We price a Paloma home from the recorded sales of its own home type and read the estoppel, the leasing rules and the FEMA letter before you write an offer.
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McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012. Top 1% Real Estate Agents Nationally Since 2008.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
This is our buyer's guide to Paloma, a gated community of 331 homes off Imperial Parkway in Bonita Springs, Florida: single-family homes, attached villas and the Paloma Grande carriage-home condominium, built from 2008 to 2019, almost all by D.R. Horton. The Paloma community guide covers the history, the master plan and the whole community. What follows is the buyer's side: the county's recorded sales by home type, every layer of cost, the documents to hold before you sign, the leasing rules for a buyer who plans to rent, the flood map and the FEMA letters, and the carrying-cost arithmetic. Call Marc at (239) 287-5873, see how we represent buyers, or call Jesse direct at (239) 898-6072. If a Paloma Grande condominium is the home you want, read our buyer's guide to Paloma Grande beside this one.
This is the Paloma in the City of Bonita Springs, ZIP 34135. It is not Paloma at Palmira, a separate group of condominiums inside Palmira Golf and Country Club, and it is not a Paloma in Estero or Naples.
McGreevy and Comisar are the best realtor for buying a home in Paloma, Bonita Springs, because Paloma is bought on its documents: before an offer we read the recorded declarations, the association's 2026 budget document, the FEMA letter for the lot or building and every recorded sale for the home type you are considering.
Data updated: October 2026. Source: Lee County Property Appraiser public roll (October 11, 2026) and recorded sales through September 25, 2026, our analysis.
If you are searching for the best realtor for Paloma and you are ready to buy a home in Paloma, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. As the leaders of Domain Realty Group, our team has closed 4,000+ transactions, and both of us have been Top 1% Real Estate Agents Nationally Since 2008. Buyers comparing agents can read our look at the best real estate agents in Bonita Springs and then ask each one to show the record on a Paloma home: the recorded sales for the home type, the assessment class for the address and the FEMA letter for the lot.
Honors and recognition:
Recent Paloma track record (last 12 months): Lee County recorded 32 Paloma sales in the 12 months to September 25, 2026: 13 single-family resales at a $635,000 median, 13 Paloma Grande resales at a $325,000 median and 6 among the villas and older-plat homes. McGreevy and Comisar are the #5 real estate team in Florida and the #1 real estate team in Bonita Springs in the 2026 RealTrends rankings, with over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar. We pulled every recorded sale in Paloma for the 12 months to September 25, 2026 and matched each of the 32 closings to its plat or building group before writing this page. On the Southwest Florida MLS the same window shows 32 closings, the same count as the county, at a median of 65.5 days on market and a median 96.5 percent of the final list price (Southwest Florida MLS, closings from September 26, 2025 to September 25, 2026, pulled October 17, 2026).
Selling a home to buy in Paloma? Read how we sell homes in Paloma, start with a free Paloma home valuation, or call Jesse direct at (239) 898-6072.
Buying in Paloma? Call Marc at (239) 287-5873 for a buyer consultation built on the record.
In Paloma the expensive mistakes are rarely cosmetic. They are comparing a $325,000 Paloma Grande carriage home with a $635,000 single-family home as if they were one market, buying to rent without reading the first-year rental rule, assuming the condominium layer is inside the master assessment when it is a second assessment, or relying on a flood zone read from a map label when FEMA's current map and FEMA's letters say two different things for the same lot. Our job is to price those differences into the offer while you can still act on them.
Jesse and Marc handle their own buyers, and the person who tours with you is the person who negotiates. Marc leads buyer representation and negotiation; Jesse leads listing and seller strategy, which matters if you are selling one home to buy another. Marc's direct line is (239) 287-5873 and Jesse's is (239) 898-6072. Our headquarters is right here in Bonita Springs, at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
These ten points shape every offer we write in Paloma, the gated Bonita Springs community of 331 residences. Each comes from a recorded document, the association's own budget, a federal map or a county sale record, and each is sourced in the section that explains it.
Data updated: October 2026. Sources: Lee County recorded sales through September 25, 2026; Paloma Community Association 2026 budget document posted January 2026; FEMA National Flood Hazard Layer and determination letters read October 12, 2026.
This Paloma buyer guide for Bonita Springs runs from the market and the all-in cost of owning a home, through the estoppel, board approval and leasing rules, the Hawthorne comparison, flood, insurance, closing costs, financing and negotiation. Use the list to jump to the question you need first, and call Marc at (239) 287-5873 if you would rather talk it through.
You buy a home in Paloma, Bonita Springs, in a short sequence: set the monthly number, choose a house, a villa or a Paloma Grande condominium, sign a written buyer agreement, write the offer subject to the estoppel and board approval, inspect, finance, and close at a Lee County title company. Each step has a deadline, and the documents set the price.
Data updated: October 2026. Source: Florida Realtors and The Florida Bar AS IS contract (ASIS-7); Paloma Community Association Amended Declaration adopted September 8, 2025; Lee County recorded sales through September 25, 2026, our analysis.
We start with the full monthly cost you are comfortable with: the mortgage at today's rate, the county tax bill at your purchase price, the master association assessment for the home type, the condominium association's assessment if the home is in Paloma Grande, and homeowners, wind and flood insurance. In Paloma Grande one of those lines, the condominium assessment, is not published, so we price a carriage home only after the estoppel is in hand and we tell you which number is still open.
The 151 houses recorded a $635,000 median across the 13 single-family resales on the Paloma plats in 12 months. The 136 Paloma Grande units recorded a $325,000 median across 13 resales. The 44 villas sit in between, with five resales from $415,000 to $440,000. The three have different master assessment classes, different insurance structures and, for Paloma Grande, a second association, so the product decision comes before the price decision.
Since the August 2024 National Association of Realtors practice changes, a buyer who tours a home with a participating agent signs a written agreement first, and compensation is negotiated and stated in it. We cover the terms in the compensation section below and give you the Florida Realtors form to read before you sign anything.
On the Florida AS IS contract the initial deposit is due within 3 days of the effective date, the additional deposit within 10 days, the inspection period is 15 days unless the parties change it, the loan application is due within 5 days and the loan approval period defaults to 30 days (Florida Realtors and The Florida Bar, ASIS-7 contract). For Paloma we add a rider that makes the purchase subject to your review of the estoppel certificate, the governing documents and the FEMA letter for the address, with a termination right if they differ from what you were told, and a calendar line for the board's 30-day approval window.
Inspection, insurance quotes, the lender's flood determination and, for Paloma Grande, the lender's condominium review run inside the contract's review periods. We calendar every deadline in writing on day one. Closing happens at a title company, and the closing-cost section below shows the Florida taxes and fees that apply.
The Paloma market in Bonita Springs recorded 32 sales in the 12 months to September 25, 2026 in Lee County records: 13 single-family resales at a $635,000 median, 13 Paloma Grande resales at a $325,000 median, and 6 among the older-plat villas and homes. None were builder sales, and no single community-wide median describes them.
Data updated: October 2026. Source: Lee County Property Appraiser public roll and recorded sales, our analysis, newest recorded sale September 25, 2026.
Across the 12 months from September 26, 2025 to September 25, 2026, Lee County recorded 32 sales among the 331 Paloma residences. All were resales, and the county shows no builder-direct sale in the window. Every figure below is a qualified, improved sale above $10,000, and the county's heated area excludes garages and lanais.
| Measure | Single-family (Paloma plats) | Paloma Grande | Older-plat villas and homes |
|---|---|---|---|
| Sales | 13 | 13 | 6 |
| Median | $635,000 | $325,000 | No median (under 10 sales) |
| Low | $533,000 | $170,000 | $415,000 |
| High | $740,000 | $355,000 | $615,000 |
| Price per square foot of county heated area | $289.96 | $228.46 | Not computed |
| Builder sales | 0 | 0 | 0 |
| All 151 detached houses | 14 sales, $625,000 median, $291.98 per square foot | ||
| Days on market and sale-to-list (Southwest Florida MLS, pulled October 17, 2026) | 58.5-day median, 96.8 percent of final list (14 MLS single-family closings) | 123-day median, 96.6 percent | 5 villa closings, 3 to 72 days, no median |
Among the older-plat sales, 5 were villa resales from $415,000 to $440,000 and 1 was a detached resale at $615,000. Paloma Grande and the Paloma plats together recorded 26 sales, and their combined $444,000 median falls between the two products with no sale near it, which is why we print no community-wide median.
All 13 single-family sales fell between $500,000 and $750,000. Of the 13 Paloma Grande sales, 1 was under $200,000, 2 were between $200,000 and $300,000 and 10 were between $300,000 and $400,000. A buyer with $400,000 to spend is in the Paloma Grande and villa market; a buyer with $600,000 is in the single-family market; and the gap between them is the product, not a negotiating margin.
| Window (to September 25, 2026) | Single-family | Paloma Grande | Older-plat villas and homes (63 homes) |
|---|---|---|---|
| 24 months | 21 sales, $635,000 median ($425,000 to $740,000) | 25 sales, $345,000 median ($170,000 to $430,000) | 11 sales, $440,000 median ($415,000 to $615,000) |
| 36 months | 25 sales, $637,500 median ($425,000 to $755,000) | 32 sales, $350,000 median ($170,000 to $430,000) | 13 sales, $440,000 median |
| 60 months | 45 sales, $639,000 median ($425,000 to $920,000) | 53 sales, $370,000 median | 21 sales, $450,000 median |
The 60-month Paloma Grande figure comes with one sentence: one 2023 resale of a unit missing from the county file is not in this count. Across all recorded history, single-family has 235 sales from October 21, 2013, at a $389,000 median ($286,610 to $920,000), which includes the first sales from the builder. Paloma Grande has 215 sales from October 31, 2016, at a $254,935 median, again with that sentence.
| Year | Single-family sales | Single-family median or range | Paloma Grande sales | Paloma Grande median or range |
|---|---|---|---|---|
| 2019 | 8 | $365,000 to $450,000 | 25 | $258,000 median (20 were builder first sales, an estimate) |
| 2020 | 13 | $405,000 median | 10 | $260,000 median |
| 2021 | 10 | $515,500 median | 14 | $273,750 median |
| 2022 | 9 | $600,000 to $795,000 | 14 | $428,750 median |
| 2023 | 6 | $580,000 to $789,900 | 6 | $407,000 to $447,500 (plus one sale missing from the county file) |
| 2024 | 5 | $550,000 to $755,000 | 11 | $359,000 median |
| 2025 | 7 | $425,000 to $715,000 | 9 | $300,000 to $383,000 |
| 2026, through September 25 | 12 | $617,500 median ($533,000 to $740,000) | 11 | $325,000 median |
A median appears only where a year has 10 or more sales. Calendar-to-calendar, the single-family median moved from $405,000 in 2020 (13 sales) to $617,500 in 2026 to date (12 sales), up $212,500 or about 52.5 percent. The Paloma Grande median moved from $428,750 in 2022 (14 sales) to $325,000 in 2026 to date (11 sales), down $103,750 or about 24.2 percent. These are changes between two calendar-year medians and not a forecast.
| Street | Sales, 12 months | Prices |
|---|---|---|
| Monte Carlo Boulevard | 6 | $545,000 to $740,000 |
| Saint Michael Lane | 4 | $580,000 to $715,000 |
| Grand Prix Drive | 2 | $570,000 and $600,000 |
| Saint Roman Way | 1 | $533,000 |
Streets cross plats, and Monte Carlo Boulevard also carries Paloma Grande buildings, which are not in this table. Every group here has fewer than 10 sales, so we print counts and ranges and no medians.
The highest 12-month resale was $740,000, a two-story single-family home on Monte Carlo Boulevard (June 23, 2026, 2,611 square feet of county heated area). The lowest was $170,000, a first-floor Paloma Grande unit (August 20, 2026), $115,000 below the next-lowest 12-month sale at $285,000 (August 14, 2026). The county marks both qualified, but we could not verify that the $170,000 sale was arm's length, so we build no claim on it.
Days on market, sale-to-list ratio, active listings and months of supply come from the Southwest Florida MLS. For Paloma, the 32 MLS closings in the same 12 months had a median of 65.5 days on market and sold at a median 96.5 percent of the final list price and 92.8 percent of the first list price. On October 17, 2026 four Paloma homes were active, three in Paloma Grande and one villa, with two more under contract, which is about 1.5 months of supply at the 12-month pace (Southwest Florida MLS, closings from September 26, 2025 to September 25, 2026, pulled October 17, 2026). County and MLS closing counts can differ because the county records a sale when the deed is recorded and the MLS records when a listing closes; for this window both show 32. Ask us for the current active homes and the pace for your home type, and we will pull them with you.
Paloma in Bonita Springs offers 151 detached houses of 1,805 to 3,571 square feet of county heated area, 44 attached villas of about 1,340 to 1,980 square feet, and 136 Paloma Grande condominium units of about 1,280 and 1,530 square feet, all built between 2008 and 2019. Recorded medians run from $325,000 to $635,000.
Data updated: October 2026. Source: Lee County Property Appraiser public roll (October 11, 2026) and recorded sales through September 25, 2026, our analysis; Paloma Community Association list of 331 residences.
| Section | Homes | Years built | Product | 12-month sales and prices |
|---|---|---|---|---|
| Paloma Phase One | 33 | 2013 to 2014 | Single-family | 6 sales, $545,000 to $740,000 |
| Paloma Phase Two | 43 | 2014 to 2016 | Single-family | 5 sales, $533,000 to $715,000 |
| Paloma Phase Three | 56 | 2015 to 2016 | Single-family | 2 sales, $570,000 and $600,000 |
| Paloma Grande, first floor | 68 | 2016 to 2019 | Condominium | 6 sales, $170,000 to $325,000 |
| Paloma Grande, second floor | 68 | 2016 to 2019 | Condominium | 7 sales, $325,000 to $355,000 |
| Older plat, villas | 44 | 2008 to 2014 | Attached villa | 5 sales, $415,000 to $440,000 |
| Older plat, detached homes | 19 | 2008 to 2014 | Single-family | 1 sale, $615,000 |
| Total | 331 | 2008 to 2019 | Three products | 32 sales |
A group with fewer than 10 sales shows its count and range, not a median. The sales column adds up: 6 plus 5 plus 2 is 13 single-family resales on the Paloma plats, 6 plus 7 is 13 Paloma Grande resales, and 5 plus 1 is 6 resales under the older plat name, 32 in all.
The 132 single-family homes on the three Paloma plats sit on lots of 0.152 to 0.388 acre, 91 of them one story and 41 two stories, built 2013 to 2016. The county does not carry builder plan names, so we group them by county heated area.
| Family | County heated area | Homes | Stories | Bedrooms on the roll | 12-month sales and prices |
|---|---|---|---|---|---|
| One-story, three-bedroom | 1,805 to 2,000 sq ft | 77 | 1 | 3 | 8 sales, $533,000 to $680,000 |
| One-story, four-bedroom | 2,432 to 2,544 sq ft | 14 | 1 | 4 | 2 sales, $580,000 and $715,000 |
| Two-story, three-bedroom | 2,611 sq ft | 30 | 2 | 3 | 1 sale, $740,000 |
| Two-story, four- and five-bedroom | 3,217 to 3,571 sq ft | 11 | 2 | 4 or 5 | 2 sales, $637,500 and $738,000 |
Only the one-story three-bedroom family has enough sales for a median: over 24 months it had 13 sales at a $575,000 median ($425,000 to $680,000) and $310.25 per square foot of county heated area. The county records a pool at 50 of the 132 homes, a county flag and not a permit check. Its land-use code labels 99 of the 132 lots "single family residential, lake," which is an appraiser label and not a measured waterfront count, so we describe lake position in words and never turn it into a price split.
The 44 attached villas are addressed on the county roll on Prince Pierre Way (20), Saint Roman Way (14) and Monte Carlo Boulevard (10): 32 homes at 1,519 or 1,528 square feet built in 2013 and 2014, 4 at 1,342 square feet built in 2013 and 8 at 1,622 to 1,978 square feet built in 2008 and 2011. The 19 detached homes on Prince Pierre Way run 1,805 to 2,646 square feet, built 2008 to 2014. All 63 are still filed under the 2008 Villages at Old Cypress plat name and are inside the same master association with the same amenity rights.
Over 36 months the villas alone had 10 sales at a $434,500 median ($415,000 to $525,000), $275.51 per square foot. Across all 63 older-plat homes, 60 months show 21 sales at a $450,000 median.
The 136 units sit in 34 two-story buildings of four units each: 23 buildings (92 units) on Palace Lane and 11 buildings (44 units) on Monte Carlo Boulevard, built from 2016 to 2019. The county records 68 first-floor units at 1,278 to 1,281 square feet (2 bedrooms, 2 baths on the roll) and 68 second-floor units at 1,532 square feet (3 bedrooms, 2 baths). First-floor units sold 6 times in the 12 months from $170,000 to $325,000 and second-floor units 7 times from $325,000 to $355,000.
Over 24 months first-floor units had 13 sales at a $322,500 median ($170,000 to $370,000), $252.15 per square foot, and second-floor units 12 sales at a $355,000 median ($325,000 to $430,000), $231.72 per square foot. Each unit includes a garage that may not be converted to living space. The declaration, the builder and the county each measure unit size differently, so compare Paloma Grande homes by the county's heated area only. Our Paloma Grande community page has the sales by floor and the building phases.
D.R. Horton's own Paloma plan pages as archived in December 2014 (builder marketing, base prices before options) listed Wellington at 1,519 square feet from $263,990 and Newport at 3,552 from $389,990. Those are the builder's figures at that date and are not current prices, and we do not map a model name to a county size because the builder measures living area differently from the county. The association's home list names the house models Ashbury, Bedford, Edison, Newport, Pembroke and Skylark, the villa models Cambridge and Bradford, and for Paloma Grande the Samone and Victoria. Recorded resales above the 2014 base prices are the market, not a markup on a price list.
Owning in Paloma in Bonita Springs means a master assessment set by home type: $1,020.51 a quarter for a single-family home, $997.52 for a villa and $640.74 for a Paloma Grande unit, in the association's 2026 budget document. Paloma Grande adds its own condominium assessment. The sampled 2025 tax bill showed 12.7970 mills plus $408.45 of service charges.
Data updated: October 2026. Source: Paloma Community Association 2026 budget document (titled Proposed 2026 Budget, posted January 2026); 2025 Lee County tax bill for a sampled Phase One home; City of Bonita Springs Resolution 26-027; Lee County recorded sales, our analysis.
The association's 2026 budget document is titled "Proposed 2026 Budget" and was posted in January 2026. We did not find the vote adopting it, so treat the amounts as the association's posted 2026 figures and expect the estoppel certificate to confirm them.
| Layer | Amount | Period | What it covers |
|---|---|---|---|
| Master assessment, single-family home | $1,020.51 ($4,082.04 a year) | Quarterly | Common Assessment plus the Home Assessment for lawn and landscape care of home lots |
| Master assessment, villa | $997.52 ($3,990.08 a year) | Quarterly | Common Assessment plus the Villa Assessment for exterior painting, pressure cleaning and routine roof cleaning and repair |
| Master assessment, Paloma Grande carriage home | $640.74 ($2,562.96 a year) | Quarterly | The master layer only |
| Paloma Grande condominium assessment | Not published in the documents we read | Quarterly, due the first day of each quarter | The condominium's own budget, reserves and the buildings' exteriors and roofs |
| Property tax (ad valorem), tax district 017 | 12.7970 mills in 2025 | Annual | County, schools, City, fire district and water management |
| City stormwater and county solid waste | $50.00 and $358.45, together $408.45 | Annual | Stormwater service and curbside waste (sampled single-family home) |
| Community development district | None on the sampled bill | Not applicable | The bill shows no CDD, MSBU, MSTU or fire assessment line |
| Capital contribution | $1,000 on each resale, paid by the buyer; Paloma Grande adds $100 working capital on each conveyance, also paid by the buyer | One time | Fourth Amendment (2022); condominium declaration |
| Lease application | $150 | Per lease | Leasing review |
| Estoppel certificate | Statutory base $250; current Florida caps $299, plus $119 if expedited and $179 if delinquent | Per certificate | Statement of what is owed |
| Homeowners and flood insurance | A quote on the specific home | Annual | See the insurance section below |
The sampled tax bill belongs to a single-family home in Phase One. A villa and a Paloma Grande parcel were not sampled, so their non-ad valorem lines are not shown.
The declaration splits the master assessment into parts. Common Assessments cover common-area maintenance, water billed through the master meter, any bulk service fees, taxes and insurance on common areas and surface water management. Home Assessments cover lawn and landscape care of home lots. Villa Assessments cover villa exterior painting, pressure cleaning and routine roof cleaning and repair. Selected lines from the 2026 budget document show where the money goes: management $80,000; accounting $29,400; legal $15,000; contingency $30,000; lawn service for common areas $140,959.73 and for single-family homes $179,723.65; lake maintenance $28,360 plus lake bank maintenance of $15,000; street lights $20,198; and clubhouse electric $18,702. The posted scan does not show legible reserve lines or a grand total, so this page does not print them.
This is an illustration, not a tax bill: the Property Appraiser sets each home's value, and a homestead exemption lowers it. Suppose a non-homestead single-family home were taxed on $635,000, the 12-month median Lee County sale price for Paloma single-family homes.
Take the villas' 36-month median of $434,500 (10 sales), since the 12-month group has only five.
That figure leaves out insurance and any non-ad valorem lines on a villa's tax bill, which were not sampled.
Take the same illustration for a Paloma Grande unit at $325,000, the 12-month median.
That figure is incomplete. It leaves out the condominium association's own assessment, whose amount is not published in the documents we read, any non-ad valorem lines on a condominium tax bill (not sampled), and HO-6 insurance. It would be wrong to read the carriage home as the cheaper way to own until that second assessment is on the table.
Special assessments for capital improvements need a majority of those voting at a meeting with a 30 percent quorum under the master declaration, and any open one shows on the estoppel. The master's late fee is the greater of $25 or 5 percent after 10 days, plus interest, and the board may accelerate 12 months of assessments. The Paloma Grande condominium collects quarterly, with a late fee of the greater of $25 or 5 percent after 10 days and 18 percent interest after 30 days. Special assessments above 10 percent of the condominium budget need a majority vote at a meeting with a quorum.
The 2025 bill for the sampled Phase One home, in tax district 017, totaled 12.7970 mills: Lee County general revenue 3.7623, school local board 2.2480, school state law 3.0710, City of Bonita Springs 0.8470, Lee County Library 0.4218, South Florida Water Management District 0.0948 with Everglades construction 0.0327 and Okeechobee basin 0.1026, Bonita Springs Fire District 1.9466, hyacinth control 0.0192, mosquito control 0.2116 and West Coast Inland Navigation District 0.0394. For 2026-27 the City adopted an operating millage of 0.8411 mills, equal to the rolled-back rate, in Resolution 26-027 on September 23, 2026. We did not find a final 2026 total for district 017, so 12.7970 is the 2025 figure.
On August 18, 2026, Bonita Springs voters considered a bond referendum under Ordinance 26-05: up to $35,000,000 of general obligation bonds for up to 30 years, to buy and build the Bonita Estero Rail Trail. The bonds are repaid from taxes on all taxable property in the City, which includes Paloma. WGCU reported 68 percent yes on 21 percent turnout, and no primary document states a cost per home, so none is printed here.
Call Marc at (239) 287-5873 for a Paloma buyer consultation built on the record, or see how we represent buyers across Southwest Florida. You are working with Top 1% Real Estate Agents Nationally Since 2008, and Jesse is on (239) 898-6072 if you are selling a home to buy here.
A Paloma buyer in Bonita Springs should have the estoppel certificate, the recorded declarations, the association's current budget, the board approval timeline and, for the right address, the FEMA letter in hand before the inspection period ends. The estoppel states what the seller owes; the declarations state what you take on.
Data updated: October 2026. Source: Florida Statutes 720.30851, 718.116, 720.3085 and 720.401 (read October 12, 2026); Paloma Amended Declaration adopted September 8, 2025; DBPR estoppel fee schedule.
An estoppel certificate states what an owner owes on the account. Florida sets a statutory base fee of $250 under F.S. 720.30851 for the master association and F.S. 718.116 for Paloma Grande, with an extra $100 if expedited within 3 business days and up to $150 more if the account is delinquent. The Department of Business and Professional Regulation adjusts those caps every five years, and its published schedule sets the current caps at $299, plus $119 if expedited and $179 if delinquent. The association's actual fee may be lower, and it is not published where we looked. The certificate is due within 10 business days and is valid for 30 days (35 if mailed). A Paloma Grande buyer needs two: one from the master association and one from the condominium association.
Under Article XII of the Amended Declaration, an owner gives the board 30 days' notice of a sale. The buyer completes a New Buyer Form, the board may run a credit and criminal background check and hold an interview, and the board decides within 30 days. It may disapprove only for stated good cause, and a transfer that was not approved is voidable. We put that window on the contract calendar from the first day, and we send the New Buyer Form the day the contract is signed, not the day before closing.
On each resale, the master association collects a $1,000 capital contribution, set by the Fourth Amendment in 2022, and Paloma Grande adds a $100 working capital contribution on each conveyance. The association's 2025 amended declaration (Article VI) says the transferee, the buyer, pays the $1,000 at closing, with no second contribution on a resale and repurchase inside Paloma within two years. We confirm it on the estoppel certificate.
A new owner is jointly and severally liable with the seller for assessments due before the transfer under F.S. 720.3085, and the estoppel states what is owed. Under F.S. 720.401, a seller in a homeowners' association must give the statutory disclosure summary, and a buyer who receives it after signing may cancel within 3 days or before closing. Paloma Grande, a Chapter 718 condominium, uses the condominium resale rules instead. Florida law also requires the seller to give a property tax disclosure on a residential sale (F.S. 689.261).
Florida requires an association of 100 or more parcels to post governing documents, budgets and notices on a website or app, and requires official records to be made available within 10 business days of a written request, with minimum damages of $50 a calendar day for up to 10 days after that (F.S. 720.303). We ask for the current budget, the meeting minutes and any open fines or violations on the home in writing, then read what comes back. Fines follow a statutory path under F.S. 720.305: 14 days' notice and a hearing before a committee of at least three members.
Send us the estoppel when it arrives, and we read it line by line against the budget and the declaration. A balance owed, an open special assessment, a pending fine or a fee higher than the DBPR cap is a negotiating point inside the contract's review period, and it carries less weight after it. Call Marc at (239) 287-5873.
Choosing among a house, a villa and a Paloma Grande condominium in Paloma comes down to the master assessment class, the second condominium layer, maintenance responsibility and the price band: houses recorded a $635,000 median, villas $415,000 to $440,000 and Paloma Grande a $325,000 median. Each is a different ownership, not a size option.
Data updated: October 2026. Source: Paloma Community Association 2026 budget document; Paloma declarations; Lee County recorded sales through September 25, 2026, our analysis.
| Factor | House (132 on the Paloma plats, 19 older-plat) | Villa (44) | Paloma Grande condominium (136) |
|---|---|---|---|
| 12-month recorded sales | 13 at a $635,000 median, plus 1 older-plat detached at $615,000 | 5 from $415,000 to $440,000 | 13 at a $325,000 median |
| Master assessment, 2026 | $1,020.51 a quarter | $997.52 a quarter | $640.74 a quarter |
| Second association | None | None | Paloma Grande Condominium Association (Chapter 718), amount not published |
| What the master layer covers | Common areas plus lawn and landscape care of the home lot | Common areas plus exterior painting, pressure cleaning and routine roof cleaning and repair | Common areas only |
| Exterior and roof | Owner maintains roof, stucco and windows | Master assessment covers exterior painting and routine roof cleaning and repair | Condominium association paints and maintains the buildings and roofs |
| Insurance | Owner insures the home | Owner insures the home | Association insures buildings; owner carries HO-6 |
| Capital contribution on resale | $1,000 | $1,000 | $1,000 plus $100 working capital |
| Size, county heated area | 1,805 to 3,571 sq ft | About 1,340 to 1,980 sq ft | About 1,280 (first floor) and 1,530 (second floor) sq ft |
| Citizens flood rule from 2027 | Applies to a policy that includes wind | Applies to a policy that includes wind | Does not apply to a unit owner's own policy |
If the priority is one association layer and the lawn handled by the association, a house or a villa fits. If the priority is the lowest recorded entry price inside the gate, Paloma Grande sits at a $325,000 median, with the condominium assessment still to be read on the estoppel. If the priority is not maintaining a roof and exterior paint, the villa's master assessment covers exterior painting and routine roof cleaning and repair, and the Paloma Grande condominium association maintains its buildings and roofs. If the priority is a larger home on a lot of 0.152 to 0.388 acre, the houses are the only product with that. If the priority is renting the home after the first year, all three are under the same 15 percent cap, which is covered in the rules section below.
A Paloma Grande buyer in Bonita Springs should check the condominium association's assessment, its budget and reserves, its insurance and the lender's project review, because the condominium layer is not published. The buildings are two stories, so Florida's three-story milestone inspection and structural reserve study thresholds appear not to be met.
Data updated: October 2026. Source: Declaration of Condominium of Paloma Grande (instrument 2016000183131); Florida Statutes 718.112 and 553.899; Fannie Mae Selling Guide B4-2.1-03 (08/05/2026), read October 12, 2026.
The Declaration of Condominium creates 34 phases, one two-story building of four units each, for 136 units, each with a 1/136 share of the common elements. The initial phase is Phase 19, so phase numbers run from 1 to 34 rather than in the order the buildings went up. The condominium declaration counts the master assessment among the condominium's common expenses, and the master holds lien rights for it. Garages are part of each unit; the owner maintains the garage door, the floor and the interior, and the association maintains the garage exterior. Driveways are limited common elements that the association maintains.
Under the declaration, the condominium association insures the buildings at 100 percent of replacement cost, carries liability coverage of at least $1,000,000, carries flood coverage if a mortgagee requires it or the association elects, and carries fidelity coverage. Unit owners carry HO-6 contents and liability coverage, and hurricane shutter and impact-glass rules apply. Whether a master flood policy is in place is not stated in the records we read, so we ask for the certificate of insurance with the estoppel.
Structural integrity reserve studies under F.S. 718.112(2)(g) and milestone inspections under F.S. 553.899 apply to buildings of three habitable stories or more. Paloma Grande's buildings are two stories, so those thresholds appear not to be met. We print no state filing status, because the records we read do not show one. Whatever the thresholds say, we still ask for the condominium's current budget, reserve schedule and any engineer's report it holds.
Under F.S. 718.203, condominium developer warranties run three years from completion, with roof and structure up to five years at most. For buildings completed 2016 to 2019, those periods have ended. Separately, F.S. 95.11 sets limits on construction-defect actions that run from the certificate of occupancy or completion, with a seven-year outer limit. That is a statement about the statute and not about any Paloma home.
Mortgage lenders review a condominium as a project as well as a borrower. We make no claim that Paloma Grande is or is not approved by any lender or agency. The source we read, Fannie Mae's Selling Guide section B4-2.1-03 (version dated August 5, 2026), lists project types a lender may not accept, including projects in pending litigation, projects in need of critical repairs and projects with significant deferred maintenance. We ask your lender to run Paloma Grande early and to tell you in writing what it needs from the association, because the questionnaire answers come from the condominium association and not from the seller.
Our buyer's guide to Paloma Grande goes through the condominium by floor and phase, and the Paloma Grande community page holds its sales and building details. Call Marc at (239) 287-5873 to walk through a specific unit.
Paloma and Hawthorne are neighboring gated communities in the same 2003 Tesone planned development in Bonita Springs, 0.29 mile apart. Paloma is a D.R. Horton community built 2013 to 2019 with one master assessment by home type; Hawthorne is a Centex and Lennar community of 463 homes, first sold in 2006.
Data updated: October 2026. Sources: Lee County recorded sales, our analysis (12 months to September 25, 2026); Paloma 2026 budget document posted January 2026; Hawthorne 2024 adopted budget as read in July 2026.
| Factor | Paloma | Hawthorne |
|---|---|---|
| Single-family recorded sales, 12 months to September 25, 2026 | 13 at a $635,000 median, $533,000 to $740,000 | 20 at a $562,500 median, $300,000 to $880,000 |
| Single-family median per square foot of county heated area | $289.96 | $290.69 |
| Condominium recorded sales | Paloma Grande: 13 at a $325,000 median | Chesapeake Cove: 6 from $313,000 to $435,000; 12 at a $377,500 median over 24 months |
| Homes | 331 residences: 151 houses, 44 villas, 136 condominium units | 463: 307 single-family, 156 condominium units |
| Builder | D.R. Horton, 2013 to 2019 | Centex, then Lennar for the last coach homes |
| Master dues on the record | 2026 budget document: $1,020.51 a quarter single-family, $640.74 a Paloma Grande unit | 2024 adopted budget: $1,005 a quarter common assessment, plus neighborhood assessments for single-family homes |
| CDD | None on the sampled tax bill | None |
| Gate | Dual entry with a resident RFID lane and visitor kiosk; staffed guard not documented | Two gated entries with a staffed attendant line and virtual monitoring |
| Leasing | 3 to 12 months, 15 percent cap, first-year rule for buyers after August 20, 2025 | Not stated |
| Age rules | No age restriction in the recorded declarations | Not stated |
In the same 12 months and from the same county instrument, Paloma single-family recorded a median $72,500 higher than Hawthorne single-family: $635,000 minus $562,500. Per square foot of county heated area the two are nearly level, $289.96 against $290.69, a gap of $0.73. Paloma's 2026 budget document sets $1,020.51 a quarter for single-family homes, while Hawthorne's 2024 adopted budget sets a $1,005 common assessment a quarter on all 463 units, with neighborhood assessments on top for single-family homes whose amounts we do not print. These are different years and different layers, so we place them side by side and do not subtract one from the other. Hawthorne's 2025 and 2026 budgets are restricted to members.
A buyer whose priority is a carriage-home condominium in the mid $300,000s, or a single-family home built 2013 or later with one association layer, will find those on the Paloma side. A buyer whose priority is a larger single-family inventory to choose from, a wider price range or a staffed gate line will find those on the Hawthorne side. We did not read Hawthorne's leasing or age rules for this page, so a buyer reads each association's governing documents for those before choosing. Our Hawthorne page covers that community's own record, and Marc can set the two side by side for the homes you like: (239) 287-5873.
Using the same county instrument and the same 12 months, Paloma single-family recorded 13 sales at a $635,000 median, Hawthorne 20 at $562,500, Seasons at Bonita 40 at $562,500, San Remo at Palmira 18 at $385,750 and Cordera 11 at $360,000. Paloma Grande recorded 13 sales at $325,000.
Data updated: October 2026. Source: Lee County recorded sales, the 12 months to September 25, 2026; county roll dated October 11, 2026, our analysis.
| Community | Homes on the roll | Recorded sales (12 months to September 25, 2026) | Median or range | Median per sq ft of county heated area |
|---|---|---|---|---|
| Paloma single-family | 132 | 13 | $635,000 | $289.96 |
| Paloma Grande condominium | 136 units (135 on the county file) | 13 | $325,000 | $228.46 |
| Hawthorne single-family | 305 on the county file (307 per the association) | 20 | $562,500 | $290.69 |
| Chesapeake Cove at Hawthorne condominium | 132 units | 6 | $313,000 to $435,000 | not computed |
| Seasons at Bonita single-family | 547 | 40 | $562,500 | $284.99 |
| San Remo at Palmira single-family | 350 | 18 | $385,750 | $234.02 |
| Cordera single-family | 137 | 11 | $360,000 | $198.40 |
Each community mixes homes of different ages, lot positions and sizes, and the county's heated-area figure is the only size measure used for the per-square-foot column. A higher median does not mean a better community and a lower one does not mean a cheaper one; it means the homes that sold in those 12 months sat at that price. Chesapeake Cove has only 6 sales in the window, so we print its range and no median. Paloma single-family and Hawthorne sit within $0.73 a square foot of each other, and Seasons at Bonita, a newer gated neighbor east of I-75, is at $284.99. Paloma Grande's $228.46 sits near San Remo at Palmira's $234.02, though one is a carriage-home condominium and the other is a single-family group inside a golf community.
Paloma in Bonita Springs allows leases of 3 to 12 months under a 15 percent cap, bars rentals in the first year for homes bought after August 20, 2025, requires board approval of sales, limits pets to two and keeps boats and RVs in garages. The recorded declarations contain no age restriction. A buyer who plans to rent should read this section first.
Data updated: October 2026. Source: Paloma association leasing summary dated September 23, 2025; Amended Declaration adopted September 8, 2025; Rules and Regulations packet revised April 3, 2026; Florida Statutes read October 12, 2026.
The association's leasing summary, dated September 23, 2025, applies to houses, villas and carriage homes alike. Its terms:
The cap arithmetic is 15 percent of 331, which is 49.65, and the summary rounds it to 50 leases. The summary notes an average of 42 to 48 leases, so the cap is close to full at times and a waiting list can matter to an investor. The Third Amendment (recorded June 11, 2020) is where the 3-month minimum, 1-year maximum, 15 percent cap and waiting list come from; the recorded documents control if a summary and a document ever differ.
For homes bought after August 20, 2025, the Amended Declaration (Article XI, Section 13) and the leasing summary bar rental during the first year of ownership. A buyer who plans to rent the home soon after closing should read that clause before making an offer, because the rule decides whether the home can be an investment from the first month. Florida's F.S. 720.306(1)(h) addresses rental rules adopted after July 1, 2021: a governing-document provision that prohibits or regulates rentals applies only to owners who take title after it takes effect or who consent to it. We make no statement about how that subsection applies to Paloma Grande units, which are condominium parcels.
The Paloma Grande Declaration of Condominium has its own leasing clause: whole-unit leases in writing of at least 30 days, no more than four a year, with association review. The association's 2025 summary applies the master's rule to every Paloma home, condominium units included, so a Paloma Grande buyer should plan on the master's 3-to-12-month terms and the first-year rule, and read the condominium clause beside them.
The recorded declarations contain no age restriction. We searched the master declaration, the Paloma Grande declaration, the five amendments and the 2025 Amended Declaration for age-related wording, including older-persons and minimum-age language, and found none. The documents themselves govern any specific home.
No. The sections of Florida's homeowners' association and condominium statutes we read contain no general rule that makes an owner hold a home for five years before renting or selling: F.S. 720.306, F.S. 720.30851, F.S. 718.116(8) and F.S. 718.112(2)(g). We did not read the whole chapter, so this is a statement about those sections. The five-year items in those sections are of a different kind: the estoppel fee caps are adjusted every 5 years (F.S. 720.30851(9) and F.S. 718.116(8)(i)), a mortgagee's action to void an amendment adopted without its required consent has a 5-year limitations period, and a person convicted of a felony may serve on a board only after civil rights have been restored for at least 5 years. Paloma's own holding rule is the one-year rental rule above. It applies to homes bought after August 20, 2025, and it concerns renting, not selling.
The master declaration allows no more than two dogs or two cats unless the board permits more, prohibits pit bulls and dangerous dogs, and requires leashes. Paloma Grande allows no more than two domestic pets, leashed, none kept on limited common elements, with pet liability insurance naming the association. Commercial vehicles, RVs, boats, trailers and jet skis are allowed only inside an enclosed garage, ATVs and golf carts may not use the common paved surfaces, and the association may tow after 24 hours' notice. Converting a garage to living space is prohibited, and the Rules set a speed limit of 20 miles per hour.
Any exterior change needs board or committee approval. The board has 45 days to decide, and a completion inspection follows within 30 days. A 2023 amendment anticipates association repainting of homes and villas every five years and pressure washing of roofs, walls and driveways every three years. One 18 by 24 inch for-sale or for-rent sign may be placed in a window or landscape bed. A home office is allowed; daycare and garage sales are not.
The 2023 amendment set fines of up to $500 a day to a total of $5,000, and for leasing violations $250 a day to a total of $45,000. The statute's default under F.S. 720.305 is $100 a violation and $1,000 in the aggregate unless the governing documents provide otherwise, and the statute requires 14 days' notice and a hearing before a committee of at least three members. The leasing figure is the one an investor should note.
Paloma owners in Bonita Springs share one amenity center on the 2.43-acre Tract D that the master association owns: a clubhouse open 5 a.m. to 10:30 p.m., a pool open dawn to dusk, a key-card fitness center, tennis courts and a bocce court. Paloma has no golf course, marina, boat dock or beach inside the gate.
Data updated: October 2026. Source: Paloma Rules and Regulations (packet revised April 3, 2026); Phase Two plat; Florida Department of Health pool list dated September 1, 2026; Lee County Property Appraiser roll dated October 11, 2026.
| Facility | What the association's Rules say | Hours |
|---|---|---|
| Clubhouse | Fire Marshal capacity of 63; private events up to 45 people by reservation form; under 18 only with an adult | 5 a.m. to 10:30 p.m. |
| Pool | Children under 12 with an adult; no glass; one state-permitted community pool | Dawn to dusk |
| Fitness center | Key card; owners and overnight guests only; nobody under 12 | 5 a.m. to 10:30 p.m. |
| Tennis courts | The Tennis Club has priority for posted times, otherwise first come, first served | No play 10 p.m. to 7 a.m. |
| Bocce court | One court; first come, first served | No play after dark or from 10 p.m. to 7 a.m. |
| Mailbox kiosk and amenity parking | Parking is for amenity use; overnight parking needs approval | Not stated |
The recorded Phase Two plat dedicates Tract D to the association "for recreational purposes," and the county roll shows one 3,326-square-foot building on it, built in 2015. Villa owners and Paloma Grande owners are members of the same association with the same easement of enjoyment, and the Department of Health list shows one community pool at Paloma, owned by the association, and none of its own for Paloma Grande. Hours can change with the season, so check the posted hours before you plan around them.
Paloma has dual entry: a resident lane opened by an RFID windshield sticker ($30) and a visitor kiosk where every visitor identifies. Guest and tenant vehicle registration runs through Safe Passage. The recorded master declaration lets the association provide guard gates, a guardhouse and guards, language it describes as "authorized, but not required." A staffed guard is not documented in the records we read, so we do not describe the gate as staffed.
The lakes are stormwater lakes first. The 2025 Amended Declaration (Article XIII, Section 4) allows catch-and-release fishing from an owner's own lot, another's with permission, and the common areas that border the lakes, with every fish returned to the lake it came from. Boating, swimming and wading are prohibited, the Rules bar boats, canoes, kayaks and remote-control craft, and docks and boat houses are not allowed.
No golf is inside Paloma. Three courses sit within about 17 minutes by car, and each operator's own site describes it: Bonita Fairways Golf Club, an 18-hole public executive course (par 61), about 10 minutes; the Golf Club at Palmira, a private member-owned 27-hole club, about 15 minutes, whose membership page does not mention Paloma, so we make no claim of access; and Saltleaf Golf Preserve, a public daily-fee course, about 17 minutes. The nearest public boat launch is the Imperial River Boat Ramp, about 11 minutes by car, at $5 a day per vehicle.
Bonita Beach is the nearest Gulf beach, about 14 to 16 minutes by car, and beach parking is changing this fall, according to the Lee County Parks pages read on October 12, 2026. The Bonita Beach Park lot and amenities have been closed since September 8, 2026 for Hurricane Ian repairs, with pedestrian access through Beach Access #1. The Bonita Beach Access #1 lot closes November 1, 2026, with pedestrian access staying open. Accesses #2 to #9 are free to park. The Little Hickory Island Beach Park (Beach Access #10) lot and amenities have been closed since September 8, 2026 for Hurricane Ian construction, with pedestrian access staying open.
FEMA's current map, effective November 17, 2022, shows most Paloma single-family lots and the Paloma Grande Phase 1 to 20 buildings in Zone AE and the Phase 21 to 34 buildings in shaded Zone X. FEMA letters from 2014 and 2018 removed every single-family lot and the Phase 1 to 20 buildings from the high-risk area on the earlier 2008 map.
Data updated: October 2026. Source: FEMA National Flood Hazard Layer read October 12, 2026; FEMA determination letters dated February 11, 2014 through March 2, 2018; USGS 3DEP elevation service read October 12, 2026.
Both statements are true, and they come from different FEMA products. The live flood map is drawn from the county's 2022 flood insurance rate map. The letters were issued against the earlier 2008 map, lot by lot and building by building, after owners or the builder submitted elevation or fill information. A buyer, a lender and an insurer may each rely on a different one. We print both, and we do not call Paloma "in" or "out" of a flood zone as a whole.
We queried FEMA's National Flood Hazard Layer on October 12, 2026 at the center of each of the 281 parcels with a Paloma legal description. The queries use the parcel center, not the building footprint, so a building on the far side of a zone line could differ. All 281 returned Lee County panel 12071C0657G, effective November 17, 2022.
| Section | Homes or units | Zone on the 2022 map layer | Panel |
|---|---|---|---|
| Single-family lots, Phases One, Two and Three | 132 lots: 129 in Zone AE, 3 in shaded Zone X | AE and shaded X | 12071C0657G |
| Paloma Grande, Phases 1 to 20 | 80 units in 20 buildings | Zone AE | 12071C0657G |
| Paloma Grande, Phases 21 to 34 | 56 units in 14 buildings | Shaded Zone X (0.2 percent annual chance flood hazard) | 12071C0657G |
Zone AE is a special flood hazard area, where the mortgage lender requires flood insurance on a federally backed loan. Shaded Zone X marks an area of 0.2 percent annual chance of flooding, outside the special flood hazard area. Within Paloma Grande the zone is the same for all four units of a building, and the line runs between building Phase 20 and Phase 21. The layer returns no static base flood elevation for any Paloma parcel.
FEMA issued five determination letters for Paloma. A Letter of Map Amendment (LOMA) says a property is not in the special flood hazard area; a Letter of Map Revision based on Fill (LOMR-F) does so after fill raised the ground. All five were issued against the earlier panel 12071C0657F, dated August 28, 2008, and all name Leitner Creek as the flooding source. You can look up each letter by case number on the FEMA Map Service Center.
| Case number | Date | Type | What it covers |
|---|---|---|---|
| 14-04-1375A | February 11, 2014 | LOMA (removal) | 31 Phase One lots |
| 14-04-2626A | February 13, 2014 | LOMA denial | Two Phase One lots, later superseded by the October 2014 letter below |
| 14-04-7434A | October 9, 2014 | LOMR-F (fill) | The two Phase One lots above and the Phase Two lots; for some lots, the described portion of the lot |
| 18-04-0825A | January 31, 2018 | LOMR-F (fill) | All 56 Phase Three lots |
| 18-04-2458A | March 2, 2018 | LOMR-F (fill) | Paloma Grande Phases 1 through 20 |
Together the letters cover all 132 single-family lots and the 20 Paloma Grande buildings in Phases 1 to 20. Phases 21 to 34 are shaded Zone X on the map without a letter. Lowest lot elevations stated in the letters run from 12.0 to 13.4 feet NAVD88 after fill. Where a letter covers only "the described portion" of a lot, the position of the home on the lot decides, so a letter for the lot is the right document to read for a given home. A 2013 letter, 13-04-1986A, covers listed lots under the older Villages at Old Cypress plat name; we did not sample the current map at those homes, so we state only that the letter exists.
Whether FEMA carried the 2014 and 2018 letters onto the 2022 map was not found. The flood layer marks the letter records as "Not incorporated," which is why a point query on the live map can still return Zone AE for a lot or building that a letter removed. We did not find a revalidation letter in the flood layer or among the letters downloaded from the Map Service Center.
FEMA's Leitner Creek study features put the base flood elevation near Paloma at about 12 to 12.5 feet NAVD88. That is a band, not the elevation for a specific lot. Ground is higher: the USGS 3DEP elevation service gives ground elevations at the parcel centers of 13.50 to 14.99 feet for single-family lots (median 14.06 feet), 13.48 to 14.23 feet for Paloma Grande Phases 1 to 20 and 13.40 to 14.17 feet for Phases 21 to 34. This is ground, not floor: it does not tell you the height of a finished floor or garage slab, and we did not find any elevation certificate for a Paloma building.
Flood questions get answered with documents for the specific home, so the process is short:
The City of Bonita Springs participates in FEMA's Community Rating System at class 5, which gives a 25 percent discount on National Flood Insurance Program policies, according to the City's notice dated November 21, 2024. The discount belongs to policies in the special flood hazard area, so it is not a figure to apply to a policy on a lot or building in shaded Zone X.
Lee County places Paloma in Bonita Springs in evacuation zone B at every point we tested. The homes were built between 2008 and 2019, the county's wind layers show a 160 mph design wind speed and a wind-borne debris region at the sample points, and the public records we read show no storm damage specific to Paloma.
Data updated: October 2026. Source: Lee County evacuation zones layer and Lee County Property Appraiser hazard layers, read October 12, 2026; USGS high-water marks; National Hurricane Center report AL092022; county roll dated October 11, 2026.
This section is about what the public record shows for Paloma. It is not a forecast, and it says nothing about any one home. Storm risk is checked address by address: the evacuation zone, the flood letter, the roof, the shutters or impact glass and the insurance quote for the specific home are what matter.
We queried Lee County's evacuation zones layer at six points inside Paloma, spread across Phase One, Phase Two, Phase Three and Paloma Grande. It returned evacuation zone B and storm-surge zone 2 at every point. Zone B is a county designation that Lee County uses when it orders evacuations; the county's current zone sheet and any order controls over this page when a storm approaches.
The Lee County Property Appraiser's hazard layers returned a 160 mph design wind speed for Risk Category II buildings and "wind-borne debris region: yes" at the three Paloma points we tested. Those are building-code design figures for new construction, not a measurement of any storm. The county roll dates the single-family homes to 2013 through 2016, the Paloma Grande buildings to 2016 through 2019 and the older-plat homes to 2008 through 2014. The Florida Building Code edition that applies to any one building depends on its permit, and we did not find the permit dates, so we make no code-edition claim for any Paloma home. The permit file and a wind-mitigation inspection for the specific home are the documents that do.
We read the county, City and federal records we could reach, and no Paloma-specific storm damage, flood claim or special assessment after Hurricanes Irma, Ian, Milton or Helene appears in them. Absence from those records is not proof that no home was affected; it means the records we read name no damage at Paloma. For context, Ian made landfall in Southwest Florida on September 28, 2022, according to the National Hurricane Center report. USGS surveyed high-water marks for Ian within about 1.4 to 2.8 kilometers of Paloma were 8.7 to 9.0 feet NAVD88, and they are coastal marks. Paloma's ground at the parcel centers we sampled runs 13.4 to 15.0 feet, above those marks. That comparison is context only and is not a flood depth for any Paloma home.
FEMA's letters for Paloma name Leitner Creek as the flooding source. The 2006 South Florida Water Management District permit for the land describes discharge through the Rosemary Canal to the Imperial River, and the master association maintains one integrated surface water management system under it. The county fire district layer returns the Bonita Springs Fire Control and Rescue District at all six sample points, and the nearest station is Station 21, about 1.6 miles from the community in a straight line.
Single-family and villa owners at Paloma in Bonita Springs insure their own homes. The Paloma Grande condominium association insures its buildings at full replacement cost while each owner carries an HO-6 policy. Citizens' 2027 flood rule reaches single-family wind policies but exempts condominium unit-owner policies, and no Paloma premium is published.
Data updated: October 2026. Source: recorded Paloma Grande declaration and master declaration; Citizens Property Insurance flood page and release, read October 12, 2026; Florida Statutes 2025 and 2026 text, read October 12, 2026.
Insurance cost depends on the home, and no public source prices it for Paloma. What the public record does settle is who is responsible for which part of the property and which rules are changing.
| Product | The building | Interior and contents | Common areas |
|---|---|---|---|
| Single-family home | The owner insures the home | The owner | The master association insures common areas as a common expense |
| Villa | The owner insures the home | The owner | The master association insures common areas as a common expense |
| Paloma Grande unit | The condominium association insures the buildings at 100 percent replacement cost, with liability coverage of at least $1,000,000 | The owner carries an HO-6 policy for contents and liability | Master association for the common areas it owns |
From January 1, 2027, Citizens Property Insurance requires flood coverage on every new and renewing personal residential policy that includes wind coverage, whatever the zone. The requirement already applies inside the special flood hazard area. Outside it, Citizens has phased the requirement in by Coverage A amount: $600,000 from 2024, $500,000 from 2025 and $400,000 from 2026. Condominium unit-owner, tenant contents and wind-excluded policies are exempt, according to Citizens' own flood page and release, both read October 12, 2026. The rule rests on Florida Statute 627.715.
For a single-family or villa owner with a Citizens wind policy, that means a flood policy is part of the 2027 renewal. For a Paloma Grande owner, the rule does not apply to the owner's own Citizens policy because it is a condominium unit-owner policy. The condominium association's master policy is a separate commercial question that the records we read do not answer. Citizens is one insurer; private carriers set their own flood requirements.
Under Florida Statute 627.7011 (2026 text), an insurer may not refuse to issue or renew a homeowner's policy solely because a roof is less than 15 years old. For a roof 15 or more years old, an inspection showing 5 or more years of remaining life prevents a refusal for roof age alone. Citizens separately requires documentation of a full roof replacement for shingle roofs over 25 years old and for tile or metal roofs over 50, according to its roof-age FAQ updated March 17, 2026. Arithmetic on build years, with no replacement permits checked: single-family homes built 2013 to 2016 are 10 to 13 years old in 2026, and the Paloma Grande buildings built 2016 to 2019 are 7 to 10 years old, so on original roofs they are under the 15-year line in 2026. The older-plat homes built 2008 to 2014 are 12 to 18 years old, and some are past it.
Under F.S. 627.0629 (2026 text, read October 12, 2026), a residential property insurance rate filing must include actuarially reasonable discounts, credits or other rate differentials, or appropriate reductions in deductibles, for homes with fixtures or construction techniques demonstrated to reduce windstorm loss. A wind-mitigation inspection form for the specific home shows which features it has. We print no discount figure, because the credit depends on the carrier's filing and the home.
No Paloma homeowners or flood premium is published; a carrier quote on the specific home is the only source. We ask you to get the quote during the inspection period, with the flood letter and any elevation certificate in hand, so the insurance line is a quote and not a guess when you decide whether to proceed.
A 2008 to 2019 Paloma home in Bonita Springs is 7 to 18 years old, so an inspection is about the age of roofs, air-conditioning, water heaters and exterior paint and caulking, not about original construction. The permit file, the association's exterior repainting cycle and a wind-mitigation form for the address are the records that come with it.
Data updated: October 2026. Source: Lee County Property Appraiser roll dated October 11, 2026; Paloma Fifth Amendment (2023); Florida Office of Insurance Regulation form OIR-B1-1802.
We walk the roof, the stucco and exterior paint, the windows and sliders, the garage door, the air-conditioning and water heater, the irrigation connection to the master system, and the lanai and pool equipment where the county records a pool. For a Paloma Grande unit we add the garage, the interior side of the exterior walls and the limited common element driveway. A house owner maintains the roof, stucco and windows, so those are the buyer's costs; at a villa the master assessment covers exterior painting, pressure cleaning and routine roof cleaning and repair; at Paloma Grande the condominium association maintains the buildings and roofs.
For every home that survives the first screen we pull the county permit history, the FEMA letter by case number, the elevation certificate if one exists, the recorded sale history and the association's architectural approvals for the lot. The Fifth Amendment anticipates association repainting of homes and villas every five years and pressure washing every three, and we ask when the last cycle ran.
A wind-mitigation inspection (form OIR-B1-1802) documents the features an insurer may credit. A roof inspection matters for the 15-year line described above. A pool inspection applies to the 50 single-family homes where the county records a pool. We schedule these inside the 15-day inspection period of the AS IS contract.
Findings turn into repair requests, credits or a price change inside the contract's review period. A roof near the insurer's age line, a missing wind-mitigation feature or a letter that covers only part of the lot are all things to know before the period ends, and we negotiate them with the seller in writing.
A Paloma buyer in Bonita Springs who finances pays Florida's documentary stamp tax on the mortgage at 35 cents per $100, the 2-mill intangible tax on the loan, recording, lender, title and inspection charges, and any association charges the contract assigns. In Lee County the seller customarily pays the owner's title policy and deed stamps.
Data updated: October 2026. Source: Florida Department of Revenue documentary stamp tax and nonrecurring intangible tax pages; Florida Administrative Code rule 69O-186.003; Lee County Clerk fee schedule; Lee County recorded sales, our analysis.
On a financed purchase with 20 percent down, the loan is 80 percent of the price. The mortgage documentary stamp tax is $0.35 per $100 of the loan. The nonrecurring intangible tax is 2 mills on the loan. The deed documentary stamp tax of $0.70 per $100 of the price falls on the seller by Lee County custom, and the contract controls (Florida Department of Revenue, documentary stamp tax; nonrecurring intangible tax). The owner's title premium follows rule 69O-186.003: $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1 million.
| Purchase price (20 percent down) | Loan | Mortgage stamps | Intangible tax | Deed stamps (seller, by custom) | Owner's title premium (seller, by custom) |
|---|---|---|---|---|---|
| $325,000 (Paloma Grande 12-month median) | $260,000 | $910.00 | $520.00 | $2,275.00 | $1,700.00 |
| $434,500 (villa 36-month median) | $347,600 | $1,216.60 | $695.20 | $3,041.50 | $2,247.50 |
| $635,000 (single-family 12-month median) | $508,000 | $1,778.00 | $1,016.00 | $4,445.00 | $3,250.00 |
The arithmetic: at $635,000 the loan is $508,000, the mortgage stamps are 5,080 times $0.35, which is $1,778.00, and the intangible tax is $508,000 times 0.002, which is $1,016.00. The title premium at $635,000 is $575.00 on the first $100,000 plus $2,675.00 on the next $535,000, $3,250.00 in all. At $325,000 it is $575.00 plus $1,125.00 on the next $225,000, and at $434,500 it is $575.00 plus $1,672.50 on the next $334,500. Recording fees at the Lee County Clerk are $10.00 for the first page and $8.50 for each additional page (Lee County Clerk, fees and costs). Lender fees, appraisal, inspections, the survey and prepaid items are quotes from your lender and title agent, and this page prints none of them.
| Down payment | $325,000 | $434,500 | $635,000 |
|---|---|---|---|
| 3 percent | $9,750 | $13,035 | $19,050 |
| 5 percent | $16,250 | $21,725 | $31,750 |
| 10 percent | $32,500 | $43,450 | $63,500 |
| 20 percent | $65,000 | $86,900 | $127,000 |
This is multiplication, not a statement of what any loan program requires. Your lender sets the minimum that applies.
On a resale the contract assigns the estoppel fee (the statutory base is $250 and the current DBPR caps are $299, plus $119 if expedited and $179 if delinquent, and the association's actual fee may be lower). The association documents put the $1,000 master capital contribution and, for Paloma Grande, the $100 working capital contribution on the buyer. A buyer with a tenant plan should also budget the $150 lease application fee per lease. Prorations of taxes and association assessments are computed to the closing date. We read the estoppel line by line and negotiate who pays each item inside the review period.
After you buy in Paloma in Bonita Springs, the county reassesses the property for the new owner, applies the district 017 rate (12.7970 mills in 2025) on the November bill, and gives a homestead exemption only if you apply by March 1. Save Our Homes then caps annual increases in assessed value for a homestead.
Data updated: October 2026. Source: Lee County Property Appraiser homestead and portability pages; Fla. Stat. 193.155; Lee County Tax Collector; 2025 Lee County tax bill for a sampled Paloma home.
A recent sale price is not your tax bill. The bill follows the county's assessed and taxable value, which for a new owner can differ from the previous owner's value. The worked examples in the cost section apply the millage to the sale price as an illustration before exemptions. Lee County tax bills go out in November. The Tax Collector lists discounts of 4 percent in November, 3 percent in December, 2 percent in January and 1 percent in February, with payment due March 31. The sampled Paloma bill shows no CDD line.
A Florida homestead exemption requires an application filed by March 1 of the year you qualify, online or in person with the Lee County Property Appraiser. Under section 193.155, a homestead's assessed value may rise each year by no more than the lesser of 3 percent or the change in the consumer price index. A buyer who rents the home does not qualify for homestead on it.
An owner who sold a Florida homestead and qualifies may transfer part of the accumulated Save Our Homes difference to the new home, up to $500,000, by applying with the Property Appraiser (portability). The statute requires a homestead exemption as of January 1 of any of the 3 immediately preceding years. If you are selling a Florida home to buy in Paloma, read selling a home in Paloma and call Jesse direct at (239) 898-6072.
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 of the vote and the implementing rules are not known when this page is published.
Buyer's agent compensation in Paloma, Bonita Springs, is negotiated and written into a buyer agreement before you tour a home. Since the National Association of Realtors practice changes of August 2024, offers of compensation no longer appear on the MLS, and the amount can be paid by the seller, the buyer or both.
Data updated: October 2026. Source: National Association of Realtors, Written Buyer Agreements 101 and settlement FAQs; Florida Realtors Exclusive Buyer Brokerage Agreement EBBA-8sa.
A buyer who tours a home with a participating agent signs a written agreement that states the services, the term and how the agent is paid (NAR, Written Buyer Agreements 101). Florida Realtors publishes the single-agent form, EBBA-8sa, which we give you to read before you sign anything.
Compensation is negotiable, and a seller may agree in the contract to pay some or all of it, or to give a concession toward your costs. NAR explains the changes in its settlement FAQs and in what the settlement means for home buyers and sellers. We state our terms in writing at the first meeting, so there is no surprise at the table.
Financing a Paloma home in Bonita Springs starts with a lender's loan estimate, and for a Paloma Grande unit it adds a project review of the condominium by the lender. We claim no project status for Paloma Grande; Fannie Mae's Selling Guide section B4-2.1-03 lists the project types a lender may not accept.
Data updated: October 2026. Source: Fannie Mae Selling Guide B4-2.1-03 (version dated August 5, 2026); Fannie Mae condo project status finder; Freddie Mac Primary Mortgage Market Survey; Consumer Financial Protection Bureau.
A house or a villa is financed on the property and the borrower, with the lender's appraisal and the flood determination for the address. Because the master association collects assessments with lien rights, the lender will want the estoppel's balance at closing. Your lender's flood determination decides whether flood insurance is required on the loan, and the lender may rely on the live map or a letter on file; we ask the lender in writing which it will accept.
A lender reviewing a condominium loan looks at the project, not just the borrower. Fannie Mae's condo status finder tells a lender whether a project is approved, and its guide lists the ineligible project types. We did not look up or claim any status for Paloma Grande. Ask your lender to run it early, because the answer can differ by lender and by loan program, and request the condominium's budget and reserve documents with the estoppel.
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.
On the Florida AS IS contract the loan application is due within 5 days and the loan approval period defaults to 30 days. A cash buyer skips the financing contingency, but not the estoppel, board approval, the inspection or the flood and insurance questions. We review the documents for a cash buyer the same way we do for a financed one.
At the six Paloma addresses we tested in Bonita Springs, the School District of Lee County assigns elementary zone Q, middle zone GG and high school South Zone, sub-zone 3, for the 2026-27 school year. Bonita Springs High is 3 to 5 minutes from Paloma, and a zone gives applicants a choice among schools, not a guaranteed seat.
Data updated: October 2026. Source: School District of Lee County SchoolSite Locator "Lee County 26-27" and Student Enrollment Plan 2026-2027, read October 12, 2026; Florida Department of Education 2025-26 school grades as of September 1, 2026; estimated free-flow drive times, October 12, 2026.
Paloma is one gated community, but a school assignment is set address by address, so we ran the district's own lookup at six points spread across Phase One, Phase Two, Phase Three and Paloma Grande. All six returned the same three zones, and the product line, whether a house, a villa or a carriage home, did not change the result at any point we tested. The district redraws zone lines by Board action, so the lookup at the time of a contract is the check that counts for any one home.
Under the Student Enrollment Plan 2026-2027, approved by the School Board on December 1, 2025, an elementary or middle student ranks schools inside the proximity zone where the student lives, and a lottery runs when applicants outnumber seats at a school. Students who live within two miles of a school are not provided district transportation to it. We did not find the district's Safe-Walk delineation published for Paloma, so we make no statement that any Paloma address is inside or outside a walk zone.
Elementary zone Q lists Bonita Springs, Pinewoods, San Carlos Park, Spring Creek and Three Oaks, with 2025-26 state grades of C, A, A, B and A. Middle zone GG holds Bonita Springs Middle Center for the Arts (grade B, 7 to 9 minutes) and Three Oaks Middle (grade A, 15 to 16 minutes). A grade describes a school's results, not a seat for any student and not a prediction for a child.
The South Zone, sub-zone 3 list reads Bonita Springs High, Estero High and South Fort Myers High, with Dunbar High available by waiver. Bonita Springs High is 0.8 to 1.3 routed miles from the community, a 3 to 5 minute drive. The district's high school transportation page, read October 12, 2026, says Bonita Springs High and Estero High bus sub-zones S2 and S3, and that South Fort Myers High buses sub-zone S3 among others. The page does not map a street to a route or a stop.
| School | Zone | FLDOE 2025-26 grade | Free-flow minutes |
|---|---|---|---|
| Bonita Springs High | High, South Zone 3 | B | 3 to 5 |
| Bonita Springs Middle Center for the Arts | Middle, GG | B | 7 to 9 |
| Bonita Springs Elementary | Elementary, Q | C | 8 to 10 |
| Spring Creek Elementary | Elementary, Q | B | 9 to 11 |
| Estero High | High, South Zone 3 | B | 10 to 12 |
| Three Oaks Elementary | Elementary, Q | A | 14 to 16 |
| Three Oaks Middle | Middle, GG | A | 15 to 16 |
| Pinewoods Elementary | Elementary, Q | A | 15 to 17 |
| San Carlos Park Elementary | Elementary, Q | A | 20 to 22 |
| South Fort Myers High | High, South Zone 3 | C | 26 to 28 |
Grades come from the Florida Department of Education's 2025-26 school grades file, dated September 1, 2026. Drive times are estimated free-flow ranges across the six interior points (OSRM routing on OpenStreetMap roads, no traffic, October 12, 2026). Bonita Springs Charter School is a charter with its own admissions, so the district zone does not apply to it; it holds a 2025-26 grade of A and sits 7 to 8 minutes from Paloma.
From inside Paloma in Bonita Springs, I-75 at Bonita Beach Road is about 8 to 10 minutes away without using US 41, Coconut Point is 11 to 13, Bonita Beach Park is 14 to 16, Southwest Florida International Airport is 24 to 26 and downtown Naples is 31 to 33, all as estimated free-flow times without traffic.
Data updated: October 2026. Source: estimated free-flow drive times and routed miles from six points inside the community, OSRM routing on OpenStreetMap roads, no traffic, October 12, 2026; Lee County road centerlines layer read October 12, 2026.
| Destination | Routed miles | Free-flow minutes |
|---|---|---|
| Bonita Beach Road at Imperial Parkway | 2.6 to 3.0 | 4 to 6 |
| Old 41 Road at Bonita Beach Road SE | 3.6 to 4.1 | 6 to 8 |
| Downtown Bonita Springs (Riverside Park) | 3.0 to 3.4 | 7 to 8 |
| I-75 at Bonita Beach Road (Exit 116) | 4.1 to 4.5 | 8 to 10 |
| Bonita Springs City Hall | 5.3 to 5.8 | 10 to 11 |
| Coconut Point, Estero | 5.2 to 5.7 | 11 to 13 |
| I-75 at Immokalee Road (Exit 111) | 7.5 to 7.9 | 11 to 13 |
| I-75 at Corkscrew Road (Exit 123) | 7.4 to 7.9 | 13 to 15 |
| Bonita Beach Park | 7.9 to 8.3 | 14 to 16 |
| Miromar Outlets, Estero | 7.4 to 7.8 | 15 to 17 |
| Delnor-Wiggins Pass State Park | 10.9 to 11.4 | 19 to 21 |
| Barefoot Beach Preserve | 9.7 to 10.2 | 24 to 25 |
| Lovers Key State Park | 13.4 to 13.8 | 24 to 26 |
| Southwest Florida International Airport (RSW) | 15.3 to 15.7 | 24 to 26 |
| Naples Airport | 17.9 to 18.3 | 26 to 28 |
| Downtown Naples | 20.5 to 21.0 | 31 to 33 |
| Downtown Fort Myers | 25.2 to 25.7 | 36 to 37 |
The six points sit within about half a mile of each other, so each destination's six times differ by 0 to 3 minutes. Free-flow times assume no traffic and are optimistic. Peak season, January to April, and rush hour on US 41, Bonita Beach Road, Three Oaks Parkway, Coconut Point and I-75 add time, so read each figure as "about" that many minutes and never as a promise. The routing service is a free public one built on OpenStreetMap, so the figures are not an official county or state number.
The route to Exit 116 runs along Imperial Parkway to Bonita Beach Road Southeast, with no stretch on US 41. The interstate itself runs very close to the east edge of the community: the County's road layer puts the I-75 centerline 0.07 to 0.61 mile from the six interior points, nearest at the east end of Paloma Grande. A buyer who wants to know how that edge looks and sounds should visit the specific building at different hours, because the record does not measure it.
The nearest full groceries are Publix stores 9 to 11 minutes from Paloma in Bonita Springs, two emergency departments are 10 to 12 minutes away, and the nearest pending residential case is Red Hibiscus, 54 townhouses proposed about 0.57 mile away and under City review since September 2026. Nothing listed here as pending is approved.
Data updated: October 2026. Source: store, hospital and park pages read October 12, 2026; City of Bonita Springs Projects of Interest report read October 12, 2026; FDOT District One draft tentative work program as of October 9, 2025; FDOT I-75 project page updated October 1, 2026.
No grocery store is within walking distance of Paloma; the nearest Publix is 3.5 to 4.5 miles on foot. By car, estimated free-flow times from inside the community are: Publix at Shoppes at Pelican Landing, 9 to 11 minutes; Publix at Bonita Grande Crossing, 9 to 10 minutes; Aldi on Bonita Beach Road Southeast, 9 to 11; The Fresh Market, 10 to 12; and Publix at Bonita Bay Plaza, 11 to 13. Bonita Springs has no Walmart store; the nearest Walmart Supercenter is in Estero, 14 to 16 minutes away.
Downtown Bonita Springs, measured to Riverside Park, is 7 to 8 minutes from Paloma, and the Bonita Springs Public Library is in the same range. Leitner Neighborhood Park is 0.58 mile away in a straight line but 1.35 to 1.78 miles on foot; the Bonita Springs Dog Park is 0.76 mile away in a straight line; and Bonita Community Park, with a recreation center, two public tennis courts, ball fields and disc golf, is about 1.4 miles away. The City adopted its Parks Master Plan on September 9, 2026. All six points inside Paloma fall within LeeTran's ULTRA On Demand zone, and the nearest fixed-route stops are on Route 600 along Old 41 Road, about a mile away.
Two emergency departments are 10 to 12 minutes from Paloma: NCH's Bonita Springs freestanding emergency department and Lee Health's Coconut Point emergency department. NCH North Naples Hospital is 16 to 17 minutes away, Physicians Regional Medical Center at Pine Ridge is 18 to 20, Gulf Coast Medical Center, which Lee Health says houses a Level II Trauma Center, is 26 to 28, and HealthPark Medical Center is 33 to 35. In an emergency, call 911; the dispatcher and the responding crew choose the destination, not a drive-time table.
Lee Health's own notice, read October 12, 2026, says Lee Health hospitals and physicians stay in network with UnitedHealthcare commercial plans through December 31, 2026, and will be out of network from January 1, 2027 for UnitedHealthcare employer-based, individual and Medicare Advantage plans. For Medicare Supplement coverage the notice says the change "will not affect your Medicare Supplement coverage." The notice carries no publication date, so we cite it by the date we read it, and a household checks its own plan's provider directory.
M/I Homes of Ft. Myers/Naples filed two applications with the City on September 16, 2026: Comprehensive Plan amendment CPA26-136353-BOS and Residential Planned Development rezoning PD26-136351-BOS. Together they would change about 9.7 acres to Medium Density Multi-Family and rezone it from AG-2 to Residential Planned Development, to build 54 townhouse units at 5.6 units an acre, on the south side of Red Hibiscus Drive about 1,200 feet east of Imperial Parkway. Both cases are under review. At an April 9, 2026 pre-application meeting, the recorded comments centered on access and traffic on Red Hibiscus Drive, Southern Pines Drive, East Terry Street and Bonita Grande Drive. The case documents we read include no hearing dates, and nothing has been approved.
The City's Projects of Interest report held 41 open cases citywide on October 12, 2026. Seven are within 1.0 mile of Paloma, and none is on land in Paloma, Hawthorne or the homes filed under the older Villages at Old Cypress name; they include a church site plan amendment at 0.52 mile, a one-story building on Old 41 Road at 0.72 mile and an administrative decision for a Wonder Gardens master plan at 0.95 mile. Larger cases 1.7 to 3.5 miles away include Saphira, a rezoning of 328 acres to allow up to 700 dwelling units, 1.78 miles away, and a 40-home Pennsylvania Residential Development. The report lists open cases, not approvals.
I-75 runs along the east side of the community, within about a tenth of a mile of the east edge of Paloma Grande. FDOT District One's draft tentative five-year work program, printed "as of October 9, 2025" and stamped "subject to change," lists the I-75 segment from Bonita Beach Road to Corkscrew Road, the stretch beside Paloma, for adding lanes and reconstruction by design-build. It shows $12,250,600 for design-build in fiscal year 2030 and $265,556,956 in fiscal year 2031. We did not find the adopted program, so every year here is provisional, and we print no construction start date. FDOT's I-75 project page, updated October 1, 2026, says noise wall information "will be provided later," and whether a noise wall stands or will stand at the Paloma frontage is not established in the documents we read. For a Paloma Grande buyer on the east end, this is a question to put to FDOT and to the building you tour.
East Terry Street, about 0.61 mile south of Paloma, is being rebuilt under a $17,823,584.04 City contract awarded in April 2026 for stormwater management, a multi-use pathway and utility work from Old 41 Road east to Bonita Grande Drive, per the City's contract announcement. A City construction notice says the travel lanes from Imperial Parkway east to I-75 shifted south starting the night of October 6, 2026, with the road staying open. The rail trail bond is covered in the cost section above.
We find the right Paloma home in Bonita Springs by screening each listing for the costs it hides before you tour: the home type, the assessment class, the FEMA letter for the lot, the roof and the recorded sales nearby. Then we tour the few that survive.
Data updated: October 2026. Source: Lee County recorded sales, our analysis, through September 25, 2026; Paloma Community Association 2026 budget document.
We match every candidate to its home type and plat, because the streets cross plats: Monte Carlo Boulevard carries Phase One houses, Paloma Grande buildings and older-plat villas, and Saint Roman Way carries Phase Two and Phase Three houses and villas. A listing's home type sets the master assessment class, the second condominium layer, the leasing exposure and the price range.
For every home that survives we pull the FEMA letter by case number, the elevation certificate if one exists, the evacuation zone, the permit history on the county record and the recorded sales nearby. Listings we hear about before they reach the market go through the same screen.
A Paloma tour looks at the roof, the air-conditioning, the garage, the lot line, the lake edge and, at Paloma Grande, the position of the building relative to I-75. We ask the association for the facility details it does not publish and the condominium association for its assessment in writing.
We negotiate Paloma purchases in Bonita Springs from the county record. Lee County recorded 32 sales in 12 months, 13 single-family at a $635,000 median and 13 Paloma Grande at $325,000, so price depends on home type. On the Southwest Florida MLS the 32 closings took a median of 65.5 days and sold at a median 96.5 percent of the final list price; single-family homes ran 58.5 days and 96.8 percent, Paloma Grande 123 days and 96.6 percent (Southwest Florida MLS, closings from September 26, 2025 to September 25, 2026, pulled October 17, 2026).
Data updated: October 2026. Source: Lee County recorded sales, our analysis, through September 25, 2026.
We price from recorded sales of the same home type, plan size and floor, including sales that never reached the MLS, and we say in writing which sales we excluded and why. A $325,000 Paloma Grande median and a $635,000 single-family median describe different markets, and a community-wide median describes neither.
On a resale, price is one term among several. We look at the inspection period, repairs or credits, who pays the estoppel fee, the closing date, the personal property that stays and any balance the estoppel shows. A buyer who has read the declaration and the budget can ask for the right credits, and a seller who has the documents ready removes a source of doubt.
On the AS IS form the initial deposit is due within 3 days, the additional deposit within 10 days, the inspection period is 15 days, the loan application is due within 5 days and the approval period defaults to 30 days. We set those dates to fit the estoppel, the board's 30-day window, the insurance quotes and the lender's review, and we never let a deadline pass on a deposit without a written extension in hand.
An estoppel balance, a condominium assessment higher than expected, a roof an insurer will not accept or a flood letter that covers only part of the lot are negotiating points. They carry more weight inside the contract's review periods than after them.
The record shows Paloma in Bonita Springs has newer homes, three price tiers inside one gate, a 2026 master budget and FEMA letters that removed the single-family lots from the high-risk area on the 2008 map. The trade-offs are a lease cap, an unpublished condominium assessment, a current map shading most lots Zone AE, I-75 nearby and no golf.
Data updated: October 2026. Source: the records cited in the sections above, read October 12, 2026; Lee County recorded sales, our analysis, windows to September 25, 2026.
None of these is a reason to walk away, and each is a reason to ask for a document before a contract is signed. A buyer who wants a second set of eyes on those documents can read how we represent buyers.
If you are also selling a home to buy in Paloma, Bonita Springs, the two transactions need one plan: the sale funds the purchase, the closing dates must line up, and a Florida homestead may carry portable Save Our Homes savings into the new home. We run both sides so neither date surprises you.
Data updated: October 2026. Source: Fla. Stat. 193.155; Lee County Property Appraiser portability page; Lee County recorded sales, our analysis.
If you are moving within the community, start with a free Paloma home valuation built on the county's recorded sales for your home type. When you are ready to list, read how we sell homes in Paloma. Call Jesse direct at (239) 898-6072.
We map both closing dates before you sign: a contingency on the sale, a rent-back after closing or a bridge-loan conversation with your lender, depending on your position. Remember the board's 30-day approval window on the Paloma side. Jesse leads the listing strategy and Marc leads the purchase, so one team holds both calendars. Jesse's direct line is (239) 898-6072, and Marc's is (239) 287-5873.
For a home elsewhere in Bonita Springs, read our guide to selling a home in Bonita Springs or start with a Bonita Springs home valuation. Our buyer's guide to Bonita Springs sets the city picture beside Paloma.
A custom Paloma listing alert in Bonita Springs tells you about the right home the day it reaches the market. With 32 recorded sales in 12 months across 331 residences, the buyers who see a correctly priced home first are the ones who tour it and write the first offer.
Data updated: October 2026. Source: Lee County recorded sales, our analysis, through September 25, 2026.
Price and bedrooms are the least useful filters in Paloma. The ones that matter are home type (house, villa or Paloma Grande), first or second floor at Paloma Grande, one story or two for a house, pool, year built and the street, because the street helps set the product. If you want a lake-side house, say so.
To see every active home, browse our team's search on DomainRealtyGroup.com or the Paloma listings page, or tell us your criteria and we will build the saved search. The alerts route to Jesse and Marc as well, so when something matches you hear from a person. Call Marc at (239) 287-5873.
The Paloma buyer consultation in Bonita Springs is a working session, not a sales meeting: we take your monthly carrying number, compare house, villa and Paloma Grande paths, flag the items that need a closer look at the estoppel, and give you the document list for the addresses you like. There is no charge and no obligation.
Data updated: October 2026. Source: Lee County recorded sales, our analysis, through September 25, 2026; Paloma Community Association 2026 budget document.
A carrying-cost model with the assessment layers separated from the mortgage; the recorded comparables for the home type you are considering; the FEMA letter and panel for any address you name; a read of the estoppel when it arrives; and an estimate of your cash to close from the Florida figures in this guide. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Your timing, whether you are financing, whether you intend to homestead or to rent the home, whether you are selling a Florida home and might have portability to carry, whether you want a house, a villa or a condominium, and whether the flood paperwork, the leasing rules, the price or the drive to the airport decides it for you.
See how we represent buyers across Southwest Florida, or call Marc Comisar at (239) 287-5873 or Jesse McGreevy direct at (239) 898-6072.
McGreevy and Comisar are a top-reviewed Southwest Florida buyer team on Google, and the quotes below are five-star Google reviews from clients we represented, reproduced word for word for readers weighing a Paloma purchase in Bonita Springs. They are not Paloma transactions unless the client says so, and we display no aggregate rating.
Data updated: October 2026. Source: McGreevy and Comisar Google Business Profile reviews.
★★★★★ "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 knows the market, works for his buyer and is attentive to his goals." 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
These are the Paloma questions a Bonita Springs buyer will ask that no public primary source we could read on October 12, 2026 answered. Each item names the document or office that settles it, so you can close the gap before you sign rather than after.
Data updated: October 2026. Source: public records read October 12, 2026.
The questions below are the ones Paloma buyers in Bonita Springs ask us most, from what Paloma is and what each home type costs to the estoppel, leasing, flood and insurance, closing costs and compensation. Each answer draws on a source, and where a fact is not public the answer says so and names the document that holds it.
Data updated: October 2026. Source: Lee County Property Appraiser public roll and recorded sales, our analysis, through September 25, 2026; Paloma Community Association 2026 budget document; recorded declarations; FEMA National Flood Hazard Layer, read October 12, 2026.
Paloma is a gated community of 331 residences off Imperial Parkway in the City of Bonita Springs, Lee County, Florida, ZIP 34135. It holds 151 detached houses, 44 attached villas and the 136-unit Paloma Grande carriage-home condominium, built from 2008 to 2019, almost all by D.R. Horton. One master homeowners' association, Paloma Community Association, governs every residence, and Paloma Grande owners also belong to a condominium association. Our Paloma community guide covers the whole community.
No. Paloma at Palmira is a separate group of condominiums inside Palmira Golf and Country Club, with its own association, and it is not the Paloma on Imperial Parkway. Its sales sit under its own legal descriptions in the Lee County record, and we never mix them with Paloma's.
Neither. Paloma is in the City of Bonita Springs. The Lee County Property Appraiser lists the City as the jurisdiction on all 281 parcels under a Paloma legal description, the tax district is 017 (the City of Bonita Springs and the Bonita Springs Fire Control and Rescue District), and the Phase One plat carries a City of Bonita Springs approval block.
Paloma has 331 residences, the count the association itself uses: 151 houses, 44 villas and 136 condominium units. The records reconcile it: 132 detached homes on the three Paloma plats, plus 19 detached homes and 44 attached villas still filed under the older Villages at Old Cypress plat, plus 136 Paloma Grande units (132 + 19 + 44 + 136 = 331). The figure 268 you may see counts only the Paloma plats and Paloma Grande and leaves out the 63 older-plat homes.
Three. The 151 detached houses are one and two stories of 1,805 to 3,571 square feet of county heated area, the 44 attached villas are about 1,340 to 1,980 square feet, and the 136 Paloma Grande units are two-story carriage-home buildings of four units each, about 1,280 square feet on the first floor and 1,530 on the second. The home type decides the master assessment class and, for Paloma Grande, a second condominium layer.
In the 12 months to September 25, 2026, Lee County recorded 13 single-family resales at a $635,000 median ($533,000 to $740,000), 13 Paloma Grande resales at a $325,000 median ($170,000 to $355,000) and 6 older-plat resales, 5 villas from $415,000 to $440,000 and 1 detached home at $615,000. We print no community-wide median because the two big groups sit $310,000 apart.
The association's 2026 budget document sets the master assessment by home type: $1,020.51 a quarter for a single-family home ($4,082.04 a year), $997.52 for a villa ($3,990.08 a year) and $640.74 for a Paloma Grande carriage home ($2,562.96 a year). The document is titled "Proposed 2026 Budget" and was posted in January 2026; we did not find the vote adopting it, so the estoppel certificate is where a buyer confirms the figure.
A Paloma Grande owner pays the master's Carriage Home assessment, $640.74 a quarter in the 2026 budget document, plus the condominium association's own assessment. The condominium's amount is not published in the documents we read, and the estoppel certificate or the condominium questionnaire at resale states it. The condominium collects quarterly on the first day of each quarter, with a late fee of the greater of $25 or 5 percent after 10 days and 18 percent interest after 30 days.
The master declaration splits the assessment into parts. Common Assessments cover common-area maintenance, water billed through the master meter, any bulk service fees, taxes and insurance on common areas and surface water management. Home Assessments cover lawn and landscape care of home lots, and Villa Assessments cover villa exterior painting, pressure cleaning and routine roof cleaning and repair. The 2026 budget document's lines include $140,959.73 for common-area lawn service, $179,723.65 for single-family lawn service and $28,360 for lake maintenance.
We found no community development district. The 2025 Lee County tax bill for a sampled Phase One single-family home shows no CDD, MSBU, MSTU or fire assessment line; its only non-ad valorem lines are City stormwater at $50.00 and county solid waste at $358.45, together $408.45. A villa and a Paloma Grande parcel were not sampled.
Yes. The master association collects a $1,000 capital contribution on each resale, set by the Fourth Amendment in 2022, and Paloma Grande adds a $100 working capital contribution on each conveyance. The association's 2025 amended declaration (Article VI) says the transferee, the buyer, pays the $1,000 at closing, with no second contribution on a resale and repurchase inside Paloma within two years; confirm the figure on the estoppel certificate.
Florida sets a statutory base fee of $250, plus $100 if expedited within 3 business days and up to $150 if the account is delinquent (F.S. 720.30851 for the master association, F.S. 718.116 for Paloma Grande). The Department of Business and Professional Regulation adjusts the caps every five years, and its published schedule sets the current caps at $299, $119 and $179. The association's actual fee may be lower and is not published. A Paloma Grande buyer needs two certificates.
Yes. Under Article XII of the 2025 Amended Declaration the owner gives the board 30 days' notice of a sale, the buyer completes a New Buyer Form, the board may run a credit and criminal background check and hold an interview, and the board decides within 30 days. It may disapprove only for stated good cause, and a transfer that was not approved is voidable. We calendar that window into every Paloma contract.
Yes, within the association's leasing rules. The association's September 23, 2025 leasing summary, which applies to houses, villas and carriage homes alike, allows lease terms of 3 to 12 months, requires 20 days' notice (a late notice carries a $150 expedite fee), charges a $150 lease application fee and applies a 15 percent cap with a waiting list. Tenant guests are limited to 10 days, occupancy to two persons per bedroom, and owners may not use the amenities while a home is leased. The recorded documents control if a summary and a document differ.
Not if you buy after August 20, 2025. For those homes the 2025 Amended Declaration (Article XI, Section 13) and the leasing summary bar rental during the first year of ownership. Florida's F.S. 720.306(1)(h) says a rental rule adopted after July 1, 2021 applies only to owners who take title after it takes effect or who consent to it. The statute is general, and the association's documents control. We make no statement about how that subsection applies to Paloma Grande units, which are condominium parcels.
Yes, 15 percent. The association's leasing summary counts that as 50 of 331 homes (15 percent of 331 is 49.65, rounded to 50) and keeps a waiting list when the cap is reached. The summary notes an average of 42 to 48 leases, which is below the cap. The Third Amendment, recorded June 11, 2020, is where the cap, the 3-month minimum and the 1-year maximum come from.
The recorded declarations contain no age restriction. We searched the master declaration, the Paloma Grande declaration, the five amendments and the 2025 Amended Declaration for age-related wording, including older-persons and minimum-age language, and found none. The documents themselves govern any specific home.
Yes, with dual entry. A resident lane opens with an RFID windshield sticker ($30), and a visitor kiosk is where every visitor identifies. Guest and tenant vehicle registration runs through Safe Passage. The master declaration says the association may provide guard gates, a guardhouse and guards, which it calls "authorized, but not required." Whether a staffed guard is on duty is not documented in the records we read.
Paloma owners share one amenity center on the 2.43-acre Tract D with a clubhouse (the county shows a 3,326 square foot building built in 2015), a pool, a fitness center, tennis courts and a bocce court, plus a mailbox kiosk and amenity parking, as the association's Rules list them. The Florida Department of Health pool list dated September 1, 2026 shows one state-permitted community pool at Paloma. There is no golf course, marina or beach inside the gate.
The association's Rules (packet revised April 3, 2026) set the clubhouse hours at 5 a.m. to 10:30 p.m., with a Fire Marshal capacity of 63 and private events of up to 45 people by reservation form. The pool is open dawn to dusk, with children under 12 accompanied by an adult and no glass. The fitness center is open 5 a.m. to 10:30 p.m. by key card for owners and overnight guests, and nobody under 12 may use it.
You can fish, catch-and-release only; you cannot boat. The 2025 Amended Declaration (Article XIII, Section 4) allows catch-and-release fishing from an owner's own lot, another's with permission, and the common areas that border the lakes, with every fish returned to the lake it came from. Boating, swimming and wading are prohibited, and docks and boat houses are not allowed.
Yes, with limits. The master declaration allows no more than two dogs or two cats unless the board permits more, prohibits pit bulls and dangerous dogs, and requires leashes. Paloma Grande allows no more than two domestic pets, leashed, none kept on limited common elements, and requires pet liability insurance naming the association.
Only inside an enclosed garage. The master declaration allows commercial vehicles, RVs, boats, trailers and jet skis only in an enclosed garage, and it bars ATVs and golf carts from common paved surfaces. The association may tow after 24 hours' notice, and converting a garage to living space is prohibited.
Both of these are true, and they come from different FEMA products. FEMA's current map, panel 12071C0657G effective November 17, 2022, shows 129 of the 132 single-family lots in Zone AE and 3 in shaded Zone X, the Paloma Grande Phase 1 to 20 buildings (80 units) in Zone AE and the Phase 21 to 34 buildings (56 units) in shaded Zone X. FEMA letters of 2014 and 2018, issued against the earlier 2008 map, removed all 132 single-family lots (for some lots, the described portion of the lot) and the Phase 1 to 20 buildings from the special flood hazard area. Whether FEMA carried those letters onto the 2022 map was not found, so a lender's flood determination for the specific address is the document that decides.
Obtain the FEMA letter for the lot or building by case number from the FEMA Map Service Center, or from the seller if the seller holds it, and ask whether an elevation certificate exists for the home. The City of Bonita Springs Community Development keeps elevation certificates by address; we did not find one for any Paloma building. Then get the lender's flood determination and a flood insurance quote for the address, because the map and the letters can produce different answers.
It depends on the home and the lender, so check the specific address. A lender requires flood insurance on a federally backed loan for a home in a special flood hazard area, and which map or letter a lender relies on is its own determination. Separately, from January 1, 2027 Citizens requires flood coverage on every new and renewing personal residential policy that includes wind coverage, whatever the zone, and condominium unit-owner, tenant contents and wind-excluded policies are exempt. We never tell a buyer flood coverage is unnecessary; a quote on the specific address is the only price.
Lee County places Paloma in evacuation zone B, and in storm-surge zone 2, at every point we tested. The Lee County Property Appraiser's hazard layers return a 160 mph design wind speed and a wind-borne debris region at the three Paloma points sampled, and the homes were built from 2008 to 2019. No Paloma-specific storm damage, flood claim or special assessment after Irma, Ian, Milton or Helene appears in the records we read.
Paloma Grande's buildings are two stories, and Florida's structural integrity reserve study (F.S. 718.112(2)(g)) and milestone inspection (F.S. 553.899) rules apply to buildings of three habitable stories or more, so those thresholds appear not to be met. We print no state database status, and the condominium's own documents and questionnaire at resale are where a buyer confirms its reserves.
A lender decides that from a project review of the condominium and your file, and we make no claim that Paloma Grande is or is not approved. The source we read is Fannie Mae's Selling Guide section B4-2.1-03, which lists project types a lender may not accept. Ask your lender to run the project early and to list in writing what it needs from the condominium association.
The 2025 tax bill for a sampled Phase One home in tax district 017 totaled 12.7970 mills. As an illustration only, with a non-homestead taxable value equal to the median price, that is $8,126.10 at $635,000, $5,560.30 at $434,500 and $4,159.03 at $325,000. The Property Appraiser sets each home's value and a homestead exemption lowers it. For 2026-27 the City of Bonita Springs adopted an operating millage of 0.8411 mills; we did not find the final 2026 total for the district.
For a single-family home taxed on $635,000 as a non-homestead illustration, the yearly carrying cost is $8,126.10 in ad valorem tax, plus $408.45 in City stormwater and county solid waste, plus $4,082.04 of master assessment, which is $12,616.59 a year or about $1,051 a month before insurance and utilities. For a villa at $434,500 the same illustration gives $5,560.30 plus $3,990.08, or $9,550.38. For a Paloma Grande unit at $325,000 it gives $4,159.03 plus $2,562.96, or $6,721.99, and that leaves out the condominium assessment, which is not published.
A financed buyer pays Florida's mortgage documentary stamp tax of $0.35 per $100 of the loan, the nonrecurring intangible tax of 2 mills on the loan, recording, lender, appraisal, inspection and survey charges, and the association charges the contract assigns. At $635,000 with 20 percent down, the loan is $508,000, mortgage stamps are $1,778.00 and the intangible tax is $1,016.00. In Lee County the seller customarily pays the deed stamps and the owner's title policy, and the contract controls.
That is your lender's rule, not the community's. The arithmetic: 20 percent down is $127,000 at $635,000, $86,900 at $434,500 and $65,000 at $325,000; 5 percent down is $31,750, $21,725 and $16,250. The estoppel fee, the $1,000 capital contribution and the closing costs are in addition to the down payment.
Compensation is negotiated and written into a buyer agreement before you tour a home, under the August 2024 National Association of Realtors practice changes. A seller may agree in the contract to pay some or all of it, or to give a concession toward your costs. We state our terms in writing at the first meeting, and Florida Realtors publishes the single-agent form EBBA-8sa for you to read before you sign.
At all six Paloma addresses we tested, the School District of Lee County assigns elementary zone Q, middle zone GG and the South Zone, sub-zone 3, for high school, and families rank schools within those zones. Elementary zone Q includes Bonita Springs Elementary (FLDOE 2025-26 grade C), Pinewoods (A), San Carlos Park (A), Spring Creek (B) and Three Oaks (A). Middle zone GG includes Bonita Springs Middle Center for the Arts (B) and Three Oaks Middle (A). High school choices are Bonita Springs High (B), Estero High (B) and South Fort Myers High (C), and Bonita Springs High is 3 to 5 minutes away.
Bonita Beach Park is about 14 to 16 minutes by car, and Southwest Florida International Airport (RSW) is about 24 to 26 minutes (15.3 to 15.7 miles), estimated free-flow from six points inside the community. Beach parking is changing this fall: the Bonita Beach Park lot and amenities have been closed since September 8, 2026 for Hurricane Ian repairs, the Beach Access #1 lot closes November 1, 2026 with pedestrian access staying open, the Little Hickory Island Beach Park (Beach Access #10) lot and amenities have been closed since September 8, 2026 with pedestrian access open, and Accesses #2 to #9 are free to park.
Two emergency departments are 10 to 12 minutes away: NCH's Bonita Springs freestanding emergency department and Lee Health's Coconut Point emergency department. NCH North Naples Hospital is 16 to 17 minutes, and Gulf Coast Medical Center, which Lee Health says houses a Level II Trauma Center, is 26 to 28. Lee Health's notice, read October 12, 2026, says its hospitals and physicians are out of network with UnitedHealthcare employer-based, individual and Medicare Advantage plans from January 1, 2027, and that the change "will not affect your Medicare Supplement coverage"; check your own plan.
Paloma and Hawthorne are gated neighbors in the same 2003 Tesone planned development, 0.29 mile apart. In the 12 months to September 25, 2026 Paloma recorded 13 single-family sales at a $635,000 median and Hawthorne 20 at $562,500, a difference of $72,500, and the two sit within $0.73 per square foot of county heated area. Hawthorne has 463 homes, two gated entries and a 2024 adopted common assessment of $1,005 a quarter plus neighborhood assessments for single-family homes; Paloma's 2026 single-family master assessment is $1,020.51 a quarter. Those fees come from different years and layers, so we never subtract them. See our Hawthorne page, and call Marc at (239) 287-5873 for a side-by-side.
Days on market, sale-to-list ratio, months of supply, active inventory and the MLS closing count for Paloma come from the Southwest Florida MLS: 32 closings in the 12 months to September 25, 2026, a median of 65.5 days on market, a median 96.5 percent of the final list price, four active listings on October 17, 2026 and about 1.5 months of supply. Not public in the documents we read: the Paloma Grande condominium assessment and whether FEMA carried the 2014 and 2018 letters onto the 2022 map. The section above on what could not be verified names the document that settles each.
A buyer's agent earns the fee in Paloma by reading what a listing does not say: the assessment class, the estoppel, the board approval window, the first-year rental rule and the flood letter for the lot. Marc leads buyer representation and negotiation at McGreevy and Comisar, and you can reach him at (239) 287-5873. Jesse is on (239) 898-6072 if you are selling a home to buy here.
These documents for a Paloma purchase in Bonita Springs come from the Lee County Clerk of Court, the Paloma Community Association, the City of Bonita Springs, Lee County, the School District of Lee County, state and federal agencies, and the forms a buyer signs. Each link opens the issuer's own copy where one exists, so you read the current version. The recorded declarations govern any specific home, and the association copies are labelled as such. Read the documents for your product before you buy.
| Document | Issuer | Date | Link |
|---|---|---|---|
| Amended Declaration of Covenants, Conditions and Restrictions of Paloma Community Association (association copy) | Paloma Community Association | Adopted September 8, 2025 | Open |
| Fifth Amendment to the Declaration (association copy) | Paloma Community Association | Adopted February 24, 2023; recorded April 27, 2023 | Open |
| Rules and Regulations and lease application packet | Paloma Community Association | Revised April 3, 2026 | Open |
| Leasing your Paloma home to tenants | Paloma Community Association | September 23, 2025 | Open |
| 2026 budget document (titled Proposed 2026 Budget) | Paloma Community Association | File dated January 11, 2026 | Open |
| Amended and Restated Declaration for Paloma (instrument 2013000043139) | Lee County Clerk of Court | Recorded February 22, 2013 | Open (Lee County Clerk image) |
| Declaration of Condominium of Paloma Grande (instrument 2016000183131) | Lee County Clerk of Court | Recorded 2016 | Open (Lee County Clerk image) |
| Plat of Paloma Phase Two (instrument 2013000188524) | Lee County Clerk of Court | August 14, 2013 | Open (Lee County Clerk image) |
| Zoning Ordinance 03-16, Tesone MPD | City of Bonita Springs (Lee County document search) | Passed May 27, 2003 | Open |
| Resolution 26-027, FY2026-27 millage | City of Bonita Springs | Adopted September 23, 2026 | Open |
| Student Enrollment Plan 2026-2027 | School District of Lee County | Board approved December 1, 2025 | Open |
| Tropical Cyclone Report, Hurricane Ian | National Hurricane Center | 2023 | Open |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | Rev. 01/12 | Open |
| AS IS Residential Contract for Sale and Purchase, ASIS-7 | Florida Realtors and The Florida Bar | Redline edition | Open |
| Exclusive Buyer Brokerage Agreement, single agent, EBBA-8sa | Florida Realtors | Redlined edition | Open |
| Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | Current schedule | Open |
| Section 720.401, homeowners' association disclosure summary | Florida Legislature | 2026 statutes | Open |
| Section 718.503, condominium purchaser disclosure | Florida Legislature | 2026 statutes | Open |
| Lee County homestead exemption application | Lee County Property Appraiser | Read October 12, 2026 | Open |
| Portability of the Save Our Homes benefit | Lee County Property Appraiser | Read October 12, 2026 | Open |
| Fannie Mae Selling Guide B4-2.1-03, ineligible projects | Fannie Mae | Version 08/05/2026 | Open |
| Loan Estimate explainer | Consumer Financial Protection Bureau | Read October 12, 2026 | Open |
Every figure on this Paloma buyer guide for Bonita Springs traces to a source below: Lee County and its Property Appraiser, Tax Collector and Clerk, the recorded declarations and plats, the association's own documents, the City of Bonita Springs, state and federal agencies, and the contract and agreement forms a buyer signs. Market figures are Lee County recorded sales, our analysis. Association copies and press items are labelled. Primary sources come first in each group. Each line gives the issuer and title, the date we read it and the address. Days on market, sale-to-list ratio, active and pending listings, months of supply and the MLS closing counts come from the Southwest Florida MLS (closings September 26, 2025 to September 25, 2026, pulled October 17, 2026), queried by our team.
Recorded documents, the associations and the state corporation records
County roll, GIS layers and tax records
Zoning, City of Bonita Springs and Lee County documents
FEMA, flood, wind, storms and insurance
Florida Statutes and state agencies
Schools, health care, utilities and local services
Transportation, civic pipeline, press and builder marketing
Buyer forms, taxes, lending and compensation
Methods: county statistics come from the Lee County Property Appraiser roll dated October 11, 2026 joined to Lee County recorded sales through September 25, 2026, qualified, improved and above $10,000; price per square foot is per square foot of county heated area. A median is printed only for a group of 10 or more sales. Statutory closing-cost figures are our arithmetic from the cited rates and are examples, not quotes.
Jesse McGreevy and Marc Comisar are the Southwest Florida team Paloma buyers call when a purchase has to be priced on the county record and closed without surprises. Both have been Top 1% Real Estate Agents Nationally Since 2008, and they lead the #1 team in Southwest Florida since 2012. Our office sits on the Tamiami Trail in Bonita Springs.
McGreevy and Comisar are a top-reviewed buyer team in Southwest Florida, and Paloma buyers get the same partner-level representation our clients from Estero to Naples get. If you are searching for the best buyer's agent in Paloma, Bonita Springs, Florida, McGreevy and Comisar represents homebuyers across Bonita Springs, Estero, Naples, Fort Myers, Cape Coral, Lee County and Collier County. Whether you are relocating, buying a second home, buying your first home or choosing between a single-family home, a villa and a Paloma Grande condominium, our team provides honest market guidance, partner-level negotiation and a clear plan to help you buy confidently.
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida Realtors with Domain Realty, regulated by the Florida Real Estate Commission under Chapter 475, Florida Statutes. Meet Jesse McGreevy and Marc Comisar, or read about McGreevy and Comisar.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com. To browse homes for sale in Paloma, see Paloma homes for sale at Domain Realty Group.
The community guide for this purchase is our Paloma guide. Looking at the condominiums? Read the Paloma Grande buyer guide. Selling first? Read how we sell homes in Paloma, or see what your Paloma home is worth. Comparing the city? Start with our Bonita Springs buyer guide.
Updated October 2026. This guide is general information about buying a home in Paloma, Bonita Springs, Florida. It is not legal, tax or insurance advice, and it is not an offer of representation. Market figures from Lee County Property Appraiser public sales files and Lee County recorded sales, our analysis, pulled October 2026. Brokered by Domain Realty.