We price a Casa Bonita Royale condo from the nearest recorded sale and request the budget, the assessments history 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
McGreevy and Comisar are a Bonita Springs buyer’s team, and this is our guide to buying a condo in Casa Bonita Royale at Bonita Beach, the 40-unit, six-floor bay-side condominium at 25901 Hickory Blvd on Little Hickory Island. The building sits inside the City of Bonita Springs, belongs to our Bonita Beach coverage and is one of four separately incorporated Casa Bonita condominiums, and its 22-slip dock on the back bay is its most distinctive amenity.
This is Casa Bonita Royale at 25901 Hickory Blvd, Bonita Springs, Florida 34134. It is not a restaurant, hotel or resort called Casa Bonita somewhere else, and it is not Casa Bonita Grande, Casa Bonita I or Casa Bonita II, the three Gulf-side associations across the road, each with its own declaration, budget and board.
The short version for a condo buyer is this. In the 60 months since October 2021 the county recorded only 2 qualified Casa Bonita Royale sales, $490,000 and $520,000, which is too few to call a median a price signal. The association publishes its 2026 budget: $3,273.70 a quarter for a standard unit and $3,601.32 a quarter for an end unit. FEMA’s map puts the building in Zone AE at a base flood elevation of 11 feet, Hurricane Ian put water inside a first-floor unit, and a 1979 building brings Florida’s milestone inspection and reserve study rules into every contract. None of that is a reason to walk away, and all of it is a reason to read the documents before you offer.
To buy a condo in Casa Bonita Royale at Bonita Beach in 2026, pick your floor plan and floor, price it from the nearest recorded sale, request the budget, the special-assessment history and the estoppel certificate before you offer, get a flood and wind quote for the exact unit, and sign a written buyer agreement before touring.
The order matters because Casa Bonita Royale is a single building with two floor plans and a very thin sales record. Twenty-eight standard units hold 1,099 square feet and twelve end units hold 1,399 square feet, all with two bedrooms and two baths, so the price question is mostly about floor, end position and whether a boat slip comes with the unit. We build that picture for your short list before you tour, and the Casa Bonita Royale at Bonita Beach guide holds the full association record behind this page.
These are the facts a Casa Bonita Royale condo buyer should know in October 2026, each drawn from the Lee County property roll, Florida Department of Revenue recorded sales, the association’s own public documents and state and federal records, and each explained in the section that covers it.
Casa Bonita Royale 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 fee stack to the special assessments, the dock, the flood map, the comparison with Casa Bonita Grande, the buyer consultation and the sources behind every figure on the page.
How Do I Buy a Condo in Casa Bonita Royale at Bonita Beach in 2026?
Why Work With McGreevy and Comisar as Your Casa Bonita Royale at Bonita Beach Buyer’s Agent?
What Is the Casa Bonita Royale at Bonita Beach Condo Market Like for Buyers Right Now?
Which Casa Bonita Royale at Bonita Beach Condo Fits Which Buyer?
What Will I Pay to Own a Casa Bonita Royale at Bonita Beach Condo?
What Do Casa Bonita Royale’s Special Assessments Mean for a Condo Buyer?
What Should a Boater Know About the Casa Bonita Royale at Bonita Beach Dock?
What Should I Check in the Casa Bonita Royale at Bonita Beach Condominium Documents?
What Are the Casa Bonita Royale Condo Rules on Leasing, Pets and Approvals?
Is Casa Bonita Royale at Bonita Beach in a Flood Zone, and What Will Condo Insurance Cost?
Can I Finance a Casa Bonita Royale at Bonita Beach Condo?
What Will My Property Taxes and Closing Costs Be on a Casa Bonita Royale at Bonita Beach Condo?
How Does Buyer Representation Work in Florida After the NAR Settlement?
Which Schools Serve Casa Bonita Royale at Bonita Beach?
What Is Daily Life Like at Casa Bonita Royale at Bonita Beach?
How Does Casa Bonita Royale at Bonita Beach Compare With the Rest of the Bonita Beach Condo Strip?
What Are the Pros and Cons of Buying a Condo at Casa Bonita Royale at Bonita Beach?
How Do I See Casa Bonita Royale at Bonita Beach Condos for Sale?
How Do I Get a Personalized Casa Bonita Royale Condo Buyer Consultation?
Buying a Winter Home at Casa Bonita Royale: What Seasonal Condo Buyers Should Know
What Casa Bonita Royale Buyers Say About Working With Us
Frequently Asked Questions, Casa Bonita Royale at Bonita Beach Buyer Edition
Why Does a Bonita Beach Condo Specialist Matter When You Buy?
Ready to Buy in Casa Bonita Royale? 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 Royale condo buyers with the same county-record data we use to price listings. We show you what the record says, what the documents say and where both are silent.
If you’re searching for the best buyer’s agent for a condo in Casa Bonita Royale at Bonita Beach, McGreevy and Comisar represent homebuyers across Bonita Springs, Estero, Naples, Fort Myers and Lee and Collier Counties, whether you are buying a first Florida home, a winter home you will lock and leave, or a bay-side condo with a boat-slip question. 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. To compare how agents work in this city, see our page on 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 Royale buyer hears how Bonita Beach sellers think about price, timing and repairs from the people who advise sellers every week. Selling a condo to buy here? Our Casa Bonita Royale at Bonita Beach home valuation and seller’s guide explain the other side of the same transaction. Call Jesse direct at (239) 898-6072.
For every Casa Bonita Royale condo on your short list we match it to its plan and floor, pull the county’s recorded sales for its nearest twins, check its FEMA flood zone, ask the association’s manager for the estoppel certificate, the budget and the special-assessment history, and confirm the milestone and reserve-study status in writing. You tour fewer condos and offer with fewer surprises.
McGreevy and Comisar’s own closing history at Casa Bonita Royale is part of the Southwest Florida MLS pull that was not available on the publication date. Information not available at time of publishing (checked 2026-10-01). This page does not claim that we sold, listed or represented a sale at Casa Bonita Royale. What we bring is the record itself: we tracked every one of the 44 Casa Bonita Royale sales in the county record since 2009, every one of the 40 unit parcels on the Lee County roll, and 38 sets of association minutes, before writing any advice here.
Casa Bonita Royale at Bonita Beach recorded 2 qualified condo sales in the Lee County record in the 60 months since October 2021, $490,000 on February 27, 2024 and $520,000 on July 2, 2026, and 44 since January 2009. These are county recorded sales, not Southwest Florida MLS closings, and no window reaches the 10 sales a median needs.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
We widened the window up to 60 months looking for 10 qualified sales, as our method requires, and never got there. The county index was built October 1, 2026 from the property appraiser’s September 27, 2026 roll export. The roll keeps each unit’s last four sales with exact dates, and the state sale files add every recorded sale from 2009 on, so the record is complete from 2009 and only partial before 2009.
| Window | Qualified sales | Low | High |
|---|---|---|---|
| 12 months since October 2025 | 1 | $520,000 | $520,000 |
| 24 months since October 2024 | 1 | $520,000 | $520,000 |
| 36 months since October 2023 | 2 | $490,000 | $520,000 |
| 60 months since October 2021 | 2 | $490,000 | $520,000 |
Because no window holds 10 sales, we list the sales and state no market median. The only median the record supports is the median of these 2 sales, $505,000, which is simply the midpoint of $490,000 and $520,000. Both are resales of 1,099 square foot condos in the 1979 building, and neither is builder-direct.
Here is every qualified sale in the leading window, with the building address only and the price per heated square foot from the county’s heated area.
| Date | Building address | Home | Heated sq ft | Price | Per heated sq ft |
|---|---|---|---|---|---|
| Feb 27, 2024 | 25901 Hickory Blvd | 2 bed, 2 bath | 1,099 | $490,000 | $445.86 |
| Jul 2, 2026 | 25901 Hickory Blvd | 2 bed, 2 bath | 1,099 | $520,000 | $473.16 |
The July 2026 sale is the only qualified sale in the last 12 months. The $30,000 gap between the two sales ($520,000 less $490,000) is 6.1 percent of the earlier price, across about two years and four months, and two sales cannot say whether that is a trend or two different floors.
Information not available at time of publishing (checked 2026-10-01). That sentence covers every figure that comes from the Southwest Florida MLS for Casa Bonita Royale: closed-sale count and median from the MLS, days on market, sale-to-list ratio and negotiation room, active and pending listings, months of supply, list-price history and our own closings in the building. We are not estimating any of them from the county record, because the two sources measure different things. The county file carries the deed consideration, the amount stated in the recorded transfer, while the MLS carries the reported closing price, and we never average them.
One 1,099 square foot condo at 25901 Hickory Blvd is in the qualified record on both sides of Hurricane Ian: a sale on December 14, 2020 at $500,000 and a sale on July 2, 2026 at $520,000. That is a gain of $20,000, or 4.0 percent, across five and a half years that included the storm, the repairs and a near doubling of the quarterly assessment. This is a public-record sale, not one of ours, and the county file does not say why the owner sold, what repairs were made or who paid which closing cost. What it shows a buyer is that the one before-and-after measurement the county offers for this building is a modest gain, and one pair is one pair.
Casa Bonita Royale has 19 pairs of consecutive qualified sales of the same condo since 2009, and 17 of them show a gain, one shows no change and one shows a loss. The flat pair is a condo that sold twice at $325,000, in June 2013 and April 2015. The loss is a condo that sold for $387,000 on March 30, 2017 and for $290,250 on February 14, 2018, a drop of 25.0 percent in under eleven months, before it sold again for $505,000 in July 2021. The county file does not say why the 2018 price was low, and a transfer like that can reflect condition, a family transaction or a distressed sale. We would want to see the deed before using it as a comparable.
Casa Bonita Royale condos come in two plans, both with two bedrooms and two baths: 28 standard units of 1,099 square feet and 12 end units of 1,399 square feet of heated area, per the county roll. In the county record the two recent sales were the standard plan at $490,000 and $520,000.
| Plan | Heated area (county roll) | Units | Where they sit | Size in the declaration |
|---|---|---|---|---|
| Standard | 1,099 sq ft | 28 | Interior stacks on all six floors | about 1,260 sq ft |
| End apartment | 1,399 sq ft | 12 | The two end stacks on all six floors | about 1,690 sq ft |
| Total | 47,560 sq ft | 40 | 28 + 12 |
The two sources measure different things. The county’s heated area is 1,099 and 1,399 square feet. The declaration’s Section 3.2 says each end apartment contains approximately 1,690 square feet and all others approximately 1,260, and Section 3.4 puts a balcony, loggia or terrace that serves only one apartment inside that apartment’s boundary, so our reading is that the declaration’s larger figures include the balconies. We publish both and attribute each, and a listing should say which figure it is quoting. We use the county’s heated area for every price per square foot.
| If you are | Look first at | Why, from the record |
|---|---|---|
| A boater who wants a lift at the building | A condo with an assigned dock slip | 21 of the 22 slips are assigned to units, and a dock transfers only to another owner with written approval |
| A seasonal owner who locks and leaves | An upper-floor standard unit | 35 of 40 apartments are above the first floor, which took water in 2022, and the building has a 22-slip dock and a pool |
| A buyer who wants the most floor area | An end unit | 1,399 sq ft against 1,099 sq ft, with a 10 percent surcharge on the share of common expenses |
| A buyer on a tighter budget than the Gulf side | A standard unit | The last two county sales were $490,000 and $520,000, against $900,000 to $1,010,000 across the road |
| A buyer who wants weekly rental income | A different building | The declaration sets a 30-day minimum lease |
| A buyer with a large dog | A different building | One pet per owner, 18 inches at the shoulder, and four named breeds are barred |
The county roll codes every one of the 40 units BAY, its flag for the water the land sits on. We do not state which stacks see the water, the street or the Gulf rooftops, because no public document we read maps the views, and a showing settles it in a minute. We also do not state which units hold a dock slip or a carport, because the roll flags a carport on 18 of the 40 units while the association’s budget bills 10, and the association assigns the slips. Ask for the assignment and the parking plan for the exact unit before you offer.
A Casa Bonita Royale at Bonita Beach condo owner pays a regular assessment of $3,273.70 a quarter for a standard unit and $3,601.32 a quarter for an end unit in 2026, per the association’s proposed budget, which is $1,091.23 and $1,200.44 a month. The assessment carries the building’s insurance, water, sewer, bulk television and internet, and reserves.
Data updated: October 2026 (association’s 2026 proposed budget; Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
| Unit type | Units | Share of common expenses | Per quarter | Per year | Per month equivalent |
|---|---|---|---|---|---|
| Standard unit | 28 | 2.4271% | $3,273.70 | $13,094.80 | $1,091.23 |
| End unit | 12 | 2.67% | $3,601.32 | $14,405.28 | $1,200.44 |
The figures are from the association’s 2026 Proposed Budget, version 1, last updated November 10, 2025, which shows the same amounts for fiscal 2025 and fiscal 2026 and four payments a year. The board’s approved minutes of November 24, 2025 record that the 2026 budget was approved with no increase in quarterly assessments. The document on the association’s site is labeled proposed and the adopted version is not posted there, so confirm the current figure on the estoppel certificate before you rely on it. Against the $520,000 recorded in July 2026, the standard unit’s $13,094.80 a year is 2.5 percent of the price (13,094.80 divided by 520,000).
Three smaller assessments apply only to the units that use the service: $118.00 a year for the 34 units on the shared air conditioning maintenance contract, $48.40 a year for each of 10 carport holders and $200.00 a year for each of 21 dock slips.
The budget totals $548,220.00 in maintenance fees, split into $329,893.70 of operating expenses and $218,326.30 of reserve funding. Reserves are 39.8 percent of the total, which is high for a building this size and reflects the structural reserve rules covered below.
| Operating line, 2026 proposed | Amount |
|---|---|
| Insurance premiums (property, wind, liability and related) | $78,600.50 |
| Flood insurance premiums | $62,647.20 |
| Cable television and internet | $42,654.36 |
| Water and sewer | $29,120.00 |
| Management fee | $15,800.00 |
| Building maintenance and repairs | $14,750.00 |
| Janitorial services | $13,000.00 |
| Elevator | $10,000.00 |
| Electricity, common areas | $9,367.85 |
| Trash collection | $7,803.12 |
| Accounting | $7,386.50 |
| Pool maintenance | $6,683.54 |
| All other operating lines | $32,080.63 |
| Total operating | $329,893.70 |
The two insurance lines together are $141,247.70, which is 42.8 percent of the operating budget and 25.8 percent of every assessment dollar. Bulk television and internet works out to about $88.86 per unit per month ($42,654.36 divided by 40 units and 12 months). Water and sewer for the units is inside the fee, because the building is on one meter and Section 8.1 of the declaration makes the service a common expense unless it is separately metered.
Casa Bonita Royale’s public minutes record building-wide special assessments in 2017, 2018, 2022, 2023 and 2025, the latest $6,310 for a standard unit and $6,942 for an end unit, due January 1, 2025. A buyer should ask the manager in writing for every assessment levied or proposed since then.
Data updated: October 2026 (association minutes and budgets, read October 1, 2026)
| When | Purpose | Standard unit | End unit | Source |
|---|---|---|---|---|
| April 2017 | Walkway and stair railing replacement | $1,105.00 | $1,215.50 | 2018 Adopted Budget notes |
| April 2017 | Dock replacement, dock holders only | $1,550 per slip | $1,550 per slip | Minutes of March 27, 2017 |
| Due April 30, 2018 | Hurricane Irma repairs, $36,882 in total | $559 | $615 | Minutes of March 20, 2018 |
| Due April 30, 2018 | Hurricane Irma carport repairs, carport holders only | $1,385 per carport | $1,385 per carport | Minutes of March 20, 2018 |
| 2020 | Dock electrical upgrade, dock holders only | $775 per slip | $775 per slip | 2021 Budget notes |
| 2022 | Elevators, entry doors, lobby and mailboxes | $3,884 | $4,272 | Draft minutes of the February 14, 2022 annual meeting |
| Due March 15, 2023 | Hurricane Ian capital assessment | $5,000, basis not stated | $5,000, basis not stated | Draft minutes of January 17, 2023 |
| Due January 1, 2025 | Replenish reserves to the study’s starting level, $260,000 in total | $6,310 | $6,942 | Draft minutes of November 14, 2024 |
| Due January 1, 2025 | Dock electrical work after Ian, dock holders only | $1,500 per slip | $1,500 per slip | Draft minutes of November 14, 2024 |
The approved minutes of January 13, 2025 say the elevator repairs were covered and that another capital call was not necessary at that time. We do not know whether any assessment has been levied since, so ask for the last two years of assessments in writing. The budget and the annual financial statement that Florida Statutes section 718.503 puts in the buyer’s disclosure package show part of the picture, and the estoppel certificate shows what is owed on the condo you want. Ask three more things: whether any assessment is unpaid on the condo you want, whether the board has discussed another reserve step, and whether the next elevator, roof or fire-system project is funded. Who pays an installment that falls due around closing is a contract term, so we write it into your offer.
The Casa Bonita Royale association leases a 22-slip docking facility with boat lifts from the State of Florida, and 21 of the 22 slips are assigned to individual condos. A slip transfers only to another Casa Bonita Royale owner, with the association’s written approval, and the state takes six percent of the income from a transfer.
Section 6.3 of the declaration says the association is the lessee of a 22-slip docking facility under a state submerged lands lease first recorded on July 6, 2001, with one slip belonging to the association and 21 assigned to units as limited common elements. The lease renewal the association posts authorizes a 22-slip private residential docking facility with boat lifts on 12,142 square feet of sovereignty submerged land, without fueling facilities and without liveaboards. So at most 21 of the 40 condos have a slip, and the association’s 2020 minutes describe one slip as grandfathered to an owner in a neighboring building.
The posted lease renewal runs from April 1, 2016 through April 1, 2026 and says renewal is at the option of the state. That date has passed, and we did not find a later renewal on the association’s public pages. Before you pay for a condo because of its dock, ask for the current lease, its term, its annual fee and any change to the number of slips. The docks stand on sovereignty submerged land administered by the Florida Department of Environmental Protection, and a 2019 note on the association’s site says a moored boat must stay inside the lease boundary, about five feet waterward of the end of the terminal platform.
We found no document that states a bridge clearance or a channel depth for the route from these docks to the Gulf, so we publish neither, and a boater should confirm both for the vessel in question. The docks open to the back bay behind Little Hickory Island, and the state lease names the water body Big Hickory Pass. The Big Hickory Pass bridge north of the strip was closed after Hurricane Ian per Lee County DOT, and we have not verified its current status. Put the slip number in the contract, and start the assignment paperwork and the state fee escrow when you go under contract. The declaration says an assignment made without the association’s written approval is void.
Check the Casa Bonita Royale condominium declaration, bylaws and rules, the current budget and reserve schedule, the milestone inspection summary, the structural integrity reserve study, the insurance summary, the special-assessment history, the minutes and the estoppel certificate. Florida’s resale statute entitles you to the core set at the seller’s expense once you have a contract.
Florida Statutes section 718.503 requires an owner who is not the developer to make the declaration, articles, bylaws and rules, the most recent annual financial statement and budget, and the frequently asked questions and answers document available to a buyer who has a contract. The contract must either say the buyer received them more than 7 days, excluding Saturdays, Sundays and legal holidays, before signing, or carry a clause that makes the contract voidable within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receipt. The statute treats the inspector-prepared summary of the milestone inspection and the most recent structural integrity reserve study the same way for a building that must have them. Read the statute’s text or ask us to walk you through the clause in your contract.
| Document | What to look for | Where it comes from |
|---|---|---|
| Amended and Restated Declaration, signed May 7, 2013 | Use limits, unit boundaries, Section 11 approvals, the 30-day lease minimum, the 18 inch pet rule, the dock sections | Association website and Lee County official records |
| Bylaws and rules | Board of five, 30 percent quorum, construction window, vehicle limits | Association website |
| Policies and Regulations, April 2026 | Occupancy, smoking, parking, pool and dock rules | Association website |
| Adopted 2026 budget and reserve schedule | The fee you will pay, reserve balance, structural reserve line | Manager, with the estoppel |
| Milestone inspection summary | Findings, repairs required, any Phase 2 | Seller, under section 718.503 |
| Structural integrity reserve study | Funding schedule and the building components covered | Seller, under section 718.503 |
| Insurance summary and flood declarations page | Wind deductible, insured value, carriers, flood limit | Manager or the association’s agent |
| Minutes, last 12 months | Projects, assessments, litigation, rule changes | Association board page or manager |
| Special-assessment ledger | Every levy since 2023 and any proposed | Manager, with the estoppel |
| Estoppel certificate | Balance, assessments due, fees, transfer approval | Association’s financial services office |
| Dock assignment and state lease | Slip number, lease term, transfer fees | Manager and the association |
Casa Bonita Royale requires board approval of every sale and every lease, sets a minimum lease of one month or 30 days, allows an owner one dog or cat no taller than 18 inches at the shoulder, and bars pets for tenants and guests. A buyer submits a $100 application and meets the board before closing.
Section 11.1 of the declaration requires written notice to the board at least 15 days before the transfer, and Section 11.5 gives the association 15 days from receipt of complete information to approve or disapprove, after which the request is deemed approved. The association posts a one-page sale checklist. After notice of a sale the buyer receives the application for membership and returns it with the $100 check. The board then arranges an interview with the buyer, in person or by telephone, with as many directors as possible. If the buyer is acceptable, the board tells the closing agent, the estoppel request goes to the association’s financial services office, and a consent to transfer form is signed, notarized and sent to the closing agent. The application asks about pets, the proposed use of the condo, references and any mortgage holder, and says the association may run a background check.
Casa Bonita Royale allows rentals with a minimum term of one month or 30 days under Section 11.2 of the declaration, with board approval of every lease, no subleasing and only an entire unit leased. The board may make an exception only for a hardship, in writing, before the occupancy. Leases are limited to two occupants per bedroom, which is four in a two-bedroom unit, while the lease application form and the welcome letter state a maximum of six occupants. Those two figures differ, the declaration is the governing text, and the board’s current practice is the thing to confirm.
The board has enforced the minimum. Its January 2023 minutes record a unit rented for one week, the board’s position that a unit must then stay empty for the balance of the 30 days, and the creation of a fining committee. A lease application, revised June 2026, must reach the association’s financial services office with a $100 check at least 15 days before the lease begins, and a $150 penalty applies, for $250 in total, if the lease copy is not provided in that period. A new application and fee are required for each lease.
Section 11.4 says an owner whose unit is leased may not use the common elements, including the limited common elements assigned to the unit, during the lease term. The minutes apply that to the parking space, the pool, the community room and the docks, so an owner who rents for the winter cannot keep a car in the lot or a boat in active use at the dock during that lease, as the board reads it.
Section 10.2 of the declaration allows an owner one small pet, a dog or cat no taller than 18 inches at the shoulder, and the declaration names Pit Bulls, Rottweilers, Dobermans and German Shepherds as breeds that are not allowed regardless of size. The limit is height, not weight. Reptiles, rodents, poultry, amphibians, swine and livestock are barred, and tropical fish are permitted. A dog or cat must be leashed or carried outside the unit and may not be left on a balcony or tied outside. The membership application asks a buyer to register a pet by attaching a photograph with the pet’s name and shoulder height. Tenants and guests may not keep or bring pets at all, per the declaration, the welcome letter and the April 2026 policies. Fair housing law treats assistance animals differently from pets, and an association’s pet limits do not decide those requests, as the U.S. Department of Housing and Urban Development explains.
Casa Bonita Royale maps in FEMA flood zone AE with a base flood elevation of 11 feet NAVD88, on Lee County FIRM panel 12071C0651G effective November 17, 2022, and in Lee County Evacuation Zone A. The association’s own flood policy page prints VE, so we publish both, and an owner’s own premium is a quote we do not publish.
Data updated: October 2026 (FEMA National Flood Hazard Layer queried October 1, 2026; association flood policy for June 2026 to June 2027)
We queried the FEMA National Flood Hazard Layer on October 1, 2026 at two points, the county’s centroid for the 40 unit parcels and its centroid for the common parcel. Both returned zone AE, coastal floodplain, static base flood elevation 11.0 feet NAVD88, inside the special flood hazard area. The three Gulf-side Casa Bonita buildings across the road map in zone VE with a base flood elevation of 13 feet. A buyer’s lender will order its own flood determination.
Three independent sources agree on the first floor. The federal 3D Elevation Program puts bare ground at the building at about 7.3 feet NAVD88, the flood policy lists a first floor height of 1.5 feet, and the U.S. Geological Survey measured Hurricane Ian’s water at 11.3 feet NAVD88, 2.53 feet above the surface it stood on inside a first-floor unit, which puts that floor at 8.77 feet (11.3 minus 2.53). Ground at 7.28 feet plus 1.5 feet is 8.78 feet.
So the first-floor slab sits about 2.2 feet below the base flood elevation (11.0 minus 8.77 is 2.23). Five of the 40 apartments are on that floor, and the other 35 are on floors two through six, above the mapped flood elevation, though the lobby, elevators, electrical room and parking are at grade. The arithmetic is ours, and an elevation certificate is the document that settles it for a condo you are about to buy. The City of Bonita Springs treats the design flood elevation as the FEMA base flood elevation plus one foot, which is 12 feet NAVD88 here, per the City’s substantial damage and substantial improvement notice.
The declarations page describes a Residential Condominium Building Policy on an entire building of 40 units, slab on grade, six floors, with a replacement cost value of $7,663,000. Building coverage is $10,000,000, which equals the program’s ceiling of $250,000 a unit times 40 units, per FEMA’s summary of coverage for condominium buildings. Contents coverage is $40,000. The page shows a full risk premium of $150,500, a statutory discount labeled annual increase cap of $98,422 and a discounted premium of $52,078 (150,500 less 98,422). A reserve fund assessment of $9,374, a federal policy fee of $1,340 and a $250 surcharge bring the total to $63,042, which is $1,576.05 a unit a year across 40 units. Because the price paid is well below the full risk premium, a buyer should expect the flood line to keep moving toward it and should ask the agent how fast.
The association’s budgets record what it paid for flood coverage in earlier years: $18,801 in 2014, $25,191 in 2017, $30,762 in 2020 and $32,908 in 2021. Against the $63,042 total for 2026, the cost has roughly doubled since 2020 (63,042 divided by 30,762 is 2.05). The same page prints prior flood insurance program claims as zero, while the association’s January 2023 minutes describe insurance advances after Ian without saying which policy paid, and we do not reconcile the two.
Section 12.2 of the declaration excludes from the association’s policy the personal property in a unit, floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, built-in cabinets and countertops and window treatments. Owners typically carry a unit owner’s policy for those items with loss assessment coverage, which matters because the association’s wind deductible is a percentage of the building’s value, and a separate flood policy for contents and interior improvements, especially on the first floor. We publish no premium for a Casa Bonita Royale condo, because no document we read states one and a quote depends on the floor, the contents and the carrier. The Florida Office of Insurance Regulation reports statewide average premiums per condominium association policy of $72,570 in the second quarter of 2022, $147,381 in the second quarter of 2024 and $135,100 in the second quarter of 2026, and those are statewide averages across many building sizes, not this building’s premium. Get a quote for the exact condo before the end of your inspection period.
Hurricane Ian put 2.53 feet of water inside a first-floor Casa Bonita Royale condo on September 28, 2022, per the U.S. Geological Survey, and the association’s public minutes record the demolition, the repair costs, the insurance recovery and the assessments that followed. No public source we found gives a permit count for the building.
Data updated: October 2026 (U.S. Geological Survey, National Hurricane Center and association minutes, read October 1, 2026)
The draft minutes of January 17, 2023 say the largest expenses were the elevators, the cleanup and the demolition of first-floor damage, that the association had paid or expected to pay approximately $660,000, that insurance would cover approximately half, and that about $400,000 had been in reserve before the storm with about $100,000 expected to remain. They record a first insurance advance of $80,000 and a special capital assessment of $5,000 payable by March 15, 2023. The draft minutes of the May 9, 2023 annual meeting say hurricane expenses paid from association funds had passed $500,000 and that the docks had held up where many others in the area had not. By the January 2025 annual meeting the minutes describe the parking lot resurfaced, the pool pumps repaired and the community room redecorated.
The City runs a self-service portal, EnerGov, where permits can be searched by address, and its Hurricane Ian permitting page describes the process. For any condo you plan to buy, search 25901 Hickory Blvd, ask the seller to close out any open permit on interior work, and ask the association for the permit and the contractor records for building-wide projects. An owner’s interior work needs written board consent under Section 9.5 of the declaration as well as a City permit, so a seller who renovated should be able to show both.
The City of Bonita Springs defines substantial damage as damage whose repair cost equals or exceeds 50 percent of a structure’s pre-damage market value, and substantial improvement as improvements over a five-year period that reach the same line. A residential building that crosses either line must be brought to the design flood elevation, which here is 12 feet NAVD88, about 3.2 feet above the first-floor slab by our arithmetic (12 minus 8.77 is 3.23). For a condominium the building is the structure for the calculation, so an owner’s kitchen renovation does not on its own trigger the rule, while a major association project and storm repairs can. Elevating a slab-on-grade concrete mid-rise is, in our judgment, rarely practical, and that is a risk to understand, not a prediction. The association’s Ian repairs were completed and the building was reoccupied, and we make no claim about how the City graded that event.
A Casa Bonita Royale condo can be bought with a mortgage or with cash, and a lender reviews the condominium project as well as the buyer. The association’s budget, reserves, insurance, special assessments and storm recovery will be questioned, so we ask the manager early for the condominium questionnaire your lender will send.
Lenders typically ask about the budget, reserves, insurance, special assessments, delinquencies and litigation, and a project that has had storm damage, special assessments or insurance changes draws more scrutiny. The association’s published figures help here: the 2026 proposed budget shows $218,326.30 of reserve funding, the flood declarations page shows $10,000,000 of building coverage, and the minutes record the assessments of 2023 and 2025. We do not name a lender on this page, and your own lender’s rules decide what it will fund, so get pre-approved before you tour and ask how long the condominium questionnaire takes.
Property tax on a Casa Bonita Royale condo is billed by the Lee County Tax Collector from the Property Appraiser’s assessment and resets to market value after a sale, so never carry the seller’s bill forward. At the $520,000 recorded in July 2026, one mill of tax is $520.00 before exemptions, and the seller customarily pays $3,640.00 of deed stamps.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026; Florida Department of Revenue rates, read 1 Oct 2026)
The roll at leepa.org shows each condo’s assessed value, exemptions and taxing authorities, and the county roll places all 40 in the City of Bonita Springs taxing district and the Bonita Springs fire district. On the 2026 roll the county’s just value for the 28 standard units runs from $316,827 to $399,305, with a middle value of about $338,687, and for the 12 end units from $410,032 to $466,669, with a middle value of $461,793. The condo that sold for $520,000 on July 2, 2026 carries a just value of $372,246, which is 71.6 percent of its sale price. A change of ownership resets a capped assessment to market value, and we publish no tax bill because a buyer’s taxable value is a different number from the seller’s. We also publish no millage rate here, because we did not confirm the taxing district’s current millage for the building, and a made-up rate would mislead you. Ask us for a tax estimate at your purchase price.
The three prices are the two qualified sales of the last 60 months and the highest price on the county file. The financed lines assume 20 percent down, which is our example and not a recommendation, and the rates are the Florida Department of Revenue’s published rates for documentary stamps on deeds and mortgages (70 cents per $100 on a deed in Lee County, 35 cents per $100 of the amount secured on a mortgage) and the nonrecurring intangible tax (2 mills on the amount secured).
| Item | $490,000 (Feb 2024 sale) | $520,000 (Jul 2026 sale) | $645,000 (highest on file, 2021) |
|---|---|---|---|
| Deed stamps at $0.70 per $100, customarily the seller’s | $3,430.00 | $3,640.00 | $4,515.00 |
| One mill of property tax (before exemptions) | $490.00 | $520.00 | $645.00 |
| Loan with 20 percent down | $392,000 | $416,000 | $516,000 |
| Mortgage documentary stamps at $0.35 per $100 | $1,372.00 | $1,456.00 | $1,806.00 |
| Nonrecurring intangible tax at 2 mills | $784.00 | $832.00 | $1,032.00 |
The table omits the lender’s and owner’s title premiums, recording, appraisal, inspection, survey, prepaid insurance, tax and insurance escrow, prorations, the $100 membership application, the estoppel certificate fee and any special-assessment installment that falls after closing. In Lee County the seller customarily pays the owner’s title policy and chooses the closing agent, and the contract controls both. Your lender’s Loan Estimate and the title company’s settlement statement control every number, and we review them with you before you sign.
Since August 17, 2024, an MLS participant working with a buyer must sign a written agreement with the buyer before touring a home, in person or by live video, and the agreement must state the compensation as an objectively ascertainable amount or rate. That makes the fee a conversation you have before the first tour.
Data updated: October 2026 (National Association of Realtors guidance)
According to the National Association of Realtors, the agreement must conspicuously disclose the compensation and how it is determined, state that the agent may not receive more than the amount agreed with you, and state in conspicuous language that broker commissions are not set by law and are fully negotiable. It should also say what services you receive and how long the agreement lasts.
We put the agreement and the fee in writing before we open the first Casa Bonita Royale door, and we explain who pays what: 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 you through the NAR settlement FAQs in plain terms before you sign anything. Start your Casa Bonita Royale buyer consultation or Call Marc at (239) 287-5873.
Casa Bonita Royale at Bonita Beach is served by Lee County School District schools assigned through the district’s proximity zone plan, not a single attendance boundary. Lee County’s 2026 to 2027 school proximity zone map layer places the building in elementary zone Q, middle school zone GG and high school zone South 3, per our point query on October 1, 2026.
In the district’s 2024-2025 Student Enrollment Plan, proximity zone Q lists Bonita Springs, Pinewoods, San Carlos, Spring Creek and Three Oaks elementary schools, and zone GG lists Bonita Springs Middle and Three Oaks Middle. The plan is a choice system, so a family applies and is placed, and a zone does not guarantee a seat at one school. The school lists are from the 2024-2025 plan and the zone letters are from the 2026 to 2027 map layer, so confirm both for the current year.
The address falls in the district’s South Zone for high school, in sub-zone South 3 on the 2026 to 2027 map layer. High school assignment uses sub-zones and a choice application. Use the district’s school zone page and the School Site Locator for Lee County, enter 25901 Hickory Blvd, and keep the result for your file.
Daily life at Casa Bonita Royale runs on Hickory Blvd and on the bay behind the building. The docks and the heated pool are steps from the lobby, the Gulf is a short walk across the road through a deeded path, and groceries, medical care and the interstate are on the mainland by way of Bonita Beach Road.
The association’s documents name a heated pool, a second-floor sundeck, a community room with a kitchen that can be reserved, common grills, a floating kayak launch that opened in March 2022 and a larger kayak and paddle board rack built in June 2026. Each condo has an assigned parking space and an assigned storage space as limited common elements under Section 6.1 of the declaration. The association buys television and internet in bulk from Summit Broadband, and the November 2024 minutes describe a new contract with one-gigabit internet at no increase in cost. The lobby doors use an electronic entry system with call boxes, and cameras cover the dock area, per the minutes. We found no fitness center, no tennis or pickleball court and no on-site manager’s office in any association document. If those matter, the Bonita Beach Club to the north has them.
The declaration lists two easements to the waters of the Gulf of Mexico among the common elements. In practice that means walking across Hickory Blvd and through the driveways on either side of Casa Bonita Grande, and the association’s policies say that route is for beach access only. The stairs to the beach were rebuilt and a bench added in 2020, per the March 2020 minutes. Bring your own chairs, because Grande’s patio, pool and lounge chairs are Grande’s. The association’s February 2020 annual meeting minutes say it went to court to guarantee that access.
Choose Casa Bonita Royale at Bonita Beach for a boat dock, a lower recorded price and a first floor mapped in Zone AE, and choose Casa Bonita Grande at Bonita Beach, directly across Hickory Blvd, for a Gulf-front condo with the beach at the door. Royale’s newest qualified sale is $520,000 and Grande’s is $900,000, both in 2026.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Both are concrete mid-rises of two-bedroom, two-bath condominium apartments built in the 1970s under the Casa Bonita name, and both set a 30-day minimum lease and require board approval of buyers and tenants. The differences are the water, the size of the association, the flood zone, the pet rule and the price. Our Casa Bonita Grande guide reads that building’s documents in the same detail, and buying there has its own page, Buy a Home in Casa Bonita Grande at Bonita Beach.
| If your priority is | Look first at | Why, from the record |
|---|---|---|
| A boat at your building | Casa Bonita Royale | 22-slip dock under a state lease, 21 slips assigned to units; Grande’s public pages describe no docks |
| Walking from the lobby onto the sand | Casa Bonita Grande | Gulf side of Hickory Blvd; Royale reaches the beach through Grande’s driveways |
| The lower recorded price | Casa Bonita Royale | 60-month qualified sales of $490,000 to $520,000, against $900,000 to $1,010,000 at Grande |
| The lower mapped flood zone | Casa Bonita Royale | FEMA map zone AE, base flood elevation 11 ft, against VE 13 at Grande |
| A published budget and fee history | Casa Bonita Royale | The association posts budgets from 2015 to 2026; Grande does not publish its assessment |
| A larger association sharing costs | Casa Bonita Grande | 54 units against 40 |
| A pet measured by weight | Casa Bonita Grande | One pet of 30 pounds or less under Grande’s declaration; Royale’s limit is 18 inches at the shoulder |
| A fitness room | Casa Bonita Grande | Grande’s public pages describe a fitness center; Royale’s documents describe none |
| More floor area for the money | Casa Bonita Royale | 1,099 and 1,399 sq ft plans at $445.86 and $473.16 per sq ft in the last 60 months, against $873.79 to $980.58 at Grande |
The closest pair in time is Grande’s $900,000 on April 16, 2026 and Royale’s $520,000 on July 2, 2026. The gap is $380,000 ($900,000 less $520,000), and the Royale price is 57.8 percent of the Grande price.
Casa Bonita Royale’s two qualified sales in 60 months sit below the other three Casa Bonita buildings and near the bay-side ones, and most strip associations are too small for a stated median. This table copies each association’s figures from our county record with its own window beside every number, so read the rows as directional. We tracked every one of the 11 associations in it, each against the same county file.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
An association that did not reach 10 qualified sales in 60 months shows “not stated” for its median, because a median of fewer than 10 sales is not a market signal.
| Association | Side | Units (documents) | Built (roll) | FEMA zone, BFE | Window used | Qualified sales | Median | Range |
|---|---|---|---|---|---|---|---|---|
| Casa Bonita Royale | Bay | 40 (DBPR) | 1979 | AE 11 | 60 months, fewer than 10 | 2 | not stated | $490,000 to $520,000 |
| Casa Bonita Grande | Gulf | 54 (DBPR) | 1976 | VE 13 | 60 months, fewer than 10 | 3 | not stated | $900,000 to $1,010,000 |
| Casa Bonita I | Gulf | 54 (DBPR) | 1973 | VE 13 | 60 months, fewer than 10 | 8 | not stated | $550,000 to $1,215,000 |
| Casa Bonita II | Gulf | 54 (DBPR) | 1973 | VE 13 | 60 months, fewer than 10 | 8 | not stated | $675,000 to $1,305,000 |
| Bonita Beach Club | Gulf | 198 (DBPR) | 1977 to 2009 | AE 12 | 24 months | 17 | $690,000 | $455,000 to $1,075,000 |
| Seascape | Gulf | 136 (DBPR) | 1979 | AE 12 | 60 months | 10 | $592,500 | $370,000 to $850,000 |
| Bay Harbor Club | Bay | 104 (DBPR), 103 on roll | 1983 to 1984 | AE 11 | 24 months | 12 | $555,000 | $450,000 to $750,000 |
| Bonita Beach and Tennis Club | Bay (Bonita Beach Rd SW) | 360 (DBPR, five projects of 72) | 1977 to 1980 | AE 10 | 12 months | 20 | $280,000 | $199,900 to $425,000 |
| Sea Isles | Bay | 84 (DBPR) | 1980 | AE 11 | 60 months, fewer than 10 | 8 | not stated | $395,000 to $833,000 |
| Ambassador | Gulf | 60 (DBPR) | 1982 | AE 11 | 60 months, fewer than 10 | 4 | not stated | $712,500 to $1,147,000 |
| The Egret | Gulf | 40 (DBPR) | 1972 | AE 11 | 60 months, fewer than 10 | 6 | not stated | $575,000 to $970,000 |
The bay-side buildings are the nearest comparison for the product: Bay Harbor Club is larger, with a $555,000 median on 12 sales in 24 months, and Beachwood on the Bay is a 15-unit building with one qualified sale. The Gulf-side Casa Bonita I and Casa Bonita II are mapped in the VE 13 high-velocity wave zone, a different flood-risk class from Royale’s AE. For the whole-city read, see our Bonita Springs buyer page and the Bonita Beach area guide.
Selling a Casa Bonita Royale condo first? Read how we sell Casa Bonita Royale condos and get a free valuation. Call Jesse direct at (239) 898-6072.
A Casa Bonita Royale condo offers a small bay-side building with a boat-slip option, a published budget and a recorded price well below the Gulf-side Casa Bonita buildings. The costs are a thin sales record, a run of building-wide special assessments, and the flood, insurance and reserve pressures of a 1979 building on Little Hickory Island.
To see Casa Bonita Royale condos for sale, search current listings on DomainRealtyGroup.com, then send us the ones you like, and we pull the flood, permit, fee and document file for each before you tour. In a 40-unit building, a home can sell before it is widely advertised, so ask us to watch for it.
Information not available at time of publishing (checked 2026-10-01). That covers the number of Casa Bonita Royale condos active and pending, their list prices and the months of supply, all of which come from the Southwest Florida MLS. If the building is thin, we also represent buyers across Bonita Springs, with the bay-side and Gulf-side alternatives covered above.
You get a personalized Casa Bonita Royale condo 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, plan and floor, and whether a boat slip or a pet matters, and we send the condos that fit.
Start your Casa Bonita Royale buyer consultation with the form on this page, or read how we represent buyers. Call Marc at (239) 287-5873, or talk to Jesse direct at (239) 898-6072.
A seasonal Casa Bonita Royale buyer owns a bay-side condo that sits empty for months, so plan the storm routine, the insurance and a trusted contact, and read the rental and approval rules first. The building is in Lee County evacuation Zone A, the first zone ordered to leave.
Ask the manager for the storm plan, the elevator shutdown plan and the parking rule for an absent owner, and tell your insurer the unit will be unoccupied, because policies can limit coverage for vacancy. Set a water shut-off routine and a caretaker the manager knows. The declaration limits who may use a unit, so confirm any guest rule before you invite family.
Florida title companies routinely close with remote online notarization or mail-away signing, and you should confirm wire instructions by phone with the title company, never from an email alone. Foreign buyers should plan ownership with a cross-border tax adviser, because a future sale can face withholding under FIRPTA 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
★★★★★ “Marc and Jess were so helpful!! Fantastic experience start to finish they were truly knowledgeable and went above and beyond through the entire process.” Verified Google review
★★★★★ “We love working with Marc and Jesse at Domain. The entire team is professional and top notch. They go above and beyond for their clients. Highly recommend” Verified Google review
★★★★★ “Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision.” Verified Google review
Short answers for a buyer of a Casa Bonita Royale condo, each drawn from the association’s documents, the county record or a state or federal source, with the section above that explains it.
Casa Bonita Royale has 40 condominium units in one six-story building at 25901 Hickory Blvd, Bonita Springs. The declaration, the state condominium record and the county roll agree on 40, and each unit has one vote in the association. The county lists one extra common-area parcel.
The Lee County Property Appraiser roll shows building years of 1978 to 1979, and the county sales file uses 1979. The condominium was recorded in 1978. A building of that age falls under Florida’s milestone inspection and structural integrity reserve study rules, so ask for both reports.
The county roll shows two plans, both with two bedrooms and two baths: 1,099 square feet for 28 standard units and 1,399 square feet for 12 end units. The declaration states about 1,260 and 1,690 square feet, which we read as including balconies. We use the county’s figures for price per square foot.
The association’s 2026 proposed budget shows $3,273.70 a quarter for a standard unit and $3,601.32 for an end unit, or $1,091.23 and $1,200.44 a month. The November 2025 minutes record no increase for 2026. Confirm the current amount on the estoppel certificate before you offer.
The 2026 budget pays for building, wind and flood insurance, water and sewer, bulk television and internet, trash, janitorial service, the elevators, the pool, common electricity, management and accounting, and $218,326.30 of reserve funding. Electricity inside the unit and the owner’s own insurance are separate.
The county file shows 2 qualified sales in the 60 months since October 2021: $490,000 on February 27, 2024 and $520,000 on July 2, 2026, both 1,099 square foot condos. Two sales are too few for a median, so we price from the sales, the plan and the floor.
Our method states a median only for a window with 10 or more qualified sales, and no window up to 60 months reaches 10 here. A median of two or three sales would be a midpoint, not a market signal, so we list the sales and let you see each one.
Information not available at time of publishing (checked 2026-10-01). Current active and pending counts come from the Southwest Florida MLS. Ask us to watch the building, because in a 40-unit association a condo can sell quietly before it is widely advertised.
No. Casa Bonita Royale is on the bay side of Hickory Blvd, and it is the one Casa Bonita association that is not Gulf-front. Owners walk to the beach by a deeded path through the driveways beside Casa Bonita Grande, across the road.
Yes. The association leases a 22-slip docking facility from the State of Florida. One slip belongs to the association and 21 are assigned to units, so at least 19 of the 40 condos have no slip. A slip transfers only to another owner, with written approval.
We could not confirm it. The posted lease renewal runs from April 1, 2016 through April 1, 2026, and we found no later renewal on the association’s public pages. Ask for the current lease, its term, its annual fee and the slip assignment before you pay for a dock.
Yes. FEMA’s map places the building in Zone AE with a base flood elevation of 11 feet NAVD88, and Lee County places it in Evacuation Zone A. The association’s flood policy page prints VE. Your lender orders its own flood determination for the exact condo.
Yes, on the first floor. The U.S. Geological Survey surveyed a high-water mark 2.53 feet above the floor inside a first-floor condo. The association’s minutes describe about $660,000 of storm costs, roughly half expected from insurance. Five of the 40 condos are on that floor.
The association carries a flood policy on the building at $63,042 for June 2026 to June 2027, or $1,576.05 per unit. An owner’s own premium depends on the floor, the contents and the carrier, and we publish none. Get a quote for the exact condo before your inspection period ends.
Yes, with a minimum term of one month or 30 days, board approval of each lease, a $100 application and no more than two occupants per bedroom under the declaration. An owner whose condo is leased may not use the common elements during the lease.
No. The declaration’s 30-day minimum applies, and the minutes record enforcement against a one-week rental. A buyer who wants short-term rental income should look at a different building, and Florida law ties later rental-rule changes to owners who consent or buy afterward.
An owner may keep one dog or cat no taller than 18 inches at the shoulder. Pit Bulls, Rottweilers, Dobermans and German Shepherds are not allowed, and tenants and guests may not have pets. Assistance animals follow fair housing rules rather than the pet limit.
Yes. The buyer files an application with a $100 fee and is interviewed by the board, and the association has 15 days from complete information to approve. The declaration requires notice at least 15 days before transfer, so we build the timeline into your contract.
The public minutes record building-wide special assessments in 2017, 2018, 2022, 2023 and 2025, the latest $6,310 for a standard unit and $6,942 for an end unit, due January 1, 2025. Ask the manager in writing for anything levied or proposed since.
The association’s draft minutes of November 14, 2024 say the milestone inspection was completed with no major issues and that a structural integrity reserve study was completed. We have not read either report, so request both in the disclosure package under Florida Statutes section 718.503.
It is the association’s written statement of what the owner owes and what fees apply. Florida allows up to $299 for the certificate, plus up to $119 for an expedited request, as published by the DBPR. Who pays is a contract term, and we ask for it early.
Under section 718.503, a buyer under contract receives the declaration, bylaws, rules, the latest financial statement and budget, and the milestone and reserve study summaries for a building that must have them. Read them inside the contract’s review period, which we calendar for you.
State records list a Naples financial services office at one street address under two firm names, and the minutes describe a volunteer board making day-to-day decisions. We cannot say who manages the building today, so ask who answers for management and who sends the estoppel.
No age restriction appears in the declaration we read. The association’s welcome letter says the building was designed for adult occupancy and has no play facilities for children, which describes the amenities and is not a legal restriction on who may buy or live there.
Yes. The building has a heated pool and a second-floor sundeck on the bay side, a community room that can be reserved and a floating kayak launch. We found no fitness center or tennis or pickleball court in any association document.
Yes, if the lender approves the condominium project as well as you. The lender’s questionnaire asks about the budget, reserves, insurance, assessments and litigation, so get pre-approved before you tour and ask the manager early for the questionnaire.
At the $520,000 recorded in July 2026, deed stamps of $3,640.00 are customarily the seller’s, and a 20 percent down loan of $416,000 carries $1,456.00 of mortgage stamps and $832.00 of intangible tax. Title, lender, escrow and prorations are extra, and your Loan Estimate controls.
We publish no tax bill. A sale resets a capped assessment to market value, so the seller’s bill is not yours, and one mill is $520.00 at a $520,000 price before exemptions. Look up the condo at the Lee County Property Appraiser and ask us for an estimate at your price.
Lee County’s 2026 to 2027 proximity zone layer places the address in elementary zone Q, middle school zone GG and high school sub-zone South 3. Assignment is by application under the district’s choice plan, so confirm with the district’s school locator for 25901 Hickory Blvd.
It can be, with a plan. The building is in evacuation Zone A, so set a storm routine, tell your insurer the unit will be vacant, shut off the main water valve and name a caretaker the manager knows. Read the board rules on absent owners before you buy.
They are separate associations with separate declarations, budgets and boards. Royale is bay-side with 40 units and a dock, while Casa Bonita Grande is Gulf-side with 54 units. Our comparison table above sets the price, flood zone and pet rules side by side.
Royale’s two recent sales sit below the other Casa Bonita buildings and near the bay-side Bonita Beach buildings. Most strip associations have too few sales for a median, so our strip table gives each building’s own window. See the Bonita Beach area guide.
Yes. Since August 17, 2024 an MLS participant must sign a written agreement with a buyer before touring a home, with the compensation stated clearly. The fee is negotiable, and we put it in writing before the first showing.
Yes. Florida title companies routinely close by remote online notarization or mail-away signing, so a seasonal buyer can close without visiting. Confirm wire instructions by phone with the title company, and ask a cross-border tax adviser about withholding if you are a foreign buyer.
Tell us your budget, timing, plan, floor and whether a boat slip or a pet matters, and we send the condos that fit with their recorded sales and documents. Start your buyer consultation or Call Marc at (239) 287-5873.
A Bonita Beach condo specialist matters because the price is the smaller part of a Casa Bonita Royale purchase: a two-sale record, five rounds of special assessments, a flood zone with a first floor below the base flood elevation, a dock lease whose posted term has passed and a board interview all sit behind it. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, read those documents before we show you a condo.
Sellers thinking about the other side of this market can read how we sell Casa Bonita Royale condos or request a free valuation. Call Jesse direct at (239) 898-6072. For the building record behind this page, read the Casa Bonita Royale at Bonita Beach guide, then compare the Bonita Beach strip and Bonita Springs.
If you are ready to buy in Casa Bonita Royale, start your Casa Bonita Royale 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 Royale 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. They read the association’s documents and every qualified Casa Bonita Royale deed in the county record before writing a word.
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.
Buying in Casa Bonita Royale? See how we represent buyers or Call Marc at (239) 287-5873.
Selling a Casa Bonita Royale condo? Get a free 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 at DomainRealtyGroup.com.
Follow our Southwest Florida market updates on Facebook, Instagram and YouTube. For the neighbors, see our guides to Casa Bonita I, Casa Bonita II and Bay Harbor Club.
Every figure on this page traces to a county, state or federal record or to a document the Casa Bonita Royale association publishes itself, each checked on 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.
These primary documents are public, and each link opens the issuing source’s own copy. Read them with the disclosure package, because the documents govern and this page does not replace them.
Market data: the Southwest Florida MLS figures for this building read Information not available at time of publishing (checked 2026-10-01), so the county recorded sales and the Lee County Property Appraiser roll supply the figures shown.
McGreevy and Comisar, Best Realtor for Casa Bonita Royale. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.