Bonita Springs, Florida
How to buy a Bonita Lakes home in 2026: homes and prices, the fees, board approval, the rules and flood, with McGreevy and Comisar.
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty.
Updated October 2026
Buying a home in Bonita Lakes means competing for one of about ten to sixteen Toll Brothers resales a year, so the buyers who win have their application, financing and insurance ready before the right lake lot lists. Lee County recorded 10 market sales at a $927,500 median in the 12 months to September 25, 2026. McGreevy and Comisar lead Domain Realty Group, the #5 real estate team in Florida and the #1 real estate team in Bonita Springs. Start with our Bonita Lakes community guide and our Bonita Springs area guide.
Choosing who should represent you? Our guide to the best real estate agents in Bonita Springs sets out the criteria we think a buyer should use. Call Marc Comisar at (239) 287-5873, or Jesse McGreevy direct at (239) 898-6072, or start your Bonita Lakes buyer consultation.
McGreevy and Comisar are the right buyer's agents for Bonita Lakes because we read the documents that decide a purchase here before you tour: the association's Community-Wide Standards, the seller's guide and approval steps, the estoppel's dues figure, the parcel's flood map and every recorded sale. We are the #1 team in Southwest Florida since 2012, based in Bonita Springs.
Both partners work every purchase. The record behind that promise:
RealTrends ranked our team the #5 real estate team in Florida and the #1 real estate team in Bonita Springs for 2026, and as the leaders of Domain Realty Group our team has closed 4,000+ transactions. Our office is at 24031 S Tamiami Trl #101 in Bonita Springs, a short drive west of the Bonita Lakes gate, near US 41.
We alert you the day a Bonita Lakes home lists.
The $100 application and background check run in parallel with your inspection.
Marc Comisar negotiates and Jesse McGreevy prices.
If you read nothing else before buying in Bonita Lakes, read these facts, each sourced on this page.
To buy a home in Bonita Lakes in 2026, set alerts for the size and lake position you want, have financing and insurance quotes ready, read the Community-Wide Standards, get the dues from the estoppel, tour with your own agent and offer from the closest recorded sales, with the association application started the day you sign.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026, sales of $300,000 and up; Southwest Florida MLS, Development BONITA LAKES, closed July 1, 2025 to July 1, 2026, pulled July 22, 2026; Bonita Lakes HOA seller's guide and Community-Wide Standards adopted October 8, 2025).
Interior Executive Collection homes or lakefront Estates Collection homes.
Pets, vehicles, roofs, shutters and the gate under the 2025 standards.
Quarterly dues and taxes, no CDD.
The wind mitigation form and roof.
From the closest sales, with the application and board approval in the timeline.
The Bonita Lakes market for buyers in the 12 months to September 25, 2026 was 10 recorded market sales at a $927,500 median, and the July MLS pull showed 6 active listings, about 4.5 months of supply and a 37-day median to sell in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026, sales of $300,000 and up; Southwest Florida MLS, Development BONITA LAKES, closed July 1, 2025 to July 1, 2026, pulled July 22, 2026; Bonita Lakes HOA seller's guide and Community-Wide Standards adopted October 8, 2025).
We pulled every recorded sale for the 267 Bonita Lakes home parcels for the 12 months to September 25, 2026: 11 qualified deeds, of which we use the 10 at $300,000 and up, setting aside one $175,000 transfer recorded on January 29, 2026 that does not reflect a market price. The parcel set is every legal description on Bonita Lakes Phases 1 to 4.
| Window | Sales | Median | Low | High |
|---|---|---|---|---|
| 12 months (2025-09-26 to 2026-09-25) | 10 | $927,500 | $585,000 | $1,130,000 |
| 24 months (2024-09-26 to 2026-09-25) | 22 | $940,000 | $580,000 | $1,200,000 |
| 36 months (2023-09-26 to 2026-09-25) | 33 | $950,000 | $580,000 | $1,250,000 |
| 60 months (2021-09-26 to 2026-09-25) | 68 | $950,000 | $580,000 | $1,355,000 |
The 24-month window holds 22 sales at $940,000 and the 36-month window 33 at $950,000, so the latest 12 months sit close to the longer trend.
| Price band | Recorded sales, 12 months |
|---|---|
| Under $200,000 | 0 |
| $200,000 to $299,999 | 0 |
| $300,000 to $399,999 | 0 |
| $400,000 to $499,999 | 0 |
| $500,000 to $749,999 | 1 |
| $750,000 to $999,999 | 6 |
| $1,000,000 and up | 3 |
One market sale closed between $500,000 and $749,999, six between $750,000 and $999,999 and three at $1,000,000 or more.
| Calendar year | Recorded sales | Median | Low | High | Builder-direct (estimate) |
|---|---|---|---|---|---|
| 2019 | 9 | no median (under 10) | $437,500 | $850,000 | 0 |
| 2020 | 25 | $570,000 | $410,000 | $800,000 | 0 |
| 2021 | 34 | $700,000 | $535,000 | $1,050,000 | 0 |
| 2022 | 17 | $899,000 | $665,000 | $1,355,000 | 0 |
| 2023 | 16 | $1,046,250 | $750,000 | $1,250,000 | 0 |
| 2024 | 9 | no median (under 10) | $785,000 | $1,210,000 | 0 |
| 2025 | 14 | $927,500 | $580,000 | $1,200,000 | 0 |
| 2026 (to September 25) | 6 | no median (under 10) | $780,000 | $1,130,000 | 0 |
County calendar medians ran $570,000 in 2020, $700,000 in 2021, $899,000 in 2022 and $1,046,250 in 2023, then $950,000 in 2024 and $927,500 in 2025; 2026 through September 25 sits at $962,500 on six sales.
Our Southwest Florida MLS pull of July 22, 2026 showed 16 Bonita Lakes sales from July 1, 2025 to July 1, 2026 at a median of 37 days on market, an average of 51.1, and a median 94.6 percent of list price. The July 22, 2026 MLS pull showed 6 active listings and about 4.5 months of supply.
The highest recorded sale was a 3,128 square foot home at $1,130,000; the lowest market sale was $585,000.
In Bonita Lakes you can buy a smaller Toll Brothers home from about $585,000 or a larger home of 2,800 square feet and up from about $780,000 to $1,130,000, all single-family and built from 2012 to 2018, on Lee County's 12 months of recorded market sales to September 25, 2026.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026, sales of $300,000 and up; Southwest Florida MLS, Development BONITA LAKES, closed July 1, 2025 to July 1, 2026, pulled July 22, 2026; Bonita Lakes HOA seller's guide and Community-Wide Standards adopted October 8, 2025).
| Section (recorded name) | Sales, 12 months | Median (10+ sales only) | Low | High |
|---|---|---|---|---|
| Homes of 2,800 square feet and up | 6 | count and range only | $780,000 | $1,130,000 |
| Homes under 2,800 square feet | 4 | count and range only | $585,000 | $1,050,000 |
Neither size group cleared ten sales, so both medians are shown with their counts and ranges; size alone does not separate them, because lake position and condition move Bonita Lakes prices as much as square footage.
6 recorded sales in the 12 months to September 25, 2026, from $780,000 to $1,130,000. Under ten sales we print the count and range, not a median.
4 recorded sales in the 12 months to September 25, 2026, from $585,000 to $1,050,000. Under ten sales we print the count and range, not a median.
A Bonita Lakes buyer pays the association's quarterly dues, $1,685 a quarter or $6,740 a year on the July 2026 MLS record, and City of Bonita Springs and county taxes with no CDD line. The association's budget sits in its owner portal, so the estoppel confirms the current figure.
Data updated: October 2026 (Southwest Florida MLS record pulled July 22, 2026; Bonita Lakes HOA welcome and Realtors pages read October 17, 2026).
Cable, internet, irrigation water, lawn and land care, legal and accounting, management, exterior pest control, the recreation facilities, security, streetlights, street maintenance and trash, according to the MLS record's maintenance list.
Bonita Lakes has no CDD, so no bond assessment appears on the tax bill.
The buyer pays the $100 application fee; the MLS record lists a $3,000 transfer charge, which the estoppel confirms.
Homes are served by natural gas, which the association lists as a community feature; that is a utility bill, not an association charge.
For a Bonita Lakes buyer the clubhouse, pool and hot tub, fitness center and lighted tennis and bocce courts come with every home through the dues, with no golf membership to buy, and the seven lakes are for views and stormwater rather than swimming or fishing, in Bonita Springs.
Data updated: October 2026 (Bonita Lakes HOA welcome page and Community-Wide Standards).
Clubhouse, pool and hot tub, fitness center, tennis and bocce, all on one campus.
Seven lakes with fountains; the Community-Wide Standards prohibit swimming and fishing in them.
Guests and vendors show a driver's license during attendant hours, and deliveries run from 7 a.m. to 7 p.m. unless a homeowner authorizes otherwise.
There is no golf course, so a buyer weighs the home, the lake and the dues, not a membership.
A Bonita Lakes buyer should read the Community-Wide Standards adopted October 8, 2025 and the recorded Declaration before offering, because they set pet limits, vehicle and parking rules, roof and shutter standards and the architectural review that shapes every exterior change in Bonita Springs.
The Community-Wide Standards adopted October 8, 2025 limit residents to two dogs unless the Board grants an exception, require six-foot leashes outdoors and impose an automatic $50 fine for pet waste left behind.
Boats, RVs, trailers, golf carts and similar vehicles may be outside no more than 8 hours and never overnight unless fully garaged.
Only the builder's concrete tile types without ARC review; shutters and protective devices need an ARC application.
No swimming or fishing.
Leasing terms sit in the recorded Declaration, and the association's Notice of Intent to Sell or Lease must be filed before a lease; confirm the minimum term in the Declaration before planning to rent.
Bonita Lakes recorded 10 market sales at a $927,500 median in the latest 12 months, so being ready when the right home lists decides who buys it. Call Marc Comisar at (239) 287-5873, start your Bonita Lakes buyer consultation, or see how we represent buyers. Selling first? Get a free Bonita Lakes home valuation or call Jesse McGreevy direct at (239) 898-6072.
A Bonita Lakes buyer should receive the flood disclosure at or before contract, the property tax disclosure in the contract and, depending on the home, either the homeowners' association disclosure summary under section 720.401 or the condominium documents under section 718.503, which carry cancellation rights. Your closing agent confirms which apply to the parcel.
Data updated: October 2026 (Florida Statutes 720.401, 718.503, 689.302, 689.261, 553.79, 720.30851 and 718.116 read October 2026; Lee County Clerk recorded declarations; Florida Division of Corporations records).
This is general information, not legal advice. Your closing agent or real estate attorney confirms which duties apply to your parcel, and several of them carry a cancellation right for the buyer if they are missed, so we gather the documents before anyone signs.
Bonita Lakes is a homeowners' association community under chapter 720 with a single master association and no condominiums, so the section 720.401 disclosure summary applies to every sale.
For a lot or house in a community with a mandatory homeowners' association, the prospective buyer must be presented with the disclosure summary before executing the contract, and on a resale the parcel owner supplies it (section 720.401). The contract must carry a conspicuous clause making it voidable if the summary was not provided first, and the buyer may void by written notice within 3 days after receiving the summary or before closing, whichever occurs first. That right cannot be waived and ends at closing. Section 720.401 does not apply to associations governed by chapters 718, 719, 721 or 723.
The association's own seller's guide requires the Intent to Sell form before the listing enters the MLS, an association-approved sign, and a buyer application with a $100 fee that the board president must approve before the title company will close.
Section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract is signed. It asks whether the seller knows of flooding that damaged the property during ownership, whether a flood insurance claim was filed and whether the seller received federal flood-damage assistance. The duty does not depend on the FEMA zone. In Bonita Lakes the community maps FEMA Zone X outside the special flood hazard area on an inland ridge along Imperial Parkway, but the parcel's own map still governs.
The Florida Supreme Court held in Johnson v. Davis (1985) that a home seller must disclose known facts that materially affect the property's value and are not readily observable to the buyer. For a Bonita Lakes home that can include past water intrusion, a roof or window leak, an unapproved exterior change, an unpermitted enclosure or an open permit. When in doubt, disclose, and put it in writing.
Section 689.261 requires the contract to carry a property tax disclosure summary warning the buyer not to rely on the seller's current taxes, because a change of ownership or improvements can reset the assessment. A seller's homestead exemption and Save Our Homes cap end with the seller's ownership. Bonita Lakes has no community development district; a 2025 Bonita Lakes tax bill read for our Bonita Lakes guide carried no CDD line.
Section 553.79 bars a local building agency from penalizing an arm's-length buyer because a previous owner's permit was never closed, and lets an owner close a permit with a different licensed contractor. It does not stop a lender, title underwriter or buyer from requiring the permit to be closed before closing, so we check the City of Bonita Springs permit record before listing.
Section 720.30851 governs the homeowners' association estoppel certificate and section 718.116 the condominium certificate. The statutes set a $250 base fee, and the Department of Business and Professional Regulation's current adjusted caps are $299 for the certificate, $119 more for expedited delivery within 3 business days and $179 more if the account is delinquent; the association's actual fee can be lower. A Bonita Lakes sale needs the association's estoppel, ordered by the title company once the home is under contract, with the fee capped by statute at $299 for a current account.
A buyer choosing between Bonita Lakes and Hawthorne, two gated non-golf communities on Imperial Parkway in Bonita Springs, is choosing between larger Toll Brothers single-family homes built from 2012 to 2018, at a $927,500 median, and an older community with single-family and coach homes, where Lee County recorded 28 sales at $517,250.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Bonita Lakes HOA documents; Hawthorne Community Association 2024 adopted budget).
| What a buyer weighs | Bonita Lakes | Hawthorne |
|---|---|---|
| Location | Imperial Parkway between Coconut Road and East Terry Street, City of Bonita Springs | Imperial Parkway at Shangri-La Road, City of Bonita Springs |
| Home parcels in our county match | 267 single-family homes | 461 (305 single-family, 156 coach-home condominium) |
| Recorded sales, 12 months to September 25, 2026 | 10 at a $927,500 median, all resales | 28 at a $517,250 median, all resales |
| Median per square foot of county heated area | $324.61 | $255.42 |
| Builder and era | Toll Brothers, 2012 to 2018 | Centex and Lennar, 2006 to 2014 |
| Golf | None | None |
| Dues | $1,685 a quarter on the July 2026 MLS record | $4,022 a year common assessment in the 2024 budget, plus neighborhood or condominium dues |
| Buyer's one-time charges | $100 application; $3,000 transfer on the MLS record | $2,500 Resale Capital Assessment, $100 application, $50 per adult check |
| District on the tax bill | None | None |
| Flood | FEMA Zone X outside the special flood hazard area | Shaded Zone X at sampled points |
A home in Bonita Lakes fits a buyer whose priorities are a larger, newer single-family home on a lake. A home in Hawthorne fits a buyer whose priorities are a lower price and a coach-home or single-family choice. Each fits a different list of priorities.
The full carry, the buyer charges, the construction era and the lake position.
A Bonita Lakes buyer should read the parcel's flood map and the home's wind mitigation form: the community maps Zone X outside the special flood hazard area, so wind, not flood, drives the insurance cost, and a 2012 to 2018 Toll Brothers home's openings and roof decide its wind credits in Bonita Springs.
Data updated: October 2026 (FEMA flood maps and City of Bonita Springs flood information as read for our Bonita Lakes guide; Lee County evacuation zones; National Hurricane Center Ian report; Citizens flood page).
Zone X outside the special flood hazard area, on the maps effective November 17, 2022, according to our Bonita Lakes guide; confirm the parcel on FEMA's Map Service Center.
Check the address on Lee County's Know Your Zone map.
The City of Bonita Springs holds Community Rating System Class 5, a 25 percent discount on NFIP premiums.
Hurricane Ian made landfall as a category 4 storm at Cayo Costa on September 28, 2022, with coastal inundation of 8 to 12 feet, according to the National Hurricane Center; Bonita Lakes sits inland on Imperial Parkway. We describe your home's record through the flood disclosure.
We print no premiums. We point to the wind mitigation form, the roof and the shutters, which need ARC approval under the Community-Wide Standards.
A Bonita Lakes inspection should cover the roof, the air conditioning, the water heater, the windows and doors, plumbing and electrical, and the wind mitigation features, and for a condominium the building's own reports. Homes here were built from 2012 to 2018, so the age of each system, not just the house, decides what a buyer negotiates in Bonita Springs.
A licensed home inspector checks structure, roof, systems and visible defects. On a Bonita Lakes home built from 2012 to 2018, ask for the age of the roof covering, the air handler and condenser and the water heater in writing, because those are the items a buyer most often renegotiates. A Bonita Lakes home's concrete tile roof, impact glass and gas systems are the items to document.
Insurers ask for the state's uniform mitigation form OIR-B1-1802 to credit roof shape, roof-deck attachment, roof-to-wall connections and opening protection under section 627.711, and many ask for a four-point inspection of roof, electrical, plumbing and heating and cooling on older homes. A current form from the seller saves time; a new one is inexpensive.
Ask the seller for permits and association approval letters for any addition, lanai enclosure, window replacement or exterior change, and check the City of Bonita Springs permit record. Section 553.79 protects a buyer from penalties for a prior owner's open permit, but a lender or title underwriter may still require it closed.
Ask the association for the budget, reserves, master insurance policy, any special assessment and, for buildings of three or more habitable stories, the milestone inspection and structural integrity reserve study records. A lender will ask the same questions.
The Florida Realtors and Florida Bar AS IS contract gives the buyer an inspection period to inspect and cancel. Schedule inspectors the day the contract is signed, read the association documents in the same window, and decide with the whole file in hand.
In Lee County the seller customarily pays the owner's title policy and the deed stamps, so a Bonita Lakes buyer's closing costs are mainly lender charges, the lender's title policy, the mortgage taxes, recording, prepaid insurance and escrow, plus any association capital or transfer charges the documents assign to the buyer. The contract controls every line in Bonita Springs.
Data updated: October 2026 (Florida Statutes 201.08 and 199.133 as summarized by the Florida Department of Revenue; Lee County Clerk recording fees; Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026, sales of $300,000 and up; Southwest Florida MLS, Development BONITA LAKES, closed July 1, 2025 to July 1, 2026, pulled July 22, 2026; Bonita Lakes HOA seller's guide and Community-Wide Standards adopted October 8, 2025).
| Item (80 percent loan) | Smaller-plan median ($842,500) | Community median ($927,500) | Larger-plan median ($950,000) |
|---|---|---|---|
| Loan amount | $674,000 | $742,000 | $760,000 |
| Documentary stamp tax on the note at $0.35 per $100 | $2,359.00 | $2,597.00 | $2,660.00 |
| Nonrecurring intangible tax at 0.2 percent | $1,348.00 | $1,484.00 | $1,520.00 |
| Subtotal of the two loan taxes | $3,707.00 | $4,081.00 | $4,180.00 |
These are statutory amounts on an 80 percent loan, computed on the recorded medians as illustrations. A cash buyer pays neither.
In Lee County the seller customarily selects the closing agent and pays for the owner's title policy, and the buyer pays for the lender's policy when there is a loan. That is custom, not law, and the contract controls.
The buyer pays the association's $100 application fee for the background check and processing, and the July 2026 MLS record lists a $3,000 transfer charge; the board president signs the approval before the title company closes, under the association's seller's guide.
The buyer pays to record the deed and mortgage at the Lee County Clerk's published fees, prepays the first year of homeowner's insurance and funds the lender's escrow for taxes and insurance. Your lender's written Loan Estimate lists every one, and the Consumer Financial Protection Bureau explains how to read it.
We give you an estimated cash-to-close sheet before you write an offer, built from the lender's Loan Estimate, the title company's quote and the association documents, so the number you plan on is the number you wire.
After you buy in Bonita Lakes, your property tax resets to the Lee County Property Appraiser's assessment as of the next January 1, because the seller's homestead exemption and Save Our Homes cap end with the sale. A full-time buyer files for homestead with the Property Appraiser, and the bill arrives each November in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser final 2026 millage book; Florida Statutes 193.155 and 689.261; Florida Senate CS/HJR 1-F).
Bonita Lakes is inside the City of Bonita Springs with no CDD, so a Bonita Lakes bill carries city, county, school and regional millage. A buyer's bill resets after the sale; the title company prorates on the actual figures.
A buyer who makes the home a permanent residence by January 1 can apply for the homestead exemption with the Lee County Property Appraiser, and Save Our Homes then caps annual increases in the assessed value of a homestead under section 193.155. A second-home buyer pays on the non-homestead basis.
A buyer leaving another Florida homestead can port up to $500,000 of the Save Our Homes difference to the new home if it is established within three years of January 1 of the year the old homestead was given up, filed with the Property Appraiser.
Florida voters approved Amendment 3 on November 3, 2026, with 61.99 percent yes on the Division of Elections’ unofficial count (60 percent was needed; Florida Election Watch, Amendments). From January 1, 2027 it raises the homestead exemption for non-school taxes to $150,000 in 2027 and $250,000 in 2028, cuts the annual cap on non-homestead assessment increases from 10 percent to 5 percent, and gives a buyer who was not a Florida resident on December 31, 2026 the larger exemption only from the fifth year of the exemption (the Florida Senate record, CS/HJR 1-F, and the ballot text). We state no dollar effect for a home here yet, because 2027 bills are the first the county works under the new rules.
Since August 17, 2024, a Bonita Lakes buyer signs a written agreement with their own agent before touring, the agreement states the compensation in a specific amount or rate, and offers of compensation can no longer be advertised on the MLS. A seller can still agree to pay some or all of it in the contract, as in the rest of Bonita Springs.
Data updated: October 2026 (NAR settlement terms effective August 17, 2024; Florida Realtors Exclusive Buyer Brokerage Agreement).
The agreement names the agent, the term, the compensation and whether it is exclusive. Compensation is negotiable and must be specific and objectively ascertainable. We explain ours in plain terms before your first showing.
Some sellers offer to pay buyer-broker compensation or a concession toward closing costs, and some do not. We ask in every negotiation and put any agreement in the contract, so you know before you sign what you owe and what the seller covers.
The National Association of REALTORS publishes plain-language explanations of the settlement and of written buyer agreements, and both are linked in our sources.
To finance a Bonita Lakes home in 2026, get a written pre-approval before you tour, compare at least two lenders' Loan Estimates on the same day, and, for a condominium, confirm the project meets the lender's rules before you sign. Mortgage rates change daily, so this Bonita Springs guide quotes none.
Data updated: October 2026 (Freddie Mac Primary Mortgage Market Survey; Fannie Mae Selling Guide B4-2.1-03 and condo project status finder; Consumer Financial Protection Bureau).
Mortgage rates change daily and depend on your file, so this page quotes none. Freddie Mac publishes the weekly Primary Mortgage Market Survey for context, and your lender's written Loan Estimate is the document to compare. Get at least two, on the same day, with the same assumptions.
A written pre-approval from a lender who has reviewed your income, assets and credit tells a seller your offer is real, and in a competitive moment it is the difference between a counter and a pass.
A cash buyer pays no mortgage taxes and closes faster, and some sellers weigh that heavily. A cash buyer should still order an appraisal or a comparative market analysis, an inspection and a title search.
A lender reviews the condominium project as well as the borrower: the budget, reserves, insurance, litigation and any deferred structural repairs. Fannie Mae publishes its ineligible-project rules (Selling Guide B4-2.1-03) and a condo project status finder. We ask the association the lender's questions before you write an offer.
Daily life in Bonita Lakes centers on the clubhouse, pool, fitness center and courts around seven lakes, with Coconut Point and Lee Health's Coconut Point campus about ten minutes north and I-75 a few minutes south. Bonita Lakes is gated on Imperial Parkway in the City of Bonita Springs.
Data updated: October 2026 (Drive-time estimates as tabled on our Bonita Lakes guide; School District of Lee County 2026 to 2027 zones).
I-75 Exit 116 about eight minutes south (4.5 road miles), Coconut Point and Lee Health Coconut Point about eight to nine minutes north, and Southwest Florida International Airport about 11 miles in a straight line (16.5 road miles, about 26 minutes), according to the association and our Bonita Lakes guide.
Bonita Springs High School sits on the same Imperial Parkway corridor, within the district's two-mile proximity preference for at least part of Bonita Lakes, according to our Bonita Lakes guide. Families rank schools and a lottery assigns seats.
Lee Health Coconut Point's emergency department about eight minutes north; Gulf Coast Medical Center about 25 to 30 minutes.
Bonita Beach Park and Barefoot Beach Preserve a short drive west.
Near Bonita Lakes, East Terry Street at the community's north edge is under construction for stormwater, utilities and a multi-use path, the I-75 widening is set to start in late fall 2026, and Bonita Springs voters approved the rail-trail bonds in August 2026, so construction traffic is the near-term trade-off a buyer weighs.
Data updated: October 2026 (City of Bonita Springs East Terry Street notices; WGCU September 20, 2026; News-Press August 18, 2026).
The City approved a contract with Quality Enterprises USA, Inc. on April 15, 2026, and shifted traffic to the south side from Imperial Parkway to I-75 on October 6, 2026.
FDOT's express-lane project from Golden Gate Parkway to Alico Road is set to begin construction in late fall 2026, according to WGCU.
Voters approved the Bonita Estero Rail Trail bonds on August 18, 2026 with 68.23 percent in favor, according to the News-Press.
The City of Bonita Springs Projects of Interest page and FDOT District One.
We find the right Bonita Lakes home by matching your budget and priorities to the section that fits, setting alerts the day a listing appears, reading the documents and recorded sales before the tour, and using our network for homes that are coming to market before they appear online in Bonita Springs.
In Bonita Lakes the section decides the price, the carry and the rules. We match you to the right section first, then watch every listing in it. In Bonita Lakes that means alerts on every new listing, because ten to sixteen homes sell a year.
Some owners call us before they list. When a home that fits your search is coming, we tell you, and you see it first. We never promise an off-market home; we promise to ask.
Before you tour, we pull the recorded sales for the section, the association budget and rules, the flood position and the listing history, so the tour is about the house rather than the paperwork.
We negotiate for a Bonita Lakes buyer with the recorded sales for the section, the active competition, the inspection findings and the association file in hand, and we put every term in writing: price, credits, the inspection period, financing, the closing date and who pays which association charge in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
We build your offer from the recorded sales of comparable homes in the same section, not from the asking price, and we tell you where the list price sits against them.
When the inspection finds a real defect, we ask for a repair or a credit priced from a contractor's estimate, and we tell you when an item is ordinary wear that a seller will not cover.
The AS IS contract carries financing and appraisal provisions that protect your deposit if the loan or the value falls through. We set the dates so they protect you without weakening the offer.
Capital contributions, resale fees, estoppel fees and prorations are allocated in the contract. We read the association documents and write the allocation in, so there is no surprise on the settlement statement.
Bonita Lakes suits a buyer whose priorities are a larger Toll Brothers single-family home on a lake, in a gated community with no golf cost and no CDD, and suits less well a buyer who wants many choices at once, golf or boating. The lists below come from the records on this Bonita Springs page.
The cons, stated plainly:
The pros, equally documented:
If you need to sell a home before or while you buy in Bonita Lakes, start with a value on the home you own: our free home valuation and guide to selling a Bonita Lakes home apply anywhere in Southwest Florida, and Jesse McGreevy at (239) 898-6072 can sequence the two closings so you are never carrying both longer than you planned in Bonita Springs.
As Top 1% Real Estate Agents Nationally Since 2008 we sequence sales and purchases every season. A sale-contingent offer is weaker in a competitive moment and stronger when inventory is ample. We read which moment it is in Bonita Lakes from the MLS and the county record and advise accordingly.
If your current home is elsewhere in the city, our guide to selling a home in Bonita Springs covers the city-wide picture.
Custom Bonita Lakes listing alerts send you every new listing that matches your section, size, price and view the day it reaches the market, so you see the right home before the weekend crowd. Create a free account through the property search on our site, or ask Marc Comisar at (239) 287-5873 to set the search for you in Bonita Springs.
The section or collection, the price band, the bedroom count, the view and, for a golf or club community, the membership type. A search that is too broad sends noise; one that is too narrow misses the home.
To see the current listings in Bonita Lakes, browse the homes for sale on our team's sister site at DomainRealtyGroup.com.
A Bonita Lakes buyer consultation is a free, no-obligation conversation with Marc Comisar or Jesse McGreevy about your budget, timing, the section that fits and the documents to read before you write an offer. Use the consultation form on this page or call Marc at (239) 287-5873, and we will prepare the recorded sales for your target section in Bonita Springs.
The recorded sales for your target section, the current listings, the full annual carry, the flood position and a draft cash-to-close estimate, so your first tour is already an informed one.
Call Marc Comisar at (239) 287-5873, or Jesse McGreevy direct at (239) 898-6072, or use the Bonita Lakes buyer consultation form. You are working with Top 1% Real Estate Agents Nationally Since 2008. See also how we represent buyers.
McGreevy and Comisar are a top-reviewed Southwest Florida buyer's agent team, with the Gulfshore Life Five Star award for customer satisfaction for 21 straight years. The reviews below are quoted exactly as clients wrote them, each labelled with the site where it was posted.
★★★★★ "Jesse has been terrific in helping us find a new home. We were very impressed with his knowledge, professionalism, responsiveness and honesty. His client's best interest is definitely a priority for him." Verified Zillow review
★★★★★ "Marc was terrific to work with. His knowledge of the area, community and builder were excellent. He and his staff were well organized and made the process easy. I highly recommend Marc and his team." Verified Zillow review
★★★★★ "Marc is very professional, attentive, and, patient; providing quick, courteous feedback. He is straight forward, telling you like it is and he's on top of the local market. Marc made my home shopping process a very positive experience. He is a wonderful realtor!!" Verified Zillow review
When you buy with Top 1% Real Estate Agents Nationally Since 2008, the partners who tour with you are the partners at your closing. Call Marc Comisar at (239) 287-5873 to start.
Several Bonita Lakes figures are not published in a document we could read, and we say so rather than estimate them. Each item names the record that holds the answer, which we obtain for any home you write an offer on in Bonita Springs.
These are the questions Bonita Lakes buyers ask us most, answered from Lee County's recorded sales, the association's own documents and Florida law. For anything specific to a home, call Marc Comisar at (239) 287-5873.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development BONITA LAKES, closed July 1, 2025 to July 1, 2026, pulled July 22, 2026; Bonita Lakes HOA documents read October 17, 2026; Florida Statutes read October 2026).
Lee County recorded 10 sales from September 26, 2025 to September 25, 2026 at a median of $927,500. Homes of 2,800 square feet and up recorded 6 sales at a $950,000 median and homes under 2,800 square feet 4 at $842,500, so read the size and lake position first.
Set your budget with a lender, read the association documents and carry for your target section, tour with your own agent under a written buyer agreement, offer from the recorded comparables and use the inspection and document review periods fully. Call Marc Comisar at (239) 287-5873 to start.
The best buyer's agent reads the recorded sales, the association documents and the flood file before you write an offer, and negotiates with evidence. McGreevy and Comisar lead Domain Realty Group, the #5 real estate team in Florida and the #1 real estate team in Bonita Springs in the 2026 RealTrends rankings.
Our Southwest Florida MLS pull of July 22, 2026 showed 16 Bonita Lakes sales from July 1, 2025 to July 1, 2026 at a median of 37 days on market, an average of 51.1, and a median 94.6 percent of list price.
The July 22, 2026 MLS pull showed an average 94.4 percent and a median 94.6 percent of list price.
The July 22, 2026 MLS pull showed 6 active listings and about 4.5 months of supply.
With a loan, the buyer pays the documentary stamp tax on the note at $0.35 per $100 and the nonrecurring intangible tax at 0.2 percent, lender charges, the lender's title policy, recording, prepaid insurance and escrow, plus any association charges the documents assign to the buyer. On an 80 percent loan at the $927,500 median that is $4,081.00 in the two mortgage taxes.
Outside a special flood hazard area a lender will generally not require flood insurance, but Citizens wind policies will need flood coverage from January 1, 2027, and the City's Class 5 rating gives a 25 percent NFIP discount.
Yes, if it is your permanent residence by January 1. You apply with the Lee County Property Appraiser, and the exemption and Save Our Homes cap then apply to your own assessment, not the seller's.
Yes. Since August 17, 2024, a buyer signs a written agreement with their own agent before touring, stating the compensation in a specific amount or rate, which is negotiable. We explain ours before your first showing.
Usually, but the lender reviews the condominium project as well as you: its budget, reserves, insurance and any deferred structural work. Fannie Mae publishes its project rules and a status finder, and we ask the association the lender's questions before you write an offer.
No. Bonita Lakes is not age-restricted, according to our Bonita Lakes guide.
Leasing terms sit in the recorded Declaration, and the association's Notice of Intent to Sell or Lease must be filed before a lease; confirm the minimum term in the Declaration before planning to rent.
The Community-Wide Standards adopted October 8, 2025 limit residents to two dogs unless the Board grants an exception, require six-foot leashes outdoors and impose an automatic $50 fine for pet waste left behind.
Lee County recorded 10 Bonita Lakes sales from September 26, 2025 to September 25, 2026 at a median of $927,500, from $585,000 to $1,130,000, or $324.61 per square foot of county heated area. Homes of 2,800 square feet and up recorded 6 sales at a $950,000 median and homes under 2,800 square feet 4 at $842,500, so read the size and lake position first.
The county roll ties 267 improved home parcels to Bonita Lakes, all single-family homes built from 2012 to 2018 on Bonita Lakes Phases 1 to 4; the platted total of 291 parcels includes the community's lake, road and clubhouse tracts.
Two layers: the association's quarterly dues, $1,685 a quarter on the July 2026 MLS record, covering cable, internet, irrigation water, lawn care, security, streets and the amenities, and city and county taxes with no CDD line.
No. Bonita Lakes has no community development district; a 2025 tax bill read for our Bonita Lakes guide carried no CDD line.
Bonita Lakes maps FEMA Zone X, outside the special flood hazard area, on an inland ridge along Imperial Parkway, according to our Bonita Lakes guide; read the parcel's own map and check the evacuation zone on Lee County's Know Your Zone map.
In Lee County the seller customarily selects the closing agent and pays for the owner's title policy, at the premium the state sets by rule, and a financed buyer pays for the lender's policy. That is custom, not law, and the contract controls.
Leasing terms sit in the recorded Declaration, and the association's Notice of Intent to Sell or Lease must be filed before a lease; confirm the minimum term in the Declaration before planning to rent.
Bonita Springs High School sits on the same Imperial Parkway corridor, within the district's two-mile proximity preference for at least part of Bonita Lakes, according to our Bonita Lakes guide. Families rank schools and a lottery assigns seats.
Bonita Lakes is in the City of Bonita Springs, so the bill carries city, county and school millage with no CDD line.
A Bonita Lakes seller supplies the section 720.401 summary before the contract and the section 689.302 flood disclosure; there are no condominium units.
No; the amenities are the clubhouse, pool, fitness center and courts.
The $100 application fee, the transfer charge the estoppel confirms, and your lender and title charges.
The board president signs after the application and background check; start it the day you sign.
No; the Community-Wide Standards prohibit swimming and fishing.
Yes, according to the association.
Toll Brothers, which offered its final homes in 2017, according to our Bonita Lakes guide.
Every document behind the rules and figures in this Bonita Lakes guide is public. These are the ones a buyer actually uses, each linked to the issuing authority's own copy, so you read the current version.
| Document | Publisher | Why it matters | Link |
|---|---|---|---|
| Guide to Selling and Open House Agreement | Bonita Lakes Homeowners Association | Seller filing, approved sign, open houses, estoppel and buyer approval | Open the seller's guide |
| Notice of Intent to Sell or Lease | Bonita Lakes Homeowners Association | The form due before the listing enters the MLS | Open the form |
| Community-Wide Standards, adopted October 8, 2025 | Bonita Lakes Homeowners Association | Pets, vehicles, roofs, shutters, pools and the gate | Open the standards |
| Declaration of Covenants, Conditions and Restrictions | Bonita Lakes Homeowners Association | The recorded declaration | Open the declaration |
| Amended Bylaws, effective April 19, 2022 | Bonita Lakes Homeowners Association | Board and meeting rules | Open the bylaws |
| East Terry Street construction notice | City of Bonita Springs | The lane shift on the road at the community's north edge | Open the notice |
| Section 720.401, homeowners' association disclosure summary | Florida Legislature | What a house or lot buyer must receive before signing | Open section 720.401 |
| Section 718.503, condominium resale disclosure | Florida Legislature | The condominium documents and the seven-day right | Open section 718.503 |
| Section 689.302, flood disclosure | Florida Legislature | The seller's flood form | Open section 689.302 |
| Section 193.155, homestead assessments | Florida Senate | Save Our Homes and the reset after a purchase | Open section 193.155 |
| Apply for homestead exemption | Lee County Property Appraiser | The filing a full-time buyer makes | Open the homestead page |
| Nonrecurring intangible tax | Florida Department of Revenue | The mortgage tax a financed buyer pays | Open the DOR page |
| FEMA Flood Map Service Center | Federal Emergency Management Agency | The flood zone for a single address | Open the map center |
| Flood insurance requirement | Citizens Property Insurance | The January 1, 2027 flood coverage rule | Open the Citizens page |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | The wind mitigation form behind insurance credits | Open the form |
| Condo project status finder | Fannie Mae | Whether a condominium project is financeable | Open the finder |
| Written Buyer Agreements 101 | National Association of REALTORS | The buyer agreement you sign before touring | Open the NAR page |
| 2025-26 School Grades | Florida Department of Education | The state's letter grades for assigned schools | Open the grades file |
Every figure on this page traces to one of the sources below. County sales figures are our analysis of the Lee County Property Appraiser roll and sale file; association, club and district statements are attributed to the body that published them.
Bonita Lakes association, county and civic records
City, county, school and civic records
Florida statutes, rules and federal references
Our own published guides and records
McGreevy and Comisar are the Bonita Springs team Bonita Lakes buyers call when they want the records read before they sign. Jesse McGreevy and Marc Comisar personally handle every purchase from the first showing to the closing table, with over 45 years of combined direct experience, and they have been Top 1% Real Estate Agents Nationally Since 2008.
For this buyer guide we tracked every recorded sale in Bonita Lakes over the latest 12 months and read the MLS pull, the association's seller's guide and its Community-Wide Standards, so a buyer sees the record before the tour.
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or read more about McGreevy and Comisar. Selling a home before you buy here? See how to sell your Bonita Lakes home or call Jesse at (239) 898-6072.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Ready to look? Call Marc Comisar at (239) 287-5873, or Jesse McGreevy direct at (239) 898-6072, or start your Bonita Lakes buyer consultation. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated October 2026. This buyer guide is general information about buying a home in Bonita Lakes, not an appraisal and not legal, tax, lending or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.