call the team that prices from the recorded resales in your own size band and building, requests the condominium documents and both estoppels before you offer, and shows you the developer comparison in writing. McGreevy and Comisar have represented Bonita Springs buyers since 2008 from our South Tamiami Trail office.

If you are thinking, “I need someone to help me buy a condo in Botanika at Bonita Fairways, Florida,” McGreevy and Comisar helps buyers search, price, negotiate and close with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are buying in Botanika, Natura, The Gardens at Bermuda Links, Carousel Cove or elsewhere in Bonita Fairways, our team provides local market guidance, private showings and a clear plan to help you buy confidently.

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.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Botanika recorded sales, county file: 76 qualified sales from August 2024 to March 2026, 69 first sales from the developer and 7 resales at a $320,000 median and $325.26 per heated square foot, per Lee County Property Appraiser records built 29 September 2026, including three resales in the last 12 months at $343,895, $250,000 and $339,000. In the last 12 months we tracked each of those closings against its building and size. If you are buying in Botanika, make us your first call before you tour.

What Should You Offer on a Botanika Home? Start Your Buyer Consultation Today.

Request your Botanika buyer consultation and we will send a review built from the recorded sales that match your search, or jump to the consultation section on this page. Talk to Marc direct: Call Marc at (239) 287-5873, text or call. Confidential conversations welcome.

Your Local Real Estate Experts

Marc Comisar is a top-reviewed Southwest Florida buyer’s agent and Jesse McGreevy is a top-reviewed Bonita Springs realtor; you can read every review on our Google Business Profile. McGreevy and Comisar are based in Bonita Springs and are Top 1% Real Estate Agents Nationally Since 2008.

For this page they read every qualified Botanika deed on the Lee County record, the recorded Bonita Fairways instruments, the master budget, the state’s condominium file and the statutes behind them. The building-by-building background is in our Botanika at Bonita Fairways guide.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners
• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

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.

Buying a Botanika home? Call Marc at (239) 287-5873, read our guide to buying in Botanika, see how we represent buyers or contact us. Selling one? Get a free Botanika home valuation, or call Jesse direct at (239) 898-6072.

Follow our Southwest Florida sales on Instagram, Facebook and YouTube.

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.

Sources and Authoritative References

Every fact on this page traces to a primary source below: county records, recorded Bonita Fairways instruments, the developer’s and state’s Botanika records, Florida statutes, National Association of REALTORS settlement materials and federal flood sources. We do not cite brokerage or listing sites. Sources were read from 24 to 29 September 2026.

Bonita Fairways Association Documents and Recorded Instruments

1. Bonita Fairways Community Association, home page.
2. Bonita Fairways Community Association, public Documents archive.
3. Declaration of Covenants and Restrictions for Bonita Fairways, O.R. Book 2872 Page 2887 (1997).
4. Amendment and Supplemental Declaration, Lee Clerk Instrument 2014000101383.
5. Certificate of Amendment, Resale Capital Contribution, Instrument 2024000069667.
6. Certificate of Amendment, recreational facilities and guests, Instrument 2026000086991.
7. Bonita Fairways 2026 Master Budget (prepared 20 Oct 2025).
8. Bonita Fairways Community Rules: general, clubhouse, pool, courts and golf.
9. Bonita Fairways tele-entry owner instructions.
10. Bonita Fairways tenant access permission form.

Botanika Developer, Builder and State Records

11. Botanika at Bonita Fairways, developer home page.
12. Botanika at Bonita Fairways, floor plans.
13. Botanika at Bonita Fairways, amenities.
14. JAXI, Botanika project page.
15. Florida Division of Corporations, Botanika at Bonita Fairways Condominium I Association, Inc. (N22000013123).
16. Florida DBPR condominium registry extract (Lee County rows).
17. Florida DBPR, SIRS reporting and database.
18. Florida DBPR, Condominium milestone inspections.

Florida Statutes, Legislation and State Rules

19. F.S. 553.899, Mandatory structural inspections for condominium and cooperative buildings.
20. F.S. 718.112, Bylaws (structural integrity reserve study).
21. F.S. 718.203, Warranties.
22. F.S. 718.301, Transfer of association control.
23. F.S. 718.503, Developer disclosure and nondeveloper disclosure.
24. F.S. 718.116, Assessments and estoppel certificates.
25. F.S. 95.11, Limitations other than for the recovery of real property.
26. F.S. 689.302, Flood disclosure.
27. F.S. 201.02, Tax on deeds and other instruments relating to real property.
28. F.S. 720.30851, Estoppel certificates for homeowners’ associations.
29. Florida Department of Revenue, Documentary Stamp Tax.
30. F.S. 718.111, Condominium association insurance.
31. F.S. 718.504, Prospectus or offering circular and frequently asked questions.
32. F.S. 720.401, Prospective purchasers subject to association membership requirement; disclosure summary.
33. F.S. 689.261, Sales of real property; disclosure of ad valorem taxes.
34. Florida Administrative Code Rule 69O-186.003, title insurance rates.
35. Johnson v. Davis, 480 So. 2d 625 (Fla. 1985).
36. F.S. 718.202, Sales or reservation deposits prior to closing.
37. F.S. 193.155, Homestead assessments and transfer of the assessment difference.
38. F.S. 201.08, Tax on promissory notes and mortgages.
39. F.S. 28.24, Service charges by the clerk of the circuit court.
40. Florida Building Commission, 2023 code effective dates.

Lee County Property Appraiser, GIS and Zoning

41. Lee County Property Appraiser, parcel data roll (LCPA TXT, 1 Sep 2026).
42. Lee County Property Appraiser, 2026 TRIM notice for a Bonita Fairways home in district 017.
43. Lee County GIS, Evacuation Zones.
44. Lee County DCD, Evacuation Zone vs. Flood Zone.

City of Bonita Springs and Utilities

45. City of Bonita Springs, FEMA Community Rating System.
46. City of Bonita Springs, Hurricane Ian.
47. City of Bonita Springs Community Development, FEMA flood zone information.
48. City of Bonita Springs, EnerGov permit portal.

Federal Flood, Storm, Insurance and Tax Sources

49. FEMA National Flood Hazard Layer.
50. FEMA, CRS Eligible Communities, April 2025.
51. NOAA NHC, Tropical Cyclone Report, Hurricane Ian.
52. NOAA NHC, National Storm Surge Risk Maps.
53. Citizens Property Insurance, flood insurance requirement.
54. Florida Office of Insurance Regulation, Wind Mitigation Resources.
55. Florida Office of Insurance Regulation, Uniform Mitigation Verification Inspection Form OIR-B1-1802.
56. Florida Department of Revenue, property tax information for taxpayers.
57. Lee County Tax Collector, property taxes.
58. National Association of REALTORS, Written Buyer Agreements 101.
59. National Association of REALTORS, settlement FAQs.
60. National Association of REALTORS, what the settlement means for home buyers and sellers.

Schools, Health Care, Transportation and News

61. School District of Lee County, Student Enrollment.
62. School District of Lee County, School Zones.
63. Florida Department of Education, School Grades.
64. School District of Lee County, 2025-2026 School Grades Report.

Downloadable Documents

The official documents below are the ones we read for this page and the ones a Botanika buyer should read before signing.

Botanika’s own declaration, budget, rules and any recorded amendments are not posted online. The county roll cites the phase instruments as 2024000204129, 2024000268473 and 2024000318618, which the Lee County Clerk’s official records search will return, and the association’s manager can provide the current budget, rules and estoppel certificate on request.

Market data from Southwest Florida MLS, pulled September 2026, and Lee County Property Appraiser recorded sales.

McGreevy and Comisar, Best Realtor to Buy Your Botanika Home at Bonita Fairways. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.