We read the estoppels, the master approval, the flood zone, the leasing limits and the recorded sales for your floor and building 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 Grande, a condominium of 136 two-story homes, each with its own garage, inside Paloma, the gated D.R. Horton community off Imperial Parkway in Bonita Springs, Florida. The Paloma Grande community guide covers the history, the buildings and the governance. What follows is the buyer's side: what a Paloma Grande home costs to buy and to carry, which records you must hold before you sign, how the master association approves a buyer, what lenders look at, and the flood, insurance and closing arithmetic. Call Marc at (239) 287-5873, see how we represent buyers, or call Jesse direct at (239) 898-6072.
A word on the name, because search results blur it. This page covers Paloma Grande, A Condominium, and Paloma Grande Condominium Association, Inc., in the City of Bonita Springs, Lee County, ZIP 34135. It is not Paloma at Palmira, a separate condominium of 103 homes inside Palmira Golf and Country Club with its own association. If the home you want is one of Paloma's detached houses or villas, read our buyer's guide to Paloma beside this one.
McGreevy and Comisar are the best realtor for buying a home in Paloma Grande because a 136-home condominium in Bonita Springs is bought on its documents: before an offer we read the recorded Declaration of Condominium, the master association's rules, the flood layer at the building and every recorded sale for the same floor.
Data updated: October 2026. Source: Lee County Property Appraiser public roll and recorded sales, our analysis, newest recorded sale September 25, 2026.
If you are searching for the best realtor for Paloma Grande and you are ready to buy a home in Paloma Grande, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and the #5 real estate team in Florida (RealTrends 2026), 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 specific Paloma Grande condo: the recorded sales for that floor, the building's flood group, and the estoppel certificates from both associations.
Honors and recognition:
Recent Paloma Grande market (last 12 months): In the 12 months to September 25, 2026, Lee County recorded 13 Paloma Grande sales, all resales, at a median of $325,000 (n = 13, odd), a range of $170,000 to $355,000 and $228.46 per square foot of county heated area. We pulled every recorded sale in Paloma Grande for the 12 months to September 25, 2026 and matched each of the 13 closings to its floor, street, building year and flood group before writing this page. On the Southwest Florida MLS the same window shows 13 closings, the same count as the county, at a median of 123 days on market and a median 96.6 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 Grande? Read how we sell Paloma Grande condos, start with a free Paloma Grande home valuation, or call Jesse direct at (239) 898-6072.
Buying in Paloma Grande? Call Marc at (239) 287-5873 for a buyer consultation built on the record. Buying a house or villa elsewhere in the community? Our Paloma buyer guide covers all three home types.
In Paloma Grande the expensive mistakes are rarely cosmetic. They are writing an offer before both associations' estoppel certificates are in hand, pricing a second-floor home from first-floor sales, treating a single $170,000 sale as a market, assuming the condominium assessment sits inside the master's $640.74 a quarter when it is a second assessment, buying to rent without reading the master's first-year rule, and reading a flood zone from a map label when FEMA's live map and a 2018 FEMA letter disagree for the same buildings. With 136 identical-looking homes in 34 buildings, a Paloma Grande purchase rewards the buyer who knows which floor, which phase and which street the home is on. 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 eleven points shape every offer we write in Paloma Grande, the 136-home condominium in Bonita Springs. Each comes from a recorded declaration, a public association document, 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; FEMA National Flood Hazard Layer queried October 12, 2026; the recorded Declaration of Condominium.
This Paloma Grande buyer guide for Bonita Springs runs from the buying sequence and the market, through the cost of owning, the documents and the master association's approval, to the Chesapeake Cove comparison, the building checks, financing, closing costs, flood and insurance, 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 condo in Paloma Grande, Bonita Springs, in a short sequence: set the monthly number, choose the floor and building, sign a written buyer agreement, write the offer subject to both estoppels, the resale package and the master association's 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); Declaration of Condominium of Paloma Grande, Sections 13 and 18; Paloma Amended Declaration, Articles VI and XII; Lee County recorded sales, our analysis, through September 25, 2026.
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's $640.74 a quarter, the condominium association's assessment, and your HO-6 unit-owner insurance and any flood insurance. In Paloma Grande the condominium assessment is not published, so we price the home only after the estoppel is in hand and we tell you which number is still open. The carrying-cost table in the cost section shows the two public layers, county tax and the master assessment, so you can see what the estoppel adds.
Paloma Grande is one condominium, but it is not one product. The 68 first-floor homes are the Samone, two bedrooms and two baths, and the 68 second-floor homes are the Victoria, three bedrooms and two baths reached by stairs. The building's phase number, 1 to 34, decides the flood group on FEMA's live map, and the building's position decides how close it sits to Interstate 75 along the community's east edge, which we check on a tour. The product decision comes before the price decision, because floor and phase set the recorded sales you compare against.
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 Grande we add a rider that makes the purchase subject to your review of both estoppel certificates, the resale package, the governing documents and the condominium budget, with a termination right if they differ from what you were told. The master association needs 30 days' notice of a sale, so the New Buyer Form goes in the day the contract is signed.
Inspection, insurance quotes, the lender's flood determination and the lender's condominium project 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.
Paloma Grande condos in Bonita Springs sold 13 times in the 12 months to September 25, 2026, at a $325,000 median, from $170,000 to $355,000, or $228.46 per square foot of county heated area, in Lee County's recorded sales. Over 60 months, 53 sales closed at a $370,000 median, and all 13 recent sales were resales.
Data updated: October 2026 (Lee County Property Appraiser public roll and Lee County recorded sales through September 25, 2026, our analysis run October 12, 2026).
These figures are Lee County's DOR-qualified recorded sales, the deed price the county records, matched to the Paloma Grande parcels on the roll. They are not MLS figures. Square-foot figures use the county's heated area, which leaves out the garage and can differ from the living area in a listing. The county file holds 135 of the 136 homes; one second-floor home is missing from the extract, so the 60-month and all-history counts leave out one 2023 resale of that home. The Southwest Florida MLS shows 13 Paloma Grande closings in the same window, matching the county count, at a median of 123 days on market and a median 96.6 percent of the final list price; on October 17, 2026 three Paloma Grande homes were active and one was under contract (Southwest Florida MLS, closings from September 26, 2025 to September 25, 2026, pulled October 17, 2026).
| Window (ending September 25, 2026) | Recorded sales | Median | Low | High |
|---|---|---|---|---|
| 12 months | 13 | $325,000 | $170,000 | $355,000 |
| 24 months | 25 | $345,000 | $170,000 | $430,000 |
| 36 months | 32 | $350,000 | $170,000 | $430,000 |
| 60 months | 53 | $370,000 | $170,000 | $460,000 |
| All recorded history (from October 31, 2016) | 215 | $254,935 | $170,000 | $460,000 |
The 36-month median is the mean of the middle pair, since 32 is even. The all-history figure blends the builder's first sales of 2016 to 2019 with every resale since, so it is history, not a price guide.
We pulled every recorded Paloma Grande sale in the Lee County record for the 12 months to September 25, 2026. Here are all 13, by recording date, with no unit numbers, parcel numbers or names.
| Recorded | Price | Street | Floor | Year built | County heated sq ft |
|---|---|---|---|---|---|
| November 12, 2025 | $300,000 | Palace Lane | First | 2017 | 1,279 |
| November 25, 2025 | $355,000 | Palace Lane | Second | 2019 | 1,532 |
| April 24, 2026 | $329,000 | Palace Lane | Second | 2018 | 1,532 |
| April 27, 2026 | $355,000 | Palace Lane | Second | 2018 | 1,532 |
| April 28, 2026 | $350,000 | Palace Lane | Second | 2018 | 1,532 |
| April 30, 2026 | $290,000 | Palace Lane | First | 2018 | 1,279 |
| May 7, 2026 | $335,500 | Monte Carlo Boulevard | Second | 2019 | 1,532 |
| May 29, 2026 | $352,500 | Monte Carlo Boulevard | Second | 2017 | 1,532 |
| June 15, 2026 | $325,000 | Palace Lane | Second | 2017 | 1,532 |
| June 24, 2026 | $314,000 | Palace Lane | First | 2018 | 1,279 |
| July 1, 2026 | $325,000 | Palace Lane | First | 2017 | 1,279 |
| August 14, 2026 | $285,000 | Palace Lane | First | 2019 | 1,281 |
| August 20, 2026 | $170,000 | Palace Lane | First | 2019 | 1,281 |
The 13 recorded prices add up to $4,086,000, and 13 sales on 136 homes means about 9.6 percent of the condominium changed hands in 12 months. No sale was recorded between December 2025 and March 2026, and four were recorded in the last week of April 2026. Ten of the 13 sales fall between $300,000 and $400,000, two between $200,000 and $300,000, and one is under $200,000.
The floor splits the market. In the 12 months the six first-floor sales ran from $170,000 to $325,000 and the seven second-floor sales from $325,000 to $355,000, so the two ranges met only at $325,000. With fewer than 10 sales in each group, we print the range, not a median. Over 24 months the first floor recorded 13 sales at a $322,500 median ($252.15 per square foot) and the second floor 12 sales at a $355,000 median ($231.72 per square foot).
| Floor | Homes | 12 months | 24 months | 60 months |
|---|---|---|---|---|
| First floor, two bedrooms, about 1,280 sq ft | 68 | 6 sales, $170,000 to $325,000 | 13 sales, median $322,500 | 29 sales, median $360,000 |
| Second floor, three bedrooms, 1,532 sq ft | 68 (67 in the county file) | 7 sales, $325,000 to $355,000 | 12 sales, median $355,000 | 24 sales, median $391,500 |
For a buyer the practical reading is a band, not a point. A second-floor offer sits inside a $30,000 band ($325,000 to $355,000) in the last 12 months, and an offer outside it needs a reason you can name, such as condition, the building's position or an unusually short closing.
Not in the record so far. Phases 1 to 20, the buildings FEMA's live layer puts in Zone AE, recorded 5 sales in the 12 months ($300,000 to $355,000) and 12 sales in 24 months at a $345,000 median. Phases 21 to 34, in shaded Zone X, recorded 8 sales ($170,000 to $355,000) and 13 sales in 24 months at a $330,000 median. The groups hold different mixes of floors, and a $15,000 gap between 24-month medians sits inside the spread of either group, so we read no flood-zone premium or discount in these figures. A buyer still prices the flood question into the insurance quote, which the flood section below explains.
Palace Lane recorded 11 of the 13 sales in the 12 months, at a $325,000 median. Monte Carlo Boulevard recorded 2, at $335,500 and $352,500, and 10 over 36 months at a $361,250 median. By year built, the 2017 buildings recorded 4 sales ($300,000 to $352,500), the 2018 buildings 5 ($290,000 to $355,000) and the 2019 buildings 4 ($170,000 to $355,000); the three 2016 buildings recorded none. The county roll dates three buildings to 2016, fifteen to 2017, eleven to 2018 and five to 2019.
| Calendar year | Recorded sales | Median or range |
|---|---|---|
| 2019 | 25 | $258,000 |
| 2020 | 10 | $260,000 |
| 2021 | 14 | $273,750 |
| 2022 | 14 | $428,750 |
| 2023 | 6 (plus one sale of the home missing from the county file) | $407,000 to $447,500 |
| 2024 | 11 | $359,000 |
| 2025 | 9 | $300,000 to $383,000 |
| 2026, to September 25 | 11 | $325,000 |
The 2022 calendar median of $428,750 was the high point. The 2026 median to date, $325,000, is $103,750 lower, about 24.2 percent, on 14 and 11 sales. These are calendar-year comparisons of recorded sales, not a forecast. By our estimate from the recorded sales the builder's own closings ran from October 2016 to May 2019, so the 2019 row mixes the last builder sales with early resales.
The lowest sale of the 12 months, $170,000 on August 20, 2026, a first-floor home, sits $115,000 below the next-lowest sale, $285,000 six days earlier. The county codes both as qualified sales. Whether the $170,000 sale was an ordinary arm's-length sale could not be verified from the public record, so we build no price claim on it; without it, the first-floor 12-month range is $285,000 to $325,000. A buyer should not read it as a price a similar home will repeat, and a seller's agent should not be allowed to dismiss it without a reason either.
Paloma Grande's 12-month median is $228.46 per square foot of county heated area. Per square foot, the smaller first-floor homes have sold higher ($252.15 over 24 months) than the larger second-floor homes ($231.72), while the second-floor homes sell for more in total. Both figures use the county's heated area, which leaves out the garage, the patio or balcony and the entry. A listing may quote a different area, so we compare like with like.
The builder's first sales set the floor under today's resale prices. Archived builder pages priced the first-floor plan at $224,990 in October 2016 and the Victoria at $247,990 in November 2016. By the county's sale records the builder's first sales ran to May 2019 at a $233,850 median for first-floor homes and $254,325 for second-floor homes, an estimate from the recorded sales. A 2026 resale at $325,000 is therefore well above those first prices, and well below the 2022 calendar median, which is why a buyer reads the whole table and not one number.
Days on market, sale-to-list ratio, months of supply, active and pending listings and the MLS closing count come from the Southwest Florida MLS and are not in the county file. For Paloma Grande: 13 MLS closings in the 12 months to September 25, 2026, matching the county; a median of 123 days on market; a median 96.6 percent of the final list price and 91.0 percent of the first list price; and on October 17, 2026 three active listings from $299,999 to $365,000 plus one under contract, about 2.8 months of supply at the 12-month pace (Southwest Florida MLS, closings from September 26, 2025 to September 25, 2026, pulled October 17, 2026).
Owning in Paloma Grande in Bonita Springs means two assessments and a county tax bill: the master association's Carriage Home assessment of $640.74 a quarter ($2,562.96 a year) in its 2026 budget document, the condominium association's own assessment, which is not published, and tax at 12.7970 mills. At the $325,000 median the two public lines total $6,721.99 a year.
Data updated: October 2026. Source: Paloma Community Association 2026 budget document (association document); Declaration of Condominium, instrument 2016000183131; Lee County Property Appraiser 2026 TRIM notices, read October 12, 2026; City of Bonita Springs Resolution 26-027.
The master 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, Carriage Home | $640.74 ($2,562.96 a year) | Quarterly | The master layer only: common areas, lakes and surface water, the amenity center and the gate |
| Condominium association assessment | Not published; stated on the estoppel certificate | Quarterly | Building and roof upkeep, exterior painting, driveways, the buildings' insurance and any reserves the owners have not waived |
| County property tax | 12.7970 mills (2025 district 017 total) | Annual, billed in November | City of Bonita Springs, Bonita Springs Fire and the other district 017 authorities |
| Working capital contribution | $100, paid by the purchaser | One time, on every conveyance | Not credited to assessments and not refunded (Declaration, Section 13.12) |
| Capital contribution | $1,000, paid by the buyer | One time, on each resale | Master Fourth Amendment (2022); Amended Declaration, Article VI |
| Lease application fee | $150 | Per lease, only if you rent | Master leasing summary of September 23, 2025 |
| Unit-owner (HO-6) insurance | A quote on the exact home | Annual | Interior, belongings, liability and loss assessment |
No Paloma Grande special assessment appears in the public records we read. The estoppel certificates state any assessment levied or pending.
The master association's 2026 budget document prices three home types: Single Family Homes $1,020.51, Villas $997.52 and Carriage Homes $640.74 a quarter. Carriage Homes are the Paloma Grande units. The Declaration of Condominium says each owner pays the master's assessment "directly to the Master Association", and the master holds its own lien rights. At $640.74 a quarter the master layer is $213.58 a month, and it does not include the condominium layer.
Paloma Grande owners also pay Paloma Grande Condominium Association, Inc. its own assessment. Its amount is not published in any document we read, so the estoppel certificate or the condominium's resale documents are where a buyer finds it. It funds the condominium's insurance, building and roof upkeep, exterior painting, driveways and any reserves the owners have not waived. The Declaration's builder guarantee of "$400.00 per month" ended at turnover and is not today's figure. We make no estimate of the condominium assessment, because any estimate would be a guess.
The Declaration bills the condominium assessment quarterly, "due on the first calendar day of the quarter". A late installment owes "the greater of Twenty-Five and No/100 Dollars ($25.00) or five percent (5%)" after 10 days and interest at 18 percent a year after 30 days, and after 30 days' written notice the board may accelerate the rest of the year's installments. A buyer is jointly liable with the seller for anything unpaid, which is why the estoppel matters.
Under the Declaration, special or capital improvement assessments that exceed 10 percent of the year's operating budget need "approval of a majority of the voting interests represented at a meeting at which a quorum is attained". Smaller ones are a board decision. A buyer asks both associations for the last two years of minutes, because a vote on a roof, a painting cycle or an insurance deductible shows up there before it shows up on a bill.
Paloma Grande is in tax district 017, City of Bonita Springs and Bonita Springs Fire, at a 2025 total of 12.7970 mills. The Lee County Property Appraiser's 2026 notice for one second-floor home without exemptions shows a market value of $288,712, down from $324,857 in 2025, about 11.1 percent, and proposed taxes of $3,701.78 against $4,157.20 in 2025. A homesteaded first-floor home shows a 2026 market value of $271,404 and proposed taxes of $2,029.06 against $1,964.97 in 2025. The City adopted 0.8411 mills for fiscal 2026-27, below the 0.8470 on the notices, so final bills will differ slightly; non-ad valorem charges are billed separately.
| Line | $285,000 | $325,000 (12-month median) | $355,000 (12-month high, resales) |
|---|---|---|---|
| Property tax, non-homestead, 12.7970 mills | $3,647.15 | $4,159.03 | $4,542.94 |
| Master Carriage Home assessment, 4 x $640.74 | $2,562.96 | $2,562.96 | $2,562.96 |
| Condominium association assessment | Not published | Not published | Not published |
| Owner's HO-6 insurance | Quote per home | Quote per home | Quote per home |
| Total of the published lines | $6,210.11 | $6,721.99 | $7,105.90 |
| The same total per month | $517.51 | $560.17 | $592.16 |
The arithmetic at the median: 12.7970 mills times $325,000, divided by 1,000, is $4,159.03; adding $2,562.96 gives $6,721.99, and dividing by 12 gives $560.17 a month. The tax line assumes a taxable value equal to the price; the Property Appraiser sets the value, and a homestead exemption lowers it. The $285,000 column is the lowest 12-month sale other than the $170,000 sale discussed in the market section. None of these totals includes the mortgage payment, the condominium assessment or insurance.
Just value is the appraiser's mass-appraisal estimate for the tax roll, not a sale price. The two 2026 notices above sit below the $325,000 sales median, and the county reassesses for the new owner after a sale, so the bill a buyer receives can differ from the seller's. The homestead section below explains how an exemption and the Save Our Homes cap work after you buy.
If you are ready to buy a home in Paloma Grande, the next step is a short call. You are working with Top 1% Real Estate Agents Nationally Since 2008. Call Marc at (239) 287-5873 and we build your monthly carrying number, pull the recorded sales for the floor you want, test the flood point for any address you like and calendar the master association's 30-day approval before you write an offer. You can see how we represent buyers across Southwest Florida or read the Paloma Grande community guide first. Selling a home first? Read how we sell Paloma Grande condos or request a free Paloma Grande home valuation.
Choosing in Paloma Grande, Bonita Springs, comes down to the floor, because it sets the plan: the 68 first-floor Samone homes have two bedrooms and no stairs, the 68 second-floor Victoria homes have three bedrooms and a stair, and the two floors have sold as separate markets. Phase, street and parking then refine the choice.
Data updated: October 2026. Source: Paloma Community Association roster of homes, bedrooms and parking spaces dated March 30, 2026; Lee County Property Appraiser roll; Declaration of Condominium, Section 3.2; Lee County recorded sales, our analysis, through September 25, 2026.
| Factor | First floor (Samone) | Second floor (Victoria) |
|---|---|---|
| Homes | 68 | 68 (67 in the county file) |
| Bedrooms and baths | 2 bedrooms, 2 baths | 3 bedrooms, 2 baths |
| County heated area | 1,278 to 1,281 sq ft | 1,532 sq ft |
| Access | Entry from the ground, no stairs from the garage or entry | Stairs from the ground; no elevator is recorded |
| Sales, 12 months | 6, $170,000 to $325,000 | 7, $325,000 to $355,000 |
| Median, 24 months | $322,500 (13 sales) | $355,000 (12 sales) |
| Price per sq ft, 24 months | $252.15 | $231.72 |
| Median, 60 months | $360,000 (29 sales) | $391,500 (24 sales) |
A Paloma Grande home has three published sizes, and they measure different things. The county roll's heated area (about 1,280 and 1,532 square feet) counts air-conditioned living space. The Declaration states 1,756 and 1,998 square feet for the first-phase units, a unit area that includes the garage and leaves out the patio, balcony and entry. The builder's 2016 plan sizes, from trade press and builder marketing, were 1,402 and 1,661 square feet, and the press described the Samone with a den and a one-car garage. This page prices by the county's heated area and never mixes the three. When a listing quotes a number, we ask which of the three it is.
Every Paloma Grande home has a garage, and the Declaration makes the garage part of the unit. The association's roster counts one garage space per home, plus driveway spaces, for three spaces in all at 113 homes, two at 21 homes and four at 2 homes. The Declaration bars converting a garage to living space and keeps boats, trailers and campers inside a garage only. A buyer with two cars, a golf cart or a trailer counts the driveway spaces for the exact address, because tenants may not keep more vehicles than the spaces assigned.
The 34 buildings are numbered by phase, 1 to 34, and the numbers do not follow the order the buildings were built, because the builder submitted Phase 19 first. FEMA's live layer returns Zone AE at the buildings tested in Phases 1 to 20 and shaded Zone X at Phases 21 to 34, so the phase in the legal description tells a buyer which flood group a home is in. The county roll dates three buildings to 2016, fifteen to 2017, eleven to 2018 and five to 2019. We pull the phase, the year built and the flood point for every home before we send it to you.
The association's roster places 23 buildings, 92 homes, on Palace Lane and 11 buildings, 44 homes, on Monte Carlo Boulevard. Palace Lane recorded 11 of the 13 sales in the last 12 months, so it supplies most of the comparables. Monte Carlo Boulevard recorded two sales at $335,500 and $352,500 and ten over 36 months at a $361,250 median. The east edge of Paloma Grande is within about a tenth of a mile of Interstate 75, and we visit any building you like at different hours.
Monte Carlo Boulevard also carries Paloma Phase One single-family homes and some of the villas filed under the older Villages at Old Cypress plat, so a street name is not enough to tell a Paloma Grande condominium from a house. Paloma at Palmira, inside Palmira Golf and Country Club, is a separate condominium of 103 homes with its own association. The Paloma houses and villas have different assessments, different insurance and different recorded sales; our Paloma buyer guide covers them. We match every candidate to its recorded condominium before we send it to you.
A Paloma Grande buyer in Bonita Springs should hold two estoppel certificates, the resale package, the Declaration of Condominium, the master association's rules and leasing summary, both associations' budgets and the insurance documents before the inspection period ends. Florida law entitles a condominium buyer to many of these, and the contract should make the purchase subject to reviewing them.
Data updated: October 2026. Source: Florida Statutes 718.116, 718.503, 718.111 and 720.30851, read October 12, 2026; Florida DBPR estoppel fee schedule; Declaration of Condominium of Paloma Grande; Paloma Amended Declaration adopted September 8, 2025.
An estoppel certificate states what an owner owes the association on the date it is issued. A Paloma Grande sale needs two, one from each association: section 718.116(8) governs the condominium's and section 720.30851 the master's. The statutes set a $250 base fee, plus $100 if expedited within 3 business days and up to $150 more if the account is delinquent, adjusted every five years by the Department of Business and Professional Regulation. DBPR's published schedule currently sets the caps at $299, plus $119 if expedited and $179 if delinquent, with the next adjustment due July 1, 2027 (DBPR estoppel certificate fee schedule; Stewart Title bulletin FL2022001). An association's actual fee may be lower. A certificate is due within 10 business days of the written request and is valid for 30 days, 35 if mailed. The condominium's certificate is where its assessment, any balance and any pending assessment appear.
Ask for the Declaration and amendments, the articles and bylaws, the rules, the current budget and year-end financial statement, the reserve schedule, recent meeting minutes, the insurance documents and any inspection or reserve study report the association holds. For Paloma Grande add the master association's Amended Declaration, its 2023 Fifth Amendment, its Rules and its leasing summary, because the master's rules sit on top of the Declaration. Florida law requires an association managing 25 or more units to keep listed official records on a website, and Paloma Grande has 136 units (section 718.111). We ask the condominium's manager, Resort Management Group on the Florida Division of Corporations record, for the document portal and the current documents.
For a condominium resale, section 718.503 requires the seller to give the buyer, at the seller's expense, the declaration, articles, bylaws and rules, the annual financial statement and budget, the frequently asked questions document and the governance form, and to say whether a structural integrity reserve study or a milestone inspection summary applies. The buyer may cancel by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the documents, and "ANY PURPORTED WAIVER OF THESE VOIDABILITY RIGHTS SHALL BE OF NO EFFECT". We ask the seller for the full set on day one so the 7 days run inside the inspection period. Florida law also requires the seller to give the property tax disclosure summary on a residential sale (section 689.261).
Under the Declaration a buyer is jointly and severally liable with the seller for unpaid assessments (Section 13.1), and section 720.3085 puts the same exposure on a new owner for the master's assessments. That is the plain reason the estoppel matters: an unpaid balance can follow the home, and the title search will pick up any recorded association lien, which is paid at closing.
Two one-time charges come due on a resale. The Declaration requires the purchaser to pay the condominium association "$100.00 as a working capital contribution" on every conveyance, not credited to assessments and not refunded. The master's Fourth Amendment of 2022 set a $1,000 capital contribution on each resale, and the master'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 write both into the contract explicitly rather than leave them to a custom, and we confirm them on the estoppels.
The condominium's current insurance policies are official records that any owner may inspect without stating a reason, under section 718.111(12). Before buying, ask for the master policy's declarations page, its wind and flood deductibles and the replacement-cost appraisal, which the statute requires at least once every 3 years. Ask also for the budget with its reserve schedule and any engineer's or roof report the association holds.
When the estoppels arrive, send them to Marc at (239) 287-5873. We read the dues, the balance, any pending assessment and the contributions against your monthly number, and we negotiate who pays what inside the contract's review period, not after it.
The master association reviews every Paloma Grande buyer in Bonita Springs: under Article XII of its 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 it decides within 30 days. The condominium association itself does not approve a sale.
Data updated: October 2026. Source: Paloma Amended Declaration adopted September 8, 2025 (association copy); Declaration of Condominium of Paloma Grande, Section 18.1; Florida Statutes 718.116 and 720.30851.
The condominium Declaration puts "no restriction on the right of any Unit Owner to sell, convey, or transfer his Unit". The new owner gives the condominium association a copy of the deed within 30 days after the transfer. Gifts and inheritance pass freely, subject to the same rules. So the approval a Paloma Grande buyer faces comes from the master, not from the condominium board.
The Amended Declaration applies to every Paloma home, condominium units included. It requires 30 days' notice of the sale, a New Buyer Form from the buyer, a possible credit and criminal background check and interview, and a board decision within 30 days. The board may disapprove only for stated good cause, and a transfer that was not approved is voidable. We send the New Buyer Form the day the contract is signed, not the day before closing.
The table shows one example, a contract with a 45-day closing and the standard AS IS periods. Your dates will differ with the contract, and the master's 30 days is the one most often left out of a buyer's calendar.
| Day | Step | Source |
|---|---|---|
| 0 | Contract effective; notice and New Buyer Form go to the master; both estoppel requests go out | Amended Declaration, Article XII; Sections 718.116 and 720.30851 |
| 3 | Initial deposit due | AS IS contract |
| 5 | Loan application due | AS IS contract |
| 10 | Additional deposit due | AS IS contract |
| About 14 | Both estoppels due (10 business days) | Sections 718.116 and 720.30851 |
| 15 | Inspection period ends | AS IS contract |
| Within 7 days of signing and receipt, excluding weekends and holidays | Buyer's right to cancel after receiving the condominium documents | Section 718.503 |
| 30 | Master's decision due; loan approval period ends | Amended Declaration; AS IS contract |
| 45 | Closing in this example, 15 days after the decision window | Contract |
A closing date set inside the master's 30 days puts the purchase at risk, which is why we set the date after the board's window and not before it.
The master's approval is about the buyer. It does not set a price, replace the estoppels, satisfy the lender's condominium review or transfer the condominium Declaration's own rules. A buyer who plans to rent also faces the master's leasing rules, which the rental section below sets out, including the rule that bars any lease in the first year for homes bought after August 20, 2025.
Paloma Grande vs Chesapeake Cove at Hawthorne is the natural Bonita Springs condominium comparison for a buyer: neighbors in the same Tesone planned development off Imperial Parkway, Paloma Grande newer (2016 to 2019) and smaller at a $325,000 12-month median, Chesapeake Cove older (2006 to 2010) and larger at a $377,500 median over 24 months.
Data updated: October 2026. Source: Lee County recorded sales through September 25, 2026, our analysis run October 12, 2026; Lee County Property Appraiser roll; recorded declarations and association documents as cited.
| What a buyer weighs | Paloma Grande | Chesapeake Cove at Hawthorne |
|---|---|---|
| Homes | 136 condominium homes | 132 condominium homes |
| Built (county roll) | 2016 to 2019 | 2006 to 2010 |
| Recorded sales, 12 months | 13, median $325,000 | 6, $313,000 to $435,000 (under 10, so a range) |
| Median, 24 months | $345,000 | $377,500 |
| Median, 60 months | $370,000 | $444,000 |
| Price per sq ft | $228.46 (12 months) | $212.90 (24 months) |
| County heated area | About 1,280 and 1,532 sq ft | 1,644 and 2,198 sq ft |
| Three bedrooms | Every second-floor home | All 66 of the 2,198 sq ft homes, plus 2 smaller ones |
| Garage | One-car garage inside every home | Check the condominium's declaration |
| Amenities | Paloma master center: clubhouse, resort pool, fitness, tennis, bocce | Hawthorne's own amenities |
| Leasing | 3 to 12 months, 15 percent cap, no lease in the first year for buyers after August 20, 2025 | Hawthorne's and the condominium's documents govern |
| Flood map | AE at Phases 1 to 20, shaded X at 21 to 34, panel 12071C0657G | Check by building on FEMA's live layer |
| Buyer approval | Master: 30 days' notice, New Buyer Form, decision in 30 days | Check Hawthorne's and the condominium's documents |
Both sets of figures are Lee County DOR-qualified recorded sales measured the same way, with the windows named where they differ.
Per square foot of county heated area, Paloma Grande ($228.46) sits above Chesapeake Cove ($212.90 over 24 months), while Chesapeake Cove's homes are larger, so a buyer who counts square feet gets more of them at Chesapeake Cove and a newer building at Paloma Grande. The Paloma Grande carrying cost has one public layer we can price, $640.74 a quarter to the master; we make no claim about Hawthorne's assessments here, and a buyer reads each association's estoppel before comparing monthly cost. Both communities share the Tesone planned development, Imperial Parkway and the same school zones.
Paloma Grande fits a buyer whose priorities are the newest construction in this pair, a lower entry price, a garage inside every home, roofs and exteriors kept by the condominium association and a pool, clubhouse and tennis behind a gate. Chesapeake Cove fits priorities of more square footage and more three-bedroom space for the money per square foot, accepting homes about ten years older. A buyer who plans to rent the home should read the Paloma Grande first-year rule beside Chesapeake Cove's own documents before choosing. Compare the two declarations' leasing, insurance and reserve sections side by side, and read more about Hawthorne on our Hawthorne page.
Paloma Grande compares with nearby Bonita Springs condominiums as a newer, garage-equipped, two-story choice: its $325,000 12-month median sits above San Mirage's $235,000 and below Chesapeake Cove's $377,500 24-month median, and at about half the median of Paloma's own single-family homes, in Lee County's recorded sales.
Data updated: October 2026. Source: Lee County recorded sales through September 25, 2026; Lee County Property Appraiser roll; our analysis run October 12, 2026.
| Measure | Paloma Grande | Chesapeake Cove at Hawthorne | San Mirage | Paloma single-family |
|---|---|---|---|---|
| Homes | 136 condominium homes | 132 condominium homes | 196 condominium homes | 132 detached homes |
| Built (county roll) | 2016 to 2019 | 2006 to 2010 | Conversion recorded 2005 | 2013 to 2016 |
| County heated area | About 1,280 and 1,532 sq ft | 1,644 and 2,198 sq ft | Varies by plan | 1,805 to 3,571 sq ft |
| Recorded sales, 12 months | 13 | 6 | 12 | 13 |
| Median, 12 months | $325,000 | Under 10 sales ($313,000 to $435,000) | $235,000 | $635,000 |
| Median, 24 months | $345,000 | $377,500 | $220,000 | Not run |
| Median, 60 months | $370,000 | $444,000 | $245,000 | Not run |
| Price per sq ft (window) | $228.46 (12 months) | $212.90 (24 months) | $235.30 (12 months) | $289.96 (12 months) |
All figures are measured the same way; windows are named where they differ. San Mirage converted rental apartments to condominium ownership in 2005 and has seven three-story buildings; Chesapeake Cove is one of Hawthorne's two condominiums, next door in the same planned development as Paloma.
Per square foot of county heated area, Paloma Grande ($228.46) sits close to San Mirage ($235.30) and above Chesapeake Cove ($212.90 over 24 months). Paloma Grande sells at about half the median of Paloma's own single-family homes ($635,000 over 12 months) while sharing the same gate, pool and clubhouse. For a buyer, that gap is the price of the lot, the detached house and a single association layer, set against a condominium's second assessment.
Every Paloma Grande home has a garage inside the unit, which the Declaration bars from becoming living space. That is the main product difference from many older Bonita Springs condominiums with open or carport parking; confirm each comparison community's parking in its own declaration before you rely on the point. A buyer who needs covered parking, storage inside the unit's garage or a place for a golf cart or a trailer checks the garage and driveway count for the exact address.
On the record, every Paloma Grande building in Bonita Springs is two stories, below the three-habitable-story threshold of Florida's milestone inspection and structural integrity reserve study laws, so those thresholds appear not to be met. This is the record, not a legal opinion, and the reserve, records and budget rules for every Florida condominium still apply.
Data updated: October 2026. Source: Florida Statutes 553.899 and 718.112 (2025 text), read October 12, 2026; Declaration of Condominium, Sections 3.1, 7 and 9; Florida DBPR condominium register extract, read October 12, 2026.
Section 718.112 requires a structural integrity reserve study at least every 10 years for each building "three habitable stories or higher in height" and states, "This paragraph does not apply to buildings less than three stories in height." Section 553.899 applies milestone inspections to condominium buildings "three habitable stories or more" in height. The Declaration says "Each Phase will consist of one Building having two stories."
The Declaration describes "thirty-four (34), four Unit condominium Buildings containing a total of one hundred thirty-six (136) Residential Units". The Florida Division of Condominiums register lists "PALOMA GRANDE, A CONDO" as project PR76403, 136 units, status Approved and Recorded, and its payment history shows the annual fee of $544 (136 units at $4 each) billed and paid every year from 2022 to 2026, with nothing pending. The legal test is the Florida Building Code's count of habitable stories, and we read no certificate of occupancy, so we say the thresholds appear not to be met rather than that they are not. Whether the association has completed any inspection or study is in its own records. Even at the milestone law's 30-year mark, a 2016 building would not reach it until 2046.
Outside the structural reserve study rule, section 718.112(2)(f) still requires reserves for roof replacement, building painting, pavement resurfacing and items over $25,000, unless a majority of the total voting interests votes to fund less or none. Whether Paloma Grande's owners have funded full reserves or voted to reduce them is a member record. That matters here because the association maintains the roofs and paints the exteriors, so a thin reserve is a future special assessment risk a buyer prices in. Ask for the budget and the reserve schedule.
| The condominium association maintains | The owner maintains |
|---|---|
| The common elements | The entire interior of the unit, including drywall |
| Building exterior painting | Windows, screens, the entrance door and all other doors, with their hardware |
| The roofs | Heating and air conditioning equipment serving the home |
| The outside surfaces of entry doors and garage doors (it paints them) | Water heater, appliances, cabinets and floor coverings |
| Driveways, which are limited common elements | Wiring and plumbing serving the unit |
Source: Declaration of Condominium, Sections 3.4(e) and 7. A later recorded amendment, if any, controls over the text quoted here.
The Declaration warns that "the Condominium has been constructed with post tensioned cables and/or rods, absolutely no penetration shall be made to any floor, roof or ceiling slabs without the prior written consent of the Board of Directors and review of the as-built plans". A buyer who plans a ceiling fan, a recessed light, a new drain or any other drilling into a slab starts with the board and the as-built plans, which the association keeps in its official records.
The county roll dates the buildings from 2016 to 2019, so the roofs, if original, are 7 to 10 years old in 2026. The association maintains and insures the roofs, so a Paloma Grande owner's own policy does not turn on roof age the way a house policy does. Roof replacement permits were not checked. Under section 718.203, condominium developer warranties run for limited periods from completion, and for buildings completed 2016 to 2019 those periods have ended. That is a statement about the statute and not about any Paloma Grande home.
Ask the condominium association for the current budget with its reserve schedule, the last two years of financial statements, any engineering or roof report, the insurance declarations and the minutes that discuss roofs, painting or insurance deductibles. Those are the documents that show whether a future special assessment is likely. Whatever the thresholds say, the budget and reserve schedule are where a buyer sees the future cost of the roofs and exteriors the association keeps.
Financing a Paloma Grande condo in Bonita Springs starts with a lender's loan estimate and 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, and whether this project qualifies is the lender's call.
Data updated: October 2026. Source: Fannie Mae Selling Guide B4-2.1-03, Ineligible Projects (08/05/2026), read October 12, 2026; Freddie Mac Primary Mortgage Market Survey; Consumer Financial Protection Bureau.
A lender reviewing a condominium loan looks at the project, not just the borrower. Fannie Mae's Selling Guide, section B4-2.1-03 (version dated August 5, 2026) lists characteristics that make a project ineligible, among them "Non-Incidental Business Arrangements", "Recreational Leases and Mandatory Memberships", "Litigation or Pre-litigation Activity", "Single-Entity Ownership" and "Projects in Need of Critical Repairs", the last described as projects with "material deficiencies and significant deferred maintenance". A lender selling a loan to Fannie Mae or Freddie Mac applies that agency's project requirements; this page reads Fannie Mae's published text only. We did not look up or claim any status for Paloma Grande, and a lender's answer can differ by lender and by loan program. Ask your lender to run the project early and to send the result in writing before the inspection period ends.
A project review draws on the condominium's budget and reserves, delinquencies, litigation, insurance and owner-occupancy, which is the same document set as the resale package. The questionnaire answers come from the condominium association and its manager, not from the seller. Paloma Grande owners also belong to the master association, whose assessment funds the amenity center and the gate, and a lender may ask about that layer too. This is another reason to request the budget, reserve and insurance documents with the estoppels, and to ask the manager about any pending litigation.
Your lender's flood determination decides whether flood insurance is required on the loan. For the 80 homes in Phases 1 to 20 the live FEMA layer shows Zone AE while a 2018 FEMA letter removed those buildings from the hazard area on the earlier map, so the lender may rely on the live map or on a letter on file. We ask the lender in writing which it will accept, before you commit, and the flood section below sets out both records.
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, and ask each lender what it charges for the condominium project review, if anything.
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 two estoppels, the master association's 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.
A Paloma Grande 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, the estoppel fees the contract assigns, and the two association charges the documents put on the buyer, a $1,000 master capital contribution and a $100 working capital contribution. In Lee County the seller customarily pays the owner's title policy and deed stamps.
Data updated: October 2026. Source: Florida Statutes 201.02, 201.08 and 199.133; 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 35 cents per $100 of the loan under section 201.08, and the nonrecurring intangible tax is 2 mills on the loan under section 199.133. The deed documentary stamp tax of 70 cents per $100 of the price under section 201.02 falls on the seller by Lee County custom, and the contract controls. 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) |
|---|---|---|---|---|---|
| $285,000 (lowest 12-month sale other than the $170,000 sale) | $228,000 | $798.00 | $456.00 | $1,995.00 | $1,500.00 |
| $325,000 (12-month median) | $260,000 | $910.00 | $520.00 | $2,275.00 | $1,700.00 |
| $355,000 (12-month high) | $284,000 | $994.00 | $568.00 | $2,485.00 | $1,850.00 |
The arithmetic at the median: the loan is $260,000, the mortgage stamps are 2,600 times $0.35, which is $910.00, and the intangible tax is $260,000 times 0.002, which is $520.00. The title premium at $325,000 is $575.00 on the first $100,000 plus $1,125.00 on the next $225,000, $1,700.00 in all. At $285,000 it is $575.00 plus $925.00 on the next $185,000, and at $355,000 it is $575.00 plus $1,275.00 on the next $255,000. 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 | $285,000 | $325,000 | $355,000 |
|---|---|---|---|
| 3 percent | $8,550 | $9,750 | $10,650 |
| 5 percent | $14,250 | $16,250 | $17,750 |
| 10 percent | $28,500 | $32,500 | $35,500 |
| 20 percent | $57,000 | $65,000 | $71,000 |
This is multiplication, not a statement of what any loan program requires. Your lender sets the minimum that applies, and a condominium loan carries the project review described above. At the median with 20 percent down, the down payment plus the two Florida mortgage taxes is $65,000 plus $910.00 plus $520.00, or $66,430.00, and the two association contributions add $1,100, for $67,530.00, before lender fees, prepaid items, inspections, estoppel fees and any reserves your lender requires.
On a resale the contract assigns the estoppel fees for the two certificates (the statutory base is $250 and the current DBPR caps are $299, plus $119 if expedited and $179 if delinquent, and each association's actual fee may be lower). The documents, not the contract, put the other two charges on the buyer: the $1,000 master capital contribution (2025 Amended Declaration, Article VI) and the $100 working capital contribution (Declaration of Condominium). 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 estoppels line by line and negotiate the items the contract can move inside the review period.
In Lee County the seller customarily pays the owner's title policy and the deed documentary stamps of 70 cents per $100, which is $2,275.00 on a $325,000 sale. The contract can say otherwise, and in Collier County, a few miles south, the custom is reversed for the owner's title policy, so a buyer who has read about Naples closings should not carry that assumption into a Bonita Springs contract.
After you buy in Paloma Grande in Bonita Springs, the county reassesses the home 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 a homestead's assessed value.
Data updated: October 2026. Source: Lee County Property Appraiser homestead and portability pages; Florida Statutes 193.155; Lee County Tax Collector; Lee County 2026 TRIM notices; City of Bonita Springs Resolution 26-027.
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. All Paloma Grande buildings sit in tax district 017, the City of Bonita Springs and Bonita Springs Fire, so the city's permits and services apply. Lee County tax bills go out in November, and 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 City adopted an operating millage of 0.8411 for fiscal 2026-27 (Resolution 26-027), and Bonita Springs voters approved general obligation bonds of up to $35 million for the Bonita Estero Rail Trail on August 18, 2026; the cost per home had not been published when we checked on October 12, 2026.
No community development district line appeared on the Paloma tax bill sampled for the hub research, and the 2026 notices for Paloma Grande homes show only the district 017 taxing authorities. Non-ad valorem charges are not listed on those notices, so check the tax bill for any condominium-specific line before you close.
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 lower of 3 percent or the change in the consumer price index. A buyer who rents the home does not qualify for homestead on it. The first-floor notice above, which shows a homestead, proposed $2,029.06 against $3,701.78 for a second-floor home without exemptions, which is what the exemption and the different value do together.
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 Grande, read selling a home in Paloma Grande and call Jesse direct at (239) 898-6072.
A constitutional amendment on the November 3, 2026 ballot would, by its own summary, increase the homestead exemption and revise the limit on annual assessment increases for specified real property (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 Grande, 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.
Paloma Grande in Bonita Springs sits in two flood groups on FEMA's live map: Zone AE at the 80 homes in Phases 1 to 20 and shaded Zone X, the 0.2 percent annual chance area, at the 56 homes in Phases 21 to 34, on panel 12071C0657G effective November 17, 2022, inside Lee County evacuation zone B. A 2018 FEMA letter complicates the first group.
Data updated: October 2026. Source: FEMA National Flood Hazard Layer queried at seven Paloma Grande buildings, October 12, 2026; FEMA LOMR-F case 18-04-2458A; Lee County evacuation layer, October 12, 2026.
We queried FEMA's National Flood Hazard Layer at seven Paloma Grande buildings on October 12, 2026. The line between the two groups falls between Phase 20 and Phase 21, and a building's phase number is in its legal description, so a buyer can match any home to its group from the deed or the Property Appraiser's record.
| Building tested | FEMA zone | In the special flood hazard area? | FIRM panel and date |
|---|---|---|---|
| Phase 1 | AE | Yes | 12071C0657G, November 17, 2022 |
| Phase 10 | AE | Yes | 12071C0657G, November 17, 2022 |
| Phase 19 | AE | Yes | 12071C0657G, November 17, 2022 |
| Phase 20 | AE | Yes | 12071C0657G, November 17, 2022 |
| Phase 21 | X, 0.2 percent annual chance | No | 12071C0657G, November 17, 2022 |
| Phase 27 | X, 0.2 percent annual chance | No | 12071C0657G, November 17, 2022 |
| Phase 34 | X, 0.2 percent annual chance | No | 12071C0657G, November 17, 2022 |
The live layer returns no base flood elevation at any of the seven points. We test the exact building before we send a buyer a home, and we put the zone, the panel and the date in the file beside the sales.
FEMA issued a Letter of Map Revision Based on Fill, case 18-04-2458A, on March 2, 2018, removing Paloma Grande Phases 1 through 20 from the special flood hazard area to shaded Zone X and stating a lowest lot elevation of 12.5 feet NAVD88. It was issued against the earlier 2008 panel 12071C0657F. The live layer still shows Zone AE for those buildings, and whether FEMA carried the letter onto the 2022 map was not found in the public record.
So the 2022 map and the 2018 letter disagree for Phases 1 to 20. We do not pick a winner on this page. A lender's flood zone determination and, where one exists, an elevation certificate decide whether flood insurance is required on a loan, which is why the financing section above tells you to ask the lender in writing which record it accepts.
USGS elevation data at the building parcels put the ground at 13.48 to 14.23 feet for Phases 1 to 20 and 13.40 to 14.17 feet for Phases 21 to 34, against base flood elevations of about 12 to 12.5 feet near Paloma. That is ground, not the floor of any home, and no elevation certificate for a Paloma Grande building was found in the public record. A buyer asks the seller and the association whether one exists, and the City of Bonita Springs says elevation certificates are available from its Community Development office.
Lee County's evacuation layer places Paloma Grande in evacuation zone B and storm-surge zone 2 at both ends of the condominium, so the county's Zone B guidance applies when Zone B is ordered out. The Property Appraiser's hazard layers return a 160 mph design wind speed for Risk Category II buildings and place the site in the wind-borne debris region, which bears on the shutters or impact glass the Declaration regulates.
Hurricane Ian made landfall in Southwest Florida on September 28, 2022, according to the National Hurricane Center. No Paloma Grande storm damage claim, flood claim or post-storm special assessment appears in the public records we read; the association's minutes and insurance records, which are member records, would show any. USGS high-water marks for Ian within about 1.4 to 2.8 kilometers of Paloma were 8.7 to 9.0 feet, below Paloma's ground. Those are measurements nearby, not a statement about any Paloma Grande garage or floor.
The City of Bonita Springs takes part in FEMA's Community Rating System at class 5, a 25 percent discount on National Flood Insurance Program premiums for policies in the special flood hazard area, per the City's CRS page. A buyer in Phases 1 to 20 whose lender requires flood coverage would see that discount in a National Flood Insurance Program quote; a private flood quote is priced its own way.
For a Phases 1 to 20 home we ask the lender, in writing, whether it will rely on the live map or the 2018 letter, and we get a flood quote on both assumptions before the inspection period ends. For a Phases 21 to 34 home we still get a quote, because shaded Zone X is not zero risk and the lender or the association may require coverage. Call Marc at (239) 287-5873 and we will pull the zone, panel and date for the exact address.
Insurance at Paloma Grande in Bonita Springs splits in two: the condominium association insures the 34 buildings at not less than 100 percent of full insurable replacement value under its Declaration and section 718.111(11), and the owner insures the inside, belongings, liability and loss assessments. Citizens exempts condominium unit-owner policies from its 2027 flood rule, per its page.
Data updated: October 2026. Source: Declaration of Condominium, Section 14; Florida Statutes 718.111, 627.714 and 627.711; Citizens Property Insurance flood page; Florida OIR form OIR-B1-1802; City of Bonita Springs CRS page; read October 12, 2026.
No public source gives a Paloma Grande premium, so this page prints none. Quotes depend on the home, its contents, its improvements, the floor and its claim history, and the only number that matters is a binding quote for the exact address.
Section 14.2 requires the association to insure the buildings and common improvements "in an amount not less than 100% of the full insurable replacement value thereof, if reasonably available, excluding foundation and excavation costs", with liability coverage "of not less than $1,000,000 per occurrence", fidelity coverage, and "Flood insurance if required by the Primary Institutional First Mortgagee or if the Association so elects". The board sets the deductibles, and the premiums are a common expense paid through the condominium assessment.
The association's policy excludes "unit floor, wall or ceiling coverings" and, inside the home, "electrical fixtures, appliances, water heaters, water fillers, countertops, window treatments or built-in cabinets", matching the exclusions in section 718.111. The Declaration makes each owner insure "all such risks and others not covered by insurance carried by the Association, including risk of special assessment", and the association may ask for proof once a year. A unit-owner policy, usually called an HO-6, is the policy built for that gap.
Florida Statutes section 627.714 requires a unit owner's residential property policy to "include at least $2,000 in property loss assessment coverage". That coverage helps pay your share when the association assesses owners for a covered loss that exceeds its own insurance, such as a large wind deductible after a storm. Because the deductible is set by the board, we ask for the deductible terms and the reserve schedule together, and we ask an insurance professional whether a higher loss assessment limit fits the exposure.
Citizens Property Insurance's flood page, read October 12, 2026, says "Condominium unit-owner policies, tenant content policies, and policies that exclude windstorm or hail coverage" are not required to buy flood insurance under its 2027 rule. A Paloma Grande owner insured by Citizens on a unit-owner policy is therefore not subject to that requirement. Whether the association carries a master flood policy on the buildings is a separate question for its insurance records, and a lender can require flood coverage for its own reasons.
Florida's Uniform Mitigation Verification Inspection Form (OIR-B1-1802) records a structure's features for insurance discounts, and section 627.711 directs the form and requires insurers to accept a valid one. In Paloma Grande the association keeps the roofs, so ask the association whether a current form exists for the building before you pay for one, and ask what the owner-controlled openings, the windows and entry doors, add to it.
The association's current insurance policies are official records that any owner may inspect without stating a reason, under section 718.111(12). Ask for the declarations page, the wind and flood deductibles and the replacement-cost appraisal, which the statute requires at least once every 3 years, and read them with the agent who will write your policy before the inspection period ends.
Which perils does the master policy cover and at what deductible? Is the deductible a flat dollar figure or a percentage of building value? Is there a master flood policy? What loss assessment limit should the HO-6 carry? Does the quote change for the first floor or the second? Marc can send you the agent questions as a one-page checklist, and the answers go into the carrying-cost model on this page.
Every Paloma Grande building in Bonita Springs was built from 2016 to 2019, so a buyer is inspecting a condo that is 7 to 10 years old. We ask for permits, the association's roof and reserve records and the owner's own systems, because the Declaration splits what the association keeps from what you keep.
Data updated: October 2026. Source: Lee County Property Appraiser roll and building layer, October 2026; Declaration of Condominium, Sections 3.4, 7, 9 and 11, read October 12, 2026.
A general inspection of the unit covers the air-conditioning system and its age, since the owner maintains the equipment serving the home; the water heater; appliances; windows, glass and screens, also the owner's; plumbing and electrical inside the unit; the entry door and garage interior; the balcony or patio; and flooring. Add visible signs of water intrusion at ceilings, exterior walls and the garage, and ask the inspector to run the air conditioning, because the Declaration expects the home to be held at or below 78 degrees.
Ask the seller for the air-conditioning replacement date, the permit history for windows, doors, air conditioning and water heater, any four-point or insurance inspection on file, the claim history, the board's written approval for any hard flooring and any alteration, and the master's architectural approvals. Paloma is inside the City of Bonita Springs, so permits come from the city, and a buyer checks the permit history of a specific home in the city's online permit system. For the building, ask the association for roof age and repair records, because no public record of Paloma Grande roof replacements exists in the sources we read.
The Declaration warns, in capitals, that "SOUND TRANSMISSION IS VERY DIFFICULT TO CONTROL" between homes, and hard flooring needs the board's written approval that "may be conditioned upon the use of appropriate soundproofing materials". If a second-floor Victoria home has tile or wood, the buyer asks for the approval and proof of the underlayment, because without them the board can require the floor to be corrected.
The Declaration says the buildings have post-tensioned cables or rods and bars penetration of any floor, roof or ceiling slab without the board's consent and review of the as-built plans. A buyer who sees recessed lights, a new ceiling fan box or a cut in the garage floor asks for the approval. The inspector can see the work but not the paperwork, so the request goes in the same week as the inspection.
Depending on the home, a buyer may add a wind mitigation inspection, a termite inspection, a sewer scope, a mold or moisture assessment after any past water event, and a survey. Ask the association what pest control it covers, if any, before ordering a separate treatment, and ask the master which exterior changes were approved for the address.
An air-conditioning system near the end of its life, an unapproved floor, a missing permit or a thin reserve schedule are negotiating points. They carry more weight inside the contract's 15-day inspection period than after it, which is why we calendar the inspection before the offer is signed.
A Paloma Grande buyer in Bonita Springs inherits two sets of rules: the recorded Declaration of Condominium, which binds the 136 homes, and the master association's Declaration and Rules, which bind all 331 Paloma homes. Together they cover pets, parking, alterations, floors, hurricane protection, signs and the gate, and neither sets an age restriction.
Data updated: October 2026. Source: Declaration of Condominium of Paloma Grande, instrument 2016000183131; Paloma Community Association Amended Declaration (2025) and Rules; read October 12, 2026.
The Declaration allows "Not more than two (2) domestic pets (limited to either dogs, cats or other common household pets)", not kept for any commercial purpose, not a nuisance and "not left unattended on balconies or outside the Units". "All pets, including cats, must be leashed at all times when outside the Unit." The association may ask once a year for proof of pet liability insurance that names it as an additional insured. The master adds that no more than two dogs or two cats may be kept unless the board permits more and that pit bulls and dangerous dogs are not allowed. Assistance animals are handled under federal and state fair housing law.
"Garages shall be utilized for the parking of motor vehicles and incidental storage only", and no garage may become living space, an office or a business. Commercial trucks, campers, recreational vehicles, boats and trailers may be kept only inside a unit garage; unmarked pickups and windowed vans are allowed. Each home has one garage space and, at most homes, two driveway spaces. The master's roster counts the spaces for each address, so a buyer with more than three vehicles checks the exact home.
No owner may make a structural change, or any change visible from outside the home, without "the prior written consent of the Board of Directors". The board must answer a complete written request within 45 days or the request is treated as approved, and it may set conditions on the contractor, the hours and insurance. The master's architectural rules apply on top. Nothing may be attached to exterior doors, walls or windows, including signs, awnings, screens and window tinting, except one portable United States flag, the service flags the Declaration names on five holidays and a small religious object at the door frame.
Hard flooring needs the board's written approval, and "No tile shall be permitted on balconies". Nothing may penetrate a floor, roof or ceiling slab without the board's consent, because the buildings have post-tensioned cables or rods. A first-floor buyer should know the sound rule runs both ways, and a second-floor buyer planning new floors starts with the board before ordering materials.
Window coverings facing the outside "shall be white or off-white in color". Hurricane protection is limited to shutters "meeting the specifications (including as to location) adopted by the Board of Directors", and "if laminated impact glass is installed, no shutters shall also be installed". No shutter may be fixed across an entry. Ask the association for the current shutter specification before you price protection.
Every owner, whether or not the home is occupied, must run the air conditioning to keep the home at "not more than 78°F". Non-breathable wall coverings are barred, and the association may enter to turn the air conditioning on if needed. A buyer who expects to leave the home empty for part of the year should plan the electricity and a reliable way to check the home.
Paloma Grande is not age-restricted on the record: the recorded Declaration, the master Declaration, its five amendments and the 2025 Amended Declaration contain no 55 or older, 62 or older or other minimum-age language, so any buyer of legal age may own and live here under those documents. The governing documents control.
Paloma is gated, the master association runs the gate and the roads, and the road rules include a 20 mph speed limit. Tenants register for vehicle access under the leasing rules. A buyer asks the association how visitor entry works for the exact address and how many gate credentials come with a home.
Yes, but the limits are tighter than in most condominiums: the Declaration of Condominium allows written whole-home leases of at least 30 days and no more than four a year, while the master association's rules require a three to twelve month term, cap leased homes at 15 percent of Paloma, and bar any lease in a buyer's first year for homes bought after August 20, 2025.
Data updated: October 2026. Source: Declaration of Condominium, Section 18.2; Paloma Community Association leasing summary dated September 23, 2025; read October 12, 2026.
Section 18.2 says "No portion of a Residential Unit (other than an entire Unit) may be leased" and that every lease must be in writing. "No lease of a Residential Unit shall be for a period of less than thirty (30) days and no Residential Unit may be leased in excess of four (4) times a calendar year except for renewals." The association may review every lease, charge an administrative fee and end a lease if the tenant breaks the rules.
The master's leasing summary of September 23, 2025 says "All leases must be for a minimum term of 3 months and a maximum term of 12 months" and that "All leases, regardless of home type (single family house, villa, coach/condo), come under the responsibility of Paloma Community Association". Leases go in 20 days before they start, with a $150 application fee and a $150 expedite fee if late. Subletting and month-to-month leases are not allowed. No stay of less than 30 days is allowed under the Declaration, so nightly rentals are not an option.
No more than 15 percent of Paloma's homes may be leased at once, which the master computes as 50 of 331 residences, with a waiting list once the cap is reached. Its summary says "Owners who purchase a home in Paloma (single family home, villa, or condo unit) after August 20, 2025 cannot lease it to tenants within the first year of ownership." A buyer who plans to rent counts that year into the plan, and a buyer who needs rental income to carry the home should not buy here.
The Declaration's 30-day minimum is the floor in the condominium's own document, while the master applies its three-month minimum and cap to condominium homes too, so the stricter rule governs in practice. Florida law limits how some post-2021 rental amendments apply to owners who bought before them. How that applies to a given home turns on its purchase date and the recorded documents, which control.
Tenants may not keep more vehicles than the spaces the roster assigns to the home, which is three at most Paloma Grande homes and two at 21 homes. A tenant's guests may stay up to 10 days and only while the tenant is in residence, and the owner gives up use of the amenities while the home is leased. We ask for the leasing summary and the current waiting list count before an investor buyer makes an offer.
A Paloma Grande condo gives its owner use of Paloma's master amenity center on Tract D of the Phase Two plat, a clubhouse with a resort pool, fitness center, two tennis courts and a bocce court, through membership in Paloma Community Association. Paloma Grande has no pool or clubhouse of its own.
Data updated: October 2026. Source: Lee County Property Appraiser parcel record for Tract D; Paloma Community Association Rules; Florida Department of Health pool list dated September 1, 2026; read October 12, 2026.
Tract D is dedicated to the master association "for recreational purposes", and the county roll shows a 2.43-acre tract with one 3,326 square foot building built in 2015. The master's Rules name the Clubhouse, Pool, Fitness Center, Tennis Courts, Bocce Court, a mailbox kiosk and amenity parking. The Amended Declaration gives every Lot or Unit owner an easement of enjoyment in the common area, and that includes each Paloma Grande owner.
The master's Rules open the clubhouse from 5 a.m. to 10:30 p.m., with private events of up to 45 people by reservation. The pool is open from dawn to dusk, with children under 12 accompanied by an adult. The fitness center is open 5 a.m. to 10:30 p.m. by key card for residents and overnight guests, nobody under 12. People who do not live in Paloma may not enter only to use an amenity.
The Florida Department of Health's statewide pool list dated September 1, 2026 carries one permitted pool at Paloma, owned by the master association, and none for Paloma Grande. The association's roster marks every condominium home "No" for a private pool. An owner who wants water close by walks or drives to the master pool.
The master association's lakes border many Paloma Grande buildings. Boating, swimming and wading are prohibited, and the master's 2023 and 2025 documents allow catch-and-release fishing behind one's own home or from common areas that border the lakes. Paloma has no golf course, marina or beach. Bonita Fairways, a public 18-hole executive course, is about 10 minutes away; Saltleaf Golf Preserve, a public course, about 17; the Golf Club at Palmira, a private club, about 15. Lee County's Imperial River Boat Ramp is about 11 minutes away.
Paloma Grande homes in Bonita Springs fall in the School District of Lee County's South Zone, elementary proximity zone Q, middle zone GG and high school sub-zone 3, at the address tested on the district's SchoolSite Locator for 2026-27 on October 12, 2026. The airport is about 24 to 26 minutes by free-flow drive, and Bonita Beach Road is 4 to 6 minutes away.
Data updated: October 2026. Source: School District of Lee County Student Enrollment Plan 2026-2027 and SchoolSite Locator; Florida Department of Education 2025-26 school grades; drive-time estimates from Paloma, October 12, 2026.
The district's Student Enrollment Plan for 2026-2027 lists Bonita Springs, Pinewoods, San Carlos Park, Spring Creek and Three Oaks elementary schools for zone Q; Bonita Springs Middle Center for the Arts and Three Oaks Middle for zone GG; and Bonita Springs High, Estero High and South Fort Myers High for South Zone sub-zone 3. Families rank schools within the zone, and the district decides assignment, so a buyer confirms the zone for the exact address with the district before relying on it. The Florida Department of Education's 2025-26 grades, as of September 1, 2026, were Bonita Springs Elementary C, Pinewoods A, San Carlos Park A, Spring Creek B, Three Oaks Elementary A, Bonita Springs Middle B, Three Oaks Middle A, Bonita Springs High B, Estero High B and South Fort Myers High C. Students living within two miles of a school do not get district busing to it.
| Destination | Typical drive |
|---|---|
| Bonita Beach Road at Imperial Parkway | 4 to 6 minutes |
| Downtown Bonita Springs (Riverside Park) | 7 to 8 minutes |
| I-75 Exit 116, Bonita Beach Road | 8 to 10 minutes |
| NCH Bonita Springs emergency department | 10 to 12 minutes |
| Lee Health Coconut Point emergency department | 10 to 12 minutes |
| Coconut Point | 11 to 13 minutes |
| Bonita Beach Park | 14 to 16 minutes |
| NCH North Naples Hospital | 16 to 17 minutes |
| Lovers Key State Park | 24 to 26 minutes |
| Southwest Florida International Airport | 24 to 26 minutes |
| Naples Airport | 26 to 28 minutes |
| Gulf Coast Medical Center (Level II trauma center, per Lee Health) | 26 to 28 minutes |
These are free-flow estimates; season and Bonita Beach Road traffic stretch them.
Lee County Parks says Bonita Beach Park's parking lot and amenities have been closed since September 8, 2026 for repairs from Hurricane Ian, the Beach Access #1 lot closes November 1, 2026 with pedestrian access staying open, and Bonita Beach Accesses #2 to #9 are free to park. The Little Hickory Island Beach Park (Beach Access #10) lot and amenities have also been closed since September 8, 2026 for Hurricane Ian construction, with pedestrian access staying open. Lee Health's notice says its hospitals and physicians leave the UnitedHealthcare network on January 1, 2027 for employer-based, individual and Medicare Advantage plans, and that the change "will not affect your Medicare Supplement coverage". Check a plan's network before choosing a hospital.
Paloma is inside Bonita Springs Utilities' water and sewer franchise and Florida Power and Light's service area. Paloma Grande, a condominium, uses multi-family trash service arranged by its managers. Lee County's road layer puts the east edge of Paloma Grande within about a tenth of a mile of I-75, and FDOT's draft five-year work program lists the I-75 segment from Bonita Beach Road to Corkscrew Road for added lanes in fiscal 2030 and 2031, with noise wall information "to be provided later" on FDOT's study page. We visit the Monte Carlo Boulevard and Palace Lane buildings you like at different hours so you judge the road for yourself.
We find the right Paloma Grande home in Bonita Springs by screening each listing for what it hides before you tour: the phase, the floor and plan, the flood group, the driveway count, the approval trail for floors and alterations and the recorded sales for that floor. 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 roster of homes dated March 30, 2026.
We match every candidate to its recorded condominium first, because Monte Carlo Boulevard also carries Paloma single-family homes and villas, and Paloma at Palmira is a separate condominium inside Palmira Golf and Country Club. A listing's condominium sets the Declaration, the assessments and the recorded sales to compare. If you are open to a Paloma house or villa, our buyer's guide to Paloma covers them.
For every home that survives we pull the floor and plan from the county roll, the phase and flood point, the evacuation zone, the permit history on the city record, the driveway count from the master's roster and the recorded sales for the same floor. Listings we hear about before they reach the market go through the same screen.
A Paloma Grande tour looks at the air-conditioning age, the windows, the garage, the balcony or patio, the flooring and its approval on the second floor, the stairs, the sound between homes and water-intrusion signs at ceilings. We ask the manager for the owner-portal location and the budget, and we check the building's distance from the interstate at the hour you would be home.
We negotiate Paloma Grande purchases from the county record. Lee County recorded 13 sales in 12 months at a $325,000 median, 10 of them between $300,000 and $400,000, so a price outside the floor's band needs a reason you can name. On the Southwest Florida MLS those 13 closings took a median of 123 days and sold at a median 96.6 percent of the final list price and 91.0 percent of the first list price, so the typical sale closed about 9 percent below its first asking price (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 floor and plan and say in writing which sales we excluded and why. A second-floor home inside the $325,000 to $355,000 band and a first-floor home in the $285,000 to $325,000 band describe different markets, and one community median describes neither. The $170,000 first-floor sale of August 2026 shows why a single number is not enough.
On a resale, price is one term among several. We look at the inspection period, repairs or credits, who pays for the estoppels, the closing date, the personal property that stays, any assessment balance the estoppel shows and the timing of the master's 30-day decision. 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 estoppels, the insurance quotes, the lender's condominium review, the flood question and the master's approval window, and we never let a deadline pass on a deposit without a written extension in hand. The deposit is held in escrow and is returned if you terminate in time under the inspection or financing provisions.
An estoppel balance, a condominium assessment higher than you were told, a thin reserve schedule, an unapproved floor, a lender's project review that comes back with a condition or a flood determination that differs from the seller's story are negotiating points. They carry more weight inside the contract's review periods than after them.
Buying in Paloma Grande in Bonita Springs brings newer two-story construction from 2016 to 2019, a garage in every home and Paloma's clubhouse and pool at about half the price of Paloma's houses; it also brings two associations' assessments, an unpublished condominium budget, tight leasing limits and a split flood map.
Data updated: October 2026. Source: the records cited in the sections above, read October 10 to 12, 2026; Lee County recorded sales, our analysis, through September 25, 2026. Full detail is in the Paloma Grande community guide.
None of these is a reason to walk away, and each is a reason to ask for a document before a contract is signed.
If you are also selling a home to buy in Paloma Grande, Bonita Springs, the two transactions need one plan: the sale funds the purchase, the closing dates must line up with the master's 30-day approval window, 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 Grande home valuation built on the county's recorded sales by floor. When you are ready to list, read how we sell Paloma Grande condos. 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. 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 Grande.
A custom Paloma Grande listing alert in Bonita Springs tells you about the right condo the day it reaches the market. With 13 recorded sales in 12 months across 136 homes, 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 is the least useful filter alone, because the two floors price in separate bands. The filters that matter are the floor (first or second), the phase or street, the year built and the county square footage, because they set the plan, the flood group and the comparable sales.
To see every active home, browse the Paloma listings on DomainRealtyGroup.com, 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 Grande buyer consultation in Bonita Springs is a working session, not a sales meeting: we take your monthly carrying number, compare the two floors and the two flood groups, flag the documents that need a closer look and give you the 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 tax, master and condominium layers separated from the mortgage; the recorded comparables for the floor you are considering; the FEMA zone and panel for any address you name; a read of the estoppels when they arrive; 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, whether you plan to rent, whether you are selling a Florida home and might have portability to carry, and whether the price, the stairs, the flood picture or the drive to the airport decides it for you.
Call Marc Comisar at (239) 287-5873 or Jesse McGreevy direct at (239) 898-6072, and read the Paloma Grande community guide beside this one.
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 Paloma Grande in Bonita Springs. They are not Paloma Grande transactions unless the client says so, and we display no aggregate rating.
Data updated: October 2026. Source: McGreevy and Comisar Google Business Profile reviews.
★★★★★ “Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please.” Verified Google review
★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Verified Google review
★★★★★ “Marc has been a great help in securing a great price for our home during its build phase. Negotiated a much better deal from the builder.” Verified Google review
These are the Paloma Grande 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 10 to 12, 2026.
The questions below are the ones Paloma Grande buyers in Bonita Springs ask us most, from what Paloma Grande is and what it costs to the master association's approval, the estoppels, the lender's condominium review, flood, 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; recorded Paloma Grande Declaration; Paloma Community Association documents; FEMA National Flood Hazard Layer, queried October 12, 2026.
Paloma Grande is a single recorded condominium of 136 two-story homes in 34 buildings of four, built 2016 to 2019, inside the gated community of Paloma off Imperial Parkway in the City of Bonita Springs, ZIP 34135. It is governed by Paloma Grande Condominium Association, Inc. under the master Paloma Community Association. Our Paloma Grande community guide covers the history and the buildings.
No. Paloma at Palmira is a separate condominium of 103 homes inside Palmira Golf and Country Club with its own association. Paloma Grande is the 136-home condominium inside the Paloma community off Imperial Parkway. Search results blur the two names, so we match every listing to its recorded condominium and parcel before we send it to you.
In the 12 months to September 25, 2026 Lee County recorded 13 Paloma Grande sales at a $325,000 median, from $170,000 to $355,000. Second-floor homes sold from $325,000 to $355,000 and first-floor homes from $170,000 to $325,000. Over 60 months, 53 sales closed at a $370,000 median. These are recorded deed prices, not asking prices.
Lower than the peak. The 2022 calendar median was $428,750 and the 2026 median to date is $325,000, about 24.2 percent lower, on 14 and 11 sales. The 24-month median is $345,000 and the 36-month median is $350,000. These are comparisons of recorded sales, not a forecast, and we do not predict prices.
Active and pending listing counts come from the Southwest Florida MLS: on October 17, 2026 three Paloma Grande homes were active, from $299,999 to $365,000, and one more was under contract (Southwest Florida MLS, closings from September 26, 2025 to September 25, 2026, pulled October 17, 2026). The county record shows 13 sales in 12 months across 136 homes, about 9.6 percent of the homes changing hands. Tell us your criteria and we build a saved search that alerts you the day a match lists.
The 68 first-floor Samone homes have two bedrooms and two baths and about 1,280 square feet of county heated area. The 68 second-floor Victoria homes have three bedrooms and two baths and 1,532 square feet. The Declaration states 1,756 and 1,998 square feet for the first-phase units, a unit area that includes the garage, so we ask which measure a listing uses.
Yes. Every home has a garage inside the unit, and the Declaration makes the garage part of the unit and bars converting it to living space. The master's roster counts one garage space plus driveway spaces, three spaces in all at 113 homes, two at 21 homes and four at 2 homes. Boats, trailers and campers stay inside a garage.
There are two. The master association's 2026 budget document sets the Carriage Home assessment at $640.74 a quarter, $2,562.96 a year. The condominium association charges its own quarterly assessment, which is not published in any document we read and appears on the estoppel certificate. Do not rely on any number for it until you hold that certificate.
The two public lines, county tax at 12.7970 mills and the master assessment, total $6,721.99 a year at a $325,000 price, or $560.17 a month, before the mortgage, the condominium assessment and insurance. At $285,000 the total is $517.51 a month and at $355,000 it is $592.16. The estoppel adds the missing layer.
The master's assessment covers the common areas, the lakes and surface water system, the amenity center and the gate. It does not include the condominium layer, which funds the condominium's insurance, the roofs, exterior painting, driveways and any reserves the owners have not waived. The master's 2026 budget document prices Single Family Homes at $1,020.51, Villas at $997.52 and Carriage Homes at $640.74 a quarter.
No. The condominium Declaration puts "no restriction on the right of any Unit Owner to sell, convey, or transfer his Unit", and the new owner gives the association a copy of the deed within 30 days. The approval comes from the master association, which reviews every buyer in Paloma under its 2025 Amended Declaration.
Under Article XII 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.
Start the day the contract is signed. The board has 30 days to decide, so a closing set inside that window puts the purchase at risk. In our 45-day closing calendar the master's decision is due on day 30, 15 days before closing. If you plan a shorter closing, ask the master in writing whether it will decide sooner.
The board may disapprove only for stated good cause under the Amended Declaration. If it does, the contract's approval provisions and your attorney or title agent decide what follows, and a contract that makes the purchase subject to approval protects the deposit. We write that condition into the offer and calendar the decision date so nothing is left to the last week.
A financed buyer pays Florida's mortgage documentary stamp tax (35 cents per $100 of the loan), the intangible tax (2 mills on the loan), recording, lender, title and inspection charges, the estoppel fees the contract assigns, the $1,000 master capital contribution and the $100 working capital contribution. At the median with 20 percent down, the down payment plus the two mortgage taxes is $66,430, and the contributions add $1,100.
At a $325,000 price with 20 percent down, the loan is $260,000, the mortgage stamps are $910.00 and the intangible tax is $520.00. At $285,000 they are $798.00 and $456.00, and at $355,000 they are $994.00 and $568.00. In Lee County the seller customarily pays the deed stamps and the owner's title policy, but the contract controls.
A Paloma Grande sale needs two, one from each association. The statutory base fee is $250, and DBPR's current caps are $299, plus $119 if expedited within 3 business days and $179 if the account is delinquent, with the next adjustment due July 1, 2027. An association's actual fee may be lower. A certificate is due within 10 business days of the request and is valid for 30 days.
Two one-time charges come due on a resale. The condominium Declaration requires the purchaser to pay the association $100 as a working capital contribution, not credited to assessments and not refunded. The master's Fourth Amendment of 2022 set a $1,000 capital contribution on each resale, and its 2025 Amended Declaration, Article VI, says the buyer pays it at closing.
Often a lender can, but the lender decides after a project review of the condominium. Fannie Mae's Selling Guide section B4-2.1-03 lists project characteristics that make a project ineligible. We claim no project status for Paloma Grande, so ask your lender to run the project early and to confirm the result in writing before the inspection period ends.
Paloma Grande owners belong to the master association and use its amenity center through that membership. Fannie Mae's guide lists "Recreational Leases and Mandatory Memberships" among the characteristics a lender checks, and we do not claim the master's structure falls inside or outside that language. The lender's review settles it, which is another reason to start it on day one.
No age restriction appears in the recorded Declaration of Condominium, the master Declaration, its five amendments or the 2025 Amended Declaration, so no minimum age applies to owners or residents under those documents. The master's occupancy rules apply to every home, and the governing documents control.
Yes, within limits. The condominium Declaration allows written whole-home leases of at least 30 days and no more than four a year. The master requires a three to twelve month term, caps leased homes at 15 percent of Paloma, 50 of 331, and bars any lease in the first year for homes bought after August 20, 2025. The stricter rule governs.
Up to two domestic pets are allowed, leashed whenever outside the home and never left on balconies or outside the unit, with pet liability insurance naming the association as an additional insured. The master adds a limit of two dogs or two cats unless the board permits more and bars pit bulls and dangerous dogs. Assistance animals follow fair housing law.
On FEMA's live layer, queried October 12, 2026, Phases 1 to 20 (80 homes) return Zone AE and Phases 21 to 34 (56 homes) return shaded Zone X, on panel 12071C0657G effective November 17, 2022. The county places the community in evacuation zone B. A building's phase number is in its legal description, so we match each home to its group.
It depends on the home and the lender. A lender's flood zone determination decides whether coverage is required on a loan, and Phases 1 to 20 show Zone AE on the live map. Citizens' 2027 flood requirement exempts condominium unit-owner policies, but the association may carry or be required to carry flood coverage on the buildings. We get a flood quote either way.
FEMA issued a Letter of Map Revision Based on Fill, case 18-04-2458A, on March 2, 2018, removing Phases 1 through 20 from the special flood hazard area on the earlier 2008 panel and stating a lowest lot elevation of 12.5 feet NAVD88. The live 2022 layer still shows Zone AE for those buildings, so we ask the lender which record it will accept.
The thresholds appear not to be met. Florida's structural integrity reserve study applies to buildings of three habitable stories or more, and the milestone inspection law reaches condominium buildings three habitable stories or more. Paloma Grande's Declaration describes two-story buildings. The ordinary reserve rules in section 718.112(2)(f) still apply, so ask for the budget and reserve schedule.
The condominium association maintains the common elements, the roofs, the exterior painting and the driveways, and paints the outside surfaces of entry and garage doors. The owner maintains the interior including drywall, windows, screens and doors, the air conditioning, the water heater, appliances, cabinets, floor coverings and the wiring and plumbing serving the home. A later recorded amendment, if any, controls.
Only with the board's prior written approval, which may be conditioned on soundproofing materials, and no tile is allowed on balconies. The Declaration warns that sound transmission is very difficult to control. Ask a seller with hard flooring upstairs for the approval and the underlayment details before you close.
Only shutters that meet the specifications adopted by the board, including as to location, and if laminated impact glass is installed no shutters may also be installed. No shutter may be fixed across an entry. Ask the association for the current specification before you buy protection, and ask your insurer what the openings add to a wind mitigation form.
Boats, trailers, campers, recreational vehicles and commercial trucks may be kept only inside a unit garage. Unmarked pickups and windowed vans are allowed, and a commercial vehicle used as a primary personal vehicle may be registered with the association. Vehicles may not exceed the spaces the roster assigns to the home, so count the garage and driveway for the exact address.
Paloma Grande has no pool of its own. Owners use the master's resort pool, clubhouse, fitness center, two tennis courts and bocce court on Tract D. The Florida Department of Health's pool list dated September 1, 2026 carries one permitted pool at Paloma, owned by the master association. The pool is open dawn to dusk, with children under 12 accompanied by an adult.
The first-floor Samone has two bedrooms, no stairs and has sold from $170,000 to $325,000 in the last 12 months. The second-floor Victoria has three bedrooms, a stair and no recorded elevator, and has sold from $325,000 to $355,000. Choose by bedrooms, stairs and budget first, then by phase, driveway count and distance from I-75.
The lowest sale of the 12 months, $170,000 on August 20, 2026, was a first-floor home recorded as a qualified sale, $115,000 below the next-lowest sale. Whether it was an ordinary arm's-length sale could not be verified from the public record, so we build no price claim on it. A buyer should not expect a similar home to repeat it.
At the address tested on October 12, 2026, the district's locator showed South Zone, elementary proximity zone Q, middle zone GG and high school sub-zone 3, with Bonita Springs, Pinewoods, San Carlos Park, Spring Creek and Three Oaks elementary schools in zone Q. Families rank schools within the zone, so confirm the zone for the exact address with the School District of Lee County.
The master's 2026 budget document prices a Single Family Home at $1,020.51, a Villa at $997.52 and a Carriage Home, the Paloma Grande unit, at $640.74 a quarter, and a condominium adds its own second assessment. The 12-month median for Paloma's detached homes was $635,000 against $325,000 here. Our Paloma buyer guide covers the houses and villas.
Both are condominiums in the same Tesone planned development off Imperial Parkway. Paloma Grande is newer (2016 to 2019) with 136 homes and a $325,000 12-month median; Chesapeake Cove at Hawthorne has 132 homes built 2006 to 2010, larger at 1,644 and 2,198 square feet, with a $377,500 24-month median. The decision table above sets them side by side.
Lee County's road layer puts the east edge of Paloma Grande within about a tenth of a mile of I-75, and Exit 116 is 8 to 10 minutes away. FDOT lists added lanes between Bonita Beach Road and Corkscrew Road for fiscal 2030 and 2031. We visit the buildings you like at different hours so you judge the road for yourself.
Southwest Florida International Airport is about 24 to 26 minutes by free-flow drive, Bonita Beach Road is 4 to 6 minutes and Bonita Beach Park is 14 to 16 minutes. Lee County Parks reports the Bonita Beach Park and Little Hickory Island Beach Park lots and amenities closed since September 8, 2026 for repairs, so check before a beach day.
The county roll dates the buildings from 2016 to 2019, so original roofs would be 7 to 10 years old in 2026. The condominium association maintains and insures the roofs under the Declaration, and its reserves and any special assessment fund replacement. Roof replacement permits were not checked, so ask the association for the roof records and the reserve schedule.
You can own it that way, but the Declaration requires the air conditioning to be kept at 78 degrees or lower whether or not the home is occupied, and the association may enter to turn it on. Owners must also inspect for water intrusion. Plan for a reliable check on the home while you are away.
You can, but the master's leasing rules shape the plan: a three-month minimum lease, a 15 percent community cap with a waiting list, a $150 application fee, and no lease at all in the first year if you buy after August 20, 2025. Ask for the current count of leased homes before you make an offer.
Since the August 2024 National Association of Realtors practice changes, buyer agent compensation is negotiated and written into a buyer agreement before you tour. 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.
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, and the home must be your permanent residence on January 1. Save Our Homes then caps annual increases in assessed value. A home you rent does not qualify for homestead.
Set the monthly number you are comfortable with, then choose the floor. Call Marc at (239) 287-5873 and we build the carrying-cost model, pull the recorded sales for that floor, test the flood point for any address you like and send the estoppel requests the day you have a contract. If you are selling first, call Jesse direct at (239) 898-6072.
These documents for a Paloma Grande purchase in Bonita Springs come from the Lee County Clerk, the State of Florida, Paloma Community Association, FEMA, Lee County, federal agencies and the forms a buyer signs. Each link opens the issuer's own copy, so you read the current version. The condominium association's budget, insurance policies, rules and minutes are member records available from the association, not public files.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Declaration of Condominium of Paloma Grande | Lee County Clerk, Official Records | recorded 2016 (DBPR recorded date August 26, 2016) | Instrument 2016000183131, PDF |
| Plat of Paloma Phase Four | Lee County Clerk, Official Records | 2015 | Instrument 2015000268601, PDF |
| Plat of Paloma Phase Two | Lee County Clerk, Official Records | 2013 | Instrument 2013000188524, PDF |
| Amended and Restated Declaration of Paloma (master) | Lee County Clerk, Official Records | recorded February 22, 2013 | Instrument 2013000043139, PDF |
| Amended Declaration of Covenants, Conditions and Restrictions | Paloma Community Association | adopted September 8, 2025 | Amended Declaration, PDF |
| Fifth Amendment | Paloma Community Association | April 25, 2023 | Fifth Amendment, PDF |
| Rules and Regulations and lease application packet | Paloma Community Association | read October 12, 2026 | Rules, PDF |
| Leasing your Paloma home to tenants | Paloma Community Association | September 23, 2025 | Leasing summary, PDF |
| Homes, bedrooms and parking spaces roster | Paloma Community Association | March 30, 2026 | Roster, PDF |
| 2026 budget document | Paloma Community Association | file dated January 11, 2026 | Budget, PDF |
| Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | current schedule | Fee schedule, PDF |
| AS IS Residential Contract for Sale and Purchase, ASIS-7 | Florida Realtors and The Florida Bar | redline edition | ASIS-7, PDF |
| Exclusive Buyer Brokerage Agreement, single agent, EBBA-8sa | Florida Realtors | redlined edition | EBBA-8sa, PDF |
| Selling Guide B4-2.1-03, Ineligible Projects | Fannie Mae | 08/05/2026 | Selling Guide |
| Section 718.503, condominium resale disclosure | Florida Legislature | 2025 statutes | Statute |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| National Flood Hazard Layer service | FEMA | queried October 12, 2026 | NFHL |
| Evacuation Zone B sheet | Lee County Emergency Management | read October 12, 2026 | Zone B, PDF |
| Student Enrollment Plan 2026-2027 | School District of Lee County | Board approved December 1, 2025 | Plan, PDF |
Every fact on this Paloma Grande buyer guide traces to a primary record below: Lee County Clerk recorded documents, the Florida Division of Corporations and the Division of Condominiums, Florida statutes, Lee County and City of Bonita Springs records, FEMA, the National Hurricane Center, the School District of Lee County, Fannie Mae's published guide, and the association's own posted documents, labelled as association documents. No listing portal or IDX feed is cited. 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.
McGreevy and Comisar are a top-reviewed buyer team in Southwest Florida, and Paloma Grande buyers get the same partner-level representation our clients from Estero to Naples get. Both of us are Top 1% Real Estate Agents Nationally Since 2008. If you are searching for the best buyer's agent for Paloma Grande, Bonita Springs, Florida, McGreevy and Comisar represents homebuyers across Bonita Springs, Estero, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch. Whether you are relocating, buying a second home, buying your first home or moving to a gated community, our team provides honest market guidance, pre-MLS access, 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.
The community guide for this purchase is our Paloma Grande guide. Selling first? Read how we sell Paloma Grande condos. Ready to buy? Call Marc at (239) 287-5873. Owners can also see what their Paloma Grande home is worth, and buyers weighing a Paloma house or villa can read our Paloma buyer guide.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Updated October 2026. This guide is general information about buying a home in Paloma Grande, 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, our analysis, pulled October 2026. Brokered by Domain Realty.