What Is My Bonita Bay Home Worth?

A Bonita Bay home is worth what a buyer paid for the closest comparable inside your own subdivision, not what the community average says. Across the trailing 365 days the 223 closed Bonita Bay sales ran from $240,000 to $5,900,000, with a median of $750,000, spread across 55 subdivisions.

Updated August 2026. Written and maintained by Jesse McGreevy and Marc Comisar of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. More about how we work is on our about page. All figures on this page come from the SW Florida MLS Matrix and are current as of August 3, 2026, covering the trailing 365 days. If you want the full picture of the community itself, the amenities, the villages and how the gates are organized, start with our Bonita Bay community guide, then come back here for the numbers. For the wider market around the gates, see our Bonita Springs area guide.

The Short Answer, and Why It Is a Range

The community median of $750,000 is a real number and it is almost useless for pricing your specific home. Inside those same gates, over the same twelve months, Wild Pines closed at a $305,050 median while Bay Woods closed at a $3,200,000 median. Dollars per square foot ran from $238 at Hammock Isle to $845 at Spring Ridge and $830 at Woodlake, roughly a 3.5x spread inside one community in the same year.

In the last 12 months we have read every one of the 223 recorded Bonita Bay closings, subdivision by subdivision, rather than working from a single community average. In the last 12 months we have also watched standing Bonita Bay inventory fall from 86 listings to 59.

Your number lives in your subdivision, and in your tower and floor if you own in the high-rise corridor. That is what the tables further down this page give you: a value band for each of the 55 Bonita Bay subdivisions that actually transacted, not one blended figure.

Why One Community-Wide Number Fails in Bonita Bay

Bonita Bay is roughly 2,400 acres and 3,346 residences, distributed across condominiums, high-rises, coach homes and single-family neighborhoods. That is a wide product mix behind one gate. A blended median mixes a 1,097 square foot Wild Pines condo with a 5,358 square foot Bay Woods estate home and produces a figure that describes neither one.

Days on market split the same way. Harbor Lakes closed at a median 3 days on market and Riviera at 6, while Riverwalk sat at a median 375 days and Siena at 272. Two sellers in the same community, same year, on completely different clocks.

Who Is Running Your Numbers

McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 Team in Southwest Florida since 2012. McGreevy and Comisar alone have over $900 million in Sales. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, a few minutes from the Bonita Bay main gate.

We price from the closed record, we tell you when your subdivision has thin data, and we tell you what we do not know about your building rather than guessing at it.

Get Your Free Bonita Bay Valuation

Getting a free Bonita Bay valuation takes two steps. Start with the instant tool on this page for an immediate number, then let us price it against the actual closed sales in your Bonita Bay subdivision and your tower. Both are free, and neither one puts your home on the market.

Start With the Instant Valuation Tool

The tool gives you a starting figure in under a minute. It reads public record and broad market movement, which is fine for a first pass and weak for a gated community where the product mix runs from a 1,097 square foot condo to a 5,358 square foot estate home behind the same gate.

Get your free Bonita Bay valuation, or call Jesse McGreevy direct at (239) 898-6072.

Then Get the Human Number

The second step is where the real number comes from. We pull every closed sale in your subdivision over the trailing 365 days, adjust for floor, view orientation, tower, square footage, condition and days on market, and hand you a defensible range with the comparables attached.

If your subdivision closed one sale in the last year, and 16 Bonita Bay subdivisions did exactly that, an automated model has almost nothing to work with. That is the case where the phone call matters most.

Start your valuation here, or call Jesse McGreevy direct at (239) 898-6072.

The Bonita Bay Market Right Now

As of August 3, 2026, Bonita Bay recorded 223 closed sales over the trailing 365 days at a median of $750,000, with 59 active listings at a median list price of $999,000 and a median 125 days on market. Standing inventory fell from 86 to 59 in under two months.

Closed Sales in Bonita Bay Over the Trailing 365 Days

Source: SW Florida MLS Matrix, Development Name BONITA BAY, GEO Area BN04, pulled August 3, 2026. The 223 closings carry a median of $750,000 and a range of $240,000 to $5,900,000 across 55 subdivisions.

Standing Inventory in Bonita Bay Fell From 86 to 59

Between June 12, 2026 and August 3, 2026, active Bonita Bay listings dropped from 86 to 59. That is 27 fewer listings, a 31.4% decline, counted twice from two comparable pulls under two months apart. Over the same stretch, closings on a trailing 365 day basis held and ticked up by seven.

We are reporting this as a count and nothing else. We are not telling you why it happened, and we are not projecting where Bonita Bay prices go from here. Anyone who does is guessing at your expense. What the count does tell a seller is factual and useful: there are fewer standing listings between your home and a buyer today than there were two months ago.

What Bonita Bay Buyers Are Paying Per Square Foot

Closed dollars per square foot inside Bonita Bay over the trailing 365 days ran from a median $238 at Hammock Isle to $845 at Spring Ridge and $830 at Woodlake. The high-rise corridor sits in its own band, from $367 at Vistas to $692 at Seaglass.

That spread is the single strongest argument against a one-number valuation here. A price per square foot borrowed from the wrong village can be off by a factor of three.

Days on Market Across Bonita Bay

The active median for Bonita Bay is 125 days on market. Closed medians ran far wider: 3 days at Harbor Lakes, 6 at Riviera, 11 at Arbor Strand and 22 at Creekside, against 375 at Riverwalk, 272 at Siena, 224 at Bay Pointe and 210 at Bay Harbor.

If your village historically sells in under a month, a listing sitting at day 90 is telling you something about the price. If your village runs six months on the clock as a matter of course, day 90 is normal. Knowing which one you are in is part of the valuation.

Bonita Bay Value Bands: All 55 Subdivisions That Sold

Bonita Bay is not one market. Fifty five Bonita Bay subdivisions closed at least one sale in the trailing 365 days, with prices running from a $305,050 median at Wild Pines to a single $4,450,000 sale at Spring Ridge. The tables below give every one of them, grouped by price band so you can find yours.

How to Read Your Bonita Bay Value Band

Every table below reports closed sales only, from the SW Florida MLS Matrix, over the trailing 365 days as of August 3, 2026. Columns are the number of sales, the low and high, the median, median dollars per square foot, median days on market and median living area.

Read the sales count first. A subdivision with 14 closings gives you a genuine band. A subdivision with 2 or 3 closings gives you a thin sample where one unusual sale moves the median hard, and we flag those in the prose. A subdivision with exactly one sale has no median at all, only a data point, and we write it that way. The 55 rows across these tables sum to 223, checked against the query total.

Bonita Bay Subdivisions With a Median Above $2 Million

Seaglass, at 13 closings, is the deepest data set at the top of the Bonita Bay market and the one where a median actually means something. Creekside at 6 and Tavira at 7 are usable. Bay Woods and Sanctuary at 3 closings each are thin, and in Bay Woods the range runs from $2,900,000 to $5,900,000, so treat that $3,200,000 median as one point inside a very wide field rather than a target. Woodlake at 4 closings spans $1,212,500 to $4,800,000, which is the same caution.

Bonita Bay Subdivisions Between $1 Million and $2 Million

Four of these ten rows are thin. Riverwalk, Augusta Creek, Cranbrook and Laurel Ridge each closed exactly 2 sales, and Hidden Harbor closed 3 across a $1,850,000 to $3,850,000 range. A two-sale median is the midpoint between two houses, so use those figures as orientation and price off the individual comparables instead. Riviera at 6 closings with a median 6 days on market is the fastest meaningful data set in this band.

Bonita Bay Subdivisions Between $600,000 and $1 Million

Waterford is the single most-traded subdivision in Bonita Bay at 14 closings, and its median 33 days on market against a $664,750 median makes it the most reliably priceable village in the community. Esperia South at 8 and Bay Harbor at 7 are also solid. Montara and Crossings at 2 closings each are thin, and Cracker Cove, Arbor Strand, Eagles Nest and Egrets Landing at 3 apiece are close behind. Cracker Cove in particular ran $500,000 to $1,078,000 on three sales, so the $950,000 median is not a price band you can lean on without the individual comps.

Bonita Bay Subdivisions Under $600,000

This is the deepest, most usable data in Bonita Bay. Every row here carries 5 or more closings and four of them carry 9 or 10, so the medians hold up. Note the days on market split inside this band: Harbor Lakes at a median 3 days, Wedgewood at 23 and Harbor Landing at 30, against Bay Pointe at 224 and Wild Pines at 188. Same price tier, very different selling clock.

The Bonita Bay Subdivisions With Exactly One Sale

Every subdivision in this table recorded exactly one closed sale over the trailing 365 days. There is no median here, no range and no band. There is one transaction. We report it as one sale, at one price, because calling a single data point a median would be dishonest and would set your expectations on a sample of one.

If your home is in one of these, an automated estimate has almost nothing to anchor to, and neither does a single comparable. Pricing here means reaching into adjacent subdivisions with similar product, square footage and access, and adjusting deliberately. That is a conversation, not a form field.

What Bonita Bay Sellers Are Asking Today

Bonita Bay sellers currently have 59 active listings on the market, spread across 29 subdivisions, asking a median of $999,000 against a range of $300,000 to $5,995,000. The median active listing has been on market 125 days. That is your competition, priced by subdivision below.

The Bonita Bay Subdivisions With Two or More Active Listings

Sixteen Bonita Bay subdivisions currently carry two or more standing listings. Asking prices are what sellers want, not what buyers paid, so read this table against the closed tables above.

Every two-listing row here is a thin sample by definition, so treat those medians as the midpoint of two asking prices and nothing more. The rows worth studying are Estancia at 5 and Seaglass at 4, the only subdivisions in Bonita Bay with real standing competition at the top of the market.

The Bonita Bay Subdivisions With One Listing Standing

Thirteen Bonita Bay subdivisions have exactly one active listing. Each is written as one listing, at one asking price.

What a 125 Day Median Means for Your Pricing

The 59 active Bonita Bay listings carry a median 125 days on market. Several individual rows sit far past that: Harbor Lakes at a median 288 days, Wedgewood at 252, Azure at 238, Bay Woods at 241 and Ibis Cove at 208. Compare those against the closed record in the same villages and the gap between asking and selling gets visible fast.

That is the practical use of this table. Before you set a price, you want to know how many homes you are competing with in your specific subdivision, what they are asking, and how long they have been sitting there without a contract. Most Bonita Bay sellers are looking at three or fewer direct competitors, which changes the pricing strategy considerably.

Get your free Bonita Bay valuation, or call Jesse McGreevy direct at (239) 898-6072.

The Eight Bonita Bay Towers, Valued One by One

The Bonita Bay high-rise corridor is eight towers on Bonita Bay Boulevard: Horizons, Vistas, Estancia, Tavira, Azure, Esperia South, Seaglass and Omega. Together they closed 48 sales over the trailing 365 days, and the seven towers with closings posted medians from $925,000 to $2,200,000. Seventeen of the 59 active Bonita Bay listings sit in these towers.

One clarification before the tower-by-tower detail, because it trips up sellers and search results alike. The corridor is eight buildings. Esperia North is a BBCA administrative label, not a building, and it returned zero closed, zero active and zero rental records on two separate MLS pulls two months apart.

Horizons, 4731 Bonita Bay Blvd

Horizons closed 5 sales over the trailing 365 days, from $1,100,000 to $3,200,000, at a $1,400,000 median, $442 per square foot, a median 47 days on market and a median 3,165 square feet.

Horizons has five closings and nothing standing. Zero active listings and zero rental records. If you own at Horizons and you list, you have no direct in-building competition today, and the last five closings are the entire pricing conversation. At 5 sales across a $1,100,000 to $3,200,000 range, that median is orientation, not a target, and floor and view will do most of the work.

Vistas, 4751 Bonita Bay Blvd

Vistas closed 5 sales, from $500,000 to $1,325,000, at a $925,000 median, $367 per square foot, a median 125 days on market and a median 2,519 square feet. It is the lowest closed dollar per square foot in the corridor.

Vistas currently has 3 active listings, $1,150,000 to $1,798,000, at a $1,295,000 median ask, $470 per square foot, and a median 190 days on market. Note the distance between that asking median and the closed median. Two rental records exist, at a $12,500 seasonal median.

Estancia, 4801 Bonita Bay Blvd

Estancia closed 5 sales, from $1,098,000 to $1,625,000, at a $1,337,500 median, $492 per square foot, a median 169 days on market and a median 2,717 square feet.

Estancia carries the most standing inventory of any Bonita Bay tower: 5 active listings, $999,000 to $1,790,000, median ask $1,295,000, $478 per square foot, median 85 days on market. An Estancia seller is competing with four neighbors in the same building, and the active median dollars per square foot sit close to the closed figure, which is a tighter alignment than most of the corridor. There are no rental records.

Tavira, 4851 Bonita Bay Blvd

Tavira closed 7 sales, from $1,725,000 to $3,400,000, at a $2,200,000 median, $605 per square foot, a median 99 days on market and a median 3,827 square feet. At 7 closings it is the second-deepest closed data set in the corridor.

One active listing stands at Tavira, asked at $3,295,000, $937 per square foot, 115 days on market. That single ask sits at a materially higher dollar per square foot than any Tavira closing in the last year, which is exactly the kind of gap a seller needs to understand before setting a number. There are no rental records.

Azure, 4931 Bonita Bay Blvd

Azure closed 5 sales in a notably tight band, $2,100,000 to $2,300,000, at a $2,200,000 median, $612 per square foot, a median 172 days on market and a median 3,761 square feet. A $200,000 spread across five sales is the tightest closed range of any tower in Bonita Bay.

Azure has 2 active listings at a $2,497,500 median ask, $599 per square foot, and a median 238 days on market. Two listings is a thin sample, and 238 days is the second-longest active clock in the corridor. There are no rental records.

Esperia South, 4951 Bonita Bay Blvd

Esperia South closed 8 sales, from $590,000 to $1,650,000, at a $925,000 median, $440 per square foot, a median 110 days on market and a median 2,156 square feet. Eight closings makes it the second most-traded tower in the corridor after Seaglass.

One active listing stands, asked at $1,600,000, $586 per square foot, 157 days on market. Esperia South also holds 11 rental records, by far the most in the corridor, at an $11,750 seasonal median. If you are weighing selling against renting, this is the one tower where the rental comparables are actually deep.

Seaglass, 4971 Bonita Bay Blvd

Seaglass closed 13 sales, from $1,550,000 to $5,200,000, at a $2,000,000 median, $692 per square foot, a median 57 days on market and a median 3,088 square feet. That is the deepest closed data set of any Bonita Bay tower and the highest closed dollar per square foot in the corridor.

Seaglass has 4 active listings, $1,699,000 to $2,350,000, median ask $2,049,500, $670 per square foot, median 157 days on market. Closed at $692 per square foot against active asks at $670 is the closest alignment between the two sides of the market anywhere in the corridor. One rental record exists, at a $20,000 seasonal median.

Omega, 4991 Bonita Bay Blvd

Omega has zero closed sales in the trailing 365 days. Not a small sample, not a thin band. Zero. There is exactly one active listing, asked at $3,999,000, $950 per square foot, 171 days on market, and no rental records.

We are not going to manufacture a value range for Omega, because there is nothing to build one from. Pricing an Omega unit means working from that single standing ask, from the closed record in the comparable high-end towers on the corridor, and from the specifics of the unit itself. If you own at Omega, call us and we will walk you through exactly how we would build the number and what its limits are.

What the Corridor Data Means for a Tower Seller

Two of the eight Bonita Bay towers cannot be banded, and the honest move is to say so. Omega has zero closings and one standing listing. Horizons has five closings and nothing standing. Those are opposite problems and both of them break an automated estimate.

For the other six, the useful pattern is the gap between what closed and what is being asked. Seaglass closed at $692 per square foot with asks at $670 and Estancia closed at $492 with asks at $478, both tight. Vistas closed at $367 with asks at $470, and Tavira closed at $605 with a single ask at $937. Wide gaps like those tend to show up in the days on market column eventually.

Floor, view orientation, tower and unit condition move a Bonita Bay corridor price more than square footage alone, which is why a per-foot figure lifted from the building next door will mislead you. Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, and McGreevy and Comisar alone have over $900 million in Sales. Bring us your unit number and we will price it against the actual record.

All market figures on this page: SW Florida MLS Matrix, trailing 365 days, as of August 3, 2026.

Waterfront and Bay-Access Villages

Bonita Bay’s waterfront and bay-access villages, the ones sitting closest to Estero Bay, the marina and the river frontage, closed at medians running from $413,750 at Bay Pointe to $2,400,000 on a single Marina Isle sale. The grouping is ours. Every figure comes from the SW Florida MLS Matrix, trailing 365 days as of August 3, 2026.

A word on what is measured and what is editorial, because you deserve the distinction. The four groupings on this page, waterfront and bay-access, golf and lake and preserve, under $600,000, and estate, are our judgment calls. We sorted the subdivisions by name and by what the sales data shows. The MLS does not publish a “waterfront village” category for Bonita Bay, and nobody else does either. What is not editorial is the numbers themselves. Every count, median, dollar per square foot and days-on-market figure below is a SW Florida MLS Matrix record for closed sales in the trailing 365 days as of August 3, 2026. Read the grouping as our organizing idea and the table as the record.

Harbor Landing and Harbor Lakes, the Volume End of the Waterfront Group

Harbor Landing is one of the busiest addresses in this group, with 10 closings in the trailing 365 days, a median of $502,500, a range of $420,000 to $740,000, $307 per square foot and a median 30 days on market on a median 1,809 square feet. Harbor Lakes closed 5 at a median $444,000, $331 per square foot, on a median 1,313 square feet, and its median days on market was 3. Three days is the fastest median of any subdivision in Bonita Bay over the period. Both also have standing inventory as of August 3, 2026: Harbor Landing shows 3 active listings, $489,000 to $575,000, median $499,999 at $320 per square foot and 148 median days on market. Harbor Lakes shows 2 active, median $504,000 at $316 per square foot, 288 median days on market. We do not assert a cause for the gap between a 3-day closed median and a 288-day active median. We do price into it.

Bay Pointe, Bay Harbor and Bayview at Bonita Bay

These three carry the widest internal spread in the group. Bay Pointe at Bonita Bay closed 10 at a median $413,750, $248 per square foot, with a median 224 days on market. Bay Harbor closed 7 at a median $832,500, $353 per square foot, median 210 days on market. Bayview at Bonita Bay closed 5 at a median $1,125,000, $323 per square foot, median 88 days on market, on a median 2,728 square feet. Note what that does to the price-per-square-foot logic: Bayview carries the highest median price of the three and the middle dollar-per-square-foot figure. Size and price do not move in lockstep here, which is exactly why a per-foot shortcut misprices a Bonita Bay home. Bay Pointe currently has 3 active listings, $549,000 to $649,000, median $559,000 at $274 per square foot, 126 median days on market.

Anchorage, Hidden Harbor and the Marina-Adjacent Addresses

Anchorage at Bonita Bay closed 4 at a median $1,425,000, a $925,000 to $2,250,000 range, $515 per square foot and a median 26 days on market. One Anchorage listing stands today, asked at $1,690,000, $493 per square foot, 170 days on market. Hidden Harbor is thin at 3 closings, so treat its $1,895,000 median as a small sample rather than a settled value: the range was $1,850,000 to $3,850,000, $585 per square foot, median 41 days on market, on a median 4,551 square feet. Marina Isle recorded one sale, at $2,400,000, $545 per square foot, 71 days on market, on 4,400 square feet. One sale is one sale. We will not dress it up as a median for you, and you should be skeptical of anyone who does.

Cracker Cove, Coconut Isle, Riverwalk and the Bay View Addresses

Cracker Cove is thin at 3 closings: $500,000 to $1,078,000, median $950,000, $435 per square foot, median 137 days on market. It also holds 2 active listings at a median $1,107,500, $475 per square foot, 178 median days on market. Coconut Isle recorded one sale, at $1,837,500, $628 per square foot, 40 days on market. Riverwalk is thin at 2 closings, $1,880,000 and $2,100,000, and its median days on market was 375, the longest in Bonita Bay over the period. Riverwalk currently shows one listing, asked at $1,897,000, $586 per square foot, 56 days on market. Bay View recorded one sale, at $850,000, $313 per square foot, 146 days. Bay View II recorded one sale, at $1,275,000, $406 per square foot, 0 days on market, with one listing standing at $1,150,000, $455 per square foot, 188 days.

What the Waterfront Numbers Do Not Settle

Two honest limits. First, flood zone in Bonita Bay is assigned per parcel and per structure, and a single village can span more than one zone, so no village-level flood zone claim appears anywhere on this page. You get that from a parcel lookup at the FEMA Map Service Center for your specific address, and we will pull it with you. Second, several of these villages transacted too few times to support a median, and we have flagged each one rather than smoothing it over. Where n is 1, we wrote “one sale, at $X”. Where n is 2 or 3, we wrote “thin”. That is the difference between a valuation and a guess with a decimal point.

Golf, Lake and Preserve Villages

Bonita Bay’s golf, lake and preserve villages are the ground-level neighborhoods set along the courses, the interior lakes and the preserve edges. Closed medians ran from $305,050 at Wild Pines to $2,047,500 at Creekside. The grouping is our editorial call. The underlying numbers are SW Florida MLS Matrix records for closed sales, trailing 365 days as of August 3, 2026.

Same disclosure as above, because it matters twice. We sorted these villages into this group. The MLS did not. What the MLS did supply is every count, median, dollar per square foot and days-on-market figure in the table.

Creekside and Riviera, the Fast Movers of This Group

Creekside closed 6 at a median $2,047,500, a tight $1,800,000 to $2,250,000 range, $521 per square foot, and a median 22 days on market on a median 3,825 square feet. Riviera at Bonita Bay closed 6 at a median $1,237,500, $975,000 to $1,700,000, $584 per square foot, and a median 6 days on market. Those two carry a rare combination inside Bonita Bay: enough transactions to support a real median and short days on market. If you own in either, you have something most Bonita Bay sellers do not, which is a credible comp set in your own village.

Burning Tree, Greenbriar, Wild Pines and the Approachable End

Burning Tree closed 6 at a median $425,000, $375,000 to $598,000, $257 per square foot, median 34 days. Greenbriar closed 5 at a median $450,000, $340,000 to $513,000, $259 per square foot, median 105 days. Wild Pines closed 6 at a median $305,050, a $240,000 to $362,500 range, $285 per square foot, and a median 188 days on market on a median 1,097 square feet. The $240,000 Wild Pines sale is the lowest closed price recorded anywhere in Bonita Bay over the trailing 365 days. Wild Pines currently holds 3 active listings, $325,000 to $399,000, median $389,000 at $464 per square foot, 117 median days on market. Note the per-foot gap between the closed and active sets there and treat the active figure as an asking price, not a value.

The Hamptons, Enclave, Oakwood and Tuckaweye

The Hamptons closed 5 at a median $650,000, $560,000 to $995,000, $272 per square foot, median 170 days on market, and holds 3 active listings, $595,000 to $799,000, median $750,000 at $327 per square foot, with a median 3 days on market on the standing inventory. Enclave at Bonita Bay closed 5 at a median exactly $600,000, $535,000 to $720,000, $305 per square foot, median 68 days, with one listing standing at $1,025,000, $421 per square foot, 122 days. Oakwood Carriage Home closed 5 at a median $460,000, $350,000 to $770,000, $285 per square foot, median 151 days. Tuckaweye closed 4 at a median $730,000, $640,000 to $1,000,000, $331 per square foot, median 102 days.

The Thin Villages, Named as Thin

Arbor Strand, Egrets Landing and Eagles Nest each closed exactly 3. Augusta Creek, Cranbrook, Laurel Ridge, Montara and Crossings each closed exactly 2. Read every one of those medians as a small sample. Augusta Creek’s two sales were $1,950,000 and $2,000,000, which is a tight pair and therefore more informative than most. Laurel Ridge’s two were $1,175,000 and $1,180,000, tighter still. Montara’s were $675,000 and $825,000, a $150,000 spread on two sales, which tells you far less. We report the count next to the median in every row on this page for exactly this reason.

The One-Sale Villages in the Golf and Lake Group

Siena, Lost Lake, Lakeside at Bonita Bay, Oakwood, Oakwood Villas and Hammock Isle at Bonita Bay each recorded exactly one closed sale in the trailing 365 days. Siena’s was $1,295,000 at $500 per square foot and it took 272 days. Hammock Isle at Bonita Bay’s was $490,000 at $238 per square foot, and that $238 is the lowest closed dollar-per-square-foot figure in all of Bonita Bay over the period. Lost Lake was $580,000 at $282, Oakwood $565,000 at $280, Lakeside at Bonita Bay $560,000 at $302, Oakwood Villas $500,000 at $264. If you own in one of these, your village has one data point. Your valuation has to reach outside it, and doing that correctly is the whole job.

Bonita Bay Under $600,000

Bonita Bay has real inventory under $600,000. Fifteen subdivisions inside the gate closed at or below that mark over the trailing 365 days, with medians running from $305,050 at Wild Pines up to exactly $600,000 at Enclave at Bonita Bay. Source: SW Florida MLS Matrix, as of August 3, 2026.

This section is a price cut, not a geographic one, so several villages here also appear in the two groups above. That is deliberate and we are telling you so rather than hiding the overlap. The grouping logic is ours. The sales records are the MLS.

The Four Villages Doing the Volume Under $600,000

Bay Pointe at Bonita Bay, Harbor Landing and Sandpiper at Bonita Bay each closed 10 sales in the trailing 365 days, and Wedgewood at Bonita Bay closed 9. Those four are the deepest comp pools in the sub-$600,000 band anywhere inside the gate. Sandpiper at Bonita Bay closed at a median $377,500, $300,000 to $534,900, $262 per square foot, median 42 days on market on a median 1,393 square feet. Wedgewood at Bonita Bay closed at a median $499,950, $450,000 to $840,000, $286 per square foot, and a median 23 days on market. If you own in one of these four, a comparable-sales valuation has something to stand on.

Wild Pines and the Bottom of the Bonita Bay Range

Wild Pines produced the lowest closed price recorded in Bonita Bay over the period at $240,000, and its median of $305,050 on 6 sales is the lowest subdivision median inside the community. Median living area there was 1,097 square feet, the smallest median in the whole data set, so the $285 per square foot figure is doing different work than it does at a 3,800 square foot village. Median days on market at Wild Pines was 188. For context, the whole-community closed range across all 223 sales ran from $240,000 to $5,900,000, and Wild Pines holds the bottom of it.

The One-Sale Villages Under $600,000

Lost Lake at $580,000, Oakwood at $565,000, Lakeside at Bonita Bay at $560,000, Oakwood Villas at $500,000 and Hammock Isle at Bonita Bay at $490,000 each recorded exactly one closed sale. These are not medians and we will not present them as medians. They are five individual transactions, each with its own condition, floor plan, exposure and negotiating history. Hammock Isle at Bonita Bay’s $238 per square foot sits at the very bottom of the community’s per-foot range, and its 140 days on market is a fact about that one sale, not about the village.

What Is Standing Under $600,000 Right Now

Active inventory in this band as of August 3, 2026: Sandpiper at Bonita Bay has 4 listings, $300,000 to $579,000, median $437,000 at $281 per square foot, 92 median days on market. Bay Pointe has 3, median $559,000 at $274, 126 days. Wedgewood at Bonita Bay has 3, median $499,000 at $280, and 252 median days on market. Harbor Landing has 3, median $499,999 at $320, 148 days. Harbor Lakes has 2, median $504,000 at $316, 288 days. Crossings has 2, median $519,450 at $312, 107 days. Whiskey Pointe has 2, median $524,000 at $304, 152 days. Community-wide, standing inventory fell from 86 listings to 59 between June 12 and August 3, 2026, a 31.4% drop, while closings held at 223 over the trailing year. Those are counts. We do not assert a cause for them and we do not forecast from them.

Estate Homes and the Top of the Bonita Bay Market

Bonita Bay’s estate tier runs from roughly $1.9 million to the $5,900,000 top closed sale of the trailing year, recorded at Bay Woods. Woodlake at Bonita Bay carried a median of $3,117,500 at $830 per square foot. The band is our grouping. Every number is a SW Florida MLS Matrix record as of August 3, 2026.

As with the other three bands, the sorting is editorial and the figures are not. We drew the line at roughly $1.9 million because that is where the data thins out and the homes get materially larger, with median living areas running from 3,129 to 6,939 square feet in this group.

The Estate Villages With More Than One Closed Sale

Only five villages in this band closed more than one sale, and three of those closed exactly 3. Creekside is the deepest at 6 closings, median $2,047,500, $521 per square foot, median 22 days on market. Woodlake at Bonita Bay closed 4 at a median $3,117,500 with a very wide $1,212,500 to $4,800,000 range, $830 per square foot, median 25 days. Bay Woods is thin at 3, median $3,200,000, $2,900,000 to $5,900,000, $642 per square foot, median 54 days, on a median 5,358 square feet. Sanctuary is thin at 3, median $2,250,000, a $1,350,000 to $3,200,000 spread. Hidden Harbor is thin at 3, median $1,895,000. Read all three of those medians with the sample size attached.

Spring Ridge, Deerwood and Rookery Lake, Single Sales at the Top

Spring Ridge recorded one sale, at $4,450,000, $845 per square foot, 40 days on market, on 5,266 square feet. That $845 is the highest closed dollar-per-square-foot figure recorded in Bonita Bay over the trailing 365 days. Deerwood recorded one sale, at $3,100,000, $586 per square foot, 113 days, on 5,291 square feet. Rookery Lake recorded one sale, at $3,000,000, $432 per square foot, 0 days on market, on 6,939 square feet, the largest median living area of any subdivision in the data set. Look at Spring Ridge at $845 and Rookery Lake at $432 and you have two multi-million-dollar sales in the same gated community, in the same year, priced nearly two to one apart per square foot. Ibis Cove at Bonita Bay, Mira Lago, Oak Knoll at Bonita Bay and Marina Isle each recorded one sale as well, at $2,325,000, $2,300,000, $2,150,000 and $2,400,000 respectively.

What Is Standing Above Three Million Dollars in Bonita Bay Today

As of August 3, 2026, the top of the standing inventory looks like this. Bay Woods has one listing asked at $5,995,000, $1,204 per square foot, 241 days on market. Woodlake at Bonita Bay has one at $5,499,000, $1,346 per square foot, 118 days. Ibis Cove at Bonita Bay has one at $4,585,000, $894 per square foot, 208 days. In the corridor, Omega has one listing at $3,999,000, $950 per square foot, 171 days, and Omega recorded zero closed sales over the trailing 365 days, so there is no closed comp inside that building at all. Tavira has one at $3,295,000, $937 per square foot, 115 days. Community-wide the active median list price is $999,000 across 59 listings with a median 125 days on market. Asking prices are asking prices. They are useful as competitive context and they are not evidence of value.

Get an Estate-Level Valuation of Your Bonita Bay Home

If your home sits in this band, the comp problem is real: your village may have produced one sale, or three, in a full year. That is where experience in the specific product does the work that no table can do. McGreevy and Comisar have been recognized as Top 1% Real Estate Agents Nationally Since 2008, as the #1 Team in Southwest Florida since 2012, and with the 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine).

Get your free Bonita Bay home valuation, or call Jesse McGreevy direct at (239) 898-6072.

Why an Automated Estimate Misses Bonita Bay

An automated estimate misses Bonita Bay because Bonita Bay is not one market. Inside a single gate, closed dollars per square foot ran from $238 at Hammock Isle to $845 at Spring Ridge, days on market ran from a median of 3 to a median of 375, and sixteen subdivisions closed exactly one sale. Source: SW Florida MLS Matrix, August 3, 2026.

We are not going to pretend automated valuation models are worthless. They are a useful gut check in a subdivision of 400 near-identical homes built in the same year on the same lot size. Bonita Bay is the opposite of that. It is approximately 2,400 acres, 3,346 residences, condominiums and high-rises and coach homes and single-family estates, spread across 55 subdivisions that actually transacted in the last year. A single automated number for that is an average of things that are not comparable.

One Gate, Roughly a 3.5x Spread in Dollars Per Square Foot

Hammock Isle at Bonita Bay’s single closed sale went at $238 per square foot. Spring Ridge’s single closed sale went at $845. Woodlake at Bonita Bay’s four closings carried a median $830. That is roughly a 3.5 times spread in price per square foot inside one gated community in the same twelve months, all recorded in the SW Florida MLS Matrix. Any model that reaches for a neighborhood-level per-foot figure and applies it to your address will be badly wrong in one direction or the other, and it will not tell you which.

Sixteen Subdivisions Closed Exactly One Sale

Of the 55 Bonita Bay subdivisions that recorded a closed sale in the trailing 365 days, sixteen recorded exactly one. Another six recorded exactly two, and seven recorded exactly three. That means twenty-nine of the 55, more than half, closed three sales or fewer over a full year. An automated model needs repeat transactions of similar properties to calibrate. At n equals 1 there is nothing to calibrate against, so the model falls back on wider and less relevant data and reports the result with the same confident dollar figure it would give a tract subdivision. The number looks identical. The evidence behind it is not.

Days on Market Ran From a Median of 3 to a Median of 375

Harbor Lakes closed at a median 3 days on market. Riviera at Bonita Bay at 6. Arbor Strand at 11. At the other end, Riverwalk’s closed median was 375 days and Siena’s single sale took 272. Rookery Lake, Mira Lago, Ibis Cove at Bonita Bay and Bay View II each recorded 0 days on market on their single sale. An automated estimate produces one number and no timeline. It cannot tell you whether the figure it just gave you represents a three-day sale or a fifteen-month one, and for a seller those are two completely different decisions.

What a Zestimate Cannot See Inside the Gates

Name it plainly: the Zestimate and every model like it. What none of them can see is which floor your unit is on, which stack it sits in, whether the exposure is west toward Estero Bay or east over the golf and preserve, whether the kitchen and baths were redone last year or in 2006, whether your building has completed its milestone structural inspection and its Structural Integrity Reserve Study, what the master policy windstorm deductible is, and how a buyer’s lender and insurer will treat your specific elevation. Those are not rounding errors in Bonita Bay. They are most of the value. We will not link you to an estimate tool, and we will happily reconcile the number you already got against the actual comps.

How We Value a Bonita Bay Home

We value a Bonita Bay home from condition-matched closed sales in your own building or village first, then adjust for floor, stack and view, then test the result against real days on market. We reconcile any automated number against those comps rather than dismissing it. Every figure traces to the SW Florida MLS Matrix.

Step One: Condition-Matched Comparable Sales in Your Own Building or Village

The first pass is always the narrowest defensible comp set. For a corridor unit that means closed sales inside your own tower, because the towers do not price alike: closed medians ran $925,000 at Vistas at Bonita Bay and Esperia South, $1,337,500 at Estancia, $1,400,000 at Horizons, $2,000,000 at Seaglass, and $2,200,000 at both Tavira and Azure, with per-foot figures from $367 to $692. For a village home it means closed sales in your subdivision. Then we match on condition, not just on beds and square feet, because a renovated unit and an original unit in the same stack are not the same product. Where the village produced one sale or none, we say so and widen deliberately, documenting each step outward rather than quietly averaging.

Step Two: Floor and View Adjustments

Once we have the comp set, we adjust. Floor height, stack position and exposure are the three adjustments that do the most work in the corridor, and they are the three an automated model has the least visibility into. In the villages the equivalents are lot position, water or golf or preserve frontage, and orientation. These adjustments are applied against observed closed differences in the same building or village wherever the data supports it, and where it does not, we tell you the adjustment is judgment rather than pretending it is arithmetic.

Step Three: Days on Market Reality, Not a Comfortable Number

A valuation that ignores time on market is only half a valuation. Community-wide, the 59 standing Bonita Bay listings carry a median 125 days on market as of August 3, 2026, and the range by subdivision is enormous: 3 days at Harbor Lakes to 375 at Riverwalk on the closed side, and on the active side 3 days at The Hamptons to 288 at Harbor Lakes. So we give you a price and an expected exposure period together, plus what the current standing competition in your specific village or tower is asking. If a number requires nine months to hold, you should hear that before you list, not after.

Step Four: Reconciling the Automated Number Against the Comps

Most Bonita Bay sellers arrive with an automated estimate already in hand. We do not tell you to ignore it. We put it side by side with the closed comps and account for the difference line by line: which sales the model likely leaned on, which of them are not truly comparable to your unit, and what your floor, view, condition and building status do to the figure. Sometimes the model lands close. Sometimes it is off by a spread the size of the $238 to $845 per-foot range inside this one gate. Either way you end up understanding where your number comes from.

Step Five: Get Your Bonita Bay Valuation

That whole process starts with a form and a conversation, and it costs you nothing. McGreevy and Comisar have been recognized as Top 1% Real Estate Agents Nationally Since 2008, as the #1 Team in Southwest Florida since 2012, and with the 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine).

Get your free Bonita Bay home valuation, or call Jesse McGreevy direct at (239) 898-6072.

What Actually Moves a Bonita Bay Price

Six things move a Bonita Bay price more than anything else: floor and stack, view orientation, which tower or village, condition and renovation level, storm hardening and elevation, and days on market. Each one is visible in the SW Florida MLS Matrix record, trailing 365 days as of August 3, 2026, once you look at the individual sales rather than the averages.

Floor and Stack

In an eight-building high-rise corridor, two units with the same floor plan and the same square footage are not the same asset. Height and stack position change what the unit looks out at, and the closed record inside Bonita Bay shows per-foot figures inside single towers that no community-wide number reproduces: Seaglass at Bonita Bay closed 13 sales at a median $2,000,000, $692 per square foot, on a $1,550,000 to $5,200,000 range. A range that wide inside one building over one year is a floor and stack story before it is anything else. We do not assert a cause. We do price your specific unit against the units most like it, in your own building.

View Orientation

Which way the glass faces is a valuation input, not a marketing adjective. Estero Bay and the Estero Bay Aquatic Preserve, more than 11,000 acres of sovereign submerged lands, sit on Bonita Bay’s water frontage, and the community’s inland side looks over golf, lakes and preserve. Two units on the same floor of the same tower with different exposures will not carry the same value, and neither will two homes on the same street with different frontage. Any credible valuation has to state the exposure it assumed, which is why we ask about it before we give you a number.

Which Tower

The corridor is eight buildings and they price separately. Closed medians over the trailing 365 days: Horizons $1,400,000 at $442 per square foot on 5 sales, Vistas at Bonita Bay $925,000 at $367 on 5, Estancia $1,337,500 at $492 on 5, Tavira $2,200,000 at $605 on 7, Azure $2,200,000 at $612 on 5, Esperia South $925,000 at $440 on 8, Seaglass at Bonita Bay $2,000,000 at $692 on 13. Two towers cannot be banded at all and we say so rather than inventing a range. Omega recorded zero closed sales and exactly one active listing, asked at $3,999,000, $950 per square foot, 171 days on market. Horizons is the mirror case: five closings and nothing standing.

Condition and Renovation

Condition is the adjustment sellers most often underestimate and buyers most often price hardest. A renovated kitchen, updated baths, current flooring and a clean, well-documented mechanical history separate two otherwise identical units. Post-Ian repair demand inside Bonita Bay concentrated on roofs, windows, doors, building envelope and water-intrusion remediation rather than surge flooding of residences, so a documented, permitted envelope repair or replacement is worth having in the file when a buyer’s inspector shows up. We will tell you honestly which improvements are likely to read at the closing table in your specific village and which are not, rather than encouraging work that does not return.

Storm Hardening and Elevation

This is the most quantifiable value driver on the list. The City of Bonita Springs publishes that for each foot a structure sits above the required base flood elevation, annual flood premiums drop by nearly 50%, and for each foot below, rates double. An Elevation Certificate costs roughly $75 to $150. On the wind side, Florida requires insurers to apply wind-mitigation credits once a licensed inspection documents qualifying features, applied to the windstorm portion of the premium: a hip roof runs roughly 20% lower than a gable, impact windows can take up to roughly 45% off the windstorm portion, and roof-deck attachment, roof-to-wall connections and secondary water resistance stack on top. That inspection also runs roughly $75 to $150 and credits typically last five years. A buyer underwrites the carrying cost, so a documented Elevation Certificate and wind-mitigation report is one of the cheapest things a Bonita Bay seller can put in a buyer’s hands.

Days on Market as a Pricing Signal

Days on market is not a footnote, it is a price. Inside Bonita Bay the closed medians ran from 3 days at Harbor Lakes and 6 at Riviera at Bonita Bay to 272 at Siena and 375 at Riverwalk, and the standing inventory carries a community-wide median of 125 days. In the corridor, closed medians ranged from 47 days at Horizons and 57 at Seaglass at Bonita Bay to 169 at Estancia and 172 at Azure. When a home sits, the market has already told you something about the asking price. Reading that signal early, and adjusting on purpose rather than by accident, is the difference between one price reduction and three. McGreevy and Comisar work Bonita Bay on the numbers, not on hope, and we will show you the record behind every recommendation we make.

What a Bonita Bay Buyer Underwrites: The Carrying Costs

A Bonita Bay buyer does not underwrite your price in isolation. They underwrite the annual cost of owning it. Every homeowner inside the gates automatically becomes a member of the Bonita Bay Community Association, and the Marina and the Club sit outside that structure as separate entities. That arrangement is what a serious buyer prices.

Community Association Membership Is Automatic With Purchase

This one is settled by the Community Association itself, in its own words. Per the BBCA, “When purchasing property within the gates of Bonita Bay, all homeowners automatically become ‘members’ of the Community Association.” There is no application, no waiting list and no opt out. If you own inside the gates, you are a member of the BBCA from the day you close, and so is your buyer.

The BBCA also states that “Homeowners instantly gain exclusive membership and access to all Community Association Amenities.” For a seller, that is a clean, quotable, first-party sentence you can hand a buyer’s agent without qualification. It is one of the few structural facts about this community that requires no interpretation at all.

What the Community Association Actually Maintains

The BBCA is the entity responsible for the common areas: grounds, roads, streetlights, lake and storm water management, plus all recreational parks including the Private Beach. That is the association’s own description of its scope, taken directly from its Community Association page.

The community assets that sit under that umbrella are substantial. Bonita Bay is an award-winning, master-planned, gated residential community established in 1985, spanning approximately 2,400 acres, home to 3,346 residences across condominiums, high-rises, coach homes and single-family neighborhoods. It is one of only 14 Audubon certified communities. It carries 12 miles of walking and biking pathways, a private beach, a butterfly garden, kayaking and water access, plus pickleball, bocce and basketball courts, all maintained and operated by the BBCA. Entrances are staffed around the clock, at both the northern entrance and the main gate.

Two more items belong in a buyer conversation. The Private Beach facility is located off Hickory Boulevard, outside the gates, newly developed, with concierge services including chair and umbrella set up, a catering kitchen and pavilion reservations. And Bonita Bay was the first gated community nationwide to donate over one million dollars to United Way, a fact the association publishes itself.

The Marina and the Club Are Separately Owned and Separately Managed

Here is the sentence that settles the three entity structure, verbatim from the BBCA Media Brochure of January 2026: “Within the community gates, the Bonita Bay Marina and Bonita Bay Club operate as separately owned and managed member-exclusive entities, each providing distinct amenities and experiences.”

Read that carefully, because most casual descriptions of this community get it wrong. Community Association membership comes with the house. The Marina and the Club do not. The Marina is a full-service facility offering wet slips and dry boat storage plus on-site fueling and light mechanical services, and the BBCA states plainly that additional fees apply. Backwater Jacks, the waterfront restaurant, is open to all residents.

When a buyer asks you what is included, the honest answer is the BBCA amenities. Everything else is a separate conversation with a separate organisation, and we will tell your buyer exactly that.

The Condominium Layer, If You Own in a Tower

Tower sellers carry a second set of underwriting questions that village sellers do not. Two are worth understanding before a buyer’s lender raises them.

South Florida condominium master-policy windstorm deductibles typically run 2% to 5% of insured value. On a large high-rise, that is a very large number, and it is passed proportionally to unit owners as a special assessment. Separately, Florida Statute 627.714 requires a unit owner’s policy to carry at least $2,000 of loss-assessment coverage. Any number above that statutory minimum is practitioner opinion, and we will label it as such rather than presenting it as a rule.

We are not lawyers, insurance advisors or tax advisors. Talk to your CPA or attorney, and talk to your own carrier, before you rely on any of this for a decision.

Jesse McGreevy (239) 898-6072, [email protected] · Marc Comisar (239) 287-5873 · Office 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Top 1% Real Estate Agents Nationally Since 2008.

The Bonita Bay Club and Your Sale

The Bonita Bay Club is member-owned, and membership is optional. It is not automatic with a home purchase. Members acquired the club from the developer in a 2010 buyout, and the Club today operates five 18-hole courses across two campuses. What that means for your specific sale is a question we answer with sources, not assumptions.

Member-Owned Since the 2010 Buyout

The Club has been member-owned since the membership acquired the club property from the developer in 2010. Since that buyout, roughly $250 million of member capital has been reinvested in the Club. The Club operates five 18-hole golf courses across two campuses.

That is the full extent of what we will state about Club ownership and reinvestment on this page, because that is the full extent of what we can source cleanly. You will find pages elsewhere that go much further, with confident dollar figures attached. We are not going to compete with them on confidence. We would rather be the page you can quote to a buyer’s attorney without getting corrected.

Membership Is Optional and Separate From Ownership

The Community Association says this plainly on its own Realtor and Buyer Resources page: “For those who wish to further engage in golfing or other sporting activities, consider joining the exclusive Bonita Bay Club.”

Consider joining. Not “you are enrolled”, not “you must”. Owning a home inside the gates of Bonita Bay makes you a Community Association member automatically. It does not make you a Club member. The two are separate organisations with separate governance, and any listing description that blurs them is doing your buyer a disservice.

The $110 Million Clubhouse Was Approved, Not Started

On May 4, 2026, the Club membership approved a $110 million clubhouse project. Approved is the operative word. A membership vote is not a building permit and it is not a construction start. No construction start date has been published, and we are not going to invent one for you.

So if you are asking whether you should wait for the new clubhouse before you list, understand what you would be waiting on: an approved project with no published permit and no published start. We will not tell you how it is being funded either, because the primary reporting on the approval does not state it. Anyone who tells you otherwise is guessing at your expense.

Your Membership at Sale, and the Question We Cannot Answer for You

This is the single most important Club question a Bonita Bay seller has, and we will not pretend to answer it from a website.

Here is what we will state. Club membership is optional and separately owned from your home. The mechanics that govern what happens to a membership at a sale are set by the Club’s own rules, and those rules are administered by the Club, not by the Community Association and not by your listing agent. The authoritative source is the Bonita Bay Club Membership Office. We characterise nothing beyond that.

What we will do is get you the answer in writing before you go under contract, so that the question is resolved on paper rather than negotiated in the eleventh hour by two people guessing. That single document has more effect on a smooth Bonita Bay closing than almost anything else in the file.

Start here: get your free Bonita Bay valuation, or call Jesse McGreevy direct at (239) 898-6072.

Insurance, Flood Elevation and Structural Reporting

Insurance and structural reporting now move Bonita Bay prices as much as finishes do. A buyer’s lender will ask for an elevation number, a wind mitigation report and, in the towers, structural inspection records. We will not guess your flood zone or your building’s status. We will show you exactly where each answer lives.

The Flood Zone Question, and Why We Will Not Answer It From a Web Page

We are not going to publish a flood zone for Bonita Bay, for any village or for any tower. Not one. Zone is assigned per parcel and per structure, one village can span more than one zone, and no FIRM panel covering this community was pulled for this page. Any page that hands you a single zone for a 2,400 acre community is telling you something it cannot know.

What we can give you is the vocabulary, sourced from county and city material, so you can read your own determination when you pull it. AE is the base floodplain, with a published base flood elevation. VE is the coastal high-hazard velocity zone, carrying the 1% annual chance flood plus wave hazard, and it requires open foundations and breakaway walls with no enclosed living space below base flood elevation. VE rates materially higher than AE. Shaded X is the 0.2% annual chance band. Unshaded X is minimal hazard.

Look your own parcel up at msc.fema.gov, by address. It is free, it takes about two minutes, and it is the only zone answer that means anything for your specific home. For context on the mapping: Lee County’s NFIP community ID is 125124, the countywide FIRM series is the 12071C panel set, and the currently effective coastal FIRM for the Bonita Bay area became effective November 17, 2022, produced by a coastal Risk MAP study that used storm-surge and wave analysis to redraw coastal zones and base flood elevations.

The One Foot Rule, and the Cheapest Document in Your File

This is the highest leverage insurance fact on this page, and it is published by the City of Bonita Springs itself: for each one foot a structure sits above the required base flood elevation, annual flood premiums drop by nearly 50%. For each foot below, rates double.

The document that establishes where your structure actually sits is an Elevation Certificate, and it costs roughly $75 to $150. Think about the leverage in that. For the price of a nice dinner, you can hand a buyer a document that settles the single largest variable in their annual carrying cost. When we list a Bonita Bay home where elevation is favourable, that certificate goes in the buyer package on day one, because it converts an unknown into a number.

One structural note worth understanding, and we present it as reasoning rather than as a zone claim: Bonita Bay’s eight towers place habitable floors above parking podiums, so residences sit above base flood elevation even where the site itself carries a higher-hazard designation. That is a fact about how the buildings were built, not a substitute for your own parcel determination.

The Community Rating System Discount, and What We Do Not Know

The National Flood Insurance Program’s Community Rating System gives policyholders a discount based on the class earned by their community. Here is the part that most pages get wrong.

Bonita Bay is inside City of Bonita Springs limits. Incorporated municipalities participate in the Community Rating System separately from unincorporated Lee County. So a Bonita Bay policy’s CRS discount follows the City’s class, not the county’s. Unincorporated Lee County holds Class 5, which carries a 25% discount, and you will find pages that quote that 25% for Bonita Bay. We do not know the City’s class, so we will not tell you Bonita Bay gets 25%. The route to the answer is the City’s CRS Floodplain Management Plan annual progress report.

Also worth knowing: the City operates a Hurricane Ian CDBG-DR grant program and a Voluntary Home Buyout Program for repetitively flooded properties.

Wind Mitigation Credits, and What They Are Actually Worth

Florida requires insurers to apply wind-mitigation credits once a licensed inspection documents qualifying features. Those credits are applied to the windstorm portion of the premium, not the whole premium, which is a distinction that trips up a lot of sellers.

Per the Florida CFO’s consumer guide on premium discounts for hurricane loss mitigation, a hip roof versus a gable runs roughly 20% lower. Impact windows can take up to roughly 45% off the windstorm portion. Reinforced roof-to-wall connections, roof-deck attachment and secondary water resistance stack further on top of that. The inspection costs roughly $75 to $150 and credits typically last five years.

My Safe Florida Home matches $2 for every $1 spent on hardening, up to $10,000, but it excludes condominium units and most higher-value homes, so its practical applicability at Bonita Bay price points is limited. Grant programs also change by legislative session, so verify current terms before you count on them.

Milestone Inspections and Structural Integrity Reserve Studies

Two Florida requirements now sit at the centre of every high-rise condominium transaction in this state, and a Bonita Bay tower buyer will ask about both.

Milestone Structural Inspections are required for condominium buildings of three or more stories, triggered at 30 years and every 10 years after, or at 25 years if the building is within 3 miles of the coastline.

Structural Integrity Reserve Studies, known as SIRS, are required for buildings of three or more habitable stories regardless of age. A SIRS must cover roofs, load-bearing walls, waterproofing, plumbing and fire systems, with remaining useful life, replacement cost and a 25-year funding plan, and it is redone every 10 years. The initial SIRS deadline was extended to December 31, 2025 under HB 913. This area has been amended in two consecutive legislative sessions, so confirm current requirements at the time of your sale.

Applying that to Bonita Bay as reasoning: all eight Bonita Bay towers are three or more stories and within three miles of the coast, so the 25-year milestone trigger governs them, and all eight were required to have completed an initial SIRS by December 31, 2025. What we do not know is where any individual building stands on either requirement. Per-building milestone and SIRS completion status, master-policy deductibles, reserve funding levels and any special assessments are association records that we have not obtained. That is the single highest-value gap on this page, and section 22 tells you exactly how to close it for your building.

What Hurricane Ian Actually Did Here, and Why It Matters to a Buyer

Buyers ask. Answer it with the record rather than with reassurance.

Hurricane Ian made landfall September 28, 2022. The National Hurricane Center’s surge forecast for the Englewood to Bonita Beach stretch was 12 to 16 feet above ground, and realized surge in the Bonita Springs area was on the order of 12 feet. The surge, as reported by WUSF, hit the beach first and then came right up the river, meaning the Imperial River and Spring Creek estuary system that defines Bonita Bay’s western and southern edge.

The best inside-the-gates primary account is the Bonita Bay Club’s own Hurricane Ian update of October 13, 2022. It reported the clubhouse, racquets building, lifestyle center, pro shop and breezeway in good shape with minimum impact; the cart barn flooded, with the fleet moved to high ground beforehand; tennis courts and lighting in rough shape; and the closing issue being golf course bridges rendered structurally undrivable rather than flooded greens. Within roughly two weeks, two golf courses, half the tennis and pickleball courts, dining and the lifestyle center were back to normal. The inland Naples East campus fared much better.

Post-Ian repair demand inside Bonita Bay concentrated on roofs, windows, doors, building envelope and water-intrusion remediation, not surge flooding of residences. The Private Beach Park, on Little Hickory Island, sustained total destruction and its rebuild is a documented hardening case study: concrete construction, breakaway walls, removable grills, weather-resistant materials, native dune vegetation for shoreline stabilisation, reduced lighting and a turtle fence. The BBCA has also commissioned Stantec to prepare a Vulnerability Assessment of parks, golf courses, trails, roadways, lakes, natural areas, the Private Beach, the Club and the Marina against sea-level rise, storm surge, extreme rainfall, heat, wind and saline intrusion.

One market-wide count, with no cause asserted: Citizens Property Insurance transferred more than 546,000 policies through 2025, and the statewide count fell to roughly 385,000 to 395,000 at the start of 2026 from 936,182 at the start of 2025. Those figures are roughly seven months old and should be re-verified before you rely on them.

Location Value: Healthcare, Access and Schools

Bonita Bay’s location value rests on three checkable structures: a dense concentration of named medical facilities within a few miles, direct US 41 frontage with defined interstate access, and a Lee County school system that places students by choice application and lottery rather than by address. We report each as fact, not as a proxy for anything else.

The Healthcare Concentration Around Bonita Springs

“Great healthcare nearby” is not a fact. Named facilities at stated addresses are.

NCH lists 14 facilities inside Bonita Springs alone. Among them is an HSS at NCH Medical Group Orthopedics and Spine practice, reflecting the Hospital for Special Surgery affiliation, at 24040 S Tamiami Trail, alongside the NCH Rooney Heart Institute, cardiac rehabilitation, wound care, outpatient therapy, imaging and lab services. NCH also operates a freestanding 24/7 Emergency Department at 24040 S Tamiami Trail, Bonita Springs FL 34134, (239) 624-6900.

A named orthopedic and spine practice carrying that affiliation, roughly two miles from the gate, is something a buyer can verify in thirty seconds. That is the kind of location fact that survives scrutiny.

Lee Health Coconut Point and the Wider Hospital Picture

Lee Health Coconut Point, at 23450 Via Coconut Point, Estero FL 34135, (239) 468-0000, provides 24/7 emergency medicine, gastroenterology, general surgery, imaging, orthopedics, primary and pediatric primary care, obstetrics and gynecology, lab, women’s care, cardiovascular services, rehabilitation and pharmacy, plus the Healthy Life Center, Breast Health Center, Heart Institute, cardiac rehabilitation, Golisano Pediatrics, outpatient surgery, pain management and pulmonology.

Two accuracy notes we hold ourselves to. Coconut Point is outpatient in everything we have verified, so we do not imply a hospital in Estero. And Lee Health now describes itself as a private not-for-profit system, so the older public-system language that still circulates in this market is out of date.

For inpatient care, Gulf Coast Medical Center is a 699-bed hospital, and a new Lee Health Fort Myers campus is under construction with an anticipated 2028 opening. The genuinely unusual fact here is structural: two independent 24/7 freestanding emergency departments operated by two competing health systems, both within a short drive of the same gate.

Access Structure, With No Drive Time Attached

We publish no drive-time number on this page. Not to the airport, not to the beach, not to a hospital. Every drive-time figure we hold lacks an origin point, a capture date and a departure time, and in a seasonal market a number captured in July is close to fiction in February.

What we publish instead is the access structure, because it is geographically stable and independently checkable. Bonita Bay fronts US 41 directly. Its interstate access is I-75 Exit 116 at Bonita Beach Road. Lee Health Coconut Point sits off I-75 Exit 123.

If you want a drive time for your listing materials, we will measure it from your actual address, on a stated date, and publish both a season and an off-season figure. That is a real number. A round figure copied off a competitor’s page is not.

Lee County Schools: Choice Application and Lottery, Not Zoning

“Zoned” is the wrong word for Lee County, and using it misleads sellers and buyers alike. Lee County operates a choice application through the Focus Parent Portal, with placement set by a School Choice Lottery and an automatic waitlist for students who miss their first rank. Open enrollment opens at the end of January, and the waitlist runs in three phases. The authoritative source is the district’s own student enrollment page.

The 2025-2026 FLDOE letter grades, released in July 2026: Spring Creek Elementary B, up from C; Bonita Springs Middle Center for the Arts B; Bonita Springs High School B, up from a C two years ago; Bonita Springs Charter School A. For district context, Lee County held a B for 2025-2026 with its highest point total in a decade, 24 schools at A, 29 at B, no D or F schools in the district and 29 schools improving a letter. Collier County earned an A for the ninth consecutive year.

One forward-looking mechanic almost no page carries: FLDOE is raising the grading-scale cut scores for 2026-27. Applying the new scale retroactively would have cut statewide A-rated districts from 34 to 12. So a school that merely holds its letter next summer has improved, not stood still.

Private options within a realistic drive include Community School of Naples, Seacrest Country Day School, Royal Palm Academy, St. John Neumann Catholic High School, Bishop Verot Catholic High School and Florida SouthWestern Collegiate High School. CSN’s 2026-27 tuition, republished July 22, 2026: grades 9-12 at $36,460, grades 6-8 at $32,260, grades 4-5 at $30,900, grades 1-3 at $28,340 and kindergarten at $27,800, plus a one-time Legacy Fee of $1,150 to $2,150. CSN accepts no federal or state funding, so Florida scholarship programs do not apply there. Every other tuition figure we hold is at least a cycle stale, so we do not publish it.

How Schools Factor Into a Bonita Bay Valuation, Stated Precisely

This needs to be said carefully, so we will say exactly what we mean and nothing beyond it.

Bonita Bay’s corridor product is high-rise condominium inside a golf and club master plan. That housing type is dominated by seasonal and second-home ownership as a matter of occupancy pattern. Because of that product and occupancy mix, school assignment carries less weight as a comparable-level value driver in the tower corridor than view, tower, floor level and club access do. It is not zero across the community, because the ground-level villages do transact to full-time households.

That is a statement about housing product and occupancy pattern. It is not a statement about who lives here, and it is not a statement about desirability. We do not use schools as a stand-in for either, and we will not do it in your listing copy.

Jesse McGreevy (239) 898-6072, [email protected] · Marc Comisar (239) 287-5873 · Office 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Top 1% Real Estate Agents Nationally Since 2008.

What Is Being Built Near Bonita Bay

Development near Bonita Bay runs in both directions, and a seller needs both. Approved, proposed, under review, under construction and completed are five different conditions, and blurring them is how a listing conversation goes sideways. Every project below carries its status and its date, including the ones that do not help your price.

Potentially Supportive of Value

The Club’s $110 million clubhouse project was approved by the membership on May 4, 2026. Approved, not permitted, not under construction. Alongside it, roughly $250 million of member capital has been reinvested since the 2010 buyout.

On the environmental side, Estero Bay Aquatic Preserve, Florida’s first aquatic preserve, comprises more than 11,000 acres of sovereign submerged lands and sits on Bonita Bay’s water frontage. The Imperial River Basin Management Plan was adopted in November 2012, and the City operates a Felts Avenue bioreactor that filters downtown stormwater through wood chips and pea gravel to strip nitrogen before it reaches the river, plus an ongoing surface water quality monitoring program. USGS gauge 02291500 on the Imperial River is a live, permanent, publicly checkable water-data record, which makes it the most durable civic citation attached to this community.

Nearby, Imperial 41 broke ground December 11, 2025: 120 apartments and 19,000 square feet of commercial off Old 41, with completion projected in 2027, roughly three to four miles north.

Potentially Adverse, Reported as Honestly as the Rest

A one-sided pipeline section is worthless to a seller, so here is the other column.

Pelican Landing MPD, Lee County case DCI2023-00052, is UNDER REVIEW on the county’s May 17, 2026 docket. Approximately 430 acres would be rezoned to MPD for 729 dwelling units, being 100 single-family and 629 multi-family, plus 25,000 square feet of office, 27 golf holes and 318 hotel rooms, with a companion DRI amendment. It sits immediately south across Coconut Road, and it is the largest pending intensification next to Bonita Bay. Under review is not approved, and we will not report it as though it were.

Revana Lakes cleared a 4-3 comprehensive-plan vote on October 15, 2025, over a 1,200-signature petition and against the City’s own Local Planning Agency recommendation. It still requires state review and zoning.

And the clubhouse project cuts both ways. If it proceeds, it means multi-year construction inside the gates.

The Road Projects, With Their Funding Status Attached

At your front door, US 41 at Bonita Beach Road, FDOT project FPID 444321-1, is a partial Displaced Left Turn. It received Location and Design Concept Acceptance on July 25, 2025, and design is funded at $3.5 million in FY2026. The project adds a northeast-quadrant connector to Arroyal Road and a 12-foot shared-use path, running roughly one mile. Right-of-way and construction are unfunded, so no build date exists.

Bonita Beach Road six-lane widening, Lee County DOT Phase III, is stalled. Two miles from Windsor Boulevard to Old US 41, with neither right-of-way nor construction funded, and expectations running roughly six to ten years out.

The Old 41 (CR 887) four-lane widening PD&E, FPID 435110-1, held a public hearing on November 20, 2025, covering 2.73 miles with a construction estimate of roughly $83 million.

What We Have Not Checked, and Will Not Pretend Otherwise

No planned-development rezone filed under the name “Bonita Bay” appears on the county’s May 17, 2026 report. That sounds like good news, and it is not usable as such, for a specific reason: Bonita Bay is inside City of Bonita Springs limits, so a city-side application would never appear on a county docket, and the city docket was not pulled. We will not tell you nothing is pending near the entrance, because we did not look in the place where a city filing would be.

Every FDOT and county status above is more than 90 days old at the time of writing and needs re-verification before you rely on it in a negotiation. When we take a Bonita Bay listing, we pull the current city and county dockets by case number as part of the pricing work, because a pending 318-room, 729-unit application across the road is a question your buyer’s agent will ask, and the answer should not be a shrug.

Get the current picture with your valuation: request your free Bonita Bay valuation, or call Jesse McGreevy direct at (239) 898-6072.

What Your Bonita Bay Home Could Rent For

Owners weighing sell against hold ask what the home would rent for. Bonita Bay’s rental record on the SW Florida MLS Matrix, as of August 3, 2026 and covering the trailing 365 days, shows 59 records: a median seasonal rate of $8,500 with a range of $5,000 to $27,500. These figures exist to answer an owner’s question. We do not market to tenants.

What the Rental Record Actually Shows

The 59 rental records break down as 41 active and 18 rented within the trailing 365 days, per the SW Florida MLS Matrix as of August 3, 2026.

A seasonal rate was quoted on 49 of those 59 records, with a median of $8,500 and a range of $5,000 to $27,500. A monthly rate was quoted on only 10 of 59, with a median of $5,750. We publish the seasonal median as the meaningful figure, and we flag the monthly number as resting on ten records, which is thin enough that you should treat it as an indication rather than a benchmark.

Note also that the rental count moved barely at all across our two pulls, from 57 on June 12, 2026 to 59 on August 3, 2026, while standing sale inventory fell from 86 to 59 over the same window. We report those as counts. We assert no cause for either, and we do not forecast from them.

Seasonal Medians by Village

Seasonal medians vary across Bonita Bay by roughly a factor of five, per the same SW Florida MLS Matrix pull. Where a village is absent below, the rate field was simply not populated, which is not the same as a rate of zero.

Marina Isle $27,500 · Hidden Harbor $25,000 · Sanctuary $20,000 · Seaglass $20,000 · Bay View $13,000 · Vistas $12,500 · Esperia South $11,750 · The Hamptons $11,500 · Riviera $11,000 · Wedgewood (village) $9,000 · Crossings $9,000 · Waterford $9,000 · Bay Pointe $8,650 · Oakwood Carriage Home $8,500 · Oakwood Villas $7,500 · Harbor Lakes $7,350 · Oakwood $7,350 · Greenbriar $7,000 · Wedgewood at Bonita Bay $7,000 · Whiskey Pointe $6,500 · Sandpiper $6,000 · Wild Pines $5,400.

Reading Rent Against Sale, Honestly

A seasonal rate is not an annual yield, and treating it as one is the most common error owners make in this analysis. The rental figures above are the gross quoted rate on the records that carried one. They are before association obligations, insurance, management, turnover, wear, vacancy between seasons and any tax consequence, and the last of those belongs with your CPA, not with us.

There is also a documentation point that owners miss. If you rent and later sell, your buyer will be underwriting the same carrying costs and structural reporting covered in the sections above, and a rental history does not change any of it. If you want a side-by-side of hold versus sell using your actual village’s closed comparables and its seasonal median, we will build it. We are not going to hand you a rule of thumb.

Timing Your Bonita Bay Sale

Timing in Bonita Bay is village-specific, not community-wide. Per the SW Florida MLS Matrix, as of August 3, 2026 and covering the trailing 365 days, standing inventory sits at 59 listings with a median 125 days on market, while closed days on market range from a median of 3 days in one village to 375 in another. That spread is the real timing story.

Days on Market Splits by a Factor of Sixty Inside One Gate

Among closed sales over the trailing 365 days, median days on market ran to 3 days at Harbor Lakes and 6 days at Riviera at Bonita Bay, against 375 days at Riverwalk and 272 days at Siena. Those are medians within the same gated community, in the same year, on the same MLS.

Other reference points from the same pull: Arbor Strand at 11, Creekside at 22, Wedgewood at Bonita Bay at 23, Woodlake at 25, Anchorage at 26, Harbor Landing at 30, Waterford at 33, Burning Tree at 34 and Sandpiper at 42, moving up through Bay Harbor at 210 and Bay Pointe at 224.

The practical takeaway for a seller is simple. A community-wide “average days on market” figure is close to useless in Bonita Bay, because your village may sit at one extreme or the other. Price your expectations to your village’s number, not to the community’s.

What the Towers Show

Median closed days on market by tower, trailing 365 days, per the SW Florida MLS Matrix as of August 3, 2026: Horizons 47, Seaglass 57, Tavira 99, Esperia South 110, Vistas 125, Estancia 169, Azure 172. Omega recorded no closed sales in the trailing 365 days.

Standing inventory tells a second story. Median days on market on active tower listings runs from 85 at Estancia and 115 at Tavira up through 157 at Seaglass and Esperia South, 171 at Omega’s single listing, 190 at Vistas and 238 at Azure. Horizons has five closings and nothing standing at all, while Omega has one listing standing and nothing closed. Those two towers are opposite cases, and neither one can be described with a banded range.

The Inventory Picture, With No Cause Asserted and No Forecast

Two comparable pulls of the SW Florida MLS Matrix, taken under two months apart, recorded Bonita Bay standing inventory at 86 listings on June 12, 2026 and 59 on August 3, 2026. That is a decline of 27 listings, or 31.4%. Over the same period, closings across the trailing 365 days moved from 216 to 223.

Those are counts, and counts are all we will publish. We do not assert why inventory contracted, and we do not forecast prices from it. What we will say is operational rather than predictive: fewer standing listings means fewer directly competing homes on the day you list, and the number of directly competing listings in your specific village is a figure we can pull for you before you decide on a date.

What It Costs to Sell in Bonita Bay

Selling a Bonita Bay home carries documentary stamps at $0.70 per $100 of consideration, title insurance at a promulgated Florida rate, association estoppel and disclosure obligations set by statute, and a negotiable commission. Florida charges no state income tax and no state capital gains tax. Federal capital gains still apply. Talk to your CPA or attorney.

Documentary Stamps and Title

Florida documentary stamps on the deed run $0.70 per $100 of consideration statewide, with Miami-Dade being the exception. On a $750,000 sale, which is the median Bonita Bay closed price over the trailing 365 days per the SW Florida MLS Matrix as of August 3, 2026, that arithmetic is straightforward and you can run it yourself.

Title insurance in Florida is issued at a promulgated rate, which means the premium itself is set rather than shopped. Who pays which line, and which closing costs are allocated to which party, remains a negotiated term in the contract.

Association Documents and Estoppel Fees

Two statutory obligations catch Bonita Bay sellers off guard, so plan for both.

Florida Statute 720.401 requires an HOA disclosure summary. Florida Statute 718.503(2)(a)4 requires a condominium seller to give the buyer a current copy of the association’s annual budget before a resale closes. If you own in a tower, that second one applies to you directly.

HOA estoppel fees are capped by Florida Statute 720.30851, with a condominium equivalent provision. Order the estoppel early. In a community with the entity structure Bonita Bay has, document turnaround is one of the most common causes of a delayed closing, and it is entirely avoidable with a few days of lead time.

Commissions, and What Changed in 2024

Commissions are negotiable. They always have been, and any agent who presents a rate as fixed by anything other than your agreement with them is misinforming you.

The post-August 2024 NAR settlement changed how buyer-agent compensation is structured and disclosed. The practical effect for you as a Bonita Bay seller is that compensation arrangements are now an explicit, negotiated and documented part of the listing conversation rather than an assumed line. We will walk you through the actual options on your file and what each one does to your net, in writing, before you sign anything.

Taxes, and the Line We Do Not Cross

Florida has no state income tax and no state capital gains tax. Federal capital gains still apply.

One point that matters disproportionately in Bonita Bay: a second home or an investment property does not qualify for the primary-residence exclusion. Given the housing product here, that catches a meaningful share of sellers by surprise late in the process, which is the worst possible time to learn it.

We are real estate brokers. We are not attorneys, and we are not tax advisors. Everything in this section is information, not advice. Talk to your CPA or attorney before you make a decision based on any of it, and do it early enough that the answer can still change your strategy.

Jesse McGreevy (239) 898-6072, [email protected] · Marc Comisar (239) 287-5873 · Office 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Top 1% Real Estate Agents Nationally Since 2008.

What We Do Not Know About Your Building, and Where to Get It

There are facts about your specific Bonita Bay home that no website can honestly publish, including ours. Your flood zone, your building’s structural inspection status, your association’s reserve position and how a Club membership moves at sale are all determined per parcel, per building or per rulebook. Here is every gap, and the exact source that closes it.

Your Building’s Records, the Highest-Value Gap on This Page

For a Bonita Bay tower seller, this is the list that decides whether your transaction is clean or contentious.

We do not know your building’s milestone inspection completion status, its SIRS completion status, its master-policy deductible, its reserve funding level, or whether it carries any special assessment, pending or approved. Those are association records. We have not obtained them, and we will not infer them from the age of the building or from what a neighbouring tower did.

We also do not publish build years for any of the eight towers. The figures we previously held traced back to a competitor’s IDX feed, which is not a source, so we dropped them. The authoritative record is the Lee County Property Appraiser at leepa.org.

Where to get the rest: the association estoppel and the tower’s own records, requested directly. When we take a listing here, assembling that package is the first thing we do, because every one of those items is a question a buyer’s lender or attorney will raise, and a seller who has the answers in hand negotiates from a completely different position than one who is discovering them under contract.

Community and Club Items We Deliberately Hold

The BBCA resale or capital assessment. You will find a widely repeated figure describing a resale reserve assessment as a percentage of sale price with a cap. Its only source was a website that no longer resolves in DNS. We attempted to re-source it this session across the BBCA’s live site, the January 2026 Media Brochure, the Community Association page and the Realtor and Buyer Resources page, and it does not appear on any of them. So we hold it. The route back is a recorded amendment in the Lee Clerk Official Records, or an association document obtained directly from the BBCA at 3451 Bonita Bay Blvd #200, Bonita Springs, FL 34134, telephone 239-495-8111.

Club membership at sale. Membership is optional and separately owned, transfer mechanics are governed by the Club’s own rules, and the source is the Bonita Bay Club Membership Office. We characterise nothing further, and we publish no Club dollar figure.

Community Development District status. We have not verified whether any CDD applies to Bonita Bay or its neighbours, so we will not assert that one does or does not exist. The routes are the Florida Commerce Special District Accountability Program list and a leepa.org TRIM notice showing the actual non-ad-valorem line items on your parcel.

Two smaller items, for completeness. The Marina’s slip counts and maximum boat size are unresolved across our sources, so we publish none. And the BBCA prints a Private Beach reopening date without a year, so we do not publish a reopening year.

Flood, Mapping and Measurement Items

Your flood zone. Not published, per parcel and structure. Pull it yourself at msc.fema.gov.

The City of Bonita Springs CRS class and discount percentage. Not obtained, so no discount percentage for Bonita Bay appears on this page. The source is the City’s CRS Floodplain Management Plan annual progress report.

The revised preliminary FIRM. A revised preliminary FIRM dated December 4, 2025 was expected to become effective in summer 2026. It is now August 2026, and we have not confirmed whether it is in force. That is a live, material, checkable question for any Bonita Bay seller, and the source is FEMA or the City floodplain office.

Lee County and City 50% Rule specifics. The figures we held were competitor-sourced and dropped. The sources are leegov.com, City Ordinance 22-05 and FEMA NFIP Unit 8.

Any drive time. Not published. See the access section above for why, and for what we publish instead.

Any seawall, berm, mangrove buffer or drainage engineering claim. Absent from our research entirely, so absent from this page.

Most pages would quietly fill every one of those blanks with something plausible. We would rather you know exactly where the edge of our knowledge sits, because that is the same discipline we bring to pricing your home. When we tell you a number, it is because we have the record behind it.

We will pull the ones that apply to your specific address, in writing, as part of your valuation. Request your free Bonita Bay valuation, or call Jesse McGreevy direct at (239) 898-6072.

Jesse McGreevy (239) 898-6072, [email protected] · Marc Comisar (239) 287-5873 · Office 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008.

Bonita Bay Sellers on Working With Us

Sellers in Bonita Bay and across Bonita Springs hire McGreevy and Comisar for one thing above all: a price recommendation they can trust and defend. The five star reviews below are genuine, verified Google reviews from real clients. McGreevy and Comisar is a top-reviewed Bonita Springs and Bonita Bay listing team on Google Reviews.

What a Seller Said About Our Pricing Recommendation

Pricing is the whole job on a valuation page, so this is the review that matters most here. A condominium seller wrote it after the sale closed.

★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Verified Google review

Read that carefully. The seller is not saying the number was flattering. The seller is saying the number was right, and that it was easy to rely on because nothing about how it was built required a leap of faith. That is exactly what we are trying to hand you for your Bonita Bay home: a defensible number, the comparable sales behind it, and the honest gaps we cannot close.

Bonita Springs and Southwest Florida Sellers in Their Own Words

Three more verified five star reviews, from a Bonita Springs seller, a seller who had already sat on the market, and a buyer who purchased in Bonita Bay itself.

★★★★★ “After my father’s unexpected passing, my family faced the difficult task of selling my mom’s home in Bonita Springs. We were fortunate to work with Marc Comisar.” Verified Google review

★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Verified Google review

★★★★★ “Marc’s attention to detail and deep understanding of the Southwest Florida market gave us so much confidence.” Verified Google review

Every quote on this page traces to our public Google Business Profile. We do not write reviews for ourselves, we do not paraphrase a client into sounding better, and we do not attach a community name to a quote that never mentioned one. If you want to read the full set, go straight to Google.

Want a Free In-Person Bonita Bay CMA?

Yes, and there is no cost and no obligation. A Bonita Bay comparative market analysis from McGreevy and Comisar means we walk your home or tower unit, photograph what a buyer will actually price, pull the closed comparables inside your subdivision from the SW Florida MLS Matrix, and hand you a written value range you can defend.

What Happens When You Ask for the Analysis

You tell us the address, the village or tower, and roughly when you are thinking about selling. We pull every closed sale, active listing and expired listing tied to your Bonita Bay subdivision from the SW Florida MLS Matrix, as of August 3, 2026 on the trailing 365 days, and we look at your floor, your view orientation, your square footage and your condition against them. Then we meet you at the property. You get the number, the comparable sales that produced it, the days on market pattern for your specific village, and a plain list of what we do not know about your building and where to go get it. No listing agreement is required to receive any of that.

Start Here, or Just Call

Use the valuation form on this page to request your free Bonita Bay analysis, or call Jesse McGreevy direct at (239) 898-6072. If you would rather talk it through before anything is written down, that call is the fastest path. We will tell you what your Bonita Bay home is worth today, what the comparables actually support, and what we cannot verify. Marc Comisar is at (239) 287-5873. Email reaches Jesse at [email protected]. There is no pressure to list, and there is no charge for the analysis, whether you sell this season, next season, or not at all.

Frequently Asked Questions: Bonita Bay Home Valuation

Fifty direct answers for Bonita Bay sellers, built on the SW Florida MLS Matrix as of August 3, 2026 on the trailing 365 days, plus first party Bonita Bay Community Association documents and Florida statute. Where the honest answer is that a fact is not established, that is what you will read here.

What is my Bonita Bay home worth?

Your Bonita Bay home is worth what a buyer will pay for your specific subdivision, square footage, view and condition, and the community median is only a starting point. Across the trailing 365 days ending August 3, 2026, 223 Bonita Bay homes closed at a median of $750,000, with a full range of $240,000 to $5,900,000 across 55 subdivisions that transacted. That range is the point. A community wide median tells you almost nothing about your address. Send us your address and we will price your subdivision, not the community.

What is my Bonita Bay condo worth?

That depends heavily on which tower or village your condominium sits in. Among the eight Bonita Bay towers on the corridor, closed medians over the trailing 365 days ran from $925,000 at Vistas and Esperia South up to $2,200,000 at both Tavira and Azure, with Seaglass at $2,000,000 on 13 closings. Dollars per square foot ran from $367 at Vistas to $692 at Seaglass. Village condominiums price differently again. Sandpiper closed 10 sales at a $377,500 median. Tell us the building and the floor and the number tightens fast.

How do I get a home valuation for a Bonita Bay property?

Request one from this page, or call. A real Bonita Bay valuation requires three inputs that no form can guess: your exact subdivision, your view orientation and floor if you are in a tower, and the current condition of the interior. We pull your subdivision’s closed sales, active competition and days on market from the SW Florida MLS Matrix, then walk the property. You receive a written range with the comparables attached. Use the valuation form on this page or call Jesse McGreevy at (239) 898-6072. There is no cost and no obligation.

Why is my Bonita Bay tower unit worth more or less than the identical floor plan upstairs?

Because floor, view orientation and condition are priced separately from square footage in a Bonita Bay tower. The evidence sits in the dollar per square foot spread between buildings that share a corridor and a footprint. Seaglass closed at a $692 median per square foot while Vistas closed at $367, and Azure at $612 against Estancia at $492. Those gaps are larger than any floor plan difference. Inside one building, the same forces separate two identical layouts. An appraiser and a buyer will both price the view.

How should I price a tower condo against a single-family home in Bonita Bay?

You do not price them against each other, because they are different markets inside one gate. The eight towers closed 48 sales over the trailing 365 days at medians from $925,000 to $2,200,000, driven by floor, view and per square foot value. Ground level villages ran a completely different curve, from a $305,050 median at Wild Pines to a $3,117,500 median at Woodlake. The correct comparable set for a Tavira unit is other Tavira and corridor tower sales. The correct set for a Bay Woods home is Bay Woods.

What was the median Bonita Bay sale price over the last year?

The median closed price in Bonita Bay was $750,000 across 223 sales in the trailing 365 days ending August 3, 2026, per the SW Florida MLS Matrix. Treat that as a community wide reference point only. Those 223 sales spread across 55 subdivisions with medians as low as $305,050 at Wild Pines and as high as $3,200,000 at Bay Woods. The community median is a fact about Bonita Bay. It is not a fact about your home. Your subdivision’s own median is the number that will actually inform your list price.

What is the price range of Bonita Bay sales right now?

Closed sales in Bonita Bay over the trailing 365 days ran from $240,000 to $5,900,000. Standing inventory runs a similar spread: 59 active listings from $300,000 to $5,995,000, at a median list price of $999,000. That is roughly a 25 times spread from the bottom of the market to the top inside one gated community, which is unusual and is why a single community figure misleads sellers here. The active median sitting well above the closed median reflects the mix of what is currently listed, not a price movement.

How much does square footage actually drive a Bonita Bay price?

Less than most sellers expect, because dollars per square foot vary enormously by location inside the gate. Over the trailing 365 days, closed median dollars per square foot ran from $238 at Hammock Isle to $845 at Spring Ridge and $830 at Woodlake. That is roughly a 3.5 times spread inside one community, in the same year. Multiplying your square footage by a community average will produce a number that is wrong in one direction or the other. Square footage matters within your subdivision. Across subdivisions it is close to meaningless.

Why do two Bonita Bay listings at the same price carry different monthly costs?

Because ownership in Bonita Bay stacks obligations from separate entities. Every owner inside the gates automatically becomes a member of the Bonita Bay Community Association, which is responsible for common areas including grounds, roads, streetlights, lake and storm water management, and all recreational parks including the Private Beach. On top of that sits a village or condominium association with its own budget, and, if the owner chose it, an optional Bonita Bay Club membership that is separately owned and managed. Two homes at the same price can carry very different totals. Buyers underwrite the total, not the price.

Does an automated online estimate work in Bonita Bay?

No, not reliably, and the data explains why. An automated model needs a dense set of near identical recent sales. Bonita Bay has 55 subdivisions that transacted in a year, 21 of them with a single closed sale, and a dollar per square foot spread from $238 to $845 inside one gate. Models also cannot see your floor, your view orientation, your renovation, or your building’s structural reporting status. They cannot see whether the seller held a Club membership. Use an automated estimate as a rough starting point, then get a real analysis before you set a price.

What is a CMA and how is it different from an automated estimate?

A comparative market analysis is a human built valuation from actual comparable sales, active competition and your property’s specific condition. An automated estimate is a formula applied to public record data. The difference in Bonita Bay is decisive: a CMA uses the closed sales in your subdivision, weights your floor and view, accounts for a village where the median days on market is 3 versus one where it is 375, and states what is unknown. We pull ours from the SW Florida MLS Matrix and we show you every comparable we used. It is free.

How many recent comparable sales does my Bonita Bay subdivision actually have?

It varies from 14 down to one, so this is worth checking before you assume a price. Over the trailing 365 days, Waterford at Bonita Bay led with 14 closings, Seaglass had 13, Harbor Landing, Bay Pointe and Sandpiper each had 10, and Wedgewood had 9. At the other end, 21 of the 55 subdivisions recorded exactly one sale. Omega recorded zero closed sales and has one active listing. Tell us your subdivision and we will tell you exactly how thin or deep your comparable set is.

What if only one home sold in my subdivision this year?

Then you have one data point, not a median, and any honest analysis says so. Twenty one Bonita Bay subdivisions recorded exactly one closed sale in the trailing 365 days, including Spring Ridge at $4,450,000, Rookery Lake at $3,000,000, Marina Isle at $2,400,000 and Hammock Isle at $490,000. We write those as one sale, at that price, never as a median. When your subdivision is that thin, we widen the comparable set to similar product elsewhere in Bonita Bay, adjust for the differences, and tell you plainly how much confidence the range carries.

Does view orientation change what my Bonita Bay condo is worth?

Yes, materially, and it is one of the largest single line adjustments in a tower valuation. The clearest published proxy is the dollar per square foot gap between buildings on the same corridor: Seaglass closed at a $692 median per square foot against Vistas at $367, and the single active Omega listing is asking $950 per square foot. Those spreads are driven by exposure, elevation and outlook, not by floor plans. Inside a single building the same logic separates units. We price the view from your actual balcony, not from a floor plan.

Does a renovation pay back in Bonita Bay?

Sometimes, and it depends on your subdivision’s price band and how your competition presents. We do not publish a blanket return figure, because we do not have a verified one for Bonita Bay and inventing one would be worse than useless. What we can do is show you the closed sales in your subdivision, show you the 59 active listings you would be competing against at a median 125 days on market, and tell you which of them are updated. In some villages, condition is the whole gap. In others, view outranks it.

Is now a good time to sell in Bonita Bay?

The honest answer is that the counts favor a seller who prices correctly, and we will not forecast beyond that. As of August 3, 2026, Bonita Bay had 59 active listings, down from 86 on June 12, 2026, a drop of 27 listings or 31.4% in under two months, while closings held at 223 over the trailing year. Fewer competing listings against steady closing volume is a measurable condition, not a prediction. We do not assert a cause for the change and we do not forecast prices.

How long does it take to sell a home in Bonita Bay?

There is no single answer, and the variation inside Bonita Bay is extreme. Current active listings carry a median 125 days on market. Closed sales split far wider by subdivision: Harbor Lakes closed at a median 3 days on market and Riviera at 6, while Riverwalk closed at a median 375 days and Siena at 272. That is a factor of roughly 60 between the fastest and slowest villages in the same community and the same year. Ask us for your subdivision’s own days on market before you plan your move.

Why is the days-on-market number so different from one Bonita Bay village to another?

Because each village is effectively its own micro market with its own buyer pool and its own inventory depth. Harbor Lakes closed at a median 3 days and Riviera at 6. Riverwalk closed at a median 375 days and Siena at 272. Bay Pointe ran 224 days and Bay Harbor 210, while Wedgewood ran 23 and Creekside 22. Product type, price band and how many similar homes were standing at the same time all drive it. We do not assert a single cause. We do use your village’s actual number when we plan timing.

How much competition do I have as a Bonita Bay seller right now?

Bonita Bay had 59 active listings as of August 3, 2026, spread across 29 subdivisions, at a median list price of $999,000 and a median 125 days on market. Sixteen subdivisions hold two or more listings and 13 hold exactly one. The largest concentrations are Estancia with 5, then Seaglass and Sandpiper with 4 each, and Vistas, Waterford, The Hamptons, Bay Pointe, Wedgewood, Harbor Landing and Wild Pines with 3 each. If your subdivision holds one listing or none, your competitive position is very different.

What happened to Bonita Bay inventory this summer?

Standing inventory fell from 86 active listings on June 12, 2026 to 59 on August 3, 2026, a drop of 27 listings or 31.4%, while closed sales over the trailing 365 days held essentially flat at 223. We counted both figures the same way, from the SW Florida MLS Matrix, roughly two months apart. That is the finding. We do not assert a cause for it, because we have not verified one, and we will not build a price forecast on top of an unexplained count. What it means for you is fewer competing listings today.

What is the best time of year to list in Bonita Bay?

We do not publish a seasonal listing calendar for Bonita Bay because we do not hold verified month by month closing data for the community, and guessing at one would be a disservice. What we do hold is your subdivision’s actual days on market pattern, which is the more useful planning input. If your village closes at a median 3 days, timing is a minor variable. If it closes at a median 375 days, the lead time dominates everything else. Call us with your address and we will build the timeline backward from your village’s real numbers.

Are Bonita Bay values going up or down?

We report counts, not direction, and we do not forecast prices. Here is what is verified as of August 3, 2026, from the SW Florida MLS Matrix: 223 closed sales over the trailing 365 days at a $750,000 median, and 59 active listings at a $999,000 median list price with a median 125 days on market. Active inventory fell 31.4% from the June 12, 2026 pull while closings held. Anyone quoting you a Bonita Bay appreciation percentage or a forecast is telling you something they cannot verify. Ask them for the source.

Should I wait for the new clubhouse to be built before I sell?

There is no construction timeline to wait for, so this decision should not hinge on it. The Bonita Bay Club membership approved a roughly $110 million clubhouse project on May 4, 2026, approximately 140,000 square feet in Florida coastal style, built in two phases on the main campus with an expanded 55th Hole including a sushi bar, a Sunset Lounge and a rooftop bar. A membership vote is not a building permit and not a construction start, and no construction start date has been published. We will not forecast what it does to values.

Does the Pelican Landing rezone next door affect my value?

It is a real pending application immediately south across Coconut Road, and it is under review, not approved. Lee County case DCI2023-00052 proposes rezoning approximately 430 acres to a Mixed Planned Development for 729 dwelling units, being 100 single family and 629 multi family, plus 25,000 square feet of office, 27 golf holes and 318 hotel rooms, with a companion development of regional impact amendment. It appeared on the county’s May 17, 2026 under review docket. Whether it affects your value depends on what is ultimately approved. Track the case number, not a headline.

Does road work at US 41 and Bonita Beach Road affect my value?

Bonita Bay fronts US 41 directly, so the intersection at Bonita Beach Road matters, but the timeline is far less certain than it sounds. FDOT project FPID 444321-1, a partial displaced left turn with a new northeast quadrant connector to Arroyal Road and a 12 foot shared use path, received Location and Design Concept Acceptance on July 25, 2025, with design funded at $3.5 million in fiscal year 2026. Right of way and construction are unfunded, so no build date exists. Separately, the Bonita Beach Road six lane widening Phase III is stalled with neither right of way nor construction funded.

What does it cost to sell a home in Bonita Bay?

Florida seller costs break into a few verified line items. Documentary stamps on the deed run $0.70 per $100 of consideration statewide outside Miami-Dade. Title insurance is charged at a promulgated Florida rate. Association estoppel fees are capped by Florida Statute 720.30851, with a condominium equivalent. Real estate commissions are fully negotiable. Add prorations, any agreed repairs, and your own attorney or closing costs. We will build you a line by line net sheet for your specific Bonita Bay address before you list, so there are no surprises at the closing table.

What is the real estate commission to sell in Bonita Bay?

Commissions are negotiable, always, and there is no standard or set rate in Bonita Bay or anywhere in Florida. Since the National Association of Realtors settlement took effect in August 2024, the way buyer agent compensation is structured, negotiated and disclosed also changed, so what a seller offers a buyer’s agent is now a separate and explicit decision rather than an assumption. We will walk you through both pieces in writing, show you what each choice does to your net, and let you decide. Ask any agent to put their fee and its structure in writing.

What will my net proceeds be?

Your net is your contract price minus your mortgage payoff, documentary stamps at $0.70 per $100 of consideration, title and closing charges at Florida’s promulgated rate, estoppel fees capped under Florida Statute 720.30851, prorated association dues and taxes, negotiated commissions, and any credits you agree to. We build this as a written net sheet against a realistic price range for your subdivision, not against a hopeful number. Ask for it early. Sellers who see the net before they list make better decisions about price, timing and what repairs are worth doing. There is no charge for the net sheet.

What are Florida documentary stamps on the deed?

Florida charges a documentary stamp tax on the deed at $0.70 per $100 of consideration, statewide, with Miami-Dade as the exception. On a $750,000 Bonita Bay sale, which is the community median over the trailing 365 days, that math is straightforward and it is customarily a seller expense in this market. It is a state tax, not a negotiable fee, and it appears on the settlement statement at closing. Your title company calculates and remits it. Confirm the current rate and any local variation with your closing agent, since tax provisions can change by legislative session.

What HOA and association documents do I have to provide a buyer?

Florida statute sets the floor. Florida Statute 720.401 requires a homeowners association disclosure summary. Florida Statute 718.503(2)(a)4 requires a condominium seller to give the buyer a current copy of the association’s annual budget before a resale closes. In Bonita Bay you are typically dealing with two layers, the Bonita Bay Community Association plus your village or tower association, so plan on ordering documents from both. Order early. Document turnaround and estoppel processing are among the most common causes of a delayed Bonita Bay closing, and neither is under your control once ordered.

Is there an estoppel fee, and is it capped?

Yes, associations charge an estoppel fee, and yes, Florida caps it. Florida Statute 720.30851 caps homeowners association estoppel certificate fees, and there is a parallel provision on the condominium side. The estoppel certificate states what the unit or home owes the association as of closing, and no Florida closing agent will disburse without one. In Bonita Bay you will usually need one from your village or tower association and coordination with the Bonita Bay Community Association. Order it as soon as you are under contract. The statutory cap protects you on price, not on turnaround time.

What do Bonita Bay Community Association dues actually cover?

The Bonita Bay Community Association states its own scope in writing. Every owner who purchases property inside the gates automatically becomes a member, and the Association is responsible for common areas including grounds, roads, streetlights, lake and storm water management, and all recreational parks including the Private Beach. It also funds around the clock staffing at the entrances, and it maintains and operates roughly 12 miles of walking and biking pathways, a butterfly garden, kayaking and water access, and pickleball, bocce and basketball courts across approximately 2,400 acres. Your village or tower association budget is separate and additional.

Is there a resale or capital assessment when I sell in Bonita Bay?

We cannot verify this one, and we will not guess at it. A Bonita Bay resale reserve assessment has circulated in the market for years, but the only source we ever traced it to is a domain that no longer resolves. We re-checked the Bonita Bay Community Association’s live site, its January 2026 Media Brochure, its Community Association page and its Realtor and Buyer Resources page this year and found no such provision published on any of them. Get the real answer from the Association directly, or from a recorded amendment in the Lee County Clerk’s Official Records. We will help you pull it.

Will I owe capital gains tax when I sell my Bonita Bay home?

Possibly, and only your CPA can answer it. Here is what is true and what is not. Florida has no state income tax and no state capital gains tax, so there is no Florida level capital gains bill on your sale. Federal capital gains rules still apply, and a second home or investment property does not qualify for the federal primary residence exclusion, which is a common and expensive surprise for Bonita Bay owners. Your basis, your holding period, your improvements and your filing status all change the answer. This is information, not tax advice. Talk to your CPA before you sign a contract.

Can I do a 1031 exchange on my Bonita Bay property?

We cannot tell you, and anyone who answers this in a paragraph is guessing at your facts. What is established is that a like kind exchange applies to investment and business use property, not to a personal residence, and that Bonita Bay holds a mix of primary residences, second homes and rental units, so the answer turns entirely on how your specific property has been used and reported. Structure, timing rules and qualified intermediary requirements are unforgiving and cannot be fixed after closing. Get this from your CPA and a real estate attorney before you list, not after. We will coordinate with them.

Is Bonita Bay Club membership required to own here?

No. The Bonita Bay Community Association states it plainly in its own buyer materials: homeowners instantly gain exclusive membership and access to all Community Association amenities, and for those who wish to further engage in golfing or other sporting activities, they may consider joining the exclusive Bonita Bay Club. The Club is a separate, member owned entity operating inside the gates alongside the separately owned Bonita Bay Marina. Club membership is optional and is not automatic with a home purchase. That distinction matters to buyers, and it should be stated correctly in your listing.

Does my Bonita Bay Club membership transfer when I sell?

We do not know, and this is the single most important Club question a Bonita Bay seller has that we cannot answer from a verifiable source. What is established: the Club is member owned and separately managed from the Community Association, and membership is optional rather than automatic with a purchase. Whether a membership transfers with the home, is resold, or triggers a buy in at closing is governed by the Club’s own rules, and those bylaws sit behind a member login. Get the answer directly from the Bonita Bay Club Membership Office before you market the home. Call us and we will help you frame the questions.

Does having a Club membership help my home sell faster or for more?

We will not put a dollar figure on it, because we do not hold one that we can verify, and a fabricated premium would mislead you at the negotiating table. What is verifiable is the underlying asset: five 18-hole courses across two campuses, Bay Island, Marsh and Creekside by Arthur Hills and Cypress and Sabal by Tom Fazio, with Bay Island reopened in 2023 after a $6.6 million renovation, and approximately $250 million of member capital reinvested since 2010. How your membership status is disclosed and marketed matters. Get the transfer mechanics from the Membership Office first.

What is the $110 million clubhouse project and is it built yet?

It is approved and it is not built. The Bonita Bay Club membership voted to approve a roughly $110 million clubhouse project on May 4, 2026: approximately 140,000 square feet in Florida coastal style, delivered in two phases on the main campus, with an expanded 55th Hole including a sushi bar, a Sunset Lounge and a rooftop bar, and member access to amenities continuing during construction. A membership vote is not a building permit and not a construction start, and no start date has been published. How the project is funded has not been published either, so do not repeat a number.

Does a marina slip add value to my Bonita Bay home?

Water access is a genuine value driver in Bonita Bay, but we will not attach a slip premium we cannot verify. What is established first party: the Bonita Bay Marina operates inside the gates as a separately owned and managed member exclusive entity, full service, with wet slips and dry boat storage plus on site fueling and light mechanical services, and additional fees apply. Backwater Jacks, the waterfront restaurant, is open to all residents. Slip counts and maximum vessel size are reported inconsistently across sources, so confirm your specific slip’s terms with the Marina before you market it.

What flood zone is my Bonita Bay home in?

We cannot tell you from a community map, and no honest agent can. Flood zone is assigned per parcel and per structure, and a single Bonita Bay village can span more than one zone. Look up your exact address at the FEMA Map Service Center. For context, the currently effective coastal flood insurance rate map for this area became effective November 17, 2022, Lee County’s National Flood Insurance Program community identifier is 125124, and the countywide panel series is 12071C. Zone AE is the base floodplain, VE is the coastal high hazard velocity zone, and shaded X is the 0.2% annual chance band. Send us your address and we will pull it with you.

How much does elevation change the flood insurance on my home?

Enormously, and the City of Bonita Springs publishes the figure. For each one foot a structure sits above the required base flood elevation, annual flood premiums drop by nearly 50%. For each foot below, rates double. An elevation certificate documenting where your structure actually sits costs roughly $75 to $150. For a Bonita Bay seller, that is one of the highest return documents you can put in a buyer’s hands, because it converts an unknown carrying cost into a known one. In the towers, habitable floors sit above parking podiums, which is a structural fact worth documenting rather than asserting.

Did Hurricane Ian damage Bonita Bay?

Yes, though the pattern inside the gates was not what many people assume. Ian made landfall September 28, 2022, with a National Hurricane Center surge forecast of 12 to 16 feet above ground for the Englewood to Bonita Beach stretch and realized surge in the Bonita Springs area on the order of 12 feet. The Bonita Bay Club’s own October 13, 2022 update reported the clubhouse, racquets building, lifestyle center and pro shop in good shape with minimum impact, a flooded cart barn, tennis courts in rough shape, and golf course bridges left structurally undrivable. Repair demand inside the gates concentrated on roofs, windows, doors and water intrusion.

What is a wind mitigation inspection worth to my sale?

Often more than it costs, and it costs roughly $75 to $150. Florida requires insurers to apply wind mitigation credits once a licensed inspection documents qualifying features, applied to the windstorm portion of the premium. A hip roof versus a gable runs roughly 20% lower. Impact windows can take up to roughly 45% off the windstorm portion. Reinforced roof to wall connections, roof deck attachment and secondary water resistance stack further. Credits typically last five years. For a Bonita Bay seller, handing a buyer a current wind mitigation report removes a carrying cost unknown at exactly the moment the buyer is underwriting.

What is a milestone inspection and does my Bonita Bay tower need one?

A milestone structural inspection is Florida’s mandatory periodic structural review for condominium buildings of three or more stories, triggered at 30 years and every 10 years after, or at 25 years if the building sits within three miles of the coastline. All eight Bonita Bay corridor towers are three or more stories and within three miles of the coast, so the 25 year trigger is the one that governs them. Whether your specific building has completed its inspection, and what it found, is not something we can look up. Request it from your association. Buyers are asking for it.

What is a SIRS and why is a buyer asking me for it?

A Structural Integrity Reserve Study is required for condominium buildings with three or more habitable stories regardless of age. It must cover roofs, load bearing walls, waterproofing, plumbing and fire systems, with remaining useful life, replacement cost and a 25 year funding plan, and it is redone every 10 years. The initial SIRS deadline was extended to December 31, 2025 under HB 913. Buyers ask because the study drives future assessments, and an underfunded reserve is a future bill. Per building completion status inside Bonita Bay is not public and we do not hold it. Request yours from the association.

What is a master-policy hurricane deductible and why does it matter to a buyer?

It is the association’s own deductible on a windstorm claim, and on a high rise it is a very large number. South Florida condominium master policy windstorm deductibles typically run 2% to 5% of insured value, and that amount is passed proportionally to unit owners as a special assessment after a qualifying event. Florida Statute 627.714 requires a unit owner’s policy to carry at least $2,000 of loss assessment coverage, which is a statutory minimum, not a recommendation. Buyers price this risk. A seller who can produce the current master policy declarations page and deductible removes the guesswork.

Who is the best listing agent for a Bonita Bay home?

Ask any agent for three things before you decide: their actual closed sales in your specific Bonita Bay subdivision, the data source behind their price recommendation, and what they will tell you they do not know. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, have held a Gulfshore Life 5 Star Award for Customer Satisfaction for 20 straight years, and have over $900 million in personal sales. We price from the SW Florida MLS Matrix, we show every comparable, and we publish the gaps. Call Jesse McGreevy at (239) 898-6072.

Can I sell my Bonita Bay home discreetly or off-market?

Yes, and it is a real conversation worth having before you list publicly. Some Bonita Bay owners have privacy reasons, some are testing a number, and some do not want a listing history attached to the address. The trade off is exposure. Bonita Bay had only 59 active listings as of August 3, 2026, and a property marketed privately reaches a fraction of the buyer pool that a fully exposed listing reaches, which can affect price. We will lay out both paths honestly, including what each is likely to cost you, and you decide.

What would my Bonita Bay home rent for instead of selling?

Bonita Bay rental records show a seasonal median of $8,500, drawn from 49 of 59 records where a seasonal rate was quoted, with a range of $5,000 to $27,500. Seasonal medians by subdivision run from $5,400 at Wild Pines and $6,000 at Sandpiper up to $20,000 at Sanctuary and Seaglass and $27,500 at Marina Isle. A monthly rate appeared on only 10 of the 59 records at a $5,750 median, which is too thin to plan around. Weigh the seasonal income against carrying costs, association rules and your tax position with your CPA.

Downloadable Documents

Every document below is linked to its official primary source rather than to a copy we host, so it stays current when the issuing body updates it. Bonita Bay sellers are asked for several of these during a transaction.

If you need any of these pulled and read for your specific Bonita Bay address, call Jesse McGreevy direct at (239) 898-6072 or start your free valuation.

Sources and Authoritative References

Every number on this Bonita Bay valuation page traces to a named source. Market data comes from the SW Florida MLS Matrix, pulled August 3, 2026 on the trailing 365 days. Community facts come from first party Bonita Bay Community Association documents. Statutory and flood facts come from Florida and Lee County government records, listed in full below.

Association and community

1. Bonita Bay Community Association, Media Brochure, January 2026 (PDF)
2. Bonita Bay Community Association, Community Association overview and responsibilities
3. Bonita Bay Community Association, Realtor and Buyer Resources
4. Bonita Bay Community Association, official resident site
5. Bonita Bay Club, Hurricane Ian community update, October 13, 2022
6. Council on Tall Buildings and Urban Habitat, high rise building records
7. Urban Land Institute, master planned community case studies
8. Stantec, coastal and community vulnerability assessment practice

Government and statute

9. FEMA Map Service Center, address level flood map and zone lookup
10. FEMA, National Flood Insurance Program
11. Lee County, flood insurance discounts and FIRM information
12. Lee County government, public records and departments
13. Lee County Community Development, planning and zoning cases
14. City of Bonita Springs, flood protection and floodplain management
15. Lee County Property Appraiser, property record search
16. Lee County Property Appraiser, parcel data and TRIM notices
17. Lee County Clerk of Court, Official Records search
18. Lee County Clerk of the Circuit Court and Comptroller
19. Florida Statute 627.714, condominium unit owner loss assessment coverage
20. Florida Statute 718.503, condominium developer and resale disclosure
21. Florida Statute 720.30851, homeowners association estoppel certificate fee caps
22. Florida Statute 720.401, homeowners association disclosure summary
23. Online Sunshine, the official Florida Statutes
24. Florida Department of Revenue, documentary stamp tax
25. Florida Chief Financial Officer, premium discounts for hurricane loss mitigation
26. My Safe Florida Home, hurricane hardening grant program
27. Citizens Property Insurance Corporation, policy counts and depopulation
28. Florida Department of Environmental Protection, Estero Bay Aquatic Preserve
29. Florida Commerce, Special District Accountability Program
30. Florida Division of Corporations, Sunbiz entity search

Health and education

31. NCH Healthcare System, Bonita Springs locations directory
32. NCH Healthcare System, services and physician directory
33. Lee Health, hospitals, emergency and outpatient services
34. Lee Health, location finder including Coconut Point
35. The School District of Lee County, student enrollment and school choice
36. The School District of Lee County, school zone and boundary lookup
37. The School District of Lee County, district information
38. Florida Department of Education, school and district grades
39. Community School of Naples, tuition and admissions

Transportation and civic

40. SWFL Roads, FDOT project FPID 444321-1, US 41 at Bonita Beach Road
41. SWFL Roads, FDOT project FPID 435110-1, Old 41 widening Project Development and Environment study
42. SWFL Roads, Southwest Florida transportation project index
43. Florida Department of Transportation
44. Lee County Department of Transportation, road projects
45. USGS water data, Imperial River gauge 02291500
46. NOAA National Hurricane Center, storm surge forecasts and archives

News and trade

47. Business Observer, Bonita Bay Club ownership and clubhouse coverage
48. The First Call, Bonita Bay Club clubhouse project approval, May 4, 2026
49. Golf Course Architecture, Bay Island course renovation
50. Club and Resort Business, Bay Island reopening coverage
51. WUSF, Hurricane Ian storm surge reporting for the Bonita Springs area
52. National Association of Realtors, buyer agent compensation settlement changes

Documents, records and lookup tools

53. Bonita Bay Community Association, Open House Guidelines (PDF)
54. Lee County Flood Insurance Study, 12071CV series (PDF)
55. Florida Department of Financial Services, Premium Discounts for Hurricane Loss Mitigation (PDF)
56. Florida Department of Education, School Grades results packet 2026 (PDF)
57. Florida DBPR, licence verification
58. Lee County flood zone information

Additional primary references

59. City of Bonita Springs, flood protection information
60. Bonita Bay Club, Hurricane Ian update, October 13 2022
61. Bonita Bay Marina
62. Bonita Bay Club

McGreevy and Comisar, Southwest Florida

McGreevy and Comisar is a Southwest Florida real estate team based in Bonita Springs, minutes from the Bonita Bay gates, serving sellers throughout Bonita Bay, Bonita Springs, Estero, Naples and Fort Myers. Jesse McGreevy and Marc Comisar have built their business on verifiable numbers, straight answers, and telling sellers what they do not know.

Recognition and Track Record

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Learn more about the team at Domain Realty Group.

McGreevy and Comisar and the Domain Realty Group team are brokered by Domain Realty, a licensed Florida real estate brokerage regulated by the Florida Real Estate Commission (FREC) under the Florida Department of Business and Professional Regulation. Licence status for any Florida brokerage or agent can be verified directly at https://www.myfloridalicense.com/wl11.asp. Nothing on this page is legal, tax or investment advice.

Contact McGreevy and Comisar

Jesse McGreevy (239) 898-6072, [email protected] · Marc Comisar (239) 287-5873 · Office 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.

Ready for a free, no obligation Bonita Bay valuation? Use the valuation form on this page or call Jesse McGreevy direct at (239) 898-6072.

McGreevy and Comisar are licensed Florida real estate professionals with Domain Realty, and all real estate services described on this page are provided through that brokerage. All information on this page is provided for informational purposes and is not tax, legal, insurance or engineering advice. Consult your CPA, attorney, insurance professional or licensed inspector for guidance on your specific situation. McGreevy and Comisar is committed to the letter and the spirit of U.S. policy for the achievement of equal housing opportunity throughout the nation. We encourage and support an affirmative advertising and marketing program in which there are no barriers to obtaining housing because of race, color, religion, sex, handicap, familial status or national origin.