Bonita Springs, Florida
How to buy a Palmira home in 2026: neighborhoods and prices, the fee layers, the Renaissance Center Club, optional golf and the rules, with McGreevy and Comisar.
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty.
Updated October 2026
Buying a home in Palmira means choosing a neighborhood first, from San Remo villas to Siena estates, and deciding golf separately, because the Renaissance Center Club comes with every home and the golf club is optional and full. Lee County recorded 67 resales at a $650,000 median in the 12 months to September 25, 2026. McGreevy and Comisar lead Domain Realty Group, the #5 real estate team in Florida and the #1 real estate team in Bonita Springs. Start with our Palmira community guide and our Bonita Springs area guide.
Choosing who should represent you? Our guide to the best real estate agents in Bonita Springs sets out the criteria we think a buyer should use. Call Marc Comisar at (239) 287-5873, or Jesse McGreevy direct at (239) 898-6072, or start your Palmira buyer consultation.
McGreevy and Comisar are the right buyer's agents for Palmira because we read the documents that decide a purchase here before you tour: the neighborhood's dues, the CDD line and bond balance, the club's brochure and waiting list, the leasing rules and the county's recorded sales by neighborhood. We are the #1 team in Southwest Florida since 2012, based in Bonita Springs.
Both partners work every purchase. The record behind that promise:
RealTrends ranked our team the #5 real estate team in Florida and the #1 real estate team in Bonita Springs for 2026, and as the leaders of Domain Realty Group our team has closed 4,000+ transactions. Our office is at 24031 S Tamiami Trl #101 in Bonita Springs, about seven miles northwest of the Palmira gate.
Dues, CDD line and documents before the floor plan.
Full Golf, the Wait List and the 2027 tiers against how you will play.
Marc Comisar negotiates and Jesse McGreevy prices.
If you read nothing else before buying in Palmira, read these facts, each sourced on this page.
To buy a home in Palmira in 2026, choose the neighborhood that fits your budget and product, get its current dues and CDD line, decide whether you want golf and at which tier, read the leasing and pet rules, tour with your own agent and offer from recorded sales in that neighborhood in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development PALMIRA GOLF AND COUNTRY CLUB, closed July 1, 2025 to July 1, 2026, pulled July 1, 2026; Parklands West and Parklands Lee CDD FY2026 budgets; Palmira Golf Club 2026 Club Offerings Brochure).
Entry at San Remo and Paloma; the middle at Novela, La Tremiti, Caravella and The Enclave; above at Bella Vita, Villa Tuscany, Bellezza and Avallone; the estates at the top.
The neighborhood dues and the CDD line; we obtain the current figures before you offer.
Full Golf, the Wait List, or none; the Wait List changes on January 1, 2027.
Leasing, pets, vehicles and the architectural review.
From neighborhood sales, with the CDD bond balance and the capital contribution addressed and the two notices in the timeline.
The Palmira market for buyers in the 12 months to September 25, 2026 was 67 recorded resales at a $650,000 median, and the July MLS pull showed 15 active listings, about 5.0 months of supply and a 34-day median to sell in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development PALMIRA GOLF AND COUNTRY CLUB, closed July 1, 2025 to July 1, 2026, pulled July 1, 2026; Parklands West and Parklands Lee CDD FY2026 budgets; Palmira Golf Club 2026 Club Offerings Brochure).
We pulled every recorded sale for the 1,170 Palmira home parcels for the 12 months to September 25, 2026: 67 sales, no builder-direct sales. The parcel set is every legal description carrying the Palmira or Parklands name, and we assigned each sale to its neighborhood by street using the master association's welcome packet.
| Window | Sales | Median | Low | High |
|---|---|---|---|---|
| 12 months (2025-09-26 to 2026-09-25) | 67 | $650,000 | $275,000 | $2,900,000 |
| 24 months (2024-09-26 to 2026-09-25) | 121 | $669,750 | $275,000 | $3,010,000 |
| 36 months (2023-09-26 to 2026-09-25) | 176 | $697,500 | $80,500 | $3,010,000 |
| 60 months (2021-09-26 to 2026-09-25) | 340 | $672,500 | $80,500 | $3,010,000 |
The 24-month window holds 121 sales at $669,750 and the 36-month window 176 at $697,500. The latest median sits lower because San Remo supplied 18 of the 67 sales, not because like homes fell by that much.
| Price band | Recorded sales, 12 months |
|---|---|
| Under $200,000 | 0 |
| $200,000 to $299,999 | 1 |
| $300,000 to $399,999 | 11 |
| $400,000 to $499,999 | 8 |
| $500,000 to $749,999 | 24 |
| $750,000 to $999,999 | 13 |
| $1,000,000 and up | 10 |
Twelve sales closed under $400,000, almost all San Remo, 8 between $400,000 and $499,999, 24 between $500,000 and $749,999, 13 between $750,000 and $999,999 and 10 at $1,000,000 or more.
| Calendar year | Recorded sales | Median | Low | High | Builder-direct (estimate) |
|---|---|---|---|---|---|
| 2019 | 86 | $379,575 | $205,000 | $1,455,000 | 0 |
| 2020 | 107 | $350,000 | $90,000 | $1,650,000 | 0 |
| 2021 | 102 | $438,250 | $215,000 | $1,473,000 | 0 |
| 2022 | 83 | $600,000 | $369,000 | $1,700,000 | 0 |
| 2023 | 73 | $755,000 | $385,000 | $2,192,500 | 0 |
| 2024 | 48 | $700,000 | $80,500 | $2,200,000 | 0 |
| 2025 | 55 | $750,000 | $275,000 | $3,010,000 | 0 |
| 2026 (to September 25) | 57 | $650,000 | $325,000 | $2,900,000 | 0 |
County calendar medians ran $379,575 in 2019, $350,000 in 2020, $600,000 in 2022, $755,000 in 2023, $700,000 in 2024 and $750,000 in 2025; 2026 through September 25 sits at $650,000 on 57 sales with a heavier San Remo share.
Our Southwest Florida MLS pull of July 1, 2026 showed 36 Palmira sales over the prior 12 months at a median of 34 days on market and a median 97.4 percent of list price; the pull returned no San Remo rows, so it describes the other neighborhoods. The July 1, 2026 MLS pull showed 15 active listings and about 5.0 months of supply at the trailing pace.
The highest recorded sale was a Siena estate on Talori Terrace at $2,900,000; Avallone on Lieto Lane recorded $1,800,000 and $1,810,000. San Remo closed from $275,000.
In Palmira you can buy a San Remo townhome or villa from about $275,000, a Paloma or Enclave coach home from about $411,000, a Novela, La Tremiti or Caravella home from about $515,000, a Bella Vita or Villa Tuscany home near $1,000,000 or an estate above $2,700,000, on Lee County's 12 months of recorded sales to September 25, 2026.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development PALMIRA GOLF AND COUNTRY CLUB, closed July 1, 2025 to July 1, 2026, pulled July 1, 2026; Parklands West and Parklands Lee CDD FY2026 budgets; Palmira Golf Club 2026 Club Offerings Brochure).
| Section (recorded name) | Sales, 12 months | Median (10+ sales only) | Low | High |
|---|---|---|---|---|
| San Remo | 18 | $385,750 | $275,000 | $620,000 |
| Paloma at Palmira | 9 | count and range only | $411,000 | $625,000 |
| The Enclave | 8 | count and range only | $480,000 | $737,000 |
| Novela | 8 | count and range only | $730,000 | $1,195,000 |
| Caravella | 7 | count and range only | $515,000 | $945,000 |
| Bella Vita | 5 | count and range only | $650,000 | $1,100,000 |
| La Tremiti | 4 | count and range only | $645,000 | $835,000 |
| Villa Tuscany | 4 | count and range only | $900,000 | $1,146,000 |
| Avallone | 2 | count and range only | $1,800,000 | $1,810,000 |
| Siena | 2 | count and range only | $2,750,000 | $2,900,000 |
Only San Remo cleared ten sales, so its $385,750 is the one neighborhood median resting on a solid count; for the others the median and range are printed with their counts, from Avallone's two sales at $1,800,000 and $1,810,000 to Siena's two at $2,750,000 and $2,900,000.
18 recorded sales in the 12 months to September 25, 2026 at a median of $385,750, from $275,000 to $620,000.
9 recorded sales in the 12 months to September 25, 2026, from $411,000 to $625,000. Under ten sales we lead with the count and range; a median on so few sales is a guide, not a trend.
8 recorded sales in the 12 months to September 25, 2026, from $480,000 to $737,000. Under ten sales we lead with the count and range; a median on so few sales is a guide, not a trend.
8 recorded sales in the 12 months to September 25, 2026, from $730,000 to $1,195,000. Under ten sales we lead with the count and range; a median on so few sales is a guide, not a trend.
7 recorded sales in the 12 months to September 25, 2026, from $515,000 to $945,000. Under ten sales we lead with the count and range; a median on so few sales is a guide, not a trend.
5 recorded sales in the 12 months to September 25, 2026, from $650,000 to $1,100,000. Under ten sales we lead with the count and range; a median on so few sales is a guide, not a trend.
4 recorded sales in the 12 months to September 25, 2026, from $645,000 to $835,000. Under ten sales we lead with the count and range; a median on so few sales is a guide, not a trend.
4 recorded sales in the 12 months to September 25, 2026, from $900,000 to $1,146,000. Under ten sales we lead with the count and range; a median on so few sales is a guide, not a trend.
2 recorded sales in the 12 months to September 25, 2026, from $1,800,000 to $1,810,000. Under ten sales we lead with the count and range; a median on so few sales is a guide, not a trend.
2 recorded sales in the 12 months to September 25, 2026, from $2,750,000 to $2,900,000. Under ten sales we lead with the count and range; a median on so few sales is a guide, not a trend.
A Palmira buyer pays the neighborhood association's dues, which carry the master association and the mandatory Renaissance Center Club portion, the Parklands West or Parklands Lee CDD line on the tax bill, about $363 to $3,037 for FY2026 by neighborhood, and City of Bonita Springs and county taxes. Golf is optional and billed by the club.
Data updated: October 2026 (Parklands West and Parklands Lee CDD FY2026 general fund detail; Palmira Welcome Packet; Palmira Golf Club 2026 Club Offerings Brochure).
There is no single Palmira fee: each of the 11 recorded neighborhood associations sets its own dues, a portion of which funds the master association and each resident's Renaissance Center Club membership, according to the welcome packet. The current figure comes from the neighborhood's budget and estoppel.
FY2026 totals per home under the districts' general fund detail, as tabled on our Palmira guide: about $363 for older paid-off coach homes, $990 for The Enclave, $1,061 for Paloma, $1,109 for La Tremiti, $1,148 for Villa d'Este, $1,214 for Novela, $1,251 for Villa Tuscany, $2,629 for Avieto and $3,037 for Siena.
Remaining bond principal runs from about $3,397 on an Enclave home to about $17,241 on a Siena estate home in Parklands Lee and can be prepaid to remove the debt-service portion; Parklands West's Series 2022 refunding bonds mature about 2032 and Parklands Lee's Series 2013 bonds in 2035.
The 2026 brochure lists Full Golf at a $100,000 initiation, $14,248 dues plus 6.5 percent tax, $3,400 capital and a $1,200 food and beverage minimum, and the Wait List at $40,000, $5,700, $1,180 and $800.
For a Palmira buyer the Renaissance Center Club comes with the home through the dues, and golf at the member-owned Palmira Golf Club is a separate decision with its own initiation and dues, a 375-member cap and a waiting list, in a Bonita Springs community where residency is not required to join the club.
Data updated: October 2026 (Palmira Welcome Packet; Amended Covenant Changes recorded September 18, 2024; Palmira Golf Club 2026 Club Offerings Brochure; club membership office as cited on our Palmira guide).
Ownership includes the club's membership benefits, contingent on being current with the neighborhood association, according to the welcome packet; an owner who leases the home turns those privileges over to the tenant.
The master declaration says ownership gives no vested right to use the golf facilities or to acquire a membership; golf is by membership only and residency is not required to join.
The club reported 33 people waiting for Full Golf in August 2026, and the Wait List tier's $40,000 initiation applies in full toward Full Golf, according to the 2026 brochure and the club as cited on our Palmira guide.
We never imply golf comes with a home unless the seller's membership transfers under the club's terms, and we confirm the current transfer contribution with the club before pricing.
From January 1, 2027 the Wait List becomes Member in Waiting Select at about 50 percent of full golf dues and Member in Waiting Plus at about 75 percent, initiation paid in full and capped at 10, according to the club as cited on our Palmira guide.
Palmira recorded 67 resales at a $650,000 median in the latest 12 months, from $275,000 to $2,900,000, and the neighborhood decides the dues, the CDD line and the price. Call Marc Comisar at (239) 287-5873, start your Palmira buyer consultation, or see how we represent buyers. Selling first? Get a free Palmira home valuation or call Jesse McGreevy direct at (239) 898-6072.
A Palmira buyer should read the leasing rules, the pet and vehicle rules, the architectural review guidelines and the neighborhood's own documents before offering, because the master declaration sets a 30-day lease minimum, keeps boats and RVs in the garage and requires review for any exterior change in Bonita Springs.
The amended master declaration allows leases of at least 30 consecutive days, no more than three times in any 12 months, with board approval, and an owner whose home is leased may not use the recreation facilities during the lease except as another owner's guest. The board may require background checks for adult occupants and has 10 days to decide.
The master declaration allows normal household pets, leashed or carried outside the home except in the fenced dog park and not at the club facilities; The Enclave and Paloma may set stricter limits in their own documents.
No commercial vehicle, RV, boat or camper may be kept outside a garage, and no vehicle may park on a street overnight.
Exterior changes need approval; the February 2026 guidelines set a $500 design-review fee and a compliance deposit of 1 percent of contract value, $1,000 to $10,000.
One small For-Sale sign, no political signs, and holiday lights from November 15.
A Palmira buyer should receive the flood disclosure at or before contract, the property tax disclosure in the contract and, depending on the home, either the homeowners' association disclosure summary under section 720.401 or the condominium documents under section 718.503, which carry cancellation rights. Your closing agent confirms which apply to the parcel.
Data updated: October 2026 (Florida Statutes 720.401, 718.503, 689.302, 689.261, 553.79, 720.30851 and 718.116 read October 2026; Lee County Clerk recorded declarations; Florida Division of Corporations records).
This is general information, not legal advice. Your closing agent or real estate attorney confirms which duties apply to your parcel, and several of them carry a cancellation right for the buyer if they are missed, so we gather the documents before anyone signs.
Palmira sits under two regimes. The Enclave and Paloma at Palmira are condominiums under chapter 718, so a seller there delivers the section 718.503 package. Every other neighborhood, San Remo, Novela, La Tremiti, Caravella, Bella Vita, Villa d'Este, Villa Tuscany, Bellezza, Avallone and the estate homes, is fee-simple under the Palmira master declaration and a neighborhood association, where section 720.401 governs. Every Palmira home also carries the master declaration and a CDD. We state the fork and let your closing agent confirm your parcel.
For a lot or house in a community with a mandatory homeowners' association, the prospective buyer must be presented with the disclosure summary before executing the contract, and on a resale the parcel owner supplies it (section 720.401). The contract must carry a conspicuous clause making it voidable if the summary was not provided first, and the buyer may void by written notice within 3 days after receiving the summary or before closing, whichever occurs first. That right cannot be waived and ends at closing. Section 720.401 does not apply to associations governed by chapters 718, 719, 721 or 723.
The amended master declaration recorded September 18, 2024 requires a 20-day written notice to the master board before closing and a separate 10-day notice to the golf corporation, which holds a substitute-purchaser right, and a recorded capital contribution amendment levies a contribution on the buyer.
For a condominium unit, the owner provides the declaration, articles, bylaws and rules, the annual financial statement and budget, the inspection and structural integrity reserve study records where they exist and the state's question and answer sheet, at the owner's expense (section 718.503). The contract carries either an acknowledgment that the buyer received them more than seven days before signing or a clause letting the buyer cancel within seven days after signing, and a waiver of that right is void.
Section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract is signed. It asks whether the seller knows of flooding that damaged the property during ownership, whether a flood insurance claim was filed and whether the seller received federal flood-damage assistance. The duty does not depend on the FEMA zone. In Palmira that matters less than on the coast because the community maps as FEMA Zone X, but a few lots on the largest lakes and the preserve edge can sit in a shaded sliver, so the parcel's own map governs.
The Florida Supreme Court held in Johnson v. Davis (1985) that a home seller must disclose known facts that materially affect the property's value and are not readily observable to the buyer. For a Palmira home that can include past water intrusion, a roof or window leak, an unapproved exterior change, an unpermitted enclosure or an open permit. When in doubt, disclose, and put it in writing.
Section 689.261 requires the contract to carry a property tax disclosure summary warning the buyer not to rely on the seller's current taxes, because a change of ownership or improvements can reset the assessment. A seller's homestead exemption and Save Our Homes cap end with the seller's ownership. Every Palmira parcel carries a Parklands West or Parklands Lee CDD line on the Lee County tax bill, about $363 to $3,037 for FY2026 by neighborhood under the districts' general fund detail, and some lines include bond principal that can be prepaid.
Section 553.79 bars a local building agency from penalizing an arm's-length buyer because a previous owner's permit was never closed, and lets an owner close a permit with a different licensed contractor. It does not stop a lender, title underwriter or buyer from requiring the permit to be closed before closing, so we check the City of Bonita Springs permit record before listing.
Section 720.30851 governs the homeowners' association estoppel certificate and section 718.116 the condominium certificate. The statutes set a $250 base fee, and the Department of Business and Professional Regulation's current adjusted caps are $299 for the certificate, $119 more for expedited delivery within 3 business days and $179 more if the account is delinquent; the association's actual fee can be lower. A Palmira sale usually needs the master association's estoppel and the neighborhood association's, each capped by statute at $299 for a current account, plus the golf club's if a membership transfers.
A buyer choosing between Palmira and Bonita National, two gated golf communities east of I-75 in Bonita Springs, is choosing between golf as a separate decision with an amenity club on every home, at a $650,000 median, and golf tied to the deed in newer construction, where Lee County recorded 109 sales at $690,000.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Bonita National 2026 Real Estate Informational Packet; Beach Road Golf Estates CDD FY2026 schedule; Parklands CDD FY2026 budgets).
| What a buyer weighs | Palmira | Bonita National |
|---|---|---|
| Location | East of I-75 off Bonita Beach Road, City of Bonita Springs | East of I-75, City of Bonita Springs |
| Home parcels in our county match | 1,170 (915 single-family and villa, 255 condominium) | 1,458 (802 condominium, 656 single-family) |
| Recorded sales, 12 months to September 25, 2026 | 67 at a $650,000 median, all resales | 109 at a $690,000 median, all resales |
| Median per square foot of county heated area | $300.19 | $347.63 |
| Built | 2001 to 2018, median 2004 on the county roll | 2015 to 2022 |
| Golf | Optional, member-owned equity club, capped at 375; 2026 Full Golf initiation $100,000 | Bundled by deed: golf memberships fixed at 866 for 1,459 homes |
| Amenity club | Renaissance Center Club, mandatory, paid through dues | Clubhouse and amenities through the master and golf associations |
| District on the tax bill | Parklands West or Parklands Lee CDD, about $363 to $3,037 for FY2026 | Beach Road Golf Estates CDD, $1,261.16 to $2,192.85 for FY2026 |
| Published master fee | No single figure; neighborhood dues carry the master and club portion | $5,841 master lines on every home in 2026, $3,948 more for golf |
| Flood | FEMA Zone X across the community | FEMA Zone X |
A home in Palmira fits a buyer whose priorities are an amenity campus with every home and golf as a separate decision. A home in Bonita National fits a buyer whose priorities are newer construction and golf tied to the deed. Each fits a different list of priorities.
The full carry on each side, the district line, the golf cost you would actually pay and the construction era.
A Palmira buyer should read the parcel's flood map and the home's wind mitigation form: the community maps as FEMA Zone X, so flood insurance is generally optional, but wind is the cost that matters in Bonita Springs, and a mid-2000s home's roof shape, straps and openings decide its wind credits.
Data updated: October 2026 (FEMA flood maps effective November 17, 2022 and First Street flood report as read for our Palmira guide; City of Bonita Springs flood and Milton pages; National Hurricane Center Ian report; Citizens flood page).
Palmira reads as unshaded Zone X on the City of Bonita Springs flood viewer; a handful of lots on the largest lakes and the preserve edge can sit in a shaded sliver, which First Street's 52 properties with some modeled risk reflect.
Hurricane Milton's mandatory evacuations covered coastal Zones A and B, and Palmira, about two miles east of I-75, sits in neither, according to the City's Milton page as read for our Palmira guide; confirm the zone on Lee County's map.
The City of Bonita Springs holds Community Rating System Class 5, a 25 percent discount on NFIP premiums.
Hurricane Ian made landfall as a category 4 storm at Cayo Costa on September 28, 2022, with coastal inundation of 8 to 12 feet, according to the National Hurricane Center; Palmira's exposure in Ian, Irma and Milton was wind, not surge, according to our Palmira guide's reading of the city's records. We describe your home's record through the flood disclosure.
We print no premiums. We point to the wind mitigation form, the roof date and, for a condominium, the master policy and deductible.
A Palmira inspection should cover the roof, the air conditioning, the water heater, the windows and doors, plumbing and electrical, and the wind mitigation features, and for a condominium the building's own reports. Homes here were built from 2001 to 2018, so the age of each system, not just the house, decides what a buyer negotiates in Bonita Springs.
A licensed home inspector checks structure, roof, systems and visible defects. On a Palmira home built from 2001 to 2018, ask for the age of the roof covering, the air handler and condenser and the water heater in writing, because those are the items a buyer most often renegotiates. A mid-2000s Palmira home's roof age and wind mitigation features decide its insurance as much as its interior does.
Insurers ask for the state's uniform mitigation form OIR-B1-1802 to credit roof shape, roof-deck attachment, roof-to-wall connections and opening protection under section 627.711, and many ask for a four-point inspection of roof, electrical, plumbing and heating and cooling on older homes. A current form from the seller saves time; a new one is inexpensive.
Ask the seller for permits and association approval letters for any addition, lanai enclosure, window replacement or exterior change, and check the City of Bonita Springs permit record. Section 553.79 protects a buyer from penalties for a prior owner's open permit, but a lender or title underwriter may still require it closed.
Ask the association for the budget, reserves, master insurance policy, any special assessment and, for buildings of three or more habitable stories, the milestone inspection and structural integrity reserve study records. A lender will ask the same questions.
The Florida Realtors and Florida Bar AS IS contract gives the buyer an inspection period to inspect and cancel. Schedule inspectors the day the contract is signed, read the association documents in the same window, and decide with the whole file in hand.
In Lee County the seller customarily pays the owner's title policy and the deed stamps, so a Palmira buyer's closing costs are mainly lender charges, the lender's title policy, the mortgage taxes, recording, prepaid insurance and escrow, plus any association capital or transfer charges the documents assign to the buyer. The contract controls every line in Bonita Springs.
Data updated: October 2026 (Florida Statutes 201.08 and 199.133 as summarized by the Florida Department of Revenue; Lee County Clerk recording fees; Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development PALMIRA GOLF AND COUNTRY CLUB, closed July 1, 2025 to July 1, 2026, pulled July 1, 2026; Parklands West and Parklands Lee CDD FY2026 budgets; Palmira Golf Club 2026 Club Offerings Brochure).
| Item (80 percent loan) | San Remo median ($385,750) | Community median ($650,000) | Villa Tuscany median ($1,075,000) |
|---|---|---|---|
| Loan amount | $308,600 | $520,000 | $860,000 |
| Documentary stamp tax on the note at $0.35 per $100 | $1,080.10 | $1,820.00 | $3,010.00 |
| Nonrecurring intangible tax at 0.2 percent | $617.20 | $1,040.00 | $1,720.00 |
| Subtotal of the two loan taxes | $1,697.30 | $2,860.00 | $4,730.00 |
These are statutory amounts on an 80 percent loan, computed on the recorded medians as illustrations. A cash buyer pays neither.
In Lee County the seller customarily selects the closing agent and pays for the owner's title policy, and the buyer pays for the lender's policy when there is a loan. That is custom, not law, and the contract controls.
The buyer owes the master association's resale capital contribution under the recorded amendment, stated on the estoppel, and any background check fees for adult occupants. A buyer who wants golf adds the club's initiation separately: $100,000 for Full Golf or $40,000 for the Wait List in the 2026 brochure.
The buyer pays to record the deed and mortgage at the Lee County Clerk's published fees, prepays the first year of homeowner's insurance and funds the lender's escrow for taxes and insurance. Your lender's written Loan Estimate lists every one, and the Consumer Financial Protection Bureau explains how to read it.
We give you an estimated cash-to-close sheet before you write an offer, built from the lender's Loan Estimate, the title company's quote and the association documents, so the number you plan on is the number you wire.
After you buy in Palmira, your property tax resets to the Lee County Property Appraiser's assessment as of the next January 1, because the seller's homestead exemption and Save Our Homes cap end with the sale. A full-time buyer files for homestead with the Property Appraiser, and the bill arrives each November in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser final 2026 millage book; Florida Statutes 193.155 and 689.261; Florida Senate CS/HJR 1-F).
Palmira is inside the City of Bonita Springs, so a Palmira bill carries city, county and school millage plus the Parklands West or Parklands Lee CDD line, about $363 to $3,037 for FY2026 by neighborhood. A buyer's bill resets after the sale; the title company prorates on the actual figures.
A buyer who makes the home a permanent residence by January 1 can apply for the homestead exemption with the Lee County Property Appraiser, and Save Our Homes then caps annual increases in the assessed value of a homestead under section 193.155. A second-home buyer pays on the non-homestead basis.
A buyer leaving another Florida homestead can port up to $500,000 of the Save Our Homes difference to the new home if it is established within three years of January 1 of the year the old homestead was given up, filed with the Property Appraiser.
A constitutional amendment on the November 3, 2026 ballot would change how homestead exemptions and non-homestead assessment caps work (the Florida Senate record, CS/HJR 1-F). We state no dollar effect, because the result and the implementing rules are not known when this page is published.
Since August 17, 2024, a Palmira buyer signs a written agreement with their own agent before touring, the agreement states the compensation in a specific amount or rate, and offers of compensation can no longer be advertised on the MLS. A seller can still agree to pay some or all of it in the contract, as in the rest of Bonita Springs.
Data updated: October 2026 (NAR settlement terms effective August 17, 2024; Florida Realtors Exclusive Buyer Brokerage Agreement).
The agreement names the agent, the term, the compensation and whether it is exclusive. Compensation is negotiable and must be specific and objectively ascertainable. We explain ours in plain terms before your first showing.
Some sellers offer to pay buyer-broker compensation or a concession toward closing costs, and some do not. We ask in every negotiation and put any agreement in the contract, so you know before you sign what you owe and what the seller covers.
The National Association of REALTORS publishes plain-language explanations of the settlement and of written buyer agreements, and both are linked in our sources.
To finance a Palmira home in 2026, get a written pre-approval before you tour, compare at least two lenders' Loan Estimates on the same day, and, for a condominium, confirm the project meets the lender's rules before you sign. Mortgage rates change daily, so this Bonita Springs guide quotes none.
Data updated: October 2026 (Freddie Mac Primary Mortgage Market Survey; Fannie Mae Selling Guide B4-2.1-03 and condo project status finder; Consumer Financial Protection Bureau).
Mortgage rates change daily and depend on your file, so this page quotes none. Freddie Mac publishes the weekly Primary Mortgage Market Survey for context, and your lender's written Loan Estimate is the document to compare. Get at least two, on the same day, with the same assumptions.
A written pre-approval from a lender who has reviewed your income, assets and credit tells a seller your offer is real, and in a competitive moment it is the difference between a counter and a pass.
A cash buyer pays no mortgage taxes and closes faster, and some sellers weigh that heavily. A cash buyer should still order an appraisal or a comparative market analysis, an inspection and a title search.
A lender reviews the condominium project as well as the borrower: the budget, reserves, insurance, litigation and any deferred structural repairs. Fannie Mae publishes its ineligible-project rules (Selling Guide B4-2.1-03) and a condo project status finder. We ask the association the lender's questions before you write an offer.
Daily life in Palmira centers on the Renaissance Center Club's pools, fitness center, clay tennis, pickleball, bocce and bistro, the 27-hole course for members, and Bonita Beach Road's shops and services, with I-75 about two miles west. Palmira is guard-gated, with every visitor registered, in the City of Bonita Springs.
Data updated: October 2026 (Drive-time estimates from the Palmira gate as tabled on our Palmira guide; School District of Lee County 2026 to 2027 zones).
I-75 Exit 116 about 5 to 7 minutes, a Publix about 9 to 12 minutes, Coconut Point about 13 to 18 minutes, Southwest Florida International Airport about 28 to 35 minutes and Bonita Beach Park about 20 to 30 minutes off-peak, according to our Palmira guide.
A Palmira address falls in Lee County's Elementary Zone Q, Middle Zone GG and High School transportation zone S3 under the district's 2026 to 2027 plan, as read for our Palmira guide. Families rank the schools in the zone and a lottery with proximity preferences assigns seats.
Lee Health's Coconut Point emergency department and NCH's Bonita Springs emergency department are each a short drive, and Gulf Coast Medical Center's Level II trauma center is under 30 minutes off-peak.
Bonita Beach Park, Barefoot Beach Preserve and Lovers Key State Park are each a 20 to 40 minute drive depending on season.
Near Palmira, Midtown at Bonita is rising at Bonita Beach Road and Bonita Grande Drive with 400 residences and a planned hotel, the I-75 widening reaches this stretch late in the decade, and Revana Lakes was approved two miles east in January 2026, so Bonita Beach Road traffic is the trade-off a buyer weighs in Bonita Springs.
Data updated: October 2026 (Midtown at Bonita developer site; FDOT District One draft tentative work program FY2026 to 2030; Gulfshore Business; City of Bonita Springs Projects of Interest).
A mixed-use district with 400 residential units, a planned 165-key hotel, retail and offices, with tenants hoped to open around early 2027, according to the developer; see our Midtown at Bonita guide.
Construction on the Bonita Beach Road to Corkscrew segment is not scheduled to begin until 2029 under FDOT's work program.
Approved by the City Council in January 2026: a gated custom-home community capped at 299 homes on about 204 acres, according to Gulfshore Business.
The City of Bonita Springs Projects of Interest page and FDOT District One.
We find the right Palmira home by matching your budget and priorities to the section that fits, setting alerts the day a listing appears, reading the documents and recorded sales before the tour, and using our network for homes that are coming to market before they appear online in Bonita Springs.
In Palmira the section decides the price, the carry and the rules. We match you to the right section first, then watch every listing in it. In Palmira that means watching each neighborhood's sales and listings, not just the community total.
Some owners call us before they list. When a home that fits your search is coming, we tell you, and you see it first. We never promise an off-market home; we promise to ask.
Before you tour, we pull the recorded sales for the section, the association budget and rules, the flood position and the listing history, so the tour is about the house rather than the paperwork.
We negotiate for a Palmira buyer with the recorded sales for the section, the active competition, the inspection findings and the association file in hand, and we put every term in writing: price, credits, the inspection period, financing, the closing date and who pays which association charge in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
We build your offer from the recorded sales of comparable homes in the same section, not from the asking price, and we tell you where the list price sits against them.
When the inspection finds a real defect, we ask for a repair or a credit priced from a contractor's estimate, and we tell you when an item is ordinary wear that a seller will not cover.
The AS IS contract carries financing and appraisal provisions that protect your deposit if the loan or the value falls through. We set the dates so they protect you without weakening the offer.
Capital contributions, resale fees, estoppel fees and prorations are allocated in the contract. We read the association documents and write the allocation in, so there is no surprise on the settlement statement.
Palmira suits a buyer whose priorities are a gated golf community with an amenity club on every home and golf as a separate choice, and suits less well a buyer who wants golf guaranteed with the deed, short-term rentals or a single published fee. The lists below come from the records on this Bonita Springs page.
The cons, stated plainly:
The pros, equally documented:
If you need to sell a home before or while you buy in Palmira, start with a value on the home you own: our free home valuation and guide to selling a Palmira home apply anywhere in Southwest Florida, and Jesse McGreevy at (239) 898-6072 can sequence the two closings so you are never carrying both longer than you planned in Bonita Springs.
As Top 1% Real Estate Agents Nationally Since 2008 we sequence sales and purchases every season. A sale-contingent offer is weaker in a competitive moment and stronger when inventory is ample. We read which moment it is in Palmira from the MLS and the county record and advise accordingly.
If your current home is elsewhere in the city, our guide to selling a home in Bonita Springs covers the city-wide picture.
Custom Palmira listing alerts send you every new listing that matches your section, size, price and view the day it reaches the market, so you see the right home before the weekend crowd. Create a free account through the property search on our site, or ask Marc Comisar at (239) 287-5873 to set the search for you in Bonita Springs.
The section or collection, the price band, the bedroom count, the view and, for a golf or club community, the membership type. A search that is too broad sends noise; one that is too narrow misses the home.
To see the current listings in Palmira, browse the homes for sale on our team's sister site at DomainRealtyGroup.com.
A Palmira buyer consultation is a free, no-obligation conversation with Marc Comisar or Jesse McGreevy about your budget, timing, the section that fits and the documents to read before you write an offer. Use the consultation form on this page or call Marc at (239) 287-5873, and we will prepare the recorded sales for your target section in Bonita Springs.
The recorded sales for your target section, the current listings, the full annual carry, the flood position and a draft cash-to-close estimate, so your first tour is already an informed one.
Call Marc Comisar at (239) 287-5873, or Jesse McGreevy direct at (239) 898-6072, or use the Palmira buyer consultation form. You are working with Top 1% Real Estate Agents Nationally Since 2008. See also how we represent buyers.
McGreevy and Comisar are a top-reviewed Southwest Florida buyer's agent team, with the Gulfshore Life Five Star award for customer satisfaction for 21 straight years. The reviews below are quoted exactly as clients wrote them, each labelled with the site where it was posted.
★★★★★ "In a very difficult buyers market, Marc really worked beyond our expectations to locate and view properties to help us find our place. I never imagined trying to buy a property remotely, but once we defined just what we were looking for, we were very comfortable having Marc narrow down properties. Ultimately, we put our house under contract prior to seeing it in person. His communication throughout the entire process was outstanding. His dedication to helping us was superb." Verified Zillow review
★★★★★ "Jesse was great from the moment we met him, during our travels to find a home, supporting us through closing and following up after the sale. He was patient while we sorted through our options and gave us honest feedback that helped us make our decision. We had many questions during the process and he always responded within a short period of time with answers or checking resources to get the information. We were referred to Jesse from friends who had connected with him through a purchase of a property and they assured us he would be wonderful to work with. He has proven himself to be personable, professional and an ally in our quest for home buying." Verified Zillow review
★★★★★ "Jesse helped us buy a home and with his constant communication made it very pleasant and easy. Not too mention the deal we got.....thank you!!!!!" Verified Zillow review
When you buy with Top 1% Real Estate Agents Nationally Since 2008, the partners who tour with you are the partners at your closing. Call Marc Comisar at (239) 287-5873 to start.
Several Palmira figures are not published in a document we could read, and we say so rather than estimate them. Each item names the record that holds the answer, which we obtain for any home you write an offer on in Bonita Springs.
These are the questions Palmira buyers ask us most, answered from Lee County's recorded sales, the association's own documents and Florida law. For anything specific to a home, call Marc Comisar at (239) 287-5873.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development PALMIRA GOLF AND COUNTRY CLUB, closed July 1, 2025 to July 1, 2026, pulled July 1, 2026; Palmira master declaration as amended September 18, 2024, CDD budgets and club brochure as cited on our Palmira guide; Florida Statutes read October 2026).
Lee County recorded 67 sales from September 26, 2025 to September 25, 2026 at a median of $650,000. Single-family and villa homes recorded 50 sales at a $730,000 median and the Enclave and Paloma condominiums 17 at $570,000; San Remo's townhomes and villas, recorded as single-family, closed 18 at $385,750, so read the neighborhood first.
Set your budget with a lender, read the association documents and carry for your target section, tour with your own agent under a written buyer agreement, offer from the recorded comparables and use the inspection and document review periods fully. Call Marc Comisar at (239) 287-5873 to start.
The best buyer's agent reads the recorded sales, the association documents and the flood file before you write an offer, and negotiates with evidence. McGreevy and Comisar lead Domain Realty Group, the #5 real estate team in Florida and the #1 real estate team in Bonita Springs in the 2026 RealTrends rankings.
Our Southwest Florida MLS pull of July 1, 2026 showed 36 Palmira sales over the prior 12 months at a median of 34 days on market and a median 97.4 percent of list price; the pull returned no San Remo rows, so it describes the other neighborhoods.
The July 1, 2026 MLS pull showed a median 97.4 percent of list price on the 36 sales it returned.
The July 1, 2026 MLS pull showed 15 active listings and about 5.0 months of supply at the trailing pace.
With a loan, the buyer pays the documentary stamp tax on the note at $0.35 per $100 and the nonrecurring intangible tax at 0.2 percent, lender charges, the lender's title policy, recording, prepaid insurance and escrow, plus any association charges the documents assign to the buyer. On an 80 percent loan at the $650,000 median that is $2,860.00 in the two mortgage taxes.
In Zone X a lender will generally not require flood insurance, and coverage is optional and inexpensive, but Citizens wind policies will need flood coverage from January 1, 2027; condominium unit-owner policies are exempt from that rule.
Yes, if it is your permanent residence by January 1. You apply with the Lee County Property Appraiser, and the exemption and Save Our Homes cap then apply to your own assessment, not the seller's.
Yes. Since August 17, 2024, a buyer signs a written agreement with their own agent before touring, stating the compensation in a specific amount or rate, which is negotiable. We explain ours before your first showing.
Usually, but the lender reviews the condominium project as well as you: its budget, reserves, insurance and any deferred structural work. Fannie Mae publishes its project rules and a status finder, and we ask the association the lender's questions before you write an offer.
No. We found no recorded age restriction for Palmira; check a neighborhood's documents before relying on any age claim.
The amended master declaration allows leases of at least 30 consecutive days, no more than three times in any 12 months, with board approval, and an owner whose home is leased may not use the recreation facilities during the lease except as another owner's guest.
The master declaration allows normal household pets, leashed or carried outside the home except in the fenced dog park and not at the club facilities; The Enclave and Paloma may set stricter limits in their own documents.
Lee County recorded 67 Palmira sales from September 26, 2025 to September 25, 2026 at a median of $650,000, from $275,000 to $2,900,000, or $300.19 per square foot of county heated area. Single-family and villa homes recorded 50 sales at a $730,000 median and the Enclave and Paloma condominiums 17 at $570,000; San Remo's townhomes and villas, recorded as single-family, closed 18 at $385,750, so read the neighborhood first.
The county roll ties 1,170 home parcels to Palmira in our match, 915 recorded as single-family and villa homes and 255 as condominium units in The Enclave and Paloma; First Street's flood tally maps about 1,147 addresses.
Three layers: the neighborhood association's dues, which carry the master association and the mandatory Renaissance Center Club portion, the Parklands West or Parklands Lee CDD line on the tax bill, about $363 to $3,037 for FY2026, and city and county taxes. Golf is optional and billed by the club.
Yes, two. Palmira's west side is in the Parklands West CDD and its east side in the Parklands Lee CDD; neither carries the Palmira name. FY2026 totals per home run about $363 for older paid-off coach homes to $3,037 for a Siena estate under the districts' general fund detail.
Palmira maps as FEMA Zone X, minimal flood hazard; First Street's tally finds none of about 1,147 mapped addresses in a Special Flood Hazard Area. The maps in force took effect November 17, 2022. A few lots on the largest lakes or the preserve edge can sit in a shaded sliver, so read the parcel's own map.
In Lee County the seller customarily selects the closing agent and pays for the owner's title policy, at the premium the state sets by rule, and a financed buyer pays for the lender's policy. That is custom, not law, and the contract controls.
The amended master declaration allows leases of at least 30 consecutive days, no more than three times in any 12 months, with board approval, and an owner whose home is leased may not use the recreation facilities during the lease except as another owner's guest.
A Palmira address falls in Lee County's Elementary Zone Q, Middle Zone GG and High School transportation zone S3 under the district's 2026 to 2027 plan, as read for our Palmira guide. Families rank the schools in the zone and a lottery with proximity preferences assigns seats.
Palmira is in the City of Bonita Springs, so the bill carries city, county and school millage plus the Parklands West or Parklands Lee CDD line.
A condominium seller in The Enclave or Paloma delivers the section 718.503 package with a seven-day review right; a fee-simple seller supplies the section 720.401 summary before the contract. Every seller gives the section 689.302 flood disclosure and the section 190.048 CDD notice applies.
Yes; every owner holds the Renaissance Center Club membership through the dues, contingent on being current with the neighborhood association.
Golf is by membership only and full; the 2026 Wait List costs $40,000, applied in full toward Full Golf when a spot opens.
The resale capital contribution stated on the estoppel, any background check fees, and your lender and title charges.
For 30 days or more, no more than three times in 12 months, with board approval.
San Remo recorded sales from $275,000 in the latest 12 months.
No; Paloma at Palmira is a Centex carriage-home neighborhood inside Palmira, and the Paloma off Imperial Parkway is a separate community.
Every document behind the rules and figures in this Palmira guide is public. These are the ones a buyer actually uses, each linked to the issuing authority's own copy, so you read the current version.
| Document | Publisher | Why it matters | Link |
|---|---|---|---|
| Welcome Packet, current edition | Palmira Master Association | Neighborhoods, builders, management and the club split | Open the packet |
| Amended Covenant Changes, recorded September 18, 2024 | Palmira Master Association | Leasing, sale notice, signs, pets and vehicles | Open the covenant changes |
| 2026 Club Offerings Brochure | Palmira Golf Club | Golf, Wait List and social initiation and dues | Open the brochure |
| Parklands West CDD FY2026 general fund detail | Parklands West CDD | The west-side district line by neighborhood | Open the detail |
| Parklands Lee CDD FY2026 general fund detail | Parklands Lee CDD | The east-side district line by neighborhood | Open the detail |
| Complete Annual Lease Package | Palmira Master Association | The leasing application and approval packet | Open the lease package |
| Section 720.401, homeowners' association disclosure summary | Florida Legislature | What a house or lot buyer must receive before signing | Open section 720.401 |
| Section 718.503, condominium resale disclosure | Florida Legislature | The condominium documents and the seven-day right | Open section 718.503 |
| Section 689.302, flood disclosure | Florida Legislature | The seller's flood form | Open section 689.302 |
| Section 193.155, homestead assessments | Florida Senate | Save Our Homes and the reset after a purchase | Open section 193.155 |
| Apply for homestead exemption | Lee County Property Appraiser | The filing a full-time buyer makes | Open the homestead page |
| Nonrecurring intangible tax | Florida Department of Revenue | The mortgage tax a financed buyer pays | Open the DOR page |
| FEMA Flood Map Service Center | Federal Emergency Management Agency | The flood zone for a single address | Open the map center |
| Flood insurance requirement | Citizens Property Insurance | The January 1, 2027 flood coverage rule | Open the Citizens page |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | The wind mitigation form behind insurance credits | Open the form |
| Condo project status finder | Fannie Mae | Whether a condominium project is financeable | Open the finder |
| Written Buyer Agreements 101 | National Association of REALTORS | The buyer agreement you sign before touring | Open the NAR page |
| 2025-26 School Grades | Florida Department of Education | The state's letter grades for assigned schools | Open the grades file |
Every figure on this page traces to one of the sources below. County sales figures are our analysis of the Lee County Property Appraiser roll and sale file; association, club and district statements are attributed to the body that published them.
Palmira association, district and club records
City, county, school and civic records
Florida statutes, rules and federal references
Our own published guides and records
McGreevy and Comisar are the Bonita Springs team Palmira buyers call when they want the records read before they sign. Jesse McGreevy and Marc Comisar personally handle every purchase from the first showing to the closing table, with over 45 years of combined direct experience, and they have been Top 1% Real Estate Agents Nationally Since 2008.
For this buyer guide we tracked all 67 recorded sales in Palmira over the latest 12 months by neighborhood and read the MLS pull, both CDD budgets, the master declaration and the club's 2026 brochure, so a buyer sees the record before the tour.
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or read more about McGreevy and Comisar. Selling a home before you buy here? See how to sell your Palmira home or call Jesse at (239) 898-6072.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Ready to look? Call Marc Comisar at (239) 287-5873, or Jesse McGreevy direct at (239) 898-6072, or start your Palmira buyer consultation. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated October 2026. This buyer guide is general information about buying a home in Palmira, not an appraisal and not legal, tax, lending or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.