We price your village lot or home from its own recorded lot and house sales, your survey and the 12-foot design flood elevation.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
What is a lot or a home in Bonita Beach Mobile Home Villas worth? This is McGreevy and Comisar’s valuation guide for the owners of the 36 individually owned lots in Bonita Beach Mobile Home Villas, a small plat on the bay side of Hickory Boulevard inside Little Hickory Island, in the City of Bonita Springs and the Bonita Beach market. It is built from the Lee County sale file, the county roll, the Southwest Florida MLS pull of October 27, 2026, FEMA’s flood map and the City codes, and it names every gap. Despite the name, it is not a rental mobile home park: the county roll shows individually owned lots, each with its own owner and sale history.
Here is the short answer. The village sells in two separate markets. Vacant lots: the county qualified eight sales, all in 2023, from $250,000 to $325,000, a median of $295,000. Houses: the county qualified two sales in the 60 months to September 25, 2026, $330,000 in November 2021 and $1,750,000 in June 2025, which is too few to call a median. Both numbers are real, and neither one is your number until the lot size, the build and the flood elevation are read against it. If you are deciding whether to sell, read this page beside our guide to selling a Bonita Beach Mobile Home Villas lot or home and our guide to buying in Bonita Beach Mobile Home Villas.
Our office is on South Tamiami Trail in Bonita Springs, and McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. Every figure below comes from a recorded sale, the county roll or an agency record, not from a portal’s estimate, and each carries its window and its count. Where a record is thin we list the sales one by one instead of dressing up a median.
A Bonita Beach Mobile Home Villas lot or home is worth what recent recorded sales of its own kind brought, adjusted for lot size, build and flood elevation: eight vacant lots sold for $250,000 to $325,000 in 2023, a median of $295,000, and two houses sold in 60 months, $330,000 in November 2021 and $1,750,000 in June 2025 on two combined lots.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Lee County Property Appraiser and Florida DOR recorded sales)
No window reaches the ten sales that a median needs, so the table counts and lists instead. The lot counts below are ours, tallied from the eight dated deeds in the county sale file, with each window measured back from September 25, 2026, the newest qualified sale in the file.
| County window (to September 25, 2026) | Qualified house sales | House price range | Qualified vacant-lot sales | Lot price range |
|---|---|---|---|---|
| 12 months | 0 | none | 0 | none |
| 24 months | 1 | $1,750,000 | 0 | none |
| 36 months | 1 | $1,750,000 | 1 | $325,000 |
| 60 months | 2 | $330,000 and $1,750,000 | 8 | $250,000 to $325,000 |
The eight lot sales have a median of $295,000, the median of these 8 sales, which is the mean of the middle pair, $290,000 and $300,000. The Southwest Florida MLS adds one view of the same ground, shown in its own table so the two records are never mixed.
| Southwest Florida MLS (pulled October 27, 2026) | Result |
|---|---|
| Residential closings in 60 months | 1: $330,000 in November 2021, after 44 days on market, against a $339,900 list price |
| Active listings on October 27, 2026 | 1: a newly built home at $1,399,000, 32 days on market |
| Pending on October 27, 2026 | none |
The newest qualified sale in the county file is dated September 25, 2026, so the weeks since have not reached the record yet. The county file holds 55 qualified sales on the plat since January 1969, a count that leaves out the eight 2023 lot sales, which were pulled separately as vacant-land deeds. We never use the 55 as a price signal, because 31 of them date from before 2009, when lot and small-home prices ran from $11,000 to $270,000.
These are the nine facts about Bonita Beach Mobile Home Villas values that matter most in October 2026, each explained in the section that covers it.
This guide runs from the short answer and our method through the sales record, one parcel’s public record, the flood and document questions, a comparison with Kinleyland, a net sheet and the questions owners ask most. Each link below jumps to its section.
McGreevy and Comisar value Bonita Beach Mobile Home Villas lots and homes from the village’s own recorded sales, the county roll and the flood rules for the lot, not from a Bonita Springs or ZIP-code average. We are a two-partner Bonita Springs team, Top 1% Real Estate Agents Nationally Since 2008, and before we give a number we read the county record, the corporation record and the FEMA map.
With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone over $900 million. Our office is 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 Beach and of the best real estate agents in Bonita Springs, which set out what to ask any agent who prices a lot or a home on the island, and read more about McGreevy and Comisar. To start, use the valuation form below.
Honors and recognition:
In the 60 months to October 27, 2026 we tracked every Bonita Beach Mobile Home Villas closing in the Southwest Florida MLS and every qualified sale in the Lee County record: one MLS closing, two county-qualified house sales and eight county-qualified vacant-lot sales. We tracked every one of the 55 qualified sales on the plat in the county file since January 1969, and the page rests on that record and on how we will price your lot or home.
To get a free Bonita Beach Mobile Home Villas valuation, enter your details in the valuation form on this page or call Jesse direct at (239) 898-6072. We reply the same day with a value range built from the village’s recorded sales for your kind of lot or home, then confirm it with a short in-person visit and a look at your survey if you want one.
A range for your lot or home, the recorded village sales we used with their dates and prices, the sales we set aside and why, and the adjustments we made for lot size, build, elevation and the documents a buyer will ask for. Because fewer than ten sales sit in any window, we show the sales individually instead of leaning on a median.
Your lot or lots by plat number, whether the lots are combined, what stands on them and its year, the survey if you have one, any elevation certificate, the permits pulled since 2022 and whatever the village corporation has given you in writing. If you have its restrictions, bylaws or any statement of charges, send those too, because the public record does not show them.
An online estimate misses Bonita Beach Mobile Home Villas values because it learns from a thin and mixed record: lots of about 2,000 square feet that sold for $250,000 to $325,000, a 2024 house that sold for $1,750,000 on two combined lots, and decades of small deeds. None of that tells a model what your own lot or house is worth.
The county qualified two house sales and eight vacant-lot sales in 60 months, and the two groups sit more than five times apart: the $1,750,000 house sale is 5.9 times the $295,000 lot median. A model that blends them returns a number that no buyer in the village has ever paid. We keep lots and houses apart and price each from its own group.
The plat says Mobile Villas, the state corporation says Bonita Beach Mobile Homes Village, the county roll’s street lines say Bonita Beach Mobile Home Villas and the Southwest Florida MLS files the homes under the subdivision name Bonita Beach. They are the same 2.47 acres. An estimate that searches one spelling misses sales filed under the others, and that is the first thing we check when a client shows us a portal number. Our Bonita Beach Mobile Home Villas guide sets out the plat, the corporation and the roll side by side.
The newly built home that was active in the October 27, 2026 pull is listed at 3 bedrooms and 1,720 square feet of MLS living area. The county roll records it at 2 bedrooms and 1,568 heated square feet with a 2024 year built. Neither is wrong. They measure different things, so we label each source and never mix the two denominators in a price per square foot.
A model cannot see the design flood elevation your lot must meet, whether your lot is one of the combined lots on the roll, what the village corporation’s recorded documents allow, or whether the home on the lot was placed under the City’s 2022 frame-height rule. Those four facts move a price far more than a bedroom count does, and each is covered below.
We value a Bonita Beach Mobile Home Villas lot or home in four steps: choose the right comparables from the village’s own recorded sales, adjust for lot size, build and elevation, adjust for time since each sale, and read the competition this week. The method is the same for a lot and a house, but the comparables never cross.
A vacant lot is priced against the eight vacant-lot sales of 2023. A house is priced against the two house sales and, because two is too few, against the nearest Little Hickory Island sales, adjusted for size and elevation. We do not price a lot from a house sale or a house from a lot sale, and we say which group every number belongs to.
Village buyers pay for lot size, whether a lot is single or combined, how the home meets the 12-foot design flood elevation, the age of the home and what the corporation’s documents allow. A single lot is 0.038 to 0.048 acre, about 1,650 to 2,100 square feet, and the combined lots on the roll are 0.087 to 0.092 acre, so even among single lots the largest is about 27 percent bigger than the smallest, 2,100 square feet against 1,650.
The lot sales cluster in 2023: five of the eight closed in April 2023, one in June, one in August and one in November. No vacant-lot sale appears in the county file after that, so almost three years separate the last lot deed from today. We adjust for time with the whole island’s pace in view and we say plainly when the adjustment is a judgment, because eight sales cannot support a trend line.
On October 27, 2026 the MLS showed one active home in the village, at $1,399,000, and none pending. Vacant-land closings and listings were not part of that residential pull, so the lot competition is read from the county roll and from our own watch of the market, not from a figure we can print. With one active home, a house seller is mostly competing with the island, not with the village.
Start with the eight 2023 sales: seven closed at $275,000 or more and one at $250,000, so the group sits in a narrow band for lots this size. The county’s 2026 just value on most single vacant lots is $255,659, below the median because the roll assesses by mass appraisal. We would price an average single lot near the middle of the 2023 group, move it down for a smaller or irregular lot, up for a position or a plan that adds to the build, and test the result against what a buyer must spend to raise a home to 12 feet NAVD88. At an illustrative 2,000 square feet, the $295,000 median is about $147.50 per square foot of land.
The June 2025 sale is the village’s one modern house price: $1,750,000 for two combined lots and a 2024 house of 1,814 square feet of county heated area, $964.72 per heated square foot. The November 2021 sale, $330,000 for a home of 928 square feet of MLS living area, is $355.60 per square foot of MLS living area, a different denominator, a different year and a different house. We use the first as the price of a finished new house and the second as the price of an older small home, and we price yours between them only after the size, age, elevation and lot are matched.
Ready to price your lot or home? Use the valuation form for a free Bonita Beach Mobile Home Villas valuation, or call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008, and the valuation costs nothing.
In the 60 months to September 25, 2026 the county qualified ten sales in Bonita Beach Mobile Home Villas: eight vacant lots in 2023 from $250,000 to $325,000, and two houses, $330,000 in November 2021 and $1,750,000 in June 2025. The Southwest Florida MLS shows one of them, the $330,000 closing, plus one active listing at $1,399,000.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Lee County Property Appraiser and Florida DOR recorded sales)
With fewer than ten sales in the window, we list every qualified vacant-lot sale instead of leaning on a median. The median of these 8 sales is $295,000, the mean of $290,000 and $300,000.
| Month | Price |
|---|---|
| April 2023 | $250,000 |
| April 2023 | $275,000 |
| April 2023 | $300,000 |
| April 2023 | $290,000 |
| April 2023 | $320,000 |
| June 2023 | $275,000 |
| August 2023 | $325,000 |
| November 2023 | $325,000 |
All eight were coded vacant at sale, and the 2026 roll codes 31 of the 36 lots vacant. The eight lots total $2,360,000 in recorded consideration, an average of $295,000, the same as the median.
| Month | Price | What sold |
|---|---|---|
| November 2021 | $330,000 | One lot with a home (MLS: 2 bedrooms, 928 square feet of living area) |
| June 2025 | $1,750,000 | Two combined lots with a 2024 house of 1,814 square feet of county heated area |
The $1,750,000 sale is the only house sale in the 24 and 36 month windows, and no house sale was recorded in the 12 months to September 25, 2026. The ratio between the two prices, 5.3 to 1, comes from a different house and a different year, not from a rise in value on one lot.
The MLS pull of October 27, 2026 shows one closing in 60 months, the November 2021 sale at $330,000 after 44 days on market against a $339,900 list price, 97.1 percent of list. It also shows one active listing, a newly built home at $1,399,000 (3 bedrooms, 1,720 square feet of MLS living area, 32 days on market), and no village listing pending. These are a one-closing basis, so we print no median days on market and no months of supply; a single closing cannot support either figure. Vacant-land closings were not part of the residential pull.
On the November 2021 sale both records show $330,000. On the active home, the county roll and the MLS give different bedroom and size figures, so each is labeled. The county records the deed consideration and the MLS records what a listing broker reported, which is why we lead with the county for sales and use the MLS for market time and the current listing.
| Group | 2026 just value |
|---|---|
| Most single vacant lots | $255,659 |
| Smaller single lots | $219,651 |
| Combined lots, land | $360,084 |
Just value is the county’s assessment, not a price: the 2023 lot sales ran from $250,000 to $325,000. A later section sets the two side by side.
A Bonita Beach Mobile Home Villas lot or home is worth most when three facts line up: how many lots it covers, what stands on them and whether the home meets the 12-foot design flood elevation. The record prices a single vacant lot at $250,000 to $325,000 and a finished 2024 house on two lots at $1,750,000, and it has no sale between the two.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Lee County Property Appraiser and Florida DOR recorded sales)
The Lee County roll of October 2026 codes 31 of the 36 lots vacant, three with a conventional single-family house and two with a mobile home. Four of the five structures carry a 2024 year built and one a 2025 year built, so all five buildings on the roll are new. Three of the 36 parcels are combined lots, and four parcels carry a homestead exemption. Our community guide to the village maps the plat and the two common-element parcels.
| Group | Parcels on the roll | What the record prices it at |
|---|---|---|
| Vacant parcels | 31 | Eight lot sales, $250,000 to $325,000, median $295,000 (2023) |
| Conventional houses | 3 | $1,750,000 (June 2025, two lots); one stands where the older home that sold for $330,000 in November 2021 stood |
| Mobile homes | 2 | No qualified sale in the 60 months |
| Common elements | 2 (Lot 13 and Tract A) | Not for sale; owned by the village corporation |
A single lot is 0.038 to 0.048 acre, about 1,650 to 2,100 square feet; a combined lot is 0.087 to 0.092 acre. The county’s 2026 land value on a combined lot is $360,084, which is 61.0 percent of the $590,000 that two lots at the 2023 median would have cost. A buyer who wants a home of 1,800 square feet needs the room that two lots give, and the June 2025 sale shows what that buyer paid with a finished house on top.
The record shows three kinds of product. An older small home sold for $330,000 in November 2021. A new conventional house on two lots sold for $1,750,000 in June 2025. A new manufactured home, in the same zoning, must sit with its frame at or above 12 feet NAVD88 and meet HUD Wind Zone III. We value each from its own comparables and never from the lot price alone.
The $1,750,000 sale covered two lots and a house. If the two lots were worth the 2023 lot median of $295,000 each, $590,000 together, the house and its improvements account for about $1,160,000 of the price, or $639.47 per square foot of the house’s 1,814 heated square feet. That is an illustration from one sale, not a rule, and it moves with the lot price you choose; it does show why a lot owner weighing a build should compare the finished price against land plus build cost before deciding to sell the lot.
The newly built home active on October 27, 2026 asks $1,399,000 for 1,568 square feet of county heated area, $892.22 per heated square foot, or $813.37 per square foot on the MLS’s 1,720 square feet of living area. An ask is a seller’s hope, not a closing, so we show it as the current competition and never use it to price yours.
Bonita Beach Mobile Home Villas values have risen from the $125,000 to $349,900 range of 2014 to 2021 to lot prices of $250,000 to $325,000 in 2023 and one house sale at $1,750,000 in 2025, but the record is too thin and too mixed to give a rate. No sale at all appears in the 12 months to September 25, 2026.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Lee County Property Appraiser and Florida DOR recorded sales)
A zero in the table means the county file holds no qualified sale that year. Pre-2009 sales are in the file only in part, so the table starts after the record became complete. Where n is even the median is the mean of the middle pair, which we name.
| Year | Qualified sales in the county file | Price range | Median of these sales |
|---|---|---|---|
| 2014 | 3 | $125,000 to $165,000 | $137,000 |
| 2015 | 0 | none | none |
| 2016 | 1 | $161,250 | $161,250 |
| 2017 | 2 | $225,000 to $240,000 | $232,500 (mean of $225,000 and $240,000) |
| 2018 | 1 | $180,000 | $180,000 |
| 2019 | 3 | $179,000 to $349,900 | $225,000 |
| 2020 | 5 | $155,000 to $337,000 | $200,000 |
| 2021 | 2 | $286,500 to $330,000 | $308,250 (mean of $286,500 and $330,000) |
| 2022 | 0 | none | none |
| 2023 | 8 vacant lots | $250,000 to $325,000 | $295,000 (mean of $290,000 and $300,000) |
| 2024 | 0 | none | none |
| 2025 | 1 house on two lots | $1,750,000 | $1,750,000 |
| 2026 to September 25 | 0 | none | none |
Each median here is the median of those few sales and nothing more. The years 2014 to 2021 mix lot and home sales that the file does not separate, while the 2023 row is vacant lots only and the 2025 row is a new house, so the rows are a history of what sold, not a price index.
Five sales in 2020 closed at a $200,000 median, two in 2021 at $286,500 and $330,000, and eight vacant lots in 2023 at a $295,000 median. The step from 2020 to 2021 and 2023 is real in the record, but every row is a handful of deeds, and we do not turn them into a percentage. The next lot that sells will tell us more about 2026 than this table can.
We matched sales by the parcel’s place on the plat, using only parcels with two recorded sales on or after January 1, 2009, the year the record is complete. The file does not tell us whether a home was built, removed or rebuilt between two sales, so these are changes in price, not appreciation on identical property.
| First sale | Second sale | Change | Years between |
|---|---|---|---|
| October 2011, $120,000 | December 2012, $134,500 | up 12.1 percent | 1.17 |
| November 2011, $155,000 | February 2019, $179,000 | up 15.5 percent | 7.18 |
| March 2009, $175,000 | May 2019, $225,000 | up 28.6 percent | 10.17 |
| February 2013, $155,000 | March 2020, $245,000 | up 58.1 percent | 7.04 |
| September 2013, $132,500 | May 2018, $180,000 | up 35.8 percent | 4.61 |
| May 2018, $180,000 | October 2020, $337,000 | up 87.2 percent | 2.42 |
| August 2014, $137,000 | September 2020, $200,000 | up 46.0 percent | 6.10 |
All seven price changes were gains. One more parcel, whose December 2012 sale at $134,500 is the base for the $1,750,000 sale of June 2025, is left out of the table because the later sale was two combined lots and a new house, which no longer compares with the 2012 deed.
The county file shows no qualified sale in 2022 or 2024. Hurricane Ian made landfall on September 28, 2022, and the National Hurricane Center put maximum inundation at 8 to 12 feet above ground in Estero and Bonita Beach, but the record does not say why any single year was quiet, and we do not guess.
Two parcels in Bonita Beach Mobile Home Villas have a public record that explains the price gap between a lot and a finished house: one sold for $1,750,000 in June 2025 with a new house, and one sold for $330,000 in November 2021 and now carries a newly built home listed at $1,399,000. Both are shown by sale date, price and roll description, with no lot number.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Lee County Property Appraiser and Florida DOR recorded sales)
| Date | Recorded event | Price |
|---|---|---|
| October 2011 | Sale in the county file | $120,000 |
| December 2012 | Resale in the county file | $134,500 |
| 2024 | House built (county roll year built) | not a sale |
| June 2025 | Resale, two combined lots with the 2024 house | $1,750,000 |
The county roll describes the house as 1,814 heated square feet, 4 bedrooms and 3 baths. The 2012 and 2025 prices are 13.0 times apart, but the second bought two combined lots and a 2024 house, and the county file does not say what the 2012 deed conveyed, so the jump is not the growth of land value.
| Date | Recorded event | Price |
|---|---|---|
| March 1995 | First sale in the county file for the parcel | $79,000 |
| November 2021 | Resale; MLS: 2 bedrooms, 928 square feet, 44 days, listed at $339,900 | $330,000 |
| 2024 | Newly built home (county roll year built; 2 bedrooms, 1,568 heated square feet) | not a sale |
| October 27, 2026 | Active in the MLS: 3 bedrooms, 1,720 square feet of living area, 32 days on market | $1,399,000 asking |
The 2021 MLS record and the 2026 roll describe different homes on the same parcel, so a new home has replaced the one that sold in 2021. The records do not say when the old home came down or why.
A village parcel changes product when a new home replaces an old one, and the price follows the product, not the address. A seller with a lot should price the lot against the 2023 lot sales and test a build only with the cost in hand; a seller with a new home should price against the 2025 sale and the nearest island houses; a seller with an older home should expect a buyer to value the lot and the cost to raise a replacement to 12 feet NAVD88. Our seller guide sets out how we price each of the three.
Six things move a Bonita Beach Mobile Home Villas price: the size and combination of the lots, the kind of home that stands or can stand there, the flood elevation the City requires, wind and insurance, the village corporation’s recorded documents and the access to the water and the beach. Each is read from a public record below.
A single lot is about 1,650 to 2,100 square feet, which is why 31 vacant lots sit beside five buildings and why a buyer who wants a larger home buys two. The roll shows three combined parcels, 0.087 to 0.092 acre, and one of them carried the only $1,750,000 sale. Two adjacent lots in one ownership can be worth more together than apart; we check the survey and the plat before saying so.
The lots are zoned MH-1, the City’s mobile home district. The City Council amended the Land Development Code in 2014 and 2016 to allow conventional single-family homes in the MH-1 and MH-2 districts, and Ordinance 20-12 adopted the development standards, which is why three lots now carry houses. Owners may place a manufactured home or build a house, and the two products price very differently.
FEMA’s National Flood Hazard Layer, read October 17, 2026, puts the village in Zone AE with a base flood elevation of 11 feet on panel 12071C0651G, effective November 17, 2022, and every building footprint on the plat is wholly in AE 11. City Ordinance 22-05 sets the design flood elevation at the base flood elevation plus one foot, 12 feet NAVD88 here, and requires every new or replacement manufactured home to have the bottom of its frame at or above that height. A conventional house follows the same elevation, which on most lots means living space over parking or storage. The cost of reaching 12 feet is the largest single item a lot buyer prices.
Work costing 50 percent or more of a building’s market value is a substantial improvement under the City’s substantial damage notice, and the building then must meet the current elevation. For an older home below 12 feet, that rule decides whether a renovation or a replacement makes sense, and a buyer will ask about it first.
The design wind speed is 170 mph in a wind-borne debris region, and a manufactured home in Lee County must be built to HUD Wind Zone III. Every lot is in a FEMA special flood hazard area, so a lender requires flood insurance; the National Flood Insurance Program caps building coverage at $250,000 and contents at $100,000 with a 30-day wait, and Citizens Property Insurance requires flood coverage in a special flood hazard area. A wind mitigation inspection sets the credits an insurer gives. Premiums are not published for the village, so we ask for quotes on your plan, not an average.
The National Hurricane Center put maximum inundation at 8 to 12 feet above ground in Estero and Bonita Beach in Hurricane Ian. All eight 2023 lot sales were coded vacant at sale, and the 2026 roll codes 31 lots vacant. The record does not say why any given home is gone, and we do not claim a cause on this page.
Bonita Beach Mobile Homes Village Inc, a Florida profit corporation filed March 7, 1957 and amended April 2, 1996, owns the two common-element parcels. The roll and the state record do not show its restrictions, bylaws, fees, rental rules, pet rules or plan approval. A buyer will ask for them before contract, and a seller who has them ready sells faster than one who has to find them.
The roll does not code any individual lot as waterfront, and what Lot 13 and Tract A contain is not on a public document we could read. The numbered Bonita Beach accesses lie across Hickory Boulevard, Lovers Key State Park is 7 minutes and 3.2 miles north, and Barefoot Beach Preserve 15 minutes and 4.4 miles south. A dock on the bay would need a City permit under Ordinance 23-11 and may need a Florida DEP authorization.
Village charges, property tax and insurance affect a Bonita Beach Mobile Home Villas value because a buyer prices the cost of carrying a lot or home along with the price. The public record we read does not show any fee the village corporation charges; the tax rate is 12.7942 mills for 2026 (12.7970 in 2025), and flood and wind insurance are priced home by home.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Lee County Property Appraiser and Florida DOR recorded sales)
Bonita Beach Mobile Homes Village Inc owns Lot 13 and Tract A, but no fee, assessment, budget or reserve figure for the village appears on the county roll or in the state corporation record we read. We do not print a fee we cannot source. A seller who can hand a buyer the corporation’s written statement of charges, its restrictions and its bylaws removes the largest unknown in a village sale, and a buyer who cannot get them will price the unknown against you.
Florida’s Mobile Home Act defines a mobile home subdivision as one where individual lots are owned by owners and a portion is retained by the developer (section 723.003, F.S.), and Chapter 720 sets the disclosure summary a parcel buyer receives in a mandatory homeowners’ association (section 720.401, F.S.). Which statute governs this village turns on its recorded documents, so we quote the definitions and do not assert the answer. If the documents create an association that issues estoppel certificates, section 720.30851 caps the certificate fee.
The lots sit in taxing district 017, City of Bonita Springs and Bonita Springs Fire, at 12.7970 mills for 2025 and 12.7942 applied for 2026 in the Property Appraiser's October 9, 2026 millage book (12.8217 had been proposed), set through the TRIM process. On the $295,000 lot median, 12.7942 mills is about $3,774.29 a year before exemptions and non-ad valorem charges; on a $1,750,000 taxable value it is about $22,389.85. A buyer’s assessment resets toward the purchase price under section 193.155 for a homestead or section 193.1554 for a non-homestead parcel, so the seller’s own bill is not the buyer’s.
Every lot is in a FEMA special flood hazard area, so a lender requires flood insurance. FEMA’s NFIP questions and answers cover the $250,000 building and $100,000 contents caps and the 30-day wait, FEMA flood insurance prices each building on its own features, and Citizens Property Insurance requires flood coverage in special flood hazard areas. A home built to the 12-foot design flood elevation, with an elevation certificate to prove it, gives a buyer a quote instead of a guess.
The design wind speed is 170 mph in a wind-borne debris region, and a manufactured home sited in Lee County must meet HUD Wind Zone III under 24 CFR 3280.305. A wind mitigation inspection sets the credits an insurer gives. No premium for a village home is published, so we ask an agent to quote your plan rather than print an average.
No. The Lee County Property Appraiser’s just value is a mass-appraisal assessment as of January 1, set for tax purposes, and in Bonita Beach Mobile Home Villas it sits below what lots sold for: $255,659 on most single vacant lots for 2026, against eight 2023 lot sales of $250,000 to $325,000 and a $295,000 median.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Lee County Property Appraiser and Florida DOR recorded sales)
The roll groups the vacant land in three values: $255,659 on most single lots, $219,651 on the smaller single lots and $360,084 for the land of a combined lot. The single-lot figure is about 86.7 percent of the $295,000 median of the 2023 sales, and the combined-lot land figure is 61.0 percent of what two lots at that median would have cost.
The Lee County Property Appraiser values every parcel in the county as of January 1 from mass-appraisal models. The eight 2023 lot deeds are almost three years old, and no vacant lot has sold in the county file since November 2023, so the roll and the market have had little fresh evidence in the village to agree on.
Just value is the starting point. A homesteaded parcel’s assessed value is capped under section 193.155, and four village parcels carry a homestead exemption under section 196.031. None of those figures is a price. We use the roll to rank lots by size and to check that a parcel is single or combined, then we value from sales.
The roll is the fastest proof of three facts a buyer will ask about: whether the lot is single or combined, what year the home on it was built, and its heated area. On the newly built home active on October 27, 2026, the roll’s 1,568 heated square feet and the MLS’s 1,720 square feet of living area are both on the record, and we label each wherever we use it.
Bonita Beach Mobile Home Villas and Kinleyland hold value in different ways. The village’s value is mostly land, small owned lots that sold for $250,000 to $325,000 in 2023; Kinleyland is finished bay and canal houses whose six county sales in 60 months ran from $1,800,000 to $2,100,000.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Lee County Property Appraiser and Florida DOR recorded sales)
| Yardstick | Bonita Beach Mobile Home Villas | Kinleyland |
|---|---|---|
| Parcels | 36 lots plus 2 common elements | 30 lots |
| On the roll, October 2026 | 31 vacant, 5 with homes | 3 vacant, 27 houses |
| Typical lot | about 2,000 sq ft | median 0.293 acre |
| County sales, 60 months | 2 houses ($330,000 and $1,750,000) and 8 lots ($250,000 to $325,000) | 6 houses ($1,800,000 to $2,100,000) |
| County sales, 12 months | none | 1 house at $1,937,500 |
| FEMA zone | AE 11 | AE 10 |
| Zoning | MH-1 | RS-1 |
| Shared land | owned by the village corporation | none |
| Water | bay side of Hickory Boulevard; no lot coded waterfront | 15 bay, 15 canal |
The Kinleyland figures are from the same Lee County roll and sale file of October 2026; the 12-month Kinleyland sale is from our Little Hickory Island valuation guide.
Land on Little Hickory Island at an entry price no other owned-lot section of the island offers, and a zoning district that lets an owner choose a manufactured home or a conventional house. The risk to value is the thin record: eight lot deeds in one year and two house sales in five, so a single new sale can move the village’s evidence a long way.
Water frontage on every lot, larger lots and a finished housing stock, with a six-sale 60-month range only $300,000 wide. A Kinleyland owner prices against a tighter band; a village owner prices against the lot record and the build cost. Our Kinleyland home valuation guide sets out that neighborhood’s method.
If you own a village lot, your value rests on what a builder or future owner will pay for land plus the cost to reach 12 feet NAVD88. If you own a new village home, the June 2025 sale is your strongest evidence, and Kinleyland’s finished houses are the nearest owned-lot comparison a buyer will make.
Bonita Beach Mobile Home Villas sits at the bottom of Little Hickory Island’s price ladder for land and in the middle for a new house. Its eight 2023 lot sales ran from $250,000 to $325,000, against an island-wide 60-month vacant-lot median of $1,100,000 on 33 sales, and its one modern house sale, $1,750,000, sits below the island’s 60-month house median.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Lee County Property Appraiser and Florida DOR recorded sales)
| Place | Record (Lee County unless noted) | Window to September 25, 2026 |
|---|---|---|
| Bonita Beach Mobile Home Villas, vacant lots | 8 sales, $250,000 to $325,000, median of these 8 $295,000 | 60 months |
| Bonita Beach Mobile Home Villas, houses | 2 sales, $330,000 and $1,750,000 | 60 months |
| Little Hickory Island, vacant lots | 33 sales, $1,100,000 median | 60 months |
| Little Hickory Island, all sales | 78 sales, $2,768,750 median | 60 months |
| Little Hickory Island, all sales | 21 sales, $2,600,000 median | 12 months |
| Kinleyland | 6 sales, $1,800,000 to $2,100,000 | 60 months |
| Carolands | 6 sales, $1,600,000 to $7,700,000 | 60 months |
| Bonita Shores (Collier, mainland) | 24 sales, $590,000 median | 12 months |
The island, Kinleyland, Carolands and Bonita Shores rows are as our Little Hickory Island valuation guide states them, from the same county file; each row keeps its own window.
A village lot is the island’s least expensive way to own land, at about a quarter of the island’s vacant-lot median. That is the case a seller makes to a buyer: Little Hickory Island land, City of Bonita Springs services and a beach access across the road, on a lot sized for one compact home.
A new village house competes on finish and elevation, not on lot size. The $1,750,000 sale of June 2025, on two combined lots, sits below the island’s 60-month median of $2,768,750 and just under the bottom of Kinleyland’s six-sale range, $1,800,000, which is the comparison a buyer will make. Next door on the same side of the road, the Bay Harbor Club condominiums offer the finished-unit alternative, and our Bonita Beach home valuation guide covers the condominium strip.
What you net when you sell a Bonita Beach Mobile Home Villas lot or home is the price less the commission, the deed stamps, the owner’s title policy and closing fees, with taxes prorated. At the $295,000 lot median our worked example nets about $281,236 before prorations and any payoff; at $1,750,000 it nets about $1,677,001.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Lee County Property Appraiser and Florida DOR recorded sales)
| Line | Lot at $295,000 (2023 lot median) | House at $1,750,000 (June 2025 county sale) |
|---|---|---|
| Listing commission, a negotiated example of 3 percent | $8,850.00 | $52,500.00 |
| Deed documentary stamps, 70 cents per $100 (section 201.02) | $2,065.00 | $12,250.00 |
| Owner’s title policy, promulgated rate (Rule 69O-186.003) | $1,550.00 | $6,950.00 |
| Settlement fee, an estimate (commonly $500 to $1,500) | $1,000.00 | $1,000.00 |
| Estoppel certificate, only if the village documents create one (up to $299) | $299.00 | $299.00 |
| Total of these lines | $13,764.00 | $72,999.00 |
| Net before tax prorations and any mortgage payoff | $281,236.00 | $1,677,001.00 |
The commission is an example only: it is negotiated between you and your broker and written in the listing agreement, and any payment to a buyer’s broker is a separate decision under the rules in force since August 17, 2024. The deed stamps are $0.70 per $100 of consideration. The owner’s title premium is the state’s promulgated rate, $5.75 per $1,000 to $100,000 and $5.00 per $1,000 to $1,000,000, then $2.50 per $1,000 to $5,000,000, so $575.00 plus $975.00 on the lot and $575.00 plus $4,500.00 plus $1,875.00 on the house. In Lee County the seller customarily pays the owner’s title policy and chooses the closing agent; the contract controls.
An estoppel certificate is a statement of what an owner owes an association. If the village documents create one that issues certificates, the fee is capped at up to $299 for the certificate, up to $119 more for an expedited request and up to $179 more where the account is delinquent, the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida DBPR. We carry $299 in both columns as a reserve; if the documents create no such duty, the line falls away.
Property taxes are prorated to the closing date, usually from the prior year’s bill. The buyer pays mortgage stamps of 35 cents per $100 (section 201.08) and intangible tax of 2 mills (section 199.133) on any loan, and customarily records the deed. Our seller guide for the village walks through the full cost list.
A free in-person comparative market analysis for a Bonita Beach Mobile Home Villas lot or home walks through the village’s recorded lot and house sales, your survey, your elevation and the documents a buyer will ask for, on your lot. Call Jesse direct at (239) 898-6072 to set it up, or start with the valuation form.
The county and MLS comparables we used, each labelled by date and source; the sales we set aside and why; a lot-versus-build read with the design flood elevation in view; and a listing plan with the documents to gather first. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Many village owners sell one property on the island and buy another. Call Marc at (239) 287-5873, read our guide to buying in Bonita Beach Mobile Home Villas or see how we represent buyers in Southwest Florida.
Owners ask what a Bonita Beach Mobile Home Villas lot or home is worth, why online estimates miss, how the flood rules and the village documents move value, and what a sale nets. Each answer below comes from the Lee County record, the Southwest Florida MLS pull of October 27, 2026, FEMA’s map or the City codes.
The eight qualified vacant-lot sales of 2023 ran from $250,000 to $325,000, and the median of these 8 sales is $295,000. We adjust that for your lot’s size, whether it is single or combined, and time since 2023.
It depends on what stands on the lot. The two county-qualified house sales of 60 months were $330,000 for an older small home in November 2021 and $1,750,000 for a 2024 house on two combined lots in June 2025.
There is no honest median: the county record holds two house sales in 60 months, too few to state one. We list the sales instead.
Not in the county file to September 25, 2026. The last qualified vacant-lot sale was in November 2023, at $325,000.
No qualified house sale appears in the 12 months to September 25, 2026; the last was the $1,750,000 sale of June 2025.
The October 27, 2026 MLS pull showed one active home, newly built, at $1,399,000, and none pending. Vacant-land listings were not part of the residential pull.
The one MLS closing of 60 months, in November 2021, took 44 days. One closing cannot support a median, so we do not print one.
The November 2021 closing sold at $330,000 against a $339,900 list price, 97.1 percent. That is one sale, not a rule.
At an illustrative 2,000 square feet, the $295,000 lot median is about $147.50 per square foot of land. Single lots run about 1,650 to 2,100 square feet.
The June 2025 sale was $964.72 per square foot of the house’s 1,814 county heated square feet, with two lots included in the price.
A model blends lot and house sales that sit more than five times apart, searches one of the village’s four names and cannot see the flood elevation or the village documents.
The roll’s land value on a combined lot is $360,084 against $255,659 on most single lots, and the only $1,750,000 sale was a combined lot. A buyer who wants a larger home needs the room.
Build only with the cost in hand. The lot record is $250,000 to $325,000; the finished-house record is one sale at $1,750,000. The gap between them has to pay for the build, the elevation and the time.
Often little: a buyer values the lot and the cost to raise a replacement to 12 feet NAVD88. We check the home’s elevation, age and permits before saying so.
FEMA puts the village in Zone AE with an 11-foot base flood elevation; the City’s design flood elevation is that plus one foot, 12 feet NAVD88.
Every lot is in the same zone, so buyers price the elevation and the insurance rather than avoid the village. A home already built to 12 feet and documented with an elevation certificate removes a cost from the buyer’s math.
Work costing 50 percent or more of a building’s market value is a substantial improvement under the City’s rules, and the building must then meet current flood elevation.
MH-1 zoning allows it, with the frame at or above 12 feet NAVD88 and the home built to HUD Wind Zone III.
Yes; the City allowed conventional single-family homes in MH-1 in 2014 and 2016, and three lots carry one on the October 2026 roll.
None appears on the public record we read. Ask Bonita Beach Mobile Homes Village Inc for its written charges, restrictions and bylaws before you list.
Lot 13 and Tract A belong to the village corporation. What they contain is not on a public document we could read, so we value from sales and let the documents answer the rest.
The roll codes no individual lot as waterfront. The village sits on the bay side of Hickory Boulevard.
The record shows eight vacant-lot sales in 2023 and new homes in 2024 and 2025. It does not say why any given home is gone, so we do not claim a cause.
No. It is a mass-appraisal value as of January 1: $255,659 on most single lots against a $295,000 lot sale median.
Often; the assessment resets toward the purchase price at the next January 1 under section 193.155 or 193.1554.
At the 2026 rate of 12.7942 mills, a $295,000 taxable value is about $3,774.29 a year before exemptions and non-ad valorem charges.
Our worked example at $295,000 nets about $281,236 before prorations and any payoff, after a negotiated 3 percent example commission, deed stamps, the owner’s title policy and fees.
In Lee County the seller customarily pays the owner’s title policy and chooses the closing agent; the contract controls.
Village sales of the same kind first, then the nearest Little Hickory Island sales. We give the appraiser both records, labelled.
On the November 2021 sale both show $330,000. On the active home the roll says 2 bedrooms and 1,568 heated square feet and the MLS 3 bedrooms and 1,720 square feet of living area; we label each.
A survey, an elevation certificate, a wind mitigation report, permits since 2022 and the corporation’s restrictions, bylaws and statement of charges.
Section 689.302 requires a written flood disclosure to the buyer at or before contract.
The record is too thin to show a season: five of the eight lot sales closed in April 2023. We list in time for winter buyers with the documents ready.
Many lot buyers pay cash; lot and construction loans are also used, and a lender will require flood insurance on any home.
IRS Publication 523 explains the exclusion for a main home; a lot or second home is treated differently, so ask your tax adviser.
Use the valuation form on this page or call Jesse direct at (239) 898-6072. We reply the same day.
The agent who reads the village’s lot sales, flood rules and documents before giving a number. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, bring all three.
Owners who sell with McGreevy and Comisar describe a team that prices from the record, keeps them informed and handles both sides of a move. McGreevy and Comisar is a top-reviewed Bonita Beach Mobile Home Villas realtor; we publish no aggregate score, and every review we quote is a five-star review, word for word.
★★★★★ “Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly.” Verified Google review
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A Bonita Beach specialist matters when you value a Bonita Beach Mobile Home Villas lot or home because the village’s evidence is thin and unusual: eight lot deeds in one year, two house sales in five, four names for one plat and a flood rule that sets the cost of every new home. A general estimate cannot weigh those facts; a specialist reads each one.
The four names the plat, the corporation, the roll and the MLS use; the split between lot and house sales; the frame-height rule of Ordinance 22-05; the combined-lot parcels on the roll; and the corporation record that tells a buyer who owns the shared land. We tracked every one of the 55 qualified sales on the plat in the county file since January 1969 and every qualified lot deed of the last 60 months.
We value across Bonita Beach and Bonita Springs, so we know where a village buyer’s other choices sit: the bay and canal houses of Kinleyland and Carolands, the condominiums along the strip, and the mainland houses across the bay. Our guides to what a Bonita Springs home is worth and to what a Little Hickory Island home is worth set out those markets, and our Hickory Bay West guide covers one of the bay-front condominiums a village buyer also tours.
If you are thinking of selling a Bonita Beach Mobile Home Villas lot or home, start with a number built from the village’s own recorded sales, your survey and your elevation, not from a portal. We price the lot and the house separately, show you every sale we used and tell you plainly where the record is thin.
Use the valuation form for a free Bonita Beach Mobile Home Villas valuation, or call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Our guide to selling a Bonita Beach Mobile Home Villas lot or home covers marketing, the documents to gather and the contract. For the beach market as a whole, see our guide to selling on Bonita Beach, and to read the village itself, our Bonita Beach Mobile Home Villas guide.
Your local real estate experts for Bonita Beach Mobile Home Villas are Jesse McGreevy and Marc Comisar, who lead Domain Realty Group from Bonita Springs, a short drive from Little Hickory Island over the Bonita Beach Road bridge. Jesse leads pricing and listings; Marc leads buyer representation and negotiation, and the partner who prices your lot or home is the partner at your closing.
Jesse McGreevy values, lists and sells homes and land across Bonita Springs, Bonita Beach and Naples. Call Jesse direct at (239) 898-6072.
Marc Comisar represents buyers across Southwest Florida. Call Marc at (239) 287-5873.
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, and follow us on Facebook and Instagram.
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, and the brokerage relationship rules in section 475.278; licenses can be checked with the Florida DBPR.
Every fact on this page traces to one of these primary sources, read or queried in October 2026. Southwest Florida MLS figures come from a dated Matrix pull of October 27, 2026, which is login only and not linked.
These official documents answer the questions a village buyer asks most often about value: the frame-height rule, conventional houses in MH-1, the flood ordinance, the 50 percent rule and the estoppel fee caps. Each opens on the issuing agency’s own site.
| Document | Issuer | What it covers | Link |
|---|---|---|---|
| Manufactured home elevation notice | City of Bonita Springs | Frame height at the design flood elevation | Open the notice |
| Single-family homes in MH districts notice | City of Bonita Springs | Conventional houses in MH-1 | Open the notice |
| Ordinance 22-05, Flood Hazard Reduction | City of Bonita Springs | Design flood elevation and floodplain rules | Open the ordinance |
| Substantial damage and improvement notice | City of Bonita Springs | The 50 percent rule | Open the notice |
| Estoppel certificate fee amounts | Florida DBPR | Current estoppel fee caps | Open the fee schedule |
| Lee County transfer code list | Lee County Property Appraiser | How the county codes each sale | Open the code list |
| Portability transfer DR-501T | Florida Department of Revenue | Carrying a Save Our Homes benefit | Open form DR-501T |
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, Bonita Beach Mobile Home Villas home valuations. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.