We price a Casa Bonita II condo from the recorded sales of its plan and floor and request the budget, the reserve study and the estoppel before you write an offer.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Prices from the Lee County Property Appraiser and Florida Department of Revenue recorded-sale files, index built 1 October 2026; Southwest Florida MLS figures were not available at publication
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 condo at Casa Bonita II at Bonita Beach, the 54-home, eight-story, Gulf-side condominium at 25870 Hickory Blvd, built in 1973 according to the Lee County property roll. The full building record sits in our Casa Bonita II at Bonita Beach guide, inside Bonita Beach in Bonita Springs, and this page turns that record into a buying plan: what the homes have recorded at, what a buyer pays beyond the price, what the public records say about the building, and what to ask for before you sign.
This is the Casa Bonita II Condominium Association on Hickory Blvd. It is not the Casa Bonita condominium in Cape Coral, which the state lists as a separate 16-unit project, and it is not Casa Bonita I, Casa Bonita Grande or Casa Bonita Royale, the three other associations that share the name on this stretch of Little Hickory Island. Each has its own declaration, board and budget.
The short version for a condo buyer is this. In the 60 months since October 2021 the county recorded 8 qualified sales at Casa Bonita II, from $675,000 to $1,305,000, and the median of these 8 sales is $749,500. Five of the 8 fall in the last 12 months. We could not find a public declaration, rules sheet, budget or association website, so the monthly cost, the rental rule and the pet rule are not published, and this page names the document that answers each one. FEMA’s map puts the building across two flood zones, and the building is old enough that Florida’s milestone inspection and reserve study rules apply. None of that is a reason to walk away. All of it is a reason to read the documents before you offer, and Southwest Florida MLS figures were not available when we published, so each place that needs one says so.
To buy a condo in Casa Bonita II at Bonita Beach in 2026, price it from the recorded sales of the same floor plan and floor, get flood and wind quotes for the exact home, and request the seller’s document package and the estoppel certificate early, because the association publishes no budget, rules or fee schedule for you to read first.
The order matters because this building asks more of a buyer than most. Larger Hickory Blvd associations post their rules and budgets, and a buyer can read them on a laptop before touring. At Casa Bonita II the documents reach you through the seller after you have a contract, so the work moves from the open record to the paperwork you request. We build that file for your short list before you tour, and our Casa Bonita II guide carries the building record behind it.
This guide covers the Casa Bonita II condo market for buyers, which home fits which buyer, what ownership costs, the documents to read, leasing, pet and approval rules, flood and insurance, permits since Hurricane Ian, financing, taxes and closing costs, buyer representation after the NAR settlement, schools and daily life, Casa Bonita II against Casa Bonita I and the rest of the Bonita Beach strip, pros and cons, advice for winter buyers and thirty-five buyer questions. Selling a home to buy here? Our Casa Bonita II seller’s guide and Casa Bonita II home valuation cover the other side of the same transaction, and you can Call Jesse direct at (239) 898-6072.
These are the facts a Casa Bonita II condo buyer should know in October 2026, each drawn from the county’s recorded sales and parcel roll, the state’s corporate and condominium records, FEMA and the Florida Statutes, and each explained in the section that covers it.
Casa Bonita II at Bonita Beach for condo buyers, section by section. Each link below jumps to its part of this guide, from the market read and the cost stack to the documents, the flood and insurance record, the comparison with Casa Bonita I, the buyer consultation and the sources behind every figure on the page.
How Do I Buy a Condo in Casa Bonita II at Bonita Beach in 2026?
Why Work With McGreevy and Comisar as Your Casa Bonita II Bonita Beach Buyer’s Agent?
What Is the Casa Bonita II Condo Market Like for Buyers at Bonita Beach Right Now?
Which Casa Bonita II Bonita Beach Condo Fits Which Buyer?
What Will I Pay to Own a Casa Bonita II Condo at Bonita Beach?
What Should I Check in the Casa Bonita II Condominium Documents?
What Are the Rules on Leasing, Pets and Approvals at Casa Bonita II Condominium?
Is Casa Bonita II Condominium in a Flood Zone at Bonita Beach, and What Will Insurance Cost?
What Do the Permits Show Since Hurricane Ian at Casa Bonita II Bonita Beach?
Can I Finance a Condo at Casa Bonita II at Bonita Beach?
What Will My Property Taxes and Closing Costs Be on a Casa Bonita II Condo?
How Does Buyer Representation Work in Florida After the NAR Settlement?
Which Schools Serve Casa Bonita II at Bonita Beach? Check by Address
What Is Daily Life Like at Casa Bonita II at Bonita Beach?
Casa Bonita II vs Casa Bonita I at Bonita Beach: Which Condo Should You Buy?
How Does Casa Bonita II Compare With the Rest of the Bonita Beach Condo Strip?
What Are the Pros and Cons of Buying a Condo at Casa Bonita II?
How Do I See Casa Bonita II Condos for Sale at Bonita Beach?
How Do I Get a Personalized Casa Bonita II Buyer Consultation?
Buying a Winter Home at Casa Bonita II: What Seasonal Buyers Should Know
What Casa Bonita II Condo Buyers Say About Working With Us
Frequently Asked Questions, Casa Bonita II at Bonita Beach Buyer Edition
Why Does a Bonita Beach Condo Specialist Matter When You Buy?
Ready to Buy in Casa Bonita II? Work With the #1 Team in Southwest Florida Since 2012
Your Local Real Estate Experts
Sources and Authoritative References
McGreevy and Comisar are a Bonita Springs team, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, who represent Casa Bonita II condo buyers with the same county-record research we use to price listings. We read the building’s public records before we show you a home, so the questions arrive before the offer.
If you’re searching for “the best buyer’s agent in Bonita Beach, Florida,” McGreevy and Comisar represents homebuyers across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you’re relocating, snowbirding, investing, buying your first home, or upgrading to luxury, including in Bonita Bay, Pelican Bay, Mediterra, West Bay Club, Pelican Sound, Shadow Wood, Miromar Lakes, Talis Park, and the SWFL coastal corridor, our team provides honest market guidance, pre-MLS access, partner-level negotiation, and a clear plan to help you buy confidently. With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. For a side-by-side look at how to choose an agent in this city, see our comparison of the best real estate agents in Bonita Springs.
Honors and recognition:
Marc Comisar leads our buyer representation and Jesse McGreevy leads our listings, so a Casa Bonita II buyer hears how Bonita Beach sellers think about price, timing and documents from the people who advise sellers every week. Selling a home to buy here? Our Casa Bonita II home valuation and Casa Bonita II seller’s guide explain the other side of the same transaction. Call Jesse direct at (239) 898-6072.
For every Casa Bonita II home on your short list we match it to its floor plan and floor, pull the county sales for the same plan, check the building’s Florida Division of Corporations and condominium records, sample FEMA’s flood map across the footprint, and ask the seller for the budget, the reserve balance, the special-assessment history, the milestone and reserve documents and the estoppel certificate. You see fewer surprises and offer with the facts in hand.
Recent Casa Bonita II track record, last 12 months: Information not available at time of publishing (checked 2026-10-01). The Southwest Florida MLS pull that would show our own closings in the building was not run for this page, so we never imply that we sold, listed or represented a sale at Casa Bonita II, and we will not estimate one. What we can state is the record itself: we tracked every one of the 53 Casa Bonita II sales in the county record dated 2009 or later, where the record is complete, and the 77 earlier sales the file holds, plus the latest transfer on all 54 unit parcels, before writing any advice on this page.
The Casa Bonita II condo market for buyers in October 2026 is thin but current. The county recorded 8 qualified sales in the last 60 months, October 2021 through June 2026, priced from $675,000 to $1,305,000, and the median of these 8 sales is $749,500. No window reaches 10 sales, so we list every one. These are county records, not Southwest Florida MLS closings.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026).
The county roll keeps each home’s last four sales with exact dates, and the state’s sale files add every recorded sale from 2009 on, so the record is complete from 2009 and partial before it. A count since 2009 is a complete count, and a count of all recorded history is a count of what the file holds, never a claim that it holds every sale ever made. We lead with the first window of 12, 24, 36 or 60 months that holds 10 or more qualified sales. None does at Casa Bonita II, so we follow the county presentation rule: list the sales and state a median only as the median of the sales listed. The newest sale in the county file is dated June 9, 2026. We tracked every one of the 8 qualified Casa Bonita II sales of the last 60 months, and all 13 since January 2021, before writing this section.
Every window below ends on the county index date, October 1, 2026, and each median is a median of the sales in that row, never a market median.
| County window | Qualified sales | Median | Low | High | Median per heated sq ft |
|---|---|---|---|---|---|
| Last 12 months (since October 2025) | 5 | median of these 5 sales $700,000 | $675,000 | $796,000 | $642.79 |
| Last 24 months (since October 2024) | 5 | median of these 5 sales $700,000 | $675,000 | $796,000 | $642.79 |
| Last 36 months (since October 2023) | 5 | median of these 5 sales $700,000 | $675,000 | $796,000 | $642.79 |
| Last 60 months (since October 2021) | 8 | median of these 8 sales $749,500 | $675,000 | $1,305,000 | $672.77 |
| All recorded history, from August 1974 | 130 | not published | not published | not published | not published |
The first three rows show the same five sales because nothing sold between October 2023 and October 2025. The all-history row is a count and a first year only, because a median across fifty years of prices would describe no market that exists today.
The eight sales below are every qualified Casa Bonita II sale in the last 60 months, with the building address only, 25870 Hickory Blvd, and the floor from the county file.
| Recorded date | Floor | Price | Heated sq ft | Price per sq ft |
|---|---|---|---|---|
| October 28, 2022 | 3 | $1,045,000 | 1,148 | $910.28 |
| April 24, 2023 | 3 | $1,180,000 | 1,148 | $1,027.87 |
| May 8, 2023 | 7 | $1,305,000 | 1,148 | $1,136.76 |
| October 2, 2025 | 5 | $700,000 | 1,089 | $642.79 |
| February 5, 2026 | 7 | $796,000 | 1,148 | $693.38 |
| February 26, 2026 | 1 | $675,000 | 1,148 | $587.98 |
| March 19, 2026 | 3 | $690,000 | 1,058 | $652.17 |
| June 9, 2026 | 2 | $703,000 | 1,148 | $612.37 |
With 8 prices the median is the mean of the fourth and fifth values, $703,000 and $796,000, which is $749,500. The median price per heated square foot of these 8 sales is $672.77. Five of the 8 are dated in the last 12 months, and their prices run from $675,000 to $796,000, so the median of these 5 sales is $700,000 and their price per square foot runs from $587.98 to $693.38. The three sales from 2022 and 2023 are the three highest, each a 1,148 square foot home.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026).
The county file holds 13 qualified sales dated January 2021 or later, which is a longer window than the 60 months above because it starts nine months earlier and so adds five sales from March to August 2021. Sorted, the thirteen prices are $585,000, $675,000, $685,000, $690,000, $700,000, $703,000, $730,000, $796,000, $801,000, $860,000, $1,045,000, $1,180,000 and $1,305,000. With thirteen values the median is the seventh, $730,000, and this window holds more than 10 sales, which is why we may state it. The mean is $827,308. It is a different window from the 60 months above, so the two medians, $730,000 and $749,500, are not interchangeable.
The mean of the thirteen per-sale ratios is $742.07 per square foot and the median is $670.34. The lowest is $537.19 in July 2021 and the highest is $1,136.76 in May 2023, and the $1,305,000 of May 2023 is the highest qualified sale in the whole county file for this building. The per-square-foot figures use heated area from the county roll, which is the county’s number and not necessarily the declaration’s.
The county roll gives the building three heated sizes, and the sales since January 2021 split across all three.
| Heated area | Sales since January 2021 | Median of these sales | Mean price per sq ft |
|---|---|---|---|
| 1,058 sq ft | 2 | $745,500 | $704.63 |
| 1,089 sq ft | 5 | $700,000 | $653.81 |
| 1,148 sq ft | 6 | $920,500 | $828.11 |
By floor, the same 13 sales group into three bands.
| Floors | Sales since January 2021 | Median of these sales | Median price per sq ft |
|---|---|---|---|
| 1 and 2 | 4 | $694,000 | $620.69 |
| 3, 4 and 5 | 6 | $780,000 | $720.94 |
| 7 | 3 | $801,000 | $757.09 |
No sale in the file since 2021 falls on the sixth or eighth floor, so those floors have no recent comparable at all. With six sales or fewer in each row, treat both tables as directional and use them to choose comparables, not to price a home. The larger end-position plan carries the highest price and the highest ratio, but its lowest ratio, $587.98 in February 2026, is the second-lowest of the thirteen, so size alone does not settle value.
Split the thirteen sales at January 1, 2024 and the file shows a gap. The eight sales from 2021 through 2023 have a median of $830,500 and a mean of $807.28 per square foot. The five sales from 2024 through 2026 have a median of $700,000 and a mean of $637.74 per square foot. The later group is $130,500 lower at the median, or 15.7 percent of $830,500. Both groups are small and the plan mix differs between them, so we do not call it a trend. We do say that a buyer should know the sales since October 2025 sit in a $675,000 to $796,000 band, and that a listing asking from the two 2023 sales is asking from the top of the record.
Information not available at time of publishing (checked 2026-10-01). That sentence covers every figure that comes from the Southwest Florida MLS: closed-sale counts and medians from the MLS, days on market, sale-to-list ratio, active and pending listings, months of supply and list-price history. We are not estimating them from the county record, because the two sources measure different things and a record this thin would make an estimate false precision. When the MLS pull is available we will add them with their dates.
Start your Casa Bonita II buyer consultation and we will send the homes that fit your plans, the recorded sales of the same floor plan and the documents to request. Call Marc at (239) 287-5873, or read how we represent buyers. Selling a home to buy here? Get a free Casa Bonita II home valuation and Call Jesse direct at (239) 898-6072.
Casa Bonita II offers 54 two-bedroom, two-bath condos on three plans of 1,058, 1,089 and 1,148 heated square feet across eight floors, all coded Gulf view on the county roll, so the choice is plan, floor and condition and not bedroom count. The sales above show which plan has sold and at what price.
Data updated: October 2026 (Lee County Property Appraiser roll and building layer, queried 1 Oct 2026).
The description below comes from the county’s parcel roll and building layer, not from a brochure, and we have not seen the association’s floor plans. The roll codes all 54 homes as two bedrooms and two baths, and codes the land under every one as Gulf.
| Heated area (county roll) | Homes | Where they sit, by our reading |
|---|---|---|
| 1,058 sq ft | 22 | The middle positions on each floor |
| 1,089 sq ft | 16 | The positions beside the middle |
| 1,148 sq ft | 16 | The end positions of each floor |
| Total | 54 | 22 + 16 + 16 |
The positions are our inference from the county’s unit numbering and heated areas, and we have not seen a plan. Total heated area across the 54 homes is 59,068 square feet, which matches the heated area the county’s building record shows for the structure. Floor one has five homes and floors two through eight have seven each, so the total is 5 + (7 x 7) = 54, and the county roll shows two ground-floor positions that the numbering skips. We have not seen a plan that explains what occupies that space. The common-element parcel holds 1.93 acres, or 84,116 square feet, and 54 homes on 1.93 acres is about 28 homes per acre by our arithmetic.
The 1,148 square foot plan is the largest and, by the sales since 2021, the priciest: its six sales have a median of $920,500 and a mean of $828.11 per square foot. The 1,089 square foot plan, with five sales and a median of $700,000, is the plan with the most recent resale, in October 2025. The 1,058 square foot plan, with two sales since 2021 and one in March 2026 at $690,000, is the smallest and the most common. A buyer who wants the most space should compare end-position homes with one another and not with the middle plans, and a buyer who wants the lowest entry should read the 1,058 and 1,089 sales first. Whatever the plan, price a home against its own plan and floor.
The county codes every home as Gulf view, and that is all it tells us. It does not say which homes see the Gulf directly and which see it at an angle, how high a lanai sits, or what a floor looks onto, and we cannot publish sight lines from public records. The sales by floor show only that the higher floors have a few high prices and that no sale since 2021 falls on the sixth or eighth floor. A buyer who cares about the view should stand on the balcony of the exact home, and a buyer who worries about storm surge should ask the elevation certificate which floor is the lowest finished floor, a point the flood section returns to.
The county’s owner mailing addresses show a building that is mostly a second home. Of the 54 unit parcels, 21 list a Florida mailing address, 32 list another state and one lists Ontario, Canada, which makes 33 of 54, or 61.1 percent, with a mailing address outside Florida. Indiana accounts for six, Ohio and Illinois for four each. Only 6 of the 54 homes, 11.1 percent, show a homestead exemption in the county layer, the exemption a Florida primary residence can claim under section 196.031, Florida Statutes. A mailing address is not proof of where someone sleeps, and we never name an owner, but the pattern is consistent with seasonal use and out-of-state ownership. That mix matters in a purchase: a buyer pool of seasonal owners reads documents carefully, wants the building’s finances in writing and often needs a closing that can be handled from another state.
Casa Bonita II does not suit a buyer who needs to read the rules, the budget and the reserve policy before making an offer, because we could not find any of them, and under Florida law the package normally arrives after you have a contract. If that sequence is a problem, look at buildings that publish their documents, such as the larger Bonita Beach Club, or at its southern neighbor Casa Bonita Grande, whose declaration and rules are public and which we have read in full.
Owning a Casa Bonita II condo layers the regular assessment, any special assessment, property tax, insurance and an estoppel fee on top of the price, and none of the association’s own figures is published. The legal route to the exact monthly number is the estoppel certificate, which the association must issue within 10 business days of a written request.
Data updated: October 2026 (Lee County Property Appraiser roll, index built 1 Oct 2026; Florida Statutes read 1 Oct 2026).
| Cost layer | Who pays | What is public | The document that answers it |
|---|---|---|---|
| Regular assessment | Each owner, by the declaration’s share | Not published | The budget and the estoppel certificate |
| Special assessment | Each owner | None found | The estoppel, the budget and the minutes |
| Property tax | Each owner | County just values, median $657,546, range $422,382 to $731,247 | The Lee County Tax Collector bill |
| Master insurance | The association, through assessments | Not published | The insurance summary and the estoppel contacts |
| Your own policy | The owner | Not applicable | Your agent’s quote for the exact home |
| Estoppel certificate | Customarily the seller, per the contract | Capped by statute and adjusted for inflation | Florida Statute 718.116 and the state’s fee table |
| Approval or transfer fee | The buyer, only if the declaration provides one | Not published | The declaration and the estoppel |
| Deed tax | Customarily the seller, per the contract | $0.70 per $100 | Florida Statute 201.02 |
Florida Statute 718.115 defines common expenses as the cost of operating, maintaining, repairing, replacing and protecting the common elements and association property, and adds that water and sewer service behind a master meter is a common expense unless the declaration says otherwise. That is the law. What this building’s declaration lists, and what its assessment is built from, is the question, and we have not read the declaration, because none is published. We do not state whether water, sewer, trash, cable, internet, pest control or building insurance sits inside the regular assessment. Electricity to the homes is billed by Florida Power and Light to the account holder in the usual way.
The association fee and the fee-includes list as shown in Southwest Florida MLS listing remarks: Information not available at time of publishing (checked 2026-10-01). We will check them when the MLS pull is available, and we will treat listing text as a lead and not as an association document.
Florida law requires condominium associations to budget reserves for roof replacement, building painting, pavement resurfacing and other items above a threshold, and, for buildings three habitable stories or taller, to fund structural integrity reserves for specified structural components under section 718.112(2)(g). We do not state what Casa Bonita II has reserved, because the budget and reserve records are not public. Under section 718.111(12), an association managing 25 or more units must post its governing documents and budget on a website or mobile application, and Casa Bonita II has 54 units. We found no public site, and a compliant portal can sit behind an owner login, so we do not read the lack of a public site as a compliance finding. It means the documents are not public, and a prospective buyer gets them through the seller.
An estoppel certificate is the association’s written statement of what a home owes. Florida Statute 718.116 requires the association to issue it within 10 business days after a written or electronic request. The fee is up to $299 for the certificate, up to $119 more for an expedited request delivered within 3 business days and up to $179 more where the account is delinquent, which are the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida Department of Business and Professional Regulation in its estoppel certificate fee table. A certificate delivered by hand or electronically is effective for 30 days and a mailed one for 35. It is where a buyer sees the regular assessment and its frequency, any capital contribution, resale or transfer fee, any open rule violation, whether board approval of a transfer is required, whether a right of first refusal exists, and the contacts for the association’s insurance.
The Florida Department of Business and Professional Regulation’s condominium record for this building lists the managing entity’s street address as 9001 Highland Woods Blvd, Suite 1, in Bonita Springs, in care of Cambridge Management. The Florida Division of Corporations lists the same street address as the association’s principal address, and its record shows a most recent filing event on March 28, 2025 and a 2026 annual report. We cannot tell from public records whether that firm manages the building today, and we do not guess. Ask for the current management contact when you request the estoppel, which the statute says each association must designate on its website where it has one.
Check seven things in the Casa Bonita II documents: the recorded declaration and every amendment, the current budget and reserve schedule, every special assessment notice since 2022, the insurance summary, the milestone inspection summary and structural reserve study, the minutes of the last twelve months and the estoppel certificate. Under Florida Statute 718.503 the seller supplies most of them.
Data updated: October 2026 (Florida Statutes 718.503, 718.116 and 553.899, read 1 Oct 2026).
The Florida Department of Business and Professional Regulation lists one project record for this building, number PR1S003001: 54 units in Lee County, a primary status of Approved and a secondary status of Recorded, recorded August 15, 1973, with the managing entity named as Casa Bonita II Condo Assn Inc. That is a registration record, not the governing documents. The county’s legal description cites Official Records Book 1014, Page 1334, which we treat as the declaration’s reference without having read the instrument. The Florida Division of Corporations lists Casa Bonita II Condominium Association, Inc., document 730426, filed August 13, 1974 and active. A web address that carries the building’s name loads a parked placeholder page, not an association site, and we found no posted rules, budget or document library.
There are five lawful and ordinary routes, and the first two are the ones a buyer uses.
Under section 718.503, a resale contract must carry one of two clauses. One has the buyer acknowledge receiving the declaration, articles, bylaws, rules, financial statement, budget and frequently asked questions document more than 7 days, excluding Saturdays, Sundays and legal holidays, before signing. The other makes the contract voidable by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after the buyer signs and receives the documents, and it says any purported waiver has no effect. A buyer who gets the package late has the second right, so we ask for it before you write an offer.
Casa Bonita II was completed in 1973 and has eight stories, so under Florida Statute 553.899 a building of three habitable stories or more that reached 30 years of age before July 1, 2022 had to have its initial milestone inspection performed before December 31, 2024. By section 718.112(2)(g), an association existing on or before July 1, 2022 had to have a structural integrity reserve study completed by December 31, 2025, and the statute allows a study to be done with a milestone inspection due on or before December 31, 2026 but in no event after that date. Those dates are our inference from the county’s year built and story count, because the statute measures age from the certificate of occupancy, and the association’s own status is not public. A contract signed after December 31, 2024 must carry a conspicuous statement under section 718.503(2)(e) saying whether the association is required to have a milestone inspection or reserve study and has completed it. Read which form your contract uses and ask the seller why.
Casa Bonita II’s leasing, pet and approval rules are not published: we found no minimum lease term, rental cap, pet limit or sale-approval requirement. The declaration, the rules and the estoppel certificate hold the answers, and Florida, Lee County and the City of Bonita Springs add licensing, tax and permit rules on top of whatever the association allows.
No public document tells us the minimum lease term, the maximum term, the number of leases per year, the application fee or the screening process at Casa Bonita II. Gulf-side associations on the strip whose documents we have read set a 30-day floor, including Casa Bonita Grande and the Bonita Beach Club, but that is a pattern on the strip and not a statement about this building. A buyer who plans to rent for part of the year needs three facts before an offer: the minimum term, whether approval and a fee apply, and whether the building’s insurer treats the rental pattern as transient use.
Florida Statutes section 718.110(13) says an amendment that prohibits renting, changes the rental term or limits how often owners may rent applies only to owners who consent to it and owners who acquire title after it takes effect. So the date of any rental amendment decides which owners it binds, and a building can have two classes of owner under two sets of rental rights. Ask when any rental provision was adopted.
Florida Statute 509.242 defines a vacation rental to include a condominium unit rented more than three times in a calendar year for periods of less than 30 days or one calendar month, or advertised or held out as regularly rented to guests, and such a unit needs a license under the state’s vacation rental guide. Lee County’s tourist development tax is 5 percent of gross rent on rentals of six months or less, under Lee County Ordinance 13-14, administered through the Clerk’s tourist tax unit and listed at 5.0 percent in the Department of Revenue’s rate table. Florida sales tax on transient rentals is a separate state filing. The City of Bonita Springs requires a rental permit for non-owner-occupied property of up to six units, and its rental permit page exempts properties of more than six units governed by Chapter 718, so by our reading the permit does not apply to a 54-unit building. Confirm with the City before you rely on that.
Casa Bonita II’s pet rules are not published, so we cannot state a weight limit, a count limit or a breed restriction. Ask for the pet section of the rules and whether it applies to guests and tenants. An assistance animal is not a pet under federal fair housing law, and the U.S. Department of Housing and Urban Development explains the rules on its assistance animals page. Lee County’s beach parks do not allow pets: on October 1, 2026 the county’s pages for Bonita Beach Park, Little Hickory Island Park and Bonita Beach Accesses 2 through 9 each said no pets. An owner with a dog should ask the association where a dog may walk.
Whether Casa Bonita II requires board approval of a sale or lease is not published. Florida Statute 718.116 requires the estoppel certificate to state whether the rules require approval of a transfer and whether it has been given, and whether a right of first refusal exists, so request it in the first week of a contract, because a closing date inside a board’s decision window cannot happen. Where an association approves leases, section 718.116(4) lets delinquency in assessments be a ground to disapprove a lease. Plan your timeline on the assumption that approval may be required until a document says otherwise, and note that a cash buyer and a financed buyer face the same step.
Casa Bonita II sits where two FEMA flood zones meet. Our 40-point sample across the condo’s footprint returned zone VE with a base flood elevation of 13 feet at 19 points and zone AE with a base flood elevation of 12 feet at 21 points, on Lee County panel 12071C0651G effective November 17, 2022, in Evacuation Zone A.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026).
On October 1, 2026 we queried the FEMA National Flood Hazard Layer at 40 points across the building’s footprint, about 53 meters north to south and 39 meters east to west. The VE 13 points lie on the south and west sides toward the Gulf and the AE 12 points on the north and east sides, so the boundary runs through the building. The county’s single map point returns VE 13, which is why we sampled. We also read bare-earth ground from the federal 3D Elevation Program, in feet on the NAVD88 datum.
| Position on the footprint | FEMA zone nearest that side | Ground, feet NAVD88 | Base flood elevation above that ground |
|---|---|---|---|
| Center, the county map point | VE 13 | 7.27 | 5.73 feet |
| South side | VE 13 | 5.11 | 7.89 feet |
| West, Gulf side | VE 13 | 5.40 | 7.60 feet |
| North side | AE 12 | 7.80 | 4.20 feet |
| East, road side | AE 12 | 7.56 | 4.44 feet |
Bare-earth ground is not a finished floor, and the building’s elevation certificate is the document that shows where a unit’s lowest floor sits. A building across a zone boundary is commonly rated at the higher-risk zone, but that is a question for your insurance agent and lender, and we do not say which zone a particular home is treated as being in.
The National Hurricane Center’s report on Hurricane Ian puts inundation at Bonita Beach at 8 to 12 feet above ground. The nearest surveyed U.S. Geological Survey mark is 11.3 feet NAVD88 inside a ground-floor unit at 25901 Hickory Blvd, a neighboring building about 110 meters east, 1.7 feet below the VE 13 elevation, and it is not a measurement of this building. We found no public damage or repair record for Casa Bonita II. The City of Bonita Springs treats the design flood elevation as base flood elevation plus one foot, 14 feet on the VE side and 13 feet on the AE side, and requires a building that is substantially damaged, meaning repair cost of 50 percent or more of its value, to be raised to it, per the City’s substantial damage notice. The City is rated Class 5 in the Community Rating System, a 25 percent discount on flood premiums in special flood hazard areas, per the FEMA Community Information System, and whether it reaches a given policy is a rating question. Our read of the line geometry places the building between the state’s 1978 and 1991 coastal construction control lines, which is our inference.
The association’s master policy, carrier, premium and deductible are not published, so we state none. FEMA’s condominium building coverage summary allows up to $250,000 per unit, which for 54 units is $13,500,000. As context only, the Office of Insurance Regulation’s data put the statewide average condominium association premium at $72,570 in the second quarter of 2022, $147,381 in 2024 and $135,100 in 2026, and Citizens lists 2026 changes of 7.7 percent for multiperil and 14.1 percent for wind-only. Those are not this building’s premium. Ask for the master policy declarations page and the wind deductible, and carry an HO-6 policy with loss assessment coverage plus a flood policy for contents and improvements. Start your Casa Bonita II buyer consultation and Call Marc at (239) 287-5873 for a quote request list.
We found no public permit table for Casa Bonita II since Hurricane Ian, so we state no permit count for the building. The City of Bonita Springs issues the permits, and a buyer can search the address, ask the seller for closed permits and ask the manager for the association’s repair history.
The City’s Hurricane Ian progress report reports 19,427 damage assessments across the City, with 28 parcels destroyed, 1,332 with major damage and 1,660 with minor damage. Those are City-wide counts, and we found no table by building. Ask the seller whether the home took water, whether a claim was paid, whether the association levied for storm work and whether every permit is closed, because Florida Statute 689.302 requires a seller to disclose known flood history. Then search the address in the City’s EnerGov portal, and read the City’s Hurricane Ian permitting page for the post-storm process.
A Casa Bonita II condo can be financed, but a lender reviews the building as well as the home, and the association’s budget, reserves and insurance are not public here. We name no lender and have confirmed no lender’s rule for this building, and a cash buyer faces the same documents without a lender’s review.
Lenders look at the budget and reserves, pending litigation or special assessments, the share of owners who are delinquent, the master insurance and the owner-occupied share. About 61 percent of the building’s mailing addresses are outside Florida and 6 of 54 homes carry a homestead exemption, so expect a lender to ask how many homes are second homes or rentals. Your lender’s own questionnaire controls, and the association completes it, so order it early. A lender will also require flood insurance if the home is in a special flood hazard area, so get a quote for the exact home before you finalize a budget. Our Casa Bonita II guide lists the document requests to send with it.
Property tax resets to market value after a sale, so never carry a seller’s bill forward. At $749,500, the median of these 8 sales, the Florida deed tax is $5,246.50, and an 80 percent loan on a $703,000 sale adds $1,968.40 in mortgage stamps and $1,124.80 in intangible tax.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026).
On the county roll for the 54 homes, just value runs from $422,382 to $731,247 with a median of $657,546, and taxable value has a median of $638,666. Roll values trail market prices, since the five recorded sales of the last 12 months ran from $675,000 to $796,000, and we publish no tax bill because we did not pull a millage for this address. We will run one at your price on request.
Florida Statute 201.02 taxes deeds at 70 cents per $100. In Lee County the seller customarily pays that tax and the owner’s title policy, and the contract controls both. A loan adds mortgage stamps at 35 cents per $100 and a nonrecurring intangible tax of 2 mills, as an illustration at 80 percent loan to value and not a quote.
| Recorded sale price | Deed tax | Loan amount | Mortgage stamps | Intangible tax | Loan taxes together |
|---|---|---|---|---|---|
| $675,000 | $4,725.00 | $540,000 | $1,890.00 | $1,080.00 | $2,970.00 |
| $703,000 | $4,921.00 | $562,400 | $1,968.40 | $1,124.80 | $3,093.20 |
| $796,000 | $5,572.00 | $636,800 | $2,228.80 | $1,273.60 | $3,502.40 |
The worksheet leaves out the lender’s title policy, recording, appraisal, inspection, prorations, insurance escrow and any association application fee or capital contribution, which the estoppel states. The Loan Estimate and the settlement statement control. See how we price a Casa Bonita II purchase and Call Marc at (239) 287-5873.
Since August 17, 2024, an MLS participant working with a buyer must sign a written agreement before touring a home, and it must state any compensation as an amount or rate that is objectively ascertainable. That makes the fee a conversation before the first tour.
Data updated: October 2026 (National Association of Realtors guidance, read 1 Oct 2026).
According to the National Association of Realtors, Written Buyer Agreements 101, the agreement must disclose the compensation and how it is determined, bar the agent from receiving more than the amount agreed, and state that broker commissions are not set by law and are fully negotiable. We put the agreement and the fee in writing before we open the first Casa Bonita II door. You can ask the seller in your offer to cover some or all of our fee, and any part the seller does not cover is yours. We walk through the NAR settlement FAQs in plain terms before you sign. Start your Casa Bonita II buyer consultation or Call Marc at (239) 287-5873.
Casa Bonita II is served by Lee County School District schools assigned through a proximity and choice plan, not a single attendance boundary. Our reading of the district’s enrollment plan puts the condo in elementary zone Q and middle school zone GG, and we label that inferred, not confirmed by the district for this address.
In the 2024 to 2025 enrollment plan we read, zone Q lists Bonita Springs, Pinewoods, San Carlos Park, Spring Creek and Three Oaks elementary schools, and zone GG lists Bonita Springs Middle and Three Oaks Middle. High school assignment uses sub-zones in the district’s South Zone. To confirm, open the district’s school zones page, use the school site locator with 25870 Hickory Blvd, and print the result. The district approved a 2026 to 2027 plan on December 1, 2025, and we read the earlier one, so verify the current year before a school decision depends on it.
Daily life at Casa Bonita II runs on Hickory Blvd, with the Gulf at the building’s own frontage, county beach access a short drive south, and groceries, medical care and the interstate on the mainland via Bonita Beach Road. Airport trips run about 25 to 27 miles by our map-routing estimate.
Lee County Parks closed the parking lot and amenities at Bonita Beach Park, 27954 Hickory Blvd, on September 8, 2026, and the same day at Little Hickory Island Park, 26082 Hickory Blvd. The lot at Bonita Beach Access 1 closes on November 1, 2026, all for Hurricane Ian restoration work. Pedestrian access continues, and we read each County page on October 1, 2026. A Casa Bonita II owner has the building’s own frontage and is less exposed than a visitor, but guests and renters feel it, and we do not know the building’s guest parking rules.
Hickory Blvd leads south to Bonita Beach Road and east to the mainland, US 41 and I-75. Bonita Springs Utilities serves the City and Florida Power and Light supplies electricity, and the mailing ZIP is 34134. Lee County has five evacuation zones, and our query of the County’s zone layer returned Zone A for the building. Plan to leave early, because Hickory Blvd is a barrier island road and the County cites up to 41 hours to clear Lee County, per its evacuation information.
Buy Casa Bonita II if you want the more recent sales evidence, with 5 recorded sales in the last 12 months, and the Casa Bonita building closer to Seascape. Buy Casa Bonita I if you want a building that publishes its lease and purchase forms and a lower entry price, since its 60-month sales start at $550,000.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026).
This is a choice between two 54-home, 1973 condominiums on the same stretch of Hickory Blvd, and the neighbor is Casa Bonita I at Bonita Beach. Both show FEMA zone VE with a base flood elevation of 13 feet at the county’s map point, but only Casa Bonita II has been sampled across its footprint here, and it returned two zones. Casa Bonita I’s own association site posts lease and purchase application forms, a one-month minimum lease, a pool and a Club Room, per its association site as our Casa Bonita I research read it. Casa Bonita II publishes none of that.
| If your priority is | Look first at | Why, from the record |
|---|---|---|
| More recent sales to study | Casa Bonita II | 5 recorded sales in the last 12 months and 8 in 60 months |
| A lower entry price | Casa Bonita I | 60-month range from $550,000 to $1,215,000, against $675,000 to $1,305,000 here |
| A higher recorded middle | Casa Bonita I | The median of these 8 sales is $824,500, against $749,500 here |
| Rules you can read before an offer | Casa Bonita I | Lease and purchase forms are posted by its association |
| A shorter walk to Seascape and the Bonita Beach Club | Casa Bonita II | About 220 meters south of Seascape and 380 meters south of the Bonita Beach Club |
| A split flood zone you must price in | Casa Bonita II | VE 13 and AE 12 both inside the footprint, per our 40-point sample |
Each median above is the median of these 8 sales, so treat the gap as two small lists, not a market difference. If Casa Bonita I fits, read how we represent buyers at Casa Bonita I. If Casa Bonita II fits, start your Casa Bonita II buyer consultation and Call Marc at (239) 287-5873.
Casa Bonita II’s 8 recorded sales in 60 months, with a median of these 8 sales of $749,500, sit above the strip’s larger bay-side and mid-rise buildings and below its smallest, priciest ones. Each building’s county window differs, so the table describes records and does not rank them.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026).
A median of fewer than 10 sales appears only as the median of those sales.
| Association | Homes | Built | County window | Sales | Median | Range |
|---|---|---|---|---|---|---|
| Casa Bonita II | 54 | 1973 | 60 months, fewer than 10 | 8 | $749,500 (median of these 8 sales) | $675,000 to $1,305,000 |
| Bonita Beach Club | 198 | 1977 to 2009 | 24 months | 17 | $690,000 | $455,000 to $1,075,000 |
| Seascape | 136 | 1979 | 60 months | 10 | $592,500 | $370,000 to $850,000 |
| Bay Harbor Club | 104 | 1983 to 1984 | 24 months | 12 | $555,000 | $450,000 to $750,000 |
| Bonita Beach and Tennis Club | 360 | 1977 to 1980 | 12 months | 20 | $280,000 | $199,900 to $425,000 |
| Sea Isles | 84 | 1980 | 60 months, fewer than 10 | 8 | $610,000 (median of these 8 sales) | $395,000 to $833,000 |
| Casa Bonita I | 54 | 1973 | 60 months, fewer than 10 | 8 | $824,500 (median of these 8 sales) | $550,000 to $1,215,000 |
| Ambassador | 60 | 1982 | 60 months, fewer than 10 | 4 | $987,000 (median of these 4 sales) | $712,500 to $1,147,000 |
| Casa Bonita Grande | 54 | 1976 | 60 months, fewer than 10 | 3 | $945,000 (median of these 3 sales) | $900,000 to $1,010,000 |
| The Egret | 40 | 1972 | 60 months, fewer than 10 | 6 | $712,000 (median of these 6 sales) | $575,000 to $970,000 |
Per heated square foot, Casa Bonita II’s 8 sales have a median of $672.77, against $608.61 at the Bonita Beach Club and $568.39 at Seascape, each in its own window. If you want a deeper record to price from, the Bonita Beach Club and Seascape are where the strip’s deeper records sit. Our Bonita Beach area guide covers the rest, and we represent buyers across Bonita Springs.
Casa Bonita II’s strengths are a Gulf-side address, a 54-home building, 5 recorded sales in the last 12 months and public records that line up. Its drawbacks are a split FEMA flood zone, an older building facing milestone and reserve rules, and documents that are not public, so a buyer learns the monthly cost after signing.
If you can accept a split flood zone and will read the documents before you waive any contingency, Casa Bonita II is a sound small Gulf-side building. If you need the rules in hand before an offer, compare it with Casa Bonita I or Casa Bonita Grande.
To see Casa Bonita II condos for sale, tell us your budget and timing and we watch the Southwest Florida MLS for the building and send each match with its recorded sales, flood data and the documents to request. With 54 homes and 5 recorded sales a year, a saved search matters.
Active and pending Casa Bonita II listings, their list prices and months of supply: Information not available at time of publishing (checked 2026-10-01). We will not guess a count. Search current listings on DomainRealtyGroup.com or send us any Casa Bonita II address, and we will pull the file before you tour. When nothing is listed, we look at Casa Bonita I, Seascape and the rest of the strip, and Call Marc at (239) 287-5873.
You get a personalized Casa Bonita II buyer consultation from McGreevy and Comisar by using the buyer form on this page or by calling Marc Comisar at (239) 287-5873. Tell us your budget, timing and whether a floor, a view or a lower flood exposure matters, and we send the homes that fit with their recorded sales.
We start with the price you can support from the recorded sales of the same floor plan, then the flood quote, the insurance and the documents your lender and attorney will ask for. Start your Casa Bonita II buyer consultation, or read how we represent buyers. Call Marc at (239) 287-5873, or talk to Jesse direct at (239) 898-6072.
If you need to sell to buy, read how we sell Casa Bonita II homes and get a free Casa Bonita II home valuation so the sale and the purchase line up. Call Jesse direct at (239) 898-6072.
A seasonal Casa Bonita II owner leaves an eight-story Gulf-side condo empty for months, so plan the storm routine, a key holder, the insurance and the association paperwork. The building is in Evacuation Zone A, and 33 of its 54 homes already list a mailing address outside Florida.
Ask the declaration whether shutters, a key holder or a caretaker are required, who handles an emergency in the unit next door and how owners are notified. Lee County orders evacuation by zone, with Zone A first, so a warning can reach an empty home before you can.
Florida title companies routinely close with remote online notarization or mail-away signing. Confirm wire instructions by phone, never from an email alone. A foreign buyer should plan with a cross-border tax adviser, since a later sale generally faces IRS FIRPTA withholding unless an exemption or certificate applies.
Marc Comisar is a top-reviewed Bonita Beach buyer’s agent and Jesse McGreevy is a top-reviewed Bonita Springs realtor, and every review below is copied from our Google Business Profile. Those reviews are how Top 1% Real Estate Agents Nationally Since 2008 are measured in practice: by the clients who closed with us.
★★★★★ “We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn’t know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!” Verified Google review
★★★★★ “Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process.” Verified Google review
★★★★★ “He was quick to respond with any questions about the purchase of our new home and made sure everything went smoothly! We highly recommend him as an agent!” Verified Google review
★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Verified Google review
These are the questions Casa Bonita II condo buyers and searchers ask most, rewritten as plain questions, with answers drawn from the county record, the state’s condominium records and the statutes cited above. Where a fact is not published, we say so and name the document that settles it. Every answer names Casa Bonita II, and each is one paragraph you can read on its own.
Active and pending Casa Bonita II condo listings, list prices and months of supply: Information not available at time of publishing (checked 2026-10-01). We watch the Southwest Florida MLS for the building, so tell us your budget and timing and we send each match with its recorded sales, flood data and the documents to request. Call Marc at (239) 287-5873.
The county recorded 8 qualified Casa Bonita II sales in the last 60 months, priced from $675,000 to $1,305,000, and the five dated in the last 12 months ran from $675,000 to $796,000. Those are recorded sale prices from the county file, not current asking prices, and price depends on plan and floor.
The median of these 8 sales, October 2021 through June 2026, is $749,500, and the median of the 5 sales dated in the last 12 months is $700,000. No window of up to 60 months holds 10 qualified sales, so neither figure is a market median, and each describes only the sales listed.
The county file shows 5 qualified Casa Bonita II sales dated between October 2, 2025 and June 9, 2026. That is out of 54 homes, so a buyer who wants a particular floor or plan may wait for it. A saved search on the Southwest Florida MLS is the practical answer, and we set one up for you.
The highest qualified sale in the county file for Casa Bonita II is $1,305,000 on May 8, 2023, for a 1,148 square foot home on the seventh floor, or $1,136.76 per heated square foot. The 5 sales dated since October 2025 sit between $675,000 and $796,000, so that record is not a guide to today’s prices.
Casa Bonita II has 54 condos in a single eight-story building at 25870 Hickory Blvd. The county roll shows three heated sizes, 1,058 square feet on 22 homes, 1,089 on 16 and 1,148 on 16, and codes every home as two bedrooms and two baths.
The Lee County Property Appraiser shows 1973 as the year built and eight stories. The state’s condominium record shows the declaration recorded August 15, 1973, and the association’s corporate filing is dated August 13, 1974, so we show all three dates because they are different events.
The association does not publish its regular assessment, so we publish no dollar figure and will not estimate one. The estoppel certificate states the regular assessment, its frequency and the date it is paid through, and the budget shows what it is built from. Request both before you price a Casa Bonita II condo.
Not published. Section 718.115 of the Florida Statutes defines common expenses in general terms and treats master-metered water and sewer as a common expense unless the declaration says otherwise, but what the Casa Bonita II assessment covers depends on its budget. Ask whether water, sewer, trash, cable, internet, pest control and building insurance are inside it.
We found none published, and we do not know whether one is planned or in force. The estoppel certificate must list assessments owed and those scheduled to come due while it is effective, and the buyer of a Casa Bonita II condo is jointly liable with the prior owner for assessments due before title transfers, so read it before you close.
Up to $299 for the certificate, up to $119 more for an expedited request and up to $179 more where the account is delinquent, which are the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida Department of Business and Professional Regulation. The association must issue it within 10 business days of a written request, and the contract says who pays.
Under section 718.503 the seller of a resale condo supplies the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone summary and structural reserve study where they apply, and the state’s frequently asked questions document, and your contract gives you a 7-day right to cancel if they arrive late. We request the package for your Casa Bonita II short list before you write an offer.
Yes, in two. Our 40-point sample of the FEMA National Flood Hazard Layer across the Casa Bonita II footprint returned zone VE with a base flood elevation of 13 feet at 19 points and zone AE at 12 feet at 21 points, on panel 12071C0651G effective November 17, 2022. The building’s elevation certificate controls any home-level question.
A lender will require flood insurance if the building sits in a special flood hazard area, and the FEMA zones at Casa Bonita II are both special flood hazard zones, so a financed buyer should expect to carry it. Even a cash buyer should price a flood policy and an HO-6 policy with loss assessment coverage. We do not publish a premium, because it depends on the exact home and its elevation certificate.
Yes. Lee County’s evacuation zone layer returns Zone A for Casa Bonita II, the County’s highest-risk surge zone, and Lee County cites up to 41 hours to clear the county. Check the address on the County’s own map, and keep your storm plan current whether you live here or visit for the winter.
We found no public damage or repair record for Casa Bonita II, so we cannot say. The National Hurricane Center puts Hurricane Ian’s inundation at Bonita Beach at 8 to 12 feet above ground, and Florida Statute 689.302 requires a seller to disclose known flood history, so ask the seller of any Casa Bonita II condo directly and ask for the permit history.
Not published. The minimum lease term, any cap, the application fee and the approval process sit in the declaration and rules, and the date a rental amendment was adopted decides which owners it binds under section 718.110(13). Lee County’s tourist tax of 5 percent applies to rentals of six months or less whatever the association allows.
We cannot say, because the Casa Bonita II rental rule is not published. Gulf-side buildings on the strip whose documents we have read set a 30-day minimum, which rules out weekly stays, and a unit rented more than three times a year for under 30 days can need a state vacation rental license, so get the answer in writing before you buy for that purpose.
Not published. The pet rule is in the declaration or rules, and the estoppel certificate lists any open rule violation. An assistance animal is not a pet under federal fair housing law, and Lee County’s beach parks do not allow pets, so ask the association where a dog may walk.
Whether Casa Bonita II requires approval of a sale or a lease is not published. The estoppel certificate must say whether approval is required and whether a right of first refusal exists, so request it in the first week of a contract, because a closing date inside a board’s decision window cannot happen.
We cannot say, because the association’s status is not public. By our inference from the 1973 year built and eight stories, the initial milestone inspection was due by December 31, 2024 and the structural reserve study by December 31, 2025. A buyer can request both in the Casa Bonita II disclosure package and ask the seller why a contract carries the form it does.
Yes, a Casa Bonita II condo can be financed, but a lender reviews the building as well as the home, and the budget, reserves and insurance are not public here. We name no lender. About 61 percent of the mailing addresses are outside Florida and 6 of 54 homes show a homestead exemption, so expect questions about second homes and rentals.
Yes, and a cash buyer faces the same documents without a lender’s review, so the work moves to you. Read the declaration, the budget, the reserve study, the insurance summary and the estoppel certificate yourself, and have an attorney or title company confirm there is no right of first refusal. We prepare the request list for a Casa Bonita II cash purchase.
At the $703,000 recorded price of June 2026, Florida’s deed tax is $4,921, which Lee County custom assigns to the seller, and an 80 percent loan on that price would carry $1,968.40 in mortgage stamps and $1,124.80 in nonrecurring intangible tax. The worksheet leaves out the lender’s title policy, appraisal, inspection, prorations, insurance escrow and any association fee, and your Loan Estimate controls.
Florida taxes deeds at 70 cents per $100 under section 201.02, and in Lee County the seller customarily pays that tax and the owner’s title policy, but the contract controls. A buyer with a loan pays the mortgage stamps and intangible tax on the loan. On a $675,000 sale the deed tax is $4,725.
We publish no tax bill, because the millage and exemptions change each year and we did not pull one for this address. The county’s just value across the 54 Casa Bonita II homes has a median of $657,546 and ranges from $422,382 to $731,247, and a sale resets the value, so never carry a seller’s bill forward.
You do not have to use one, but Florida buyers working with an MLS participant now sign a written agreement before touring, and the agreement states the compensation and says commissions are negotiable. A Casa Bonita II purchase turns on documents the seller supplies, which is where a buyer’s agent earns the fee. Call Marc at (239) 287-5873.
No. Casa Bonita II, Casa Bonita I, Casa Bonita Grande and Casa Bonita Royale are separate associations with separate declarations, boards and budgets, and Casa Bonita II is not the Casa Bonita condominium in Cape Coral either. A fee or rule at one says nothing about another, so check that every document carries 25870 Hickory Blvd.
Both are 54-home, 1973 buildings on Hickory Blvd. Casa Bonita II has 5 recorded sales in the last 12 months, and Casa Bonita I has a median of these 8 sales of $824,500 against $749,500 here and posts its lease and purchase forms, which Casa Bonita II does not. Our Casa Bonita I buyer’s guide covers the other side.
That depends on the buyer. The county codes every home as Gulf view and does not say which see the water directly, and no sale since 2021 falls on the sixth or eighth floor. A buyer who worries about storm surge should ask for the elevation certificate, and a buyer who cares about the view should stand on the balcony of the exact home.
The county record points to a pool, because the common-element parcel’s legal description ends “CE:POOL” and each home carries a pool flag. The county codes every home as Gulf view, but whether there is a path to the beach and who may use it is a question for the declaration and the manager.
Lee County uses proximity zones and not one attendance boundary. We read Casa Bonita II as elementary zone Q and middle school zone GG and label that inferred. Enter 25870 Hickory Blvd into the district’s school site locator, print the result and verify the current year’s plan before a school decision depends on it.
Lee County’s numbered accesses run along Hickory Blvd, including Little Hickory Island Park at 26082 Hickory Blvd and Bonita Beach Park at 27954 Hickory Blvd. Both parking lots closed on September 8, 2026 for restoration work, with pedestrian access continuing, and the Access 1 lot closes November 1, 2026.
It can be, because 33 of its 54 homes already list a mailing address outside Florida and the building suits a buyer who closes remotely and wants a Gulf-side address. Plan the storm routine, a key holder and the insurance before you leave for the summer, and confirm the lease and guest rules if friends or renters will use the home.
Call Marc at (239) 287-5873 or use the buyer form on this page, and tell us your budget, timing and must-haves. We send the Casa Bonita II condos that fit with their recorded sales and the documents to request. If you also need to sell, Call Jesse direct at (239) 898-6072.
A Bonita Beach condo specialist matters because the price is the smaller part of a Casa Bonita II decision: unpublished fees and rules, a split flood zone, a 1973 building under milestone and reserve rules and a thin sales record all sit behind it. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, read them before we show you a home.
Sellers thinking about the other side of this market can read how we sell Casa Bonita II condos or request a free Casa Bonita II valuation. Call Jesse direct at (239) 898-6072. For the building record behind this page, read the Casa Bonita II at Bonita Beach guide, and for the wider area see Bonita Beach and Bonita Springs.
If you are ready to buy a condo in Casa Bonita II, start your Casa Bonita II buyer consultation or Call Marc at (239) 287-5873, and we will send the condos that fit your budget, their recorded sales and the documents to request. McGreevy and Comisar are the #1 team in Southwest Florida since 2012, and our credentials are below.
Your local real estate experts for Casa Bonita II are Jesse McGreevy and Marc Comisar of McGreevy and Comisar, the team that leads Domain Realty Group from its office at 24031 S Tamiami Trl #101 in Bonita Springs. We read the county record and the state’s condominium records before writing a word about a Bonita Beach condo.
Jesse McGreevy is a Sales Associate and Marc Comisar is a Broker Associate, and you can read how the team was built on our about McGreevy and Comisar page. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the full record is below.
Buying in Casa Bonita II? See how we represent buyers or Call Marc at (239) 287-5873.
Selling a Casa Bonita II condo? Get a free Casa Bonita II home valuation, or Call Jesse direct at (239) 898-6072.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty, and Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Florida DBPR license numbers: Jesse McGreevy SL3101296 (Sales Associate) and Marc Comisar BK3060671 (Broker Associate), with the brokerage Domain Realty.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Follow our Southwest Florida market updates on Facebook, Instagram and YouTube. For the wider strip, see our guides to Seascape, Bay Harbor Club and Bonita Beach Club.
Every figure on this page traces to a county, city, state or federal record, an official published document or news reporting, retrieved on or before October 1, 2026. We do not cite brokerage or listing sites. Sale figures are from the Lee County Property Appraiser and Florida Department of Revenue recorded-sale files.
Casa Bonita II publishes no governing documents, so there is no association PDF to link, and the official documents below are the primary sources behind this page. They are published by the National Hurricane Center, the City of Bonita Springs, FEMA, the Florida Department of Business and Professional Regulation and Lee County, and each link opens the issuing authority’s own copy.
| Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
| Tropical Cyclone Report, Hurricane Ian | National Hurricane Center | 2022 | Storm surge and inundation along the Lee County coast | View the report |
| Substantial damage and substantial improvement notice | City of Bonita Springs | October 27, 2022 | The 50 percent rule and the design flood elevation | View the notice |
| Summary of coverage, residential condominium buildings | FEMA National Flood Insurance Program | May 2024 | Building limit, coinsurance and compliance coverage | View the summary |
| Estoppel certificate fee table | Florida Department of Business and Professional Regulation | Current | Inflation-adjusted estoppel fee caps under section 718.116 | View the table |
| Ordinance 13-14, tourist development tax | Lee County | Ordinance 13-14 | The 5 percent tax on rentals of six months or less | View the ordinance |
| Critical Erosion Report | Florida Department of Environmental Protection | Current | Critical beach erosion areas and restoration funding statewide | View the report |
County recorded sales: Lee County Property Appraiser and Florida Department of Revenue, index built 1 October 2026. Southwest Florida MLS figures were not available at publication (checked 2026-10-01).
McGreevy and Comisar, Best Realtor for Casa Bonita II at Bonita Beach. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.