A Bonita Beach value turns on the building, the water, the flood elevation and the association’s reserves. We value your home from Lee County recorded sales in your building or on your street.
Home › Bonita Springs › Bonita Beach › What Is My Bonita Beach Home Worth?
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty.
Updated October 2026
A Bonita Beach home is worth what the recorded sales in its own building, or on its own side of Hickory Boulevard, say it is worth, and on this island those numbers run from a $199,900 condominium to a $14,079,525 new house inside one year. Lee County recorded 98 qualified Bonita Beach sales in the 12 months to September 25, 2026, at a $635,000 median: condominiums at $510,000, or $553.90 per square foot of county heated area, and houses at $2,462,500, or $1,058.18 per square foot. McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and the #5 real estate team in Florida in the 2026 RealTrends rankings, and we value Bonita Beach homes from those records, not from a portal's estimate. For the full picture of the strip, start with our Bonita Beach real estate guide; for the city around it, see our Bonita Springs area guide.
If you are comparing who should value and sell your home, our guide to the best real estate agents on Bonita Beach sets out the criteria we would use ourselves. Use the Bonita Beach valuation form below, or call Jesse McGreevy direct at (239) 898-6072, and we send the recorded comparables behind your number, labelled by date and source.
Your Bonita Beach home is worth what comparable homes in the same building or on the same side of Hickory Boulevard recently sold for, adjusted for floor or lot, elevation, age and the condominium's file. In the 12 months to September 25, 2026, Lee County recorded Bonita Beach condominiums at a $510,000 median and houses at $2,462,500.
Data updated: October 2026 (Lee County Property Appraiser public roll of October 11, 2026 and recorded sales, our analysis, September 26, 2025 to September 25, 2026; Southwest Florida MLS, Bonita Beach area, pulled October 27, 2026).
The island-wide numbers are a starting line, not a value. On the county record, the 98 qualified sales of the latest 12 months had a median of $635,000 and a median of $592.27 per square foot of county heated area. The Southwest Florida MLS, for its own Bonita Beach area, shows 89 closings in the 12 months to October 27, 2026, a $650,000 median, a median of 106.5 days on market and a median sale price at 93.79 percent of the final list price. Those MLS measures tell you how close to the asking price a well-priced home actually closes, which is the gap your valuation has to be honest about.
Every valuation we write for a Bonita Beach home starts with four numbers: the recorded sales in your building or on your stretch of road in the latest 12 months, the price per square foot of those sales, the days on market and sale-to-list ratio of the MLS closings, and the active listings you would compete with, 88 of them on October 27, 2026. Then we adjust for what makes your home different.
A condominium valuation is a building valuation first: the building's sales, its fees, its milestone inspection and reserve study, its insurance, and then your floor and view. A house valuation is a land and structure valuation: the lot's side of the road and frontage, its flood zone and base flood elevation, the year built and the elevation of the living floor. The same island produced 77 condominium sales and 20 house sales in 12 months, and the two medians sit nearly five times apart.
How to get a free valuation, why online estimates miss Bonita Beach values, how we value a home here, the county record and the comparables, whether values are rising or falling, how the county's just value differs from a price, what the land is worth, how flood, insurance and condominium rules move value, what costs take out of the price, how Bonita Beach compares with Barefoot Beach and Bonita Shores, an in-person valuation, and more than thirty valuation questions answered directly.
Enter your Bonita Beach address in the valuation form at the top of this page and we return a price range built from the recorded sales in your building or on your stretch of Hickory Boulevard. You can also call Jesse McGreevy direct at (239) 898-6072. There is no cost and no obligation.
Data updated: October 2026 (Lee County Property Appraiser recorded sales to September 25, 2026; Southwest Florida MLS, Bonita Beach area, pulled October 27, 2026).
The form takes about a minute. We ask for the address and unit, the bedrooms and baths and anything a public record cannot show: a renovation, a new roof or windows, storm repairs, an elevation certificate, a pending assessment. Then one of us, not an algorithm, builds your range from the recorded comparables, checks it against the MLS days on market and sale-to-list ratio for the same segment, and sends you the comparables we used.
We match your home to the county roll for its year built, heated area and parcel record, pull the qualified and non-qualified deeds for your building or street, read the MLS listings behind them and check the active competition. You receive a range, the five to ten sales we leaned on, and a note on anything that moves your number up or down.
Address and unit number, bedrooms and baths, any renovation since you bought, the storm repair history, and for a condominium the latest notice of any assessment. An elevation certificate or a wind-mitigation report sharpens the number; send it if you have one.
Yes. A broker's price opinion from us carries no fee and no obligation to list. It is not an appraisal: an appraisal is a licensed appraiser's opinion ordered for a lender or a court. Our valuation is a market opinion built to tell you what a buyer is likely to pay.
Bonita Beach recorded 98 sales in the latest 12 months and the MLS showed 88 competing listings on October 27, 2026, so a price built from your own building's or street's recorded sales is the difference between a spring contract and a summer of price cuts. Read our Bonita Beach seller guide and call Jesse McGreevy direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008. Buying your next home too? See our guide to buying a home on Bonita Beach and how we represent buyers across Southwest Florida, or call Marc Comisar at (239) 287-5873.
A portal's automated estimate reads square footage, bedrooms and nearby sales, but on Bonita Beach the value is in what those fields do not carry: the side of the road, the floor, the base flood elevation, the condominium's reserve and inspection file, and the post-Ian deeds the county set aside.
Data updated: October 2026 (Lee County Property Appraiser roll and transfer codes; FEMA National Flood Hazard Layer queried October 17, 2026; Fannie Mae Selling Guide B4-2.1-03, version of August 5, 2026).
Hickory Boulevard runs the length of Little Hickory Island with the Gulf on one side and the back bays on the other. On the county record, the 11 house sales on Hickory Blvd in 12 months had a $6,000,000 median, while the bay-side streets off it, Bay Rd, Hickory View Dr and Hickory Bay Dr, closed between $750,000 and $942,500. An estimate that averages the island cannot see that line.
Two units with the same floor plan in the same building can be worth very different amounts because one sits five floors higher with an open Gulf view. The MLS listing records the floor; most estimates weigh it lightly. In the Bonita Beach Club alone, nine MLS closings in 12 months ran from $455,000 to $907,000.
The flood insurance a buyer will pay depends on the zone and on how high the home sits relative to the base flood elevation. The City of Bonita Springs notes that each foot above base flood elevation cuts flood premiums by nearly 50 percent and each foot below roughly doubles them. Of ten points we queried on FEMA's National Flood Hazard Layer on October 17, 2026, eight read AE with base flood elevations of 10 to 12 feet and two read VE at 12 and 13 feet. An estimate does not read your elevation certificate.
Most Bonita Beach deeds recorded from 2022 to 2024 carry Lee County transfer code 03, qualified at transfer but physically changed afterwards, so the county's qualified series shows 22, 40 and 6 sales for those years against 116, 79 and 71 recorded deeds over $10,000. A model trained on qualified sales saw almost no Bonita Beach sales in 2024.
Fannie Mae's Selling Guide treats a condominium project with critical repairs, material deficiencies or significant deferred maintenance as ineligible, flags unfunded repairs of more than $10,000 per unit due within 12 months, and makes a project ineligible where a special assessment for a critical repair is not remediated. A building that cannot take conventional loans sells mainly to cash buyers. No estimate reads the reserve study.
A newly built house on Hickory Boulevard closed on August 31, 2026, recorded at $14,079,525 by the county and $14,900,525 by the MLS, after 0 days on market. Older Gulf-front houses that closed in the MLS's 12 months to October 27, 2026 sold between $6,150,000 and $10,000,000 after 18 to 541 days. The gap between a new elevated house and a 1970s house on similar frontage is the largest single adjustment on the island, and it is invisible to an estimate that sees only the square footage.
We value a Bonita Beach home in five steps: the recorded sales of the same product in the same building or on the same stretch of road, the price per square foot of those sales, adjustments for floor or lot, elevation and age, the condominium or flood file, and the active listings a buyer could choose instead.
Data updated: October 2026 (Lee County Property Appraiser roll of October 11, 2026 and recorded sales to September 25, 2026; Southwest Florida MLS, Bonita Beach area, pulled October 27, 2026).
For a condominium we start with closings in your own building in the latest 12 months, then widen to 24 and 36 months if your building is small, and then to the buildings a buyer is touring at the same time. For a house we start with the same side of Hickory Boulevard on similar frontage, or the same bay-side street, and widen the same way. Every comparable carries its deed and, where it exists, its MLS listing.
The county medians, $553.90 per square foot for condominiums and $1,058.18 for houses, are useful to test a number, not to set it. On the Gulf front a large share of a house's value is the lot, so price per square foot of the house overstates small houses on big lots and understates large houses on narrow ones.
We adjust for the floor and view line in a building, for the frontage and side of the road on a house lot, for the year built (981 of the island's 1,436 condominium units date from the 1970s) and for the elevation of the living floor against the base flood elevation.
For a condominium we read the milestone inspection summary, the structural integrity reserve study, the budget and any assessment notice, and we check whether the building is likely to qualify for conventional financing. For a house we read the elevation certificate, the permit history and how much of the city's 50 percent improvement allowance the last five years used.
Finally we test your range against the 88 active listings of October 27, 2026, 45 of them in high-rise buildings, 21 in mid-rise buildings, 1 in a low-rise building and 21 houses. A value a buyer cannot see beside the competing listings is not a value at which your home will sell.
For this page we tracked every qualified sale Lee County recorded on the Bonita Beach strip in the 12 months to September 25, 2026, 98 in all, joined each one to the county roll's 2026 just value, and read the transfer codes of the 2022 to 2024 deeds. We also queried FEMA's map at ten Bonita Beach parcels. What we found is the reason this page exists: the condominium sales closed at a median 1.25 times their just value and the houses at 1.13 times, the bay side is not always the lower flood zone, and the newest houses priced in a different market from the houses beside them.
The county record shows Bonita Beach values holding in a narrow band on the median and wide on the range: 98 qualified sales at $635,000 in the latest 12 months, 167 at $620,000 over 24 months, and 270 at $675,000 over 60 months, with condominiums near $510,000 and houses near $2.5 million.
Data updated: October 2026 (Lee County Property Appraiser public roll of October 11, 2026 and recorded sales, our analysis, windows anchored to September 25, 2026, the newest qualified recorded sale).
| Window (Lee strip, all residential) | Qualified sales | Median |
|---|---|---|
| 12 months, to September 25, 2026 | 98 | $635,000 |
| 24 months | 167 | $620,000 |
| 36 months | 180 | $620,000 |
| 60 months | 270 | $675,000 |
| Product (Lee strip, 12 months) | Homes on the roll | Qualified sales | Median | Median per sq ft of county heated area |
|---|---|---|---|---|
| Condominium units | 1,436 | 77 | $510,000 | $553.90 |
| Single-family houses | 357 | 20 | $2,462,500 | $1,058.18 |
| All residential | 1,793 | 98 | $635,000 | $592.27 |
The 98 include one newly built house recorded at $14,079,525 on August 31, 2026, the only builder's first sale of the year; the other 97 were resales.
| Street (Lee strip, single-family, 12 months) | Sales | Median or prices |
|---|---|---|
| Hickory Blvd | 11 | $6,000,000 median, $875,000 to $10,000,000 |
| Forester Dr | 2 | $1,320,000 and $3,100,000 |
| Bay Rd | 2 | $810,000 and $832,500 |
| McLaughlin Blvd | 1 | $2,862,500 |
| Seagrape Ln | 1 | $2,600,000 |
| Kings Kew | 1 | $1,937,500 |
| Hickory Bay Dr | 1 | $942,500 |
| Hickory View Dr | 1 | $750,000 |
The county record is the deed: the consideration the buyer paid, the date, and whether the Property Appraiser treated it as an arm's-length qualified sale. It does not show how long the home was on the market or what it was listed at. That is why we read it beside the MLS, and why a street with one or two sales is listed sale by sale instead of summarized as a median.
Comparable Bonita Beach condominiums closed from $200,000 at the Beach and Tennis Club to $2,000,000 at Hickory Shores in the MLS's 12 months to October 27, 2026, and houses from $750,000 on Hickory View Dr to $14,900,525 in the MLS for a new house on Hickory Boulevard, which Lee County recorded at $14,079,525. Your comparables are the ones in your own building or on your own stretch of road.
Data updated: October 2026 (Southwest Florida MLS, Bonita Beach area, closed October 28, 2025 to October 27, 2026, pulled October 27, 2026; addresses reduced to the street).
| Building (MLS subdivision field) | Closings, 12 months | Low | High |
|---|---|---|---|
| Beach and Tennis Club | 23 | $200,000 | $425,000 |
| Bonita Beach Club | 9 | $455,000 | $907,000 |
| Bay Harbor Club | 5 | $450,000 | $740,000 |
| Dolphin Way of Hickory Point | 4 | $275,000 | $495,000 |
| Casa Bonita II | 4 | $675,000 | $796,000 |
| Sea Isles | 3 | $395,000 | $600,000 |
| Seascape | 2 | $650,000 | $696,550 |
| Ambassador | 2 | $650,000 | $1,147,000 |
| The Egret | 2 | $615,000 | $970,000 |
| Casa Bonita I | 2 | $850,000 | $1,100,000 |
| Windsong | 2 | $620,000 | $680,000 |
| Hickory Shores | 2 | $650,000 | $2,000,000 |
For the building itself, its amenities, rules and history, read our community guides to the Bonita Beach Club, the Bonita Beach and Tennis Club, Bay Harbor Club, Dolphin Way of Hickory Point, Casa Bonita II, Seascape, Sea Isles, Hickory Shores, Ambassador and Solenzara.
Each building has its own McGreevy and Comisar valuation page with its own closings, such as valuing a Bonita Beach Club home, valuing a Bay Harbor Club home, valuing a Seascape home and valuing a Beach and Tennis Club home.
| Closed | Street | Living area (sq ft) | List price | Sold price | Sold as a share of list | Days on market |
|---|---|---|---|---|---|---|
| August 31, 2026 | Hickory Blvd (new house) | 6,386 | $14,900,525 | $14,900,525 (deed $14,079,525) | 100% | 0 |
| February 27, 2026 | Hickory Blvd | 5,633 | $10,750,000 | $10,000,000 | 93% | 326 |
| October 31, 2025 | Hickory Blvd | 5,214 | $10,750,000 | $9,700,000 | 90% | 123 |
| June 24, 2026 | Hickory Blvd | 5,214 | $9,795,000 | $9,500,000 | 97% | 18 |
| April 6, 2026 | Hickory Blvd | 3,699 | $6,495,000 | $6,150,000 | 95% | 541 |
| May 7, 2026 | Hickory Blvd | 4,913 | $3,495,000 | $3,125,000 | 89% | 128 |
| August 4, 2026 | Hickory Blvd | 2,251 | $2,945,000 | $2,325,000 | 79% | 179 |
| August 25, 2026 | Hickory Blvd | 1,663 | $2,198,000 | $2,000,000 | 91% | 283 |
| January 26, 2026 | Hickory Blvd | 1,150 | $1,500,000 | $1,225,000 | 82% | 190 |
| Closed | Street | Living area (sq ft) | List price | Sold price | Days on market |
|---|---|---|---|---|---|
| February 24, 2026 | Cape Hickory Ct | 4,477 | $4,995,000 | $4,750,000 | 28 |
| May 29, 2026 | Forester Dr | 3,314 | $3,600,000 | $3,100,000 | 112 |
| June 22, 2026 | McLaughlin Blvd | 3,540 | $3,499,000 | $2,862,500 | 79 |
| January 23, 2026 | Kings Kew | 3,095 | $2,100,000 | $1,937,500 | 30 |
| April 10, 2026 | Forester Dr | 1,826 | $1,399,000 | $1,320,000 | 33 |
| May 20, 2026 | Hickory Bay Dr | 1,344 | $1,000,000 | $942,500 | 33 |
| December 19, 2025 | Bay Rd | 1,152 | $899,000 | $832,500 | 49 |
| March 31, 2026 | Bay Rd | 1,363 | $860,000 | $810,000 | 46 |
| March 20, 2026 | Hickory View Dr | 1,101 | $789,900 | $750,000 | 194 |
The comparables carry three lessons. Size alone does not set value: one 5,214 square foot Hickory Blvd house sold twice in the year, at $9,700,000 and $9,500,000, while a 4,913 square foot house closed at $3,125,000. Condition and age set the discount: the deepest list-to-sale gaps, 79 and 82 percent, came on older, smaller houses after 179 and 190 days. And the bay-side streets form their own market: a tight $750,000 to $942,500 band for two- and three-bedroom houses.
Bonita Beach values are not moving in one clear direction on the record: the county's 12-month median of $635,000 sits between its 24-month median of $620,000 and its 60-month median of $675,000, and yearly MLS medians swing with the mix of condominiums and houses that happened to sell.
Data updated: October 2026 (Southwest Florida MLS, Bonita Beach area, closings October 2021 to October 27, 2026, pulled October 27, 2026; Lee County recorded sales).
| Year (Southwest Florida MLS, Bonita Beach area) | Closings | Median |
|---|---|---|
| 2022 | 77 | $680,000 |
| 2023 | 46 | $950,000 |
| 2024 | 50 | $750,000 |
| 2025 | 76 | $580,000 |
| 2026, to October 27 | 78 | $668,063 |
In 2023 only 46 homes closed, many of them houses, so the median rose to $950,000; in 2025, 76 closed, most of them condominiums, so the median fell to $580,000. Neither year says that a given home gained or lost that much. Medians from different mixes are not a trend.
What moves a value here is specific: a building's reserve study and assessment, a new flood map or a new elevation certificate, a renovation or a storm repair, the new elevated houses that set the top of the market, and the supply of competing listings, 11.9 months of it on October 27, 2026. We tell you which of those applies to your home.
No. The Lee County Property Appraiser's just value is a mass-appraisal figure as of January 1, and Bonita Beach homes have been selling above it: the 12-month condominium sales closed at a median 1.25 times their 2026 just value and the houses at 1.13 times.
Data updated: October 2026 (Lee County Property Appraiser public roll of October 11, 2026, 2026 just values; recorded qualified sales September 26, 2025 to September 25, 2026; our analysis).
| Product (Lee strip) | Median 2026 just value on the roll | Homes | Median sale price as a multiple of just value (12-month sales) |
|---|---|---|---|
| Condominium units | $407,024 | 1,436 | 1.25 |
| Single-family houses | $1,933,168 | 357 | 1.13 |
A just value is built for taxation from sales and costs across many parcels at once, as of January 1, and it lags the market. A sale price is what one buyer paid for one home on one day. Your tax bill also rests on assessed value, which for a homestead is capped by Save Our Homes at the lower of 3 percent or inflation each year and resets to just value on January 1 after a sale.
Use the just value as a floor test, not as a price. If your valuation came out below your just value, something in the comparables needs a second look. If a buyer quotes your just value as a price, the 12-month record says Bonita Beach homes have been trading above it.
The land under a Bonita Beach house is most of its value on the Gulf front. Lee County recorded 12 vacant-coded lot sales on the strip in the 24 months to September 25, 2026, at a $1,337,500 median and as high as $8,200,000, and buyers who plan to rebuild price older houses as lots.
Data updated: October 2026 (Lee County Property Appraiser recorded sales of parcels coded vacant at the time of sale, September 26, 2024 to September 25, 2026, our analysis; roll of October 11, 2026).
| Sale date | Street | Price |
|---|---|---|
| October 21, 2024 | Hickory Blvd | $8,200,000 |
| November 15, 2024 | Hickory Blvd | $6,150,000 |
| February 13, 2025 | Cypress Ln | $1,300,000 |
| May 29, 2025 | Cypress Ln | $820,000 |
| July 25, 2025 | Hickory Blvd | $3,412,500 |
| August 6, 2025 | Forester Dr | $950,000 |
| September 12, 2025 | Hickory Blvd | $7,250,000 |
| December 15, 2025 | Hickory Blvd | $1,095,000 |
| December 19, 2025 | Hickory Blvd | $782,000 |
| January 2, 2026 | Hickory Blvd | $5,100,000 |
| March 20, 2026 | Hickory View Dr | $538,000 |
| June 16, 2026 | Hickory Blvd | $1,375,000 |
When the value of an older house as a lot approaches its value as a house, buyers price it as a lot. On the Gulf front, lot sales of $5,100,000 to $8,200,000 reach well into the $6,000,000 to $10,000,000 range of the older Gulf-front houses that sold in the latest 12 months. A valuation of an older Gulf-front house has to show both numbers.
A new house must meet the current flood rules, the city's zoning and, seaward of the state's Coastal Construction Control Line, the Florida Department of Environmental Protection's siting and design rules. Those costs are what a buyer of a teardown subtracts from the lot's value. Our guide to new construction on Bonita Beach covers them.
Flood zone and elevation change what a buyer will pay because they change the insurance the buyer must carry. On Bonita Beach the zones are AE and VE, base flood elevations run about 10 to 13 feet at the points we queried, and the City of Bonita Springs' Community Rating System Class 5 cuts National Flood Insurance Program premiums by 25 percent.
Data updated: October 2026 (FEMA National Flood Hazard Layer, flood hazard zones, ten point queries on October 17, 2026, our reading of the public map layer; City of Bonita Springs flood protection and CRS pages read October 17, 2026).
| Sample point (parcel centroid from the county roll) | Zone | Base flood elevation |
|---|---|---|
| Mid-island, Hickory Blvd near Bay Harbor Club | AE | 11 ft |
| Bay-side house lot, south end | AE | 11 ft |
| Gulf-side house lot, south-middle | AE | 11 ft |
| Bay-side house lot, south-middle | AE | 11 ft |
| Gulf-side house lot, north-middle (built 2023) | VE | 13 ft |
| Bay-side house lot, north-middle (built 2020) | AE | 11 ft |
| Carolands, McLaughlin Blvd, bay side | VE | 12 ft |
| Bonita Beach Club, north end | AE | 12 ft |
| Bonita Beach and Tennis Club, Bonita Beach Rd SW | AE | 10 ft |
| Kinleyland, Kings Kew | AE | 10 ft |
This is our reading of FEMA's public map layer at parcel centroids, not a flood determination for any home. Your home's zone and elevation come from the FIRM panel and its elevation certificate. Two things stand out: the bay side is not automatically the lower-risk side, and base flood elevations differ by up to three feet across the island.
An elevation certificate compares the home's lowest floor with the base flood elevation. The city keeps existing certificates for download, and it notes that each foot above base flood elevation cuts premiums by nearly 50 percent and each foot below roughly doubles them. For a Bonita Beach house, the certificate can move value by more than a kitchen renovation.
FEMA kept the City of Bonita Springs at Class 5 on November 21, 2024, preserving the 25 percent discount for National Flood Insurance Program policyholders in the city. Bonita Shores and Barefoot Beach, in Collier County, are rated separately.
FEMA's Risk Rating 2.0, phased in from October 1, 2021 and applied to all policies from April 1, 2023, prices flood insurance on each building's own characteristics. The zone alone no longer sets the premium, so two homes in the same zone can carry very different costs and sell for different prices.
A current wind-mitigation report, which the My Safe Florida Home program offers free to eligible homesteads along with grants of up to $10,000, can lower a buyer's wind premium. And under City Ordinance 22-06, improvements adding up over five years to 50 percent of the structure's market value require the building to meet current flood rules, which a buyer of an older house prices in.
The National Hurricane Center records 8 to 12 feet of inundation above ground level at Bonita Beach during Hurricane Ian on September 28, 2022. What matters to value now is what was repaired, under which permits, how much of the 50 percent allowance it used, and whether the home sits above today's base flood elevation.
On Bonita Beach, where most condominium buildings date from the 1970s and 1980s, a building's milestone inspection, structural integrity reserve study and lender eligibility move every unit's value. A building with funded reserves and completed repairs sells to financed and cash buyers; one with unremediated critical repairs sells mostly to cash buyers.
Data updated: October 2026 (section 553.899, Florida Statutes; DBPR SIRS reporting page; Fannie Mae Selling Guide B4-2.1-03, version of August 5, 2026; all read October 17, 2026; Lee County roll of October 11, 2026).
A condominium of three or more habitable stories needs a milestone inspection by December 31 of the year it reaches 30 years from its certificate of occupancy, and every 10 years after, under section 553.899; the local official may set 25 years based on proximity to salt water. On Bonita Beach, 1,419 of 1,436 condominium units sit in 1970s and 1980s buildings.
DBPR states that associations had to complete a structural integrity reserve study by December 31, 2025 and report it within 45 days of completion. A buyer's agent can look the building up, and the study's funding plan becomes part of what the buyer pays each month.
Fannie Mae's Selling Guide makes ineligible a condominium project with critical repairs, material deficiencies or significant deferred maintenance, flags unfunded repairs of more than $10,000 per unit due within 12 months, and treats a project with an unremediated special assessment for a critical repair as ineligible. When the building cannot take a conventional loan, the buyer pool narrows to cash buyers and the price follows.
An assessment adopted or expected changes what a buyer will pay, dollar for dollar or close to it, unless the seller pays it at closing. We read the board's minutes and the budget before we write a valuation, so the number reflects what the buyer will learn in the first week of the contract.
In Lee County the seller customarily pays the deed's documentary stamps, 70 cents per $100, and the owner's title policy, whose premium the state sets, plus the negotiated commission and the estoppel. At the strip's $635,000 county median those two statutory items total $7,695.
Data updated: October 2026 (section 201.02, Florida Statutes; Rule 69O-186.003, Florida Administrative Code; both read October 17, 2026; Lee County recorded sales to September 25, 2026).
| Value (Bonita Beach county figure) | Documentary stamps | Owner's title premium | Together |
|---|---|---|---|
| $510,000 (condominium median) | $3,570.00 | $2,625.00 | $6,195.00 |
| $635,000 (all-residential median) | $4,445.00 | $3,250.00 | $7,695.00 |
| $2,462,500 (house median) | $17,237.50 | $8,731.25 | $25,968.75 |
| $6,000,000 (Hickory Blvd house median) | $42,000.00 | $17,325.00 | $59,325.00 |
The commission is negotiable and set by your listing agreement. The closing agent's settlement fee, the estoppel certificate for a condominium (capped by statute and adjusted every five years by the state), the prorated property tax and any assessment payoff complete the net sheet. Our Bonita Beach seller guide walks through each line.
Barefoot Beach, the gated Collier County community at the south end of the road, recorded 25 sales at a $2,800,000 median in its latest county year, against Bonita Beach's 98 at $635,000. The gap is mostly mix: Bonita Beach has 1,436 condominium units priced from about $200,000 and 357 houses; Barefoot Beach is a smaller, higher-priced gated market.
Data updated: October 2026 (Lee County recorded sales to September 25, 2026; Barefoot Beach figures as published on our Barefoot Beach guide from the Collier County Property Appraiser export of August 29, 2026).
| Value question | Bonita Beach (Lee County) | Barefoot Beach (Collier County) |
|---|---|---|
| Latest 12 months of county sales | 98 at $635,000 | 25 at $2,800,000 |
| Condominium market | 77 sales at $510,000 | Mostly the Barefoot Beach Club condominiums |
| House market | 20 sales at $2,462,500 | Beach-lane and bay houses |
| Gate | None | Gated |
| Owner's title policy | Seller customarily pays (Lee) | Buyer customarily pays (Collier) |
| Flood insurance community | City of Bonita Springs, CRS Class 5 | Collier County |
| Our valuation page | You are reading it | Barefoot Beach home valuation |
For a Bonita Beach condominium, Barefoot Beach is rarely the comparison; the buildings up and down Hickory Boulevard are. For a Gulf-front Bonita Beach house, Barefoot Beach's beach-lane houses are a real alternative for the buyer, and the valuation should show where your house sits against them. For a bay-side house, Bonita Shores across Little Hickory Bay, with 24 Collier County sales at a $590,000 median to August 17, 2026, is the nearer comparison.
An in-person comparative market analysis is a walk-through of your home by Jesse McGreevy or Marc Comisar, followed by a written valuation with the recorded comparables, the MLS days on market and sale-to-list ratios, and the adjustments for your floor or lot, elevation, condition and the building's file. It is free and carries no obligation.
Data updated: October 2026 (Lee County Property Appraiser recorded sales to September 25, 2026; Southwest Florida MLS, Bonita Beach area, pulled October 27, 2026).
The walk-through sees what no record holds: the view from your balcony, the finishes, the condition of windows and balcony rails, the lower enclosure of a house and the work the last storm left. Those are the adjustments that separate two units with the same floor plan.
Call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or use the Bonita Beach valuation form and ask for a visit. If you are out of state, we can do it by video and follow up in person when you are here.
McGreevy and Comisar are a top-reviewed Southwest Florida listing team, and the Gulfshore Life Five Star award for customer satisfaction for 21 straight years. These reviews are quoted exactly as clients wrote them.
★★★★★ "Marc sold a house for me and a house for my parents both very efficiently back in 2012. He sold my house in a matter of days while I was on a weekend vacation. Fast forward to 2020. I had another house to sell. I made the mistake of hiring a different realtor for the sale of my home. After months of few showings and no offers, I decided to cut ties and hire Marc (which clearly I should have done in the first place!). My house was under contract in no time and Marc has now officially sold a second home for me!! In the future, I will absolutely not hesitate to hire Marc! I would give him 10 stars if I could! Thanks Marc for your professionalism, efficiency and resulting friendship! You’re the best!!" Verified Zillow review
★★★★★ "I have been dealing with Mark and Jessie since 2006. We have bought and sold app 14 units including my own home, Always professional and a problem solver." Verified Zillow review
★★★★★ "We put our house on the market with a different agent and were not satisfied. So after an interview we felt good about Marc and chose him to market and sell our house. Our decision was a good one. Marc made several recommendations to improve our house which increased interest. He also arranged for an excellent photographer to reshoot our house. This also helped to increase traffic to the house. It didn’t take long for us to receive several offers. Marc was also very active helping us through the close process. Could not have done it without him. I highly recommend Marc when you want to market/sell your home." Verified Zillow review
Your valuation comes from the same partners who would list your home: Top 1% Real Estate Agents Nationally Since 2008. Call Jesse McGreevy direct at (239) 898-6072.
These are the valuation questions Bonita Beach owners ask us most, answered from Lee County's recorded sales and roll, the Southwest Florida MLS, FEMA's flood map and Florida law. For a number for your own home, use the valuation form or call Jesse McGreevy at (239) 898-6072; you are working with Top 1% Real Estate Agents Nationally Since 2008.
Data updated: October 2026 (Lee County Property Appraiser roll of October 11, 2026 and recorded sales to September 25, 2026; Southwest Florida MLS, Bonita Beach area, pulled October 27, 2026; FEMA National Flood Hazard Layer queried October 17, 2026).
Start with your own building. Lee County recorded 77 Bonita Beach condominium sales at a $510,000 median in the 12 months to September 25, 2026, but buildings ranged from $200,000 to $425,000 at the Beach and Tennis Club to $650,000 to $2,000,000 at Hickory Shores in the MLS's 12 months. Your floor, view and the building's file set where you sit.
The county recorded 20 Bonita Beach house sales at a $2,462,500 median in 12 months, with 11 on Hickory Blvd at a $6,000,000 median. A Gulf-front house is valued from its lot and its structure separately; a bay-side house on Bay Rd or Hickory View Dr from a tighter market of $750,000 to $942,500 in the same year.
Less accurate than for an inland subdivision, because the fields an estimate reads do not carry the side of the road, the floor, the base flood elevation, the reserve study or the post-Ian deeds. Use an estimate as a curiosity and a recorded-sales valuation as a decision.
They are different models built for different purposes. The just value is the county's January 1 mass appraisal for taxation; the Zestimate is a portal's automated estimate. Neither is a sale price. On Bonita Beach, 12-month condominium sales closed at a median 1.25 times their just value.
On the county record for the 12 months to September 25, 2026: $553.90 per square foot of county heated area for condominiums, $1,058.18 for houses and $592.27 for all homes. On the Gulf front, price per square foot of the house overstates the house and understates the land.
There is no single premium. On the county record the 11 Hickory Blvd house sales had a $6,000,000 median, while the bay-side streets closed between $750,000 and $942,500, but those are different lots and houses. We measure the premium from comparables on each side.
Yes. Higher floors with open Gulf views command more in most Bonita Beach buildings, and lower floors can carry flood and access considerations. In the Bonita Beach Club, nine closings in 12 months ran from $455,000 to $907,000.
Lot sales on the strip in the 24 months to September 25, 2026 reached $5,100,000 to $8,200,000 on Hickory Blvd, inside a 12-sale set with a $1,337,500 median. A Gulf-front lot's value depends on frontage, depth and position relative to the Coastal Construction Control Line.
Sometimes. When its value as a lot approaches its value as a house, buyers price it as a lot. We show you both numbers in the valuation.
It changes the buyer's insurance cost and therefore what the buyer can pay. Of ten points we queried on FEMA's map, eight read AE and two VE; your own zone comes from the FIRM panel for your address.
The higher your lowest floor sits above the base flood elevation, the lower the flood premium: the city notes nearly 50 percent less for each foot above and roughly double for each foot below. An elevation certificate makes that visible to a buyer.
It does not change the home, but it changes what a buyer knows, and a buyer who can get a firm flood quote pays more confidently. If you have one, send it with your valuation request.
Usually close to dollar for dollar, unless you pay it at closing. A buyer will subtract the remaining installments from the price, and a lender will look at what the assessment is for.
Yes. A study that shows funded reserves supports value; one that shows large unfunded needs pushes buyers toward lower offers or away. DBPR's public database lets a buyer's agent look it up.
Then most buyers who need a conventional loan cannot buy, and the pool narrows to cash buyers and portfolio lenders. Fannie Mae treats projects with unremediated critical repairs as ineligible. That shows up in price.
It changed the record more than it changed the long-run median. The county's 60-month median was $675,000 and its 12-month median $635,000, while most 2022 to 2024 deeds were set aside as physically changed after transfer. Homes that were repaired, elevated or rebuilt now trade in a different market from those that were not.
Because most 2024 deeds on the strip carried transfer code 03 and dropped out of the qualified series: 6 qualified sales against 71 recorded deeds over $10,000.
The Property Appraiser's code for a transfer that was qualified as arm's length at the time, but where the property's physical characteristics changed significantly afterwards, with disaster as a listed example.
We match floor, stack, view, size and condition, adjust for the date of each sale, and check the building's file for changes since the sale, such as a completed repair or a new assessment.
Ideally three to six close comparables in your building or on your stretch of road in the latest 12 months. Where a small building has fewer, we widen to 24 or 36 months and to similar nearby buildings, and we tell you that we did.
They can make a unit easier to sell, but a buyer's lender and appraiser value the real estate, not the furniture. List what conveys in the contract.
A renovated unit in a well-funded building sells above unrenovated units in the same building. A renovation does not offset a building-level problem such as a large assessment.
Usually, where the dock is permitted and the water depth works for the boat a buyer is likely to own. We check the permit and the depth before we count a dock as value.
It can support lot values on the same frontage, because it shows what a rebuilt house there sells for. The August 31, 2026 new-house closing is that kind of evidence for the Gulf front.
How close to the final asking price homes actually close. On Bonita Beach it was a median 93.79 percent in the MLS's 12 months to October 27, 2026, with houses at 92.60 percent and condominium buildings at 93.93 percent.
The MLS median was 106.5 days on market in the 12 months to October 27, 2026, but well-priced, well-documented homes sold far faster, some in under a month. We give you a range for your home with the valuation.
An appraiser reads the same deeds we do. When the valuation is built from the right comparables and the file explains the adjustments, appraisals tend to land close. We send the appraiser our comparables.
An appraisal is a licensed appraiser's opinion ordered by a lender or a court, under appraisal standards. A broker valuation is a market opinion of what a buyer is likely to pay, and ours is free.
You can share it, but a tax appeal is decided on the county's rules and evidence as of January 1. Ask the Lee County Property Appraiser about the appeal process and deadlines.
Not its market value, but it affects your tax bill and the buyer's. On the strip only 392 of 1,793 homes carried a homestead exemption, and a buyer's assessment resets after the sale.
Fees are part of the monthly cost of owning, and buyers compare them building to building. Higher fees that fund strong reserves can support value; higher fees that cover deferred work do not.
A buyer budgets the whole cost of ownership. Higher wind and flood premiums lower what a buyer can pay for the same home, which is why elevation and wind-mitigation documents matter.
Yes. There is no cost and no obligation to list, and the valuation is prepared by Top 1% Real Estate Agents Nationally Since 2008, not by software.
Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873, or request one through the valuation form on this page.
Address and unit, bedrooms and baths, renovation and repair history, any assessment notice and, if you have them, the elevation certificate and wind-mitigation report.
These are the public documents behind the figures on this Bonita Beach valuation page, each linked to the issuing authority's own copy.
| Document | Publisher | Why it matters to value | Link |
|---|---|---|---|
| Title Deed Transfer Code List | Lee County Property Appraiser | Why 2022 to 2024 sales drop out of the qualified series | Open the code list |
| Sale qualification codes | Florida Department of Revenue | The state's sale qualification codes | Open the DOR codes |
| Ineligible Projects, B4-2.1-03 | Fannie Mae | The condominium lender test | Open the Selling Guide topic |
| Section 553.899, milestone inspections | Florida Legislature | The inspection schedule for older buildings | Read section 553.899 |
| Ordinance 22-06, floodplain | City of Bonita Springs | The 50 percent rule and five-year look-back | Open Ordinance 22-06 |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | The storm record | Open the NHC report |
| Section 193.155, Save Our Homes | Florida Legislature | Assessment caps and the reset after a sale | Read section 193.155 |
County and market records
Flood map points (FEMA National Flood Hazard Layer, flood hazard zones, queried October 17, 2026)
Statutes, rules and lender guides
Agencies
City of Bonita Springs
Lee County and parks
Industry and our own records
McGreevy and Comisar value Bonita Beach homes the way a careful buyer's appraiser will: from the recorded deeds, the MLS listing behind each one, the flood map and the building's own file. Jesse McGreevy and Marc Comisar personally prepare every valuation, with over 45 years of combined direct experience, and they have been Top 1% Real Estate Agents Nationally Since 2008.
For this valuation guide we tracked all 98 recorded Bonita Beach sales of the latest 12 months against the county roll's 2026 just values, read the Lee County transfer codes for the post-Ian deeds and queried FEMA's flood map at ten Bonita Beach parcels, so the figures here come from public records rather than estimates.
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Meet Jesse McGreevy and Marc Comisar, or read more about McGreevy and Comisar. Ready to sell? Read our Bonita Beach seller guide or see how we value homes across Bonita Springs. Buying on Bonita Beach? See how we represent buyers or call Marc at (239) 287-5873.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com. To see homes for sale on the island, visit Domain Realty Group's Bonita Beach listings.
Get your number: use the Bonita Beach valuation form or call Jesse McGreevy direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated October 2026. This valuation guide is general information about Bonita Beach home values, not an appraisal and not legal, tax or insurance advice. Market data from Southwest Florida MLS, pulled October 27, 2026, and Lee County public records. Brokered by Domain Realty.