We value your Bonita Beach Club condo from the recorded sales of its own plan and building, and send a free range the same day.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Values from Lee County Property Appraiser and Florida DOR recorded sales and the county parcel roll, index built 1 October 2026
What is your Bonita Beach Club condo worth? This is McGreevy and Comisar’s valuation guide for the owners of the 198 condominiums in Bonita Beach Club, five Gulf-front buildings at 25710, 25720, 25730, 25740 and 25750 Hickory Blvd on Little Hickory Island, inside Bonita Beach in the City of Bonita Springs. It is built from every Bonita Beach Club sale in the Lee County record and the county’s own parcel roll, building by building and size by size. This is the gated Bonita Beach Club condominium on Hickory Blvd, not Bonita Beach and Tennis Club, not Lee County’s Bonita Beach Park and not the Bonita Bay community. If you are deciding whether to sell, read it beside our guide to selling your Bonita Beach Club condo; if you are also buying, read our guide to buying a Bonita Beach Club condo.
Here is the short answer. In the 24 months to 1 October 2026, the first window with ten or more qualified sales, the county recorded 17 Bonita Beach Club condo sales at a $690,000 median, from $455,000 to $1,075,000, or $608.61 per heated square foot. That one number hides a wide spread. The 9 interior two-bedrooms of 1,098 square feet had a median of $668,250, the 4 end two-bedrooms of 1,181 square feet had a median of $822,500 (the mean of $645,000 and $1,000,000), and the county’s own value for each of the 17 homes ran at a median 76.3 percent of its sale price, so the county figure is no guide to what a Bonita Beach Club condo will sell for.
We tracked every one of the 127 Bonita Beach Club sales in the county record since 2009, and we parsed the legal description of every one of the 197 parcels on the roll into building and unit. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, with an office in the same city as the building. Every figure below comes from recorded sales and the parcel roll, not a portal’s estimate, and where the record is thin we list the sales one by one. Southwest Florida MLS figures were not available when we published, and we say so where they would sit.
A Bonita Beach Club condo is worth what recent recorded sales of its own plan, building and floor brought, adjusted for condition, the restoration under way and the dues and reserve costs a buyer inherits. In the 24 months to 1 October 2026 the county recorded 17 Bonita Beach Club condo sales at a $690,000 median, from $455,000 to $1,075,000.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Only the 12-month window falls short of the ten sales our method requires for a median, so the 24-month window leads, and the 12-month figures are shown as the median of those 6 sales. Where n is even the median is the mean of the middle pair, and we name both.
| County window | Qualified sales (n) | Median | Range | Median $ per heated sq ft |
|---|---|---|---|---|
| 12 months (from 1 October 2025); fewer than 10, so read as the median of these 6 sales | 6 | $679,125, mean of $668,250 and $690,000 | $455,000 to $1,075,000 | $618.51 |
| 24 months (from 1 October 2024), the first window with 10 or more sales | 17 | $690,000 | $455,000 to $1,075,000 | $608.61 |
| 36 months (from 1 October 2023) | 17 | $690,000 | $455,000 to $1,075,000 | $608.61 |
| 60 months (from 1 October 2021) | 22 | $679,125, mean of $668,250 and $690,000 | $455,000 to $1,075,000 | $605.04 |
| County roll, latest four sales of each parcel, 2022 to 2024 | 11 transfers coded 01 that the qualified file does not hold | No median computed | $600,000 to $1,168,500 | Not computed |
| Southwest Florida MLS, closed sales of the last 12 months | Not shown | Information not available at time of publishing (checked 2026-10-01). | Not shown | Not shown |
The newest sale in the county file is dated 18 June 2026, so the last three months before the 1 October index date have not reached the record. The file holds 407 qualified Bonita Beach Club sales since 1977, and 127 of them since January 2009, the year from which the record is complete. We never use the 407 as a price signal, because 280 of them predate 2009, when the record is partial and prices were set in a different market.
These are the eight facts about Bonita Beach Club condo values that matter most in October 2026, drawn from the Lee County recorded sales and parcel roll and from the association’s own public documents, each explained in the section that covers it.
This guide runs from the short answer and our method through the sales record, one condo’s public record, dues and reserves, a comparison with Seascape, a net sheet and the questions owners ask most. Each link below jumps to its section.
The Value and the Method: What Is My Bonita Beach Club Condo Worth in 2026? · Why Value Your Bonita Beach Club Condo With McGreevy and Comisar? · Get Your Free Bonita Beach Club Home Valuation in 60 Seconds · Why Does an Online Estimate Miss Bonita Beach Club Condo Values? · How Do We Value a Bonita Beach Club Condo?
The Record: What Did Bonita Beach Club Condos Sell For in the Last Five Years? · What Is a Bonita Beach Club Condo Worth by Building, Floor, Size and Plan? · Are Bonita Beach Club Condo Values Rising or Falling? · One Bonita Beach Club Condo’s Public Record · What Moves a Bonita Beach Club Condo’s Value Up or Down? · How Do Fees, Reserves, Assessments and Insurance Affect Bonita Beach Club Condo Value? · Is the Property Appraiser’s Value the Same as Market Value for a Bonita Beach Club Condo?
Comparisons: Bonita Beach Club vs Seascape: Which Holds Its Value Better? · How Do Bonita Beach Club Condo Values Compare With the Rest of the Bonita Beach Strip?
Next Steps: What Will You Net When You Sell Your Bonita Beach Club Condo? · Want a Free In-Person Bonita Beach Club Condo CMA?
Answers and Local Expertise: Frequently Asked Questions, Bonita Beach Club Home Value Edition · What Bonita Beach Club Condo Owners Say About Working With Us · Why Does a Bonita Beach Condo Specialist Matter When You Value Your Home? · Thinking of Selling Your Bonita Beach Club Condo? Start With the Right Number · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar value Bonita Beach Club condos from the recorded sales of Bonita Beach Club itself, by building, plan and floor, not from a ZIP-code average. We are a two-partner Bonita Springs team, Top 1% Real Estate Agents Nationally Since 2008, and we read the county record, the association’s documents and the flood map before we give a number.
With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone over $900 million, from our office at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Before you interview agents, read our comparison of the best real estate agents in Bonita Springs, which sets out what to ask any agent who prices a condo, and read more about McGreevy and Comisar. To start, use the valuation form below.
We tracked every one of the 127 Bonita Beach Club sales in the county record since 2009, matched each to its building, bedroom count and heated area on the parcel roll, and set aside the transfers the county does not count as qualified sales so that you can see them. We parsed the legal description of every one of the 197 unit parcels into building and unit, and we check every figure on this page against the raw rows.
Our own closing history in Bonita Beach Club: Information not available at time of publishing (checked 2026-10-01). We do not claim a Bonita Beach Club sale on this page. Our case rests on the public record we read for you and how we will price your condo.
To get a free Bonita Beach Club condo valuation, enter your details in the valuation form on this page. Call Jesse direct at (239) 898-6072 and we reply the same day with a value range built from the recorded sales of your building, plan and floor, then confirm it with a short in-person walk-through if you want one.
A range for your condo, the recorded sales we used, the roll transfers we set aside and why, and the adjustments we made for condition, floor, the restoration and the dues. Where a group is small we show every sale individually instead of leaning on a median.
Your building and unit, bedroom count and heated square feet, the floor, what was renovated and when, and your latest association statement. If you have the estoppel certificate or the FY2027 dues notice, send those too.
An online estimate misses Bonita Beach Club condo values because a model averages one complex in which a 1,098 square foot two-bedroom sold for $455,000 and a 1,181 square foot end unit sold for $1,075,000, and cannot read a floor, a stack or the dues. Treat any estimate as a starting question.
The 9 sales of the 1,098 square foot plan in the 24-month window ran from $455,000 to $850,000, a spread of $395,000 inside one floor plan that the county’s roll cannot explain. As Top 1% Real Estate Agents Nationally Since 2008, we explain a spread like that with a walk-through.
The county’s qualified file has no Bonita Beach Club sale dated 2022 or 2024. The parcel roll shows 11 recorded transfers in those years, from $600,000 to $1,168,500, that the file does not count as qualified sales, and an estimate trained on the qualified file never sees them. We list every one in the sales section.
We value a Bonita Beach Club condo in four steps: choose the recorded sales of its own plan and building, adjust for floor, condition, the restoration and the dues, move the number for time, and test it against the roll transfers and what is for sale this week. The result is a range we can defend line by line.
We start with the first window that holds ten sales, which is 24 months at Bonita Beach Club, name the window and the count beside every figure, and list the sales when a group is smaller than ten. For a 1,098 square foot interior two-bedroom the comparables are the 9 recorded sales of that plan since October 2024, from $455,000 to $850,000, not the complex median.
Buyers pay for a renovated unit, a floor and outlook they like and a clear reserve study, and discount for work still under way. We adjust from paired sales, not a formula. Two 1,098 square foot Building A condos recorded $668,250 on 7 April 2026 and $765,000 on 14 May 2026, a $96,750 difference, and the record does not say why. One pair of sales is not a schedule of floor premiums.
We weight the newest sales. The median of these 6 sales of the last 12 months is $679,125, against $690,000 on 17 sales over 24 months, and 11 of the 17 lead-window sales fall from April to June.
Active and pending Bonita Beach Club listings, months of supply and list-price history: Information not available at time of publishing (checked 2026-10-01). We give you that picture with your range when you ask, from the Southwest Florida MLS, and we will not estimate it from the county record.
Building A holds 5 of the 17 lead-window sales, with a median of $765,000, the median of these 5 sales. Its 1,098 square foot sales in the window were $850,000 on 15 January 2025, $668,250 on 7 April 2026, $765,000 on 14 May 2026 and $690,000 on 18 June 2026. We would start there, weight the three 2026 sales most, and then ask what your floor and finishes add or subtract.
If you own a Bonita Beach Club condo and are thinking about selling, request your free Bonita Beach Club condo valuation with the valuation form on this page, or read our guide to selling a Bonita Beach Club condo. Call Jesse direct at (239) 898-6072, text or call, and we will send a range built from the sales of your own building and plan.
In the 60 months to 1 October 2026 the county recorded 22 qualified Bonita Beach Club condo sales, from $455,000 to $1,075,000 at a $679,125 median, and 6 closed in the last 12 months, the median of these 6 sales being $679,125. The county file stops at 18 June 2026.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Every qualified sale of the 60 months is listed below, oldest first, with the building address, bedroom count, heated area and price per heated square foot. We show no unit numbers. The first five rows are older than the lead window, and the 17 sales from 15 January 2025 carry the headline median.
| Date | Building | Bedrooms | Heated sq ft | Price | $ per heated sq ft |
|---|---|---|---|---|---|
| 6 October 2021 | Building D (25740 Hickory Blvd) | 2 | 1,181 | $635,000 | $537.68 |
| 14 October 2021 | Building E (25750 Hickory Blvd) | 2 | 1,098 | $615,000 | $560.11 |
| 9 December 2021 | Building C (25730 Hickory Blvd) | 3 | 1,222 | $664,000 | $543.37 |
| 17 May 2023 | Building A (25710 Hickory Blvd) | 2 | 1,098 | $877,500 | $799.18 |
| 14 July 2023 | Building C (25730 Hickory Blvd) | 3 | 1,305 | $950,000 | $727.97 |
| 15 January 2025 | Building A (25710 Hickory Blvd) | 2 | 1,098 | $850,000 | $774.13 |
| 20 February 2025 | Building C (25730 Hickory Blvd) | 3 | 1,222 | $975,000 | $797.87 |
| 13 March 2025 | Building E (25750 Hickory Blvd) | 2 | 1,181 | $550,000 | $465.71 |
| 7 April 2025 | Building C (25730 Hickory Blvd) | 3 | 1,222 | $875,000 | $716.04 |
| 9 May 2025 | Building D (25740 Hickory Blvd) | 2 | 1,098 | $500,000 | $455.37 |
| 15 May 2025 | Building E (25750 Hickory Blvd) | 2 | 1,181 | $1,000,000 | $846.74 |
| 29 May 2025 | Building E (25750 Hickory Blvd) | 2 | 1,098 | $620,000 | $564.66 |
| 3 June 2025 | Building D (25740 Hickory Blvd) | 2 | 1,098 | $599,000 | $545.54 |
| 25 June 2025 | Building B (25720 Hickory Blvd) | 2 | 1,098 | $750,000 | $683.06 |
| 7 August 2025 | Building C (25730 Hickory Blvd) | 3 | 1,222 | $735,000 | $601.47 |
| 14 August 2025 | Building E (25750 Hickory Blvd) | 2 | 1,181 | $645,000 | $546.15 |
| 23 January 2026 | Building A (25710 Hickory Blvd) | 2 | 1,181 | $1,075,000 | $910.25 |
| 6 April 2026 | Building D (25740 Hickory Blvd) | 2 | 1,098 | $455,000 | $414.39 |
| 7 April 2026 | Building A (25710 Hickory Blvd) | 2 | 1,098 | $668,250 | $608.61 |
| 14 May 2026 | Building A (25710 Hickory Blvd) | 2 | 1,098 | $765,000 | $696.72 |
| 15 May 2026 | Building C (25730 Hickory Blvd) | 2 | 1,414 | $500,000 | $353.61 |
| 18 June 2026 | Building A (25710 Hickory Blvd) | 2 | 1,098 | $690,000 | $628.42 |
Six of the 22 sales fell in the 12 months to 1 October 2026: $1,075,000 on 23 January 2026, $455,000 on 6 April, $668,250 on 7 April, $765,000 on 14 May, $500,000 on 15 May and $690,000 on 18 June. The median of these 6 sales is $679,125, the mean of $668,250 and $690,000. Five of the six closed from April to June 2026, and one was the ground-floor 1,414 square foot two-bedroom in Building C, which has no twin on the roll.
The 36-month window, from 1 October 2023, holds the same 17 sales as the 24-month window, because the county file has no sale between 14 July 2023 and 15 January 2025. The county’s parcel roll keeps the four most recent recorded sales of every parcel. Of the 36 transfers on the Bonita Beach Club roll dated on or after 1 September 2021, 23 are in the qualified file. Eleven more are coded 01 on the roll and are not in the file, and two carry other transfer codes, at $84,781 on 15 December 2022 and $381,787 on 28 January 2023, which we do not count as sales. The eleven coded 01 are below.
| Date | Building | Heated sq ft | Recorded price on the roll |
|---|---|---|---|
| 14 January 2022 | Building B | 1,098 | $717,000 |
| 10 February 2022 | Building A | 1,181 | $710,000 |
| 19 April 2022 | Building D | 1,098 | $680,000 |
| 22 April 2022 | Building C | 1,222 | $1,168,500 |
| 26 April 2022 | Building D | 1,181 | $760,000 |
| 27 April 2022 | Building C | 1,305 | $850,000 |
| 12 May 2022 | Building E | 1,098 | $650,000 |
| 19 April 2024 | Building D | 1,098 | $705,000 |
| 10 June 2024 | Building A | 1,181 | $800,000 |
| 12 June 2024 | Building D | 1,098 | $600,000 |
| 6 November 2024 | Building C | 1,305 | $750,000 |
The roll does not say why the county’s qualified file leaves them out. Seven fall in 2022 and four in 2024, so the two years the file skips are the two years these transfers fill. We use none of them in a median, but a buyer’s appraiser can find them on the roll.
Five of the seven 2022 transfers are two-bedrooms of 1,098 or 1,181 square feet at $650,000 to $760,000, and two are Building C three-bedrooms at $850,000 and $1,168,500. The four 2024 transfers run from $600,000 to $800,000. A Building D 1,098 square foot two-bedroom transferred at $705,000 on 19 April 2024 and another sold for $455,000 on 6 April 2026, and the record does not say whether the two units differed in floor, condition or terms, so we will not guess.
Closed sales, median days on market and sale-to-list ratio for Bonita Beach Club, last 12 months: Information not available at time of publishing (checked 2026-10-01). When you ask for a valuation we add that picture from the Southwest Florida MLS, and we do not estimate it from the county record.
A Bonita Beach Club condo’s value follows plan and size first, then building and floor. In the 24 months to 1 October 2026 the median of 9 interior two-bedroom sales was $668,250, of 4 end two-bedroom sales $822,500, and of 3 three-bedroom sales $875,000. Building A holds 5 of the 17 sales.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The county roll gives each parcel’s bedroom count and heated area. The plan mix is five small one-bedrooms, 96 interior two-bedrooms of 1,098 square feet, 47 end two-bedrooms of 1,181 square feet, 36 interior three-bedrooms of 1,222 square feet, 12 end three-bedrooms of 1,305 square feet and one ground-floor two-bedroom of 1,414 square feet. The 197 parcels are one short of the 198 units because the roll does not list one Building D fourth-floor unit that its numbering pattern implies.
| Plan | Heated sq ft | Units on the county roll | Qualified sales, 60 months | What the record shows |
|---|---|---|---|---|
| One-bedroom, ground floor (A, B, D, E) | 790 | 4 | 0 | No qualified sale in 60 months |
| One-bedroom, ground floor (C) | 902 | 1 | 0 | No qualified sale in 60 months |
| Two-bedroom two-bath, interior stack (A, B, D, E) | 1,098 | 96 | 11 | $668,250, the median of these 11 sales, $455,000 to $877,500 |
| Two-bedroom two-bath, end stack (A, B, D, E) | 1,181 | 47 | 5 | $645,000, the median of these 5 sales, $550,000 to $1,075,000 |
| Three-bedroom, interior stack (C) | 1,222 | 36 | 4 | $805,000, the median of these 4 sales (mean of $735,000 and $875,000), $664,000 to $975,000 |
| Three-bedroom, end stack (C) | 1,305 | 12 | 1 | One sale: $950,000 on 14 July 2023 |
| Two-bedroom one-bath, ground floor (C) | 1,414 | 1 | 1 | One sale: $500,000 on 15 May 2026 |
The plan table counts 60 months so that thin plans can show their few sales. In the 24-month lead window the groups are 9 sales of 1,098 square feet, 4 of 1,181, 3 of 1,222 and one of 1,414, with no sale of a one-bedroom or a 1,305 square foot plan.
The two-bedroom two-bath dues are the same on a 1,098 and a 1,181 square foot unit, $3,038 a quarter, so the end unit carries lower dues per square foot, $10.29 a year against $11.07. The 4 end-unit sales of the lead window have a median of $696.44 per heated square foot against $608.61 for the 9 interior sales, a pattern from four sales, not a rule.
Building C holds the three-bedrooms, with 50 parcels, and Buildings A, B, D and E have 36 or 37 each.
| Building | Address | Units on the county roll | Qualified sales, 24 months | Result, 24 months | Qualified sales, 60 months |
|---|---|---|---|---|---|
| Building A | 25710 Hickory Blvd | 37 | 5 | $765,000, the median of these 5 sales | 6 |
| Building B | 25720 Hickory Blvd | 37 | 1 | $750,000 (one sale) | 1 |
| Building C | 25730 Hickory Blvd | 50 | 4 | $805,000, the median of these 4 sales (mean of $735,000 and $875,000) | 6 |
| Building D | 25740 Hickory Blvd | 36 | 3 | $500,000, the median of these 3 sales | 4 |
| Building E | 25750 Hickory Blvd | 37 | 4 | $632,500, the median of these 4 sales (mean of $620,000 and $645,000) | 5 |
Building A holds 5 of the 17 lead-window sales and Building B only one, so we do not rank the buildings on price; a single $1,075,000 end-unit sale moves Building A’s median.
We read each condo’s floor from the first digit of its unit number, which is an inference, not a published fact, because the roll records no floor field. For the 1,098 square foot plan the 60-month record holds 11 sales, six of them on the fourth floor.
| Floor (first digit of the unit number, our inference) | Qualified sales of the 1,098 sq ft plan, 60 months | Prices |
|---|---|---|
| 2 | 1 | $668,250 |
| 3 | 2 | $455,000, $690,000 |
| 4 | 6 | $500,000, $599,000, $615,000, $750,000, $765,000, $850,000 |
| 7 | 2 | $620,000, $877,500 |
The six fourth-floor sales ran $500,000 to $850,000, with a median of $682,500, the mean of $615,000 and $750,000, and the two seventh-floor sales were $620,000 in 2025 and $877,500 in 2023. We do not claim a floor premium from groups of one, two and six sales.
Six ground-floor units share the five buildings: five one-bedrooms of 790 or 902 square feet and one two-bedroom of 1,414 square feet. None of the one-bedrooms appears in the 60-month record, and the 1,414 square foot unit sold once, for $500,000 on 15 May 2026, or $353.61 per heated square foot. Six units do not make a market, so a ground-floor valuation starts with a walk-through, not a median.
Bonita Beach Club condo prices are higher in 2026 than in 2021 on the recorded sales: the median of these 6 sales to 18 June 2026 is $679,125, against $620,000, the median of these 23 sales, in 2021. Price per heated square foot rose 15.0 percent, from $537.68 to $618.51.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Every year since 2009 has under ten sales except 2018, 2021 and 2025, so each yearly median below is the median of that year’s sales, shown beside its count and never as a trend line. The table starts at 2021, the first year of the 60-month window. The county’s qualified file holds no sale in 2022 or 2024, and only two in 2023.
| Year | Qualified sales (n) | Median price | Median $ per heated sq ft of these sales |
|---|---|---|---|
| 2021 | 23 | $620,000, the median of these 23 sales | $537.68 |
| 2022 | 0 | No qualified sale in the file | None |
| 2023 | 2 | $913,750, the median of these 2 sales (mean of $877,500 and $950,000) | $763.57 |
| 2024 | 0 | No qualified sale in the file | None |
| 2025 | 11 | $735,000, the median of these 11 sales | $601.47 |
| 2026 (to 18 June) | 6 | $679,125, the median of these 6 sales (mean of $668,250 and $690,000) | $618.51 |
Read the table as a record, not a chart. The 2021 row holds 23 sales, the file then falls to two in 2023, none in 2024 and 11 in 2025, and median price rose 9.5 percent from 2021 to 2026 to date against 15.0 percent for price per heated square foot, because each year’s sales are a different mix of plans and buildings.
The cleanest test of value is the same condo sold twice. 24 condos have two recorded sales both dated since 2009, the span over which the county record is complete. 22 gained and 2 lost. The median result was a gain of 33.3 percent over a median hold of 4.58 years, which is 4.47 percent a year.
| Building | First sale | Price | Second sale | Price | Change | Years held |
|---|---|---|---|---|---|---|
| Building D | November 2009 | $335,000 | February 2014 | $385,000 | +14.9% | 4.29 |
| Building A | April 2009 | $519,000 | June 2015 | $580,000 | +11.8% | 6.09 |
| Building B | April 2016 | $565,000 | April 2017 | $600,000 | +6.2% | 1.02 |
| Building C | July 2014 | $435,000 | August 2018 | $645,000 | +48.3% | 4.13 |
| Building E | August 2017 | $500,000 | September 2019 | $360,000 | -28.0% | 2.14 |
| Building D | June 2013 | $390,000 | November 2019 | $520,000 | +33.3% | 6.40 |
| Building E | September 2013 | $405,000 | November 2020 | $540,000 | +33.3% | 7.15 |
| Building E | March 2009 | $430,000 | November 2020 | $480,000 | +11.6% | 11.68 |
| Building B | March 2017 | $450,000 | March 2021 | $555,000 | +23.3% | 3.98 |
| Building D | March 2017 | $445,000 | April 2021 | $528,400 | +18.7% | 4.04 |
| Building D | April 2016 | $415,000 | May 2021 | $530,000 | +27.7% | 5.08 |
| Building A | July 2019 | $543,000 | June 2021 | $670,000 | +23.4% | 1.89 |
| Building C | April 2015 | $490,000 | June 2021 | $715,000 | +45.9% | 6.17 |
| Building B | April 2018 | $325,000 | September 2021 | $435,000 | +33.8% | 3.50 |
| Building D | November 2016 | $461,000 | October 2021 | $635,000 | +37.7% | 4.87 |
| Building A | January 2021 | $652,500 | May 2023 | $877,500 | +34.5% | 2.31 |
| Building A | June 2015 | $580,000 | January 2025 | $850,000 | +46.6% | 9.63 |
| Building C | May 2021 | $625,000 | February 2025 | $975,000 | +56.0% | 3.77 |
| Building E | July 2011 | $410,000 | March 2025 | $550,000 | +34.1% | 13.70 |
| Building D | April 2021 | $528,400 | May 2025 | $500,000 | -5.4% | 4.10 |
| Building D | May 2015 | $425,000 | June 2025 | $599,000 | +40.9% | 10.02 |
| Building B | April 2021 | $635,000 | June 2025 | $750,000 | +18.1% | 4.20 |
| Building A | December 2012 | $360,000 | April 2026 | $668,250 | +85.6% | 13.34 |
| Building A | May 2013 | $483,000 | May 2026 | $765,000 | +58.4% | 13.03 |
The two losses were a Building E condo that sold for $500,000 in 2017 and $360,000 in 2019 (-28.0%, 2.14 years) and a Building D condo that sold for $528,400 on 1 April 2021 and $500,000 on 9 May 2025 (-5.4%, 4.10 years). The pairs say what past sellers received, not what yours will.
13 repeat pairs have a first sale in 2004 to 2007 and a second sale in 2009 or later. 12 of the 13 ended below the purchase price, from a 36.6 percent loss on a 2.84-year hold to the one pair that ended 1.0 percent higher after 11.26 years. The county’s record is partial before 2009, so these are recorded pairs, not every 2004 to 2007 sale.
The most recent of the 13 is a Building D condo bought for $580,000 on 30 June 2006 that sold for $455,000 on 6 April 2026, a 21.6 percent loss over 19.77 years. That is the low of the 24-month lead window, a reminder that the lowest sale in a window can be a long-held condo and not a distressed one.
One Building C three-bedroom end unit of 1,305 square feet on the fourth floor has four recorded sales: $495,000 in July 2001, $600,000 on 14 May 2010, $850,000 on 27 April 2022 and $950,000 on 14 July 2023. The last two are 1.21 years and 11.8 percent apart.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
We show one condo’s complete public record because it makes the method concrete, with the building and plan and no unit number, because the point is the pattern and not whose condo it is.
| Recorded sale | Price | Change from the previous sale | Years since the previous sale | In the qualified file |
|---|---|---|---|---|
| 9 July 2001 | $495,000 | First sale the roll shows | Not applicable | Yes |
| 14 May 2010 | $600,000 | +21.2% | 8.85 | No |
| 27 April 2022 | $850,000 | +41.7% | 11.95 | No |
| 14 July 2023 | $950,000 | +11.8% | 1.21 | Yes |
The county roll keeps the last four recorded sales of each parcel, and this parcel shows exactly four, so the roll cannot show anything before 2001. The qualified file holds only the 2001 and 2023 sales of this condo, a gain of 91.9 percent over 22.01 years, and the two sales between them are visible only on the roll. A model that reads the qualified file alone sees a condo that sold twice in 22 years, and misses that it sold for $850,000 1.21 years before the $950,000 sale.
The county’s just value for this condo is $599,121, which is 63.1 percent of its latest price. A single sale tells a seller what one buyer paid, not what the next will, but it does tell a seller what to ask a buyer’s appraiser: which sales are you using, and do they include the 2022 transfer on the roll?
Six things move a Bonita Beach Club condo’s value: plan and size, building and floor, condition, the restoration under way, the flood position and the rules that narrow the buyer pool. The sales record prices the first two, and we adjust the rest by hand, with dues, reserves and insurance in the next section.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Plan is the biggest step in the record: $668,250 for the 9 interior two-bedroom sales, $822,500 for the 4 end two-bedroom sales and $875,000 for the 3 three-bedroom sales. Two plans share the same dues, so the end unit’s lower dues per square foot is part of its premium.
Building A holds 5 of the 17 lead-window sales, including the $1,075,000 high. The fourth floor of the 1,098 square foot plan alone holds six sales from $500,000 to $850,000, a pattern to test against your own unit, not a rule.
The county roll records no renovation field, so condition appears in no median above. A Building D 1,098 square foot condo sold for $455,000 on 6 April 2026 and a Building A condo of the same size for $765,000 on 14 May 2026, a $310,000 spread that condition, floor and outlook could each explain.
The association’s June 2026 project update schedules a pool house, a three-phase walkway refinishing project across the five buildings and a courtyard whose design is still to be determined. Phase 3 for Building A was scheduled to start on 14 October 2026, with residents asked to stay in or out between 8 a.m. and 8 p.m. for about a week, and the schedule is preliminary.
FEMA’s map places the buildings in Zone AE with a base flood elevation of 12 feet on panel 12071C0651G, effective 17 November 2022, and Lee County puts them in evacuation Zone A. USGS bare-earth ground reads 5.57 to 5.88 feet, so the base flood sits 6.1 to 6.4 feet above bare ground, and the National Hurricane Center put Hurricane Ian’s inundation at 8 to 12 feet above ground at Bonita Beach. A buyer’s insurer will want an elevation certificate.
The rules prohibit dogs on association property, allow one cat and up to two birds, and set a 30-day minimum rental for owners who bought after June 2006. A no-dog rule narrows the buyer pool for a Gulf-front condo, and the minimum rules out short-term rental income, so we price both as features of the resale market.
Bonita Beach Club’s FY2027 quarterly dues, effective 1 October 2026, are $3,038 for a two-bedroom two-bath and $3,262 for a three-bedroom, or $12,152 and $13,048 a year, against a $2,425,136 budget that is up 6.6 percent. The association’s public documents show no current special assessment, and a buyer prices the dues as a carrying cost.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
| Unit type | Units | Quarterly dues | Annual dues | Annual dues as a share of the lead-window median for the plan |
|---|---|---|---|---|
| 1 bedroom, 1 bath | 5 | $2,039 | $8,156 | No qualified sale in 60 months |
| 2 bedroom, 1 bath | 1 | $2,041 | $8,164 | One unit, not shown |
| 2 bedroom, 2 bath, 1,098 sq ft | 144 across both plans, 143 on the roll | $3,038 | $12,152 | 1.8% of $668,250 |
| 2 bedroom, 2 bath, 1,181 sq ft | 144 across both plans, 143 on the roll | $3,038 | $12,152 | 1.5% of $822,500 |
| 3 bedroom, 2 bath, 1,222 sq ft | 48 across the 1,222 and 1,305 plans | $3,262 | $13,048 | 1.5% of $875,000 |
The memo’s arithmetic reconciles: 5 units at $2,039, 1 at $2,041, 144 at $3,038 and 48 at $3,262 make $606,284 a quarter, or $2,425,136 a year. The dues track the recorded common-element shares in the 2025 amendment, and the memo does not say what the dues cover line by line.
The Structural Integrity Reserve Study by SOCOTEC, dated 19 August 2026, lists 11 elements with a total current cost of $3,501,764.71. It schedules a one-time plumbing-stack replacement in each of 2027, 2028 and 2029, at $98,039.22 a year at current cost and $306,040 over three years inflated, and offers a fixed $272,000 a year or $223,000 rising 2 percent a year for 2027. Both assume a $0 starting balance, so they are not the association’s reserve balance, which is not published.
The public documents we read show no current special assessment, which is not a statement that none is pending. The association’s 14 January 2026 letter says the milestone inspection will follow the restoration, and we did not find a completed report, so a buyer will ask for it or for the contract statement that Florida Statute 718.503 requires.
Florida’s Office of Insurance Regulation data shows the statewide average premium per commercial residential condominium-association policy was $72,570 at the end of June 2022, $147,381 at the end of June 2024 and $135,100 at the end of June 2026, our sums from the quarterly data. Citizens’ commercial rate changes from 1 July 2026 average 7.7 percent more for condominium-association multiperil and 14.1 percent more for wind-only. Bonita Beach Club does not publish its master policy, so buyers ask about insurance first.
No. The county’s just value for the 17 Bonita Beach Club condos sold in the last 24 months ran from 60.0 to 112.1 percent of the sale price, a median of 76.3 percent, and 78.5 percent in aggregate. The county value is a tax-roll figure, not a market price, so do not price a Bonita Beach Club condo from it.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Florida Statute 193.011 sets the factors a property appraiser weighs in a just valuation, and a market sale is one input among several. The table sets the county’s just value from its parcel roll of 27 September 2026 against each of the 17 recorded prices.
| Sale date | Building | Heated sq ft | Sale price | County just value on the roll | Just value as a share of price |
|---|---|---|---|---|---|
| 15 January 2025 | Building A | 1,098 | $850,000 | $510,142 | 60.0% |
| 20 February 2025 | Building C | 1,222 | $975,000 | $694,925 | 71.3% |
| 13 March 2025 | Building E | 1,181 | $550,000 | $565,723 | 102.9% |
| 7 April 2025 | Building C | 1,222 | $875,000 | $580,025 | 66.3% |
| 9 May 2025 | Building D | 1,098 | $500,000 | $536,308 | 107.3% |
| 15 May 2025 | Building E | 1,181 | $1,000,000 | $701,344 | 70.1% |
| 29 May 2025 | Building E | 1,098 | $620,000 | $562,960 | 90.8% |
| 3 June 2025 | Building D | 1,098 | $599,000 | $536,308 | 89.5% |
| 25 June 2025 | Building B | 1,098 | $750,000 | $642,512 | 85.7% |
| 7 August 2025 | Building C | 1,222 | $735,000 | $551,746 | 75.1% |
| 14 August 2025 | Building E | 1,181 | $645,000 | $593,839 | 92.1% |
| 23 January 2026 | Building A | 1,181 | $1,075,000 | $667,134 | 62.1% |
| 6 April 2026 | Building D | 1,098 | $455,000 | $510,142 | 112.1% |
| 7 April 2026 | Building A | 1,098 | $668,250 | $510,142 | 76.3% |
| 14 May 2026 | Building A | 1,098 | $765,000 | $510,142 | 66.7% |
| 15 May 2026 | Building C | 1,414 | $500,000 | $435,222 | 87.0% |
| 18 June 2026 | Building A | 1,098 | $690,000 | $510,142 | 73.9% |
| All 17 sales | $12,252,250 | $9,618,756 | 78.5% |
The median ratio is 76.3 percent. Summed, the 17 county values are 78.5 percent of the 17 prices, which total $12,252,250. Three sales sold for less than the county’s value, at 102.9, 107.3 and 112.1 percent of price, so the county figure is not a floor either.
The county carries one just value, $510,142, on 61 of the 96 interior two-bedroom parcels, and 5 of the 17 lead-window sales sat on that value, selling from $455,000 to $850,000. The median just value across all 197 parcels is $556,866, and 31 of them, 15.7 percent, carry a homestead exemption. The roll does not say why its values do not move with floor or finish, and we do not guess.
On the record, neither condo holds its value better in every test. Bonita Beach Club has the higher median and the larger gain per square foot: $690,000 on 17 sales against $600,000 on 9 sales over the same 24 months, and 15.0 percent against 10.8 percent since 2021. Seascape’s repeat sales since 2009 have never lost money.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Seascape is the closest comparable: 136 condominiums in three buildings, also on the Gulf side of Hickory Blvd, also in FEMA Zone AE at 12 feet. Bonita Beach Club’s first window with ten or more qualified sales is 24 months and Seascape’s is 60, so the table puts both on the same 24-month window and shows each lead window beside it.
| Question | Bonita Beach Club | Seascape |
|---|---|---|
| Own lead window, sales and median | 24 months, 17 sales, $690,000 | 60 months, 10 sales, $592,500 (mean of $585,000 and $600,000) |
| Same 24 months, sales and median | 17 sales, $690,000 | 9 sales, $600,000, the median of these 9 sales |
| County range, 24 months | $455,000 to $1,075,000 | $370,000 to $850,000 |
| Median $ per heated sq ft, 24 months | $608.61 | $578.64, the median of these 9 sales |
| Last 12 months | 6 sales, $679,125, the median of these 6 sales (mean of $668,250 and $690,000) | 6 sales, $625,000, the median of these 6 sales |
| Annual median $ per heated sq ft, 2021 to 2026 to date | $537.68 to $618.51, up 15.0 percent | $532.80 to $590.37, up 10.8 percent |
| Repeat pairs since 2009 | 24 pairs, 2 lost money, median gain 33.3 percent over 4.58 years | 13 pairs, 0 lost money, median gain 30.9 percent over 4.30 years |
| First sale in 2004 to 2007, second in 2009 or later | 13 pairs, 12 ended below the purchase price | 7 pairs, 5 ended below the purchase price |
| Association dues | FY2027 quarterly dues of $3,038 for 2 bed 2 bath ($12,152 a year) and $3,262 for 3 bed 2 bath ($13,048 a year) | Not published; $10,613 in a 2023 letter and $13,000 a year in a 2026 news report |
| Rules, pets and rentals | Published: no dogs, one cat and two birds, 30-day minimum rental for owners who bought after June 2006 | Not published |
| Reserve study and special assessments | Reserve study public, August 2026; no special assessment in public documents | No study found; two 2023 letters, $10,000 and $15,000, per-unit basis not stated |
| Southwest Florida MLS, last 12 months (closings, days on market, sale-to-list) | Information not available at time of publishing (checked 2026-10-01). | Not shown for the same reason |
Bonita Beach Club has the deeper record, the higher median in the same window and the larger gain per square foot from 2021 to 2026. Its $608.61 is $29.97, or 5.2 percent, above Seascape’s $578.64, though Seascape’s figure is the median of only 9 sales. Seascape’s 13 repeat pairs since 2009 never lost money, against 2 of 24 at Bonita Beach Club, and both punished buyers of 2004 to 2007.
Bonita Beach Club publishes its dues, rules and reserve study, and Seascape does not, which makes Bonita Beach Club easier to value and Seascape easier to value wrongly.
Owners there should read our Seascape home valuation guide, which prices that association from its own record; the next section shows where each association on the strip sits.
Bonita Beach Club has the highest median of the six Bonita Beach associations with ten or more qualified sales. Its 24-month median is $690,000 on 17 sales, against $592,500 on 10 sales at Seascape (60 months), $555,000 on 12 sales at Bay Harbor Club and $280,000 on 20 sales at Bonita Beach and Tennis Club (12 months).
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Each association is measured on the first window of 12, 24, 36 or 60 months that holds ten or more qualified sales; where none does, the median is written only as the median of those sales.
| Association | Units | FEMA zone, base flood elevation | County window and sales | Median | Range |
|---|---|---|---|---|---|
| Bonita Beach Club | 198 (DBPR) | AE 12 | 24 months, 17 sales | $690,000 | $455,000 to $1,075,000 |
| Seascape | 136 (DBPR) | AE 12 | 60 months, 10 sales | $592,500 | $370,000 to $850,000 |
| Bay Harbor Club | 104 (DBPR), 103 on roll | AE 11 | 24 months, 12 sales | $555,000 | $450,000 to $750,000 |
| Bonita Beach and Tennis Club | 360 (DBPR, five projects of 72) | AE 10 | 12 months, 20 sales | $280,000 | $199,900 to $425,000 |
| Dolphin Way of Hickory Point | 75 (DBPR) | AE 11 and AE 12 by building (footprint overlay) | 24 months, 11 sales | $460,000 | $275,000 to $1,000,000 |
| Bonita Beach Plantation House | 48 (DBPR) | AE 10 | 60 months, 14 sales | $342,500 | $225,000 to $450,000 |
| Sea Isles | 84 (DBPR) | AE 11 | 60 months, 8 sales (fewer than 10) | The median of these 8 sales: $610,000 | $395,000 to $833,000 |
| Ambassador | 60 (DBPR) | AE 11 | 60 months, 4 sales (fewer than 10) | The median of these 4 sales: $987,000 | $712,500 to $1,147,000 |
| Casa Bonita I | 54 (DBPR) | VE 13 | 60 months, 8 sales (fewer than 10) | The median of these 8 sales: $824,500 | $550,000 to $1,215,000 |
Four associations reach ten sales within 24 months: Bonita Beach Club, Bay Harbor Club, Bonita Beach and Tennis Club and Dolphin Way of Hickory Point. Seascape and Bonita Beach Plantation House need 60 months. Among the six that reach ten, Bonita Beach Club’s median is the highest, and Bonita Beach and Tennis Club, with 20 sales in 12 months, has the deepest record. The rest have under ten sales in five years, so their medians are not a ranking.
Your buyer shops the whole strip, so we price your condo against Bonita Beach Club’s record first and use the strip to test it. Our Bonita Beach community guide explains each association.
At the $690,000 county median (17 sales, 24 months), a Bonita Beach Club seller would net about $643,596 before mortgage payoff if the listing offers buyer-agent compensation, or about $660,846 without it. Costs run from $31,246.50 at $455,000 to $71,049.00 at $1,075,000 with compensation.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The sheet is an illustration, not a quote, and leaves out your payoff, repairs, prorated dues and tax on a gain. It assumes a 2.75 percent listing commission and an optional 2.5 percent buyer-agent compensation, both negotiable, Florida deed documentary stamps of $0.70 per $100, and an owner’s title policy at the Florida promulgated rate of $575 for the first $100,000, plus $5.00 per $1,000 up to $1,000,000 and $2.50 per $1,000 above that, which Lee County sellers customarily pay and which the contract controls. Property tax is left out because we did not source a millage.
The estoppel line is $299, the association’s July 2026 figure. The statute allows up to $299 for the certificate, up to $119 more for an expedited request and up to $179 more where the account is delinquent, which are the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida Department of Business and Professional Regulation. The association’s $349 for an estoppel needed within three business days is inside that allowance. Under IRS Topic 701 a seller who owned and used the home as a main home for two of the last five years can generally exclude up to $250,000 of gain, or $500,000 on a joint return, subject to conditions.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $690,000.00 | 24-month county median, 17 sales |
| Listing commission, 2.75% | -$18,975.00 | 2.75% of $690,000.00, an example and negotiable |
| Buyer-agent compensation, 2.5%, if offered | -$17,250.00 | 2.5% of $690,000.00, optional and negotiable |
| Deed documentary stamp tax | -$4,830.00 | 6,900 units of $100 at $0.70 |
| Owner’s title policy | -$3,525.00 | $575 plus 590 thousands above $100,000 at $5.00 |
| Title search and settlement | -$1,200.00 | Estimate |
| Municipal lien search | -$175.00 | Estimate |
| Association sale or transfer application fee | -$150.00 | Bonita Beach Club letter of July 2026 |
| Association estoppel certificate | -$299.00 | Bonita Beach Club letter of July 2026 and the statute’s adjusted base amount |
| Estimated total costs, with buyer-agent compensation | -$46,404.00 | 6.73% of price |
| Estimated net before payoff, with buyer-agent compensation | $643,596.00 | $690,000.00 minus $46,404.00 |
| Estimated total costs, without buyer-agent compensation | -$29,154.00 | 4.23% of price |
| Estimated net before payoff, without buyer-agent compensation | $660,846.00 | $690,000.00 minus $29,154.00 |
| Sale price | What it stands for | Costs with buyer-agent compensation | Net before payoff | Costs without | Net before payoff |
|---|---|---|---|---|---|
| $455,000 | Lowest of the 17 sales, a 1,098 sq ft unit | $31,246.50 (6.87%) | $423,753.50 | $19,871.50 (4.37%) | $435,128.50 |
| $679,125 | Median of these 6 sales, last 12 months | $45,707.47 (6.73%) | $633,417.53 | $28,729.34 (4.23%) | $650,395.66 |
| $690,000 | 24-month county median, 17 sales | $46,404.00 (6.73%) | $643,596.00 | $29,154.00 (4.23%) | $660,846.00 |
| $1,075,000 | Highest of the 17 sales, a 1,181 sq ft unit | $71,049.00 (6.61%) | $1,003,951.00 | $44,174.00 (4.11%) | $1,030,826.00 |
Costs are 6.87 percent of price at $455,000 and 6.61 percent at $1,075,000 with buyer-agent compensation, because the association fees and the title search are fixed amounts.
A free in-person comparative market analysis is a walk-through of your Bonita Beach Club condo and a written value range built from the recorded sales of its own plan, building and floor, the roll transfers we set aside and your association documents. There is no cost, no obligation, and no need to list with us afterwards.
We walk the condo, note condition and what you have renovated, read your latest dues notice and compare the plan’s recorded sales. You receive the range, the sales we used and set aside, and a plan for pricing against the market that week. Request it with the valuation form below.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, keep every valuation conversation confidential and never market a condo without a written agreement. Call Jesse direct at (239) 898-6072, text or call, and tell us your building and plan. If you are also buying, read our guide to buying a Bonita Beach Club condo, see how we represent buyers and call Marc at (239) 287-5873.
These are the questions Bonita Beach Club owners ask us most when they want to know what a condo is worth, answered from the county record and the association’s public documents, with the window and the number of sales beside every figure.
It is worth what recent sales of your plan, building and floor brought, adjusted for condition, the restoration and the dues. The 24-month median is $690,000 on 17 sales, but plan matters.
The 24-month median is $690,000 on 17 sales, the first window with ten. The median of these 6 sales in the last 12 months is $679,125, and the 60-month median on 22 sales is $679,125.
The 24-month median is $608.61 per heated square foot on 17 sales, from $353.61 to $910.25, and the interior two-bedroom median is $608.61. It varies by plan, so we use it as a cross-check, not a price.
The median of these 6 sales of 2026 to 18 June is $679,125, against $620,000 for the median of these 23 sales in 2021, and price per heated square foot rose 15.0 percent.
The 24-month median is $668,250 for 9 interior sales of 1,098 square feet, from $455,000 to $850,000, and $822,500 for 4 end sales of 1,181 square feet, the mean of $645,000 and $1,000,000. Building, floor and condition explain the spread.
The median of these 3 three-bedroom sales of 1,222 square feet is $875,000, from $735,000 to $975,000, all in Building C.
In the 60-month qualified record it is $1,075,000, for a 1,181 square foot Building A end unit on 23 January 2026.
In the 24-month lead window it is $455,000, for a 1,098 square foot Building D two-bedroom on 6 April 2026, or $414.39 per heated square foot.
Possibly. The six fourth-floor sales of the 1,098 square foot plan ran from $500,000 to $850,000 over 60 months, and the two seventh-floor sales were $620,000 and $877,500.
No. The county’s just value for the 17 homes sold in 24 months is a median 76.3 percent of price, from 60.0 to 112.1 percent.
The roll does not say. It carries one value, $510,142, on 61 of the 96 interior two-bedroom parcels, and five lead-window sales on that value sold from $455,000 to $850,000, so we do not guess the cause.
It is a starting question. A model averages one complex in which a 1,414 square foot ground-floor unit sold for $500,000 and a 1,181 square foot end unit for $1,075,000, and it cannot see floors, stacks or dues.
The appraiser uses recorded sales, and the qualified file skips 2022 and 2024 while the roll shows 11 transfers in those years. We give you the sales behind your price, roll transfers included.
24 condos sold twice with both sales since 2009, and the median gain was 33.3 percent over 4.58 years, 4.47 percent a year, with results from -28.0% to +85.6%. Those are owners who sold, and it is not a forecast.
Yes. Two of the 24 repeat pairs since 2009 lost money, -28.0% and -5.4%. Of 13 pairs whose first sale was in 2004 to 2007, 12 ended below the purchase price, and the pre-2009 record is partial.
Median days on market, list-to-sale price and months of supply for Bonita Beach Club: Information not available at time of publishing (checked 2026-10-01). The county record has no listing dates, so we add the Southwest Florida MLS figures to your valuation when you ask.
Sale-to-list ratio for Bonita Beach Club closings in the last 12 months: Information not available at time of publishing (checked 2026-10-01). The county record gives the sale price and not the list price, so we do not estimate it.
Active and pending Bonita Beach Club listings today: Information not available at time of publishing (checked 2026-10-01). The county roll lists recorded sales, not listings, so we pull the live competition from the Southwest Florida MLS the week we price your condo.
11 of the 17 lead-window sales closed from April to June, and five of the six sales of the last 12 months closed from April to June 2026. With counts this small that is a pattern, not a rule.
FY2027 quarterly dues, effective 1 October 2026, are $2,039 for a one-bedroom, $2,041 for the two-bedroom one-bath, $3,038 for a two-bedroom two-bath and $3,262 for a three-bedroom, against a $2,425,136 budget that is up 6.6 percent.
None appears in the public documents we read, which is not a statement that none is pending. The estoppel certificate lists amounts owed for a specific unit, and the reserve study offers a fixed $272,000 a year or $223,000 rising 2 percent a year.
The reserve study schedules a one-time plumbing-stack replacement in each of 2027, 2028 and 2029, at $98,039.22 a year at current cost and $306,040 over the three years inflated. A buyer will ask who pays and when.
The association charges $299, or $349 if needed within three business days, and its letter says the seller pays through closing costs. The statute allows up to $299, up to $119 more if expedited and up to $179 more if delinquent, as published by the Florida DBPR.
Twenty days’ written notice with the buyer’s name and a copy of the contract, a $150 application fee, the estoppel certificate, cleared balances and a board interview call with the buyer. Florida law adds a 10-business-day estoppel deadline and a 7-day buyer review window.
At $690,000, about $643,596 before payoff with buyer-agent compensation and $660,846 without. At $455,000 it is $423,753.50 and $435,128.50, and at $1,075,000 it is $1,003,951.00 and $1,030,826.00.
You may owe none. Under IRS Topic 701 a seller who owned and used the home as a main home for two of the last five years can generally exclude up to $250,000 of gain, or $500,000 on a joint return.
All five buildings are in FEMA Zone AE with a 12-foot base flood elevation and in evacuation Zone A. Bare ground reads 5.57 to 5.88 feet, so the base flood sits 6.1 to 6.4 feet above it.
The association’s master policy is not published. Florida’s statewide average premium per association policy was $72,570 in June 2022, $147,381 in June 2024 and $135,100 in June 2026, and Citizens’ 2026 rate changes average 7.7 and 14.1 percent more.
It can. The association’s June 2026 update schedules a pool house and three phases of walkway work, and its January 2026 letter says the milestone inspection follows the restoration.
Only for 30 days or more if they bought after June 2006. Each registered renter or guest stay costs the owner $140, and Florida Statute 509.242 licenses vacation rentals.
They narrow the buyer pool. The rules prohibit dogs on association property and allow one cat and up to two birds per owner, none for guests or renters.
It may for a boater, but a condominium unit does not come with a slip. The 34 slips belong to BBC Club Boat Slips, Inc., a separate corporation with its own bylaws, and slip prices are not in the public documents.
It can. The SOCOTEC reserve study of 19 August 2026 is public and lists $3,501,764.71 of elements, and we did not find the milestone inspection report. A buyer will ask for the report or for the contract statement that Florida Statute 718.503 requires.
Your latest dues notice, the budget and reserve study, any estoppel, your insurance and flood documents, and permit and receipt records for renovation. Bonita Beach Club publishes the dues memo, the reserve study and the rules, so most are one download away.
No. A valuation is free and carries no obligation. Use the valuation form. Call Jesse direct at (239) 898-6072 and we reply the same day with a range and the sales behind it.
The agent who values from the sales of your own plan and tells you which transfers were left out. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Our own Bonita Beach Club closings: Information not available at time of publishing (checked 2026-10-01).
Jesse McGreevy is a top-reviewed Bonita Springs realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. These are a few, in the clients’ own words, from buyers, sellers and repeat clients across Southwest Florida, not from Bonita Beach Club sales.
★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Verified Google review
★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Verified Google review
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Verified Google review
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Verified Google review
A Bonita Beach condo specialist knows which building, plan and floor a condo belongs to, which transfers the county counts as sales, what the estoppel must show and what the flood map means building by building. Buyers pay for that clarity, and a valuation that reflects it holds up through the appraisal.
We have seen small facts move a value: a 1,098 square foot condo priced from the complex median, county value quoted as if it were price, and a roll transfer left out because a model never saw it. As Top 1% Real Estate Agents Nationally Since 2008, we build the valuation so those surprises do not reach the appraisal.
Our Bonita Beach Club guide covers the buildings, the amenities, the dues and the association’s public documents, and our Bonita Beach community guide covers the strip. For city-wide context read our Bonita Springs home valuation guide.
If you are asking “what can I sell my Bonita Beach Club condo for,” McGreevy and Comisar price from the recorded sales of your own plan. We tracked every one of the 127 Bonita Beach Club sales in the county record since 2009, and that record starts every valuation we send.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales. Only 6 qualified Bonita Beach Club sales recorded in the last 12 months, so if you are thinking about selling, call us first. When you are ready to list, read how we sell Bonita Beach Club condos.
Bonita Beach Club recorded sales, last 12 months: 6 qualified county sales at a $679,125 median (the median of these 6 sales), from $455,000 to $1,075,000, per Lee County Property Appraiser and Florida DOR recorded sales, index built 1 October 2026.
Enter your details in the valuation form for your free Bonita Beach Club condo valuation, or talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy and Marc Comisar lead Domain Realty Group from its office at 24031 S Tamiami Trl #101 in Bonita Springs, in the same city as Bonita Beach Club, and have represented buyers and sellers across Southwest Florida since 2008. Read more about McGreevy and Comisar and the building background in our Bonita Beach Club guide.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 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
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
Valuing a Bonita Beach Club condo? Get a free Bonita Beach Club condo valuation with the valuation form. Call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying a Bonita Beach Club condo.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.
Every figure on this page traces to a primary source below: county, city, state and federal records, the association’s own documents and the statutes that set the seller’s duties. Bonita Beach Club sale figures are from the Lee County Property Appraiser sales file and parcel roll of 27 September 2026.
These official documents bear most directly on what a Bonita Beach Club condo is worth and what its seller must deliver, from the association’s dues memo and reserve study to the state’s estoppel fee schedule. Each link opens the issuing authority’s own copy, so you can check every figure yourself.
| Document | Issued by | Date | What it tells a valuation | Link |
|---|---|---|---|---|
| FY2027 quarterly dues memo | Bonita Beach Club association | Effective October 1, 2026 | Dues by unit type and the 6.6% budget increase | View the memo |
| Structural Integrity Reserve Study | SOCOTEC Consulting for the association | August 19, 2026 | Eleven elements, the 2027 to 2029 plumbing stacks and two funding paths | View the study |
| Sale or Transfer of Ownership letter | Bonita Beach Club association | July 2026 | The $150 application fee, the $299 estoppel and the 20-day notice | View the letter |
| Amended and Restated Rules and Regulations | Bonita Beach Club association | January 26, 2026 | Pets, rentals, occupancy and the Exhibit A fee schedule | View the rules |
| Amendment to Declaration Sections 7.1 and 5.4.2.1 | Recorded with the Lee County Clerk | Recorded November 13, 2025 | The ownership shares that set the dues | View the amendment |
| Estoppel certificate fee amounts | Florida Department of Business and Professional Regulation | Current posting | The adjusted $299, $119 and $179 estoppel amounts | View the schedule |
| Transfer Code List | Lee County Property Appraiser | Current posting | How the county codes qualified sales | View the code list |
The Bonita Beach Club declaration, budget line items and insurance policies sit in the association’s document page and in the official records a seller must furnish; recorded instruments can be requested from the Lee County Clerk.
Southwest Florida MLS figures were not available at publication (checked 2026-10-01); each place they would sit is marked above. County recorded sales checked October 1, 2026. McGreevy and Comisar, value your Bonita Beach Club condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.