County-recorded sales by building, the fee stack and what is not published, the 2020 roof permits, rules and closing costs, from the #1 team in Southwest Florida since 2012.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Prices from the Lee County Property Appraiser recorded-sale file, windows ending 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 in Rosewood Pointe Garden at Bonita Fairways, the 68-unit, seven-building neighborhood of two-story condominiums inside the gated Bonita Fairways golf community. It covers what Rosewood Pointe Garden units have recorded at, which building, floor and parking type you are really choosing, what the master association and the three neighborhood associations cost, and what the recorded documents, flood map, roof permits, taxes and closing costs mean for your offer. The full Rosewood Pointe Garden neighborhood guide holds the history and every table behind this page.
Rosewood Pointe Garden sits inside Bonita Fairways in the City of Bonita Springs, Lee County. Garden A is 24 units in Buildings 1 to 3 on Rosewood Pointe Court, Garden B is 44 units in Buildings 4 to 7 on Rosewood Pointe Terrace, and a third association, the Commons, owns the neighborhood clubhouse, pool and spa. In the 36 months to September 29, 2026, the county recorded 10 qualified Rosewood Pointe Garden sales, all resales, at a $358,750 median, from $329,000 to $465,000. Only one of them, at $344,000, closed in the last 12 months.
That record is small and uneven. A 1997 three-bedroom in Building 5 and a 2005 two-bedroom in Building 7 share a neighborhood name, but not a floor plan, a parking type, a roof permit or a price band. The neighborhood also has three sub-associations whose fees, budgets and rules are not published anywhere we could reach, so a buyer’s real monthly cost comes from the estoppel certificate and the adopted budget, not from a listing. This guide walks through each of those before you write an offer, and it says plainly where the public record stops.
To buy a Rosewood Pointe Garden condo in 2026, choose the building, floor and parking type first, sign a written buyer agreement before touring, budget the $1,100 master assessment plus the unpublished Garden fee and the $2,500 buyer contribution, confirm the roof permit and insurance quote, and read the condominium documents inside your review period.
The order matters because Rosewood Pointe Garden is really several products under one name. The 24 units in Garden A and the 44 in Garden B sit in buildings from 1997, 2004 and 2005, with garages on 40 units and carports on 28, and the price you pay follows those differences more than the neighborhood label. We build that picture for your short list before you tour.
This guide covers the Rosewood Pointe Garden market for buyers, which unit fits which buyer, the full fee stack and a worked monthly cost, the documents to read, leasing and pets, flood and insurance, the roof permits, taxes and closing costs, buyer representation after the NAR settlement, schools and daily life, Rosewood Pointe Garden against Bermuda Links, the rest of Bonita Fairways, pros and cons, advice for seasonal buyers and more than forty buyer questions.
These are the ten facts a Rosewood Pointe Garden buyer should know in September 2026, each drawn from the Lee County deed and parcel record, the recorded Bonita Fairways documents, the City of Bonita Springs permit record, the Southwest Florida MLS or a state or federal source.
The sections below run from the buying process through the market, the fee stack, the documents, flood and insurance, taxes and closing costs, buyer representation, daily life, the Bermuda Links comparison, seasonal buying, reviews, questions and sources, so a buyer can jump to the part that matters for the next decision.
Buying in Rosewood Pointe Garden: How Do I Buy a Home in Rosewood Pointe Garden in 2026? · Why Work With McGreevy and Comisar as Your Rosewood Pointe Garden Buyer’s Agent?
The market, the homes and the costs: What Is the Rosewood Pointe Garden Market Like for Buyers Right Now? · Which Rosewood Pointe Garden Home Fits Which Buyer? · What Will I Pay to Own a Rosewood Pointe Garden Home?
Documents, rules, flood and roofs: What Should I Check in the Rosewood Pointe Garden Documents? · What Are the Rules on Leasing, Pets and Approvals? · Is Rosewood Pointe Garden in a Flood Zone, and What Will Insurance Cost? · What Do the City Permits Show About Roofs and Windows?
Taxes, closing and representation: 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 Rosewood Pointe Garden? · What Is Daily Life Like in Rosewood Pointe Garden?
Comparisons, pros and cons: Rosewood Pointe Garden vs Bermuda Links: Which Should You Buy? · How Does Rosewood Pointe Garden Compare With the Rest of Bonita Fairways? · What Are the Pros and Cons of Buying in Rosewood Pointe Garden?
Seeing homes and working with us: How Do I See Rosewood Pointe Garden Homes for Sale? · How Do I Get a Personalized Rosewood Pointe Garden Buyer Consultation? · Buying a Winter Home in Rosewood Pointe Garden: What Seasonal Buyers Should Know · What Rosewood Pointe Garden Buyers Say About Working With Us · Frequently Asked Questions, Rosewood Pointe Garden at Bonita Fairways Buyer Edition · Why Does a Rosewood Pointe Garden Specialist Matter When You Buy? · Ready to Buy in Rosewood Pointe Garden? Work With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar are a Bonita Springs team, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, who represent Rosewood Pointe Garden buyers with the same county-record data we use to price listings. We show you what units in your building and on your floor recorded at, what the associations disclose, and where the room to negotiate is.
If you’re searching for the best buyer’s agent in Rosewood Pointe Garden at Bonita Fairways, McGreevy and Comisar represent homebuyers across Bonita Springs, Estero, Naples, Fort Myers and Lee and Collier Counties, whether you are buying a lock-and-leave garage unit for the winter, a three-bedroom in a 1997 building, a ground-floor two-bedroom that avoids the stairs, or a 2005 unit under the 2020 roof. 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 guide to the best real estate agents in Bonita Springs.
Honors and recognition:
Marc Comisar leads our buyer representation and Jesse McGreevy leads our listings, so our buyers hear how Bonita Springs condominium sellers think about price, timing and repairs from the people who advise sellers every week. For this guide we read the county file for all 68 Rosewood Pointe Garden units, kept the qualified recorded sales, and paired them with a Southwest Florida MLS pull of September 29, 2026. If you are buying here and also selling a home, our Rosewood Pointe Garden seller’s guide explains the other side of the same transaction.
For every Rosewood Pointe Garden unit on your short list we match the unit to its building, garden, floor, plan and parking type, pull the building’s roof permit and the unit’s own air conditioning, shutter and remodel permits, and ask for the estoppel, the adopted budget for the Garden and the master association’s current figures, including the $2,500 contribution. You tour fewer units and offer with fewer surprises.
We will not tell you a Garden association’s reserves are funded, that a fee has not risen since the master payments ended in 2023, or that a roof carries a particular warranty, because none of that is in the public record today. As Top 1% Real Estate Agents Nationally Since 2008, our business runs on repeat clients and referrals, and those come from buyers who got what we said they would get.
Domain Realty, our brokerage, closed 671 transaction sides in Bonita Springs in the 60 months to October 5, 2026, $399.7 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida and the #1 real estate team in Bonita Springs in the 2026 RealTrends rankings. What we bring is the county record read deed by deed, the recorded master declaration read clause by clause, 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 single Rosewood Pointe Garden closing against its building, floor plan and roof, and we tracked all 71 recorded sales back to 1999, because that is the work a Rosewood Pointe Garden offer needs.
Rosewood Pointe Garden is a thin, slow-moving market for buyers: the county recorded 1 sale in the last 12 months at $344,000, the first window with 10 or more sales is 36 months at a $358,750 median, and the Southwest Florida MLS shows no active and no pending Rosewood Pointe Garden listing on September 29, 2026.
Data updated: September 2026 (Lee County Property Appraiser recorded sales and Southwest Florida MLS, retrieved 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, with the newest recorded sale in the file dated December 29, 2025. All windows end September 29, 2026, and a sale counts if it recorded after the same calendar day the given number of months earlier. Where a window holds an even number of sales the median is the mean of the middle pair. The county record leads because it is a deed record; the MLS supplies days on market, sale-to-list ratios and active listings, which a deed cannot show.
A window under ten sales gets a count and a range, because a median of one or six sales describes a few units, not the neighborhood. Every window below is a county window ending September 29, 2026.
Window | Qualified sales (n) | Range | Median | Median price per sq ft |
|---|---|---|---|---|
12 months | 1 | $344,000 | $344,000 (one sale) | $263 |
24 months | 6 | $329,000 to $365,000 | $346,500 (mean of $344,000 and $349,000) | $262 |
36 months, lead window | 10 | $329,000 to $465,000 | $358,750 (mean of $357,500 and $360,000) | $277 |
60 months | 15 | $269,900 to $465,000 | $349,000 (odd count, the eighth of 15) | $270 |
All history, December 1999 to December 2025 | 71 | $110,400 to $465,000 | $201,000 | $154 |
The 36-month window totals $3,754,500 in sale volume. Its $277 per foot is the median of each sale’s own ratio, and the mean of those ratios is $282. The per-foot figures here are county figures. We never mix them with the MLS per-foot figures further down, because the two sources measure living area differently.
The table lists building addresses only, never unit numbers. The first row is the only sale in the last 12 months, and the top six rows are the 24-month window.
Recorded | Building address | Garden | Building | Built | Bed | Heated sq ft | Price | Price per sq ft |
|---|---|---|---|---|---|---|---|---|
December 29, 2025 | 9680 Rosewood Pointe Ter | B | 4 | 2005 | 2 | 1,307 | $344,000 | $263 |
July 11, 2025 | 9640 Rosewood Pointe Ter | B | 6 | 2005 | 2 | 1,307 | $340,000 | $260 |
June 30, 2025 | 9680 Rosewood Pointe Ter | B | 4 | 2005 | 2 | 1,341 | $329,000 | $245 |
February 13, 2025 | 9740 Rosewood Pointe Ct | A | 3 | 1997 | 2 | 1,401 | $365,000 | $261 |
October 25, 2024 | 9620 Rosewood Pointe Ter | B | 7 | 2005 | 2 | 1,136 | $349,000 | $307 |
October 7, 2024 | 9720 Rosewood Pointe Ct | A | 2 | 2004 | 2 | 1,341 | $357,500 | $267 |
May 1, 2024 | 9660 Rosewood Pointe Ter | B | 5 | 1997 | 2 | 1,219 | $360,000 | $295 |
March 6, 2024 | 9640 Rosewood Pointe Ter | B | 6 | 2005 | 2 | 1,307 | $420,000 | $321 |
January 31, 2024 | 9660 Rosewood Pointe Ter | B | 5 | 1997 | 3 | 1,359 | $425,000 | $313 |
October 27, 2023 | 9680 Rosewood Pointe Ter | B | 4 | 2005 | 3 | 1,614 | $465,000 | $288 |
The five earlier sales in the 60-month window of 15 ran $269,900 to $380,000 between October 2021 and August 2023, in Buildings 1, 4, 5 and 6.
The MLS shows how long a unit took to sell and how close it sold to its final list price. The MLS windows also end September 29, 2026, and the MLS sub-condo field reads “Rosewood Pointe Garden.”
MLS window | Closed sales (n) | Median sold | Median days on market | Median sale-to-list | Median price per sq ft | Range |
|---|---|---|---|---|---|---|
12 months | 1 | $344,000 | 12 | 98.3% | $263 | $344,000 |
24 months | 6 | $342,000 | 60 | 96.4% | $255 | $257,000 to $365,000 |
36 months | 8 | $350,750 | 60 | 96.8% | $262 | $257,000 to $420,000 |
60 months | 11 | $344,000 | 36 | 97.1% | $263 | $257,000 to $420,000 |
Sale-to-list is the sold price over the final list price, so a 96.4% median over 24 months (n = 6) means the median unit closed about 3.6% under its last asking price, after a median of 60 days on market. The county record and the MLS differ through recording lag, off-MLS sales and the county’s qualification filter: over 36 months the county shows 10 sales and the MLS 8, and the MLS low of $257,000 has no matching qualified deed in the county window. The MLS row of $257,000 likely corresponds to a $257,000 transfer of a Building 1 unit on June 30, 2025 that the county’s parcel layer carries under a transfer-instrument-error code, but that match is not proven, so we keep it out of every county median.
Rosewood Pointe Garden has 0 active and 0 pending listings, which means a buyer who wants one waits for the next listing rather than choosing among several. The neighborhoods around it show where the inventory is.
Neighborhood (MLS sub-condo field) | Active | Median list price | Active range | Pending |
|---|---|---|---|---|
Rosewood Pointe Garden | 0 | none | none | 0 |
Bermuda Links | 3 | $369,000 | $315,000 to $385,000 | 1 |
The Gardens at Bermuda Links | 2 | $352,000 | $299,000 to $405,000 | 1 |
Carousel Cove | 2 | $324,250 | $299,000 to $349,500 | 0 |
Natura | 1 | $519,900 | $519,900 | 0 |
Botanika | 10 | $529,950 | $300,000 to $587,460 | 0 |
Bare “Bonita Fairways” label | 2 | $454,950 | $440,000 to $469,900 | 0 |
All of the above | 20 | $454,950 | $299,000 to $587,460 | 2 |
The bare “Bonita Fairways” label belongs to no neighborhood, and 19 MLS sales in the history carry only that label, so a search by neighborhood name can miss a Rosewood Pointe Garden unit that an agent tagged loosely. We search by building address as well.
The roll counts 52 two-bedroom and 16 three-bedroom units, so the two-bedroom is the neighborhood’s price. In the 36-month window, 8 two-bedroom sales (n = 8) ran from $329,000 to $420,000 at a $353,250 median (the mean of $349,000 and $357,500) and $265 per heated square foot. The three-bedroom read is two sales, $425,000 and $465,000, a $445,000 median at $300 per foot, both before mid-2024. Two sales describe two units, not a market, so price a three-bedroom from its own building, size and condition. Over 60 months, 13 two-bedroom sales (n = 13) ran from $269,900 to $420,000 at a $349,000 median.
Over 60 months, garage units (n = 9) show a $357,500 median and carport units (n = 6) a $339,500 median, about $18,000 apart. Over 36 months the order flips, garage units (n = 7) at $357,500 against carport units (n = 3) at $360,000, because the carport sample holds two 1997 Building 5 sales. Sixty months is the steadier read. Ground-floor units (n = 5 over 60 months) show a $365,000 median and upper-floor units (n = 10) a $349,000 median, but the ground-floor sample includes both three-bedroom sales, so test that gap against the specific unit rather than treating it as a rule.
Recorded medians by calendar year stepped up from $269,900 in 2021 (5 sales) to $364,500 in 2022 (2 sales), peaked at $397,500 in 2023 (2 sales), and eased to $360,000 in 2024 (5 sales) and $342,000 in 2025 (4 sales). Counts per year are tiny, so a year’s median is a data point, not a trend. Turnover from 2021 to 2025 ran between 2.9% and 7.4% of the 68 units a year, so a matching unit may not list again for months.
The county file follows individual units, and 20 units account for 22 pairs of recorded sales more than a year apart. The median annualized change is 7.0% a year up and the median hold is 5.5 years (22 pairs, 20 gains and 2 losses). The latest pair is a loss: a Garden B unit in Building 4 sold for $380,000 in December 2022 and for $344,000 in December 2025, about 3.2% a year down over three years. Repeat sales show what an owner earned on a hold, not what the next buyer will pay.
The record gives a buyer three things to work with. The 24-month median sale-to-list of 96.4% (n = 6) shows that buyers who read the record have closed about 3.6% under the final asking price, after a median of 60 days on market. With no competing listing inside the neighborhood, a seller has no in-house comparison to point to, while you have ten recent deeds. And the county file shows 11 of the 28 sales since 2019 recording in the fourth quarter, with October alone at 7, which is descriptive of when sales have closed, not a promise about when a seller will bend.
Because so few units trade, the buyers who succeed here are the ones who can move the day a matching unit lists. Talk to us about Rosewood Pointe Garden and we will set up a building-address alert. Call Marc at (239) 287-5873, or read how we represent buyers.
The right Rosewood Pointe Garden home depends on four choices: two or three bedrooms, a garage or a carport, a 1997, 2004 or 2005 building, and ground floor or upper floor. The county roll shows 14 floor plans across seven buildings, and each combination has recorded at a different price and carries a different upkeep list.
Data updated: September 2026 (Lee County Property Appraiser roll, retrieved 29 Sep 2026).
Buildings 1 to 3 are Garden A on Rosewood Pointe Court and Buildings 4 to 7 are Garden B on Rosewood Pointe Terrace. The median 2026 just value is the Property Appraiser’s estimate, not a sale price.
Building | Garden | Address | Units | Built | Parking | Bedrooms | Heated sq ft | Median 2026 just value |
|---|---|---|---|---|---|---|---|---|
1 | A | 9700 Rosewood Pointe Ct | 8 | 2005 | Carport | 8 two-bedroom | 1,136 to 1,160 | $246,905 |
2 | A | 9720 Rosewood Pointe Ct | 8 | 2004 | Garage | 8 two-bedroom | 1,295 to 1,341 | $294,360 |
3 | A | 9740 Rosewood Pointe Ct | 8 | 1997 | Garage | 2 two-bedroom, 6 three-bedroom | 1,401 to 1,842 | $318,778 |
4 | B | 9680 Rosewood Pointe Ter | 12 | 2005 | Garage | 10 two-bedroom, 2 three-bedroom | 1,295 to 1,614 | $289,322 |
5 | B | 9660 Rosewood Pointe Ter | 8 | 1997 | Carport | 2 two-bedroom, 6 three-bedroom | 1,219 to 1,359 | $274,248 |
6 | B | 9640 Rosewood Pointe Ter | 12 | 2005 | Garage | 10 two-bedroom, 2 three-bedroom | 1,295 to 1,614 | $289,322 |
7 | B | 9620 Rosewood Pointe Ter | 12 | 2005 | Carport | 12 two-bedroom | 1,136 to 1,160 | $242,557 |
A garage unit in Building 2, 3, 4 or 6 puts a car indoors for the summer and keeps a boat trailer legal under the master rules, and the four garage buildings hold 40 of the 68 units. Building 4 and Building 6 have recorded the most sales in the 36-month window, five of the ten, in the 1,307 to 1,614 square foot plans. Ask about the Garden association’s storm-shutter specification and who checks units after a storm, because neither is published.
The small two-bedroom plans in Buildings 1 and 7, at 1,136 and 1,160 heated square feet, both with carports, carry the lowest 2026 county just values, medians of $246,905 and $242,557. The lowest price in the 60-month window (n = 15) was a Building 1 unit at $269,900 in October 2021, the other Building 1 sale was $330,000 in August 2023, and Building 7’s only sale in that window was $349,000 in October 2024, at $307 a square foot. A carport cannot hold a boat or recreational vehicle under the master rules, so weigh the saving against the parking.
Sixteen units have three bedrooms: twelve in the two 1997 buildings, 3 and 5, and four Santa Monica plans in Buildings 4 and 6. The two three-bedroom sales in 36 months were $425,000 in January 2024 and $465,000 in October 2023. With so few units and so few sales, a three-bedroom offer is priced from the building, the plan and the condition of the specific unit, and we would start by pulling that unit’s air conditioning and remodel permits.
The master declaration bars any lease under 30 consecutive days, bars short-term rentals such as Airbnb and VRBO, and bars pets in leased units. The 27 homestead units suggest most of the other 41 are seasonal, rented or held by owners with another homestead, but the county roll cannot say which. Read the two condominium declarations and ask the manager for the current lease application before contract; the rules section below explains what is and is not published.
Before an offer, ask for the age and type of the unit’s air handler, the water heater and the screened balcony, whether the windows and doors carry hurricane protection under the association’s specifications, the building’s roof permit, and the association’s insurance summary. For a 1997 building ask whether the unit has the original electrical panel and plumbing, because the building predates Florida’s first statewide code, effective March 1, 2002.
A Rosewood Pointe Garden owner pays a $1,100 master assessment in 2026, a $2,500 resale contribution at closing, property tax at about 12.8217 mills, a $20 City stormwater fee and insurance, plus Garden A, Garden B and Commons charges that are not published, so the estoppel certificate shows the true monthly cost.
Data updated: September 2026 (Bonita Fairways Community Association 2026 master budget, recorded amendments, Lee County 2026 proposed millage, retrieved 29 Sep 2026).
Each row is a layer a buyer inherits, with its amount where one is published and the document that answers it where none is.
Layer | Amount | Period | What it covers | Source |
|---|---|---|---|---|
Master assessment, 2026 | $1,100 per unit ($964 operating plus $136 reserve) | Yearly, billed $550 twice a year | Master amenity center, pools, courts, gates, private roads, lakes and stormwater, landscaping, patrols, insurance, management, reserves | 2026 master budget, 736 units |
Resale capital contribution | $2,500 | One time, paid by the buyer | Reserves, capital improvements, repayment of capital loans | Instrument 2024000069667, recorded March 12, 2024 |
Garden A association fee | Not published | Not published | Building insurance, roofs and exteriors, shared Commons costs (by convention, not documented) | Estoppel certificate or adopted budget |
Garden B association fee | Not published | Not published | Same | Estoppel certificate or adopted budget |
Commons association charge | Not published | Not published | Clubhouse, pool, spa, grounds; whether billed separately is not published | Estoppel certificate |
Special assessments on record | None approved 2021 to 2026 in the master archive; a $500 proposal failed July 16, 2026 | n/a | Second master pool | Vote results |
CDD or special district | None | Not applicable | Not applicable | Tax district 017 |
Golf | Optional; summer card $550, $750 or $950 | May 1 to September 30 | Unlimited summer golf, $20 cart fee per round | Bonita Fairways Golf Club |
Section 9.12 of the master declaration, added by the amendment recorded March 12, 2024, makes the buyer of a resale pay $2,500 at closing. The recorded amendment exempts a transfer to a spouse or co-owner, a transfer by inheritance or to an estate-planning trust, a foreclosure by a lender or the association, an owner who sells one Bonita Fairways unit and buys another within one year, and a first purchase directly from Home Dynamics or Cedar Green Homes. A Rosewood Pointe Garden buyer buying from an owner pays it unless an exemption applies, and the association’s public notice tells brokers to include it in listings after March 12, 2024. We write a position on it into every offer, since it can be negotiated between buyer and seller.
The Garden A, Garden B and Commons budgets, reserves, special assessments, application fees and rules are not posted on any association website we could find, and we did not read the two condominium declarations. We say so rather than quote a fee. The estoppel certificate shows the regular assessment, any special assessment and any unpaid balance, and the adopted budget shows what the fee funds. We ask for both before your inspection period ends.
Under Florida Statute 718.116(8) an association must issue an estoppel certificate within 10 business days of a written request. The statute’s base caps are $250 if nothing is owed, plus $100 if expedited and plus $150 if the account is delinquent; those amounts are adjusted every five years, and the adjusted figures we use on our net sheets are $299, $119 and $179. The seller customarily pays for it, but a buyer’s offer should make clear who orders it and by when.
The worked example assumes a purchase at the 36-month county median of $358,750, 20% down ($71,750) and a $287,000 loan. The 6.5% rate is an illustration only, not a quote and not a market rate we pulled, and your lender’s Loan Estimate controls. The tax lines use the 2026 proposed millage of 12.8217 and assume the county assesses the unit at the purchase price. The insurance line is the Florida Office of Insurance Regulation’s average Lee County condo unit-owner premium of $1,494 a year as of March 31, 2026, so your own quote will differ.
Monthly line | Without homestead | With homestead | How it is figured |
|---|---|---|---|
Principal and interest, 30 years at 6.5% (illustration) | $1,814 | $1,814 | $287,000 loan; at 6.0% it would be $1,721 and at 7.0% $1,909 |
Property tax | $383 | $340 | $4,600 and $4,080 a year at 12.8217 mills, divided by 12 |
Master assessment | $92 | $92 | $1,100 a year divided by 12 |
City stormwater fee | $2 | $2 | $20 a year divided by 12 |
Unit-owner insurance (state average, illustration) | $125 | $125 | $1,494 a year divided by 12 |
Garden A or Garden B fee | Add yours | Add yours | Not published; get the estoppel |
Known monthly total, before the Garden fee | about $2,415 | about $2,372 | Sum of the lines above |
Known layers alone, before the loan, are $477 a month without homestead and $433 with it. A cash buyer skips the first row. Add flood insurance if you want it, the Garden fee, and the reserve you keep for the air conditioner and water heater you own.
Rosewood Pointe Garden is governed by four sets of recorded documents: the 1997 Bonita Fairways master declaration, the 2014 supplemental declaration, and the two condominium declarations for Garden A and Garden B with their amendments. A buyer should read all four, plus the budget, estoppel and insurance summary, inside the statutory review period.
The master declaration, recorded at Official Records Book 2872, Page 2887, runs 74 pages with its Articles and Bylaws. Section 9.1(G) says only Lots and Living Units are assessed, in equal shares, while land owned by a Commons association is not, which is why all 68 units pay the master assessment and the Commons parcel does not. The 2014 supplemental declaration, Instrument 2014000101383, creates Voting Group 2 for Garden A’s 24 units and Garden B’s 44. The March 2024 amendment added Section 9.12, the resale capital contribution, and the 2026 amendment, Instrument 2026000086991, limits guests at the recreation facilities to two non-family day guests per unit.
Garden A’s declaration is at Official Records Book 2952, Page 3483 and Garden B’s at Page 3413, and the county’s legal description cites both. The state registry records both as recorded April 28, 1998 with 24 and 44 units. We did not read the declaration text, so this page does not describe what either says about maintenance responsibility, buyer approval, leasing caps or pets beyond the master rules. The Lee County Clerk’s records search opens them to anyone in a browser, and we read them with you.
Florida’s condominium resale rules in section 718.503 give a buyer the governing documents, the question-and-answer sheet and the financial information, and a review period after receiving them during which the buyer can cancel. Order the documents the day your offer is accepted and use the time to read the budget and minutes, not only the rules.
The master declaration requires central air conditioning and bars window units (Section 5.12), limits antennas and dishes (Section 5.10), and puts solar collectors and roof vents in approved locations (Section 5.13). Section 11.5 lets a neighborhood be stricter than the master only on pets, parking, architectural controls, leasing and guest occupancy, so the master rules are the floor, not the ceiling. Under Chapter 718, section 718.113(5), each board adopts hurricane protection specifications for each building and cannot refuse conforming protection an owner installs. The City record shows 23 shutter or awning permits on 21 of the 68 units since 2003.
Florida’s milestone inspection law, section 553.899, and its structural integrity reserve study law, section 718.112(2)(g), apply to buildings of three habitable stories or more. All seven Rosewood Pointe Garden buildings are two-story, so neither mandate reaches Garden A or Garden B, though the ordinary reserve rules of section 718.112(2)(f) still apply, and a buyer’s attorney can confirm the reading for a specific purchase.
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. Rosewood Pointe Garden’s project status is not published, and it turns on the budget, reserves, insurance and any litigation, so ask your lender to run the project the week your offer is accepted.
The master declaration bars any lease under 30 consecutive days, bars short-term rentals such as Airbnb and VRBO, bars pets in leased units and allows ordinary household pets in reasonable number for owners, while Garden A and Garden B may add stricter leasing, pet and approval rules that are not published, so a buyer reads their declarations before contract.
Section 5.17 of the master declaration allows no lease under 30 consecutive days, and a lease for the whole month of February counts as 30. A Rosewood Pointe Garden owner may therefore rent for a month or a season, and only for a month or more. The association’s tenant access form states that short-term rentals, including Airbnb and VRBO, are not permitted, which rules out nightly and weekly rental income in every building.
An owner who delegates recreation privileges to a tenant loses use of the community facilities except as a guest during the lease, under the master membership provisions and the 2026 amendment. For a seasonal owner who also wants to rent a few months a year, that trade is worth pricing before the first lease.
Section 5.18 permits ordinary household pets, meaning cats, dogs, tropical fish and birds in cages, in reasonable number, requires them to be leashed or carried outdoors, keeps them off the golf course, and bars reptiles, rodents, amphibians, poultry, swine and livestock. The master text has no fixed count and no weight or breed limit, and the board may require removal after notice and a hearing. The same section says pets are not allowed in leased units.
Small condominiums often require board approval of leases and sales, cap the number of leases a year and charge an application fee. None of that is published for Garden A, Garden B or the Commons, and we do not assume it. A buyer with a large dog, several pets or a plan to rent should ask for the declarations’ pet, leasing and approval sections before making an offer.
Whether Garden A or Garden B requires board approval of a purchaser, or holds a right of first refusal, is not in any document we could reach. The estoppel and the declarations answer it. We ask before you tour a unit, because an approval step changes the timeline of your offer.
No age restriction appears in any document we read for Rosewood Pointe Garden. Carousel Cove, a different Bonita Fairways neighborhood, is the recorded 55+ community, and Section 11.5 of the master declaration does not list age among the subjects a neighborhood may make stricter. The two condominium declarations were not opened, so confirm with the associations that neither adds an occupancy rule.
Two registered vehicles are allowed per condominium at the gate. No commercial vehicles except temporarily, and no boat, trailer, camper, motor home or unregistered vehicle unless fully enclosed in a structure, and an open carport is not a structure. No sign of any kind, including a for-sale sign, may be posted without board consent under Section 5.14. Guests at the recreation facilities are limited to two non-family day guests per unit under the 2026 amendment.
All nine points we tested in Rosewood Pointe Garden, each of the seven buildings, the clubhouse and the parcel center, sit in FEMA Zone X shaded on panel 12071C0656G, effective November 17, 2022, in Lee County Evacuation Zone A, on ground about 10.35 feet above sea level. Zone X carries no federal flood insurance mandate, but insurance still needs a quote.
Data updated: September 2026 (FEMA National Flood Hazard Layer, Lee County 2018 LiDAR, Florida Office of Insurance Regulation, Citizens Property Insurance, retrieved 29 Sep 2026).
We queried FEMA’s National Flood Hazard Layer at the center of each of the seven residential buildings, the Commons clubhouse and the parcel centroid. All nine return Zone X with the subtype “0.2 percent annual chance flood hazard,” outside the special flood hazard area. A lender may still ask for a policy and a buyer may want one, and the FEMA Flood Map Service Center shows the current map by address.
The 2018 county LiDAR puts ground at the building sites at a median of 10.35 feet above sea level (NAVD88), from 10.04 to 10.55 feet by building. The U.S. Geological Survey’s Hurricane Ian high-water marks within about a mile of Bonita Fairways ran 8.7 to 9.0 feet. Ground is not finished-floor elevation, which is on each building’s elevation certificate at the City. No news, government or association document we found names Rosewood Pointe Garden as damaged or flooded in Hurricanes Irma, Ian or Milton, and we make no claim that no unit did.
In a condominium the association buys the building policy and each owner buys a unit-owner (HO-6) policy for the interior, contents, liability and any assessment coverage. The Garden associations’ premiums, deductibles and coverage are not published, and the master association’s 2024 budget presentation records community-level insurance increases of 42% and then 45%. Ask for the association’s insurance summary, and run a unit-owner quote in the inspection period.
The City permit record shows seven roof permits on the common-elements parcel, three dated October 29, 2020 and four dated November 5, 2020, and Rosewood Pointe Garden has seven residential buildings. The record does not say which permit covers which building, so the roofs appear to have been replaced in late 2020, about six years ago, and a buyer should confirm with the association. Citizens Property Insurance asks for proof of five years of remaining life once a shingle roof passes 25 years or a tile, metal or concrete roof passes 50, a line these roofs sit far inside.
Florida’s first statewide building code took effect on March 1, 2002. Buildings 3 and 5, 16 units built in 1997, predate it. For insurance, pre-2002 construction usually means the insurer asks for a wind-mitigation inspection and may allow fewer credits for roof-to-wall connections and deck attachment, which is why a 1997 unit’s policy can price differently from a 2005 unit’s on the same street. The roof replacement narrows the gap; the 1997 structure still stands under the new roof.
A flood policy is a sensible purchase even without a mandate. The City of Bonita Springs participates in FEMA’s Community Rating System at Class 5 on the April 2025 list, a 25% discount on flood premiums citywide; check the current FEMA list before relying on it, since April 2026 may have changed it. Citizens Property Insurance will require flood coverage on the home policies it writes from January 1, 2027, and unit-owner policies are exempt, per Citizens’ flood page.
Florida’s flood disclosure statute, section 689.302, has applied to residential sales since October 1, 2024. Whether it reaches the sale of a condominium unit is a question for your attorney; we ask for any flood history the seller or association can give in writing, and we pull the FEMA and City records ourselves.
The permit record for Rosewood Pointe Garden’s 69 parcels shows 131 distinct permits since 2003, including seven roof permits in October and November 2020, 56 air conditioning permits on 43 of the 68 units since 2012, 23 shutter or awning permits on 21 units, and 16 remodel permits. The county permit list has no window or door category.
Data updated: September 2026 (Lee County Property Appraiser permit lists and City of Bonita Springs permits, retrieved 29 Sep 2026).
Permit type | Distinct permits | What the record shows |
|---|---|---|
Roof | 7 | All on the common-elements parcel, October 29 and November 5, 2020 |
New construction | 15 | 2003 to 2005, the 2004 and 2005 buildings |
Fire system | 7 | 2004 and 2005 |
Screen room | 3 | 2004 to 2005 |
Pool and spa | 1 | July 10, 2018, common elements |
Electric | 2 | March 12, 2019 and August 12, 2025, common elements |
Air conditioning | 56 | On 43 units, 2012 to 2026 (peak 7 in 2017) |
Shutter or awning | 23 | On 21 units, 2003 to 2026 |
Remodel or repair | 16 | 2013 to 2026, 5 in 2025 |
Three permits are dated October 29, 2020 and four November 5, 2020, all issued by the City. Seven permits match seven residential buildings, but the county’s list does not say which permit covers which building, what roofing was installed or who installed it. The City’s permit portal shows the details, and a public records request will produce them. Until you see the permit, treat the roof age as about six years, not as a warranty.
Twenty-three shutter or awning permits on 21 units since 2003, with 4 in 2013 and 3 each in 2022 and 2023, show that owners routinely permit hurricane protection. The County list has no separate window or door permit type, so a buyer should ask the seller for the age and impact rating of the windows and any glass doors, and whether the association’s specification approved them. Which windows and doors are the owner’s to replace, and who pays, is decided by Garden A’s and Garden B’s declarations.
At the 36-month median price of $358,750, a Rosewood Pointe Garden buyer’s property tax at the 2026 proposed millage of 12.8217 is about $4,600 a year without homestead and $4,080 with it, and a financed buyer’s one-time closing items that we can price from statute come to about $4,311 at 20% down, before lender fees, inspections and prepaids.
Data updated: September 2026 (Lee County 2026 proposed millage, Florida Department of Revenue, Florida Statutes and rules, retrieved 29 Sep 2026).
Florida assesses a property at market value the January after a sale, so a seller’s old bill understates a buyer’s. The worked example below assumes the unit is assessed at the $358,750 county median and uses the proposed 2026 millage for the City of Bonita Springs tax district 017, the district of every Rosewood Pointe Garden parcel. Final rates appear on the November bill and can only be at or below the proposed rates.
Layer | Without homestead | With homestead | How it is figured |
|---|---|---|---|
Purchase price and assumed taxable value | $358,750 | $358,750 | 36-month county median, 10 sales |
Property tax | $4,600 | $4,080 | $358,750 at 12.8217 mills; homestead below |
Master assessment | $1,100 | $1,100 | 2026 master budget |
Stormwater fee | $20 | $20 | City fee for a condominium |
Known annual layers | $5,720 | $5,200 | Sum of the three above |
Known monthly layers | $477 | $433 | Annual divided by 12 |
Garden fee and insurance | Add yours | Add yours | Not published; get the estoppel |
One-time resale capital contribution | $2,500 | $2,500 | Paid by the buyer at closing unless exempt |
The homestead column removes $25,000 of taxable value from every levy and an additional exemption of $26,411 for the 2026 tax year from the non-school levies, so it taxes $333,750 at the 5.2710 school mills and $307,339 at the 7.5507 non-school mills, $4,080 in all. A non-homestead owner pays on the full $358,750, $4,600. The 12.8217 total is the sum of county general revenue 3.7623, public schools 2.2480 plus 3.0230, the City of Bonita Springs 0.8470, the library district 0.4218, the fire district 2.0100, the South Florida Water Management District 0.2301, mosquito control 0.2401 and the inland navigation district 0.0394, and no community development district appears on the bill.
A buyer moving from another Florida homestead can transfer up to $500,000 of Save Our Homes benefit to a new homestead set up within three years, under section 193.155. File with the Lee County Property Appraiser by March 1 of the year you qualify, and ask the office about the portability application when you file.
Florida law does not assign closing costs to either party, and the contract controls. Under Lee County custom the seller pays the deed documentary stamps of $0.70 per $100 (or fraction) of price, which is $2,511.60 on a $358,750 sale, 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. Title premiums are set by Florida rule 69O-186.003, so the promulgated owner’s premium on $358,750 works out to $1,868.75 at every title company, and a lender’s policy issued at the same time costs $25.
Estimate for illustration | $358,750 unit, 20% down ($287,000 loan) | $358,750 unit, cash |
|---|---|---|
Mortgage documentary stamps, $0.35 per $100 of loan | $1,004.50 | none |
Intangible tax, 2 mills on the loan | $574.00 | none |
Lender’s title policy, simultaneous issue | $25 plus endorsements | none |
Deed recording, about four pages | $35.50 | $35.50 |
Mortgage recording, about twenty pages | $171.50 | none |
Resale capital contribution | $2,500.00 | $2,500.00 |
Total of these items | $4,310.50 | $2,535.50 |
The recording lines follow the Lee County Clerk’s schedule of $10 for the first page and $8.50 for each added page, and the page counts are our assumptions, so the title company’s settlement statement controls. Add the inspections (general, four-point and wind mitigation), the appraisal and lender charges, the first year of a unit-owner policy, the tax and insurance escrow, and prorations, none of which is set by statute. The seller customarily pays the estoppel, the owner’s title policy and the deed stamps, but every one of those is negotiable in the contract.
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 Rosewood Pointe Garden 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).
The National Association of REALTORS 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. We explain the agreement in plain words before you sign it, and we negotiate any seller contribution in the offer, alongside the $2,500 capital contribution.
Most Southwest Florida purchases use the Florida Realtors and Florida Bar AS IS contract, which lets buyer and seller allocate each closing cost and sets the inspection period. In Rosewood Pointe Garden the inspection and document periods are where an original air handler, a 1997 building’s older systems or an unexplained line in a Garden budget gets priced, and we use them every time.
Every Rosewood Pointe Garden address falls in the School District of Lee County’s South Zone 3, with elementary Zone Q and middle Zone GG, whose choice lists include 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.
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).
Lee County does not assign students to one school by address. Families rank schools on a choice application each winter, placement is by lottery, and the zone mainly decides which schools come with bus transportation. Ten test points across Bonita Fairways in the district’s 2026-27 locator all returned elementary Zone Q, middle Zone GG and high school South Zone 3. The district’s Student Enrollment office is at (239) 337-8247; do not rely on the school fields in a listing.
School | Level | Address | 2026 state grade | Approx. drive from the golf club |
|---|---|---|---|---|
Bonita Springs Elementary | Elementary | 10701 Dean St SE, Bonita Springs | C | 2.0 mi, about 6 min |
Spring Creek Elementary | Elementary | 25571 Elementary Way, Bonita Springs | B | 2.9 mi, about 7 min |
Pinewoods Elementary | Elementary | 11900 Stoneybrook Golf Dr, Estero | A | about 5 mi straight line |
Three Oaks Elementary | Elementary | 19600 Cypress View Dr, Fort Myers | A | 10.4 mi, about 19 min |
San Carlos Park Elementary | Elementary | 17282 Lee Rd, Fort Myers | A | 12.0 mi, about 22 min |
Bonita Springs Middle Center for the Arts | Middle | 10141 W Terry St, Bonita Springs | B | 0.7 mi, about 2 min |
Three Oaks Middle | Middle | 18500 Three Oaks Pkwy, Fort Myers | A | 11.7 mi, about 20 min |
Bonita Springs High | High | 25592 Imperial Pkwy, Bonita Springs | B | 5.1 mi, about 11 min |
Estero High | High | 21900 River Ranch Rd, Estero | B | 7.7 mi, about 15 min |
South Fort Myers High | High | 14020 Plantation Rd, Fort Myers | C | 15.8 mi, about 27 min |
Grades are from the Florida Department of Education and the district’s 2025-26 grades report, and drive times are approximate free-flow routing from the golf club.
Daily life in Rosewood Pointe Garden runs through an unmanned Bonita Fairways gate on West Terry Street, a small neighborhood clubhouse and pool, the master amenity center with pickleball, tennis and bocce, and a homeowner-owned public golf course, with Old 41 downtown, Riverside Park and the recreation center about four minutes away.
Data updated: September 2026 (Lee County Property Appraiser field cards, Bonita Fairways Community Association documents, OpenStreetMap routing, retrieved 29 Sep 2026).
The county’s field card for the Commons parcel shows a one-story clubhouse built in 1997 with 1,368 heated square feet, a screened porch, a commercial pool of 828 square feet and a jacuzzi, on a 6.83-acre parcel held by the Commons association. Whether the pool is heated, its hours, its guest rules and who besides owners and tenants may use it are not published by any source we could reach, so the Commons association or its manager can answer them in one call.
Every Rosewood Pointe Garden owner is also a member of the Bonita Fairways Community Association, which owns the master clubhouse on Bonita Fairways Boulevard: a two-story building of about 18,800 gross square feet (the county roll counts 15,856 square feet under roof) with a banquet hall, a cafe, card, game, billiards and craft rooms, a library and two fitness rooms, open to residents by fob. The master pool and its spa are outdoors beside it, and whether the master pool is heated is not stated in any association document we found.
The Bonita Fairways golf course is owned by the homeowners’ association, which bought it on March 27, 2020 for $1,200,000, and it is open to the public on a pay-to-play basis, so no Rosewood Pointe Garden owner must join a club or pay golf dues. The course is a par-61 Gordon Lewis design of 3,388 yards from the blue tees. The summer player card, May 1 to September 30, costs $550 single, $750 for a couple and $950 for a family, and owners receive 10% off the daily rate.
Destination | Approx. distance | Approx. drive |
|---|---|---|
Bonita Springs Recreation Center and Community Park | 1.1 mi | 4 min |
Riverside Park and the Old 41 downtown | 1.4 mi | 4 min |
Publix, Bonita Bay Plaza | 1.3 mi | 4 min |
Interstate 75, Exit 116 (Bonita Beach Road) | 3.8 mi | 9 min |
Bonita Beach Park | 5.1 mi | 11 min |
Coconut Point, Estero | 5.7 mi | 11 min |
Downtown Naples, Fifth Avenue South | 15.9 mi | 29 min |
Southwest Florida International Airport | about 18 to 21 mi | about 30 min |
Drive times are free-flow estimates from the Bonita Fairways golf club, and season traffic from December to April can add 20 to 50%.
Rosewood Pointe Garden versus Bermuda Links comes down to size, age, parking, listings and price: Rosewood Pointe Garden has 68 units of 1,136 to 1,842 square feet with a pool of its own, at a $358,750 median on 10 county sales in 36 months, while Bermuda Links has 142 two-bedrooms from 2005 and 2006 at a $312,500 median on 15 sales in 24 months.
Data updated: September 2026 (Lee County Property Appraiser recorded sales and Southwest Florida MLS, retrieved 29 Sep 2026).
Factor | Rosewood Pointe Garden | Bermuda Links |
|---|---|---|
Units and buildings | 68 units in 7 two-story buildings of 8 or 12 units | 142 units in 14 two-story buildings |
Year built | 1997 (16 units), 2004 (8), 2005 (44) | 2005 (52 units) and 2006 (90) |
Bedrooms | 52 two-bedroom, 16 three-bedroom, all two-bath | 142 two-bedroom, two-bath |
Heated size | 1,136 to 1,842 sq ft, median 1,307 | 1,180 to 1,662 sq ft |
Own neighborhood pool | Yes, pool and spa with a small clubhouse | No; uses the master amenity center |
Associations | Garden A, Garden B and Commons | One condominium association |
County median, 24 months | $346,500 (6 sales) | $312,500 (15 sales) |
County median, 36 months | $358,750 (10 sales) | $360,000 (21 sales) |
Price per heated sq ft, county | $277 on the 36-month window | $247 on the 24-month window |
MLS, 24 months | 6 sales, $342,000 median, 60 days on market, 96.4% sale-to-list | 12 sales, $323,750 median, 78.5 days on market, 95.2% sale-to-list |
Sales in the last 12 months (county) | 1 ($344,000) | 4 ($265,000 to $310,000), all in carport buildings |
Active listings, September 29, 2026 (MLS) | 0 active, 0 pending | 3 active (median list $369,000), 1 pending |
Garage against carport | Garage 40 units, carport 28 | Garage 86 units, carport 56 |
Garage and carport medians (county) | 60 months: garage $357,500 (9 sales), carport $339,500 (6 sales) | 24 months: garage $361,875 (8 sales), carport $296,000 (7 sales) |
Roofs on the City permit record | 7 permits, October and November 2020 | 42 permits for 14 buildings, issued July 2020, finaled November 2020 to January 2021 |
FEMA flood zone | Zone X shaded at all nine points | Zone X shaded on all 14 buildings |
Milestone and SIRS laws | Not required, two stories | Not required, two stories |
Sub-association fee | Not published | Not published |
Homestead share | 27 of 68 units (40%) | 45 of 142 units (32%) |
The windows differ, so read the gaps with care. On the 24-month window Rosewood Pointe Garden’s $346,500 (n = 6) sits $34,000 above Bermuda Links’ $312,500 (n = 15), while on 36 months the two are level, $358,750 (n = 10) against $360,000 (n = 21).
Choose Rosewood Pointe Garden if you want a larger unit, a third bedroom, a garage, a small neighborhood pool and a smaller association, and you accept a recorded 24-month median about $34,000 higher, a thinner resale market with nothing listed today and 1997 buildings under 2020 roofs. Our Rosewood Pointe Garden neighborhood guide shows the buildings in detail.
Choose Bermuda Links if you want a lower entry price, three active listings to compare today, a 2005 or 2006 building with no 1997 vintage in the mix, and a bigger pool of comparable sales. Read the Bermuda Links neighborhood guide and our Bermuda Links buyer page before you decide, and call Marc at (239) 287-5873 if you want both toured on the same day.
If you already own in Rosewood Pointe Garden and are moving to a different Bonita Fairways condominium, the master’s $2,500 contribution exempts an owner who sells one Bonita Fairways unit and buys another within one year. Start with a free home valuation so the two closings line up, or call Jesse direct at (239) 898-6072.
Rosewood Pointe Garden is the original condominium section of Bonita Fairways: 68 units built from 1997 to 2005, with a $358,750 median on 10 county sales in 36 months, above Bermuda Links at $312,500 and The Gardens at $327,450 on 24-month windows, and below Botanika’s $399,420 and Natura’s $486,250.
Data updated: September 2026 (Lee County Property Appraiser recorded sales, retrieved 29 Sep 2026).
Each row uses the county’s qualified deeds and the first window with ten or more sales for that neighborhood, named in the row, because the six neighborhoods sell at very different rates. Windows end September 29, 2026, and the community’s guide, Bonita Fairways, covers the gate, the course and all six neighborhoods. For a search across the whole community, use our Bonita Fairways buyer page, and for the city, our Bonita Springs buyer page.
Neighborhood | Product | Homes | Built | County window | Sales (n) | Median sale | 55+ |
|---|---|---|---|---|---|---|---|
Rosewood Pointe Garden | Two-story garden condominiums | 68 | 1997, 2004, 2005 | 36 months | 10 | $358,750 (mean of $357,500 and $360,000) | No age limit found |
Patio homes and villas | 329 homesites (219 built, 110 vacant) | 2016 to 2025 | 12 months | 10 | $486,250 (mean of $472,500 and $500,000) | No | |
Single-story homes, 56 manufactured and 50 site-built | 106 | 1992 to 2017 | 24 months | 11 | $360,000 | Yes, recorded 55+ | |
Bermuda Links | Two-story condominiums | 142 | 2005 to 2006 | 24 months | 15 | $312,500 | No |
Two- and three-story condominiums | 134 | 2007 | 24 months | 12 | $327,450 (mean of $325,000 and $329,900) | No | |
Four-story elevator condominiums | 75 | 2024 | 24 months | 55 (48 builder-direct, 7 resale) | $399,420 (resale median $320,000) | No |
Botanika is the 2024 four-story elevator newcomer on Rosewood Pointe Drive. Its 55 county sales in 24 months, 48 of them builder-direct and 7 resales, set a $399,420 median, while the 7 resales alone ran at a $320,000 median, so a buyer who wants new construction pays a premium, and one who wants resale value can find Botanika resales priced below Rosewood Pointe Garden’s median. Botanika has 10 active MLS listings today.
Rosewood Pointe Garden’s buildings are at 9700, 9720 and 9740 Rosewood Pointe Court (Garden A) and 9620, 9640, 9660 and 9680 Rosewood Pointe Terrace (Garden B). Bermuda Links, a separate 142-unit condominium, also has buildings on Rosewood Pointe Terrace, at 9600, 9601 and 9621, and Botanika and several Gardens at Bermuda Links buildings are on Rosewood Pointe Drive. A listing that says only “Rosewood Pointe” can mean any of them, so check the building address, which is the only reliable way to tell which association and which rules apply.
The honest case for Rosewood Pointe Garden is a two- or three-bedroom condominium in a gated golf community with its own pool, 2020 roof permits and a moderate master fee; the honest case against it is thin resale, unpublished association fees, 1997 buildings under the older code and rules that bar pets and short stays for tenants.
If the pros fit, read how we represent buyers in Rosewood Pointe Garden or call Marc at (239) 287-5873. If you first need to sell, get a free Rosewood Pointe Garden home valuation or call Jesse direct at (239) 898-6072.
To see Rosewood Pointe Garden homes for sale, save a search by building address and neighborhood name, ask us for the current MLS read, and send us the units that interest you; we pull the roof, permit, fee and document file for each before you tour. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
On September 29, 2026 the Southwest Florida MLS showed 0 active and 0 pending Rosewood Pointe Garden listings, so an alert is how you see the next one first. In the MLS for the 60 months to that date, 11 Rosewood Pointe Garden closings had a median of 36 days on market and a 97.1% median sale-to-list ratio. Those are MLS figures, not county ones, and we quote them with their own windows.
The MLS sub-condo field reads “Rosewood Pointe Garden,” but 19 MLS sales in the history carry only the bare “Bonita Fairways” label and belong to no neighborhood, and “Rosewood Pointe” also appears in Bermuda Links and Botanika addresses. We search by the building addresses, 9700, 9720 and 9740 Rosewood Pointe Court and 9620, 9640, 9660 and 9680 Rosewood Pointe Terrace, so a loosely tagged unit does not slip past you.
Because the neighborhood is small, the useful search is narrow. Tell us the building, floor and parking type you want, and we keep them on file and call you the day a match reaches the MLS. A written buyer agreement is required before we tour a home, and we explain it before you sign.
You get a personalized Rosewood Pointe Garden 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, and whether a garage, a third bedroom or a rental plan matters, and we send the units and buildings that fit, with their recorded sales and the documents to request.
We start with the building, the floor and the parking type, because those decide most of the price and the upkeep: a garage two-bedroom in a 2005 building, a carport unit in Building 1 or 7, or a three-bedroom in a 1997 building. Then we map your budget to the 10 recorded sales in 36 months, flag which buildings predate the 2002 code, confirm the 2020 roof permits, and list the documents your lender and insurer will ask for.
Start your Rosewood Pointe Garden 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.
If you need to sell to buy, read how we sell Rosewood Pointe Garden condos and get a free home valuation so the sale and the purchase line up. Call Jesse direct at (239) 898-6072.
Seasonal buyers in Rosewood Pointe Garden should plan for a unit left empty for months: the owner maintains the air conditioning and water heater, leasing is allowed only for 30 days or more, there is no short-term rental option, and the Garden association’s rules on storm shutters, approvals and lease caps are not published, so you read them before you buy.
Forty of the 68 units have attached garages, in Buildings 2, 3, 4 and 6, which keep a car indoors for the summer, while the 28 carport units in Buildings 1, 5 and 7 do not. Before you leave, ask who checks units after a storm, how the Garden handles shutters on units whose owners are away, and whether the association holds a current wind-mitigation form for your building.
Set a humidity plan, a water shut-off routine and a caretaker who is pre-authorized at the gate. Bonita Fairways residents enter with a radio-frequency sticker and visitors use a call box that rings the resident’s phone, so tell the association who may enter in your absence. The master assessment, at $1,100 in 2026 in two $550 payments, and the Garden fee keep running while you are away.
Summer golf has its own price: the summer player card runs May 1 to September 30 at $550 single, $750 for a couple and $950 for a family. Traffic from December to April can add 20 to 50% to drive times. The county’s record shows 11 of the 28 sales since 2019 recorded in the fourth quarter, so a buyer who arrives in October or November sees the market at one of its busiest times, and one who arrives in summer sees a quieter market with nothing listed today.
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.
Marc Comisar is a top-reviewed Rosewood Pointe Garden buyer’s agent and Jesse McGreevy is a top-reviewed Bonita Springs realtor; every review below is copied from our Google Business Profile. Those reviews are how Top 1% Real Estate Agents Nationally Since 2008 are measured in practice: by the clients who closed with us.
★★★★★ “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
★★★★★ “Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process.” Verified Google review
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Verified Google review
★★★★★ “Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend.” Verified Google review
These are the questions buyers ask us most about Rosewood Pointe Garden at Bonita Fairways, answered from the Lee County record, the recorded Bonita Fairways documents, the City permit record, the Southwest Florida MLS and Florida law. For your own search, call Marc at (239) 287-5873 or Jesse direct at (239) 898-6072.
Sign a written buyer agreement, choose the building, floor and parking type, tour, and offer on the Florida Realtors and Florida Bar contract with inspection and document review periods. Order the estoppel and the Garden budget, confirm a unit-owner insurance quote, and close through a Florida title company. Call Marc at (239) 287-5873 to start.
It is a 68-unit neighborhood of two-story condominiums inside the gated Bonita Fairways community in Bonita Springs, in seven buildings built in 1997, 2004 and 2005. Garden A has 24 units and Garden B has 44, and a Commons association owns the clubhouse, pool and spa.
There are 68 units in seven buildings: 24 in Garden A (Buildings 1 to 3) and 44 in Garden B (Buildings 4 to 7). Buildings 1, 2, 3 and 5 have 8 units each and Buildings 4, 6 and 7 have 12 each, per the Lee County Property Appraiser roll.
The county’s 36-month median is $358,750 on 10 sales (n = 10), from $329,000 to $465,000, and the 60-month median is $349,000 on 15 sales. Two-bedrooms ran $329,000 to $420,000 in 36 months (n = 8), and the two three-bedroom sales were $425,000 and $465,000.
One sale was recorded in the last 12 months (n = 1): a Building 4 two-bedroom of 1,307 square feet at $344,000 on December 29, 2025. The 24-month window (n = 6) ran $329,000 to $365,000 at a $346,500 median.
The evidence is mixed and small. Yearly county medians went from $397,500 in 2023 (2 sales) to $360,000 in 2024 (5 sales) and $342,000 in 2025 (4 sales), and the latest repeat sale was a Building 4 loss of about 3.2% a year. Over 22 repeat pairs, the median owner gained 7.0% a year.
On September 29, 2026 the MLS showed 0 active and 0 pending Rosewood Pointe Garden listings. Bermuda Links had 3 active and 1 pending, and The Gardens at Bermuda Links had 2 active and 1 pending. We set an address alert so you see a new listing first.
Forty units have attached garages, in Buildings 2, 3, 4 and 6. Twenty-eight units have carports, in Buildings 1, 5 and 7, and the master declaration says an open carport is not a structure for storing a boat or recreational vehicle.
Buildings 1, 4, 6 and 7, with 44 units, were built in 2005, and Building 2, with 8 units, in 2004. Buildings 3 and 5, with 16 units, were built in 1997, before Florida’s first statewide building code took effect on March 1, 2002.
Yes, 16 of the 68 units have three bedrooms: 12 in the 1997 buildings, 3 and 5, and 4 Santa Monica plans in Buildings 4 and 6. Only two sold in the last 36 months, at $425,000 and $465,000.
The master assessment is $1,100 a year in 2026, billed as two $550 payments. The Garden A, Garden B and Commons fees are not published, so the estoppel certificate and the adopted budget show the total.
The recorded amendment exempts a transfer to a spouse or co-owner, a transfer by inheritance or to an estate-planning trust, a foreclosure by a lender or the association, an owner who sells one Bonita Fairways unit and buys another within one year, and a first purchase directly from Home Dynamics or Cedar Green Homes.
No. We searched the association’s 107-file public archive, and none of the 19 files that mention Rosewood is a Rosewood budget, rule set or fee schedule. The estoppel certificate and the adopted budget are the documents that show them.
Beyond the price, a financed buyer at 20% down on $358,750 pays about $1,004.50 in mortgage stamps, $574 in intangible tax, $25 for a lender’s title policy, recording of about $207 and the $2,500 contribution, before inspections, lender charges and prepaids. See the worksheet above.
We found no approved master special assessment from 2021 to 2026, and a $500 per-unit proposal for a second master pool failed on July 16, 2026, 122 to 735. Garden A, Garden B and Commons special assessments are not published, so the estoppel is the check.
Yes. The Commons association owns a 1,368 square foot clubhouse, a commercial pool of 828 square feet and a spa. Its hours, heating and guest rules are not published. Owners also use the Bonita Fairways master pool and amenity center.
No. The course is owned by the homeowners’ association and is open to the public on a pay-to-play basis, so no Rosewood Pointe Garden owner must join a club or pay golf dues. Owners receive 10% off the daily rate.
The summer player card, May 1 to September 30, costs $550 single, $750 for a couple and $950 for a family, with a $20 cart fee per round. The course is a par-61 design of 3,388 yards from the blue tees.
Which association pays for roof replacement is decided by the Garden A or Garden B declaration, which we did not read, and the reserves are not published. Ask for the declaration, the budget and the last twelve months of minutes.
Seven City permits dated October 29 and November 5, 2020 appear to cover the seven buildings, so the roofs are about six years old. Which permit covers which building, and the roof type, are not in the county list.
No age restriction appears in any document we read for Rosewood Pointe Garden. Carousel Cove, another Bonita Fairways neighborhood, is the recorded 55+ community. The two condominium declarations were not read, so confirm with the associations.
Yes, with limits: no lease under 30 consecutive days, no pets in leased units, and an owner who delegates recreation rights to a tenant gives up his or her own use. Garden A and Garden B may add stricter rules that are not published.
No. The association’s tenant access form states that short-term rentals, including Airbnb and VRBO, are not permitted, and the master declaration bars any lease under 30 days.
The master declaration allows ordinary household pets, including dogs and cats, in reasonable number, leashed or carried outdoors, and never on the golf course. It sets no weight or breed limit, but Garden A or Garden B may be stricter, so read their declarations if you have a large dog.
All nine points we tested are in FEMA Zone X shaded, the 0.2 percent annual chance flood hazard, on panel 12071C0656G effective November 17, 2022. That is outside the special flood hazard area.
Zone X carries no federal mandatory purchase requirement, but a lender may still ask and we recommend you price a policy, since every address is in Evacuation Zone A. The City’s Community Rating System Class 5, on the April 2025 list, gives a 25% discount.
No document we found names Rosewood Pointe Garden as flooded or damaged in Irma, Ian or Milton, and we make no claim that no unit was. USGS high-water marks within about a mile ran 8.7 to 9.0 feet, and ground at the buildings is about 10.35 feet above sea level.
No. Both laws apply to condominium buildings of three or more habitable stories, and all seven buildings are two-story. Ordinary reserve rules under section 718.112(2)(f) still apply, and your attorney can confirm for a specific purchase.
Usually, but the lender approves the condominium project as well as you, based on its budget, reserves, insurance and litigation. Fannie Mae publishes a Condo Status Finder. Ask your lender to run the project the week your offer is accepted.
Under Lee County custom the buyer pays the lender’s title policy, deed and mortgage recording, mortgage stamps of $0.35 per $100 and intangible tax of 2 mills, plus the $2,500 contribution. The seller customarily pays the deed stamps of $0.70 per $100, the owner’s title policy and the estoppel.
At the $358,750 median and the proposed 12.8217 mills, about $4,600 a year without homestead and $4,080 with it. A buyer’s assessment resets after purchase, so the seller’s old bill understates yours.
The neighborhood is in Lee County’s South Zone 3, elementary Zone Q and middle Zone GG, and students choose from the zone’s schools by lottery. Bonita Springs Middle is about two minutes away. Confirm with the district enrollment office at (239) 337-8247.
The record does not name a best month. Eleven of 28 sales since 2019 recorded in the fourth quarter, and the MLS showed nothing listed on September 29, 2026, so the best time is when a unit that fits your building, floor and budget lists. Set an alert.
Rosewood Pointe Garden has 68 units, 1997 to 2005 buildings, two- and three-bedrooms and a pool of its own; Bermuda Links has 142 two-bedrooms from 2005 and 2006 at a lower county median. See the decision table above.
Yes, and foreign buyers can purchase Florida condominiums. Plan ownership with a cross-border tax adviser, since a future sale will generally face FIRPTA withholding unless an IRS exemption or certificate applies, and confirm the lender’s project approval.
Only the seven buildings at 9700, 9720 and 9740 Rosewood Pointe Court and 9620, 9640, 9660 and 9680 Rosewood Pointe Terrace. Bermuda Links has buildings at 9600, 9601 and 9621 Rosewood Pointe Terrace, and Botanika is on Rosewood Pointe Drive, so check the building address.
We recommend McGreevy and Comisar, with Marc Comisar leading buyer representation and the county record, the recorded documents and the permit history behind every offer. Call Marc at (239) 287-5873.
A Rosewood Pointe Garden specialist knows which building is from 1997, 2004 or 2005, which roof was permitted when, what is and is not published about Garden A, Garden B and the Commons, how the master assessment and the $2,500 contribution work, and what the 10 recorded sales in 36 months say about your unit. That knowledge turns a list price into a fair offer.
Our office is at 24031 S Tamiami Trl #101 in Bonita Springs, a short drive from the Bonita Fairways gate. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, bring the same county-record discipline to every purchase we negotiate.
Our guides to selling a Rosewood Pointe Garden condo and what your Rosewood Pointe Garden home is worth explain how we time a sale and a purchase together. Call Jesse direct at (239) 898-6072. The full Rosewood Pointe Garden neighborhood guide covers the history, floor plans and zoning in depth.
If you’re searching for the best buyer’s agent in Rosewood Pointe Garden at Bonita Fairways, McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, represent buyers across Southwest Florida. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales.
Rosewood Pointe Garden market record, last 36 months: we tracked 10 qualified recorded resales inside Rosewood Pointe Garden at a $358,750 median, per Lee County Property Appraiser records for the window ending September 29, 2026.
Use the buyer form on this page, return to the Rosewood Pointe Garden 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 Rosewood Pointe Garden home valuation.
Marc Comisar is a top-reviewed Rosewood Pointe Garden buyer’s agent and Jesse McGreevy is a top-reviewed Bonita Fairways realtor; you can read every review on our Google Business Profile. McGreevy and Comisar are based in Bonita Springs and have represented buyers and sellers across Southwest Florida since 2008.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671. Verify a license with the Florida DBPR license search.
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Every fact on this page traces to one of the primary sources below: the Lee County deed and parcel record, the recorded Bonita Fairways documents, the community association’s published budgets and minutes, the City of Bonita Springs, state and federal agencies, Florida law, the school district and named news reports. We do not cite real estate brokerage or listing sites. Each was retrieved on 29 September 2026 unless a publication date is shown.
These are the recorded documents, forms and statutes a Rosewood Pointe Garden buyer is most likely to need, each linked to the official source that publishes it: the Bonita Fairways Community Association, the Lee County Clerk, the State of Florida or a federal agency. The Garden A, Garden B and Commons declarations are recorded with the Lee County Clerk and available from each association.
Market data from the Lee County Property Appraiser recorded-sale file, windows ending 29 September 2026; Southwest Florida MLS figures (days on market, sale-to-list, active and pending listings, per MLS living square foot) pulled September 29, 2026, windows to that date. Brokered by Domain Realty.