Resale prices by neighborhood, the city and Estero line, flood, condo reserves and taxes, from the team that has sold Southwest Florida since 2012.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Prices from the Lee County Property Appraiser recorded-sale file, pulled 26 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 home in Bonita Springs, Florida: what homes actually sell for, what they cost to own, which neighborhood fits which buyer, and how the purchase works in Florida in 2026.
Bonita Springs is a city of 57,634 people in southern Lee County, between Estero and North Naples, with a median age of 62 and a population that nearly doubles in winter. In the twelve months to August 2026, buyers paid a $660,000 median for 953 resold houses inside the city and a $400,000 median for 692 resold condominiums, according to the Lee County deed record, with prices ranging from co-op homes on the Imperial River near $136,000 to Gulf-front estates on Bonita Beach above $4 million.
Those numbers are the start, not the answer. A Bonita Springs purchase is decided as much by the flood zone, the roof, the association and the tax bill that resets after you buy as by the price, and this guide covers each of them before you write an offer.
To buy a home in Bonita Springs in 2026, get pre-approved or confirm your cash, sign a written buyer agreement with your agent before touring, choose a neighborhood by budget, flood zone and association costs, check insurance quotes before you offer, and use Florida’s inspection period to verify the roof, flood history and condo reserves.
The order matters here more than in most places. A buyer who falls in love with a home before getting an insurance quote, or before reading a condominium’s reserve study, can lose the inspection period to surprises that were knowable on day one. We build the insurance, flood and association picture for a short list of homes before you tour, so the house you choose is one you can insure, finance and afford to carry.
This guide covers why buyers work with us, what the market looks like for buyers now, where to buy by budget and lifestyle, city versus Estero versus county addresses, flood and insurance, condominium due diligence, taxes and closing costs, how the NAR settlement changed buyer representation, schools, healthcare, beaches and commutes, Bonita Springs compared with Estero, Naples and Fort Myers, honest pros and cons, and more than forty answers to the questions buyers ask us about Bonita Springs.
These are the ten facts a Bonita Springs buyer should know in September 2026, each drawn from the Lee County deed and tax record or a state, federal or city source.
Buying in Bonita Springs: How Do I Buy a Home in Bonita Springs, FL in 2026? · Why Work With McGreevy and Comisar as Your Bonita Springs Buyer’s Agent?
The Market and Where to Buy: What Is the Bonita Springs Market Like for Buyers Right Now? · Where Should I Buy in Bonita Springs?
Jurisdiction, Flood, Condos and Taxes: Is the Home I Want in the City of Bonita Springs, the Village of Estero or Unincorporated Lee County? · What Should Bonita Springs Buyers Know About Flood Zones, Storms and Insurance? · What Should I Check Before Buying a Bonita Springs Condo? · What Will My Property Taxes Be After I Buy in Bonita Springs?
Closing Costs and Representation: What Are the Closing Costs to Buy a Home in Bonita Springs? · How Does Buyer Representation Work in Florida After the NAR Settlement?
Schools, Living and Comparisons: Which Schools Serve Bonita Springs? · What Is It Like to Live in Bonita Springs? · How Does Bonita Springs Compare With Estero, Naples and Fort Myers? · What Are the Pros and Cons of Living in Bonita Springs?
Searching and Seasonal Buyers: How Do I See Current Bonita Springs Homes for Sale? · Buying a Winter Home in Bonita Springs: What Seasonal Buyers Should Know
Answers and Local Expertise: What Bonita Springs Buyers Say About Working With Us · Frequently Asked Questions, Bonita Springs Buyer Edition · Why Does a Bonita Springs Specialist Matter When You Buy? · Ready to Buy in Bonita Springs? 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-based team, Top 1% nationally since 2008 and the #1 team in Southwest Florida since 2012, who represent buyers with the same county-record data we use to price listings. We show you what homes in your target neighborhood have actually sold for, what they cost to insure and carry, and where the negotiating room is.
If you’re searching for the best buyer’s agent in Bonita Springs, Florida, McGreevy and Comisar represent homebuyers across Bonita Springs, Estero, Naples, Fort Myers and Lee and Collier Counties, whether you are relocating, buying a winter home, investing, buying your first home or moving up to the water in Bonita Bay, Pelican Landing or Bonita Beach. 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 here, 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, which means our buyers hear how Bonita Springs sellers think about price, timing and repairs from the people who advise sellers every week. In the last 12 months we tracked 2,085 qualified sales inside the city limits, deed by deed, and we use that record to tell you when a list price is ahead of the market and when it is fair.
For every home on your short list we check the flood zone and any elevation certificate on file, the roof age and permit history, the association’s fees and rules, any community development district on the tax bill, and for condos the reserve study and milestone inspection status. You tour fewer homes and make an offer with fewer surprises.
We will not push you toward a bigger budget than you asked for, and we will not tell you a home is outside a flood zone, reserve-funded or recently re-roofed unless a document says so. 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.
The Bonita Springs market in 2026 favors prepared buyers. Resale prices inside the city eased slightly, with houses at a $660,000 median and condos at $400,000, while the number of resales rose about 14 percent. More homes are selling at slightly lower prices, which gives buyers negotiating room on listings priced above their subdivision’s recent sales.
Data updated: September 2026 (Lee County Property Appraiser tax roll and sale fields, roll dated September 1, 2026, qualified improved resales inside the City of Bonita Springs, September 2025 through August 2026, retrieved 26 Sep 2026).
What buyers paid, City of Bonita Springs resales | Sep 2025 to Aug 2026 | Prior 12 months | Change |
|---|---|---|---|
Houses: resales / median | 953 / $660,000 | 862 / $668,000 | -1.2% median |
Houses: median $ per heated sq ft | $332 | $343 | -3.2% |
Condos: resales / median | 692 / $400,000 | 573 / $410,000 | -2.4% median |
Condos: median $ per heated sq ft | $283 | $297 | -4.7% |
Manufactured homes: resales / median | 89 / $172,000 | 82 / $165,000 | +4.2% median |
34134 houses / condos median | $1,050,000 / $560,000 | $1,075,000 / $585,000 | -2.3% / -4.3% |
34135 houses / condos median | $590,000 / $332,750 | $610,000 / $368,500 | -3.3% / -9.7% |
Price band, city resales Sep 2025 to Aug 2026 | Houses | Condos |
|---|---|---|
Under $300,000 | 36 | 184 |
$300,000 to $399,999 | 99 | 165 |
$400,000 to $499,999 | 150 | 103 |
$500,000 to $749,999 | 297 | 132 |
$750,000 to $999,999 | 174 | 29 |
$1,000,000 to $1,499,999 | 112 | 35 |
$1,500,000 to $1,999,999 | 41 | 16 |
$2,000,000 and over | 44 | 28 |
Under $400,000, a Bonita Springs buyer is mostly shopping condos in golf and lake communities, manufactured and co-op homes near the Imperial River, and a smaller number of older houses east of U.S. 41. Between $500,000 and $750,000 is the heart of the single-family market, including VillageWalk, Seasons at Bonita, Hawthorne and the Bonita Beach Road Estates plats. Above $1 million, buyers are choosing among Bonita National, Pelican Landing, Bonita Bay, Spanish Wells’ Cordova, Imperial Shores and the high-rises on the bay.
Over the last three years, March, April and May produced 36.5 percent of city resale closings, and July through November produced the fewest, with August the quietest at 5.2 percent. Sellers who did not sell in spring are more flexible in late summer and fall, and inventory is highest before the seasonal residents return. Buyers who can tour in September through December usually negotiate more than buyers competing in February and March.
For the Cape Coral-Fort Myers metro, Florida Realtors reported an August 2026 single-family median of $380,000, up 2.7 percent, and a condo median of $269,000, down 2.2 percent; statewide, 26.9 percent of single-family sales and 51.0 percent of condo sales were cash. Bonita Springs sits well above the metro median because of its coast, its gated golf communities and its location next to Naples.
The county roll shows where the current owners of recently resold homes send their tax bills. For the 1,811 resales inside the city in the last twelve months, 58 percent now mail to a Florida address, and the leading out-of-state addresses are Ohio, Illinois, Michigan, New York, Indiana, Pennsylvania, Minnesota and Massachusetts. Roughly a third of those homes carry a homestead exemption on the current roll, so a large share of Bonita buyers are seasonal owners.
The Southwest Florida MLS records 1,932 closed residential sales with a Bonita Springs city address in the twelve months to September 26, 2026, at a median of $560,000 and $310 per square foot. The median closed sale took 71 days on market and sold for 95.5 percent of its final list price; 15.4 percent sold at or above list. On September 26, 2026, 719 homes were active at a median list price of $618,888, which is about 4.5 months of supply at the current pace of sales.
Data updated: September 2026 (Southwest Florida MLS Matrix, residential listings with a Bonita Springs city address, closed 26 Sep 2025 to 26 Sep 2026 and active on 26 Sep 2026, including 68 sold-data-entry records, pulled 26 Sep 2026).
Price band, last 12 months | MLS closings | Active listings | Median days on market | Sale-to-list | Months of supply |
|---|---|---|---|---|---|
Under $400,000 | 548 | 198 | 84 | 94.8% | 4.3 |
$400,000 to $699,999 | 685 | 216 | 66 | 96.0% | 3.8 |
$700,000 to $999,999 | 305 | 108 | 50 | 96.3% | 4.2 |
$1 million to $1.99 million | 239 | 94 | 67 | 94.2% | 4.7 |
$2 million and up | 155 | 103 | 98.5 | 96.3% | 8.0 |
All Bonita Springs | 1,932 | 719 | 71 | 95.5% | 4.5 |
Source: Southwest Florida MLS Matrix, pulled 26 September 2026. The MLS city field follows the mailing address, so it includes some homes inside the Village of Estero with a Bonita Springs address; the county figures elsewhere on this page follow the city limits.
The middle of the market is the tightest: homes from $400,000 to about $1 million carry under four and a half months of supply and sell fastest, while the $2 million and up band carries eight months and takes longest. A seller above $2 million should expect a longer run and a sharper price; a buyer under $400,000 has the most negotiating room on price, at about 95 cents on the list dollar.
The Southwest Florida MLS records McGreevy and Comisar on 54 closed Bonita Springs sales since 2016, $34.7 million in all, 42 of them on the listing side and 15 on the buyer side (three on both). In the last 12 months we closed seven Bonita Springs sales worth $14.85 million. Our recorded closings run across Bonita Bay, Bonita National, Cedar Creek, Pelican Landing, VillageWalk, Worthington, Spanish Wells, San Remo, Bonita Lakes and Bonita Springs Golf and Country Club.
Choose a Bonita Springs neighborhood by budget first, then by lifestyle: beach and bay living in 34134, gated golf and lake communities along U.S. 41 and east of Interstate 75, 55+ communities, and the older neighborhoods and co-ops around downtown and the Imperial River. Each carries a different price level, flood profile and association cost.
Data updated: September 2026 (Lee County Property Appraiser, roll dated September 1, 2026, city resales, September 2025 through August 2026; retrieved 26 Sep 2026).
If you want | Look at | Resale median, last 12 months | Notes |
|---|---|---|---|
Gulf-front or bay-front high-rise living | Bonita Bay towers (Seaglass, Tavira, Azure, Esperia), The Colony (Altaira, Cielo, Terzetto, Palermo) | about $900,000 to $2,250,000 | Club and association costs; view drives price |
Beach house on the Gulf | Bonita Beach (Hickory Boulevard), Little Hickory Island | $4,625,000 | High-risk flood zones; elevation certificate essential |
Canal and river homes with boat access | Bonita Farms, Imperial Shores, Estero Bay Shores | $700,000 to $1,387,500 | Check bridge clearances and seawall condition |
Established gated golf, single-family | Bonita Bay, Pelican Landing, Spanish Wells, Highland Woods | $695,000 to $1,657,500 | Club membership rules differ by community |
Newer gated communities east of I-75 | Bonita National, VillageWalk, Seasons at Bonita, Hawthorne, Paloma | $482,500 to $989,000 | Check for a community development district |
Lower-maintenance villas and condos | San Remo at Palmira, Paloma Grande, Sandpiper and Bay Pointe at Bonita Bay, St. Andrews Verandas | $329,000 to $415,000 | Read the reserve study and budget |
Older neighborhoods near downtown and the Imperial River | Heitmans, Park Place, Spanish Gardens, Sun Village Estates | $338,500 to $427,500 | Close to Riverside Park and Old 41; check flood history |
55+ and co-op living | Valencia Bonita, Imperial Bonita Estates, Bonita St. James Village | from $136,000 (co-ops) | Age and approval rules apply |
For deeper guides, see our pages on Bonita Bay, Pelican Landing, Spanish Wells, Highland Woods, Bonita National, VillageWalk of Bonita Springs, Seasons at Bonita, Hawthorne, Palmira, Valencia Bonita, Pine Haven, Bonita Fairways and Bonita Beach. For the 55+ choice specifically, our guide to retirement communities in Bonita Springs compares them.
Bonita Springs golf communities handle membership three ways. Some bundle golf into every home, so every owner pays club dues; some offer optional membership; and some sell equity memberships separately from the home. The annual cost difference can be larger than the price difference between two homes, so we compare the full carrying cost, not just the price.
Several Bonita-area communities carry a community development district, or CDD, which funds roads, drainage and amenities through an assessment on the county tax bill. The state’s official list of special districts includes Bonita Landing, Bonita Village, the two Brooks of Bonita Springs districts, East Bonita Beach Road, Vasari, VillageWalk of Bonita Springs and Mediterra. We check the tax bill of every home we show for a CDD line.
Most of Bonita Springs is built out, and new construction now comes mainly as luxury towers on Bonita Bay and at The Colony and as infill communities such as Bonita Del Sol. In the last twelve months the county recorded 274 builder-direct closings inside the city at a $2.85 million median, led by Bayview South Tower A and Infinity I. Buying new means reviewing the developer’s contract, the warranty and the association’s startup budget, and our agents represent buyers with builders as well as on resales.
With resale prices easing and more homes selling, the Bonita Springs buyer who arrives with insurance quotes, the flood file and the association numbers already in hand negotiates from strength. Call Marc at (239) 287-5873 or Jesse direct at (239) 898-6072 to start, request your buyer consultation using the form at the top of this page, or read how we represent buyers across Southwest Florida. Selling a home here first? Get a free Bonita Springs home valuation and read how we sell homes in Bonita Springs.
A Bonita Springs mailing address does not tell you which government a home is in. In the last twelve months, 2,085 qualified sales with a 34134 or 34135 ZIP code were inside the City of Bonita Springs, 267 were in the Village of Estero and 53 were in unincorporated Lee County. That decides your tax rate, permits, fire district and rental rules.
Data updated: September 2026 (Lee County Property Appraiser taxing district and sale fields, roll dated September 1, 2026; Lee County Property Appraiser 2026 preliminary millage book; retrieved 26 Sep 2026).
Sales with a 34134 or 34135 ZIP, Sep 2025 to Aug 2026 | Sales | Median | House median | Condo median |
|---|---|---|---|---|
City of Bonita Springs | 2,085 | $575,000 | $665,000 | $490,000 |
Village of Estero | 267 | $565,000 | $1,040,000 | $432,500 |
Unincorporated Lee County | 53 | $425,000 | $432,500 | none recorded |
The Estero homes with Bonita addresses are mostly in The Brooks (Shadow Wood, Copperleaf, Spring Run, Lighthouse Bay, Cypress Hammock) and around Coconut Point, including Mirasol at Coconut Point and Wisteria Pointe. They are marketed and searched as “Bonita Springs,” but they are governed by the Village of Estero.
The Lee County Property Appraiser’s parcel page and the tax bill both name the taxing district. Inside the city, most parcels are in district 017, “City of Bonita Springs / Bonita Springs Fire,” with a proposed 2026 total of 12.8217 mills; a smaller group pays Estero Fire instead, at 13.0997 mills. We put the district and the prior tax bill in front of you before you write an offer, along with a forecast of your own bill after the reset.
Building permits and substantial-improvement decisions inside the city go through the City of Bonita Springs Community Development office at 9220 Bonita Beach Road; in Estero, the Village; elsewhere, Lee County. If you plan to renovate, add a pool or rent the home, the rules you will live under depend on that line on the map.
Before you offer on a Bonita Springs home, check its FEMA flood zone and elevation certificate, ask about flood history in Irma, Ian, Helene and Milton, and get a homeowners and flood quote. The city’s current flood map took effect November 17, 2022, and its Class 5 rating cuts every NFIP flood premium by 25 percent.
Data updated: September 2026 (City of Bonita Springs, FEMA, National Hurricane Center, NOAA, Florida Office of Insurance Regulation, Citizens Property Insurance and Florida Statutes; retrieved 26 Sep 2026).
Parts of it are. The high-risk zones on the city’s map follow the Gulf beaches, Estero Bay, the Imperial River and Spring Creek. The National Hurricane Center’s report on Hurricane Ian records storm surge of 8 to 12 feet above ground level in Bonita Beach, Bonita Springs, Estero and North Naples in September 2022, with inland high-water marks of 5 to 7 feet, and surge up the Imperial River. Helene brought 3 to 5 feet of surge to Bonita Beach in 2024 and Milton 4 to 6 feet. On the Imperial River, the National Weather Service gauge crested at a record 15.32 feet during Irma in 2017. Many neighborhoods did not flood at all; the answer is parcel by parcel.
The city’s Community Development site offers a Find My Flood Zone map and an Elevation Certificate Search. On the map, blue areas are AE and VE high-risk zones, shaded X is moderate risk and unshaded X is minimal risk. An elevation certificate shows how high the lowest floor sits relative to base flood elevation, and under FEMA’s Risk Rating 2.0 that is one of the biggest drivers of a flood premium. Lenders require flood insurance for federally backed loans on homes in the high-risk zones.
Since October 1, 2024, Florida has required residential sellers to give buyers a written flood disclosure at or before the contract; the October 1, 2025 version asks whether the seller knows of flood damage during their ownership, whether they filed a flood insurance claim and whether they received flood assistance, including from FEMA. Read it before you sign, and ask for the claim history if any answer is yes.
The Florida Office of Insurance Regulation reported an average Lee County homeowners premium of $3,576 a year including wind, $2,119 excluding wind, and $1,494 for a condo unit-owner policy, in data as of March 31, 2026. Collier County’s average was $5,534. Citizens Property Insurance cut its 2026 homeowners rates by an average of 8.8 percent, and private carriers have returned to the market. We have buyers request quotes during the first days of the inspection period, or before offering on older or waterfront homes.
Citizens limits shingle roofs to 25 years and tile, slate, concrete and metal roofs to 50, with at least five years of remaining life, and requires a four-point inspection for homes more than 20 years old. Florida law bars insurers from refusing a homeowner’s policy solely because a roof is under 15 years old. A wind-mitigation inspection documenting roof-to-wall connections, roof-deck attachment and opening protection earns premium credits. On an older home, the roof’s age and these reports can matter more than the kitchen.
If you insure with Citizens, flood coverage is already required for homes in high-risk zones and for homes with a dwelling replacement cost of $400,000 or more; from January 1, 2027, it will be required on every Citizens personal residential policy. Condo unit-owner policies are exempt. Budget a flood premium for almost any single-family purchase.
When a named storm threatens Southwest Florida, insurers suspend new policies until it passes. A closing scheduled in that window can slip because the buyer cannot bind coverage. Standard Florida contracts address this, and we keep closing dates between June and November flexible for it.
In a high-risk flood zone, if improvements or repairs cost 50 percent or more of the structure’s market value, the building must be brought up to current flood rules, often including elevation. Since Florida’s 2025 SB 180, cities cannot add up improvements over a multi-year look-back, and the City of Bonita Springs measures each permit against the structure’s value. If you plan a major renovation of an older home, we have you confirm the numbers with the city before your inspection period ends.
Before buying a Bonita Springs condo, read the association’s structural integrity reserve study, milestone inspection report, current budget and reserve schedule, recent board minutes, rental and pet rules, and any pending or recent special assessments, and confirm the building meets your lender’s project review. Condo resale prices in the city fell 2.4 percent last year, so these documents now shape price.
Data updated: September 2026 (Florida Statutes sections 553.899, 718.112 and 718.503; Florida DBPR; Lee County Property Appraiser resales; retrieved 26 Sep 2026).
Florida’s condominium safety law required associations to complete a structural integrity reserve study, or SIRS, for every building three stories or taller by December 31, 2025, allows completion alongside a milestone inspection due by the end of 2026, and sets December 31, 2026 as the absolute deadline. For budgets adopted on or after December 31, 2024, associations that must have a SIRS cannot waive or underfund the reserves it identifies. The Department of Business and Professional Regulation publishes a SIRS reporting database where you can check whether an association has filed.
Buildings of three or more habitable stories need a milestone structural inspection by December 31 of the year they turn 30, and every ten years after; local officials may require it at 25 years where salt water or other conditions justify it. Ask for the report, any engineer’s recommendations and the association’s plan to fund repairs.
A building with an underfunded reserve or major repairs ahead may levy a special assessment. The contract decides who pays an assessment levied before closing, and we negotiate that at the offer. Compare condos on total monthly cost, fee plus reserve contribution plus insurance, not on price alone.
Florida’s condominium resale disclosure rules give a buyer the governing documents, a question-and-answer sheet and a review period after receiving them, during which the buyer can cancel. Order the documents early, and use the time to read the reserve study, the budget and the minutes, not only the rules.
Many Bonita Springs condominiums and HOAs restrict rentals to a minimum term, often a month or more, limit the number of leases a year and require association approval of buyers and tenants. If you plan to rent seasonally, confirm the rules before you offer. Pet limits vary widely by building.
A Bonita Springs buyer’s property tax is based on the home’s market value the January after closing, not the seller’s capped value. At the proposed 2026 city rate of 12.8217 mills, a $660,000 home runs about $8,462 a year as a second home and about $7,942 with homestead, before non-ad valorem assessments.
Data updated: September 2026 (Lee County Property Appraiser 2026 preliminary millage book and exemption information; Florida Statutes section 193.155; retrieved 26 Sep 2026).
Levy, tax district 017 (City of Bonita Springs / Bonita Springs Fire) | 2025 actual mills | 2026 proposed mills |
|---|---|---|
Lee County general revenue | 3.7623 | 3.7623 |
Public schools, local and state | 5.3190 | 5.2710 |
City of Bonita Springs | 0.8470 | 0.8470 |
Bonita Springs Fire District | 1.9466 | 2.0100 |
Lee County Library District | 0.4218 | 0.4218 |
South Florida Water Management District, three levies | 0.2301 | 0.2301 |
Mosquito, hyacinth control and inland navigation | 0.2702 | 0.2795 |
Total | 12.7970 | 12.8217 |
The final 2026 rates are set after September hearings and appear on the November tax bill; they can only be at or below the proposed rates.
Estimate before non-ad valorem assessments | Second home or rental | Homestead |
|---|---|---|
$400,000 condo | $5,129 | $4,609 |
$660,000 house | $8,462 | $7,942 |
$1,500,000 house | $19,233 | $18,713 |
The homestead column applies the $25,000 exemption to all levies and the additional exemption of up to $26,411 to non-school levies, as the Property Appraiser describes them. Community development district, stormwater and solid waste assessments are added to the bill separately.
Florida caps a homestead’s annual assessment increase at 3 percent or inflation, whichever is lower, and resets it to market value the January after a sale, so your bill will usually be higher than the seller’s. If you are moving from another Florida homestead, portability lets you bring up to $500,000 of your old Save Our Homes benefit if you establish the new homestead within three years. File for homestead and portability with the Lee County Property Appraiser by March 1 of the year you qualify; you must own and live in the home as your permanent residence on January 1.
The Legislature placed a property tax amendment on the November 3, 2026 ballot that, if 60 percent of voters approve it, would exempt the first $150,000 of a homestead’s value from non-school property taxes in 2027 and $250,000 from 2028, cut the non-homestead residential assessment cap from 10 to 5 percent for non-school levies, and require people who establish Florida residency after January 1, 2027 to wait five years for the increased exemption. For a buyer planning to make Bonita Springs a permanent home, the timing of residency could matter.
A financed Bonita Springs buyer typically pays the mortgage documentary stamp tax of $0.35 per $100 of the loan, the 2-mill intangible tax, the lender’s title policy, recording fees, the appraisal, inspections, association application or transfer fees and prepaid insurance and taxes. A cash buyer skips the mortgage taxes. In Lee County the seller usually pays the deed stamps.
Data updated: September 2026 (Florida Department of Revenue, Florida Administrative Code rule 69O-186.003, Lee County Clerk of Court and the Florida Realtors and Florida Bar contract; retrieved 26 Sep 2026).
Estimate for illustration | $400,000 condo, cash | $660,000 house, 20% down ($528,000 loan) | $1,500,000 house, 30% down ($1,050,000 loan) |
|---|---|---|---|
Mortgage documentary stamp tax, $0.35 per $100 of loan | none | $1,848 | $3,675 |
Nonrecurring intangible tax, 2 mills on the loan | none | $1,056 | $2,100 |
Lender’s title policy, simultaneous issue | none | $25 plus endorsements | $25 plus endorsements |
Deed and mortgage recording, $10 first page and $8.50 each additional | about $30 | about $200 | about $200 |
Appraisal, estimate | optional | about $600 | about $900 |
Inspections: general, four-point, wind mitigation, termite, estimate | about $600 | about $900 | about $1,500 |
Survey, if required, estimate | usually not needed | about $500 | about $700 |
Association application or transfer fees | per association | per association | per association |
Prepaid homeowners and flood insurance and tax escrow | not escrowed | several months, lender-set | several months, lender-set |
Estimates are for planning; the lender’s Loan Estimate and the title company’s settlement statement control. The deed stamps, $0.70 per $100 of the price, are assigned to the seller in the standard Florida contract, and who pays the owner’s title policy is a checkbox in the same contract; in our experience most Lee County resales have the seller choose the closing agent and pay the owner’s policy.
Florida promulgates title insurance premiums: $5.75 per $1,000 of coverage up to $100,000, $5.00 per $1,000 up to $1 million and $2.50 per $1,000 from $1 million to $5 million, the same at every title company. A lender’s policy issued at the same time as the owner’s policy costs $25 plus endorsements when it does not exceed the owner’s coverage.
Florida contracts usually call for an initial escrow deposit within a few days of acceptance and sometimes an additional deposit after the inspection period. Deposits are held by the title company or a law firm in escrow and are credited at closing. The contract’s inspection, financing and appraisal terms decide when a deposit is at risk, which is why we negotiate them as carefully as the price.
Since August 17, 2024, a Florida buyer signs a written agreement with their agent before touring a home. The agreement states the agent’s compensation, which is negotiable and not set by law. Sellers may still offer compensation to the buyer’s agent or a concession toward your costs, but not through the MLS.
Data updated: September 2026 (National Association of Realtors settlement guidance and Florida Realtors contract forms; retrieved 26 Sep 2026).
It names the agent and brokerage, the term, the area or properties covered, and a specific, conspicuous compensation amount or rate. It must state that compensation is negotiable. We walk through ours with every buyer before the first showing and explain how a seller’s offer of compensation or concession would be applied.
The buyer is responsible under the agreement, but in many Bonita Springs transactions the seller offers compensation or a concession that covers some or all of it. We ask about it on every home we show and build it into the offer when it is available, so you know your cash to close before you sign.
Bonita Springs public schools include Bonita Springs Elementary, Spring Creek Elementary, Bonita Springs Middle Center for the Arts and Bonita Springs High School, plus two public charter schools. Lee County assigns elementary and middle students by proximity zone, so confirm a home’s options with the district’s address lookup before you buy.
Data updated: September 2026 (School District of Lee County Student Enrollment Plan 2026-2027; Florida Department of Education 2026 school grades; retrieved 26 Sep 2026).
School | Grades | 2026 state grade |
|---|---|---|
Bonita Springs Elementary | K to 5 | C |
Spring Creek Elementary | K to 5 | B |
Bonita Springs Middle Center for the Arts | 6 to 8 | B |
Bonita Springs High School | 9 to 12 | B |
Bonita Springs Charter School (public charter) | K to 8 | A |
Oak Creek Charter School of Bonita Springs (public charter) | K to 8 | C |
Under the district’s 2026-27 enrollment plan, elementary families rank schools within Proximity Zone Q, which includes Bonita Springs, Spring Creek, Three Oaks, Pinewoods and San Carlos Park elementaries, and middle school families choose within Zone GG, Bonita Springs and Three Oaks middles. High school still uses the older zone system, and Bonita Springs High and Estero High share exclusive transportation zone S3. Registration opens in November through the district’s parent portal, and a signed purchase contract or mortgage commitment can serve as proof of address for a family buying a home.
The district is rebuilding Bonita Springs Elementary, with completion expected in September 2027. Private options inside the city are limited, so families often look to charter schools or to private schools in Naples and Estero.
Bonita Springs combines Gulf beaches, Estero Bay and the Imperial River with gated golf communities, a small downtown along Old 41 and quick access to Naples and Southwest Florida International Airport. It is older and more seasonal than most Florida cities, with a median age of 62.1 and about 44 percent of residents 65 or older.
Data updated: September 2026 (U.S. Census Bureau QuickFacts and ACS 2020-2024; Lee County Parks and Recreation; Florida State Parks; retrieved 26 Sep 2026).
Bonita Beach Park on Hickory Boulevard charges $2 an hour through Lee County’s Premium Parking system; the county’s $60 annual pass is not honored at that lot. Two nearby county beach lots, Bonita Beach Access #1 and Little Hickory Island Beach Park, closed on September 8, 2026 for Hurricane Ian restoration expected to take about eleven months. Lovers Key State Park, just north, charges $8 a vehicle, and Barefoot Beach Preserve to the south is a Collier County park where Lee County residents pay the non-resident rate of $10. Boaters launch at the county’s Imperial River ramp on U.S. 41 for $5 a day.
Downtown Bonita Springs runs along Old 41 and the Imperial River, where Riverside Park is finishing its second construction phase and the Wonder Gardens has shown rescued birds and reptiles since 1936. The Bonita Springs Recreation Center and Community Park on Pine Avenue has a gym, pool, ball fields and tennis courts. The Saturday farmers market runs at The Promenade at Bonita Bay from October through May, and Coconut Point in Estero and Mercato in North Naples are the nearest large shopping centers. In August 2026, more than 68 percent of city voters approved up to $35 million in bonds toward the Bonita Estero Rail Trail.
The NCH freestanding emergency department is at 24040 S Tamiami Trail in Bonita Springs, and Lee Health’s Coconut Point campus in Estero has an emergency department. The nearest full hospitals are NCH North Naples Hospital, about 13 minutes from downtown Bonita without traffic, and Lee Health’s Gulf Coast Medical Center in Fort Myers, a Level II trauma center, about 27 minutes away.
Interstate 75 exit 116 at Bonita Beach Road is the city’s main interchange, with exits 111 at Immokalee Road and 123 at Corkscrew Road on either side. Free-flow drive estimates from downtown Bonita are about 25 minutes to Southwest Florida International Airport, 27 minutes to downtown Naples and 37 minutes to downtown Fort Myers; add time in season, when Bonita Beach Road and U.S. 41 slow considerably.
Herc Rentals has its headquarters on Riverview Center Boulevard in Bonita Springs, and Hertz is headquartered in neighboring Estero. Across Lee County, Lee Health, the school district, county government and Publix are the largest employers, and Gartner employs about 2,000 people in the county.
Bonita Springs sits between Estero and Naples on price and character: more coastal and more expensive than Estero or Fort Myers, less expensive than Naples, and older and more seasonal than either Lee County neighbor. The table compares them on the same recorded-sale measure for Lee County cities and on Florida Realtors’ figures for Naples.
Data updated: September 2026 (Lee County Property Appraiser qualified sales by postal city, September 2025 through August 2026; Florida Realtors August 2026 MSA summary for Collier County; retrieved 26 Sep 2026).
Bonita Springs | Estero | Naples (Collier County) | Fort Myers | |
|---|---|---|---|---|
Single-family median, last 12 months | $675,000 (34134 and 34135) | $599,995 | $760,000 (August 2026 metro) | $415,000 |
Single-family change year over year | flat | -6.4% | -1.0% (August 2026 metro) | -3.6% |
Condo median | $400,000 (city resales) | $362,300 | $429,500 (August 2026 metro) | $234,000 |
County | Lee | Lee | Collier | Lee |
Gulf beach access | Bonita Beach, Lovers Key, Barefoot Beach | via Bonita and Fort Myers Beach | Naples beaches | via Fort Myers Beach and Sanibel |
Best for | Beach, bay and golf living between two cities | Newer gated communities, Coconut Point | Top-end coastal and downtown Naples living | Value, jobs and a larger city |
Choose Bonita Springs if you want the beach and bay within minutes, a broad choice of gated golf communities and prices below Naples, and you are comfortable with a seasonal, older population. Choose Estero if you want newer construction, larger gated communities and a slightly lower entry price. Choose Naples if your budget and priorities run to downtown Naples, Port Royal or Pelican Bay. Choose Fort Myers for value, a younger population and proximity to jobs. Our comparisons of Estero and Bonita Springs and Bonita Springs and Fort Myers go deeper.
The pros of Bonita Springs are its beaches and bay, its range of gated golf communities, its location between Naples and Fort Myers and its lower prices than Naples. The cons are hurricane and flood exposure in low areas, insurance costs, heavy seasonal traffic, summer heat and a smaller downtown than some buyers expect.
Search current Bonita Springs listings on our site’s home search or on DomainRealtyGroup.com, then send us the ones you like; we pull the flood, roof, association and tax file for each before you tour. Our team also hears about some homes before they reach the MLS. That early word is one reason buyers choose McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008.
Create a free account on our home search to save a Bonita Springs search and receive alerts when new listings match, or browse Bonita Springs real estate on DomainRealtyGroup.com, our team’s listing site. Alerts reach you and us at the same time, so Marc can tell you what he knows about a home the day it lists.
Tell us your budget, timing and must-haves using the buyer consultation form at the top of this page, or call Marc at (239) 287-5873 or Jesse direct at (239) 898-6072. We will send a short list of neighborhoods that fit, with recent recorded sales, typical association costs and flood profiles, before you spend a day touring. Read more about how we represent buyers.
If you need to sell a Florida home to buy in Bonita Springs, read our guide to selling your home in Bonita Springs and get a free home valuation, so the sale and the purchase line up.
Seasonal buyers in Bonita Springs should plan for a home that can be left for months: hurricane protection, a home watch service, association rules on leasing and approvals, insurance that covers vacancy, and a closing that can be completed remotely. About four in ten recently resold Bonita homes now mail tax bills out of state.
Many Bonita Springs associations set minimum lease terms and limit leases per year, and some require approval of every tenant. If rental income matters to your budget, confirm the rules and the association’s approval timeline before you offer, and plan for Florida’s sales and tourist development taxes on short-term rentals.
Florida title companies routinely close with remote online notarization or mail-away signing, so you do not need to be in Bonita Springs to close. Wire instructions should be confirmed by phone with the title company directly, never from an email alone.
Foreign buyers can purchase in Bonita Springs; financing options differ, and when you later sell, the buyer will generally withhold 15 percent of the price under FIRPTA unless an exemption or IRS withholding certificate applies. Plan the ownership structure with a tax adviser before you buy.
Marc Comisar is a top-reviewed Bonita Springs buyer’s agent and Jesse McGreevy is a top-reviewed Southwest Florida realtor; every review below is copied from our Google Business Profile, where you can read them all in full. Those reviews are how Top 1% Real Estate Agents Nationally Since 2008 are measured in practice: by the clients who closed with us.
★★★★★ “He helped us purchase in Corkscrew Shores in Estero and clearly explained pricing and market trends. His insight into nearby Bonita Springs gave us total confidence.” Verified Google review
★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” Verified Google review
★★★★★ “He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money.” Verified Google review
★★★★★ “Marc’s attention to detail and deep understanding of the Southwest Florida market gave us so much confidence.” Verified Google review
★★★★★ “Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly.” Verified Google review
These are the questions buyers ask us most about Bonita Springs, answered from the Lee County record, Florida law and our experience representing buyers here. For your own search, call Marc at (239) 287-5873 or Jesse direct at (239) 898-6072.
Confirm financing or cash, sign a buyer agreement, choose neighborhoods by budget, flood zone and association costs, get insurance quotes, offer with a sound inspection period, inspect and review the association documents, then close through a Florida title company. File for homestead by March 1 if it is your permanent home.
Lee County. Bonita Springs is the southernmost city in Lee County, bordering Collier County and North Naples to the south and the Village of Estero to the north.
For buyers who want beaches, the bay, golf communities and quick access to Naples and the airport, yes. It is older and more seasonal than most Florida cities, and flood zones, insurance and seasonal traffic are real trade-offs to weigh.
Bonita Springs is generally considered a safe, quiet city, and many of its neighborhoods are gated. For a specific address, check the Lee County Sheriff’s Office crime map and talk to the association.
Inside the city, resold houses closed at a $660,000 median and condos at $400,000 in the twelve months to August 2026. Including new-construction closings, the median of all qualified sales was $575,000.
Yes, but most sales under $400,000 are condos, villas, manufactured homes and co-ops. In the last twelve months, 135 of the 953 city house resales and 349 of the 692 condo resales closed under $400,000.
34134 covers the coast and bay side, including Bonita Bay, Bonita Beach and Pelican Landing, where resold houses carried a $1,050,000 median. 34135 covers downtown, the Imperial River and the communities toward and east of Interstate 75, at a $590,000 median.
Check the taxing district on the Property Appraiser’s parcel page. About one in nine qualified sales with a Bonita ZIP code last year was in the Village of Estero, mostly in The Brooks, and a small number were in unincorporated Lee County.
Generally yes. Bonita Springs resold houses closed at a $660,000 median over the last twelve months, while Florida Realtors reported a $760,000 single-family median for the Naples metro in August 2026. Bonita’s waterfront trades at Naples-level prices.
For houses, Estero postal addresses recorded a $599,995 median over the last twelve months against $675,000 for Bonita ZIP codes. Estero condos recorded $362,300. Estero’s newer gated communities and Bonita’s coast and bay are the main differences.
Downtown Naples is about 27 minutes and downtown Fort Myers about 37 minutes from downtown Bonita Springs by car without traffic. North Naples begins at the city’s southern edge.
Southwest Florida International Airport in Fort Myers, about 25 minutes north without traffic. Naples Airport is closer for private aviation but has no scheduled airline service.
Among the best known are Bonita Bay, Pelican Landing and The Colony, Spanish Wells, Highland Woods, Bonita National, Palmira, Vasari, Worthington, VillageWalk, Seasons at Bonita, Hawthorne and Paloma, with price levels from the $300,000s to several million dollars.
Bonita Bay, Pelican Landing, Spanish Wells, Highland Woods, Bonita National, Palmira, Vasari, Worthington and Bonita Fairways all have golf, with different membership models. Some bundle golf into every home, some make it optional and some sell equity memberships.
One where every homeowner pays golf club dues as a condition of ownership, whether or not they play. It lowers the per-member cost of the club but raises the annual carrying cost of every home.
Valencia Bonita is the best-known active-adult community, and Imperial Bonita Estates is a 55+ resident-owned co-operative on the Imperial River. Several other communities have age-restricted sections; our guide to retirement communities in Bonita Springs compares them.
Yes, though most of the city is built out. The county recorded 274 builder-direct closings inside the city in the last twelve months, led by the Bayview South Tower A and Infinity I high-rises and the Bonita Del Sol homes.
A community development district is a local special-purpose government that finances roads, drainage and amenities and collects an assessment on the county tax bill. An HOA is a private association funded by dues. Some Bonita-area communities have both.
The state’s official list includes Bonita Landing, Bonita Village, the two Brooks of Bonita Springs districts, East Bonita Beach Road, Vasari, VillageWalk of Bonita Springs and Mediterra. Always check the tax bill of the specific home.
They vary widely, from modest master fees in some communities to substantial combined master, sub-association and club costs in bundled golf communities. We give you the full annual carrying cost for each home you consider.
At the proposed 2026 city rate of 12.8217 mills, about $8,462 a year for a $660,000 second home and about $7,942 with homestead, before any CDD or other non-ad valorem assessment.
Usually. The assessment resets to market value the January after a sale, so a long-time homestead seller’s bill is often much lower than yours will be. Budget from the market value, not the seller’s bill.
File with the Lee County Property Appraiser by March 1 of the year you qualify, online or in person, with proof of ownership and Florida residency as of January 1. File for portability at the same time if you had a Florida homestead in the last three years.
Your lender requires it in a high-risk zone, and Citizens requires it on many policies now and on every home policy from January 1, 2027. Many buyers outside the high-risk zones buy it anyway, and the city’s Class 5 rating makes NFIP coverage 25 percent cheaper.
Parts of it did. The National Hurricane Center recorded 8 to 12 feet of storm surge along the Bonita coast and inland high-water marks of 5 to 7 feet, with surge up the Imperial River. Other neighborhoods stayed dry, so check each home’s history and elevation.
Use the city’s Find My Flood Zone map on the Community Development website, and search the city’s Elevation Certificate Search for a certificate on file. We include both in the file for every home we show.
The state’s March 2026 data put the average Lee County homeowners premium at $3,576 a year including wind, and the average condo unit-owner premium at $1,494. Roof age, construction year and wind-mitigation features move the quote for a specific home.
An inspection on a standard state form that documents roof-to-wall connections, roof-deck attachment, roof shape and opening protection. Insurers must offer credits for those features, so it can lower your premium.
An inspection of the roof, electrical, plumbing and heating and cooling systems that insurers require on older homes; Citizens requires one for homes more than 20 years old.
The structural integrity reserve study, milestone inspection report, budget, reserves, recent minutes, any pending special assessment, rental and pet rules, and whether your lender will approve the building.
Often, within the association’s rules. Many set minimum lease terms, limit leases per year and require approval of tenants. Confirm the rules before you offer if rental income matters to you.
Yes, before touring a home with an agent, under the NAR settlement practice changes in force since August 17, 2024. The agreement states the agent’s compensation, which is negotiable.
The buyer is responsible under the agreement, but sellers may offer compensation or a concession that covers some or all of it, outside the MLS. We ask on every home and build it into your offer.
For a financed purchase: the mortgage documentary stamp tax of $0.35 per $100 of the loan, the 2-mill intangible tax, the lender’s title policy, recording fees, the appraisal, inspections, association fees and prepaid escrow. The seller usually pays the deed stamps.
The contract sets it. An initial escrow deposit within a few days of acceptance is common, sometimes with an additional deposit after the inspection period, all credited at closing.
Yes. Many buyers purchase second homes from out of state, and Florida title companies close remotely. We handle tours by video when needed and coordinate inspections and insurance on your behalf.
Yes. Financing and tax planning differ for foreign buyers, and a future sale will generally be subject to FIRPTA withholding unless an exemption or IRS certificate applies. Talk to a cross-border tax adviser before you buy.
For prepared buyers, 2026 offers more choice than recent years: Bonita Springs resale prices eased slightly while sales rose. Late summer and fall usually give buyers the most negotiating room.
September through December, when fewer buyers are competing and sellers who did not sell in spring are more flexible. Closings peak in April, driven by contracts written in February and March.
Bonita Springs Utilities, a member-owned, not-for-profit cooperative founded in 1970, serves the city, Estero and parts of south Lee County. Some older neighborhoods are still converting from septic to sewer.
Bonita Springs and Spring Creek elementaries, Bonita Springs Middle Center for the Arts, Bonita Springs High, and two public charter schools, plus zone-mate schools in Estero and south Fort Myers. Confirm options with the district’s address lookup.
Through Lee County’s Premium Parking system at $2 an hour at Bonita Beach Park; the county’s $60 annual pass works at other county lots but not at that one. Two nearby county beach lots are closed for restoration into 2027.
Heavy from January through April, particularly near U.S. 41 and Interstate 75. The Florida Department of Transportation has a redesign of the U.S. 41 and Bonita Beach Road intersection in design, with no construction date yet.
Herc Rentals is headquartered in the city and Hertz next door in Estero, and healthcare, education, hospitality and construction employ much of the workforce. Lee Health is the region’s largest employer.
Many good homes are in high-risk zones. Buy with the elevation certificate, flood history and a firm insurance quote in hand, and prefer homes built or elevated above base flood elevation.
A Bonita Springs specialist knows which subdivisions flooded and which did not, which associations are well funded, which golf clubs are bundled, which tax district a home sits in and what comparable homes actually sold for. That knowledge turns a list price into a fair offer and keeps surprises out of your inspection period.
Our office is at 24031 S Tamiami Trl #101 in Bonita Springs, and we represent buyers and sellers across the city’s coast, golf communities and downtown every week. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, bring the same county-record discipline to every purchase we negotiate.
Many of our buyers are moving within Southwest Florida. Our guides to selling a home in Bonita Springs and what your Bonita Springs home is worth explain how we time the sale and purchase together, and our Bonita Springs community guide covers the city in full.
If you’re searching for the best buyer’s agent in Bonita Springs, Florida, McGreevy and Comisar represent buyers across Bonita Springs, Estero, Naples and Fort Myers with honest market guidance and partner-level negotiation. 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.
Bonita Springs market record, last 12 months: in the last 12 months we tracked 1,811 recorded resales inside the City of Bonita Springs, at a $660,000 house median and a $400,000 condo median, per the Lee County Property Appraiser roll dated September 1, 2026.
Use the buyer consultation form at the top of this page, call Marc at (239) 287-5873, or talk to Jesse direct: (239) 898-6072. Selling first? Get your free Bonita Springs home valuation.
Marc Comisar is a top-reviewed Bonita Springs buyer’s agent and Jesse McGreevy is a top-reviewed Bonita Springs realtor; you can read every review on our Google Business Profile. McGreevy and Comisar are based in Bonita Springs and have represented buyers and sellers across Southwest Florida since 2008.
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.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.
Every fact on this page traces to one of the primary sources below: the Lee County deed and tax record, state and federal agencies, Florida law, the City of Bonita Springs and news reporting. We do not cite real estate brokerage or listing sites. All sources were retrieved on 26 September 2026 unless a publication date is shown.
These are the forms, statutes and reference files a Bonita Springs buyer is most likely to need, each linked to the official source that publishes it: the State of Florida, Lee County, the City of Bonita Springs or the federal government.
Market data from the Lee County Property Appraiser recorded-sale file (roll dated 1 September 2026), pulled 26 September 2026, and the Southwest Florida MLS Matrix, pulled 26 September 2026. Brokered by Domain Realty.