Bonita Springs, Florida
How to buy a Valencia Bonita home in 2026: plan sizes and prices, the clubhouse, the fees, the adopted rules and flood, with McGreevy and Comisar.
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty.
Updated October 2026
Buying a home in Valencia Bonita means choosing a plan size first, from villa-size plans to the largest GL Homes plans, and reading the adopted Rules on leasing and age before you offer. Lee County recorded 53 resales at an $829,000 median in the 12 months to September 25, 2026. McGreevy and Comisar lead Domain Realty Group, the #5 real estate team in Florida and the #1 real estate team in Bonita Springs. Start with our Valencia Bonita community guide and our Bonita Springs area guide.
Choosing who should represent you? Our guide to the best real estate agents in Bonita Springs sets out the criteria we think a buyer should use. Call Marc Comisar at (239) 287-5873, or Jesse McGreevy direct at (239) 898-6072, or start your Valencia Bonita buyer consultation.
McGreevy and Comisar are the right buyer's agents for Valencia Bonita because we read the documents that decide a purchase here before you tour: the adopted Rules, the recorded amendments, the estoppel's dues figure, the parcel's flood map and the county's recorded sales by plan size. We are the #1 team in Southwest Florida since 2012, based in Bonita Springs.
Both partners work every purchase. The record behind that promise:
RealTrends ranked our team the #5 real estate team in Florida and the #1 real estate team in Bonita Springs for 2026, and as the leaders of Domain Realty Group our team has closed 4,000+ transactions. Our office is at 24031 S Tamiami Trl #101 in Bonita Springs, about 12 miles by road northwest of the Valencia Bonita gate, on US 41.
Leasing, age, pets and golf carts before the floor plan.
Same-plan comparables and the year-over-year turn.
Marc Comisar negotiates and Jesse McGreevy prices.
If you read nothing else before buying in Valencia Bonita, read these facts, each sourced on this page.
To buy a home in Valencia Bonita in 2026, choose the plan size and features that fit your budget, read the adopted Rules on leasing, age and pets, get the dues from the estoppel, check the parcel's flood map, tour with your own agent and offer from recorded sales of the same plan in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development VALENCIA BONITA, closed September 1, 2025 to August 31, 2026, pulled September 7, 2026; Eleventh Amendment to the Declaration, Instrument 2023000349314).
Villa-size plans at the entry, mid-size plans in the middle, the largest plans at the top.
Leasing, age, pets and golf carts under the adopted Rules.
Quarterly dues and taxes, no CDD.
The wind mitigation form and roof date.
From same-plan sales, with the $3,500 contribution and the estoppel in the timeline.
The Valencia Bonita market for buyers in the 12 months to September 25, 2026 was 53 recorded resales at an $829,000 median, and the September MLS pull showed 18 active listings, about 3.6 months of supply and a 54.5-day median to sell in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development VALENCIA BONITA, closed September 1, 2025 to August 31, 2026, pulled September 7, 2026; Eleventh Amendment to the Declaration, Instrument 2023000349314).
We pulled every recorded sale for the 993 Valencia Bonita home parcels for the 12 months to September 25, 2026: 53 sales, no builder-direct sales. The parcel set is every legal description on Bonita Beach Road Estates, Plats One through Eight, the community's recorded name.
| Window | Sales | Median | Low | High |
|---|---|---|---|---|
| 12 months (2025-09-26 to 2026-09-25) | 53 | $829,000 | $520,000 | $1,550,000 |
| 24 months (2024-09-26 to 2026-09-25) | 114 | $850,000 | $520,000 | $1,650,000 |
| 36 months (2023-09-26 to 2026-09-25) | 177 | $850,000 | $520,000 | $1,800,000 |
| 60 months (2021-09-26 to 2026-09-25) | 575 | $811,702 | $412,357 | $1,800,000 |
The 24-month window holds 114 sales at $850,000 and the 36-month window 177 at $850,000, so the latest 12 months sit slightly below the two-year level.
| Price band | Recorded sales, 12 months |
|---|---|
| Under $200,000 | 0 |
| $200,000 to $299,999 | 0 |
| $300,000 to $399,999 | 0 |
| $400,000 to $499,999 | 0 |
| $500,000 to $749,999 | 15 |
| $750,000 to $999,999 | 23 |
| $1,000,000 and up | 15 |
Fifteen sales closed between $500,000 and $749,999, 23 between $750,000 and $999,999 and 15 at $1,000,000 or more; none closed under $500,000.
| Calendar year | Recorded sales | Median | Low | High | Builder-direct (estimate) |
|---|---|---|---|---|---|
| 2019 | 187 | $510,900 | $335,390 | $899,674 | 186 |
| 2020 | 199 | $527,900 | $348,329 | $1,080,000 | 184 |
| 2021 | 206 | $626,058 | $392,380 | $1,100,000 | 170 |
| 2022 | 186 | $736,275 | $412,357 | $1,726,000 | 143 |
| 2023 | 173 | $903,104 | $553,121 | $1,800,000 | 125 |
| 2024 | 57 | $800,000 | $540,000 | $1,500,000 | 3 |
| 2025 | 59 | $875,000 | $556,000 | $1,650,000 | 0 |
| 2026 (to September 25) | 40 | $808,000 | $520,000 | $1,550,000 | 0 |
County calendar medians ran $510,900 in 2019, $626,058 in 2021, $736,275 in 2022 and $903,104 in 2023 while GL Homes was still delivering, then $800,000 in 2024, $875,000 in 2025 and $808,000 in 2026 through September 25, with no builder sales after 2024.
Our Southwest Florida MLS pull of September 7, 2026 showed 60 Valencia Bonita sales from September 1, 2025 to August 31, 2026 at a median of 54.5 days on market and a median 95.71 percent of list price. The September 7, 2026 MLS pull showed 18 active listings and about 3.6 months of supply.
The highest recorded sale was a 3,360 square foot home at $1,550,000; villa-size plans closed from $520,000.
In Valencia Bonita you can buy a villa-size plan from about $520,000, a mid-size home from about $715,000 or one of the largest plans from about $975,000, all single-story and built from 2017 to 2023, on Lee County's 12 months of recorded sales to September 25, 2026.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development VALENCIA BONITA, closed September 1, 2025 to August 31, 2026, pulled September 7, 2026; Eleventh Amendment to the Declaration, Instrument 2023000349314).
| Section (recorded name) | Sales, 12 months | Median (10+ sales only) | Low | High |
|---|---|---|---|---|
| Villa-size plans, 1,442 to 2,016 sq ft (GL Signature tier) | 9 | count and range only | $520,000 | $624,105 |
| Plans of 2,017 to 2,195 sq ft (GL Regal tier) | 7 | count and range only | $520,000 | $806,000 |
| Plans of 2,196 to 2,618 sq ft (GL Vintage tier) | 22 | $840,000 | $715,000 | $1,185,000 |
| Plans of 2,619 to 2,753 sq ft (GL Crown tier) | 4 | count and range only | $702,500 | $1,200,000 |
| Plans of 2,754 sq ft and up (GL Crown and Classic tiers) | 11 | $1,237,500 | $975,000 | $1,550,000 |
Only the 2,196 to 2,618 square foot tier and the largest tier cleared ten sales; the villa tier recorded 9, the 2,017 to 2,195 tier 7 and the 2,619 to 2,753 tier 4, so their medians are shown with counts and ranges. GL's collection names describe plan sizes, not streets or sections.
9 recorded sales in the 12 months to September 25, 2026, from $520,000 to $624,105. Under ten sales we print the count and range, not a median.
7 recorded sales in the 12 months to September 25, 2026, from $520,000 to $806,000. Under ten sales we print the count and range, not a median.
22 recorded sales in the 12 months to September 25, 2026 at a median of $840,000, from $715,000 to $1,185,000.
4 recorded sales in the 12 months to September 25, 2026, from $702,500 to $1,200,000. Under ten sales we print the count and range, not a median.
11 recorded sales in the 12 months to September 25, 2026 at a median of $1,237,500, from $975,000 to $1,550,000.
A Valencia Bonita buyer pays the homeowners' association's quarterly dues, billed January 1, April 1, July 1 and October 1, and City of Bonita Springs and county taxes with no CDD line, plus a one-time Resale Capital Contribution, initially $3,500. The current dues amount sits behind the owner portal and comes from the estoppel.
Data updated: October 2026 (Valencia Bonita HOA quarterly dues page; Eleventh Amendment, Instrument 2023000349314; itemised tax bill as read for our Valencia Bonita guide).
Dues are billed quarterly and late fees apply 15 days after the due date, and the association states that no late fees will be waived. We do not print a dues figure the association has not published; the estoppel states it.
The recorded Declaration places the clubhouse, common areas, drainage and irrigation systems among the association's operating expenses, according to our Valencia Bonita guide.
Valencia Bonita has no CDD, so no bond assessment appears on the tax bill.
The buyer pays the Resale Capital Contribution, initially $3,500 under the Eleventh Amendment, with exemptions such as an owner moving within the community, who pays and is refunded.
For a Valencia Bonita buyer the 45,000 square foot clubhouse, its pools, fitness, ballroom, studios, dining and courts come with every home through the association, with no golf membership to buy and no separate initiation beyond the Resale Capital Contribution, in Bonita Springs.
Data updated: October 2026 (GL Homes clubhouse announcement and newsletters; Rules and Regulations adopted October 2, 2025).
The community has exactly one amenity tract, Tract REC, 10.56 acres; no plan tier has its own pool, gate or clubhouse, according to our Valencia Bonita guide's read of the plats.
GL Homes announced the 45,000 square foot clubhouse at its 2020 opening; its address is 16621 Valencia Bonita Boulevard.
The adopted Rules govern tennis, pop tennis and pickleball courts; we do not print a court count the association has not published.
There is no golf course, so a buyer weighs the clubhouse and the plan, not a membership decision.
Valencia Bonita recorded 53 resales at an $829,000 median in the latest 12 months, from $520,000 to $1,550,000, and plan size decides the price. Call Marc Comisar at (239) 287-5873, start your Valencia Bonita buyer consultation, or see how we represent buyers. Selling first? Get a free Valencia Bonita home valuation or call Jesse McGreevy direct at (239) 898-6072.
A Valencia Bonita buyer should read the Rules and Regulations adopted October 2, 2025 before offering, because they set a seven-month leasing minimum, an occupant age rule for leases, pet limits, golf-cart rules and the clubhouse rules that shape daily life and resale in Bonita Springs.
Under the Rules and Regulations adopted October 2, 2025, a lease must be for the whole home and at least seven months, a home may be leased no more than once in 12 months, and at least one occupant must be 55 or older. An annual lease renewal application and fee apply.
The association's Rules and Regulations adopted October 2, 2025 require at least one occupant 55 or older in a leased home and cap homes without such an occupant at 20 percent; confirm the age article in the recorded Declaration before relying on it.
Under Article VIII of the adopted Rules, ordinary house pets are allowed, the Board may set a maximum per household, several breeds are prohibited and pets are barred from the clubhouse, pools, fitness areas and courts.
Carts must be registered, electric, garaged overnight and driven on paved roads only, under Article XVIII.
A person staying more than one month without the owner present is treated as a tenant.
A Valencia Bonita buyer should receive the flood disclosure at or before contract, the property tax disclosure in the contract and, depending on the home, either the homeowners' association disclosure summary under section 720.401 or the condominium documents under section 718.503, which carry cancellation rights. Your closing agent confirms which apply to the parcel.
Data updated: October 2026 (Florida Statutes 720.401, 718.503, 689.302, 689.261, 553.79, 720.30851 and 718.116 read October 2026; Lee County Clerk recorded declarations; Florida Division of Corporations records).
This is general information, not legal advice. Your closing agent or real estate attorney confirms which duties apply to your parcel, and several of them carry a cancellation right for the buyer if they are missed, so we gather the documents before anyone signs.
Valencia Bonita is a homeowners' association community under chapter 720, recorded as Bonita Beach Road Estates, Plats One through Eight; there are no condominium parcels, so the section 720.401 disclosure summary applies to every sale.
For a lot or house in a community with a mandatory homeowners' association, the prospective buyer must be presented with the disclosure summary before executing the contract, and on a resale the parcel owner supplies it (section 720.401). The contract must carry a conspicuous clause making it voidable if the summary was not provided first, and the buyer may void by written notice within 3 days after receiving the summary or before closing, whichever occurs first. That right cannot be waived and ends at closing. Section 720.401 does not apply to associations governed by chapters 718, 719, 721 or 723.
The Eleventh Amendment to the Declaration, recorded October 30, 2023 as Instrument 2023000349314, levies a Resale Capital Contribution on the buyer of any lot, initially $3,500 and adjustable by the Board, with listed exemptions including an owner moving within the community.
Section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract is signed. It asks whether the seller knows of flooding that damaged the property during ownership, whether a flood insurance claim was filed and whether the seller received federal flood-damage assistance. The duty does not depend on the FEMA zone. In Valencia Bonita the governing FEMA panel, 12071C0685F, shows no special flood hazard area, and city permits record surveyed finished floors of 18.0 to 20.4 feet NAVD88, but the parcel's own map still governs.
The Florida Supreme Court held in Johnson v. Davis (1985) that a home seller must disclose known facts that materially affect the property's value and are not readily observable to the buyer. For a Valencia Bonita home that can include past water intrusion, a roof or window leak, an unapproved exterior change, an unpermitted enclosure or an open permit. When in doubt, disclose, and put it in writing.
Section 689.261 requires the contract to carry a property tax disclosure summary warning the buyer not to rely on the seller's current taxes, because a change of ownership or improvements can reset the assessment. A seller's homestead exemption and Save Our Homes cap end with the seller's ownership. Valencia Bonita has no community development district; the itemised tax bill our Valencia Bonita guide read carried only a solid waste line and one other non-district line in its non-ad-valorem section.
Section 553.79 bars a local building agency from penalizing an arm's-length buyer because a previous owner's permit was never closed, and lets an owner close a permit with a different licensed contractor. It does not stop a lender, title underwriter or buyer from requiring the permit to be closed before closing, so we check the City of Bonita Springs permit record before listing.
Section 720.30851 governs the homeowners' association estoppel certificate and section 718.116 the condominium certificate. The statutes set a $250 base fee, and the Department of Business and Professional Regulation's current adjusted caps are $299 for the certificate, $119 more for expedited delivery within 3 business days and $179 more if the account is delinquent; the association's actual fee can be lower. A Valencia Bonita sale needs the homeowners' association's estoppel, ordered through the association's portal, with the fee capped by statute at $299 for a current account.
A buyer choosing between Valencia Bonita and Bonita National, two gated communities east of I-75 in Bonita Springs, is choosing between single-story homes with a 45,000 square foot clubhouse and no golf, at an $829,000 median, and a golf community with condominium and single-family choices and a district line, where Lee County recorded 109 sales at $690,000.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Bonita National 2026 Real Estate Informational Packet; Beach Road Golf Estates CDD FY2026 schedule; Valencia Bonita recorded amendments).
| What a buyer weighs | Valencia Bonita | Bonita National |
|---|---|---|
| Location | Bonita Beach Road SE east of I-75, City of Bonita Springs | East of I-75, City of Bonita Springs |
| Home parcels in our county match | 993 single-family and villa homes | 1,458 (802 condominium, 656 single-family) |
| Recorded sales, 12 months to September 25, 2026 | 53 at a $829,000 median, all resales | 109 at a $690,000 median, all resales |
| Median per square foot of county heated area | $364.11 | $347.63 |
| Built | 2017 to 2023, all single-story | 2015 to 2022 |
| Golf | None | Bundled by deed: 866 golf-deeded homes |
| Clubhouse | The Club at Valencia Bonita, 45,000 square feet | Clubhouse and amenities through the master and golf associations |
| Buyer's one-time charge | $3,500 Resale Capital Contribution (initial figure) | $4,000 or $5,000 capital contributions |
| District on the tax bill | None | Beach Road Golf Estates CDD, $1,261.16 to $2,192.85 for FY2026 |
| Flood | No special flood hazard area on panel 12071C0685F; evacuation Zone D | FEMA Zone X |
A home in Valencia Bonita fits a buyer whose priorities are a single-story home, a large clubhouse and no golf or district line. A home in Bonita National fits a buyer whose priorities are golf tied to the deed. Each fits a different list of priorities.
The full carry on each side, the district line, the rules and the plan you would actually buy.
A Valencia Bonita buyer should read the parcel's flood map and the home's wind mitigation form: the governing panel shows no special flood hazard area and the community is in evacuation Zone D, so wind, not flood, is the insurance cost that matters in Bonita Springs.
Data updated: October 2026 (FEMA National Flood Hazard Layer, panel 12071C0685F; City of Bonita Springs permits and CRS page; Lee County evacuation zones; National Hurricane Center Ian report; Citizens flood page).
Panel 12071C0685F, effective August 28, 2008, is printed as countywide with no special flood hazard areas, and 314 city permits state the flood zone as X, according to our Valencia Bonita guide.
477 city single-family permits record surveyed finished floors of 18.0 to 20.4 feet NAVD88, median 19.03.
Lee County maps Valencia Bonita in evacuation Zone D.
Hurricane Ian made landfall as a category 4 storm at Cayo Costa on September 28, 2022, with coastal inundation of 8 to 12 feet, according to the National Hurricane Center; across about 37,000 city permit and inspection records on Valencia Bonita parcels, one references Ian, according to our Valencia Bonita guide.
We print no premiums. The City's Class 5 rating gives a 25 percent NFIP discount, and the wind mitigation form decides the wind credits.
A Valencia Bonita inspection should cover the roof, the air conditioning, the water heater, the windows and doors, plumbing and electrical, and the wind mitigation features, and for a condominium the building's own reports. Homes here were built from 2017 to 2023, so the age of each system, not just the house, decides what a buyer negotiates in Bonita Springs.
A licensed home inspector checks structure, roof, systems and visible defects. On a Valencia Bonita home built from 2017 to 2023, ask for the age of the roof covering, the air handler and condenser and the water heater in writing, because those are the items a buyer most often renegotiates. A newer Valencia Bonita home's roof, windows and wind mitigation features still decide its insurance, and builder warranty status matters for the newest homes.
Insurers ask for the state's uniform mitigation form OIR-B1-1802 to credit roof shape, roof-deck attachment, roof-to-wall connections and opening protection under section 627.711, and many ask for a four-point inspection of roof, electrical, plumbing and heating and cooling on older homes. A current form from the seller saves time; a new one is inexpensive.
Ask the seller for permits and association approval letters for any addition, lanai enclosure, window replacement or exterior change, and check the City of Bonita Springs permit record. Section 553.79 protects a buyer from penalties for a prior owner's open permit, but a lender or title underwriter may still require it closed.
Ask the association for the budget, reserves, master insurance policy, any special assessment and, for buildings of three or more habitable stories, the milestone inspection and structural integrity reserve study records. A lender will ask the same questions.
The Florida Realtors and Florida Bar AS IS contract gives the buyer an inspection period to inspect and cancel. Schedule inspectors the day the contract is signed, read the association documents in the same window, and decide with the whole file in hand.
In Lee County the seller customarily pays the owner's title policy and the deed stamps, so a Valencia Bonita buyer's closing costs are mainly lender charges, the lender's title policy, the mortgage taxes, recording, prepaid insurance and escrow, plus any association capital or transfer charges the documents assign to the buyer. The contract controls every line in Bonita Springs.
Data updated: October 2026 (Florida Statutes 201.08 and 199.133 as summarized by the Florida Department of Revenue; Lee County Clerk recording fees; Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development VALENCIA BONITA, closed September 1, 2025 to August 31, 2026, pulled September 7, 2026; Eleventh Amendment to the Declaration, Instrument 2023000349314).
| Item (80 percent loan) | Villa-size median ($585,000) | Community median ($829,000) | Largest-plan median ($1,237,500) |
|---|---|---|---|
| Loan amount | $468,000 | $663,200 | $990,000 |
| Documentary stamp tax on the note at $0.35 per $100 | $1,638.00 | $2,321.20 | $3,465.00 |
| Nonrecurring intangible tax at 0.2 percent | $936.00 | $1,326.40 | $1,980.00 |
| Subtotal of the two loan taxes | $2,574.00 | $3,647.60 | $5,445.00 |
These are statutory amounts on an 80 percent loan, computed on the recorded medians as illustrations. A cash buyer pays neither.
In Lee County the seller customarily selects the closing agent and pays for the owner's title policy, and the buyer pays for the lender's policy when there is a loan. That is custom, not law, and the contract controls.
The buyer owes the Resale Capital Contribution under the Eleventh Amendment, initially $3,500, and the association's screening of occupants through its tenant and occupant evaluation process applies to leases.
The buyer pays to record the deed and mortgage at the Lee County Clerk's published fees, prepays the first year of homeowner's insurance and funds the lender's escrow for taxes and insurance. Your lender's written Loan Estimate lists every one, and the Consumer Financial Protection Bureau explains how to read it.
We give you an estimated cash-to-close sheet before you write an offer, built from the lender's Loan Estimate, the title company's quote and the association documents, so the number you plan on is the number you wire.
After you buy in Valencia Bonita, your property tax resets to the Lee County Property Appraiser's assessment as of the next January 1, because the seller's homestead exemption and Save Our Homes cap end with the sale. A full-time buyer files for homestead with the Property Appraiser, and the bill arrives each November in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser final 2026 millage book; Florida Statutes 193.155 and 689.261; Florida Senate CS/HJR 1-F).
Valencia Bonita is inside the City of Bonita Springs with no CDD, so a Valencia Bonita bill carries city, county, school and regional millage and the solid waste line. A buyer's bill resets after the sale; the title company prorates on the actual figures.
A buyer who makes the home a permanent residence by January 1 can apply for the homestead exemption with the Lee County Property Appraiser, and Save Our Homes then caps annual increases in the assessed value of a homestead under section 193.155. A second-home buyer pays on the non-homestead basis.
A buyer leaving another Florida homestead can port up to $500,000 of the Save Our Homes difference to the new home if it is established within three years of January 1 of the year the old homestead was given up, filed with the Property Appraiser.
Florida voters approved Amendment 3 on November 3, 2026, with 61.99 percent yes on the Division of Elections’ unofficial count (60 percent was needed; Florida Election Watch, Amendments). From January 1, 2027 it raises the homestead exemption for non-school taxes to $150,000 in 2027 and $250,000 in 2028, cuts the annual cap on non-homestead assessment increases from 10 percent to 5 percent, and gives a buyer who was not a Florida resident on December 31, 2026 the larger exemption only from the fifth year of the exemption (the Florida Senate record, CS/HJR 1-F, and the ballot text). We state no dollar effect for a home here yet, because 2027 bills are the first the county works under the new rules.
Since August 17, 2024, a Valencia Bonita buyer signs a written agreement with their own agent before touring, the agreement states the compensation in a specific amount or rate, and offers of compensation can no longer be advertised on the MLS. A seller can still agree to pay some or all of it in the contract, as in the rest of Bonita Springs.
Data updated: October 2026 (NAR settlement terms effective August 17, 2024; Florida Realtors Exclusive Buyer Brokerage Agreement).
The agreement names the agent, the term, the compensation and whether it is exclusive. Compensation is negotiable and must be specific and objectively ascertainable. We explain ours in plain terms before your first showing.
Some sellers offer to pay buyer-broker compensation or a concession toward closing costs, and some do not. We ask in every negotiation and put any agreement in the contract, so you know before you sign what you owe and what the seller covers.
The National Association of REALTORS publishes plain-language explanations of the settlement and of written buyer agreements, and both are linked in our sources.
To finance a Valencia Bonita home in 2026, get a written pre-approval before you tour, compare at least two lenders' Loan Estimates on the same day, and, for a condominium, confirm the project meets the lender's rules before you sign. Mortgage rates change daily, so this Bonita Springs guide quotes none.
Data updated: October 2026 (Freddie Mac Primary Mortgage Market Survey; Fannie Mae Selling Guide B4-2.1-03 and condo project status finder; Consumer Financial Protection Bureau).
Mortgage rates change daily and depend on your file, so this page quotes none. Freddie Mac publishes the weekly Primary Mortgage Market Survey for context, and your lender's written Loan Estimate is the document to compare. Get at least two, on the same day, with the same assumptions.
A written pre-approval from a lender who has reviewed your income, assets and credit tells a seller your offer is real, and in a competitive moment it is the difference between a counter and a pass.
A cash buyer pays no mortgage taxes and closes faster, and some sellers weigh that heavily. A cash buyer should still order an appraisal or a comparative market analysis, an inspection and a title search.
A lender reviews the condominium project as well as the borrower: the budget, reserves, insurance, litigation and any deferred structural repairs. Fannie Mae publishes its ineligible-project rules (Selling Guide B4-2.1-03) and a condo project status finder. We ask the association the lender's questions before you write an offer.
Daily life in Valencia Bonita centers on The Club at Valencia Bonita's pools, fitness, ballroom, studios, dining and courts, with a Publix at Bonita Grande Crossing about 12 minutes away and I-75 about five miles west. Valencia Bonita is gated on Bonita Beach Road SE in the City of Bonita Springs.
Data updated: October 2026 (OSRM free-flow drive times as measured for our Valencia Bonita guide).
Publix at Bonita Grande Crossing 4.3 miles and 12 minutes, I-75 Exit 116 5.0 miles and 13 minutes, downtown Bonita Springs 7.4 miles and 18 minutes and Southwest Florida International Airport about 23.5 miles and 37 minutes, free-flow.
NCH's Bonita Springs emergency department about 12.4 miles and 24 minutes, NCH North Naples Hospital about 12.1 miles and Gulf Coast Medical Center's Level II trauma center about 24 miles.
Barefoot Beach Preserve about 12.9 miles west, and Bonita Beach Park nearby.
Valencia Bonita is served by the School District of Lee County, which assigns seats through choice and proximity zones; the district's school locator confirms the schools for the address.
Near Valencia Bonita, Bonita Beach Road east of I-75 is adding homes and shops: Midtown at Bonita is rising at Bonita Grande Drive, Revana Lakes was approved in January 2026, and the I-75 widening is in the construction phase FDOT lists as starting in mid 2026, so road construction is the trade-off a buyer weighs in Bonita Springs.
Data updated: October 2026 (City of Bonita Springs Projects of Interest; FDOT District One).
A mixed-use district at Bonita Beach Road and Bonita Grande Drive with rental apartments, retail and a planned hotel; see our Midtown at Bonita guide.
FDOT project 452544-1 widens I-75 from Golden Gate Parkway to Alico Road with express lanes; FDOT lists its construction phase as starting in mid 2026.
Approved by the City Council in January 2026, a little over a mile west of Valencia Bonita on the north side of Bonita Beach Road.
The City of Bonita Springs Projects of Interest page and FDOT District One.
We find the right Valencia Bonita home by matching your budget and priorities to the section that fits, setting alerts the day a listing appears, reading the documents and recorded sales before the tour, and using our network for homes that are coming to market before they appear online in Bonita Springs.
In Valencia Bonita the section decides the price, the carry and the rules. We match you to the right section first, then watch every listing in it. In Valencia Bonita that means watching each plan size's sales and listings, not just the community total.
Some owners call us before they list. When a home that fits your search is coming, we tell you, and you see it first. We never promise an off-market home; we promise to ask.
Before you tour, we pull the recorded sales for the section, the association budget and rules, the flood position and the listing history, so the tour is about the house rather than the paperwork.
We negotiate for a Valencia Bonita buyer with the recorded sales for the section, the active competition, the inspection findings and the association file in hand, and we put every term in writing: price, credits, the inspection period, financing, the closing date and who pays which association charge in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
We build your offer from the recorded sales of comparable homes in the same section, not from the asking price, and we tell you where the list price sits against them.
When the inspection finds a real defect, we ask for a repair or a credit priced from a contractor's estimate, and we tell you when an item is ordinary wear that a seller will not cover.
The AS IS contract carries financing and appraisal provisions that protect your deposit if the loan or the value falls through. We set the dates so they protect you without weakening the offer.
Capital contributions, resale fees, estoppel fees and prorations are allocated in the contract. We read the association documents and write the allocation in, so there is no surprise on the settlement statement.
Valencia Bonita suits a buyer whose priorities are a single-story GL Homes plan, a large clubhouse and no golf or district line, and suits less well a buyer who wants golf, short leases or a published dues figure. The lists below come from the records on this Bonita Springs page.
The cons, stated plainly:
The pros, equally documented:
If you need to sell a home before or while you buy in Valencia Bonita, start with a value on the home you own: our free home valuation and guide to selling a Valencia Bonita home apply anywhere in Southwest Florida, and Jesse McGreevy at (239) 898-6072 can sequence the two closings so you are never carrying both longer than you planned in Bonita Springs.
As Top 1% Real Estate Agents Nationally Since 2008 we sequence sales and purchases every season. A sale-contingent offer is weaker in a competitive moment and stronger when inventory is ample. We read which moment it is in Valencia Bonita from the MLS and the county record and advise accordingly.
If your current home is elsewhere in the city, our guide to selling a home in Bonita Springs covers the city-wide picture.
Custom Valencia Bonita listing alerts send you every new listing that matches your section, size, price and view the day it reaches the market, so you see the right home before the weekend crowd. Create a free account through the property search on our site, or ask Marc Comisar at (239) 287-5873 to set the search for you in Bonita Springs.
The section or collection, the price band, the bedroom count, the view and, for a golf or club community, the membership type. A search that is too broad sends noise; one that is too narrow misses the home.
To see the current listings in Valencia Bonita, browse the homes for sale on our team's sister site at DomainRealtyGroup.com.
A Valencia Bonita buyer consultation is a free, no-obligation conversation with Marc Comisar or Jesse McGreevy about your budget, timing, the section that fits and the documents to read before you write an offer. Use the consultation form on this page or call Marc at (239) 287-5873, and we will prepare the recorded sales for your target section in Bonita Springs.
The recorded sales for your target section, the current listings, the full annual carry, the flood position and a draft cash-to-close estimate, so your first tour is already an informed one.
Call Marc Comisar at (239) 287-5873, or Jesse McGreevy direct at (239) 898-6072, or use the Valencia Bonita buyer consultation form. You are working with Top 1% Real Estate Agents Nationally Since 2008. See also how we represent buyers.
McGreevy and Comisar are a top-reviewed Southwest Florida buyer's agent team, with the Gulfshore Life Five Star award for customer satisfaction for 21 straight years. The reviews below are quoted exactly as clients wrote them, each labelled with the site where it was posted.
★★★★★ "As we are from Canada our buying experience in Florida was a bit intimidating; however, Jesse made it an easy and happy experience. He was easy to talk to and was available to us every step of the way. He explained everything in detail and was quite knowledgeable with the area and with what we were looking for (he has several Canadian clients). We would not hesitate in recommending him to others and in using him again, should we decide to take the plunge again. We not only consider Jesse our Florida agent, but a friend as well." Verified Zillow review
★★★★★ "Jesse took time every single day for months to help me locate my first home. He did a great job of making suggestions but allowing me to ultimately make decisions on my own. He was extremely knowledgeable and had an outstanding relationship with other local realtors and banks around SWFL. From top to bottom Jesse provided the best service I could have possibly imagined. He took the time to identify exactly what I was looking for and once that was established he did not stray from the path. It was evident throughout the process that Jesse cared about finding my family the right home and not just banking a commission. Large or small I would 100% recommend Jesse and his agency for anyone looking to buy property in Florida. World class realtor" Verified Zillow review
★★★★★ "I have been dealing with Mark and Jessie since 2006. We have bought and sold app 14 units including my own home, Always professional and a problem solver." Verified Zillow review
When you buy with Top 1% Real Estate Agents Nationally Since 2008, the partners who tour with you are the partners at your closing. Call Marc Comisar at (239) 287-5873 to start.
Several Valencia Bonita figures are not published in a document we could read, and we say so rather than estimate them. Each item names the record that holds the answer, which we obtain for any home you write an offer on in Bonita Springs.
These are the questions Valencia Bonita buyers ask us most, answered from Lee County's recorded sales, the association's own documents and Florida law. For anything specific to a home, call Marc Comisar at (239) 287-5873.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development VALENCIA BONITA, closed September 1, 2025 to August 31, 2026, pulled September 7, 2026; Valencia Bonita Rules and Regulations adopted October 2, 2025 and recorded amendments as cited on our Valencia Bonita guide; Florida Statutes read October 2026).
Lee County recorded 53 sales from September 26, 2025 to September 25, 2026 at a median of $829,000. Villa-size plans of 1,442 to 2,016 square feet recorded 9 sales at a $585,000 median and plans of 2,754 square feet and up 11 at $1,237,500, so read the plan size first.
Set your budget with a lender, read the association documents and carry for your target section, tour with your own agent under a written buyer agreement, offer from the recorded comparables and use the inspection and document review periods fully. Call Marc Comisar at (239) 287-5873 to start.
The best buyer's agent reads the recorded sales, the association documents and the flood file before you write an offer, and negotiates with evidence. McGreevy and Comisar lead Domain Realty Group, the #5 real estate team in Florida and the #1 real estate team in Bonita Springs in the 2026 RealTrends rankings.
Our Southwest Florida MLS pull of September 7, 2026 showed 60 Valencia Bonita sales from September 1, 2025 to August 31, 2026 at a median of 54.5 days on market and a median 95.71 percent of list price.
The September 7, 2026 MLS pull showed a median 95.71 percent of list price, and 10.0 percent of sales closed at or over the asking price.
The September 7, 2026 MLS pull showed 18 active listings and about 3.6 months of supply.
With a loan, the buyer pays the documentary stamp tax on the note at $0.35 per $100 and the nonrecurring intangible tax at 0.2 percent, lender charges, the lender's title policy, recording, prepaid insurance and escrow, plus any association charges the documents assign to the buyer. On an 80 percent loan at the $829,000 median that is $3,647.60 in the two mortgage taxes.
A home outside a special flood hazard area is not federally required to carry flood insurance, but Citizens wind policies will need flood coverage from January 1, 2027, and the City's Class 5 rating gives a 25 percent discount on NFIP premiums.
Yes, if it is your permanent residence by January 1. You apply with the Lee County Property Appraiser, and the exemption and Save Our Homes cap then apply to your own assessment, not the seller's.
Yes. Since August 17, 2024, a buyer signs a written agreement with their own agent before touring, stating the compensation in a specific amount or rate, which is negotiable. We explain ours before your first showing.
Usually, but the lender reviews the condominium project as well as you: its budget, reserves, insurance and any deferred structural work. Fannie Mae publishes its project rules and a status finder, and we ask the association the lender's questions before you write an offer.
The association's Rules and Regulations adopted October 2, 2025 require at least one occupant 55 or older in a leased home and cap homes without such an occupant at 20 percent; confirm the age article in the recorded Declaration before relying on it.
Under the Rules and Regulations adopted October 2, 2025, a lease must be for the whole home and at least seven months, a home may be leased no more than once in 12 months, and at least one occupant must be 55 or older.
Under Article VIII of the adopted Rules, ordinary house pets are allowed, the Board may set a maximum per household, several breeds are prohibited and pets are barred from the clubhouse, pools, fitness areas and courts.
Lee County recorded 53 Valencia Bonita sales from September 26, 2025 to September 25, 2026 at a median of $829,000, from $520,000 to $1,550,000, or $364.11 per square foot of county heated area. Villa-size plans of 1,442 to 2,016 square feet recorded 9 sales at a $585,000 median and plans of 2,754 square feet and up 11 at $1,237,500, so read the plan size first.
The county roll ties 993 home parcels to Valencia Bonita in our match, all single-story single-family and villa homes built from 2017 to 2023 on Bonita Beach Road Estates Plats One through Eight; an August 2026 association notice counted 996 voting interests.
Two layers: the homeowners' association's quarterly dues, whose current amount is not published outside the owner portal and comes from the estoppel, and city and county taxes with no CDD line.
No. Valencia Bonita has no community development district; an itemised tax bill and the state special-district registry agree, and the East Bonita Beach Road CDD does not appear on its bills, according to our Valencia Bonita guide.
The governing FEMA panel, 12071C0685F, effective August 28, 2008, shows no special flood hazard area, and 477 city permits record surveyed finished floors of 18.0 to 20.4 feet NAVD88, median 19.03. Lee County maps the community in evacuation Zone D.
In Lee County the seller customarily selects the closing agent and pays for the owner's title policy, at the premium the state sets by rule, and a financed buyer pays for the lender's policy. That is custom, not law, and the contract controls.
Under the Rules and Regulations adopted October 2, 2025, a lease must be for the whole home and at least seven months, a home may be leased no more than once in 12 months, and at least one occupant must be 55 or older.
Valencia Bonita is served by the School District of Lee County, which assigns seats through choice and proximity zones; the district's school locator confirms the schools for the address.
Valencia Bonita is in the City of Bonita Springs, so the bill carries city, county and school millage with no CDD line.
A Valencia Bonita seller supplies the section 720.401 summary before the contract and the section 689.302 flood disclosure; there are no condominium units.
No; the community's amenities center on its clubhouse and courts.
The Resale Capital Contribution, initially $3,500, plus your lender and title charges.
For at least seven months, once in 12 months, with at least one occupant 55 or older under the adopted Rules.
Villa-size plans recorded sales from $520,000 in the latest 12 months.
Electric carts, registered with the association and driven on paved roads only.
GL Homes, which turned the association over to residents on April 30, 2023, according to our Valencia Bonita guide.
Every document behind the rules and figures in this Valencia Bonita guide is public. These are the ones a buyer actually uses, each linked to the issuing authority's own copy, so you read the current version.
| Document | Publisher | Why it matters | Link |
|---|---|---|---|
| Eleventh Amendment to the Declaration (Resale Capital Contribution) | Lee County Clerk of Court | The $3,500 initial buyer contribution and its exemptions | Open the amendment |
| Paying quarterly dues | Valencia Bonita Homeowners Association | Billing dates and late fees | Open the dues page |
| Realtor open house policy | Valencia Bonita Homeowners Association | How open houses run inside the gate | Open the policy |
| Order an estoppel or questionnaire | Valencia Bonita Homeowners Association | How the estoppel is ordered | Open the estoppel page |
| Clubhouse newsletter, April to June 2022 | GL Homes | The Club at Valencia Bonita and its programs | Open the newsletter |
| FEMA Flood Map Service Center | Federal Emergency Management Agency | Panel 12071C0685F and the parcel's own map | Open the map center |
| Section 720.401, homeowners' association disclosure summary | Florida Legislature | What a house or lot buyer must receive before signing | Open section 720.401 |
| Section 718.503, condominium resale disclosure | Florida Legislature | The condominium documents and the seven-day right | Open section 718.503 |
| Section 689.302, flood disclosure | Florida Legislature | The seller's flood form | Open section 689.302 |
| Section 193.155, homestead assessments | Florida Senate | Save Our Homes and the reset after a purchase | Open section 193.155 |
| Apply for homestead exemption | Lee County Property Appraiser | The filing a full-time buyer makes | Open the homestead page |
| Nonrecurring intangible tax | Florida Department of Revenue | The mortgage tax a financed buyer pays | Open the DOR page |
| FEMA Flood Map Service Center | Federal Emergency Management Agency | The flood zone for a single address | Open the map center |
| Flood insurance requirement | Citizens Property Insurance | The January 1, 2027 flood coverage rule | Open the Citizens page |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | The wind mitigation form behind insurance credits | Open the form |
| Condo project status finder | Fannie Mae | Whether a condominium project is financeable | Open the finder |
| Written Buyer Agreements 101 | National Association of REALTORS | The buyer agreement you sign before touring | Open the NAR page |
| 2025-26 School Grades | Florida Department of Education | The state's letter grades for assigned schools | Open the grades file |
Every figure on this page traces to one of the sources below. County sales figures are our analysis of the Lee County Property Appraiser roll and sale file; association, club and district statements are attributed to the body that published them.
Valencia Bonita association, developer and county records
City, county, health and civic records
Florida statutes, rules and federal references
Our own published guides and records
McGreevy and Comisar are the Bonita Springs team Valencia Bonita buyers call when they want the records read before they sign. Jesse McGreevy and Marc Comisar personally handle every purchase from the first showing to the closing table, with over 45 years of combined direct experience, and they have been Top 1% Real Estate Agents Nationally Since 2008.
For this buyer guide we tracked all 53 recorded sales in Valencia Bonita over the latest 12 months by plan size and read the MLS pull, the adopted Rules and the recorded amendments, so a buyer sees the record before the tour.
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or read more about McGreevy and Comisar. Selling a home before you buy here? See how to sell your Valencia Bonita home or call Jesse at (239) 898-6072.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Ready to look? Call Marc Comisar at (239) 287-5873, or Jesse McGreevy direct at (239) 898-6072, or start your Valencia Bonita buyer consultation. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated October 2026. This buyer guide is general information about buying a home in Valencia Bonita, not an appraisal and not legal, tax, lending or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.