Buy a Home in The Gardens at Bermuda Links

Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Prices from Lee County Property Appraiser recorded sales, windows ending 29 September 2026, and Southwest Florida MLS, pulled 29 September 2026

McGreevy and Comisar are a Bonita Springs buyer’s team with our office on South Tamiami Trail, and this is our guide to buying a condominium at The Gardens at Bermuda Links, the 134-unit, two-bedroom condominium of twelve buildings inside gated Bonita Fairways. Every fact about the buildings, the roofs, the flood map and the rules comes from the record in our Gardens at Bermuda Links neighborhood guide; this page turns that record into a buying plan. Marc Comisar leads our buyer representation, and you can reach him at (239) 287-5873.

The Gardens sits in Bonita Springs, Lee County, and every unit is a two-bedroom, two-bath condominium built in 2007. Ten of the twelve buildings are two stories and two are three stories, six buildings have garages and six have carports, and two neighborhood pools serve the complex. In the 24 months to September 29, 2026, the Lee County Property Appraiser recorded 12 qualified Gardens sales at a $327,450 median, from $280,000 to $365,000, and the Southwest Florida MLS shows 2 active listings on that date.

That is a small market, and it is uneven. A first-floor carport unit of 1,190 square feet on Rosewood Pointe Drive and a third-floor garage unit of 1,347 square feet in a three-story building share a gate and a pool, but not a flood zone, a parking type, a price or the state’s condominium safety laws. This guide covers the choices, fees, documents and questions that put your offer on facts.

How Do I Buy a Home in The Gardens at Bermuda Links in 2026?

To buy a Gardens condo in 2026, choose the building and floor first, because they set your flood zone, parking, safety-law status and price; get the current condominium fee from an estoppel certificate, since the last posted fee is from 2021; budget the $1,100 master assessment and the one-time $2,500 master contribution; and read the condominium documents inside your review period.

The order matters because the Gardens is really several products under one name: 76 garage units with larger plans, 58 carport units with smaller ones, six buildings in shaded FEMA Zone X and six in Zone AE. We build that picture for your short list before you tour.

The eight things that decide a Gardens purchase

• The building. Twelve buildings, numbered 22 to 25 and 28 to 35, carry different flood zones, parking types and story counts.
• The parking type. In the last 12 months (9 county sales), carport-building sales had a $294,000 median and garage-building sales $327,450, mostly because garage buildings hold the larger plans.
• The flood zone. Buildings 30 to 35 on Bonita Fairways Boulevard are in Zone AE and Buildings 22 to 25, 28 and 29 in shaded Zone X, per FEMA panel 12071C0656G.
• The fee. The only Gardens fee posted online is $998 a quarter from a 2021 budget, so the current figure comes from the estoppel, on top of the $1,100 master assessment.
• The roof. All twelve roofs were replaced under City permits issued July 6, 2022.
• The safety laws. Only Buildings 24 and 25, the two three-story buildings, fall under Florida’s milestone inspection and structural integrity reserve study laws.
• The rental and pet rules. Owners may keep two pets, tenants none, and leases are annual or up to four monthly rentals a year with board approval.
• The price gap. None of the last nine sales fell between $300,000 and $324,999.

Key Takeaways

These are the facts a Gardens buyer should have in September 2026, each traced to the Lee County record, the association’s postings, the City of Bonita Springs, FEMA, Florida law or the Southwest Florida MLS.

• Median recorded price: $327,450 on 12 county-recorded Gardens sales in the 24 months to September 29, 2026, the first window with ten or more sales, from $280,000 to $365,000; the mean of the middle pair, $325,000 and $329,900.
• Last 12 months: 9 county sales at a $325,000 median, from $280,000 to $365,000, and 11 MLS closings at the same $325,000 median, 85 median days on market and a 96.6% median sale-to-list ratio.
• Two active listings on September 29, 2026 at a $352,000 median list price and 1 pending sale, per the Southwest Florida MLS.
• 134 two-bedroom units in twelve buildings, built in 2007, 76 with garages and 58 with carports.
• The condominium fee is unknown until you ask. The last posted budget, prepared October 22, 2020, set $998 a quarter ($3,992 a year); the master assessment is $1,100 for 2026.
• All twelve roofs were replaced under July 6, 2022 City permits, in concrete tile, so the roofs are three to four years old.
• Split flood map: six buildings in shaded Zone X and six in Zone AE, and all twelve in Lee County Evacuation Zone A.
• At the $325,000 median, property tax is about $4,167 a year without homestead or $3,658 with it at the 2026 proposed 12.8217 mills, with no community development district.

Table of Contents

Buying at the Gardens: How Do I Buy a Home in The Gardens at Bermuda Links in 2026? · Why Work With McGreevy and Comisar as Your Gardens Buyer’s Agent?

The Market and the Homes: What Is the Gardens Market Like for Buyers Right Now? · Which Gardens Home Fits Which Buyer?

Fees, Documents and Rules: What Will I Pay to Own a Gardens Home? · What Should I Check in the Gardens Documents? · What Are the Rules on Leasing, Pets and Approvals?

Flood, Roofs, Taxes and Closing: Is the Gardens 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 and Daily Life: Which Schools Serve the Gardens? · What Is Daily Life Like in the Gardens?

Comparisons: The Gardens at Bermuda Links vs Bermuda Links: Which Should You Buy? · How Does the Gardens Compare With the Rest of Bonita Fairways? · What Are the Pros and Cons of Buying in the Gardens?

Searching and Seasonal Buyers: How Do I See Gardens Homes for Sale? · How Do I Get a Personalized Gardens Buyer Consultation? · Buying a Winter Home in the Gardens: What Seasonal Buyers Should Know

Answers and Local Expertise: What Gardens Buyers Say About Working With Us · Frequently Asked Questions, The Gardens at Bermuda Links Buyer Edition · Why Does a Gardens Specialist Matter When You Buy? · Ready to Buy in the Gardens? 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 Buyer’s Agent at The Gardens at Bermuda Links?

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 Gardens buyers with the same county record we use to price listings. We show you what units in your building type and on your floor recorded at, which flood zone and roof date your building carries, and where the room to negotiate is.

If you’re searching for the best buyer’s agent for The Gardens at Bermuda Links, McGreevy and Comisar represent homebuyers across Bonita Springs, Estero, Naples, Fort Myers and Lee and Collier Counties. 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:

• 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

Buying at the Gardens? Start your Gardens buyer consultation or Call Marc at (239) 287-5873. Selling first? Call Jesse direct at (239) 898-6072.

What we check before you tour

For every Gardens unit on your short list we match the unit to its building, floor and parking type, note the building’s FEMA zone and roof permit, and ask the management company for the estoppel certificate, the current adopted budget and reserve schedule, and any pending special assessment. You tour fewer units and offer with fewer surprises. In the last 12 months we tracked every county-recorded Gardens sale against its building and floor, and we bring that file to your first showing.

What we will not do

We will not tell you the current Gardens fee, because it is not public; we will not say the reserve study for Buildings 24 and 25 was filed, because we could not verify it; and we will not say the 2022 roofs are paid for, because how they were funded is not in the public record. 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.

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. What we bring is the county record read deed by deed, the association’s postings read line by line, and the negotiating practice of a team that represents buyers and sellers across Bonita Springs every week. In the last 12 months we tracked the two active Gardens listings and the one pending sale in the Southwest Florida MLS, and we will tell you what happened to each one you are watching.

What Is the Gardens Market Like for Buyers Right Now?

The Gardens market in 2026 is small, steady and priced unit by unit: the county recorded 12 qualified sales in the 24 months to September 29, 2026 at a $327,450 median, 9 of them in the last 12 months at $325,000, and the MLS shows 2 active listings at a $352,000 median list price. A buyer negotiates from the full five-year record, sorted by building type and floor, not from the last sale.

Data updated: September 2026 (Lee County Property Appraiser recorded sales, DOR-qualified, index built 29 Sep 2026, newest recorded sale 15 Jun 2026; Southwest Florida MLS, pulled 29 Sep 2026).

The yardstick is the county’s own record: deeds the Lee County Property Appraiser marks as qualified, arm’s-length sales of improved condominium units, matched to the county parcel layer for size, floor and parking. Every window ends September 29, 2026 and runs back whole months, so the 12-month window starts September 30, 2025. The newest Gardens sale in the file is June 15, 2026, because recorded sales reach the roll with a lag. The 12-month window holds 9 sales, under our ten-sale floor, so we list all nine and lead with the 24-month window, the first with ten or more.

The 24-month record at a glance

The nine recorded Gardens sales of the last 12 months

Every one of the nine, by building and floor, with no unit numbers. Eight are resales; the March 2026 Building 24 sale is the first qualified sale the county file shows for that unit. A September 19, 2025 sale ($295,000, Building 29) falls just outside this window.

Small units sell at higher rates per square foot and large ones at lower rates: the lowest rate belongs to the 1,688 square foot unit ($216.23) and the highest to the 1,190 and 1,216 square foot units, so price per square foot alone will mislead you.

Sales by window: 12, 24, 36 and 60 months

The median has stayed between $325,000 and $335,000 in every window back to September 30, 2021, and the 60-month range of $275,000 to $400,000 is only $125,000 wide.

The all-history line is dominated by a 2010 closeout of 61 first sales at a $119,900 median, so it says little about today’s price.

By size, building, floor and parking

Parking and plan matter more than floor. In the last 12 months carport-building sales had a $294,000 median (5 sales) at $247.06 a square foot and garage-building sales a $327,450 median (4 sales) at $241.28, a $33,450 gap that comes from larger plans, not a higher rate per square foot.

By size over 60 months, the 17 sales of the 1,190 and 1,216 square foot plans had a $333,000 median, the 10 sales of the 1,341 to 1,400 square foot plans $357,500, and the single 1,662 to 1,688 square foot sale $365,000. Floor is the weakest signal: over 60 months the ground-floor and second-floor medians are almost the same. By price band, 3 of the 9 recent sales were under $300,000, none fell between $300,000 and $324,999, 5 fell between $325,000 and $349,999 and 1 was $350,000 or more, so recent buyers have chosen between units near $295,000 and units near $325,000. With fewer than 30 sales in most groups, one or two can move a median by $10,000.

One public-record sale, walked through

On March 6, 2026, a third-floor unit of 1,347 heated square feet in Building 24, at 26640 Rosewood Pointe Drive, recorded at $329,900, or $244.91 a square foot, close to the $245.99 median of the 24-month window; it is the first qualified sale the county file shows for that unit. A buyer of that unit would ask for the structural integrity reserve study, because Building 24 is one of the two three-story buildings, and would note that the building sits in shaded Zone X and has a roof replaced under a July 6, 2022 permit. The county file cannot tell us the unit’s condition or the terms of the sale, so the price is context, not a promise. That is the file we assemble for every Gardens unit you consider.

When buyers have the most leverage

Since 2012, 34% of qualified Gardens sales closed in the second quarter and 30% in the first, and March to May accounts for 51 of 132 closings; the third and fourth quarters together are 36%. These are closing dates, so the contracts were written earlier, while seasonal owners were in town. A buyer who can write an offer in late summer or early fall competes with fewer buyers.

The MLS view: days on market, sale-to-list and active listings

The Southwest Florida MLS adds what the deed cannot: how long a unit sat and how close it sold to its final asking price. We pulled these figures on September 29, 2026 using the Gardens value in the MLS subdivision field. The MLS shows two more 12-month closings than the county because recorded sales reach the county roll with a lag and the two sources qualify some sales differently.

On September 29, 2026 the MLS showed 2 active Gardens listings at a median list price of $352,000, from $299,000 to $405,000, and 1 pending sale. Median days on market of 85 over 12 months, against 45 over 24 and 36 over 60, says the market has slowed, and a 96.6% sale-to-list ratio says recent buyers closed about 3.4% below the final list price, which is about $11,968 on a $352,000 list price. It is an average, not a rule.

Thinking of buying in the Gardens? Talk to us before you tour

With days on market up, a 96.6% sale-to-list ratio and a gap in the price bands, the Gardens buyer who arrives with the building’s flood zone, roof permit and an insurance quote already in hand negotiates from strength. Start your Gardens 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 Gardens unit first? Get a free Gardens home valuation and Call Jesse direct at (239) 898-6072.

Which Gardens Home Fits Which Buyer?

The Gardens at Bermuda Links has 134 two-bedroom, two-bath condominium units in twelve buildings, all built in 2007: ten buildings of two stories, two of three stories, six with garages and six with carports, from 1,190 to 1,688 heated square feet. The right unit depends on whether you want the lower entry price of the carport buildings or the larger plans and private garages of the garage buildings, and on which flood zone you accept.

Data updated: September 2026 (Lee County Property Appraiser parcel layer, FEMA National Flood Hazard Layer, City of Bonita Springs permits, retrieved 29 Sep 2026).

Twelve buildings, addresses, floors and flood zones

The county’s parcel layer records every unit as a two-bedroom, two-bath condominium and gives each building’s story count and parking type; our Gardens neighborhood guide walks through each building’s history. The flood zone column is FEMA’s current map at each building’s center.

The eight floor plans on the roll are 1,190 square feet (34 units), 1,216 (24), 1,341 (20), 1,347 (28), 1,386 (8), 1,400 (6), 1,662 (8) and 1,688 (6). The total heated area is 177,092 square feet and the median unit is 1,341. Building numbers 26 and 27 do not exist, which is why twelve buildings carry numbers from 22 to 35. Our community guide gives a range of 1,190 to about 1,580 square feet; the county roll shows 1,190 to 1,688, and we use the roll.

Garages and carports

Six buildings have garages, 24, 25 and 32 to 35, holding 76 units, and six have carports, 22, 23 and 28 to 31, holding 58 units, per each unit’s garage or carport flag on the county roll. The garage buildings are also the ones with the larger plans, so a garage unit costs more partly for its parking and partly for its size. The rules cap owners at two vehicle spaces.

The buyer who wants a lock-and-leave winter home

A Gardens unit puts the roof, exterior and grounds on the association, and the two-bedroom size suits a couple with guests. Only 37 of the 134 units are homesteaded, so most are second homes, rentals or owned by people who have not claimed homestead. Read our winter-buyer section below before you choose between a carport and a garage for a car left behind for the summer.

The buyer who wants a garage

Choose among the 76 units in Buildings 24, 25 and 32 to 35. In the last 12 months the four garage-building sales had a $327,450 median, and over 60 months the 11 sales had a $365,000 median, which includes the bigger plan. Buildings 32 to 35 are in Zone AE and Buildings 24 and 25 are three stories, so every garage choice comes with a trade-off to weigh against your insurance quote.

The buyer on a tighter budget

The 58 carport units in Buildings 22, 23 and 28 to 31 are the smaller 1,190 and 1,216 square foot plans. In the last 12 months five carport-building sales had a $294,000 median, and over 60 months 17 sales had a $333,000 median. Buildings 22, 23, 28 and 29 are in shaded Zone X, and Buildings 30 and 31 are in Zone AE.

The buyer who wants the most space

The largest plans are the 1,662 square foot units in Buildings 32 to 35 (8 units) and the 1,688 square foot units in Buildings 24 and 25 (6 units). A 1,688 square foot unit in Building 25 sold on May 8, 2026 for $365,000, the top of the 12-month range, at $216.23 a square foot, the lowest rate of the nine; the 60-month record holds only one sale in the two largest plans.

The buyer who wants no stairs, or a top floor

Ground-floor units sold at a $314,500 median in the last 12 months (2 sales) and $335,000 over 60 months (7 sales); second-floor units at $325,000 (5) and $336,250 (18); third-floor units, found only in Buildings 24 and 25, at $327,450 (2) and $329,900 (3). The public record we read does not say how upper floors are reached, so walk the building and ask what the budget carries for any elevator.

What Will I Pay to Own a Gardens Home?

Owning a Gardens home in 2026 costs a condominium fee to the Gardens association, a $1,100 master assessment to Bonita Fairways, property tax, your own unit-owner insurance and a one-time $2,500 master resale contribution at purchase. The only Gardens fee posted online is $998 a quarter from a 2021 budget, so today’s fee comes from the estoppel certificate.

Data updated: September 2026 (Gardens association 2021 budget, Bonita Fairways 2026 master budget and recorded amendment, Lee County 2026 proposed millage, Florida Statutes, retrieved 29 Sep 2026).

Every billed layer in 2026

What the $998 a quarter paid for, and why it is dated

The association’s proposed 2021 budget, prepared October 22, 2020, set the Gardens assessment at $998.00 a quarter, or $3,992 a year, for each of the 134 units, all charged equally: $859.75 a quarter for operating and $138.25 a quarter for reserves, up 7.1% from $932 a quarter in 2020. Across 134 units that is a budget of about $534,928. The board’s cover letter said the bulk of the increase “reflects a 40% increase in our property insurance premium” while the association worked to resolve its Hurricane Irma claim.

Three lines show where the money went: property and liability insurance of $107,681, flood insurance of $65,500 and water and sewer of $78,000, together $251,181 or about 47% of the total (our arithmetic). The public record does not confirm the proposal was adopted as proposed, and it is five budget years old. Treat $998 a quarter as a historical marker, never as today’s fee. Every $100 a quarter of change is $33.33 a month.

The master assessment: $1,100 in 2026

The Bonita Fairways Community Association’s 2026 budget sets the master assessment at $1,100 per home for 2026 ($964 operating plus $136 reserve), billed as two $550 payments. It was $932 in 2025 and $1,000 in 2023 and 2024, and it pays for the clubhouse, courts, gates, private roads, lakes, common landscaping, sheriff patrols, insurance, reserves and interest on the golf loan. Members rejected a separate $500 assessment for a second master pool on July 16, 2026 by 735 votes to 122.

The $2,500 master resale capital contribution and who is exempt

A buyer pays a one-time $2,500 capital contribution to the master association under a Certificate of Amendment (Instrument 2024000069667) approved March 6, 2024 and recorded March 12, 2024. The exemptions are a transfer to a spouse or co-owner, 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 first purchase directly from Home Dynamics or Cedar Green Homes, which does not apply at the Gardens. We write a position on this $2,500 into every offer, because the contract decides who pays it.

How to get the current fee before you sign

Ask the management company for the estoppel certificate, the current adopted budget and reserve schedule, and any pending special assessment. The Gardens’ registered address moved on April 26, 2024 to Gulf Breeze Management Services of SWFL, Inc., 8910 Terrene Court, Suite 200, Bonita Springs, though the association’s own website still lists another management company. Under section 718.116 the estoppel fee may not exceed $250 if nothing is delinquent, plus $100 if expedited and up to $150 more if delinquent, and it must be issued within 10 business days of a written request, or 3 if expedited. We request all three documents at contract for every buyer.

A worked monthly cost at the $325,000 median

Rates change daily, so we show three assumed rates, not a quote; check today’s average on the Freddie Mac Primary Mortgage Market Survey and ask a lender for a Loan Estimate. The example assumes a $325,000 price, 20% down ($65,000), a $260,000 30-year loan, an assessed value equal to the price, the 2021 Gardens fee unchanged at $332.67 a month and the Lee County average unit-owner policy of $1,494 a year.

That is about $2,541 a month at 6.5% without homestead. The table leaves out flood insurance on your unit, any special assessment the estoppel shows and the actual 2026 Gardens fee, which could be higher or lower than the 2021 proposal. Each $100 a quarter above $998 adds $33.33 a month. The homestead saving applies only to a full-time Florida resident who qualifies.

What Should I Check in the Gardens Documents?

Before buying a Gardens condo, read two sets of documents: the association’s recorded declaration, articles, bylaws and rules, and the Bonita Fairways master documents. Request the current budget, reserve schedule, insurance declarations, minutes and any special assessment, confirm your lender will accept the project, and use your document review period.

Data updated: September 2026 (Florida Statutes sections 553.899, 718.111, 718.112, 718.116 and 718.503; Gardens and Bonita Fairways postings; retrieved 29 Sep 2026).

What is and is not posted online

The Gardens association posts its rules (updated May 2, 2023), a proposed 2021 budget, a March 2022 settlement notice and the February 2023 wind-mitigation forms with the City’s roof permits, all described in our Gardens neighborhood guide. Its recorded declaration, articles and bylaws, current budget and reserve schedule and any structural integrity reserve study are not posted, and we did not retrieve the recorded declaration, so we do not describe its text. The association is active on Sunbiz, and the state’s condominium project number is PR71940 with 134 units recorded May 9, 2007.

The documents to request

• The estoppel certificate, showing the current assessment, amounts owed and any levied or proposed special assessment.
• The current adopted budget and reserve schedule, and the last two annual financial statements.
• The master insurance declarations page, so you know the association’s deductibles and where your policy starts.
• The last twelve months of board minutes, which show roof funding, insurance renewals and assessment talk before they reach the budget.
• The declaration, every recorded amendment, the articles, the bylaws and the rules.
• For Buildings 24 and 25, the structural integrity reserve study or a statement that none exists, and any milestone inspection summary.
• The Bonita Fairways master declaration, its 2026 budget and the recorded transfer-fee amendment, all posted by the master association.

Your document review period

Section 718.503 requires a seller to give a buyer the declaration, articles, bylaws and rules, the annual financial statement and budget, any milestone inspection summary, the latest structural integrity reserve study or a statement that none exists, the question-and-answer document and the governance form. A buyer may cancel within 7 days, excluding weekends and legal holidays, after signing and receiving them. Order the documents the day your offer is accepted and use those days to read the budget and the minutes.

Reserves, insurance and the roof settlement

Section 718.112 requires a condominium budget to carry reserves for roof replacement, building painting, pavement resurfacing and other items over $25,000 unless owners vote to waive or reduce them. The association’s March 2022 settlement notice reads: “A settlement has been offered in our roofing litigation case, and your Board of Directors has accepted it. This means we can now develop a plan to move forward to get new roofs on our buildings.” It gives no amount, and how the re-roof was funded is not in the public record, so ask for the last two financial statements and the 2022 and 2023 minutes.

Milestone inspections and SIRS: the three-story line

Florida’s milestone inspection law, section 553.899, and the structural integrity reserve study rule in section 718.112(2)(g) apply to buildings of three habitable stories or more. At the Gardens that means only Buildings 24 and 25, with 18 units each; the other ten buildings are two stories and outside both laws. A milestone inspection would be due by December 31 of the year a building reaches 30 years from its certificate of occupancy, which on the 2007 roll year is December 31, 2037, or December 31, 2032 under the 25-year rule, and we found no City ordinance adopting that rule. The reserve study deadline for an association in existence on July 1, 2022 was December 31, 2025, which has passed.

SIRS status: not verified, and how to check

We could not verify whether the association filed a structural integrity reserve study: the state’s database did not render for our tools and the association’s site posts no study, so we do not say “filed” or “not filed.” A buyer in Building 24 or 25 should check the state’s database, SIRS submitted before July 2025 and July 2025 and after, or ask the association for its copy at contract. The state’s inspection page summarizes both laws.

Lender approval of the condominium

A financed buyer needs the lender to approve the condominium project as well as the borrower. Fannie Mae publishes a Condo Status Finder and a list of ineligible project types. The Gardens’ project eligibility is not published, so ask your lender to run the project the week your offer is accepted.

What Are the Rules on Leasing, Pets and Approvals?

The Gardens allows an annual lease or up to four monthly rentals a year with board approval of every lease, permits owners two pets and bars pets for renters, and requires an application and fee before any new owner buys or a tenant moves in. The posted rules do not state that the board approves a sale.

Data updated: September 2026 (Gardens Rules and Regulations updated May 2, 2023; Bonita Fairways master covenants and tenant access form; City of Bonita Springs rental permit page; retrieved 29 Sep 2026).

Leasing: the Gardens rule

The association’s rules read that an application and fee are required “prior to any new owner purchasing a unit or a tenant moving in,” allow an annual lease or up to four monthly rentals a year with a 30-day minimum and 120 days in aggregate, and state that “The BOD must approve all leases.” Renters make no changes to the unit, get red rather than black gate stickers and may not keep pets. The rules cite “Declarations 12.2a” for leasing, which we have not read.

Leasing: the Bonita Fairways rules on top

The master covenants set a community-wide 30-day minimum lease and bar pets in leased units, and the master association’s tenant access form states that Airbnb and VRBO are not permitted. An owner who delegates recreation rights to a tenant gives up his or her own use of the common areas during the lease. The City’s rental permit program, as its page describes it, does not reach Chapter 718 condominiums of more than six units, so confirm with the City.

What that means for a buyer who plans to rent

An investor at the Gardens has two workable models: one annual lease, or up to four monthly leases a year adding up to no more than 120 days. Vacation-rental income is off the table, tenants cannot bring pets, and every tenant needs board approval and an application fee before move-in, which adds days to a turnover. Model an annual tenant at the market rent and your own use for the rest, and ask the estoppel about any pending or recent lease violations. The posted fines run $100 a day up to $1,000.

Pets: what the rules say

The rules limit each unit to two pets “of a normal domesticated household type (such as a cat or dog),” require registration with the management company, and require pets to be leashed or carried outside the unit. No reptiles, amphibians, poultry or livestock are allowed, and birds may not be kept on lanais. Renters, lessees and guests may not have pets. Assistance animals are governed by fair housing law; ask the association for its procedure.

Does the association approve a buyer?

The posted rules require an application and fee before a new owner buys, but they do not state that the board approves a sale, and board approval is stated for leases. Our community guide’s phrase “every lease and sale” overstates the posted rule. Because we have not read the recorded declaration, we ask the management company in writing what it requires from a buyer, and how long it takes, before we set a closing date.

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

The Gardens has a split flood map: FEMA’s current panel 12071C0656G, effective November 17, 2022, puts the six Rosewood Pointe Drive buildings (76 units) in shaded Zone X and the six Bonita Fairways Boulevard buildings (58 units) in Zone AE, and all twelve are in Lee County Evacuation Zone A. The association insures the buildings, and you insure the inside under a unit-owner policy.

Data updated: September 2026 (FEMA National Flood Hazard Layer, panel 12071C0656G effective 17 Nov 2022, Lee County evacuation and elevation layers, Florida OIR, retrieved 29 Sep 2026).

Zone AE for Buildings 30 to 35, Zone X for the rest

We queried FEMA’s live National Flood Hazard Layer at the center of each of the twelve buildings on September 29, 2026. The governing map is Lee County Flood Insurance Rate Map panel 12071C0656G, listed with the FEMA Map Service Center.

That is 76 units in shaded Zone X and 58 units in Zone AE. The AE zone is a riverine zone along Spring Creek with no single published base flood elevation, and no base-flood-elevation line lies within 250 meters of any building. A federally backed lender generally requires flood insurance on a mortgage for a building in Zone AE, and it is a sensible purchase in Zone X too. The result is at each building’s center, so an edge of another building’s footprint can touch a different zone.

The elevation certificate, and a conflict in the City record

Several of the City’s 2022 roof permit headers print a flood zone of AE with an elevation of 10 or 11 feet, including for buildings that FEMA’s current map shows as Zone X. We treat FEMA’s map as the governing source and the permit header as an older or broader lookup, but the conflict is exactly why a buyer should order an elevation certificate for the specific building before the insurance quote. Ask the association or the City for an existing certificate before paying for a new one. On the county’s elevation layer, ground at the building sites has a median of 10.24 feet.

Evacuation Zone A and storm surge

Lee County’s evacuation layer, behind its Find My Evacuation Zone lookup, places all twelve Gardens buildings in Zone A, the first zone ordered to leave. The National Hurricane Center’s worst-case surge maps show no surge above ground at six buildings and under 3 feet at the other six in a Category 1 storm, more than 3 feet in Category 2, more than 6 feet in Category 3, and more than 9 feet in Category 4 and 5. An evacuation zone is not a flood zone.

Irma, Ian and the Gardens record

The Gardens’ own recorded storm is Hurricane Irma in 2017: roof damage, an insurance claim, litigation, a settlement in spring 2022 and a full re-roof. We found no Gardens-specific damage report for Hurricane Ian in 2022, which is an absence of records, not proof of no damage; ask any seller for the unit’s storm and claim history. For context, USGS surveyed Ian high-water marks of 8.7 to 9.0 feet (NAVD88) within about a mile of Bonita Fairways, the Imperial River set a record crest of 15.32 feet on September 12, 2017, at the NOAA gauge, and FEMA’s claims file shows 19 flood claims in the block group covering Bonita Fairways, most on buildings built between 1950 and 1989. A lake sits behind Buildings 22 to 25.

Who insures what

The association carries the building’s property, liability and flood insurance, which is why the 2021 budget shows $107,681 for property and liability and $65,500 for flood. Section 718.111(11) limits that policy to the property as originally installed. An owner needs a condominium unit-owner policy, often called an HO-6, covering interior finishes, contents, liability and loss assessment for a share of the association’s deductible.

What insurance costs, and what we will not quote

We do not quote a premium for a Gardens building, because none is published and it turns on the building, floor, roof date and flood zone. For context, the Florida Office of Insurance Regulation reported an average Lee County condominium unit-owner premium of $1,494 a year and an average homeowners premium of $3,576, including wind, as of March 31, 2026. Get a quote on the specific unit before your inspection period ends, and ask the association for its master declarations page and hurricane deductible first.

The Bonita Springs flood insurance discount and the Citizens rule

Bonita Springs holds Class 5 in FEMA’s Community Rating System, a 25% discount on National Flood Insurance Program premiums, per the City and FEMA’s program page; check the current list. Citizens Property Insurance says that “condominium unit-owner policies, tenant content policies, and policies that exclude windstorm or hail coverage are not required to purchase flood insurance coverage,” per its flood requirement page.

Roof age, wind mitigation and the flood disclosure

Wind-mitigation credits depend on the state’s Uniform Mitigation Verification Inspection Form, OIR-B1-1802. The association had a wind form completed for each building in February 2023, so ask for your building’s; section 627.7011 also bars refusing a homeowner policy solely because of the age of a roof under 15 years old. The state’s My Safe Florida Home program offers inspections and grants. Separately, Florida Statute 689.302 requires a seller to give a flood disclosure at or before the contract, in Zone X and Zone AE alike.

What Do the City Permits Show About Roofs and Windows?

The City of Bonita Springs permit record for the Gardens shows twelve roof permits issued July 6, 2022, one for each building, all for concrete tile tear-offs, with declared values from $78,853 to $148,055. For a Gardens buyer, the roof permit date on your building is the number your insurer and lender will ask for first, and here it is about four years old.

Data updated: September 2026 (City of Bonita Springs permit printouts in the association’s wind-mitigation forms, retrieved 29 Sep 2026).

The roof record, building by building

The printouts are embedded in each building’s wind-mitigation form. All twelve permits list concrete tile, 5/12 pitch and a two-layer self-adhered underlayment, installed by Advanced Roofing & Sheetmetal, LLC, with the association as owner of record. The forms for Building 22, Building 24 and Building 32 are typical, and the full set is in the source list below.

The permit valuations are declared values, not contract prices; the eleven legible ones total about $1,250,243. Permit numbers on the printouts are text-recognition readings from scans, so we do not print them. The forms, completed in February 2023, list the year of installation as 2023, so the work most likely finished between the July 2022 permits and early 2023; final inspection dates are not in the record we read. Ask the City’s portal or the management company for them.

What the roof dates mean for your offer

A roof permitted in 2022 is one of the strongest facts a condominium can show an insurer and a lender, and it usually means no roof replacement assessment is coming soon for that building. The open question is the funding. The public record does not say whether the roofs were paid for by the insurance settlement, reserves, an assessment or a loan, and a loan or assessment still being collected will show on the estoppel. The roofs are three to four years old, which contradicts our community guide’s statement that original Gardens roofs are about 19 years old.

How to check a Gardens permit history

Search the City’s EnerGov public permit portal by the building’s street address, and look for the roof permits, any unit permit for windows, shutters or an air-conditioning change-out, the certificate of occupancy for Buildings 24 and 25 (which starts the milestone clock) and any elevation certificate filed for the Bonita Fairways Boulevard buildings. An open or expired permit is among the most common reasons a condominium closing slows down. We include the permit history for the specific unit in every Gardens buyer file.

What Will My Property Taxes and Closing Costs Be?

A Gardens buyer’s property tax is set on market value the January after closing, not on the seller’s bill, and at the 2026 proposed 12.8217 mills a $325,000 assessed value owes about $4,167 a year without homestead or $3,658 with it. No community development district adds a charge. A financed buyer also pays Florida’s mortgage stamp and intangible taxes, lender’s title, inspections and the $2,500 master contribution.

Data updated: September 2026 (Lee County Property Appraiser 2026 proposed millage; Florida Department of Revenue documentary stamp and intangible tax pages; Florida Statutes sections 193.155 and 196.031; rule 69O-186.003; retrieved 29 Sep 2026).

Your tax bill resets after you buy

Florida caps a homestead’s yearly assessment increase at 3 percent or inflation, whichever is lower, under section 193.155, and resets the assessment to market value the January after a sale, so your bill will usually be higher than the seller’s. Look up the unit at the Lee County Property Appraiser, read the bill at the Lee County Tax Collector, and file for homestead under section 196.031 by March 1 if it will be your permanent home. Only 37 of the 134 Gardens units are homesteaded.

The 2026 proposed millage, line by line

The school levies together are 5.2710 mills and everything else is 7.5507. That split matters for homestead, because the second exemption of up to $25,000 on value above $50,000 applies to non-school levies only, per Article VII, section 6 of the Florida Constitution, and is now indexed to inflation, so the real saving is slightly larger than the figures below.

Tax at three Gardens price points

For illustration we assume an assessed value equal to the purchase price; the property appraiser sets the real figure. Without homestead, tax is the price times 12.8217 mills. With homestead, school tax applies to the price less $25,000 and non-school tax to the price less $50,000.

At the $325,000 median that is about $347 a month without homestead and $305 a month with it. The homestead saving applies only to a full-time Florida resident who qualifies, and a buyer moving from another Florida homestead may transfer up to $500,000 of Save Our Homes benefit to a new homestead established within three years; ask the Lee County Property Appraiser about the portability application when you file.

No community development district

The Lee County parcel layer shows no special district on any Gardens parcel, so a Gardens tax bill carries no community development district debt line. It does include the City’s $20 stormwater fee for condominiums; your master assessment and Gardens fee are billed by the associations.

Who pays what at a Lee County closing

Florida law does not assign closing costs to either party; the contract controls. Under Lee County custom, the seller pays the deed documentary stamps of $0.70 per $100 and customarily the owner’s title policy, while the buyer pays the lender’s title policy, the deed recording fee and the taxes on a new mortgage: documentary stamps of $0.35 per $100 of the note and nonrecurring intangible tax of 2 mills, per the Florida Department of Revenue and section 201.02. Title premiums are set by rule 69O-186.003, so they are the same at every title company: $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from there to $1 million. On a $325,000 purchase the deed stamps are $2,275 and the promulgated owner’s premium is $1,700, both customarily the seller’s.

Three Gardens buyer worksheets

The $325,000 figure is the 12-month median and $365,000 the May 2026 sale of a 1,688 square foot unit in Building 25. Estimates are for planning only: the lender’s Loan Estimate and the title company’s settlement statement control. Add inspections (general, four-point and wind mitigation), lender and title charges, recording fees, a prepaid unit-owner policy, tax and insurance escrow, the first quarter of the Gardens fee and the estoppel fee if the contract makes you pay it.

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

Since August 17, 2024, a Florida buyer working with an agent signs a written agreement before touring a home, and the agreement states the agent’s compensation, which is negotiable and not set by law. A Gardens seller may still offer compensation or a concession toward a buyer’s costs, but not through the MLS, and we ask on every unit.

Data updated: September 2026 (National Association of REALTORS settlement guidance; Florida Realtors contract forms; retrieved 29 Sep 2026).

What the written agreement says

The NAR’s guide to written buyer agreements says the agreement must state the compensation in an objectively ascertainable amount, and that an agent may not receive more than the agreement allows. Offers of compensation can no longer appear on the MLS, per the NAR settlement FAQs and its summary of what the settlement means for buyers and sellers. We explain the agreement in plain words before you sign it, and we negotiate any seller contribution in the offer, alongside the $2,500 master contribution.

The steps from search to keys at the Gardens

1. Confirm financing or proof of funds and a monthly budget that includes the Gardens fee, the master assessment, insurance and taxes after the reset.
2. Sign the buyer agreement and choose the building type and floor.
3. For each short-listed unit, confirm the FEMA zone, pull the roof permit and the unit’s own permits, and ask for an elevation certificate.
4. Offer with the right deposit, inspection and financing terms, and a written position on the $2,500 contribution.
5. Inspect (general, four-point and wind mitigation), get a firm insurance quote, and read the section 718.503 documents inside your review period.
6. Order the estoppel, confirm any special assessment, have your lender run the project and schedule closing through a Florida title company.
7. Close, register for gate fobs and stickers and any pets, and file for homestead by March 1 if it is your permanent home.

Why the contract form matters

Most Southwest Florida purchases use the Florida Realtors and Florida Bar contract forms, which let buyer and seller allocate each closing cost and set the inspection period. At the Gardens, the inspection and document periods are where an aging air handler, an unexplained line in the budget or an unanswered question about the roof’s funding gets priced, and we use them every time.

Which Schools Serve the Gardens?

The Gardens is in the School District of Lee County’s South Zone 3, with elementary Zone Q, middle Zone GG and high school South Zone 3, the same zones the district’s locator returned across Bonita Fairways. Lee County does not assign students by address, so families rank schools on a choice application and placement is by lottery.

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).

School grades and drive times

Grades are from the Florida Department of Education’s 2025-26 school grades file. Drive times are approximate free-flow times measured from the Bonita Fairways golf clubhouse on Sammoset Way, so add a minute or two from a Gardens building.

What Is Daily Life Like in the Gardens?

Daily life at the Gardens runs through one unmanned Bonita Fairways gate on West Terry Street, two vehicle stickers per condominium, a carport or garage for every unit, two neighborhood pools, the master clubhouse and courts, a public golf course next door, and a management company that holds your keys. The nearest grocery is about four minutes away.

Data updated: September 2026 (Gardens association postings, Bonita Fairways master documents, OpenStreetMap routing, retrieved 29 Sep 2026).

The two Gardens pools

The association’s website says the Gardens has twelve buildings and two pools, and its 2020 board letter refers to Pool 1 and Pool 2 and to replacing the Pool 2 heater in 2020. Whether Pool 1 is heated is not stated anywhere we found, so ask. The 2021 reserve schedule lists the pools on a 15-year life at $65,000, planned for 2023, so they are worth a look at any showing.

The Bonita Fairways master clubhouse and courts

Master amenities are open to Bonita Fairways residents and paid through the master assessment. The clubhouse is a two-story building of 18,784 gross square feet in the association’s 2025 insurance appraisal, with a banquet hall, cafe, card and game rooms, a library and fitness rooms. The courts are four pickleball, a lighted tennis court, bocce and two shuffleboard, and there is one master pool and spa. Our Bonita Fairways community guide has the full amenity list.

Golf: owned by the homeowners and open to the public

The Bonita Fairways golf course is owned by the master association, which bought it on March 27, 2020 for $1.2 million (Instrument 2020000078155), and it is open to the public, so no membership is required to play. A summer player card is offered for May through September. The course is a separate line in the master budget, and Gardens owners pay for golf only when they play.

The gate and getting in

The gate on West Terry Street is unmanned. Residents enter with a radio-frequency sticker on the passenger-side headlight, with two vehicles per condominium, and visitors use the call box to reach the resident. License-plate cameras shared with the Lee County Sheriff and paid sheriff patrols back it up, and internal streets carry a 25 mph limit. Gate stickers and fobs come from the main clubhouse, black for owners and red for renters. Because the gate is unmanned, a seasonal owner should plan a delivery and caretaker routine.

Water, sewer, trash and utilities

The association pays water and sewer, a $78,000 line in the 2021 budget, so there is no separate water bill for a Gardens owner unless that has changed. Florida Power and Light provides electricity, and Bonita Springs Utilities supplies water and sewer service. On trash, the association’s Useful Info page lists Advance Disposal Services at 239-334-1224 while our community guide says Waste Management collects under the City contract, so confirm the hauler with management.

Drive times and healthcare

Measured from the Bonita Fairways golf clubhouse on OpenStreetMap roads with the OSRM routing engine, the Old 41 downtown and the nearest Publix are about 4 minutes away, Interstate 75 about 9, Bonita Beach Park and Coconut Point about 11, Mercato about 15, and Southwest Florida International Airport and downtown Naples about 30, with season traffic adding 20% to 50%. The nearest hospital is NCH North Hospital, about 15 minutes away, with the Lee Health Coconut Point emergency department about 11 minutes away.

What is being built near the Gardens

Lee County’s 1997 resolution rezoned Bonita Fairways to a residential planned development capped at 1,105 homes. The changes to watch are 106 Natura Phase 3 lots that changed hands on August 12, 2026 for $12,985,000, which means new construction traffic inside the gate for a time, and the Bonita Estero Rail Trail, approved with 68% of the vote on August 18, 2026, which will run along the community’s northeast edge. Our Natura guide covers the lots.

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

The Gardens at Bermuda Links vs Bermuda Links comes down to newer 2007 construction, a 2022 roof, garages in half the buildings and two posted pools at the Gardens, against a 2020 roof, all-two-story buildings and all-Zone X flood status at Bermuda Links. Prices are close, so building, flood zone and rules decide it. Our Bermuda Links buyer’s guide has the other side.

Data updated: September 2026 (Lee County Property Appraiser recorded sales, Southwest Florida MLS, FEMA, City of Bonita Springs permits, retrieved 29 Sep 2026).

The Gardens at Bermuda Links vs Bermuda Links decision table

Do not carry the Gardens’ posted rules over to Bermuda Links or the reverse: they are separate corporations with separate documents, and Bermuda Links has no public association website.

Who should buy the Gardens, and who should buy Bermuda Links

Buy the Gardens if you want a garage (76 units have one), two neighborhood pools, a posted and readable rule set or a slightly newer building, and if a Zone AE building is not a problem or you buy on Rosewood Pointe Drive. Buy Bermuda Links if you want every building in shaded Zone X, no structural integrity reserve study question and a slightly larger complex, and can get its rules and fee from the estoppel. Investors should note that only the Gardens has a posted annual-lease and four-monthly-rental rule to underwrite. The two price alike: 24-month county medians are $327,450 and $312,500 at $246 and $247 a square foot, so flood zone, roof age, safety-law exposure and rules decide it. Ask us for a Gardens buyer consultation.

How Does the Gardens Compare With the Rest of Bonita Fairways?

The Gardens is the third-largest of the six Bonita Fairways neighborhoods, with 134 condominium units built in 2007, and on a common 24-month yardstick its $327,450 median sits with Bermuda Links ($312,500) at the low end of the community, well below Natura’s $499,950 resale median and Carousel Cove’s $360,000. For the whole community, see our Bonita Fairways buyer page.

Data updated: September 2026 (Lee County Property Appraiser recorded sales and Southwest Florida MLS, retrieved 29 Sep 2026).

The six neighborhoods on one yardstick

Each neighborhood’s own first window with ten or more county-recorded sales is shown first, because that is how we report every neighborhood page; every window ends September 29, 2026 and runs back to the same day of the month.

Because the windows differ, here is the same table on one window, the 24 months from September 30, 2024 through September 29, 2026, with the Southwest Florida MLS 24-month figures beside it.

The Botanika MLS figure includes new-construction closings and the Natura MLS figure includes some builder sales, which is why the resale-only county lines are the fairer comparison; Rosewood Pointe Garden has six county sales in this window, too few for more than a guide. The 19 MLS sales that carry only the Bonita Fairways community name are not assigned to any neighborhood. For the community as a whole, the MLS shows 28 closed sales in the last 12 months at a $339,000 median, 85 median days on market and a 96.8% sale-to-list ratio, with 20 active listings.

How the Gardens compares with other Bonita Springs communities

For buyers looking across the city, the Gardens’ $335,000 median over 60 months is about $30,000 below the coach-home condominiums at Grand Pines in Hunters Ridge ($365,000 on 17 recorded resales in the 60 months to September 2026), and far below the single-family golf communities such as Spanish Wells and Highland Woods. For the whole city, see our Bonita Springs buyer page and our Bonita Springs real estate guide.

What Are the Pros and Cons of Buying in the Gardens?

Buying at the Gardens gives you 2007 two-bedroom construction, roofs that are three to four years old, garages in half the buildings, two pools and a public golf course inside the gate, at a $327,450 county median over 24 months. The trade-offs are a split flood map, a dated public fee record, an evacuation zone and rental limits.

The pros

• New roofs. All twelve roofs were replaced under July 2022 City permits, three to four years ago.
• A lower price than most of Bonita Fairways. The 24-month county median of $327,450 (12 sales) is well below Natura’s and Carousel Cove’s.
• Garages in six buildings. 76 of 134 units have one.
• Two neighborhood pools plus the master amenities.
• A readable rule set. The association posts its rules, a 2021 budget and its 2023 wind forms.
• Room to negotiate. A 96.6% median sale-to-list ratio in the last 12 months on 11 MLS sales, and 85 median days on market.
• No CDD and a 0.847 mill city rate.

The cons

• A split flood map. Six buildings on Bonita Fairways Boulevard sit in Zone AE.
• The current fee is not public. The last posted budget is for 2021.
• A slow market. Median days on market is 85 over the last 12 months.
• Rental limits. Annual leases or four monthly rentals, board approval and no pets for renters.
• Evacuation Zone A for every address.
• Two three-story buildings carry reserve study and milestone inspection obligations, and the study’s status is not verified.
• Absentee ownership. Only 37 of 134 units are homesteaded.

How Do I See Gardens Homes for Sale?

To see Gardens homes for sale, search current listings through our buyer page, then send us your favorites; we pull the building, flood zone, roof, fee and document file for each Gardens unit before you tour. Some units are discussed before they reach the MLS, one reason buyers choose McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008.

Listing alerts and the current MLS read

Save a Gardens search to get alerts when a unit lists, and ask us for the current MLS read on it, including how long comparable units took to sell and how close to list price they closed. Those are MLS figures, not county ones: in the Southwest Florida MLS for the 12 months to September 29, 2026, 11 Gardens closings had a median of 85 days on market and a 96.6% median sale-to-list ratio, and on that date 2 units were active and 1 was pending. An alert from us comes with the building’s file attached.

How Do I Get a Personalized Gardens Buyer Consultation?

You get a personalized Gardens buyer consultation from McGreevy and Comisar by using the buyer form on this page or by calling Marc Comisar at (239) 287-5873. Tell us your budget, timing, whether a garage, stairs, a flood zone or a pet matters, and we send the Gardens buildings and units that fit, with their recorded sales and the documents to request.

What the consultation covers

We start with the building, the floor and the parking, because those three decide most of the price and the flood zone: a carport unit at about $294,000 in the last 12 months, or a garage unit at about $327,450. Then we map your budget to the 12 recorded sales of the 24-month window, flag which buildings are in Zone AE and which are three stories, and list the documents your lender and insurer will ask for.

Start with a call or the form

Start your Gardens 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.

Buying here and selling a Gardens unit, or somewhere else?

If you need to sell to buy, read how we sell Gardens condos and get a free Gardens home valuation so the sale and the purchase line up. Call Jesse direct at (239) 898-6072.

Buying a Winter Home in the Gardens: What Seasonal Buyers Should Know

Seasonal buyers at the Gardens should plan for a unit left empty for months: the condominium association handles the roof, the exterior and the grounds, but you own the interior systems, the gate is unmanned, keys go to the management company, and leasing is allowed only to board-approved tenants on an annual lease or up to four monthly rentals a year.

Lock-and-leave, with a garage or a carport

A Gardens unit gives you a garage in the six garage buildings or a covered carport in the other six for a car left behind for the summer. Before you leave, ask who checks units after a storm and how the association handles shutters on units whose owners are away. The association’s Useful Info page carries wind-mitigation guidance for owners.

What to set up before you leave

Set a humidity plan for the air conditioning, a water shut-off routine and a caretaker who can be let through the gate. The quarterly fee and the master assessment keep running while you are away. The rules send keys to the management company, so ask how it handles access during a storm warning, and remember that all twelve buildings are in Evacuation Zone A.

The season and the calendar

Since 2012, 64% of qualified Gardens sales closed in the first and second quarters, and only 36% closed in the third and fourth, so a buyer who arrives in the summer or early fall meets fewer competing buyers. A buyer who arrives in the winter sees the community at full strength, and pays for that in competition.

Closing from out of state, and Canadian buyers

Florida title companies routinely close with remote online notarization or mail-away signing; confirm wire instructions by phone with the title company, never from an email alone. Canadian and other foreign buyers should plan ownership with a cross-border tax adviser, since a future sale will generally face FIRPTA withholding unless an IRS exemption or certificate applies.

What Gardens Buyers Say About Working With Us

Jesse McGreevy is a top-reviewed Bonita Springs realtor and Marc Comisar is a top-reviewed Gardens buyer’s agent; every review below is copied from our Google Business Profile, where you can read them all in full. Those reviews are how Top 1% Real Estate Agents Nationally Since 2008 are measured in practice: by the clients who closed with us. They are reviews of our work across Southwest Florida, not of a Gardens sale.

A buyer who wanted research and a forever home

★★★★★ “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

A client who valued the whole process

★★★★★ “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

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 buyer who wanted someone who listens

★★★★★ “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

Frequently Asked Questions, The Gardens at Bermuda Links Buyer Edition

These are the questions buyers ask us most about The Gardens at Bermuda Links, answered from the Lee County record, the association’s postings, the City’s permits, FEMA’s map, Florida law and the Southwest Florida MLS. For your own search, call Marc at (239) 287-5873 or Jesse direct at (239) 898-6072.

How do I buy a condo at The Gardens at Bermuda Links?

Choose the building and floor, confirm the building’s flood zone and roof permit, and price a unit-owner policy. Then inspect, order the estoppel, read the condominium documents in your review period, have your lender run the project and close through a Florida title company. We walk you through each step.

What is The Gardens at Bermuda Links?

The Gardens at Bermuda Links is a 134-unit condominium of twelve buildings, numbered 22 to 25 and 28 to 35, and two pools inside gated Bonita Fairways in Bonita Springs. Every unit is a two-bedroom, two-bath built in 2007, and the state’s project number is PR71940.

How large are the Gardens condos?

Units run from 1,190 to 1,688 heated square feet in eight plans. The median unit is 1,341 square feet, and 58 units are the two smallest plans.

Which Gardens buildings are three stories?

Only Building 24 at 26640 Rosewood Pointe Drive and Building 25 at 26630 Rosewood Pointe Drive, with 18 units each. The other ten are two stories, and the story count decides whether Florida’s milestone and reserve-study laws apply.

Do Gardens units have garages or carports?

Every unit has one or the other. Buildings 24, 25 and 32 to 35 have garages (76 units) and Buildings 22, 23 and 28 to 31 have carports (58 units), and the garage buildings have the larger plans.

How much do Gardens condos cost?

The 24-month county median is $327,450 on 12 sales from $280,000 to $365,000, and the 12-month county (9 sales) and MLS (11 closings) medians are both $325,000. Two units were listed on September 29, 2026 at a $352,000 median list price.

What did Gardens condos sell for in the last 12 months?

Nine county-recorded sales from September 30, 2025 through September 29, 2026 (the newest recorded June 15, 2026) ran from $280,000 to $365,000 at a $325,000 median and $241.28 a square foot. Nine is too few for a firm median, so we list each one above.

Are Gardens prices going down?

Not on the record: county medians have held between $325,000 and $335,000 in every window back to September 2021. Median days on market rose to 85 over 12 months from 45 over 24, and recent sales closed about 3.4% below list, which is negotiating room, not a decline.

What are the least expensive Gardens units?

The 1,190 and 1,216 square foot units in the carport buildings. The three sales under $300,000 in the last 12 months, at $280,000, $285,000 and $294,000, were all in carport buildings.

What are the HOA fees at the Gardens?

The last posted fee is $998 a quarter ($3,992 a year) in the 2021 proposed budget, a dated figure, not today’s. Get the current fee from the estoppel. Owners also pay the $1,100 master assessment for 2026.

What is the Bonita Fairways master fee and the $2,500 contribution?

The master assessment is $1,100 for 2026, in two $550 payments. A buyer also pays a one-time $2,500 capital contribution under a recorded amendment, unless an exemption such as a spouse or inheritance applies.

Are there special assessments at the Gardens?

We found none in the public record. The master’s $500 second-pool assessment was rejected on July 16, 2026, and how the 2022 roofs were funded is not public, so the estoppel is the document that must disclose any levied or pending assessment.

What does it cost to buy at the Gardens beyond the price?

The buyer pays the $2,500 master contribution, and a financed buyer pays mortgage stamps of $0.35 per $100 and intangible tax of 2 mills on the loan, $1,430 in all on a $260,000 loan, plus lender’s title, recording, inspections and prepaids.

What would my monthly payment be at the Gardens?

At a $325,000 price with 20% down, an assumed 6.5% rate, the 2021 Gardens fee unchanged, the master assessment, non-homestead tax and an average unit-owner policy, about $2,541 a month, or about $2,499 with homestead. Rates are assumptions, so ask a lender for a Loan Estimate.

Who pays for the roof at the Gardens?

The association, as owner of record on the 2022 City roof permits. How the re-roof was funded, whether by the insurance settlement, reserves, an assessment or a loan, is not in the public record, so ask.

How old are the Gardens roofs?

About three to four years. All twelve roofs were replaced in concrete tile under City permits issued July 6, 2022; the association’s forms list 2023 as the installation year.

Does the Gardens have its own pool?

Yes, two. The association’s site says twelve buildings and two pools, and a 2020 board letter mentions Pool 1, Pool 2 and a new Pool 2 heater. Whether Pool 1 is heated is not stated. Residents can also use the master pool.

Does a Gardens condo come with golf?

No membership is bundled or required. The homeowners’ master association bought the course on March 27, 2020 for $1.2 million and it is open to the public, so Gardens owners pay to play, with an optional summer card.

Is the Gardens gated?

Yes, through the unmanned Bonita Fairways gate on West Terry Street. Residents use a headlight sticker, two vehicles per condominium, and visitors use a call box. License-plate cameras and paid sheriff patrols back it up.

Is the Gardens a 55+ community?

Not as far as the record shows: the posted rules and public filings contain no age restriction. Carousel Cove is the only recorded 55+ neighborhood in Bonita Fairways. Confirm in the recorded declaration.

Can I rent out my Gardens condo?

Yes, within limits. The posted rules allow an annual lease or up to four monthly rentals a year of at least 30 days each, 120 days in aggregate, with board approval of every lease and an application fee.

Can I have a dog at the Gardens?

Owners may keep up to two household pets such as a cat or dog, registered with management and leashed or carried outside; no weight or breed limit is posted. Renters, lessees and guests may not have pets.

Does the association approve buyers?

The posted rules require an application and fee before a new owner buys but state board approval only for leases. We have not read the recorded declaration, so we confirm the process with management before we set a closing date.

Is the Gardens in a flood zone?

It depends on the building. On FEMA’s current map (panel 12071C0656G, effective November 17, 2022), the six Rosewood Pointe Drive buildings are in shaded Zone X and the six Bonita Fairways Boulevard buildings, 30 to 35, are in Zone AE. Order an elevation certificate.

Do I need flood insurance for a Gardens condo?

A federally backed lender generally requires it for a unit in a Zone AE building, and the association carries building flood coverage ($65,500 in the 2021 budget). Zone X owners are not required to buy it; ask your insurer and lender.

Did the Gardens flood in Hurricane Ian?

We found no report of Ian damage, which is an absence of records, not proof. The Gardens’ own storm was Irma in 2017, which damaged its roofs.

Does the Gardens need a milestone inspection or a SIRS?

Only Buildings 24 and 25, the three-story buildings. Their reserve study was due December 31, 2025 and we could not verify its filing; a milestone inspection would be due by December 31, 2037. The other ten buildings are outside both laws.

Can I get a loan on a Gardens condo?

Lenders review the condominium project as well as the buyer, and eligibility turns on the budget, reserves, insurance and any litigation. The Gardens’ project status is not published, so ask your lender to run it early.

What are property taxes on a Gardens condo?

At the 2026 proposed 12.8217 mills, a $325,000 assessed value owes about $4,167 a year without homestead and $3,658 with it. There is no CDD. The exemption is set out in Florida Statute 196.031.

What schools serve the Gardens?

South Zone 3, with elementary Zone Q, middle Zone GG and high school South Zone 3. Lee County uses choice applications, so families rank schools each winter.

How far is the Gardens from the beach and the airport?

About 11 minutes to Bonita Beach Park and about 30 to Southwest Florida International Airport from the golf clubhouse, and NCH North Hospital is about 15 minutes away. Season traffic adds 20% to 50%.

When is the best time to buy at the Gardens?

Late summer and early fall usually bring the least competition. Since 2012, 34% of qualified sales closed in the second quarter and 30% in the first, and only 36% in the third and fourth quarters together.

How does the Gardens compare with Bermuda Links?

The Gardens has a 2022 roof, garages in half its buildings and two posted pools, with six buildings in Zone AE; Bermuda Links has all fourteen buildings in Zone X and a 2020 roof. County medians are $327,450 and $312,500 over 24 months.

Do I have to sign a buyer agreement in Florida?

Yes. Since August 17, 2024, a buyer working with an agent signs a written agreement before touring, and compensation is negotiable.

What is an estoppel certificate, and what does it cost?

The association’s signed statement of the unit’s assessment, amounts owed and any special assessment. Under section 718.116 the fee may not exceed $250 if nothing is delinquent, plus $100 if expedited and up to $150 more if delinquent.

Why work with McGreevy and Comisar to buy at the Gardens?

We are Top 1% Real Estate Agents Nationally Since 2008, and we start from the recorded sales, the building’s flood zone and roof permit, and the association’s rules, and we get the estoppel before you write an offer. Call Marc at (239) 287-5873 or start a Gardens buyer consultation.

Why Does a Gardens Specialist Matter When You Buy?

A Gardens specialist knows which building is in which flood zone, which two are three stories, when the roofs were replaced, what the rules say about leasing and pets, what the association has and has not posted and what the 12 recorded sales say about your unit. That knowledge turns a Gardens list price into a fair offer.

We work in Bonita Springs every week

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.

If you are also selling

Our guides to selling a Gardens condo and what your Gardens home is worth explain how we time a sale and a purchase together; Call Jesse direct at (239) 898-6072. The full Gardens neighborhood guide covers the development history, floor plans and permits in depth.

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

If you’re searching for the best buyer’s agent for The Gardens at Bermuda Links, 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.

• 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

Gardens market record, last 24 months: we tracked 12 qualified recorded sales at The Gardens at Bermuda Links at a $327,450 median, per Lee County Property Appraiser records for the window ending September 29, 2026.

Start your Gardens buyer consultation

Use the buyer form on this page, return to the Gardens 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 Gardens home valuation.

Your Local Real Estate Experts

Marc Comisar is a top-reviewed Gardens 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 have represented buyers and sellers across Southwest Florida since 2008. You can read how the team was built on our about McGreevy and Comisar page.

• 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

Contact McGreevy and Comisar

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Buying at the Gardens? Call Marc at (239) 287-5873, or read how we represent buyers or contact us. Selling a Gardens home? Call Jesse direct at (239) 898-6072.

Licensure, and the office of record

Jesse McGreevy (Jesse’s profile, Sales Associate) and Marc Comisar (Marc’s profile, Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Florida DBPR license numbers: Jesse McGreevy SL3101296 (Sales Associate) and Marc Comisar BK3060671 (Broker Associate), with the brokerage Domain Realty. Verify a license with the Florida DBPR license search.

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

Where else to find the team

Follow our Southwest Florida market updates on Facebook, Instagram and YouTube. For the wider market around the Gardens, see our Bonita Fairways guide and our guides to Rosewood Pointe Garden, Botanika, Carousel Cove and Natura.

Sources and Authoritative References

Every fact on this page traces to one of the primary sources below: the Lee County deed and parcel record, the Gardens association’s own postings, the Bonita Fairways master association’s documents, the City of Bonita Springs, state and federal agencies, Florida law, the school district and the Southwest Florida MLS. We do not cite real estate brokerage or listing sites. Web sources were retrieved September 29, 2026 unless a document date is shown, and sale figures come from an index built that day, with the newest recorded sale on June 15, 2026.

The Gardens at Bermuda Links Association

1. Association home page, twelve buildings and two pools
2. Rules and Regulations, updated May 2, 2023
3. Useful Info page, refuse, emergency numbers and wind-mitigation guidance
4. News page, board letters including January 2021
5. Proposed 2021 Budget, prepared October 22, 2020
6. Notice of roofing litigation settlement, March 2022

Wind-Mitigation Inspection Forms With City Roof Permit Printouts, February 2023

7. Building 22 wind form
8. Building 24 wind form
9. Building 32 wind form

State Records: Corporations, Condominiums and Statutes

10. Florida Division of Corporations, The Gardens at Bermuda Links Condominium Association, Inc. (N07000001048)
11. Florida DBPR licensee search, Division of Florida Condominiums (project PR71940)
12. Florida DBPR, condominium milestone inspection and SIRS program page
13. Florida DBPR, SIRS reporting
14. Florida DBPR SIRS database, submitted before July 2025
15. Florida DBPR SIRS database, July 2025 and after
16. Florida Statutes Chapter 718, the Condominium Act
17. Florida Statute 718.111, association powers, insurance and website posting
18. Florida Statute 718.112, budgets, reserves and structural integrity reserve studies
19. Florida Statute 718.116, assessments and estoppel certificates
20. Florida Statute 718.503, resale disclosure
21. Florida Statute 553.899, milestone inspections
22. Florida Statute 720.30851, homeowners’ association estoppel certificates
23. Florida Statute 760.29, housing for older persons
24. Florida Statute 689.302, seller flood disclosure
25. Florida Statute 627.7011, homeowner policies
26. Florida Statute 196.031, exemption of homesteads
27. Florida Constitution, Article VII, section 6, homestead exemption
28. Florida Statute 201.02, documentary stamp tax on deeds
29. Florida Department of Revenue, documentary stamp tax overview
30. Florida Office of Insurance Regulation, wind mitigation form OIR-B1-1802
31. Citizens Property Insurance, flood insurance requirement
32. My Safe Florida Home program

Lee County and the City of Bonita Springs

33. Lee County Property Appraiser
34. Lee County Property Appraiser, sale qualification codes from January 1, 2025
35. Lee County parcels layer, condominium unit parcels, stories, garage and carport flags
36. Lee County 2018 spot-elevation LiDAR layer
37. Lee County, Find My Evacuation Zone lookup
38. Lee County Clerk of Courts, official records
39. Lee County Tax Collector
40. City of Bonita Springs, EnerGov public permit search
41. City of Bonita Springs, rental permits
42. City of Bonita Springs, FEMA Community Rating System notice
43. City of Bonita Springs, Hurricane Ian Progress Report
44. Bonita Springs Utilities

Bonita Fairways Community Association (Master) Documents

45. Bonita Fairways Community Association, documents page
46. Master declaration of covenants and restrictions
47. Recorded amendment and supplemental declaration, Instrument 2014000101383
48. Certificate of Amendment, resale capital contribution, Instrument 2024000069667, recorded March 12, 2024
49. Public notice of the transfer fee
50. 2026 master budget
51. Certificate of Amendment, guests at the recreation facilities, Instrument 2026000086991, recorded April 6, 2026
52. Results of the July 16, 2026 vote on the second-pool assessment
53. Minutes of the March 25, 2026 annual meeting
54. Bonita Fairways Golf Club, summer player card

Federal Flood, Storm and Tax Records

55. FEMA National Flood Hazard Layer map service
56. FEMA Map Service Center
57. FEMA Community Rating System
58. OpenFEMA, National Flood Insurance Program claims
59. NOAA National Weather Service, Imperial River gauge near Bonita Springs
60. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian
61. National Hurricane Center, storm surge hazard maps
62. USGS Flood Event Viewer, Hurricane Ian high-water marks
63. Internal Revenue Service, Publication 523, Selling Your Home

Schools, Transportation and Healthcare

64. School District of Lee County
65. School District of Lee County, school zones
66. Florida Department of Education, 2025-26 school grades
67. OSRM routing engine (drive times)
68. Lee County Port Authority, Southwest Florida International Airport
69. NCH North Hospital
70. Lee Health, Coconut Point emergency department
71. Lee Health, Gulf Coast Medical Center

Buyer Representation, Financing, Insurance and Schools

72. National Association of REALTORS, written buyer agreements 101
73. National Association of REALTORS, settlement FAQs
74. National Association of REALTORS, what the settlement means for home buyers and sellers
75. Florida Realtors
76. Fannie Mae, Condo Project Manager status finder
77. Fannie Mae Selling Guide, ineligible projects
78. Freddie Mac, Primary Mortgage Market Survey
79. Internal Revenue Service, FIRPTA withholding
80. Florida Statute 193.155, Save Our Homes assessment limitation
81. Florida Statute 720.401, homeowners’ association disclosure summary
82. Florida Department of Revenue, nonrecurring intangible tax
83. Florida Administrative Code rule 69O-186.003, title insurance rates
84. Florida Office of Insurance Regulation
85. Lee County Property Appraiser, homestead and exemptions
86. Lee County Property Appraiser, tax reform and the 10% non-homestead cap
87. Google Business Profile, McGreevy and Comisar reviews

Southwest Florida MLS figures are from a Matrix pull on September 29, 2026, using the Gardens value in the MLS subdivision field; the MLS is a members-only system and is cited here as the source of days on market, sale-to-list ratio and listing counts.

Downloadable Documents

The official documents below are the ones we read for this page and the ones a Gardens buyer should read before signing. Each link opens the issuing authority’s own copy.

The Gardens’ recorded declaration, articles and bylaws, its current budget and reserve schedule, and any structural integrity reserve study are not posted online; they come with the condominium documents package at a sale, and recorded instruments can be requested from the Lee County Clerk.

Market data from Southwest Florida MLS, pulled September 2026, and Lee County Property Appraiser recorded sales. McGreevy and Comisar, Buyer’s Agents for The Gardens at Bermuda Links. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.