Values from every recorded resale in your Bonita Fairways neighborhood, adjusted for size, view, roof and flood zone. Free, confidential and same day.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Values from the Lee County Property Appraiser recorded-sale file, pulled 26 September 2026
What is your Bonita Fairways home worth? This is McGreevy and Comisar’s valuation guide for owners in Bonita Fairways, the gated golf community on West Terry Street in Bonita Springs, built from every qualified resale the Lee County deed record shows inside the gate over the last twelve months, neighborhood by neighborhood. If you are deciding whether to sell, it sits alongside our guide to selling your home in Bonita Fairways.
Here is the short answer. From September 2025 through August 2026, 33 Bonita Fairways homes resold at a $339,000 median, or $244.91 per heated square foot. But a Bonita Fairways home is not worth the community median. The six neighborhoods inside the gate resold at medians from $295,000 in Bermuda Links to $486,250 in Natura, and your value lives inside that spread, set by your neighborhood, your building, your view, your roof and your flood zone.
Our office is on South Tamiami Trail in Bonita Springs, about ten minutes from the Bonita Fairways gate, and we value homes here the way an appraiser does, from recorded closings, before a buyer’s lender ever orders one. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and every figure below comes from the county deed record, not a listing portal.
A Bonita Fairways home is worth what comparable homes in its own neighborhood have recently resold for, adjusted for size, view, floor, roof and flood zone. Across the community, 33 resales closed at a $339,000 median in the twelve months to August 2026, but neighborhood medians ran from $295,000 in Bermuda Links to $486,250 in Natura.
Data updated: September 2026 (Lee County Property Appraiser tax roll and sale fields, roll dated September 1, 2026, qualified improved sales inside Bonita Fairways, September 2025 through August 2026, retrieved 26 Sep 2026).
Bonita Fairways neighborhood, Sep 2025 to Aug 2026 | Resales | Median resale price | Median $ per heated sq ft | Prior 12 months median |
|---|---|---|---|---|
Natura at Bonita Fairways | 10 | $486,250 | $234.98 | $510,000 (11 resales) |
Carousel Cove (55+) | 4 | $362,500 | $243.48 | $315,000 (7 resales) |
Rosewood Pointe Garden | 1 | $344,000 (one sale) | $263.20 | $349,000 (5 resales) |
Botanika at Bonita Fairways | 3 | $339,000 | $318.88 | $297,500 (4 resales) |
The Gardens at Bermuda Links | 10 | $325,000 | $243.10 | $350,000 (2 resales) |
Bermuda Links | 5 | $295,000 | $242.60 | $360,000 (11 resales) |
All Bonita Fairways resales | 33 | $339,000 | $244.91 | $365,000 (40 resales) |
Two medians circulate for Bonita Fairways, and both are correct. This page uses the resale median of $339,000, because a resale owner competes with other resales. Our Bonita Fairways community guide states the all-sales median of $341,448 and $243.76 per square foot, which adds one first sale from a builder to the 33 resales, for 34 qualified sales and $12,617,285 of recorded volume.
These are the nine facts that shape what a Bonita Fairways home is worth in September 2026, each from the Lee County deed and tax record, the association’s own recorded documents or a state or federal source.
Valuing Your Bonita Fairways Home: What Is My Bonita Fairways Home Worth in 2026? · Why Value Your Bonita Fairways Home With McGreevy and Comisar? · How Do I Get a Free Bonita Fairways Home Valuation?
How We Value: Why Does an Online Estimate Miss Bonita Fairways Home Values? · How Do We Value a Bonita Fairways Home?
Values by Neighborhood, Size and Trend: What Are Homes Worth in Each Bonita Fairways Neighborhood? · What Are Bonita Fairways Home Values by Size, Bedrooms and Price Band? · Are Bonita Fairways Home Values Rising or Falling? · Who Is Buying in Bonita Fairways, and Why Does It Matter for Value?
What Moves Value: What Moves a Bonita Fairways Home’s Value Up or Down? · Is the Property Appraiser’s Just Value the Same as Market Value? · How Do Flood Zones, Insurance and Condo Law Affect What My Bonita Fairways Home Is Worth?
Next Steps: Want a Free In-Person CMA for Your Bonita Fairways Home?
Answers and Local Expertise: Frequently Asked Questions, Bonita Fairways Home Value Edition · What Bonita Fairways Sellers Say About Working With Us · Why Does a Bonita Fairways Specialist Matter When You Value Your Home? · Thinking of Selling Your Bonita Fairways Home? Start With the Right Number · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar value Bonita Fairways homes from the recorded resales of each neighborhood inside the gate, not from a ZIP-code average. We are a two-partner Bonita Springs team, Top 1% nationally since 2008, and we read every deed, every flood map and every association document before we give an owner a number.
We lead Domain Realty Group, and with our Domain Realty Group team we have sold over $2.5 billion in real estate, with McGreevy and Comisar alone accounting for over $900 million in personal sales. 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 Springs.
Honors and recognition:
In the last 12 months we tracked every qualified Bonita Fairways sale on the county roll, one recorded deed at a time: 34 in all, 33 of them resales. When a Gardens at Bermuda Links owner asks what the unit is worth, the answer starts with the ten Gardens resales at a $325,000 median, not the city’s $400,000 condo median, which describes a different building in a different part of town.
To get a free Bonita Fairways home valuation, enter your address 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 recorded resales in your own neighborhood, and a full pricing file with active competition after a short walk-through.
A range for your home, the recorded Bonita Fairways resales we used with their dates, neighborhoods, sizes and prices, the active and pending listings you would compete with, and the adjustments we made for view, floor, roof, updates and flood zone. Where a neighborhood had only a few resales, we widen the window and show every sale individually.
Your address, the roof material and the year it was replaced, the dates of any renovations and permits, your neighborhood association’s name, and any elevation certificate, FEMA letter, four-point or wind-mitigation report you already have. For a condominium, add your floor and what your windows face.
Online estimates miss Bonita Fairways values because one community name covers seven neighborhoods, from 2005 two-story condominiums to 2024 elevator buildings and patio homes, and because the models cannot see a golf view, a floor level, a roof date, a flood letter or a neighborhood fee. An automated number is a starting point here, not a price.
Data updated: September 2026 (Lee County Property Appraiser, roll dated September 1, 2026, qualified sales September 2024 through August 2026; FEMA National Flood Hazard Layer; retrieved 26 Sep 2026).
The county roll lists Bermuda Links, The Gardens at Bermuda Links, Rosewood Pointe Garden, Botanika, Carousel Cove and Natura as separate subdivisions and condominiums, but many online tools group them under “Bonita Fairways.” Averaging a $486,250 Natura median with a $295,000 Bermuda Links median produces a number that describes neither home.
The county recorded 62 Botanika closings in the 24 months to August 2026, most of them first sales from the developer in 2024 and 2025. That is why the 24-month Bonita Fairways median of $365,000 on 133 sales runs higher than today’s resale market. A model that counts those first sales as comparables will tell a Bermuda Links owner that values rose when resale prices in that building fell.
In Natura, 152 of 222 homes have their footprint centered in a Spring Creek AE zone and 70 do not, so similar homes a short walk apart can carry different flood requirements; six of The Gardens’ twelve buildings are in the same AE zone while six are not. A home in the AE zone carries a flood insurance requirement for a federally backed loan, which changes what a buyer can pay each month. No automated estimate prices that difference.
We value a Bonita Fairways home the way an appraiser would: select recorded resales from the same neighborhood and building type, adjust each for size, view, floor, age, roof and flood zone, weight the most similar and most recent, then test the result against the listings inside the gate this week.
Data updated: September 2026 (Lee County Property Appraiser, roll dated September 1, 2026; FEMA National Flood Hazard Layer panel 12071C0656G; retrieved 26 Sep 2026).
This is the discipline behind our Top 1% Real Estate Agents Nationally Since 2008 record. We start with every qualified resale in your neighborhood over the last twelve months. Natura and The Gardens each had ten, which is enough for a median. Bermuda Links had five, Carousel Cove four, Botanika three and Rosewood Pointe Garden one, so for those we widen to 24 or 36 months, adjust older sales for the trend, and list each sale with its date, size and price. First sales from a builder are set aside because they do not reflect the resale market.
The adjustments that matter most here are heated square footage, a golf or lake view, floor level and end-unit position in the condominiums, roof age and material, impact windows or shutters, updates to kitchens and baths, a pool or extended lanai in Natura, whether a Carousel Cove home is site-built or manufactured, and whether the building sits in Zone X or the AE zone. Each is priced from paired Bonita Fairways sales where the record allows.
Bonita Fairways closings bunch in late winter and spring: February through April produced 37.2 percent of resales over the last three years, and July and August together only 5.7 percent. We adjust older comparables for the roughly 7 percent decline in the resale median over the last year and weigh spring sales against summer sales rather than treating every month as equal.
A buyer does not compare your home with last year’s closings; they compare it with what is for sale inside the gate now, and with nearby choices like Highland Woods next door. We line up the active and pending listings in your neighborhood and price band so the recommended list price is one a buyer would choose over the alternatives on the day you launch.
The Gardens at Bermuda Links was the most active condominium in the community, with ten resales at a $325,000 median and $243.10 per heated square foot, ranging from $280,000 to $365,000. Every unit is a two-bedroom built in 2007. A 1,300-square-foot Gardens unit starts near $316,000 at the neighborhood’s median price per foot, then moves up for a golf or lake view, a replaced roof on the building and an updated kitchen, or down if its building is one of the six on Bonita Fairways Boulevard in the AE zone and the buyer will need flood insurance.
Natura’s ten resales closed at a $486,250 median and $234.98 per heated square foot, from $380,000 to $579,990, and eight of the ten were three-bedroom homes. A 2,000-square-foot three-bedroom Natura patio home starts near $470,000 at that price per foot. A course view, a pool and a Zone X footprint or a FEMA letter removing it from the flood zone push it toward the top of the range; an AE footprint without a letter and an interior view pull it toward the middle.
Bonita Fairways resale prices fell about 7 percent this year while the city’s condo median fell 2.4 percent, so the price you launch at decides how your listing performs. Request your free Bonita Fairways home valuation using the form at the top of this page, or call Jesse direct at (239) 898-6072. When you are ready, read how we sell homes in Bonita Fairways. Buying inside the gate as well? Call Marc at (239) 287-5873 or read our guide to buying a home in Bonita Fairways.
Bonita Fairways home values depend first on the neighborhood. In the twelve months to August 2026, Natura patio homes resold at a $486,250 median, Carousel Cove homes at $362,500, Botanika and Rosewood Pointe Garden condominiums near $340,000, The Gardens at $325,000 and Bermuda Links at $295,000, with price per foot from $235 to $319.
Data updated: September 2026 (Lee County Property Appraiser, roll dated September 1, 2026, qualified resales September 2025 through August 2026 and prior twelve months; 2026 median just values from the same roll; retrieved 26 Sep 2026).
Neighborhood | Homes | Built | Typical heated sq ft | 12-month resales | Median or individual prices | Median $/sq ft | 2026 median just value |
|---|---|---|---|---|---|---|---|
Natura at Bonita Fairways | 217 built, 112 vacant lots | 2016 to 2024 | 1,700 to 2,350 | 10 | Median $486,250 ($380,000 to $579,990) | $234.98 | $401,889 (Phase 1) |
Carousel Cove (55+) | 106 | 1992 to 2017 | 1,130 to 1,690 | 4 | $290,000; $360,000; $365,000; $460,000 | $243.48 | $271,230 |
Rosewood Pointe Garden | 68 | 1997 to 2005 | 1,140 to 1,570 | 1 | $344,000 | $263.20 | $287,656 to $294,359 |
Botanika at Bonita Fairways | 75 | 2024 | 830 to 1,540 | 3 | $250,000; $339,000; $343,895 | $318.88 | $316,015 |
The Gardens at Bermuda Links | 134 | 2007 | 1,190 to 1,580 | 10 | Median $325,000 ($280,000 to $365,000) | $243.10 | $298,869 |
Bermuda Links | 142 | 2005 to 2006 | 1,190 to 1,660 | 5 | $265,000; $285,000; $295,000; $300,000; $310,000 | $242.60 | $258,077 |
Where a neighborhood had fewer than ten resales we list the individual prices rather than lean on a median, because three or four sales are not a market rate.
Natura is where Bonita Fairways’ highest values live. Its ten resales closed at a $486,250 median, from $380,000 to $579,990, the top sale being a home on Bonita Fairways Boulevard in December 2025. Eight of the ten were three-bedroom homes, one a four-bedroom and one a two-bedroom. Its $234.98 a foot is the community’s lowest because the homes are the largest. See our Natura at Bonita Fairways page for current listings.
Carousel Cove, the 55+ single-family neighborhood, resold four homes at $290,000, $360,000, $365,000 and $460,000, a $362,500 median, all two-bedroom. The spread is wide because the neighborhood mixes 56 manufactured homes and 50 site-built houses, and they value and finance differently. See our Carousel Cove page.
Rosewood Pointe Garden, the community’s original condominiums, recorded one qualified resale in the last twelve months, a two-bedroom at $344,000, or $263.20 a square foot. Over 24 months it recorded six sales at a $346,500 median, which is the better guide for a unit here. See our Rosewood Pointe Garden page.
Botanika’s three resales, $250,000, $339,000 and $343,895, carry the community’s highest price per foot at $318.88, because the units were completed in 2024 and are smaller, from about 770 to 1,640 heated square feet. One was a one-bedroom and two were two-bedrooms. Most Botanika closings so far have been first sales from the developer, so its resale market is still forming. See our Botanika page.
The Gardens resold ten two-bedroom units at a $325,000 median and $243.10 a foot, from $280,000 to $365,000, making it the most active condominium inside the gate. See our Gardens at Bermuda Links page.
Bermuda Links, 142 two-bedroom units in 14 two-story buildings, is the most affordable way into Bonita Fairways. Its five resales ran from $265,000 to $310,000, a $295,000 median at $242.60 a foot. See our Bermuda Links page.
In Bonita Fairways, most resales are two-bedroom condominiums between $265,000 and $365,000, and almost everything above $400,000 is a three- or four-bedroom Natura home. Of the 34 recorded sales in the last twelve months, 19 closed under $350,000 and only 4 above $500,000.
Data updated: September 2026 (Lee County Property Appraiser, roll dated September 1, 2026, qualified sales September 2025 through August 2026; bedrooms and heated square feet from the roll; retrieved 26 Sep 2026).
Price band, all 34 qualified sales | Sales | Share |
|---|---|---|
Under $300,000 | 10 | 29 percent |
$300,000 to $350,000 | 9 | 26 percent |
$350,000 to $400,000 | 6 | 18 percent |
$400,000 to $500,000 | 5 | 15 percent |
Over $500,000 | 4 | 12 percent |
The bottom two bands are mostly Bermuda Links, The Gardens, Botanika and Rosewood Pointe Garden. The $350,000 to $400,000 band holds the top Gardens sales, two Carousel Cove homes and the entry point of Natura. The top two bands are almost entirely Natura, plus the $460,000 Carousel Cove sale.
Bedrooms, 33 resales | Resales | Where they sold |
|---|---|---|
One | 1 | Botanika |
Two | 23 | Bermuda Links (5), The Gardens (10), Carousel Cove (4), Botanika (2), Natura (1), Rosewood Pointe Garden (1) |
Three | 8 | Natura |
Four | 1 | Natura |
Leaving aside Botanika, where the county record mixes one- and two-bedroom sales, two-bedroom resales ran from $265,000 in Bermuda Links to $460,000 in Carousel Cove. Three- and four-bedroom value lives in Natura.
The condominiums and Carousel Cove cluster tightly around $243 a foot, so size drives most of the difference between two units: at that rate a 1,200-square-foot unit works out near $292,000 and a 1,500-square-foot unit near $365,000. That is arithmetic, not a valuation. Botanika’s $318.88 reflects newer, smaller units and does not carry over to a 2005 to 2007 building a few hundred yards away.
Bonita Fairways resale values fell over the last year. The resale median was $339,000 in the twelve months to August 2026, down about 7 percent from $365,000, and the median price per square foot fell about 7 percent to $244.91, while the City of Bonita Springs condo median fell only 2.4 percent.
Data updated: September 2026 (Lee County Property Appraiser recorded resales inside Bonita Fairways, September 2024 through August 2026, and 36-month seasonality and repeat-sale pairs from the same file; City of Bonita Springs medians from our city valuation guide; retrieved 26 Sep 2026).
Neighborhood | Resales, prior 12 months | Prior median | Prior $/sq ft | Resales, last 12 months | Current median | Current $/sq ft |
|---|---|---|---|---|---|---|
Natura | 11 | $510,000 | $281.69 | 10 | $486,250 | $234.98 |
Carousel Cove | 7 | $315,000 | $233.33 | 4 | $362,500 | $243.48 |
Rosewood Pointe Garden | 5 | $349,000 | $260.53 | 1 | $344,000 | $263.20 |
Botanika | 4 | $297,500 | $326.23 | 3 | $339,000 | $318.88 |
The Gardens at Bermuda Links | 2 | $350,000 | $276.85 | 10 | $325,000 | $243.10 |
Bermuda Links | 11 | $360,000 | $249.81 | 5 | $295,000 | $242.60 |
All resales | 40 | $365,000 | $263.56 | 33 | $339,000 | $244.91 |
Read the table with the sample sizes in view. Natura’s decline rests on eleven and ten resales; in Bermuda Links the price per foot eased only from $249.81 to $242.60 while the median fell more, which suggests smaller units sold this year. Carousel Cove and Botanika rose on four and three sales, too few to call a trend.
City resale medians fell 1.2 percent for houses, to $660,000, and 2.4 percent for condos, to $400,000. Bonita Fairways fell further for three reasons in the record: the mix shifted from eleven Bermuda Links resales last year to five this year; Natura’s price per foot fell from $281.69 to $234.98 on a meaningful sample; and condominium buyers are pricing in insurance, association fees and reserve funding.
The cleanest measure of appreciation is the same home sold twice. We tracked 198 Bonita Fairways homes that sold at least twice, more than a year apart, and the median owner gained 7.45 percent a year over a median hold of 5.0 years.
Neighborhood | Repeat-sale pairs | Median annual gain | Median hold |
|---|---|---|---|
Natura | 31 | 10.82 percent | 2.9 years |
Carousel Cove | 29 | 8.70 percent | 5.1 years |
Rosewood Pointe Garden | 20 | 7.04 percent | 5.5 years |
Bermuda Links | 40 | 6.98 percent | 5.4 years |
The Gardens at Bermuda Links | 72 | 6.74 percent | 6.7 years |
Botanika | 4 | minus 4.15 percent | 1.1 years |
All Bonita Fairways | 198 | 7.45 percent | 5.0 years |
Natura’s strong gains came on short holds after the homes were built from 2016 to 2024. Botanika’s four pairs are owners who bought new and resold within about a year for less.
Of the 47 repeat-sale pairs that resold in 2025 or later, after a median hold of 5.9 years, the median annual gain was 6.02 percent and 87 percent sold for more than they paid. Prices have come off their peak, but most owners who held several years are still ahead.
Month | Share of Bonita Fairways resale closings, last 36 months |
|---|---|
January | 7.6 percent |
February | 12.4 percent |
March | 14.3 percent |
April | 10.5 percent |
May | 7.6 percent |
June | 9.5 percent |
July | 3.8 percent |
August | 1.9 percent |
September | 10.5 percent |
October | 9.5 percent |
November | 3.8 percent |
December | 8.6 percent |
Across 105 resales over 36 months, February through April produced 37.2 percent of closings, and July and August together 5.7 percent. The contracts behind those spring closings are written in winter, when seasonal buyers are here. We compare your home with the same season a year earlier, not with last month.
The Southwest Florida MLS records 29 closed Bonita Fairways sales in the twelve months to September 26, 2026, at a median of $339,000 and $241 per square foot, the same median the county deed record shows for resales. The median closed sale took 90.5 days on market and sold for 97.7 percent of its final list price. On September 26, 2026, 20 homes were active at a median list price of $454,950, about 8.3 months of supply.
Data updated: September 2026 (Southwest Florida MLS Matrix, residential listings filed under the Bonita Fairways development, closed 26 Sep 2025 to 26 Sep 2026 and active on 26 Sep 2026, pulled 26 Sep 2026).
Neighborhood | MLS closings, 12 months | Median sold price | Median days on market | Sale-to-list | Active listings | Median list price |
|---|---|---|---|---|---|---|
The Gardens at Bermuda Links | 11 | $325,000 | 85 | 97.6% | 2 | $362,000 |
Natura | 9 | $440,000 | 133.5 | 97.5% | 1 | $519,900 |
Carousel Cove | 3 | $360,000 | 13 | 97.1% | 2 | $324,250 |
Bermuda Links | 2 | $302,500 | 29.5 | 97.9% | 3 | $369,000 |
Botanika | 2 | $294,500 | 174 | 94.8% | 10 | $529,950 |
Rosewood Pointe Garden | 1 | $344,000 | 12 | 98.3% | none | none |
Other Bonita Fairways | 1 | $430,000 | 5 | 101.2% | 2 | $454,950 |
All Bonita Fairways | 29 | $339,000 | 90.5 | 97.7% | 20 | $454,950 |
Source: Southwest Florida MLS Matrix, pulled 26 September 2026. Neighborhoods with fewer than ten closings are thin samples; read them as individual sales, not market rates.
Two things stand out. Half of the active listings are in Botanika, where recorded sales have run well below today’s asking prices, so Botanika sellers face the most competition and buyers there have the most room to negotiate. And the 8.3 months of supply is roughly double the Bonita Springs average of 4.5 months, which is why pricing to the recorded resales, not to the active list, is what gets a Bonita Fairways home sold. The county record shows 34 qualified sales against 29 MLS closings; the difference is mostly private and builder sales that never reached the MLS.
The Southwest Florida MLS records McGreevy and Comisar on 54 closed Bonita Springs sales since 2016, $34.7 million in all, including seven closings worth $14.85 million in the last 12 months. Our recorded closings include Worthington, Spanish Wells, Bonita Springs Golf and Country Club and Bonita Lakes, the golf communities buyers most often compare with Bonita Fairways.
Bonita Fairways buyers come mostly from outside Florida. Of 133 homes sold in the last 24 months, 59 now have Florida owners and 74 are owned from elsewhere, led by Illinois, New York, New Jersey, Pennsylvania and Ohio, plus five from Ontario. That mix is why winter pricing and winter showings set value here.
Data updated: September 2026 (Lee County Property Appraiser, owner mailing state for homes with a qualified sale September 2024 through August 2026, and homestead exemptions on the roll dated September 1, 2026; retrieved 26 Sep 2026).
Current owner’s mailing state or province, homes sold in last 24 months | Homes |
|---|---|
Florida | 59 |
Illinois | 12 |
New York | 10 |
New Jersey | 10 |
Pennsylvania | 7 |
Ohio | 7 |
Ontario, Canada | 5 |
Massachusetts | 4 |
All other states and countries | 19 |
Total | 133 |
The homestead exemption is the best public sign of full-time residence. On the September 2026 roll, 53 of 106 Carousel Cove homes and 114 of 217 built Natura homes carry it, about half. The condominiums are mostly seasonal or rented: 45 of 142 in Bermuda Links, 37 of 134 in The Gardens, 27 of 68 in Rosewood Pointe Garden and 5 of 75 in Botanika. So a condo’s buyer is usually a seasonal buyer shopping in winter, while Natura and Carousel Cove also draw full-time buyers year-round.
The biggest value drivers in Bonita Fairways are the neighborhood, size, a golf or lake view, floor and end-unit position in the condominiums, roof age, the flood zone of the building, and, for condos, the building’s reserves and assessments. Cosmetic updates matter less than anything that makes the home easier to insure and finance.
Data updated: September 2026 (Lee County Property Appraiser; FEMA National Flood Hazard Layer; Bonita Fairways Community Association recorded documents and 2026 budget; retrieved 26 Sep 2026).
Buyers pay for a long fairway or lake view. The master declaration grants golf-ball easements over lots next to the course and states that owners have no right to a view, so we price the view a home has today and disclose the easement. We measure the premium from paired sales in the same building or street, not a flat percentage.
In Bermuda Links, Rosewood Pointe Garden and most of The Gardens, the choice is first or second floor. Botanika’s four-story buildings have elevators, so upper floors generally carry the premium there. End units, with windows on three sides, usually sell for more than interior units of the same plan.
Original roofs would now be about 19 years old at The Gardens, 20 to 21 at Bermuda Links, up to 29 at Rosewood Pointe Garden and up to 34 in Carousel Cove, but many have been replaced, and only the permit record shows when. Citizens Property Insurance requires an inspection showing at least five years of remaining roof life once a shingle roof passes 25 years or a tile or metal roof passes 50.
In Natura, a private pool where a home has one, an extended or screened lanai, and upgraded finishes are among the features that explain a resale range running from $380,000 to $579,990. We price each from Natura’s own paired sales rather than a flat figure. In the condominiums, an updated kitchen and baths, newer air conditioning and impact glass help, but they rarely add more than they cost.
A Natura home or a Gardens building in the Spring Creek AE zone requires flood insurance for a federally backed mortgage, and that premium comes out of what a buyer can pay each month. An elevation certificate showing the floor well above ground, or a FEMA letter of map amendment removing the structure from the zone, narrows the gap. FEMA’s records show such letters for Carousel Cove in 2009, Bermuda Links in 2010 and 2023, Botanika in 2023, and four Natura lots since 2024, three of which removed the structure from the zone.
Of Carousel Cove’s 106 homes, 56 are manufactured homes built to the federal HUD code and 50 are site-built. Lenders and insurers treat them differently. A site-built Carousel Cove home with a newer roof sits at the top of the neighborhood’s range; an older manufactured home toward the bottom.
Florida’s structural integrity reserve study and milestone inspection laws apply to condominium buildings of three or more habitable stories. In Bonita Fairways that means Botanika’s three four-story buildings and The Gardens’ two three-story buildings at 26630 and 26640 Rosewood Pointe Drive. Bermuda Links and Rosewood Pointe Garden are two-story and fall outside both requirements, which buyers increasingly count in their favor. A pending special assessment often lowers the price by roughly the amount of the assessment.
Because the association bought the course on March 27, 2020 for $1,200,000 and runs it as a public course, no Bonita Fairways home carries a golf membership cost, equity or initiation fee. The 2026 master budget counts $264,000 of golf income against $120,000 of golf loan interest, so green fees help hold the master fee to $1,100 a year.
No. The Lee County Property Appraiser’s just value is a January 1 mass appraisal, and in Bonita Fairways it runs well below what homes actually sell for. Bonita Fairways resales in the twelve months to August 2026 closed at a median 1.18 times their 2026 just value, from 1.09 in The Gardens to 1.36 in Carousel Cove.
Data updated: September 2026 (Lee County Property Appraiser 2026 roll just value compared with qualified resale prices inside Bonita Fairways, September 2025 through August 2026; retrieved 26 Sep 2026).
Neighborhood | Resales | Median sale price divided by 2026 just value | Neighborhood median 2026 just value |
|---|---|---|---|
Carousel Cove | 4 | 1.36 | $271,230 |
Bermuda Links | 5 | 1.31 | $258,077 |
Rosewood Pointe Garden | 1 | 1.19 | $287,656 to $294,359 |
Natura | 10 | 1.18 | $401,889 (Phase 1) |
Botanika | 3 | 1.11 | $316,015 |
The Gardens at Bermuda Links | 10 | 1.09 | $298,869 |
All Bonita Fairways resales | 33 | 1.18 |
For comparison, 2026 resales across the City of Bonita Springs closed at a median 1.19 times just value for houses and 1.24 times for condos, so Bonita Fairways sits close to the city pattern overall.
Look up your 2026 just value on the Lee County Property Appraiser site and multiply by your neighborhood’s ratio for a rough sanity check. A Natura home with a $400,000 just value times 1.18 points to about $472,000; a Gardens unit with a $300,000 just value times 1.09 points to about $327,000. It is never a valuation: several neighborhoods rest on a handful of sales.
Your assessed value, the figure your taxes are calculated on, can be far below just value if you have homestead. The Save Our Homes cap limits a homestead’s annual assessment increase to 3 percent or inflation, whichever is lower, and non-homestead residential property has a 10 percent annual cap on non-school levies. Both reset to just value the January after a sale. Bonita Fairways sits in City of Bonita Springs tax district 017, with a 2026 proposed total of 12.8217 mills and no community development district, so $400,000 of taxable value would owe about $5,129 before discounts and fees.
They change what a buyer can afford to pay each month, so they change price. A Bonita Fairways home in Zone X, or with a FEMA letter or strong elevation certificate, and a condominium with funded reserves and no pending assessment, will sell faster and closer to asking than an otherwise identical home without those documents.
Data updated: September 2026 (FEMA National Flood Hazard Layer, panel 12071C0656G effective November 17, 2022; Florida Office of Insurance Regulation; Citizens Property Insurance; Florida Statutes; retrieved 26 Sep 2026).
Most of Bonita Fairways is FEMA Zone X shaded, a moderate-risk zone with no federal flood insurance requirement, including all of Bermuda Links and Rosewood Pointe Garden. The exceptions are 152 of Natura’s 222 homes and six of The Gardens’ twelve buildings in the Spring Creek AE zone, one Carousel Cove home in a coastal AE zone, and an edge of Botanika Building A, which has a 2023 FEMA letter. You can check any address on FEMA’s Flood Map Service Center. Every Bonita Fairways address is in Lee County Evacuation Zone A.
The Florida Office of Insurance Regulation’s March 2026 data put the average Lee County homeowners premium at $3,576 a year including wind, and the average condo unit-owner premium at $1,494. Citizens cut its 2026 homeowners rates by an average of 8.8 percent. The City of Bonita Springs’ Community Rating System Class 5 cuts every NFIP premium in the city by 25 percent.
As Top 1% Real Estate Agents Nationally Since 2008, we have learned that paperwork protects price. For a Bonita Fairways home that means the elevation certificate and any FEMA letter, a four-point inspection, a wind-mitigation report on the state’s form OIR-B1-1802, the roof permit, and for Botanika and the three-story Gardens buildings the association’s structural integrity reserve study. Each one lets a buyer’s insurer and lender say yes faster.
Yes, and it takes about 30 minutes on site. An in-person comparative market analysis lets us see the view, floor, condition, updates and roof that no record shows, and it turns a Bonita Fairways range into a recommended list price with the active competition beside it. Call Jesse direct at (239) 898-6072 to book it.
Jesse McGreevy runs every in-person CMA himself, part of how McGreevy and Comisar have stayed Top 1% Real Estate Agents Nationally Since 2008. It covers a walk-through, your roof, permits and insurance documents, the resales we selected and our adjustments, the listings you would compete with, a recommended list price, and a net sheet after deed stamps of 70 cents per $100, title and association costs.
Many owners ask a year or more before they sell. There is no obligation to list with us, and we keep every conversation confidential. Request your free Bonita Fairways valuation or call Jesse at (239) 898-6072.
These are the valuation questions Bonita Fairways owners ask us most, answered from the county record, the association’s documents and Florida law. For a number on your own home, call Jesse direct at (239) 898-6072.
It is worth what comparable homes in your own neighborhood have recently resold for, adjusted for size, view, floor, roof and flood zone. Across the community, 33 resales closed at a $339,000 median in the twelve months to August 2026, from $295,000 in Bermuda Links to $486,250 in Natura. Request our free valuation for your address.
Pull the qualified resales in your neighborhood from the last twelve months, match them by size, bedrooms and view, adjust for roof, updates and flood zone, and check the result against current listings inside the gate. Only an appraisal or a signed contract gives an exact figure; a good valuation anticipates both.
The resale median was $339,000 in the twelve months to August 2026, on 33 resales. Including one first sale from a builder, the median of all 34 qualified sales was $341,448, with $12,617,285 of recorded volume.
About $244.91 per heated square foot for resales over the last twelve months. By neighborhood it runs from $234.98 in Natura, where homes are largest, to $318.88 in Botanika, where units are newest and smallest, with Bermuda Links, The Gardens and Carousel Cove clustered near $243.
Yes, modestly. The resale median fell about 7 percent, from $365,000 to $339,000, and price per square foot fell about 7 percent, from $263.56 to $244.91.
The mix of homes that sold changed, with fewer Bermuda Links and more Gardens resales this year, and Natura’s price per foot fell from $281.69 to $234.98. Resold condos across the city fell only 2.4 percent.
The Lee County Property Appraiser recorded 34 qualified sales from September 2025 through August 2026: 33 resales and one first sale from a builder. A year earlier there were 40 resales.
Bermuda Links’ five resales in the last twelve months closed at $265,000, $285,000, $295,000, $300,000 and $310,000, a $295,000 median at $242.60 per heated square foot. Size, floor, view and the building’s roof explain the gap.
Ten Gardens resales closed at a $325,000 median and $243.10 per square foot, from $280,000 to $365,000. The six buildings along Bonita Fairways Boulevard sit in a Spring Creek AE flood zone and the other six do not, which we factor into every Gardens valuation.
Natura’s ten resales closed at a $486,250 median and $234.98 per square foot, from $380,000 to $579,990, and eight of the ten were three-bedroom homes. Size, view and flood zone set where a home falls in that range.
Four Carousel Cove resales closed at $290,000, $360,000, $365,000 and $460,000, a $362,500 median. Whether the home is site-built or manufactured, its age relative to the 2002 building code and the roof date explain most of the spread.
Botanika’s three resales were $250,000, $339,000 and $343,895, at $318.88 per square foot. Most Botanika closings so far have been first sales from the developer, so we value a Botanika unit against its own resales, its original contract price and the other Botanika units listed that week.
The county recorded one Rosewood Pointe Garden resale in the last twelve months, at $344,000, and six over 24 months at a $346,500 median. With so few sales, we list each one individually.
Often off, because many tools group seven neighborhoods under one name and count Botanika’s first sales from the developer as comparables. They also cannot see your view, floor, roof date, flood letter or neighborhood fee.
We supply the appraiser with the neighborhood’s recorded resales and the features that justify the price, such as a course or lake view, a newer roof or a Zone X building. If the value stays low, the buyer can bring cash, the price can be renegotiated, the parties can request a reconsideration of value, or the buyer may cancel under the contract’s appraisal terms.
No. Just value is a January 1 mass appraisal, and Bonita Fairways resales closed at a median 1.18 times their 2026 just value, from 1.09 in The Gardens to 1.36 in Carousel Cove.
Because of the Save Our Homes cap. A homestead’s assessed value can rise by up to 3 percent or inflation each year until it catches up with just value, even in a falling market.
The assessment resets to just value the January after a sale. At the 2026 proposed Bonita Fairways rate of 12.8217 mills in City of Bonita Springs district 017, $400,000 of taxable value would owe about $5,129 a year before discounts and non-ad-valorem fees, and there is no CDD on the bill.
Across 198 homes that sold twice, more than a year apart, the median owner gained 7.45 percent a year over a median five-year hold. Natura led at 10.82 percent a year on 31 pairs, Carousel Cove 8.70 percent, Rosewood Pointe Garden 7.04, Bermuda Links 6.98 and The Gardens 6.74.
Some did. Botanika’s four repeat-sale pairs, owners who bought new and resold after about a year, show a median loss of 4.15 percent a year. Of the 47 repeat sales that closed in 2025 or later, about 13 percent did not sell for more than the owner paid.
February through April produced 37.2 percent of Bonita Fairways resale closings over the last three years, and August only 1.9 percent, so a home ready to show in January meets the most buyers. Natura and Carousel Cove, which are about half full-time owners, also draw year-round Florida buyers.
Of 133 homes sold in the last 24 months, 59 now have Florida owners, and the rest are owned from Illinois, New York, New Jersey, Pennsylvania, Ohio, Massachusetts, Ontario and other states. Seasonal buyers dominate the condominiums.
Yes, and buyers pay most for a long fairway or lake-and-fairway view. We measure the premium from paired sales in your building or street.
It depends on the buyer. Two-story buildings in Bermuda Links, Rosewood Pointe Garden and most of The Gardens draw buyers who want no stairs to the first floor and buyers who want views to the second. End units usually carry a premium.
It can, because flood insurance is part of a buyer’s monthly cost. 152 of Natura’s 222 homes sit in the Spring Creek AE zone, where a federally backed mortgage requires flood insurance. An elevation certificate or a FEMA letter removing the structure from the zone narrows the gap, and three Natura lots have obtained such letters since 2024.
We found no report naming Bonita Fairways as flooded in Ian. Surveyed high-water marks within about a mile were 8.7 to 9.0 feet above sea level, below the 10.2 to 11.1 feet median ground at the community’s building sites.
Yes when it limits insurance. Original roofs would now be about 19 years old at The Gardens and 20 to 21 at Bermuda Links, and older in Rosewood Pointe Garden and Carousel Cove. Citizens requires proof of at least five years of remaining life once a shingle roof passes 25 years, so a replacement date on the permit record supports your price.
For Botanika and the two three-story Gardens buildings at 26630 and 26640 Rosewood Pointe Drive, yes: buyers and lenders ask for the study and the reserve funding plan. Bermuda Links and Rosewood Pointe Garden are two-story and outside the requirement, which some buyers value.
Buyers compare the total monthly cost, so a higher neighborhood fee or a pending special assessment lowers what they will pay. The $1,100 master fee is public, but neighborhood fees are not, so we pull the current figure from the estoppel certificate or adopted budget before we price.
Not directly. The recorded resale capital contribution is paid by the buyer at closing, though some contracts negotiate it.
We think so. Because the association owns the course and runs it as a public course, no home carries a membership cost, and any change to the course would need the owners themselves, not an outside owner.
The 106 Phase 3 lots sold in one transaction in August 2026 for $12,985,000, so new homes are likely. New construction can set higher comparables for Natura resales, while construction traffic may weigh on homes nearest the new streets for a period.
Bonita Fairways sits at the value end of its neighbors. Natura’s $486,250 median compares with a $482,500 median at VillageWalk of Bonita Springs, a $597,500 median at Worthington Country Club and a $695,000 median at Highland Woods over the same twelve months.
We can price both a sale and a lease. Remember the rules: the master declaration requires a 30-day minimum lease, the tenant form bars Airbnb and VRBO, tenants may not keep pets, The Gardens allows up to four monthly rentals a year, and Carousel Cove tenants must include someone 55 or older.
No. Our valuations are free and confidential, with no obligation to list. Request one online or call Jesse direct at (239) 898-6072.
We recommend an agent who prices from your own neighborhood’s recorded resales and discloses the flood, fee and condo facts up front. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, work that way on every Bonita Fairways home.
Jesse McGreevy is a top-reviewed Bonita Fairways listing agent and Marc Comisar is a top-reviewed Southwest Florida realtor; every review below is copied from our Google Business Profile, where you can read them all in full.
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Verified Google review
★★★★★ “Marc made an extremely stressful time of selling my parents’ house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation.” Verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review
★★★★★ “Jesse did a great job as Realtor and his assistant, Beth, didn’t miss a thing throughout the process!” Verified Google review
★★★★★ “We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest.” Verified Google review
A Bonita Fairways specialist knows which of the seven neighborhoods, building, flood zone and buyer pool a home belongs to, and prices the life around it: owner-controlled golf, the clubhouse, and a four-minute drive to the Old 41 downtown. Buyers pay for that setting, and a valuation that reflects it holds up.
Buyers weighing Bonita Fairways also tour Highland Woods, which bundles an equity golf membership into every home, Spanish Wells Golf and Country Club, with 27 holes and optional membership, Worthington and VillageWalk of Bonita Springs. We value your home against the choices your buyer is actually weighing.
For city-wide context, see our guide to home values in Bonita Springs, our Bonita Springs seller’s guide, and our Bonita Springs community guide.
Many Bonita Fairways sellers buy again, and the recorded amendment exempts an owner who sells one Bonita Fairways home and buys another within one year from the $2,500 resale capital contribution. Read our guides to buying a home in Bonita Fairways and buying a home in Bonita Springs, and call Marc at (239) 287-5873 to time the sale and the purchase together.
If you’re searching for the best Bonita Fairways listing agent, or asking “what can I sell my house for in Bonita Fairways,” McGreevy and Comisar price from the recorded resales of your own neighborhood, and in the last 12 months we tracked every one of the 34 qualified Bonita Fairways sales in the last twelve months, one deed at a time, and that record is the starting point of 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.
Bonita Fairways sold record, last 12 months: 33 recorded resales at a $339,000 median and $244.91 per heated square foot, from $250,000 for a Botanika condo to $579,990 for a Natura home, per the Lee County Property Appraiser roll dated September 1, 2026.
Enter your address in the valuation form at the top of this page for your free Bonita Fairways home valuation, read how we sell Bonita Fairways homes, or talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy is a top-reviewed Bonita Fairways realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. McGreevy and Comisar are based in Bonita Springs and have represented buyers and sellers across Southwest Florida since 2008.
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). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
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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, or browse Bonita Springs real estate on DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.
Every fact on this page traces to one of the primary sources below: the Lee County deed and tax record, the Bonita Fairways Community Association’s recorded documents, state and federal agencies, Florida law, the City of Bonita Springs and news reporting. We do not cite real estate brokerage or listing sites.
These are the recorded documents, forms and statutes that bear on what a Bonita Fairways home is worth, each linked to the official source that publishes it: the Bonita Fairways Community Association, the State of Florida, Lee County, the City of Bonita Springs or the federal government.
Market data from the Lee County Property Appraiser recorded-sale file (roll dated 1 September 2026), pulled 26 September 2026, and the Southwest Florida MLS Matrix, pulled 26 September 2026. Brokered by Domain Realty.